Planning Comm PKT 10-19-2005
October 19, 2005
7:00 p.m.
City of Federal Way
PLANNING COMMISSION
City Hall
Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
. WORKSHOP
City Center Code Amendment
7. ADDITIONAL BUSINESS
8. AUDIENCE COMMENT
9. ADJOURN
Commissioners
John Caulfield. Chair
Dini Duclos
William Drake
Lawson Bronson
Richard Agnew (Alternate #2)
K:\Planning Commission\2005\Agcnda 10.19.05.<10<
Hope Elder, Vice-Chair
Dave Osaki
Merle Pfeifer
Pam Duncan-Pierce (Alternate #/)
City Staff
Kathy McClung, CDS Director
Margaret Clark, Senior Planner
E. Tina Piety. Administrative Assistant
253-835-260/
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CITY OF FEDERAL WAY
PLANNING COMMISSION
September 21, 2005
7:00 p.m.
City Hall
Council Chambers
MEETING MINUTES
Commissioners present: 10hn Caulfield, Dave Osaki, Dini Duclos, Merle Pfeifer, Bill Drake, and Lawson Bronson.
Commissioners absent: Hope Elder (unexcused). Alternate Commissioners present: Christine Nelson and Tony
Moore. Alternate Commissioners absent: Pam Duncan-Pierce (unexcused). Staff present: Development Services
Director Kathy McClung, Assistant City Attorney Amy 10 Pearsall, Senior Planner Margaret Clark, Associate
Planner Isaac Conlen, and Administrative Assistant E. Tina Piety.
Chair Caulfield called the meeting to order at 7:00 p.m.
ApPROVAL OF MINUTES
Commissioner Duclos moved (and it was seconded) to adopt the August 17,2005, minutes with a correction to the
date under Additional Business. The motion carried (one abstain, five yes).
AUDIENCE COMMENT
Greg Coleman - He commented on the Cottages at Hoyt Road project. The neighbors had been told
there would be a certain amount of open space and were happy with that. Now the developer wants to
decrease the amount of open space. If a developer destroys open space, they then talk about remediation.
What is the point if the open space is already destroyed? Is there a way of protecting that open space?
ADMINISTRATIVE REpORT
None
COMMISSION BUSINESS
WORKSHOP - Cottage Housing Code Amendment
Mr. Conlen delivered the staff presentation. Cottage housing refers to small detached single-family units grouped
around a common open space. The proposed amendments would allow cottage housing in the Residential Single-
Family (RS) 7.2 and 5.0 zones and all Residential Multi-Family (RM) zones. The intent of cottage housing
includes providing affordable housing; providing options to a growing demographic desiring single-family setting,
but with smaller homes and lot sizes; providing opportunity for infill and reducing urban sprawl; and promoting
neighborhood interaction, sense of community, and safety. Staff is seeking the Commission's input on overall
direction, development standards, procedural requirements, and public notice.
The Commission discussed the issue of affordability. Given today's housing market, how can the City ensure the
cottages would be affordable? What tools and incentives are available to encourage affordable housing? The
Commission does not want to dictate affordable housing, but would like to encourage it. Given that other
jurisdictions allow only 12 units per acre, it was suggested the City allow 12 cottages outright, and up to four
additional ones if two of those are affordable.
KWI""ning Commission\2005\Meeting Summary 09-21-05.doc
Planning Commission Minutes
Page 2
September 21,2005
The Commission recommended a minimum cottage size of 800 square feet. They also recommended that a
homeowner's association (with dues) be required for cottage housing subdivisions in order to ensure the common
open space is maintained.
They discussed the parking requirement of 1.5 spaces. The question arose whether this would give enough visitor
parking. It was suggested that the requirement be reduced to one and the developer could decide ifthey want
visitor spaces. On-street parking could be counted towards the required parking. The Commission came to the
consensus that 1.5 spaces are adequate.
The Commission discussed the size of garages. The size limit of 200 square feet gives a size of only lOx 20 feet. It
was stated that this applies only to attached garages and unattached garages could be larger. The Commission came
to the consensus that 200 square feet for attached garages is adequate. Additionally, attached garages can be larger,
but square footage exceeding 200 is counted towards the maximum cottage size.
