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ORD 06-515CITY OF FEDERAL WAY ORDINANCE NO. 06 - > b AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, ADOPTING TEXT AMENDMENTS TO THE FEDERAL WAY CITY CODE, CHAPTER 22, "ZONING," FOR PURPOSES OF ESTABLISHING SINGLE - STORY CONSTRUCTION LIMITS IN THE CITY CENTER; PROHIBITING GAMBLING ACTIVITIES, IN THE CITY CENTER AND IN THE NEIGHBORHOOD BUSINESS ZONING DISTRICTS; AMENDING CERTAIN BASE HEIGHTS; AMENDING THE HEIGHT BONUS PROGRAM; MODIFYING SITE AND BUILDING DESIGN STANDARDS; AND OTHER RELATED AMENDMENTS, AFFECTING ARTICLE 1, SEC. 22 -1, "DEFINITIONS "; ARTICLE IV, "NONCONFORMANCES "; ARTICLE XI, DIV. 6, "NEIGHBORHOOD BUSINESS"; DIV. 8, "CITY CENTER - CORE AND CITY CENTER - FRAME "; ARTICLE XIII, "SUPPLEMENTARY DISTRICT REGULATIONS "; ARTICLE XV, "OFF - STREET PARKING "; ARTICLE XVI, "IMPROVEMENTS "; ARTICLE XVII, "LANDSCAPING "; AND ARTICLE XIX, "COMMUNITY DESIGN GUIDELINES "; (AMENDING ORDINANCE NO'S. 90 -43 96- 270, 97 -291, 97 -296, 00 -363, 01 -390, 01 -399, 02 -424, 02 -417, 03 -443, 03 -450, 04 -468, and 05 -506). WHEREAS, amendments to the Federal Way City Code (FWCC) text are authorized pursuant to FWCC Section 22 -216 pursuant to Process VI review; and WHEREAS, the City of Federal Way City Council has considered the proposed text amendments to the FWCC, attached hereto as Exhibit A and incorporated by this reference, ( "Proposal ") affecting certain use and development regulations and standards for the City Center -Core (CC-Q, City Center -Frame (CC- F), and Neighborhood Business (BN) zoning districts; and WHEREAS, the Federal Way City Council, pursuant to FWCC Section 22 -517, having determined the Proposal to be worthy of legislative consideration, referred the Proposal to the Federal Way Planning Commission for its review and recommendation; and WHEREAS, the Federal Way Planning Commission, having considered the proposal at Public Hearings on November 16, 2005, and December 7, 2005, pursuant to FWCC Section 22 -534, and all public notice having been given pursuant to FWCC Section 22 -521; and Ord No- Od —,' 1$ , Page I WHEREAS, following the public hearing, the Planning Commission submitted to the City Council Land Use/Transportation Committee its recommendation that the City Council adopt, modify, and further consider the Proposal as recommended by staff, and WHEREAS, an environmental Determination of Nonsignificance (DNS) was issued for the Proposal on October 26, 2005, and the DNS was adopted on November 23, 2005, and no comments or appeals were received and the DNS was finalized on November 23, 2005; and WHEREAS, the City Council Federal Way Land Use /'Transportation Committee, on December 19, 2005, and January 9, 2006, considered the recommendation of the Planning Commission and moved to forward a recommendation of approval, with modifications, to the Full City Council; and WHEREAS, the City Council considered and modified the Proposal at its January 17, 2006, meeting; NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Findings. The City Council of the City of Federal Way makes the following findings with respect to the Proposal: A. The "City Center" area of the city, which includes the City Center -Core (CC -C) and City Center- Frame (CC -F) zoning districts, is envisioned by the Federal Way Comprehensive Plan (FWCP) as, "...the cultural, social, and economic center of the City," characterized by a safe, essential, and vibrant street life; rich mix of retail, service, office, and housing; pedestrian - oriented features and amenities; a network of public open spaces within a dense, compact, urban -scale development pattern; and form that maximizes land utility and reflects superior urban design. B. Contrary to the F WCP vision, the ongoing predominant development pattern in the City Center is largely characterized by single -story retail /commercial "strip" centers with disproportionately large surface parking areas along rights-of-way. The Proposal will assist in halting or slowing additional private investment in noncompliant development and allow a more vision - compliant development pattern to emerge. Ord No. 06 -.51S , Page 2 C. The City Center is largely developed with relatively few vacant developable properties. Future development will likely occur through "infill" additions and /or expansions within existing individual properties, and some substantial larger redevelopment of aggregated properties. The FWCP recognizes the limited supply of developable land in the City Center and the importance of this area to the City. The City Center Chapter of the FWCP has established a set of interrelated goals and policies to encourage a more efficient use of land through a more compact and intense "vertical" development pattern, with a rich mix of retail, entertainment, office, and