Loading...
Planning Comm PKT 03-05-2003 City of Federal Way PLANNING COMMISSION March 5, 2003 7:00 p.m. City Hall Council Chambers AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF SUMMARY 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS IkW PUBLIC HEARING Design Guidelines and Definition of Height Code Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners John Caulfield, Chair Dini Duclos William Drake Grant Newport Tony Moore (Alternate #2) Lawson Bronson (Alternate #4) Hope Elder, Vice-Chair Dave Osaki Marta Justus F oldi Christine Nelson (Alternate #1) Merle Pfeifer (Alternate #3) City Staff Kathy McClung, CDS Director Margaret Clark, Senior Planner E. Tina Piety, Administrative Assistant 253-661-4105 \1'11'11'. cit)'QflederalHXTY colJ!. K:\Planning Commission\2003\Agenda OJ-O5-03.doclLast printed 02/27/2003 07:55 AM Citv of Federal \Vav J - PLANNING COMi\:JlSSIO:'4 Regular Mecting ", "¡,', ::' ';'¡:~l¡~j,~!~~::: ':1 " ;:::l~,~t:(;:: ,:,,:~~.*;~;~ City Hag:"': Council Chambers , ,'1 December 4.2002 7:00 p.m. MEETING SUMMARY Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Bill Drake, and Marta Justus Foldi. Commissioners absent (excused): John Caulfield and Grant Newport. Alternate Commissioners present: Merle Pfeifer and Christine Nelson. Alternate Commissioners absent (excused): Lawson Bronson. Alternate Commissioners absent (unexcused): Tony Moore. Staff present: Community Development Director Kathy McClung, Senior Planner Margaret Clark, Traffic Engineer Rick Perez, Assistant City Attorney Karen Kirkpatrick, and Administrative Assistant E. Tina Piety. Acting Chair Elder called the meeting to order at 7:00 p.m. ApPROVAL OF SUMMARY It was m/s/c to adopt the summary of November 20, 2002, as presented. AUDIENCE COMMENT None. ADMINISTRA TIVE REPORT None. COMMISSION BUSINESS PUBLIC HEARING - 2002 Comprehensive Plan Update, Site-Specific Requests Ms. Clark delivered the staff report and gave a background of the process for the benefit of those in the audience. She explained that the Commission had been given copies of updated maps and a text change they had requested. There are four site-specific requests for the commission to consider tonight. Request #1 - Request to change the comprehensive plan designation and zoning from Single Family High Density Residential and RS 7.2 to Community Business and BC offour parcels located south of South 304th Street adjacent to Military Road South. The original request consisted of three parcels. As part of their review, City staff performed noise readings in the area and because of the results, suggested the fourth parcel be added (Shirlene Olsen's property). The noise in the area is high because of the proximity to 1-5 and Military Road. Trees in the area have been removed to construct an HOY lane and a KIPlanning Commission\2002\Meeting Summary 12-04-02 doc Planning Commission Summary Page 2 December 4, 2002 stormwater detention facility. This request includes two businesses, Vilma's Signs and Pat's Plumbing, both of which are uses that are not allowed in the Community Business (Be) zone. They are allowed in the Business Park (BP) zone. Ms. Clark noted that the BC and BP zones are not appropriate for this area because of the residential surroundings. Therefore, staffs recommendation is that the properties be given a comprehensive plan designation and zoning of Neighborhood Business and BN. This would allow Vilma's Signs and Pat's Plumbing to continue as legal nonconforming uses. As such, they would not be able to expand or make structural changes. However, the properties could be sold and redeveloped for uses allowed in the Neighborhood Business (BN) zone. This would be a better use of the properties than the current zoning of residential. Commissioner Duclos asked why change to BN since it means the businesses would not be able to expand or make structural changes? Commissioner Osaki noted that requested change to BC would also make the businesses nonconforming. The Commission would like to know Ms. Olsen's response to her property being included in the request. Ms. Clark replied Ms. Olsen has been notified and Ms. Olsen had no response. The public testimony was opened at 7:25 p.m. Wayne Carlson - He is here for Pat's Plumbing. He stated that the business dispenses vans for routine repair and maintenance and they want to expand the office building. The vans are not on-site during the day. He commended the staff for recognizing the noise problem. He is concerned that Pat's Plumbing does not meet the criteria for the BC zone; they had understood it did meet the criteria. He understands the staff s concerns about the locations of the BC zones [currently located along Pacific Highway South], but feels this is a unique situation because of the noise problem. Tim Hickel- He is an attorney here to represent Vilma's Signs. He gave the Commission a comment sheet and synopsis of the BN and BP zones. Vilma's makes and sells signs for end use customers, as opposed to wholesale. It noted the area is an isolated triangular area between Military Road and 1-5. One has to travel down 304th to find residences. Vilma's has five employees and has been there for approximately 20 years with no complaints. This request is about more than making sure we have so much BP, BN, and BP zoned land in the community; it affects real people and real jobs. He feels that the staff recommendation fails to address the problem and ignores the history of the area. It is his understanding that BN is for office and retail establishments, while BP is for fabrication/ assembly/distribution establishments. As such, why is Vilma's Signs not conforming under BN, but does conform to BP? The overall goal, and most common sense solution, is not only a zone change, but to also ensure the businesses are conforming. Michael Klingman - He is a neighbor of Ms. Olsen. He had talked to Ms Olsen's son, Mr. Smith, and was upset he was not informed ofthis meeting until today. There are three other private properties that would be affected by this change. They have been concerned with the noise level and have spoken with the Washington State Department of Transportation (WSDOT). He attended the meeting hosted by WSDOT where it was stated that a concrete wall along 1-5 had been proposed, but was lost due to Referendum 51. WSDOT has placed walls to the north and south of the area, and a wall is still proposed for the area, but there is no funding. What does commercial zoning have to do with the noise problem? He stated he was not able to get an appraisal because of the noise problem. K:\Planning Commission\2oo2\Meeting Summary 12-04-O2,doc/Last printed 02/27/200307:55 AM Planning Commission Summary Page 3 December 4, 2002 Public Testimony was closed at 7:45 p.m. The Commission expressed their concern that the rezoning would lead to nonconforming uses. The staff offered to research further what exactly the uses are for Vilma's Signs and Pat's Plumbing to ascertain if the might meet the criteria for BN. In addition, as part of their workplan next year, staff will be reviewing the uses for BN and BP zones. Requests #2 & #3 - These requests are for two adjacent parcels, which although under different ownership, are presently being used as a truck terminal; therefore, they are being reviewed together. Request is to change the comprehensive plan designation and zoning from Business Park and BC to Community Business and BC of two parcels located north of South 336th Street and west of Enchanted Parkway South. The owners believe that the BC designation and zoning is consistent with surrounding zoning and land uses. The staff recommendation is that these requests not be approved because the City has enough land zoned BC. It is further suggested that the City explore potential changes to the allowable uses in the BP zone in order to meet changing market conditions. The Public Testimony was opened at 8:25 p.m. Anthony Starkovich - He represents STRS Associates. He stated it is difficult to compete as an industrial use with the Port of Tacoma and Auburn valley. An idea has arisen that this area is trying to compete with the City Center-Core area. This isn't true. This area is looking for a different type of retail. The properties currently have a trucking business, but don't have the infrastructure to compete. Rob Rueber - He represents Clerget Industries and gave the Commission copies of a letter. He stated that the one thing that drove the request is that since Home Depot went in, they have had many requests for retail on the property, but no requests or interest in BP uses. Nothing has happened with industrial zoning in some 20 to 30 years. More retail wants to move into the area and when the truck stop moves out, any industrial uses in the area will also leave. Public Testimony was closed at 8:35 p.m. Other than a couple of clarifying questions, there was no discussion. Request #4 - For the record, Commissioner Duclos stated she is employed by the Multi-Service Center, who owns Glenwood Place, which is adjacent to this request. Request is to change the comprehensive plan designation and zoning from Business Park to Multiple Family and RM 2400 for parcels located west of the on-site wetlands south of South 336th Street and west of Pacific Highway South. City staff is currently working on a development agreement for Kitts Comer (of which this request is a part of). The applicants had made this request once before but withdrew it when the staff recommend it not be approved because it would have created an island of multiple family use surrounded by commercial designations. Since that time, a boundary line adjustment has increased the size of one of the parcels and Glenwood Place, a 50-unit senior citizen housing complex, was constructed adjacent to the request. Staff recommends that this request be approved and included in the Kitts Comer Development Agreement. Public Testimony was opened at 8:50 p.m. Leonard Schaadt - He represents Campus Gateway and Gene Merlino. He stated that he has experiered a lack of demand for BP zoned land. He feels BP would be inappropriate in this area because of the wetlands. He is working with the property owners on a plan for the other part of Kitts Corner that would complement mutiple family. Residential uses would be less invasive of the wetlands and would compliment the retail on the other part of Kitts Corner. K:\Planning Commission\2oo2\Meeting Summary 12-04-02,dodLast printed 02/27/2003 07:55 AM Planning Commission Summary Page 4 December 4, 2002 Public Testimony was closed at 8:55 p.m. and being no further discussion, the Public Hearing was closed at 8:55 p.m. It was m/s/c to consider each request independently. It was m/sljailed (one yes, four no) to adopt the staff recommendation for Request #1. It was m/slj(two yes, three no) to adopt the staff recommendation on Request #1, but to not include the Olsen property (a friendly amendment was made that Ms. Olsen be contacted to be sure of her position). It was m/slj(one yes, three no) to bring back information on Ms. Olsen and Vilma's Signs. It was m/s/c (three yes, two no) to approve the staff recommendation for Request #1, but to not include the Olsen property. Ms. Kirkpatrick stated that Request #1 will go forward to the Land Useffransportation Committee as "no recommendation" because according to the Planning Commission By-Laws, a majority vote of the full Planning Commission (four votes) is necessary to recommend approval of an item referred to the Commission for Process IV review. It was m/s/c (four yes, one no) to adopt the staff recommendation for Request #2. It was m/s/c (four yes, one no) to adopt the staff recommendation for Request #3. It was m/s/c (unanimous) to adopt the staff recommendation for Request #4. It was m/s/c (unanimous) to adopt the 2002 Comprehensive Plan text amendments, as amended by the Planning Commission. ADDITIONAL BUSINESS The next Planning Commission meeting will not be until the second regular meeting of January. AUDIENCE COMMENT None. ADJOURN The meeting was adjourned at 9:30 p.m. K:\Planning Commission\2oo2\Meeting Summary 12-04-O2.docILast printed 02127/200307:55 AM ~ CITY OF fill' ~ Federa I Way ST AFF REPORT TO THE PLANNING COMMISSION Amendments to Federal Way City Code (FWCC) Chapter 22, Article XIX- Design Guidelines and Definition of Height File #03-1 00842-00-UP Planning Commission Meeting of March 5, 2003 I BACKGROUND As part of the recent staff review of large institutional buildings, several problems were identified in the Federal Way City Code (FWCC) related to their design. Staff is specifically concerned about existing regulations for façade length and roof pitch as they apply to these structures and building height as it relates to churches. Existing code provides insufficient design criteria and options to accommodate the