9b - Code Amendments Relating to City Center-Core and City Center Framet
CC-C & CC-F
CODE
AMENDMENTS
CITY COUNCIL
21 NOVEMBER 2023
Molm1mmoillialbKo
SHOULD THE CITY COUNCIL AMEND TITLE 19 TO INCLUDE UPDATED
DEVELOPMENT STANDARDS TO BETTER REFLECTTHE URBAN VISION DESIRED
FORTHE CITY CENTERAND DOWNTOWN?
ff
IF jr�-,
\4�D
PROPOSAL
Make changes to CC-C
code to clarify & better
implement updated Goals
& Policies.
Add minimum standards &
requirements for
structured parking
New architectural
standards for Downtown
only
Make changes to notes
regarding spas in CC-C
and CC-F.
New Definitions
"Developable site area" means the total area of land available for development of buildings on a parcel, not including portions of
property encumbered by land use or other governmental restrictions that would prevent development of a building, such as
public utility easements, required yards, critical areas, or buffers.
"Floor area ratio" or "FAR" means the relationship on a parcel between:
(1) the total square footage of all floors, excluding parking areas, in a building or buildings as measured from the interior
surface of each exterior wall of each such building; and
(2) the developable site area.
Floor area ratio is determined by dividing the number calculated under the first subsection of this definition by the number
calculated under the second subsection of this definition. Floor area ratio for developments where the subject property
includes multiple parcels is determined by summing the numbers calculated under the first subsection of this definition for
each parcel, and dividing by the sum of the developable site area on the subject property. Refer to FWRC 19.1 10.025 for
calculation of FAR for developments with both residential and non-residential components.
PROPOSED AMENDMENTS
Minimum
1.5 FAR
46 Units/acre
Other Changes of significance:
Development Capacity
Non-residential
Residential
Structured
PROPOSED AMENDMENTS
Maximum
11JEA 7
230 units/acre
Minimum requirement
95%
75
40%
75
75
5
Units/Acre examples
Trouve: I st/348t" 38 un/ac
Park 16: 18 un/ac
Bellevue: Parkside
5 over 1. 136 Residential Units. On 0.69 acres 3 Levels Below Grade Parking Retail at Grade
Density: 197 units/ac
FAR examples
Bellevue:
10 stories on 1.1 acres. 144,510 sf Office. 14,000 sf floor plate. Parking surface & under building.
FAR: 2.9
Bellevue: Summit III
17 stories on 1 acre. 370,000 5F Office. 21,000 sf floor plate. 889 under building Parking Stalls (7
stories). FAR: 8.5
City Hall
FAR:.34
7
Steel Lake
Annex
99 i
a 4
T van Trurno
-
quar Tran
Park Center
Federal
Down to -
I fink S�
fFu
The Commons at '
Federal Way�
Federal Way/
0th Stre
WNTOWN
R LAY. n;
(5) Downtown architectural overlay (DT)
(a) Vision. Within the downtown architectural overlay, the City desires a northwest contemporary style of
buildings. To achieve this vision, buildings are expected to fill the properties they are located on with little or no
property uncovered by buildings. Portions of the property uncovered by buildings will provide either thoughtful
community gathering spaces or small, convenient parking necessary for successful businesses.
(b) Building architecture. Buildings shall have a simple building base, and flat roofs with a cornice or similar
architectural element designed with depth and detail expressing the top of the building wall. Cornices or similar
architectural elements shall be well detailed and of significant proportions (height and depth) that create visual
interest and shadow Iines.Variation and articulation shall be applied across the facade both vertically and
horizontally to create rhythm and visual interest to break up the building mass and to create a more interesting
streetscape for pedestrians.This will help larger buildings appear less massive and more humanly proportioned.
(c) Materials. The richness of color and texture inherent in the materials available in the Northwest will be
emphasized by layering and mixing cool and warm materials to create a well-rounded palette. Cool materials
include steel, concrete, glass, and white/gray/black brick.Warm materials include natural brick and wood. Materials
like metal panel, concrete, and brick can be warm or cool as desired for contrast.
PROPOSED AMENDMENTS
JIMA
rid �� j l� � � � ' , � � ' I �--�
01:1010 2 DIVI&I L'VA 12 ki 19
Appropriate
Inappropriate
Flat roof buildings with cornice or other roofline definition to add visual
Mono -pitched shed roof
interest
Penthouses or upper floor step back (step back may incorporate terraces
Sloped roof forms
or balconies)
Balconies
Metal panel as primary cladding material
Tripartite composition (clear base, middle and top) required for buildings
Blank or flat facades
greater than five stories, optional for shorter buildings
Building lengths less than 250 feet
Vibrant building colors
For buildings longer than 100 feet, use vertical
Multiple changes in facade height
articulation of facade (e.g., material and/or plane change) approximately
creating a chaotic rhythm
every twenty-five (25) feet or aligning with structural bays
Siding: Brick masonry, concrete, natural stone and wood (real or synthetic)
Deep overhanging roofs
representing a minimum of 30% of each facade. Metal panels may be
used as secondary accent material only
Masonry element at the ground level
Color blocking as architectural detailing
Green roofs and occupiable decks for aesthetics, environmental benefits,
and as amenities.
Ground floor transparency (percentage of glass as building material) a
minimum of 30% where adjacent to a Pedestrian way
PROPOSED
AMENDMENTS
Other Changes of significance:
Remove possibility of having an Emergency Shelter in the downtown.
Spa changes to CC-c and CC-f:
Old: Spas and water parks are not permitted as a principal use in this zone. Hotels, health clubs and similar
uses may include accessory spas not exceeding 2,000 sq. ft. in size.
New: Spas and water parks are only permitted when accessory to hotels, health clubs and similar uses.
PROPOSED AMENDMENTS
19.1 15.090(4)(a): add word "architectural" before "equivalent" to improve clarity
19.1 15.090(4)(b)(iii): allow for screening of parking to be by 3' evergreen hedge in lieu
of a 3' wall.
19.225.055 note 17, 19.225.070 note 2, and 19.1 15.075 note 9: add the following
language at the end of the note:"Modifications may be granted by the Director where
commercial viability is compromised by limits on visibility, limits on convenient access
or parking, or conflicts due to surrounding uses,"
RESPONSE CHANGES DUE TO PUBLIC COMMENT
Siding: Brick masonry, concrete, natural stone and wood (real or
synthetic) representing a minimum of 30% of the opaque surface
material of each public -facing facade excluding courtyards or
similar structural indentations in the public -facing facade where
the Director determines the depth of the courtyard or
indentation is greater than the width of the courtyard or
indentation. The width of the courtyard or indentation is
measured at the location the courtyard or indentation departs
from the remainder of the public -facing facade.
MORE CHANGES DUETO PUBLIC COMMENT
Option 2:
Do not recommend
approval and provide
direction to staff.
Mayor's Recommendation:
Option I