commercial uses integrated with housing. D. The City's strategy to meet its housing and employment targets is set forth in the FWCP, and the highest density of the City's housing and jobs growth is directed to the City Center /Urban Center. Presently, there is no residential population in the CC -C zone and only a limited residential population in the CC -F zone. There are few pedestrian amenities, such as streetscapes, plazas, public open spaces, and pedestrian- oriented site and building design, to help attract and support a residential population. E. Adoption of the zoning amendments will help implement the goals and policies of the City Center Chapter of the FWCP to promote a more intense and efficient use of land by increasing certain "as -of- right" heights, and by limiting new single -story construction, unless it co- locates with mixed -use, multiple -story development. F. Adoption of a zoning prohibition on gambling activities in the City Center Core and Frame zoning districts will eliminate a use that is incompatible with the mix of retail, entertainment, and residential uses as envisioned for the City Center, and preclude negative secondary impacts on surrounding neighborhoods, and adoption of a zoning prohibition on second -hand merchandise sales will eliminate such uses as inconsistent and detrimental to the higher quality, pedestrian - oriented mix of retail sales and services envisioned for the City Center. G. Adoption of a zoning prohibition on gambling activities in the Neighborhood Business (BN) zoning district will deter potential negative secondary impacts to surrounding neighborhoods and help implement FWCP land use policies for a mix of neighborhood -scale retail, personal services, and residential and commercial development that is compatible with nearby (residential) uses. Ord N o. 06 —' 1 S , Pagc 3 H. Adoption of zoning amendments to increase base height for multi -unit housing, eliminate residential density caps, relax open space requirements, and relax ground floor commercial requirements, will encourage residential and mixed -use development as envisioned for the City Center. Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22 -528, and based upon the Findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposal: 1. The proposed amendments are consistent with, and substantially implement, the following comprehensive plan goals and policies: LUGI Improve the appearance and function of the built environment. LUPI Use residential design performance standards to maintain neighborhood character and ensure compatibility with surrounding uses. LUP2 Use design and performance standards to achieve a greater range of housing options in multiple- family designations. LUP3 Use design and performance standards to create attractive and desirable commercial and office developments. LUP44 Neighborhood Business centers should consist of neighborhood scale retail and personal services. LUP45 Encourage mixed residential and commercial development in Neighborhood Business designations where compatibility with nearby uses can be demonstrated. LUP187 Develop incentives to encourage desired development in commercial areas, especially in the City Center Core and Frame. EDGI The City will emphasize redevelopment that transforms the City from a suburban bedroom community to a full - service community with an urban core. HP31 Encourage new residential development to achieve maximum allowable density leased on gross area. CCGI Create an identifiable City Center that serves as the social, cultural,I and economic. focus gf'the City. Define a City Center with distinct boundaries, unique building types, and special features. CCG2 Attract a regional market for high quality office and retail rises which increases employmem opporlunilies, adds to the C.'ily's lax base, and establishes Federal 1fay 's City Center as an economic leader in the SoZit17 King C'011771y region. Ord No. 06 -5/5 , Page 4 CCG5 Encourage a mix of compatible uses to maintain a lively, attractive, and safe place to live, work, and visit. CCG6 Focus on irnproving the existing character and image of the City Center. CCG7 Encourage housing opportunities in mixed residential /commercial settings. Promote housing opportunities close to employment. CCG9 Create an environment oriented to pedestrians and bicyclists. CCGIO Create an environment that attracts high quality housing, commercial, and office uses. Continue to enforce requirements for quality design in buildings, streetscape, and site planning. CCGII Create policies and regulations to encourage more efficient use of parking facilities and to foster new, innovative, and creative parking solutions. CCG13 Focus new growth, with resultant increasing demands for- infrastructure and transportation, in the City