greater heights and façade lengths typically associated with larger institutional buildings. The Community Design Guidelines were initially adopted for non-residential zones in 1996, with 1999 updates to address non-single-family residential uses in residential zones. The purpose of those portions of the guidelines relating to roof pitch and façade length was to control the visual impacts in residential zones associated with longer facades that are typically associated with institutional uses such as schools and churches. Several recent proposals for large institutional buildings have prompted a review of the current requirements to determine if revisions to the height regulations and design guidelines are warranted. Rather than reviewing individual variance requests, staff is recommending alternative design options for institutional uses that will provide more flexibility in façade treatment and building modulation, roof design, and building height, while still controlling building bulk, scale, and mass. The purpose of this proposed code amendment is to provide developers with more flexibility and predictability in building design requirements, while preserving the intent of the code to ensure the quality and compatibility of such structures in residential areas. Proposed changes are shown by underline (additions) and strikeout (deletions). II DISCUSSION OF PROPOSED CODE AMENDMENTS 1. FWCC Section 22-1. Definitions of Average Building Elevation and Height "Average building elevation" is used to calculate the point from which building height is measured. The existing definition of average building elevation (FWCC Section 22-1) is too confusing, subject to different interpretations, and in need of simplification. The existing definition is relevant to this code amendment since it can be a complicating factor in implementing height regulations, along with existing height and roof pitch standards. Staff is, therefore, proposing to clarify how average building elevation is measured, along with a clarifying graphic. Neither the methodology nor the resulting height will be affected as a result of the clarification. The following is the proposed amendment language (see Page I of Exhibit A): Average building elevation (ABE) means a reference datum on the surfac@ topography of a subject property from which building height is measured. Th@ r@f.er@Flc@ datum shall b@ a point no higher than fi'.'@ feet above the lowest elevation taken at any exterior wall of the structure either prior to any development acti'lÏty or at finished grade, whiche'.'er is lower, provided the reference datum is equal to or 10'Ner than the highest elevation at any exterior wall ofth@ structure prior to development activity. ABE is the average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure; provided that ABE shall not be greater than five feet above the lowest existing or proposed elevation. Staff is also recommending that the definition of "height of structure" be clarified and updated. For example, we are proposing a lower height limit for single-family residential structures where the total roof area of dormers exceeds 35 percent of the total area of the underlying sloped roof. The excessive use of dormers on very large houses has posed a problem in terms of blocking views especially along the shoreline. The proposed amendment is as follows (see Page 1 of Exhibit A): Height of structure means the vertical distance abòve the average building elevation measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the average height of the highest gable of a pitched or hipped roof mid-point between eave and ridge of the highest principal gable of a pitched, hip, gambrel, or similar sloped roof. For single-family residential structures where the total roof area of dormers exceeds 35 percent of the total area of the underlying sloped roof, height will be measured to the ridge of the highest principal gable. 2. FWCC Section 22-1632. Applicability When the Community Design Guidelines were initially adopted in 1996, they applied only to commercial, office, and industrial development uses in commercial, office, and industrial zones. They were later amended in 1999 to apply to all non-single family uses in any zone. Crime Prevention Through Environmental Design (CPTED) regulations were adopted in 2000. These regulations pertain to all non-single family development. The existing code language was written to protect the vesting of applications submitted prior to adoption ofthe different code amendments and is no longer necessary. Therefore, staff is proposing to amend this section to state that the Community Design Guidelines apply to all development regulations except single-family residential (see Page 3 of Exhibit A). Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #03-1 00842-00-UP / Doc ID 22093 Page 2 3. Façade Treatment And Building Articulation FWCC Section 22-1635(b) requires that all building facades that are both longer than 60 feet and visible from either a right-of-way or residential use or zone incorporate certain facade treatment. In addition, FWCC Section 22-1638(a)(15) requires that the longest dimension of any non-single family building façade in any zone not exceed 120 feet. This is not practical for large institutional buildings. As a result, staff has interpreted this to mean that no single plane of any building façade can exceed 120 feet in length without a significant structural modulation (i.e. building offset) every 120 feet. However, staff has little code-based direction, beyond the administrative interpretation, as to what constitutes a "significant structural modulation." Additionally, the current code does not provide alternative treatments for these longer facades that may be equal to or more effective than modulation. Given this lack of existing code direction and design flexibility, staff is recommending that the modulation standard be clarified and that additional design options be considered that will effectively soften the appearance of long, institutional facades. In order to accomplish this, staff recommends that a new section, FWCC Section 22-1639, be added to address institutional uses in any zone where they are permitted. The amendment gives prescriptive direction on how the major structural modification should be accomplished but also gives performance based options for alternative methods to accomplish the design intent (see Section 5 ofthis report). The following language is proposed to address the modulation of institutional building façades that exceed 120 feet (see Page 16 of Exhibit A): 22-1639 Institutional uses. (a) In all zoning districts where such uses are permitted the following shall apply. (1) Sections 22-1634, 22-1635, and 22-1636. (2) Subsections 1638(a)(1) through (a)(5) and (a)(7) through (a)(9). (3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way or public park or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to ten percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. 4. Roof Pitch Pursuant to FWCC Chapter 22, Section 22-1638(a)(13) of the Community Design Guidelines, all new non-single-family residential uses, including accessory buildings such as carports and garages, shall appear to have a roof pitch ranging from at least 4: 12 to a maximum of 12: 12. The Use Zone charts regulate heights of buildings. While building height and roof design are important factors in regulating the bulk and scale of a building, the current regulations, when taken together, are inflexible and problematic for larger institutional buildings, like churches and schools. These types of facilities often need greater height for elements like sanctuaries and choir mezzanines; thereby, making it difficult to also accommodate a roof pitch without exceeding height limits. In some instances the roof pitch requirement actually adds to the mass of the structure, which could have negative effects on surrounding residential properties or the residential character of the area. Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #O3-100842-00-UP / Doc ID 22093 Page 3 Staff is proposing the following language (in the new Section 22-1639) for institutional uses in any zone where they are permitted (see Page 16 of Exhibit A): (4) Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof. Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director provided that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. 5. Modification Requests This code amendment also provides for modifications to the requirements pertaining to façade modulation and roof design (in the new Section 22-1639) as follows (see Page 17 of Exhibit A): (5) Alternative methods to organize and shape the structural elements of a building and provide facade treatment pursuant to Subsection 1635(b) and/or (3), above, will be considered by the Director as part of an overall design that addresses the following criteria: a. Façade design incorporates at least two of the options listed at Subsection 1635(b ); b. The location and dimensions of structural modulations are proportionate to the height and length of the subject facade, using Subsections 1635(b) and (3) above, as a guideline; c. Façade design incorporates a majority of architectural and accessory design elements listed at Subsection 22-1635( c )(2) and maximizes building and pedestrian orientation pursuant to Section 22-1636; and d. Overall building design utilizes a combination of structural modulation, facade treatment, and roof elements that organize and vary building bulk and scale, add architectural interest, and appeal at a pedestrian scale, and when viewed from an adjacent residential zone, right-of-way, or other public area, results in a project that meets the intent of these guidelines. 6. Modification of Use Zone Charts The following special regulation currently applies to many uses in residential areas: If any portion of a structure on the subject property is within 100 feet of a low-density zone, then either: a) The height of that structure shall not exceed 15 feet above average building elevation; or b) The façade of that portion of the structure parallel to the low-density zone shall not exceed 50 feet in length. Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #03-1 00842-00-UP / Doc ID 22093 Page 4 As part of the 2002 code amendments, the definition of low-density zone was modified for consistency with the comprehensive plan to mean only the Suburban Estates (SE) zone, which requires a minimum lot size of five acres. Previously, the low-density zone definition referred to all single-family residential zoning districts (SE, RS 35.0, RS 15.0, RS 9.6, and RS 7.2) except for the RS 5.0 (1 unit per 5,000 square feet). With the 2002 code amendment, only uses within 100 feet of the SE zone would now be subject to this special regulation. In addition, there is already the requirement under FWCC Chapter 22, Section 22-1635(b) of the Community Design Guidelines that requires special architectural treatment of facades over 60 feet in length. Consequently, there appears to be some duplication between these two requirements. Staff, therefore, recommends deleting the special regulation as described above in the Use Zone Charts for churches in residential zones (see Exhibit B1). 7. Maximum Height A number of churches have asked for height variances for sanctuaries with high ceilings, multi- level seating, raised pulpits or platforms for the preacher or pastor, and a steeple or religious symbol. The maximum height for churches in zones where they are allowed are as follows: Zone Church SE 35 ft RS 30 ft RM 3.6 &2.4 30 ft RM 1.8 35 ft BC 35 ft2 CC-C 35 ft2 CC-F 35 ff There is already a provision to allow increased height for churches in the Community Business (BC), City Center Core (CC-C), and City Center Frame (CC-F) zones (Exhibit C). Therefore, staff recommends amending the height provisions to allow increased height for churches as described in the remainder of this paragraph only in the Suburban Estates (SE - 1 unit per 5 acres), the Single Family Residential (RS), and Multiple Family (RM) Residential Zones. For these residential zones, staff recommends allowing an increase to 55 feet for sanctuaries if an additional one-foot setback beyond the required setback for that use in that zone is provided for every one additional foot in height above the base height allowed. However, the footprint of that portion of the sanctuary exceeding 40 feet in height may not exceed 50 percent of the total area ofthe building footprint of the portion of the church use on the subject property. For all other portions of the building, we are also proposing to allow an increase to 40 feet if an additional one-foot setback is provided for everyone-foot in additional height and the additional height is necessary to accommodate the particular use to be conducted in the building. Building mounted crosses and other customary religious symbols and icons may exceed the proposed height of the building by another 15 feet (see Exhibit B). 