The Commission discussed allowing carports and if they should have a roof pitch, and decided they should be
allowed with a 6:12 roof pitch.
The Commission feels this issue could generate concern from citizens. It was suggested that public notice be made
through press releases, the City's quarterly newsletter, send notices to the Federal Way Chamber of Commerce,
send notices to all homeowner associations, send notices to the Master Builders Association, send notices to
developers, and place notices on the City's Web site.
ADDITIONAL BUSINESS
Chair Caulfield informed the Commission that last week he had attended a meeting on the City Center. Although
there were only four people who were not staff or City Council in attendance, he felt the meeting was worthwhile.
AUDIENCE COMMENT
Greg Coleman - He commented that cottage housing sounds exciting and he was glad he stayed for the
whole meeting. He noted that owner occupied homes are better cared for than others.
ADJOURN
The meeting was adjourned at 8:30 p.m.
K:\Planning Commission\2005\Meeting Summary 09-21-05.doc
~
CITY OF f(//IT ~
Federal Way
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
MEMORANDUM
TO: Federal Way Planning Commission Members
FR: Kathy McClung, Director
Lori Michaelson, Senior Planner
RE: City Center Code Amendments
DT: October 12, 2005
A Planning Commission workshop has been scheduled for 7:00 pm on October 19,2005,
to discuss the draft City Center Code amendments.
The purpose of the proposed code amendments is to permanently address concerns
behind the City's recent ordinance which temporarily prohibited certain types of uses and
development in the City Center which were seen as contrary to the Federal Way
Comprehensive Plan. The proposed amendments will also address state and local
regulations and policies, build on the City's recent capital investments in the downtown,
and address certain recommendations from recent downtown studies.
The following drafts are attached to this memorandum for your review.
1. CITY CENTER CODE AMENDMENT - SUMMARY OF PROPOSED CHANGES
2. CITY CENTER CORE - SUMMARY OF PROPOSED CHANGES TO USE CHARTS
3. CITY CENTER FRAME - SUMMARY OF PROPOSED CHANGES TO USE CHARTS
4. PROPOSED CHANGES TO ARTICLE XIX, COMMUNITY DESIGN GUIDELINES
5. PROPOSED NEW CODE SECTION - FWCC ~ 22-977
6. MISCELLANEOUS PROPOSED CODE CHANGES (Changes to Article I,
"Definitions"; Article IV, "Nonconformance"; Article XV, "Off Street Parking";
and Article XVI, "Improvements," and Article XVII, "Landscaping.")
Staff looks forward to discussing the proposed code amendments with you at the
workshop on the 19th. If you have any questions, please contact Lori Michaelson, Senior
Planner at 253-835-2645, lori.michaelson@cityoffederalwav.com; Kathy McClung,
Director of Community Development Services, 253-835-2610,
kathy.mcclung((i),cityoffedera1wav.com; or Patrick Doherty, Director of Economic
Development, 253-836-2612, patrick.doherty(lV,cityoffederalwav.com.
In addition, staff has tentatively scheduled November 9. 2005, at 7:00 pm, for the
Planning Commission public hearing on the code amendments. This is not a regularly
scheduled date for Planning Commission. Therefore, please contact Lori or Kathy
(above) if you have any concerns.
c: David Moseley, City Manager
Patrick Doherty, Director of Economic Development
Greg Fewins, Deputy Director of Community Development Services
Amy Jo Pearsall, Assistant City Attorney
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PROPOSED CHANGES TO ARTICLE XIX, COMMUNITY DESIGN GUIDELINES
(City Center Code Amendment, Draft 10/12//05)
22-1633. Definitions.
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 and furnishinl!s include special pavement with distinctive color and texture,
landscaping, pedestrian-scale lighting, seating areas, weather protection, water features, and
art, trash receptacles and bicycle racks.
PUBLIC ON-SlTE OPEN SPACE means a 5J*t6e passive and/or active recreational area tflat..-i.s
aeeessiblo to the poolie at all tim.es, predominantly 0pefl. above, aFld designed specifically for use
by the general public as opposed to serving merely as a setting for the building. Such areas may
include parks, gardens, plazas, entrance lobbies, arboretums, solariums, and bandstands, or an
approved combination thereof, and may contain exterior and/or interior spaces. Such areas shall
be easily accessible from adjacent public areas and available to the public at all times least twelve
hours each weekday. Public on-site open space may be privately owned but must be
permanently set aside and maintained for the use and benefit of the public.