Center, specifically the core. Allow for higher intensity uses for efficient use of land. CCP2 Develop an attractive City Center that will attract quality development. CCP3 Continue to support land use regulations that allow the higher intensity development expected over the next 15 to 30 years. CCP7 Allow for a variety of uses and mixed -use development within buildings, or complexes. Ensure that mixed -use development complements and enhances the character of the surrounding residential and commercial areas. CCG14 Allow increased development of commercial uses while increasing housing opportunities and diversity of housing types. CCPIO Continue to develop land use regulations that encourage the frame area to accommodate higher - density residential uses accompanied by residentially oriented retail and service uses. CCPII Continue to provide amenities such as community services, parks, and public .spaces to meet residential needs. CCP77 Emphasize pedestrian and bicycle circulation, as well as other travel modes in all aspects of developing the City Center transportation system. Include public sidewalks, street trees, and other pedestrian amenities for streets. CCP18 Continue to enforce and refine local zoning codes, site planning requirements, and street design standards, as necessary, to establish a more pedestrian and bicycle friendly' environment. CCP19 Encourage new development to include oclive ground floor usL's sltch Lis shops, carrrrnunity services, office, and housing units. Provide pedestrian connections between adjacent buildings where possible to provide for streetscape continuity_ Oi-d Nu. 06 -5 IS , .Page 5 CCP21 Continue to site and screen parking lots to minimize impact on the pedestrian environment. CCP22 Connect the main entry of buildings to public sidewalks by a clear, identifiable pathway. CCP42 Site and orient buildings and parking to allow redevelopment of surface parking. CCP47 Continue to construct streetscape improvements as an integral component of any roadway improvement. CCP48 Encourage. buildings to front or face public rights -of -way, providing clear paths from the sidewalk to all entries. 2. The proposed amendments bear a substantial relationship to public health, safety, or welfare because they will help create an identifiable downtown, improve the form and function of the City Center through improved site and building design, promote safe and effective vehicle and pedestrian circulation, promote compatible land uses, promote economic development and re- development opportunities, and limit continued private investment in nonconforming development, which will have a direct relationship to the public health, safety, and welfare; and The proposed amendments are in the best interest of the residents of the city because they foster the emergence of an identifiable City Center that is the social and economic focus of the city, promote development that consumes less land, encourage a mix of land uses compatible with housing, promote housing opportunities close to employment, improve pedestrian facilities and amenities, and improve the quality of urban design and architecture within the City Center, which is in the best interest of the city's residents, as expressed in the adopted FWCP. Section 3. Amendment. The City Council hereby amends FWCC Chapter 22 as set forth in the attached Exhibit A. Section 4. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of the ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to any other persons or circumstances. Section 5. Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Ord No. 06 - i S , Page 6 Section 6. Effective Date. This ordinance shall be effective five (5) days after passage and publication as provided by law. PASSED by the City Council of the City of Federal Way at a regular meeting of the City Council on the -74�— day of ;2006. ATTEST: Ci Clerk, Laura Hathaway, C APPROVED AS 'rO FORM: ity Attorney, Patricia A. Richardson FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: .EFFECTIVE DATE: ORDINANCE NO: Ord No. Of - 1S' , Page 7 APPROVED Mayor, Mi-chaefP5 Federal Way City Code Chapter 22. Zoning. Article Y. General. 