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.lfiII)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)
llíœllllftli'l, ClIIOìylltcadl
-...-.-
-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
~1r ~
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