STREETSCAPE means a term if!. l:1fbaFl design that defif!.es and deseribes the charaoter afld q1:lality of
a street by the am.O\:l.Flt and tye of f-eatures and f1:lffl.ishiFlgS $\:l.ttiFlg it. the visual character and
Qualitv of a street as determined by various elements located between the street and
buildin!! faces. such as trees and other landscapinl!. street furniture. artwork. transit stops.
and the architectural Quality of street-facin!! buildinl! facades. STREETSCAPE AMENITIES. as
used in this article. means pedestrian-oriented features and furnishinl!s within the
streetscape, such as trees and other landseapif!.g, benches,- seats or sittinl! walls. weather
protection, trellises, water features, art objeets, transit stops with seatinl!. architectural facade
treatments. l!arden space associated with residences. pedestrian-scale lighting, landscaping
that does not block views from the street or adiacent buildinl!s, differefl.t special paving~,
kiosks, trash receptacles, and bike racks. bollards, curbing, signage, and typieal \:l.tility eq\:l.ipment
and appurteflaneos.
WATER FEATURE means a fountain. cascade. stream water. water wall. water sculpture or
reflection pond. The purpose is to serve as a focal point for pedestrian activity.
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.
@2004 Code Publishing Co. Page 1
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(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. Avoid 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.
(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 parkingfloors located within commercial buildings).
(1) 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,
fa~ade design, and finish materials.
(3) Parking structures should incorporate methods of articulation and accessory elements,
pursuant to FWCC 22-1635( c )(2), on fa~ades 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.
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(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.
figure I. See:. 22 . 1634 (4)
"-H-**" ~ from ft.O.W.
Pigurc 2. Sec. 22- 1634 (d)
p."millfl ~Metion.
(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 streetscape 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.
(g) Miscellaneous Site Elements.
(1) Lighting (see guidelines).
(2) Drive-through facilities such as banks, cleaners, fast food, drug stores and service
stations, etc., shall comply with the following:
a. Drive-through windows and stacking lanes are not encouraged along fayades of
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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(c)(5l for supplemental 2uidelines.
(Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, ~ 3, 1-16-01;
Ord. No. 03-443, ~ 3, 5-20-03)
22-1637 Mixed-use residential buildings in commercial zoning districts.
Ground leyel f!ayades of mixed-use residential buildings that front a public right-of-way
shall meet the following guidelines:
(1) Retail, eommercial, ar offiee activities shall aeeupy at least 20 pereeFlt of the gI"OSS
ground floor area af the lmi16iag (unless exempt from this requirement by FWCC district 250aiag
reg1:llation. The residential component shall contain residential desien features and details.
such as individual windows with window trim. balconies or decks in upper stories. bay
windows that extend out from the buildin2 face. upper story setbacks from the buildine
face. eabled roof forms. canopies. overhanes. and a variety of materials. colors and textures.
(2) The commercial and residential components may have different architectural
expressions. but the facade shall exhibit a number of unifvine elements to produce the effect
of an inteerated project.
~ill Ifparking occupies the ground level, see FWCC 22-1634(c).
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(3) I,Ground level landscaped gardens, courtyards, or terraces for private use by
residents should be designed with minimum exposure to the right-of-way.
(4) See FWCC 22-1638 for supplemental, district-specific euidelines.
(Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 00-382, S 3, 1-16-01;
Ord. No. 03-443, ~ 3, 5-20-03)
22-1638 District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines
apply to individual zoning districts:
<02004 Code Publishing Co. Page 4
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(a) Professional office (PO), neighborhood business (BN), and community business (Be).
(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 22-1634(d).
(2) Entrance fas:ades 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 mittored 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
ofthe 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 large institutional
uses. The maximum height for large institutional uses shall be 30 feet and shall include cutoff
shields.
2:0'
FiJW't 16- k. 22-1638(iI)
(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.