22 -1 Definitions. The following words, terms 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: Antique or collectible means any article which, because of amity, or historical significance, has a monetary value geater than its original value or which has a e reco ized by the United States government as entitling the article to an import duty less than that prescribed for contemporary_ merchandise. A store or shop selling only such articles, or offering them for sale, shall be considered as a dealership selling antiques or collectibles and not as a dealership selling second -hand merchandise. Gambling use means one of those gambling activities regulated by the-state, .g., "public card rooms," which involve staking or risking something of value upon the outcome of a contest of chance or a future contingent event not under the person's control or influence, upon an agreement or understanding that the person or someone else will receive something of value in the event of a certain outcome. Gambling uses include those uses regulated by the Washington State Gambling Commission with the following exceptions, as these uses are defined in Chapter 9.46 RCW: punch boards; pull _tabs• bingo games operated by bona fide not - for -profit organizations; limited social games perated by bona fide not - for -profit organizations; commercial amusement games; raffles; fund raising events; business promotional contests of chance-, sports pools; golfing and bowling swee stakes dice or coin contests for music food or beverages; fishing derbies, bona fide business transactions; activities regulated b,, the State_ Lottery Commission. Retail sales, second -hand merchandise, means an individual or establishment_ that sells second -hand merchandise, such as12awn shops; used book and record stores; used clothing, furniture_, and appliances; thrift stores; consignment stores; and flea markets. This definition does not include the sale of antiques or collectibles as defined in this article. Retail shopping center, regional means a series of unified commercial establishments that provide retail, entertainment, or professional services on a site comprised of at least 50 acres, with direct access to a state or federal highway, with shared parking facilities, with a combined gross floor area of at least 500,000 sq. ft., and with all or some of the stores configured with an inward orientation and connected with common interior walkway(s). 02004 Code Publishing Co. Page l Federal Way City Code Chapter 22. Zoning. Article IV. Nonconformances. 22 -332 Nonconforming use. Any nonconforming use must be terminated if: (1) The applicant is making structural alterations or increasing the gross floor area of any structure that houses or supports the nonconforming use; (2) Other than as specified in subsection (1) of this section, the applicant is making changes or alterations or doing work, other than normal maintenance, in any one consecutive 12 -month period to any structure that houses or supports the nonconforming use and the fair market value of that change, alteration or work exceeds 15 percent of the assessed or appraised value of that structure. The applicant may provide an appraisal of the structure on the subject property. The appraisal must be from a source that is acceptable to the city. The community development director may require the applicant to provide an appraisal from a source acceptable to the city if the assessed valuation appears to be inappropriate. If an appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used; (3) The subject property has been abandoned. Subsections (1 ) and ( ) do not apply to expansions or alterations to a structure that houses or supports a nonconforming use when the purpose is to establish, expand, or alter a conforming, use. (Ord. No. 90 -43, § 2(165.35(2)), 2- 27 -90; Ord. No. 91 -113, § 4(165.35(2)), 12 -3 -91; Ord. No. 92 -135, § 3(165.35(2)), 4- 21 -92; Ord. No. 92 -144, § 3(165.35(2)), 6- 16 -92; Ord. No. 97 -307, § 3, 12- 16 -97; Ord. No. 04 -468, § 3, 11- 16 -04) 22 -333 Nonconforming procedure. Repealed by Ord. No. 97 -307. (Ord. No. 90 -43, § 2(165-35(3)),2-27-90; Ord. No. 91 -113, § 4(165.35(3)), 12 -3 -91; Ord. No. 92 -135, § 3 (165.35(3)), 4- 21 -92; Ord. No. 92 -144, § 3 (165.35(3)), 6- 16 -92; Ord. No. 04 -468, § 3, 11- 16 -04) 22 -334 Nonconforming development. If any aspect, structure, improvement or development does not conform to the development regulations prescribed in this chapter, that aspect, structure, improvement or development must be brought into conformance or otherwise improved as set forth below. (1) Change of use — Single- tenant site. If any applicant proposes a change of use on property used or occupied by a single tenant or use, the applicant shall meet those provisions determined by the director to be reasonably related and applicable to the change of use. These provisions shall apply to the entire site. (2) Change of use — Multi- tenant site. If an applicant proposes a change of use on only a portion of property occupied by multiple tenants or uses, the applicant shall meet those provisions determined by the director to be reasonably related and applicable to the change of use. 