1 The recently adopted code amendment for development agreements included a provision to allow the City Council's public hearing on a development agreement to take the place of the public hearing for master plan approval by the hearing examiner. These changes, although approved, have not been codified for the SE and RS Use Zone Charts. Therefore, they are shown as double underline. 2 Height may be increased if approved through Process III. Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #03-1 00842-00-UP / Doc ID 22093 Page 5 In addition, since the proposed amendments to the design guidelines will provide design flexibility for rooflines as an alternative to pitched roofs, staff is recommending that architectural extensions of flat rooflines, such as parapets and articulated cornices, be allowed to exceed the height limit by three feet when the base height is 30 feet. Since two-story churches have a typical floor-to-ceiling height of 28 to 29 feet, this will allow and encourage added architectural elements instead of forcing designers to drop the underlying ceiling height to accommodate such roofline aesthetics. It is recommended that this height exception apply only to the 30-foot base height since rooflines above 30 feet would not require the exception to accommodate the additional elements. The three-foot exception is recommended since it is 10 percent of the 30-foot base height. Language has been inserted in the RS and RM Use Zone Charts to address this (Exhibit B). 8. Proposed Miscellaneous Changes to Article XIX. Community Design Guidelines (a) FWCC Section 22-1635. Building Design -All Zoning Districts - Staff proposes to add the following additional criterion to articulate blank walls (see Page II of Exhibit A): (c) (2) b. Window openings with visible trim material, or painted detailing that resembles trim; (b) FWCC Section 22-1636. Building and Pedestrian Orientation - All Zoning Districts -The statement "(does not apply to residential zones)" is proposed to be deleted because non- residential uses such as churches and schools are allowed in residential zones and should also be governed by this section (see Page 12 of Exhibit A). (c) FWCC Section 22-1638. District Guidelines - Section 22-1638(9) is proposed to be amended as follows (see Page 13 of Exhibit A): (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable large institutional uses. This change is being proposed because the height of the lighting structure is related to the amount of illumination coverage. Similar to public parks and school stadiums, other large institutional sites would have to provide more 20-foot taillight fixtures than 30-foot tall fixtures to safely illuminate the site. Requiring shorter structures would add substantially to the cost of lighting for larger sites. In addition, the taller structures would not be out of scale with larger facilities. The provision for 20-foot fixtures is, therefore, not proposed for larger institutional uses. However, there would still be the flexibility to require 20-foot tall structures for smaller institutional sites. (d) FWCC Section 22-1639. Institutional Use - This is a new section intended to govern all institutional uses. The following language (in the new Section 22-1639) is being proposed to allow modifications to the parking lot landscaping requirements of FWCC Section 22- I 638(a)(7) (see Page 17 of Exhibit A): Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #O3-100842-00-UP / Doc ID 22093 Page 6 (6) The director may permit or require modifications to the parking area landscaping standards of Subsection 1 638(a)(7) for landscape designs that preserve and enhance existing natural features and systems. provided that the total amount of existing and proposed landscaping within parking area(s) meets the applicable square footage requirement of FWCC Article XVII, Landscaping, and the location and arrangement of such landscaping is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native vegetation, natural topography and drainage patterns, wildlife habitat, migration corridors, and connectivity to adjacent habitats. The reason for this proposed amendment is to encourage retention of existing natural features and systems on large mostly undeveloped sites, which is also consistent with low- impact development techniques being considered by the City. III REASON FOR PLANNING COMMISSION ACTION FWCC Chapter 22, "Zoning," Article IX, "Process VI Review," establishes a process and criteria for zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: I. To review and evaluate the zoning code text regarding any proposed amendments; 2. To determine whether the proposed zoning code text amendment meets the criteria provided by FWCC Section 22-528; and, 3. To forward a recommendation to City Council regarding adoption ofthe proposed zoning code text amendment. IV DECISIONAL CRITERIA FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendment with the criteria provided by FWCC Section 22-528. The City may amend the text of the FWCC only if it finds that: 1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan; The proposed FWCC text amendments are consistent with, and substantially implement, the following Federal Way Comprehensive Plan (FWCP) goals and policies: LUG1 Improve the appearance and function of the built environment. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the development review process. LUG 3 Preserve and protect Federal Way's single-family neighborhoods. LUP 15 Protect residential areas from impacts of adjacent non-residential uses. Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #03-1 00842-00-UP I Doc ID 22093 Page 7 2. The proposed amendment bears a substantial relationship to public health, safety, or welfare; and The public welfare will be furthered by these proposed code amendments, as they will be based on practical application and result in more aesthetically pleasing institutional buildings throughout the City, while ensuring compatibility with adjacent residential areas. 3. The proposed amendment is in the best interest of the residents of the City. The proposed FWCC text amendment will supplement existing development standards and clarify various code sections. Clarification of City codes is in the best interests of the residents of the City. v PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed zoning code text amendments: 1. Recommend to City Council adoption of the FWCC text amendments as proposed; 2. Modify the proposed FWCC text amendments and recommend to City Council adoption of the FWCC text amendments as modified; 3. Recommend to City Council that the proposed FWCC text amendments not be adopted; or, 4. Forward the proposed FWCC text amendments to City Council without a recommendation. VI STAFF RECOMMENDATION The following motion is suggested: Move to recommend to the City Council for adoption of the proposed FWCC text amendments. (If changes occur as a result of Planning Commission deliberations add, "as amended by the Planning Commission.") VII EXHIBITS Exhibit A - FWCC Section 22-1 Proposed Amendments and FWCC Chapter 22, Article XIX - Community Design Guidelines With Proposed Amendments SE, RM, and RS Use Zone Charts for Churches With Proposed Amendments Existing BC, CC-C, and CC-F Use Zone Charts for Churches Exhibit B - Exhibit C - Design Guidelines & Definition of Height Code Amendments Planning Commission Staff Report File #O3-100842-00-UP I Doc ID 22093 Page 8 EXHIBIT A FEDERAL WAY CITY CODE Chapter 22, "Zoning" 22-1 Definitions. The following words, tenus and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meanIng: Average building elevation (ARE) means a reference datum on tht: sUlfa¡;t: topography of a subject property from which building height is measured. Tht: rt:ft:rt:Il\,;t: ùalum :shall bt: a PUiIll IlU hight:r thall fivl:: ft:d ahovt: tlrt: lowt:st t:lt:vatiou tak.t:Il at any t:xlt:rior wall of tIrt: slludurt: t:itlrt:r prior to allY dt:vdopmt:ut adivity or at fiIli:slrt:d gradt:, wlridrt:vt:r i:s lowt:r, pwvidt:d tIrt: rt:ft:rt:Il\,;t: datum i:s t:4ualto or lowt:r thaIltlrt: hight:st dt:vatiou at allY t:xtt:r iOI wall of tht: :sll udUlt: prim to dt:vdopmt:Ilt adivity. ABE is th(' average of the high('st and lowest ('xisting or propos('d ('I('vations, whkh('v('r is lowe'it, tak('n at the base of the ext('rior walls ofthe stnlcture; provided that AB~ shall not bl' great('r than five feet abov(' the Jowest existing or propos('d elevatioJ1. ,--------- , , I I I 30' : , I I I , , I I ---------, I I , , , I I , , , , , I , ------' Lowest Elevation Reference datum IABE\ Highest Elevation Height of structure means the vertical distance above the average building elevation measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the avt:ragt: ht:ighl uf tIrt: hight:st gablt: of a pitdrt:d ur lrippt:d wof mid-point between eave and ridge of the highest principal gable of a pitched) Þip, gambrel, or silt.1i1ar sloped roof For singl('-family r("iid('ntial struchir('s where th(' total roof area of dormers exceeds 35 p('rcent of the total area of the underlying sloped roof, height will .,(' measured to the ridge of the highest principal gable. Article XIX. COMMUNITY DESIGN GUIDELINES Sections: 22-1630 Purpose. 22-1631 Administration. 22-1632 Applicability. 22-1633 Definitions. 22-1634 Site design - All zoning districts. 22-1635 Building design - All zoning districts. 22-1636 Building and pedestrian orientation - All zoning districts. 22-1637 Mixed-use residential buildings in commercial zoning districts. 22-1638 District guidelines. 22-1639 Design criteria for public on-site open space. 22-1640 Design for cluster residential subdivision lots. 22-1641- 22-1650 Reserved. 22-1630 Purpose. The purpose of this article is to: (1) Implement community design guidelines by: a. Adopting design guidelines in accordance with land use and development policies established in the Federal Way comprehensive plan and in accordance with Crime Prevention through Environmental Design (CPTED) Guidelines. b. Requiring minimum standards for design review to maintain and protect property values and enhance the general appearance of the city. c. Increasing flexibility and encouraging creativity in building and site design, while assuring quality development pursuant to the comprehensive plan and the purpose of this article. d. Achieving predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. e. Improving and expanding pedestrian circulation, public open space, and pedestrian amenities in the city. (2) Implement Crime Prevention through Environmental Design (CPTED) principles by: a. Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. b. CPTED design principles are functionally grouped into the following three categories: 1. Natural Surveillance. This focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. 2. Access Control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. 3. Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and, therefore, available for undesirable uses. c. CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of CPT ED is based on the fact that criminals make rational choices about their targets. In general: 1. The greater the risk of being seen, challenged, or caught; the less likely they are to commit a crime. 2. The greater the effort required, the less likely they are to commit a crime. 3. The lesser the actual or perceived rewards, the less likely they are to commit a crime. d. Through the use of CPT ED principles, the built environment can be designed and managed to ensure: Design Guidelines & Definition of Height Code Amendments Exhibit A «:;)2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 2 1. There is more chance of being seen, challenged, or caught; 2. Greater effort is required; 3. The actual or perceived rewards are less; and 4. Opportunities for criminal activity are minimized. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99- 333, § 3, 1-19-99; Ord. No. 01-382, § 3,1-16-01) 22-1631 Administration. Applications subject to community design guidelines and Crime Prevention through Environmental Design (CPTED) shall be processed as a component of the governing land use process, and the director of community development services shall have the authority to approve, modify, or deny proposals under that process. Decisions under this article will consider proposals on the basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and objectives of this article. Decisions under this article are appealable using the appeal procedures of the applicable land use process. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3,1-16- 01) 22-1632 Applicability. This article shall apply to all commercial, office, and iFldustrial development applications, iFl comm@rcial ænes except sine:le-family residential, subject to FWCC 22, Zoning,~and which were submitted for review after July 1, 1996, aFld shall apply to any non single family residential d@velopm@Ðt application in any zone, 'Nhich was submitt@daft@r January 25, 1999. CPTED guidelines and p@rformanc@ standards shall also apply to all previously described applications above, including community facilities and public parks submitted after January 21,2000. CPTED guidelines aFld performance standards shall not apply to proj@cts that have received pr@application reviev{ prior to the effective date of the amendm@Rts. Project proponents shall demonstrate how each CPTED design principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this article that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This article in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposal. (Ord. No. 96-271, § 3,7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3,1-19-99; Ord. No. 01-382, § 3,1-16-01) 22-1633 Definitions. (1) Active use(s) means uses that by their very nature generate activity, and thus opportunities for natural surveillance, such as picnic areas, extracurricular school activities, exercise groups, etc. (2) Arcade means a linear pedestrian walkway that abuts and runs along the facade of a building. It is covered, but not enclosed, and open at all times to public use. Typically, it has a line of columns along its open side. There may be habitable space above the arcade. (3) Awning means a roof-like cover that is temporary or portable in nature and that projects from the wall of a building for the purpose of shielding a doorway or window from the elements. (4) Canopy means a permanent, cantilevered extension of a building that typically projects over a pedestrian walkway abutting and running along the facade of a building, with no habitable space above the canopy. A canopy roof is comprised of rigid materials. (5) Common/open space area means area within a development, which is used primarily by the occupants of that development, such as an entryway, lobby, courtyard, outside dining areas, etc. (6) Natural surveillance means easy observation of buildings, spaces, and activities by people passing or living/working/recreating nearby. (7) Parking structure means a building or structure consisting of more than one level, above and/or below ground, and used for temporary storage of motor vehicles. Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-100842-00-UP / Doc1D22095 Page 3 (8) Plaza means a pedestrian space that is available for public use and is situated near a main entrance to a building or is clearly visible and accessible from the adjacent right-of-way. Typical features include special paving, landscaping, lighting, seating areas, water features, and art. (9) Public on-site open space means a space that is accessible to the public at all times, predominantly open above, and designed specifically for use by the general public as opposed to serving merely as a setting for the building. (10) Right-of-way means land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles, wheelchair and pedestrian traffic, and land privately owned, used primarily for the movement of vehicles, wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way. (11) Sight line means the line of vision from a person to a place or building. (12) Streets cape means a term in urban design that defines and describes the character and quality of a street by the amount and type of features and furnishings abutting it. Such features and furnishings may include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, different paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. (13) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (14) Transparent glass means windows that are transparent enough to permit the view of activities within a building from nearby streets, sidewalks and public spaces. Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1634 Site design - All zoning districts. (a) General criteria. (1) Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. (2) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple family residential development. A void barriers, such as tall or overgrown landscaping or outbuildings, where they make it difficult to observe activity. (6) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased effort to commit a crime, and therefore, reduce the potential for it to happen. (7) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 4 (b) Surface parking lots. (1) Site and landscape design for parking lots are subject to the requirements of Article XVII of this chapter. (2) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. (3) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on-site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. (4) Multi-tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right-of-way to help break up the large areas of pavement. (5) See FWCC 22-1638 for supplemental guidelines. (c) Parking structures (includes parking floors located within commercial buildings). (I) The bulk (or mass) of a parking structure as seen from the right-of-way should be minimized by placing its short dimension along the street edge. The parking structure should include active uses such as retail, offices or other commercial uses at the ground level and/or along the street frontage. (2) Parking structures which are part of new development shall be architecturally consistent with exterior architectural elements of the primary structure, including rooflines, facade design, and finish materials. (3) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWCC 22-1635(c)(2), on facades located above ground level. (4) Buildings built over parking should not appear to "float" over the parking area, but should be linked with ground level uses or screening. Parking at grade under a building is discouraged unless the parking area is completely enclosed within the building or wholly screened with walls and/or landscaped berms. (5) Top deck lighting on multi-level parking structures shall be architecturally integrated with the building, and screened to control impacts to off-site uses. Exposed fluorescent light fixtures are not permitted. (6) Parking structures and vehicle entrances should be designed to minimize views into the garage interior from surrounding streets. Methods to help minimize such views may include, but are not limited to landscaping, planters, and decorative grilles and screens. (7) Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain-link fencing is not permitted for garage security fencing. (8) See FWCC 22-1638(c)(4) for supplemental guidelines. (d) Pedestrian circulation and public spaces. (1) Primary entrances to buildings should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (2) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-1 00842-00-UP I Doc ID 22095 Page 5 Figure I " Sec. 22. 1634 (d} p..a.llr1In ptlt1lMlyl flQftI ROW. r,:,; ~,~,:, >+ II -, Figun:: 2. Scç, 22. 1634 (d) PflJfMrÎIIII QØMt'cUcm, (3) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way. (4) Bicycle racks should be provided for all commercial developments. (5) Outdoor furniture, fixtures, and streets cape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. (6) See FWCC 22-1638 for supplemental guidelines. (e) Landscaping. Refer to Article XVII of this chapter for specific landscaping requirements and for definitions of landscaping types referenced throughout this article. (f) Commercial service and institutional facilities. Refer to FWCC 22-949 and 22-1564 for requirements related to garbage and recycling receptacles, placement and screening. (1) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: a. Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. b. Trash and recycling receptacles shall include covers to prevent odor and wind blown litter. c. Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Design Guidelines & Definition of Height Code Amendments Exhibit A «;)2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 6 J'igur<: 3 - Sec. :n - 16..'\.4 (0 Trill'! Iiftd IIOf"8" u... - 1 .' l" . . .', -. . . - -!."'lIIli~.. q'.t~ . , --. FIßlJI'Ç 4 - Scc. :n - t (,34 (I) U.Oïnt IIllIiIIS (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. b. Site utilities including transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. (g) Miscellaneous site elements. (1) Lighting shall comply with the following: a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954( c). b. Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. c. Light standards shall not reduce the amount of landscaping required for the project by Article XVII ofthis chapter, Landscaping. (2) Drive-through facilities such as banks, cleaners, fast food, drug stores and service stations, etc., shall comply with the following: , Design Guidelines & Definition of Height Code Amendments Exhibit A «d>2002 Code Publishing Co. File #O3-100842-00-UP I Doc ID 22095 Page 7 a. Drive-through windows and stacking lanes are not encouraged along facades of buildings that face a right-of-way. If they are permitted in such a location, then they shall be visually screened from such street by Type III landscaping and/or architectural element, or combination thereof, provided such elements reflect the primary building and provide appropriate screening. b. The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian areas by Type III landscaping and/or architectural element, or combination thereof, provided such elements reflect the primary building and provide appropriate separation. Painted lanes are not sufficient. c. Drive-through speakers shall not be audible off site. d. A bypass/escape lane is recommended for all drive-through facilities. e. See FWCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99- 333, § 3,1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1635 Building design - All zoning districts. (a) General criteria. (I) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as storm water design, optimal traffic circulation; or the proposed function or use of the site. figure:) - Seç, n - 1625((1> fimp~cqint NIb.lfi II )p~tliphy (2) Building siting or massing shall preserve public viewpoints as designated by the Comprehensive Plan or other adopted plans or policies. (3) Materials and design features offences and walls should reflect that of the primary building(s). (b) Building facade modulation and screening options, defined. All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Article XVII ofthis chapter, Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of200 square feet. See FWCC 22-163 8( c) for guidelines pertaining to city center core and city center frame. (1) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 8 .,' ; :"~'~I",,>:':-:'....i ¡. -"'ci:~,'",-",'""", -., , . '. - . ". , ~ (p......-w-. J Figure 6. Sec. 22. 1M5(h) IIIcDlpGrali119 modWalfDns (2) Landscape screening. Eight-foot-wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Article XVII of this chapter, Landscaping, may be considered in meeting the landscape width requirement of this section. , 0'*'A'Øm '0.*°0 Q,'~.," e. ("!)*... 0 . ¡r- It .ø æ. ~i"oo .~ ~ "0 tf;- 4-~ : Figure "1- Sec. 22 -1635 (b) Il\eQrporalin9 "'ndS(:.~ buflell (3) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. (4) Pedestrian Plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Design Guidelines & Definition of Height Code Amendments Exhibit A <02002 Code Publishing Co. File #03-100842-00-UP I Doc ID 22095 Page 9 ~ 6a~ ..'-, Figure 8. Sec. 22- 1635 (b) llíœl lllftli'l, ClIIO ìylltcadl -...-.- -I ~ + I io ... ,1 2 " , 1LPOJ't.....r figure I) - S('\;. 22 - 1635 (b) lru:rI"'-in9 >eflHlilllwt ~:1~ (c) Building articulation and scale. (I) Building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (c)(2) of this section. ¡(¡~) (CI Design Guidelines & Definition of Height Code Amendments Exhibit A «::>2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 10 Hgurcll-Scc.22-16I$(C) Aç~;y EJoo...",;'1o\. -----.-. -~ ---- ...... ~... . . . . . . ~ - Þhawœsa 'f.wulowli Fi~lm' I) Sec. 2:1 I ({ì5 (c) V~!lIl<:.;¡IIIi:IIIs¡ --...,.--- -.------ 1.8nd~þing A/1wCllIM.~ur~1 ~7 ," ~ -. ~"- - f - - ~. ;.. ,-.:.........:...:- Ju"hko.t:.lUl<12 r...u.,." Jõi:;u.n:: 13 - Sco.:. 22- 1633 (c) Ì\..:h~"'Ló:lu..LI ",...1""'" - .ILr MdI",;.,1 ..'Ìoìl.õ.lto;l l4I_dfH!'iJ >Ullliu'"",..... (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWCC 22-1564(u) and subsection (c)(1) of this section: a. Showcase, display, recessed windows; b. Window openin2s with visible trim material, or painted detailin2 that resembles trim; b~. Vertical trellis(es) in front of the wall with climbing vines or similar planting; G!!. Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; d~. Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staft); ef. Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; fg. Material variations such as colors, brick or metal banding, or textural changes; and. gh. Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. (3) See FWCC 22-1638( c) for supplemental guidelines. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) Design Guidelines & Definition of Height Code Amendments Exhibit A @2002 Code Publishing Co. File #03-1 00842-00-UP I Doc ID 22095 Page 11 22-1636 Building and pedestrian orientation - All zoning districts. (a) Building and pedestrian orientation. (I) Buildings should generally be oriented to rights-of-way, as more particularly described in FWCC 22-1638. Features such as entries, lobbies, and display windows, should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into the street-oriented facade (does not apply to residential zones). (2) Plazas, public open spaces and entries should be located at street comers to optimize pedestrian access and use. Fi~U[1;' 14. St,(' 22. 1636 (u) Shared pII!Jk IpIAsfpluu (3) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. (4) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3,1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1637 Mixed-use residential buildings in commercial zoning districts. (a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (I) Retail, commercial, or office activities shall occupy at least 20 percent of the gross ground floor, area of the building (unless exempt from this requirement by FWCC district zoning regulations). (2) If parking occupies the ground level, see FWCC 22-1634(c). Jm m~lti~ Will "'- . ~ Figure 15 - Sœ. 22 - 1637 (a) ttesldl!albl ground IIIvel !Ie... _lIm.nt, Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-1 00842-00-UP / Do<: [D 22095 Page 12 (3) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3,1-19- 99; Ord. No. 01-382, § 3, 1-16-01) 22-1638 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (Be). (l) Surface parking may be located behind the building, to the side(s) of the building, or adjacentto the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634( d). (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable lar2e institutional uses. 20' FiltUfC 1(,- S<.,-.:. 2l-1638 (.-) (10) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 13 fíg~ 17 . &'\' 22. 1638 (II) (11) Common recreational spaces shall be located and arranged so that windows overlook them. ~ FigOtt; 1 IS. Soc. 22 . 6,~8 (a) (12) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. Fig\l['Ç 19. Soc. 22. 1636 fa) (13) All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Figure 20. Sec. 22 - 1638 (a) Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 14 (14) Carports and garages in front yards should be discouraged. (15) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. (16) Buildings should be designed to have a distinct "base", "middle" and "top" The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection by comparison may be simple. (Note: single-story buildings have no middle.) The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. Figon:: 21 - ~kc. 22 - l63S (a) (17) Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (b) Office park (OP), corporate park (CP), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-l634( d). (2) Buildings with ground floor retail sales or services should orient major entrances, display windows and other pedestrian features to the right-of-way to the extent possible. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For non-single-family residential uses only: (5) Subsections (a)(5) through (A)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of development with surface parking areas, However, as new development or re-development occurs, the visual dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be located as follows: a. The parking is located behind the building, with the building located between the right-of-way and the parking areas, or it is located in structured parking; or b. All or some of the parking is located to the side(s) of the building; or c. Some short-term parking may be located between the building(s) and the right-of-way, but this shall not consist of more than one double-loaded drive aisle, and pedestrian circulation shall be provided pursuant to FWCC 22-1634( d). Large retail complexes may not be able to locate parking according to the above guidelines. Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between the building(s) and the right-of-way. However, this form of development shall provide for small building(s) Design Guidelines & Definition of Height Code Amendments Exhibit A «:>2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 15 along the right-of-way to break up and reduce the visual impact of the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1634(d). For purposes of this guideline, retail complex means the entire lot or parcel, or series of lots or parcels, on which a development, activity or use is located or will locate. (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Building facades that are visible from a right-of-way and subject to modulation per FWCC 22- 1635(b), shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuant to FWCC 22- 1635(b); and b. The facade incorporates an arcade, canopy or plaza; and/or one or more articulation element listed in FWCC 22-163 5( c )(2); provided, that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experIence. (4) o'rive-through facilities and stacking lanes shall not be located along a facade of a building that faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible from a right-of-way shall incorporate any combination of the following elements at the ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (6) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22- 1635( c)(1). (7) When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-family residential uses only: (9) Subsections (a)(5) through (a)(17) of this section shall apply. (d) For all residential zones. (1) Non-residential uses, Subsections (a)(5) through (a)(10) and (a)(13) through (a)(17) of this section shall apply. (2) Non-single-family residential uses. Subsections (a)(5) through (a)(17) of this section shall apply. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3,1-16-01) 22-1639 Institutional uses. (a) In all zonine: districts where such uses are permitted the followine: shall apply. (1) Sections 22-1634, 22-1635, and 22-1636. (2) Subsections 1638(a)(l) throue:h (a)(5) and (a)(7) throue:h (a)(9). (3) Buildine: facades that exceed 120 feet in lene:th and are visible from an adjacent residential zone, rie:ht-of-way or public park or recreation area shall incorporate a sie:nificant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to ten percent ofthe totallene:th of the subjeçt façade and the minimum width shall be approximately twice the minimum depth. The modulation shall be intee:ral to the buildine: structure from base to roofline. (4) Roof desie:n shall utilize forms and materials that avoid the e:eneral appearance of a "flat" roof. Rooflines with an intee:ral and obvious architectural pitch are an approved method to meet this e:uideline. Alternative distinctive roof forms such as varied and multiple stepped Design Guidelines & Definition of Height Code Amendments Exhibit A @2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 16 rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director provided that the roof desi2n minimizes uninterrupted horizontal planes and results in architectural and visual appeal. (5) Alternative methods to or2anize and shape the structural elements of a buildin2 and provide façade treatment pursuant to Subsection 1635(b) and/or (3), above, will be considered by the director as part of an overall desi2n that addresses the followin2 criteria: a. Façade desi2n incorporates at least two of the options listed at Subsection 1635(b); b. The location and dimensions of structural modulations are proportionate to the hei2ht and len2th of the subject façade, usin2 Subsections 1635(b) and (3) above, as a 2uideline; c. Façade desi2n incorporates a majority of architectural and accessory desi2n elements listed at Subsection 22-1635(c)(2) and maximizes buildin2 and pedestrian orientation pursuant to Section 22-1636; and d. Overall buildin2 desi2n utilizes a combination of structural modulation, façade treatment, and roof elements that or2anize and vary buildin2 bulk and scale, add architectural interest, and appeal at a pedestrian scale, and when viewed from an adjacent residential zone, ri2hts-of-way, or other public area, results in a project that meets the intent of these 2uidelines. (6) The director may permit or require modifications to the parkin2 area landscaping standards of Subsection 1638(a)(7) for landscape desi2ns that preserve and enhance existin2 natural features and systems, provided that the total amount of existing and proposed landscapin2 within parkin2 area(s) meets the applicable square foota !e requirement ofFWCC Article XVII, Landscapin2, and the location and arran !ement of such landscapin2 is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of si !nificant trees and native ve2etation, natural top02raphy and draina2e patterns, wildlife habitat, mi2ration corridors, and connectivity to adjacent habitats. 22-16ð940 Design criteria for public on-site open space. The following guidelines apply to public on-site open space that is developed pursuant to the height bonus program established in Article Xl, Division 8, of this chapter. (1) Open space developed under this section should be located so that it: a. Abuts a public right-of-way, or alternatively, is visible and accessible from a public right-of- way; b. Is bordered on at least one side by, or is readily accessible from, structure(s) with entries to retail or office uses; housing, civic/public uses, or another public open space; and c. Is situated for maximum exposure to sunlight. (2) Open space site design and configuration must meet a majority of the following guidelines: a, The gross area of the open space does not incorporate any other site elements such as setbacks, landscaping, buffers, paving, or storm drainage facilities, that would otherwise be incorporated into site design without exercising the open space option; b. The gross area of the open space encompasses at least 2.5 percent of the lot area, up to a total aggregate square footage of 25,000 square feet; c. The open space area must be clearly visible and accessible from the adjacent right-of-way; d. The primary area is at least 25 feet in width; e. A minimum of 15 percent of the total area of the open space is landscaped using Type IV landscaping or other landscaping alternative; and f. The open space may not be used for parking or loading of commercial vehicles. Commercial vehicle loading areas abutting the open space must be screened by a solid, site-obscuring wall. (Ord. No. 96- 271, § 3,7-2-96; Ord. No. 99-333, § 3,1-19-99; Ord. No. 01-382, § 3,1-16-01) Design Guidelines & Definition of Height Code Amendments Exhibit A ({J2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 17 22-16401 Design for cluster residential subdivision lots. (a) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (b) Front entryways should be the prominent feature of the home. Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be setback a minimum offive feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade. (c) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. (d) Each dwelling unit shall be intended for owner occupancy. COrd. No. 01-381, § 3,1-16-01) 22-16412- 22-1650 Reserved. Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. File #03-1 00842-00-UP / Doc ID 22095 Page 18 EXHIBIT B SE, RM, & RS USE ZONE CHARTS FOR CHURCHES FWCC Sections 22-601, 22-635, & 22-671 Sec. 22-601. Churches, etc. The following uses shall be permitted in the suburban estate (SE) zone subject to the regulations and notes set forth in this section: DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS MINIMUMS I MAXIMUMS REQUIRED YARDS USE Church, synagogue or other place of religious worship rFJ ;Z 0 .... ¡... -< ...¡ ~ C "'" ~ m m ¡.¡.¡ U 0 CI~ ~Q. _::: ~::: 0'> ~~ ¡.¡.¡ N ;;; ¡... 0 ...¡ ;;: u '" ~ ¡.¡.¡ 0 ;;; ¡..... Ô ~ ¡.¡. Process IV 15 acres 130 ft. 130 ft. See note I Process I, II, III and IV are described in §§ 22-351 - 22-356, 22-361 - 22-370, 22-386-22-4Il, 22-431 - 22-460 respectively. 30 ft. ~ -< ~ ¡.¡.¡ ~ ¡.¡.¡ ¡.....> 00 ...¡u ""~ O~ ¡.....¡..... ::eU (j~ -~ ¡.¡.¡¡..... ::ern m ¡.¡.