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(11) Common recreational spaces shall be located and arranged so that windows overlook
them.
flisare 18 -See. 22 - 1638 (8)
(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\u'I: 19 - Sec.. 22 - 1638 (a)
(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.
FlgUR' ,2() . SClI.:. 22. 1633 {il)
(14) Carports and garages in front yards should be discouraged.
(15) The longest dimension of any building fac;:ade 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," "m iddle" and "top." The
base (typically the first floor) should contain the greatest number of architectural elements such as
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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.
Figlltc 21 - &:1;, 22 - 1638 (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.
(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 redevelopment occurs, the visual
dominance of surface parking areas shall be eliminated or reduced. Therefore, sl:lrfaoe parking
areas shall be located as follows:
a. In the City Center Core, The parkiRg is parking: shall be located behind the
building, with the building located between the right-of-way and the parking area(s), or it-is
106ated in structured parking; or a minor amount of llarldne: may be located to the side(s) of
the buildine:. as determined bv the Director:
b. All or some 0fthe parkiRg is 10Eiatea to the side(s) of the building; or
b. In the City Center Frame. parkine shall be located accordine: to (D(a) above.
except a e:reater amount of the parking may be located to the side(s) of the building, and 5effle
sh0rt term a minor amount of parking may be located between building(s) and the right-of-way,
as determined bv the Director. but this shall not oonsist ef more {haR eRe double loaded drive
aisle, and pedestrian circulation shall be pro'lidea pl:lfsl:lant to FWCC 22 1634(d).
c. Large retail complexes. and sites fronting on multiple rie:hts-of-wav. may not be
able to locate parking according to the above guidelines. Therefore, retail complexes of 60,000
square feet of gross floor area, and sites frontine on multillle rie:hts-of-wav, may locate!
e:reater amount of surface parking between the building(s) and the right-of-way. However, this
form of development shall provide small buildine:(s). streetscalle amenities. and landscalline:
alone the ri2ht-of-wav. in a sufficient combination to break up and reduce the visual impact of
the parking, as determined bv the Director. , and pedestrian eirel:llatieR shall be pr8vided
pursuant to FWCC 22 163 q (a). 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 faQades shall front on, face, or be clearly recogI'Iizable frem. the right 0f
way, and should incorperate ',vind0V:s aHa 0ther methods af articulation.
(3) Building falfades that are visible from a right 0f way and subject to modulation per
FWCC 22 1635(13) shall iH6orporate falfaae treatffl0Ht as fall0ws:
a. The falfade iHeorporatos modHlatioH 8Hl.t'er laHdseaping, pursuant to FWCC 22
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1635(b); aad
13. THe faljJade incorporates an arcade, canopy or plaza, and/or one or more
articulatioa element listed in FWCC 22 1635(0)(2); provided, that the reswltiag buildiag
characteristics achieve visual iaterost and appeal at a pedestrian seale aad pnmimity, e0fltribute to
a sense of publio space, and reiflf0fee the pedestrjafl eJij'.lerieflee.
(2) Entrance facades shall front on. face. or be clearly recol!nizable from the
rie:ht-of-way.,
(3) Buildin1! facades shall incorporate a combination of facade treatment
options as listed in FWCC & 22-1635(b) and & 22-1635(c)(2). to a del!ree that is appropriate
to the buildine: size. scale. desil!n. and site context. and accordinl! to the followine euidelines.
a. Principal facades containinl! a maior entrance or located alonl! a ril!ht-of-way
or clearly visible from a ril!ht-of-way or public sidewalk. shall incorporate a variety of
pedestrian-oriented facade treatments. includinl! distinctive and prominent entrance
features~ transparent e:lass in and adajcent to major entrances; structural modulation
where appropriate to break down buildinl! bulk and scale; modulated roof lines. forms. and
heil!hts: architectural articulation: canopies: arcades: pedestrian plazas; murals or other
artwork: and streetscape amenities. At least 40% of any e:round level principal facade
located alone: a rie:ht-of-way must contain transparent e:lass. Landscapinl! shall be used to
define and hil!hlie:ht buildine:entrances. plazas. windows. walkways. and open space. and
may include container l!ardens. wall and window planters. hane:ine: baskets. seasonal beds.
