Leavenworth planners narrow triplex design standards to three core requirements

The Leavenworth Planning Commission spent the bulk of its Sept. 3 meeting refining draft design standards for triplexes and small multifamily buildings, aiming for a short, flexible set of requirements rather than a detailed, prescriptive code.

Commissioners and staff agreed to focus revisions on three core elements: limiting how much of a front façade can be dominated by garage openings and tying garage placement to alley access; requiring weather protection over primary entries; and requiring some form of modulation or articulation so large planar walls do not present a blank face to the street. Commissioners repeatedly stressed minimizing added construction cost so the standards do not counteract the city’s goal of encouraging infill housing.

Why it matters: the standards will guide how new triplexes look and relate to existing blocks while balancing affordability and buildability. Commissioners noted that overly prescriptive rules (long lists of stylistic choices) would be hard to enforce, could raise costs, and would not reflect Leavenworth’s varied existing character.

Key points from the discussion - Scope and approach: Commissioners expressed a preference to fold triplex design guidance into a concise residential design standards section that would apply to all dwelling types, with a short supplemental paragraph for multifamily 2–4 unit buildings rather than an exhaustive, style‑by‑style manual. - Garage and glazing: Commissioners proposed a conditional approach tied to alley access — if alley parking is available, the code should limit how much of the front facade may be garage door(s). Several commissioners suggested a threshold roughly in the neighborhood of 30–50% of the front façade as a starting point for discussion; staff and commissioners agreed to refine the exact number in the draft. Participants noted common code practice of allowing glazed panels in garage doors to count toward glazing totals. - Glazing minimums: Commissioners discussed both square‑foot and percentage approaches. The existing residential standard cited in the meeting requires “30 square feet” of glazing when the entry does not face the street; commissioners favored a proportional percentage benchmark (discussion landed around 20–30% range as a working target) to accommodate narrow facades and varied architectural styles. - Modulation/articulation: There was consensus that some façade articulation or differentiation (material changes, offsets, bay windows, small projections) should be required to avoid large, uninterrupted walls. Commissioners preferred broad, performance‑style language (‘‘modulation or articulation required’’) rather than prescribing a single method that would add foundation or engineering costs. - Weather protection: Commissioners favored a low‑specification requirement that primary entries include ‘‘weather protection’’ (porch, awning, overhang) sizable enough to be functional in snow and rain, but not a narrowly defined porch type that would exclude modern solutions. - Roof form, rooftop patios and open space: Commissioners debated pitched versus flat roofs in the context of local snow loads and roof drainage. Several members warned that flat roofs require engineered drainage and can add cost; others noted flat roofs can be used safely if properly designed. Commissioners rejected strict bans on rooftop decks but flagged that a mandate for pitched roofs or long eave requirements would constrain rooftop open‑space options. On open space, the commission discussed using front setback and optional inset porches or common open areas as ways to provide usable outdoor space without requiring large private yards. - Cost and enforceability concerns: Multiple speakers emphasized that every required architectural modulation, extra glazing, or complex roof detail (each change to the foundation/footprint) adds cost. The commission repeatedly said the goal is to preserve affordability and buildability while improving street presence.

Next steps: Staff (Maggie) and consultants were asked to draft a concise edit to the residential design standards that incorporates the three core items discussed (garage/glazing, weather protection, modulation/articulation) and to return a short proposal for the commission to review next month.