¡ U -< Q. Om ~(j -~ §~ ~~ A transportation management plan (TMP) shall be submitted as part of the application. The TMP shall address the following: traffic control, parking demand and management, and traffic movement to the adjacent street system. USE ZONE CHART ZONE SE SPECIAL REGULATIONS AND NOTES I. This use must obtain a master plan approved through Process IV. The master plan must show the ultimate development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For proposals also requiring a develûpme!1t agreement~tv council's public hearing on a development !!greement shan take the place ûJthe public heariog for master plan approval bv the hearing examiner. 2. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. 3. The subject property must be adjacent to a collector or arterial right-of-way. 4. If any portion of a structure on the sub-ject property is located less thall I gg ft. fj-øm an adjacent low density zone, then either: a. The height øftha! portiøn of the structure shall not exceed 15 ft. above ¡Pierage building elevation; or b. Tl1e facade ofilia! pørtion of the structure parallel to the 10'" density use shall Rot exceed 50 ft. iR length. 4. Maximum height of any portion of the building may be increased from 35 feet to 40 feet, if all ofthe following are met: a. The additional height is necessary to accommodate the particular use conducted in the building; and b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 feet. c. An increase in height shall not block views designated by the comprehensive plan. 5. Maximum height of the sanctuary or principal worship area may be increased to 55 feet, ifall of the following criteria are met: a. Each required yard abutting the structure is increased one ft. for each one ft. the structur~ exceeds 35 ft. above average building elevation. b. An increase in height shall not block views designated by the comprehensive plan. c. The footprint of that portion of the sanctuary exceeding 40 feet in height may not exceeA50 percent of the total area of the building footprint of the portion of the church use on the subject property. 6. Building-mounted crosses and other customary religious symbols and icons for churches and religious institutions may exceed the approved height limit by an additional IS ft., provided that such symbol is a minor architectural accent and only one such symbol is permitted on the principal structure for this use. á-. Z. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. &.. !L Refer to Article XVII, Landscaping, for appropriate requirements. +-. ~ For sign requirements that apply to the project, see Article XVIII. &-.10. For community design guidelines that apply to the project, see Article XIX. For other infonnation about parking and parking areas, see § 22-1376 et seq. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-43, § 2(15.35), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, I - I 9-99; Ord. No. 01-385, § 3, 4-3-0 I) 75% 135 ft. above average building eJevation. See notes 4, 5, and 6. K:\CD Planning\Design Guidelines & Definition of Height\Edited Sec 22-601 .doc/Last printed 02/28/200308:30 AM Design Guidelines & Definition of Height Code Amendments Exhibit B Sec. 22-635. Churches, etc. The following uses shall be pennitted in the single family residential (RS) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS rJ1 MINIMUMS MAXIMUMS :z REQUIRED g YARDS ¡,¡.¡ ~~ ZONE E-< 0 0 0;::> 00 < ~~~ ¡,¡.¡ ~ ~~rJ1 RS ...¡ t::: f-o f-of-o ;::> -¡,¡.¡¡,¡.¡ rJ1 ~ ¡:,: ¡,¡.¡ :I:U S~¡,¡.¡ ;::>-u ¡,¡.¡? 0;::> ~ 0';>0 f-o < f-o;> 0' U ¡:,: 9 g -¡:,: ~<~ USE ¡".¡ ~~g: 0 ~ 00 ¡'¡'¡f-o SPECIAL REGULA nONS AND NOTES ~ ...¡ ~ rJ1~ ....¡u :I:rJ1 ~rJ1 Church, Process IV As 30 ft. 30 ft. 30 ft. 75% 30 ft. A I. Minimum lot size per dwelling unit is as follows: synagogue established above transportation a. In RS 35.0 zones, the minimum lot size is 35,000 sq. ft. or other See note 2 on the See notes 3 - 6 average management b. In RS 15.0 zones, the minimum lot size is 15,000 sq. ft. place of zoning building plan (TMP) c. In RS 9.6 zones, the minimum lot size is 9,600 sq. ft. religious map. elevation. shall be d. In RS 7.2 zones, the minimum lot size is 7,200 sq. ft. worship See note I. submitted as e. In RS 5.0 zones, the minimum lot size is 5,000 sq. ft. See note~ part of the 2. If the subject property, along with any contiguous area intended for future use for the religious activities or related purposes, is more 5,6,7& application. than 5 acres, the use must obtain a master plan approved through Process IV. The master plan must show the ultimate development of ~ The TMP the site including all buildings, parking and circulation areas, other major improvements and buffers. For proposals also reauiri!lgJ! shall address development agreement. the city co,uncil's public hearing on a developmept agreementsþall take the place ofthe public hearingiQr the following: master plan approval by the hearing examiner, traffic control, 3. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this is a parking detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. demand and 4. The subject property must be adjacent to a collector or arterial right-of-way. management, 5. If any portieR ef a str\lcmr~ on th~ s\lbj~ct prop~rty is locakd I~ss than !{JO ft. from an adjac~nt low d~nsity zon~, tII~n ~ith~r: and traffic a. TR~ h~ight of that portion ofth~ structur..: shall Hot ~xceed 15 ft. above average lmilding ele':ation; er movement to b. TR~ f:lcade ofthat portion ofth~ structure parallel te the lew density Z9He shall n9t exceed 50 ft. in length. the adjacent 5. Maximum height of any portion of the building may be increased from 30 feet to 40 feet, if all of the following are met: street system. a. The additional height is necessary to accommodate the particular use conducted in the building; and b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 30 feet. c. An increase in height shall not block views designated by the comprehensive plan. 6. Maximum height of the sanctuary or principal worship area may be increased to 55 feet, if all of the following criteria are met: a. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 30 ft. above average building elevation. b. An increase in height shall not block views designated by the comprehensive plan. c. The footprint of that portion ofthe sanctuary exceeding 40 feet in height may not exceed 50 percent of the total area of the buil"."g footprint of the portion of the church use on the subject property. 7. Architectural extensions of flat rooflines such as parapets and articulated cornices may exceed the 30 ft. base height limit by three ft. 8. Building-mounted crosses and other customary religious symbols and icons for churches and religious institutions may exceed the approved height limit by an additional 15 ft., provided that such symbol is a minor architectural accent and only one such symbol is permitted on the principal structure for this use. 9-. L Parking may be located within required side and rear yards, but not closer than 15 ft. to any property line. +-. ~ Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. &-.2., Refer to Article XVII, Landscaping, for appropriate requirements. 9-. ill For sign requirements that apply to the project, see Article XVIII. -W-. II. For community design guidelines that apply to the project, see Article XIX. Process I, II, III and IV are described in I §§ 22 JS{j 22 411 22-351 22-356, For other information about parking and parking areas, see § 22-1376 et seq. 22-361 - 22-370, 22-386 - 22-411, For details of what may exceed this height limit, see § 22-1046 et seq. 22-431 - 22-460, respectively. For details regarding required yards, see § 22-1131 et seq. " (Ord. No. 90-43, § 2(20.25), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3,1-19-99; Ord. No. 01-385, § 3, 4-3-01) K\CD PlanningIDesign G\Jidelines & Definition of HeightlEdited See 22-635,doe/Last printed 02/28/200308:38 AM Design Guidelines & Definition of Height Code Amendments Exhibit B Sec. 22-671. Churches, etc. The following uses shall be permitted in the multifamily residential (RM) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read down to find use. . . THEN, across for REGULA nONS MINIMUMS I MAXIMUMS REQUIRED YARDS Process I, II, III and IV are described in §§ 22-351 - 22-356, 22-361 - 22-370, 22-386 - 22-41 I, 22-43 I - 22-460 resoectivelv. (Ord. No. 90-43, § 2(25.35), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 02-426, § 3, 10-15-02) USE Church, synagogue or other place of religious worship 00 Z 0 ¡: < ...¡ ;;J " ~ cz:: f/J f/J u.J U 0 O~ ~~ _i3: ;:;¡~ 0'> ~~ f-o ~ ¡.¡.. 2 u " ð u.J 0 r;; ~ < ~ u.J U ;;i u.J f-> 00 ...¡u 75% 5~ f-f- :r:U u::J -~ u.Jf- :r:f/J f/J u.J U < ~ 0'" ~u g~ ~~ ZONE RM SPECIAL REGULATIONS AND NOTES u.J N r;; f- 0 ...¡ Process IV 17,200 sq. ft. 30 ft. 130 ft. 130 ft. See notes 2 and 5. In RM 3.6 and 2.4 zones, 30 ft. above average building elevation. In RM 1.8 zones, 35 ft. above average building elevation. See note~ 4, 5,6, and 7 A I. If the subject property, along with any contiguous area intended for future use for the religious activities or related purposes, transportation is more than 5 acres, the use must obtain a master plan approved through Process IV. The master plan must show the ultimate management development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For plan (TMP) proposals also requiring a development agreement, the city council's public hearing on a development agreement shall take the shall be place of the public hearing for master plan approval by the hearing examiner. submitted as 2. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this part of the is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. application. 3. The subject property must be adjacent to a collector or arterial right-of-way. The TMP 4. If any portion of a slruct.l:If~ OR th~ £\Jbj~ct prop~rty is locat~d I~ss than 100 ft. from a low dI)Rsi~' ZOR~, tll~R ~itll~r: shall address a. TII~ lI~igllt oftllat JBrtioR ofthl) slruclur~ sllall ROt ~xc~~d 15ft. abOY~ ¡Wl)rag~ building ~11),,'atioR; or the following: b. TII~ facad~ oftllat portion of till) structur~ parall~1 to tll~ lo'y d~Rsi~' ZORI) sllall ROt ~xc~~d 50 ft. iR I~Rgtll. traffic 4. Maximum height of any portion of the building may be increased from 30 feet in RM 3.6 and RM 2.4 zones and 35 feet in control, RM 1.8 zones to 40 feet, if all of the following are met: parking a. The additional height is necessary to accommodate the particular use conducted in the building; and demand and b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 30 ft. in RM 3.6 and RM management, 2.4 zones and 35 feet in RM 1.8 zones above average building elevation. and traffic c. An increase in height shall not block views designated by the comprehensive plan. movement to 5. Maximum height of the sanctuary or principal worship area may be increased to 55 feet, ifall of the following criteria are met: the adjacent a. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 ft. above average street system. building elevation. b. An increase in height shall not block views designated by the comprehensive plan. c. The footprint of that portion of the sanctuary exceeding 40 feet in height may not exceed 50 percent of the total area of the building footprint of the portion of the church use on the subject property. 6. Architectural extensions of flat rooflines such as parapets and articulated cornices may exceed the 30 ft. base height limit by three ft. 7. Building-mounted crosses and other customary religious symbols and icons for churches and religious institutions may exceed the approved height limit by an additional 15 ft., provided that such symbol is a minor architectural accent and only one such symbol is permitted on the principal structure for this use. S-. ~ Parking may be located within required side and rear yards, but not closer than 15ft. to any property line. 6-. 'L Refer to § 22-946 et seq. to detennine what other provisions of this chapter may apply to the subject property. +-. ill Refer to Article XVII, Landscaping, for appropriate requirements. &-.lL For sign requirements that apply to the project, see Article XVIII. 9-.12. For community design guidelines that apply to the project, see Article XIX. 1 For other information about parking and parking areas, see § 22-1376 et seq. See note I. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards, see § 22- I 131 et seq. K:\CD Planning\Design Guidelines & Definition of Height\Edited Sec 22-67I.doc/Last printed 02/28/2003 08:50 AM Design Guidelines & Definition of Height Code Amendments Exhibit B EXHIBIT C BC, CC-C, & CC-F USE ZONE CHARTS FOR CHURCHES FWCC Sections 22-755, 22-799, & 22-812 JJ ~ ¡¡)" ¡g, ~ ~ USE ZONE CHART tI'J DIRECTIONS: FIRST. read down to find use. . . THEN, across for REGULATIONS ~ Minimums ~ ~ I I Required Yards ... cu ;;J ë ,,]ø. cu USE ¡.;¡ .- ~ .~ =: "'.- tI'J n ..... c:r> - V '"T ~~ .3 Schools. Process None business or II vocational Possible schools. or Process trade III schools ~ N N I ...