trellises. vines. espaliered trees and shrubs. and rooftop e:ardens. Landscapine: should not
block views to the buildinl! or across the site. Foundation landscapine: may be used to
enhance but not replace architectural treatments.
b. Secondary facades not containinl! a major buildine: entrance or located alonl!
a rie:ht-of-way or clearly visible from a ril!ht-of-way or public sidewalk. may incorporate
facade treatments that are less pedestrian-oriented than in (3)(a) above. such as a
combination of structural modulation. architectural articulation. and foundation
landscapinl!.
c. Principal facades of sine:le story buildine:s with a l!ross l!round floor area
e:reater than 20.000 square feet in the City Center Core. and e:reater than 40.000 square feet
in the City Center Frame. shall emphasize facade treatment options that reduce the
appearance of bulk and achieve a human scale. This mav be accomplished throue:h such
desil!n techniques as a series of distinctive entrance modules or "storefronts" framed by
projectine:. offset rooflines. or a major pedestrian plaza adjacent to the entrance.
(4) Pedestrian pathways shall be provided from rie:hts-of-way. bus stops. parkine:
areas. and any pedestrian plazas and public on-site open space. to primary buildinl!
@2004 Code Publishing Co. Page 8
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entrances. Where a use fronts two streets. access shall be provided from both streets or
from the street closest to the main entrance. Multiple-tenant complexes shall provide
pedestrian walkways connectinl! all maior business entrances on the site. Pedestrian
pathways shall be accessible. clearly delineated by separate paved routes. and inteerated
with the landscape plan. Principal cross-site pedestrian pathways shall be protected from
abuttin!! parkinl! and vehicular circulation areas with landscapinl!.
t41 !2l Drive-through facilities and stacking lanes shall not be located aleftg in
coniunction with a fayade of a building that faces or is clearly visible from a right-of-way~.1
public sidewalk. or pedestrian plaza. Such facilities shall be located alon!! secondary
facades. as determined by the Director. and shall meet the separation. screeninl!. and desil!n
standards listed in FWCC 22-1634(l!)(2)b.c. and d.
~ @ Above-grade parking structures with a ground level fayade 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 ofthe fayade; or
c. A decorative grille or screen that conceals interior parking areas from the right-of-
way.
~ ill Fa9ades of parking structures shall be articulated above the ground level pursuant
to FWCC 22-1635(c)(1).
f7) ill 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 fayade fronting a right-of-
way or pedestrian area.
f81 ill Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
For nOfl siHgle family resideHtial blses only:
t9) f!!U For residential uses, Subsections (a)(5) thnm,gh (a)(17) Subsections (a)(6)
throul!h (a)(9); (a)(ll); (a)(12); (a)(14); (a)(16); and (a)(17) of this section shall apply.
22-1640 Design criteria for public on-site open space.
The following guidelines apply to public on-site open space that is developed in exchange for
increased building height pursuant to the height bOHl,olS program established in Article XI,
Division 8, of this chapter. All open space proposed under this section shall meet the
definition of public on-site open space as set forth in this article and all of the followinl!
criteria:
(1) Open space developed under this seetioH saOl..lld he leeated so that it:
a. Abl.-lts a public right of way, or alternatively, is yisible and aeeessible from a
pl.-lhlie right of way;
b. Is bordered OH at least one side hy, or is readily aooessible from, struornre(s) ',vita
entries to retail or office uses, aOl.olsiflg, oivio/publie blses, or aHother ,moho open space; and
o. Is situated fer maJcimum exposl:lf-e to SHHlight.
(2) C>f>efl spaee site design and eOflfiguration must meet a majority of the following
guidelifles:
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a. The gross area of the open space does not incorporate any otHer site elements suoh
as setbaelcs, landsoaping, buffers, pa'ling, or storm drainage faoilities, that would otHerwise be
incorporated into site desigR without e"ercising the open spaee option;
b. The gross area of the open spaoe encompasses at least 2.5 percent of the lot area,
up te a total aggregate square footage of 25 ,000 sq1:lare feet;
o. The open space area must be clearly visible and aeoessible from the adjaeent right
of ',yay; d. THe primary area is at least 25 feet ia width;
e. A minimum of 15 percent of the total area of the opefl spaee is laadseaped using
Type IV laRdsoaping or ot.aer landseaping alternative; and
f. The opea space may not be used for parlciFlg 0r loading of oOffifflereial 'lehicles.
Commereial vehicle loadiflg areas abutting the open space must be sereened by a solid, site
obsouring wall. (Ord. No. 96-271, S 3, 7-2-96; Ord. No. 99~333, S 3, 1-19-99; Ord. No. 00~382, S
3, 1-16-01; Ord. No. 03-443, S 3, 5-20-03)
(1) The total minimum amount of open space that shall be provided in exchane:e
for bonus heie:ht is eQual to 2.5 percent of the e:round floor e:ross SQuare feet of the buildine:
receivine: bonus heieht. multiplied by the number of additional floors. For example. the
total open space reQuired in exchanee for one additional floor is eQual to 2.5 percent of the
e:round floor SQuare feet: for two additional floors it is eQual to 5.0 percent of the e:round
floor SQuare feet: and for three additional floors it is eQual to 7.5 percent of the e:round floor
sQuare feet.
(1) The open space may be arrane:ed in more than one piece if appropriate to the
site context. as determined by the Director.
(2) The open space shall abut on. or be clearly visible and accessible from. a
public rie:ht-of-way or pedestrian pathway.
(3) The open space shall be bordered on at least one side by. or be readily
accessible from. structure(s) with entries to retail. office. housine:. civic/public uses. or
another public open space.
(4) The open space shall not be located on asphalt or e:ravel pavement or be
adiacent to unscreened parkine: lots. chain link fences. or on site blank walls. and may not
be used for parkine:. loadine: or vehicular access.
(5) The open space shall be sufficiently desie:ned and appointed to serve as a
maior focal point and public eatherine: place. It shall include a sienificant number of
pedestrian-oriented features. furnishine:s. and amenities typically found in plazas and
streets capes. and as defined in this article: such as seatine or sittine walls. Iie:htine:. weather
protection. special pavine:. landscapine. trash receptacles. and bicycle racks. In addition.
the open space(s) should provide one or more sie:nificant visual or functional amenity such
as a water feature. artwork. or public restroom. and should allow for active uses such as
vendine:. farmers' markets. live performine arts space. and art shows.
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NEW FWCC & 22-977 Size Increases. Sinlde Story Buildine:s. Center Core and Frame
(City Center Code Amendment Draft 10/12/05)
(a) General/v. Single stOry buildings may be incrementally increased in size above 20.000 gross
sq. ft.. if approved by the Director of Community Development Services using the provisions in
this section. The intent of this section is to encourage a mix of uses and multiple-story buildings
in the City Center by allowing larger single-story building footprints within proiects that also
incorporate mixed uses and multiple-story buildings.
(b) Definitions. The following definitions apply to this section.
(1) Floor area means the total area of a building floor plate in gross square feet.
(2) Mixed- use buildinfl means a building containing two or more principal uses permitted
in the zonin~ district;
(3) Multivle-story buildinf! means a building containing more than one floor and each
floor contains at least 75% of the floor area below it.
(4) The site means "subiect property" as defined by this chapter.
(c) Formula for increasin~ sinflle story buildinf{ size.
The followin~ formula establishes the increases in gross square feet that may be added to
a single stOry building in exchange for the specified uses:
(1) 1.000 square feet in exchange for each 1.000 square feet of a principal use other than
the single stOry building. contained in a multiple-story buildin~ elsewhere on the site:
(2) 2.000 square feet in exchange for each dwelling unit contained in a mixed-
use/multiple-story building elsewhere on the site;
(3) 1.000 square feet in exchange for each 5 parking stalls contained in a parking
structure. which may be attached to the single stOry building or located elsewhere on the site; or
2.000 square feet in exchange for each 5 parking stalls contained in a mixed-use buildinu: that
includes dwellinu: units;
(4) 1.000 square feet in exchange for each 1.000 square feet of public on-site open space
located anywhere on the site. provided that it is located and designed according to the definition
and design criteria for public on-site open space set forth in FWCC Article XIX. Community
Design Guidelines.
(5) Options (1) and (2) above. may be located above the single stOry building when each
upper floor contains at least 65% of the floor area below it.