¡ U1 U1 22-755 Schools - Day care facilities - Churches. The following uses shall be permitted in the community business (BC) zone subject to the regulations and notes set forth in this section: See note 2 '" ... u :2 2- u .... ~ "'0 tI'J g ~ E .~ gf - 0/) U '" .- £ ~ ! ~ ~ 1 ~ SPECIAL REGULATIONS AND NOTES 20 ft. 0 ft. 0 ft. 55 ft. above Schools and day 1. If any portion of a structure on the subject property is located less than 100ft. from an adjacent residential zone, then that portion S t 1 d 11 average care: Deter- of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 20 ft. ee no es an ., l' from the property line of the residential zone. bw~dmg e e- mined on a 2. Except for gyms, if approved through process III. the height of a structure may exceed 35 ft. above average building elevation I vatlon for case-by-case to a maximum of 55 ft.. if all of the following criteria are met: gyms if basis a. The additional height is necessary to accommodate the particular use conducted in the building: and located 100 b. Each required yard abutting the structure is increased five ft. for each one ft. the structure exceeds 35 ft. above average f Atr rt l' building elevation; and t. or more anspo a Ion c. The increased height is consistent with goals and policies for the area of the subject property as established by the from an management comprehensive plan. adjacent res- plan (TMP) 3. For any structure, including gyms, an increase in height above 35 ft. shall not block views designated by the comprehensive plan. idential zone shall be submit- 4. Church facilities may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. t d art fth 5. Day care facilities must contain an outdoor play area with at least 75 sq. ft. for each child using the area at anyone time. This e a.s p. 0 e play area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured play 35 ft. above application. The areas must be set back at least five ft. from each property line. average TMP shall 6. Day care facilities may include accessory living facilities as defined by § 22-1. building ele- address the fol- 7. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services and/or . 'fi the State Superintendent of Public Instruction. I vatlOn for all lowIng: traf I.c 8. All activities pertaining to schools, business or vocational schools. or trade schools, such as auto-repair or other uses that may other struc- control. park7 impact adjacent properties. must take place within an enclosed building. tures ing demand and 9. No maximum lot coverage is established. Instead, the buildable area will be detennined by other site development requirement s, management Le.. required buffers. parking lot landscaping, surface water facilities, etc. S t 1 I d tr ffi ' 10. For community design guidelines that apply to the project. see Article XIX. ee no es - an a IC 11. For landscaping requirements that apply to the project, see Article XVII. 3 movement to 12. For sign requirements that apply to the project, see Article XVIIl. the adjacent 13. Refer to § 22-946 et seq. to detennine what other provisions of this chapter may apply to the subject property. street system. 14. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers may not be located in any required yard. Landscaping may be required by the director of community development services to screen the installation if the proposed location will be visible from a public right-of-way and/or neighboring properties. Siting is subject to review and approval under process I. Site Plan Review, unless proposed as a component of another project: in which case the siting of the container will be reviewed as part of the overall 'development proposal and subject to the underlying review process. LFor other infonnation about parking and parking areas, see § 22-1376 et seq. I ZONE I BC ~ I ""'" t Day care facilities. except Class II home occupations Church, synagogue or other place of religious worship Process I. II. III and IV are described in §§ 22-351 - 22-356. 22-361 - 22-370, 22-386 - 22-411, 22-431 - 22-460 respectively. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards. see § 22-1131 et seq. (Ord. No. 90-43, § 2(45.65),2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5,7-2-96; Ord. No. 97-291, § 3,4-1-97; Ord. No. 01- 385, § 3,4-3-01; Ord. No. 01-399, § 3, 8-7-01) 22-799 Schools - Day care facilities - Churches. The following uses shall be permitted in the city center core (CC-C) zone subject to the regulations and notes set forth in this section: c.oo N N I --.J \C \C USE ZONE CHART VJ DIRECTIONS,: FIRST. read down to find use. . . THEN. across for REGULATIONS ~ Minimums ~ ~ Required Yards ~ Q.) ;::¡ g ..-. ~ '" Q:: Q.) g ¡.¡ .§ ~ ,!:j ~ ¡:¡: ::s.- en d Q.) ... q 0" > - 0 '" '" ~~ .3 ¡f: r;; ~ Process None 20 ft. 0 ft. 0 ft. II See notes I and 9 Possible Process III 3J (1) s. ~ ~ USE D- Schools. business or vocational school ~ I ~ 00 =-- Day care facility. ¡See note except Class I II home occupations Churches and other places of religious worship Process I. II. III and IV are described in §§ 22-351 - 22-356. 22-361 - 22-370. 22-386 - 22-411. 22-431 - 22-460 respectively. [ZONE! CC-C '" Q.) g Q., ..... ~ ] '" ~à .~co co () ::s . ,j Ë ¡r :I:'" Ø!::¡:\., 55 ft. above Schools and day 1. The city may. using process III. modify required yard. height. landscape and buffer and other site design and dimensional average care: requirements for a proposed development that meets the following criteria: building Detennined on a. The proposed development will be consistent with the adopted comprehensive plan policies for this zone; and elevation a case-by-case b. The proposed development will be consistent with applicable design guidelines; and for gyms if basis c. The street. utilities. and other infrastructure in the area are adequate to support the proposed development. located 100 2. For any structure. any increase in height above the maximum allowed shall not block views designated by the comprehensive ft. or more Churches: plan. from an Atransportation 3. Day care facilities must contain an outdoor play area with at least 75 sq, ft. for each child using the area at anyone time. This adjacent management play area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured play residential plan (TMP) areas must be set back at least five ft. from each property line. zone shall be 4. Day care facilities may include accessory living facilities for one staff person. submitted as 5. All activities pertaining to schools or business or vocational schools. such as auto-repair or other uses that may impact adjacent 35 ft. above part of the properties. must take place within an enclosed building. average application. The 6. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services andlor building TMP shall the State Superintendent of Public Instruction. elevation address the 7. No maximum lot coverage is established. Instead. the buildable area will be detennined by other site development requirements. for all other following: Le.. required buffers. parking lot landscaping. surface water facilities. etc. structures traffic control. 8. For community design guidelines that apply to the project. see Article XIX. parking demand 9. For landscaping requirements that apply to the project. see Article XVII. See notes I land 10. For sign requirements that apply to the project. see Article XVIII. and 2 management. II. Refer to § 22-946 et seq. to detennine what other provisions of this chapter may apply to the subject property. and traffic 12. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers may movement to not be located in any required yard. Landscaping may be required by the director of community development services to screen the adjacent the installation if the proposed location will be visible from a public right-of-way and/or neighboring properties. Siting is subject street system. to review and approval under process I. Site Plan Review. unless proposed as a component of another project; in which case the siting of the container will be reviewed as part of the overall development proposal and subject to the underlying review process. L For other infonnation about parking and parking areas. see § 22-1376 et seq. SPECIAL REGULATIONS AND NOTES For details of what may exceed this height limit. see § 22-1046 et seq. For details regarding required yards. see § 22-1131 et seq. (Ord. No. 90-43, § 2(50.70),2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5, 7-2-96; Ord. No. 97-291, § 3,4-1-97; Ord. No. 01- 385, § 3,4-3-01; Ord. No. 01-399, § 3, 8-7-01) 22-812 Schools - Day care facilities - Churches. The following uses shall be permitted in the city center frame (CC-F) zone subject to the regulations and notes set forth in this section: USE ZONE CHART CI.) ¡DIRECrrONS: FIRST, read down to find use. . . THEN, across for REGULATIONS 15 I Minimums § ;J ~ ~ ~ USE ~ Schools, business or vocational school 5 g -0 &:: ., ,~~ ,~ S ,- en go t õ c.:: c.:: ,..¡ Process None II Possible Process III Day care facility, ¡See note except Class I II home occupations N N I ë Churches or other places of religious worship Required Yards ~ g " ëi ';;' a £ ~ ~ Oft. Oft. Oft. See notes 1, 3 and 7 Process I, II, III and IV are described in §§ 22-351- 22-356, 22-361 - 22-370, 22-386 - 22-411, 22-431 - 22-460 respectively. I ZONE I CC-F '" " g c. ....~ -0 en 0 ~ bl) := .~ c: bl) U ::S'~ '¡; g go ~ ::Con c.::e>. 55 ft. above Schools and day I. The city may, using process III, modify required yard, height, landscape and buffer and other site design and dimensional avera e care' requirements for a proposed development that meets the following criteria: b 'Id,g D t' . d a. The proposed development will be consistent with the adopted comprehensive plan policies for this zone; m I?g e ennme on a b. The proposed development will be consistent with applicable design guidelines; and elevation case-by-case c. The street utilities and other infrastructure in the area are adequate to support the proposed development. for gyms if basis 2. For any structure, any increase in height above the maximum allowed shall not block views designated by the comprehensive located 100 plan. f .1" 'd I . h I 75 f f h h'ld . h Th I f Ch h . 3. Day care acI Illes must con tam an out oor p ay area WIt at east sq. t. or eac c I usIng t e area at anyone time. is t. or more urc es. , play area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured from an A transportatIon play areas must be set back at least five ft. from each property line. adjacent management plan 4. Day care facilities may include accessory living facilities as defined by § 22-1. residential (TMP) shall be 5. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services , and/or the State Superintendent of Public Instruction. submmed .as ~art 6. All activities pertaining to schools, business or vocational schools, such as auto-repair or other uses that may impact adjacent ofthe apphcatton. properties, must take place within an enclosed building. 35 ft. above The TMP shall 7. If any portion of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that average address the portion of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum , . . . ffi of 20 ft. from the property line of the residential zone. bmldt?g followIng. tr~ IC 8. No maximum lot coverage is established. Instead, the buildable area will be detennined by other site development elevatIon control, parkIng requirements, i.e., required buffers, parking lot landscaping, surface water facilities, etc. for all other demand and 9. For community design guidelines that apply to the project, see Article XIX. structures management and 10. For landscaping requirements that apply to the project, see Article XVll. , II, For sign requirements that apply to the project, see Article XVIII. traffic m?vement 12. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. See notes \to the adjacent 13. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use, Containers I, 2 and 7 street system. may not be located in any required yard. Landscaping may be required by the director of community development services to screen the installation if the proposed location will be visible from a public right-of-way and/or neighboring properties. Siting is subject to review and approval under process I, Site Plan Review, unless proposed as a component of another project; in which case the siting of the container will be reviewed as part of the overall development proposal and subject to the underlying review process. SPECIAL REGULATIONS AND NOTES zone I For other infonnation about parking and parking areas, see § 22-1376 et seq. For details of what may exceed this height limit, see § 22-1046 et seq, For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-43, § 2(50.70),2-27-90; Ord, No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5, 7-2-96; Ord. No. 97-291, § 3,4-1-97; Ord. No. 01- 385, § 3,4-3-01; Ord. No. 01-399, § 3, 8-7-01) æ :s. ~ ~ ~ ~ g. ~ .., ~ - ~ ~ '< (":) .... - '< (":) &. ~ 000 N N I OC ""'" N ARCHITECTS March 4, 2003 Federal Way Planning Department PO Box 9718 Federal Way, WA 98063-9718 Attn: Lori Michaelson Senior Planner Re: Planning Commission Public Hearing Design Guidelines and Definition of Height Code Amendments Dear Lori, Thank you for the opportunity to provide input on the proposed FWCC changes. I'm sorry I am not able to attend the public hearing Wednesday evening, so in lieu of testimony I hereby submit my comments in writing to be entered into the record in the hearing. I am a licensed architect with 17 years of experience. My firm specializes in church design and we have worked on over 330 church projects, mostly in Western Washington. We have worked in virtually all the jurisdictions in Western Washington and we have worked with a variety of denominations and different styles of churches (from traditional to contemporary) as well as other building types. A detailed list of projects and references is available upon request. 1. FWCC Section 22-1. Definitions of Average Building Elevation and Height I support the simplification of the definition of Average Building Elevation. While I feel there are other possibly more accurate methods of calculating the average grade than the 2-point method (such as the average grade at the building perimeter as used in the City of Seattle Zoning Code), I understand they can be complicated and cumbersome for developers and staff to calculate. I also understand your intent was to keep the basic concept for average grade in your existing code while clarifying the definition. In this I think you have succeeded. Also, since you have kept the 5' exception, I think you have a safety valve that will address most situations. I support the revised definition of Height of Structure. It is much more clear. I do have one minor change I would suggest in the wording of this change. This is not substantive in nature, but it is a clarification of two technical terms: gable and pitched. A gable only occurs on gable roofs. A pitched roof is any sloped roof in any configuration. The proposed wording says "the highest principal gable of a pitched, hip, gambrel, or similar sloped roof". 19624A 76TH AVENUE WEST, LYNNWOOD, WA 98036 PH (425) 774.4701 FAX (425) 776.5177 WWW.BPHARCH.COM Since only a gable roof actually has a gable to measure to, I think the wording should be changed to "the highest principal roof of a gable, hip, gambrel, or similar sloped roof." On a gable, hip, or gambrel roof, the highest point will be the ridge (or peak of the gable on a gable roof). On a shed roof, the highest point will be at the upper rake. I support the proposed revision related to dormers on larger roofs. By making the height measured to the midpoint of the highest primary or principal sloped roof (rather than to the dormer), you solve the problem of dormers and other architectural features artificially lowering the allowable height of the building. This allows for architectural features (up to 35%) to scale down the building (in support of the Community Design Guidelines) without penalizing the developer. By measuring to the highest point of the principal roof if dormers exceed 35% of the roof, you successfully prevent unreasonable bulk and scale towards the top of the roof. 2. FWCC Section 22-1632. Applicability I support the wording of this proposed change. 3. Façade Treatment and Building Articulation I support removing certain Community Design Guidelines for Institutional uses. I felt some of these were arbitrary and inappropriate for some institutions. You have changed from 1638(a)(5) through (a)(10) and (a)13 through (a)17. Now only 1638(a)(1) through (a)(5) and (a)(7) through (a)(9) apply. This eliminates the "appear to have 4:12 roof pitch" requirement, the "base, middle, top" and the "residential features", which I think were not appropriate and they were not clearly defined. Since you are making this particular change, I would suggest a minor change to 22-1638 (a) as follows: strike the words "For residential uses only:" right before number (5). This . really throws you off because you have to keep reading to the very end of the section to discover that 1.5 and 7.9 actually do apply. I support the fact that you are defining significant structural modulation. There was no clear definition before so we resorted to a minimum 20' wide by 6' deep modulation, which was based on the definition of a separate building. While I support the alternative method proposed in 22-1639 (a)(5) for projects where the significant structural modulation is not practical, I would still recommend you use 5% of the total length rather than the proposed 10% to determine significant structural modulation. If you use 10%, the absolute minimum modulation would be 120' X 0.10 = 12' deep by 24' wide, which seems excessive for that length of building. If you had a 240' long building, the modulation would be 240 X 0.10 = 24' deep by 48' wide. Again, for this length of building, this seems an excessive amount of modulation. If you change to 5% of the wall length, you can still place a minimum offset requirement as follows: "The minimum depth of the modulation shall be approximately equal to five percent of the total length of the subject façade, and shall be no less than 10'. The minimum width shall be approximately twice the minimum depth, and shall be no less than 20'. Under this proposed wording, a 240' long wall would require an offset of 12' deep by 24' wide, which seems more appropriate. 4. Roof Pitch I support the added flexibility on roof forms. I think it allows for low slope and flat roofs while maintaining the quality of the design. A 4: 12 roof slope requirement is arbitrary and difficult to accommodate in larger buildings. 5. Modification Requests. Again, I support the added flexibility. I agree that modulation, screening, and articulation are important elements of design, but if the Jurisdiction dictates specific methods, it limits flexibility and creativity, both of which are primary tenets of the COG's (see 22-1630 (1)(c)). 6. Modification to Use Zone Charts I support the change from 100' setback at residential zones to 100' setback at low- density residential zones (SE). 7. Maximum Height I strongly support the additional height for churches in residential zones I think the concept of one foot of increased height allowed for everyone foot of increase setback makes sense. King County already has this provision and it is a logical way to limit the impact of bulk and $cale on adjacent residential zones while allowing flexibility on height for certain types of buildings. If the allowable height is increased to 40' for churches and 55' for the high portions of sanctuaries (not to exceed 50% of the footprint), I think you will have addressed most of the potential variances, both for large contemporary style churches and for smaller more traditional churches. There will always be exceptions, but this should address most conditions. I also support the 15' exception for a cross or spire or other relatively narrow symbol. If you allow an exception for aerials and antennae, it seems fair to allow something like a cross, which is no more of a visual impact. I recommend you change the wording of this exception, as there is some confusion. The proposed wording says "Building-mounted crosses...may exceed the approved height limit by an additional 15ft., provided...". This implies you can have a cross or similar element 15' above the allowed height, not above the proposed building height. For example, if you have 55' setback, the height allowed for the sanctuary roof would be 55'. If you have a proposed building of only 45', the current wording implies the cross could be 70' high (15' above the 55' allowed) but I understand the intent is the cross can only be an additional 15' of height above the proposed roof, or in this case 15' above 45' which is 60'. The revised wording should read "Building-mounted crosses...may exceed the proposed approved underlying roof height by an additional 15ft., provided..." Attached is a drawing of Christ's Church in which we had to apply for a height variance for the sanctuary "tower" and cross. Under the proposed code changes, this building height would be allowed. The cross would need to be slightly reduced in height as shown. While I prefer the proportion of the cross as submitted in the variance, the smaller, shorter cross would be allowed under the proposed code amendment. I am also attaching a print of Calvary Lutheran Church. While this is in the CC-C zone and the roof was existing, it does give an example of a more traditional church building with a high roof element only over the altar. Under the proposed code amendments, this church would be allowed in a residential zone because the tall roof portion is clearly less than 50% of the footprint and is clearly less than 55' from Average Building Elevation to the midpoint of the sloped roof. 8. Proposed Miscellaneous Changes to Article XIX. Community Design Guidelines I support the possible modification to l638(a)(7) parking lot breakup. This seems like a reasonable compromise. It allows flexibility to keep natural features without penalizing the developer by making them provide additional breakup and landscaping that would cause them to lose parking stalls. We had a similar situation at Christ's Church where there was a double impact. We had a stand of significant trees that formed a significant visual buffer from adjacent properties. We needed to maintain this stand of trees because of the significant tree ordinance but we also had to add planters in the parking area to break up the paved area. We ended up losing parking spaces. Item (7) should really be at least referenced in the parking design section of the code. One might refer to that section and see no reference to the COG's and then design the entire parking lot without the la-car max provision. I would suggest you make it as easy as possible for the designers to follow and meet the code. Also, the wording says: "should be broken up", but I was told I had to do it. While I feel this change would be helpful, I recognize you have a limited amount if time to address a large number of issues so I would suggest this issue be addressed as part of a future code revision. In the mean time, I would suggest that Staff clearly points this particular provision out in pre-application meetings. Generally, I would say you are doing a commendable job and taking the code in the right direction. I appreciate the opportunity to offer input in this process, and I would be happy to help in any way I can. Sincerely, Broweleit Peterson Hammer Architects PS Stephen A. Hammer Principal SHIsh enc: Elevation sketches for Calvary Lutheran Church and Christ's Church file cc: 5000shlO Federal Way Code Changes Inputdoc ':'J X:'J Aaa:? aR Y~~A~ CRaSS (,¡; -Z Aõ3ay~ AV~RA"'~ õ3J~D"G ~_~vA~a", vARA"C~ "'E';~:"'~:O =c", 3¡;.Z c= H~""'"- Y :o~a,,- c= -C^~'" 43 -b Aõ3avE AV~"'AG~ --, ~~;;;:o ,?; Ji;~"'-c" vA,<A',Œ ,<~QJ"<~:O =c'< j ~!~~~~(~;~~~~ ~~"'v~i-:i:{¡;~:'<~~~) 3"" A3cvE Av~, 3_:OG ~-~v. -0 y :o~c" ~ c= RCC= ~.-ASE C~~~R =~CC'< .40',""",, ~;~~;:~"'~~c:~s:? "'~A;-~~~/';e:':.:?~",-\ ~-- ~=r-~' -,'~,"4~ J, =~.._..,,'><n,<, ¡¿ YA" =_OC" .¿¿zøz J'I ~X S- VA" =_CCR .43(,,4Z _C^~'< =.ac,< .Li¡;SZ ~1 r ~ t#tJ¡ec/I V:O~OINT OF 5T AGE f'ARAf'~T 37'-3" ABOvE Av~RAGE BUILDING ELEvATION, vARIANCE \ '<~QUIRED FOR 7'-3" OF ~EIGHT j L li , ~'.J H ~, (, ill' ~m "'", <:J "'i:: :'I", H " '" :' £b (S,,;¿ ~~~ j' ~": ¡ ~ "j <:J ," Z 'C\ L cj 9¡¡j ;¿, > -( --"{...- - wOQ ,,~ Z ,0 Ö Stíi::i "'" Z I!'. < G UJ (); "Ju ~~:¡{ "i G G' ,. ") '" ««0 ~ ) ~ (> 1 IJI (J (J ,", z '< >: '"t! '" ~ !O" x 10" WOOD OR METAL CROSS 68'-0" ABOvE AVERAGE BUILDING ELEvATION vAR!ANCE REQUIRED FOR 38'-0" OF '-'EIGf4T, CRCSS SIZE AND f4EIG,.,T PROPOSED N vARIANCE IS' ABOvE PROPOSED APPRovED UNDERL YING ROOF '-'EIGf47 REDUCED CROSS SiZE AND f4E'G,.,T BASE;::: ON '"""OPoS"D "hCC C¡.JANGE MIDPOINT OF TOWER 45'-6" ABOvE AVERAGE ------, BUILDING EL"vATION vARIANCE REQUIRED FOR ) 15'-6" OF .,EIG¡.JT .: MIDPOINT OF STAGE PARAPET 38'-6" ABovE AvERAGE BUILDING ELEvATION vARIANCE REQUIRED FOR "'-6" OF f.lEIGf.lT, M!DFONT OF STAGE PARAP=:T 37'-3" ABov" AvERAGE BU!LDING "LEvATION vARIANCE REQUIRED FOR 7'-3" OF f.I"IGf.lT 30' ABOVE AvE, BLDG, "LEv, TO MIDPOINT OF ROOF pf.lASE II UPPER FLOOR .451.00' AvERAGE BU!LDIN'" ELEvATION - 5' ABOvE LOWEST GRADE AT BUILDING '"ER SECTION 3.10,,40 MAiN FLOOR .44°"'" EX!ST MAIN FLOOR .436.40' LOWER FLOOR .428,50 ___,_- ~ Cfhe./~"" ~¿# "W I ~E PG/ag; do ~ ~ VMl" AI I /!iJ ~ (~ t~ ~ ~ ~ ,q ~ -' \\ ~ ~ ~ ; ~ ~ ~ t ~ I- ~ ~ C\ ï: "é.,Øé r z 0 ¡:: ..: > I1J --l I1J :r Ii ~ ~ :¡¡ X I1J