(d) Modifications. The Director may approve minor modifications to the above formula based on
unusual site conditions or unique design proposals. provided the resulting proiect is consistent
with comprehensive plan ?olicies promoting urban-scale. pedestrian-oriented development in the
City Center and meets all other applicable development reu:ulations and design standards.
~2004 Code Publishing Co. Page I
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Miscellaneous Proposed Changes - FWCC Articles I, IV, XV, XVI, and XVII
(City Center Code Amendment, Draft 10-12-05)
Article I, ~ 22-1, DEFINITIONS.
Retail Shovving Center. Regional means a series of unified commercial
establishments that provide retail, entertainment, or professional services; share the
same parkine facilities; comprise at least 50 acres; contain a combined eross floor
area of at least 500.000 sQuare feet; and are located in close proximity and with
direct access to a state or federal hiehwav.
Article IV, NONCONFORMANCES.
22-334 Nonconforming development.
(3) Increase in gross floor area.
d. If the increase in eross floor area involves an existine sinele-story buildine
in the City Center that is nonconformine as to the eround floor size limits
established in FWCC Division 8. the existine buildine footprint shall not be
enlareed. except the Director may approve minor additions such as entry structures.
lobbies. seatine or dinine areas. bay windows, and similar features; provided that
such addition(s) shall not exceed 1.000 SQ. ft. per buildinl! in any one consecutive 12-
month period. and shall not increase the extent of any other nonconformance.
(6) The applicant is making any alteration or changes or doing any work, other than
normal maintenance1..or other than tenant improvements, or minor additions noted in
(3)(d). above, in anyone consecutive 12-month period to an improvement that is
nonconforming and the fair market value of the alteration, change or other work exceeds
50 percent of the assessed or appraised value of that improvement.
22-343 Special provision for damaged improvements.
If a nonconforming improvement is damaged by sudden accidental cause, that
improvement may be reconstructed only if it meets the following requirements and not
otherwise:
(1) The cost of reconstructing the damaged improvement does not exceed 75 percent of
the assessed or appraised value of that improvement prior to the damage:.; except that no
cost limit applies to the reconstruction of damaeed improvements in the City
Center. and the Director mav reQuire minor uP2rades to the rebuilt improvements.
that are intended to achieve a ereater level of compliance with the site and desien
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euidelines in this chapter. and provided that the uperades are reasonably related to
the improvement(s) and proportional to reconstruction costs.
(2) The improvement, as reconstructed, is not any more nonconforming than it was
immediately prior to the damage.
(3) The applicant applies for a building and land use pennit~ to reconstruct the damaged
improvement within six months of the date of the damage and reconstructs the
improvement pursuant to that 8uilding such permit~.
Article XV, OFF STREET PARKING.
22 1402. Buffer requiremeBts.
Repeal this Subsection in its entirety. It cross-references a Subsection that was
repealed in 1993.
Article XVI, IMPROVEMENTS.
22-1473 When public improvements must be installed.
(a) The applicant shall provide the improvements required by this article if the applicant
engages in any activity which requires a development permit, except for the following:
(1) The applicant need not comply with the provisions of this article if the
proposed improvements in any 12-month period do not exceed 25 percent of the assessed
or appraised value (based on an MAL appraisal provided by the applicant) of all structures
and land combined on the subject property, whichever is greater, except that ifthe subject
property is equal to or greater than 100,000 square feet in size, the land value shall not be
included in the assessed or appraised value used to detennine the 25 percent. If the 25
percent threshold is exceeded. public improvements will be required under ~ 22-
1474 to the extent they are commensurate with the impacts of the development. as
determined by the Director.
Article XVII, LANDSCAPING.
(g) City Center, CC.
(1) Type III landscaping five feet in width shall be provided along the perimeter of
parking areas abutting public rights-of-way.
(2) Type I landscaping 15 feet in width shall be provided along the perimeter of property
abutting a residential zoning district.
(3) Type III landscaping' five feet in width shall be provided along all perimeter lot lines
except as noted in subsections (g)(1) and (g)(2) of this section~ except that no landscapin!! is
required alon!! the perimeter of a property line abuttinl! a ril!ht-of-wav where a zero-foot
buildinl! setback applies pursuant to FWCC Division 8.