'these provisions shall apply only to that geographic portion of the site related to the use or tenant space on which the change is proposed. (3) Increase in gross floor area. If an applicant proposes to increase the gross floor area of any use on the subject property in any one of the following ways, the applicant shall comply with the development regulations in effect at the time of the proposal, as specified below: a. If expansion of gross floor area of an existing building occurs either through addition of new floors within the structure or enlargement of the existing building footprint, the applicant shall comply with all development regulations in effect at the time the expansion is proposed. If the property on which the expansion is proposed is occupied by multiple tenants or uses, the applicant shall comply with those development regulations applicable to the geographic portion of the site on which the expansion is proposed; or 02004 Code Publishing Co. Page 1 b. If a new and separate structure is being constructed on an already developed site, the applicant shall comply with all development regulations applicable to the geographic portion of the site on which the new structure and any related improvements are to be constructed; or c. If the increase in gross floor area involves an existing single- family residential dwelling, the applicant shall comply with the development regulations in effect at the time of the proposal. For single - family residences, existing nonconformities may remain and continue so long as the existing nonconformities are not being increased or expanded in any way. New construction or renovation which involves the increase in gross floor area of a nonconforming single- family structure is subject to all applicable requirements of this Code including but not limited to provisions related to critical areas (Article XIV), off - street parking (Article XV), improvements (Article XVI), and landscaping (Article XVII). d. If the increase in gross floor area involves an existing single -story building in the City Center that is nonconforming as to the ground floor size limits established in Article XI Division 8, the existing building footprint shall not be enlarged except the director may approve minor additions such as entry structures lobbies seating or dining areas bay windows and similar features-, provided that such addition(s) shall not exceed 1,000 sq. ft. per building in any one consecutive 12 -month period, and shall not increase the extent of any other nonconformance. (4) Abandonment. If an applicant proposes any work, including tenant improvements, on property that has been abandoned, the applicant shall comply with all development regulations applicable to the subject property, to the extent physically or technically practicable on the site. (5) The use conducted on the subject property has ceased for more than one year, in which case the applicant shall repair and/or restore the improvements on the site (e.g., drainage, landscaping, curbing, parking, parking lot landscaping, etc.) to a condition as near as physically possible to the condition required by the requirements of approval of the existing development. (6) The applicant is making any alteration or changes or doing any work, other than normal maintenance, er other- th tenant improvements, or minor additions noted in (3)(d), above, in any one 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. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the city. The director may require the applicant to provide an appraisal from a second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used. In the event this subsection is triggered with respect to a single- tenant or single- occupant site, the applicant shall meet all development regulations applicable to the property. In the event this subsection is triggered with respect to a site occupied by multiple tenants or uses, the applicant shall comply with those development regulations applicable to the geographic portion of the site on which the alteration, change or improvement is proposed. For purposes of this determining value under this section, improvements required pursuant to FWCC 22 -334 (nonconforming development), 22 -336 (street/sidewalk improvements), 22 -337 (nonconforming water quality improvements) and 22 -1473 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold which would trigger application of this subsection. This section does not govern application of Article XIX, community design guidelines; application of Article XIX is governed by FWCC 22 -1630 through 22 -1639, as amended. This section also does not govern application of development regulations relating to water quality, signs, or street/sidewalk improvements; application of those development regulations is governed by FWCC 22 -337, 22 -335, 22- 336 and 22 -1472, all as amended. (Ord. No. 90 -43, § 2(165.35(4)), 2- 27 -90; Ord. No. 91 -113, § 4(165.35(4)), 12 -3 -91; Ord_ No. 92 -135, § 3(165,35(4)),4-21-92-, Ord. No. 92 -144, § 3(165.35(4)), 6- 16 -92; Ord. No. 97- 307, § 3, 12- 16 -97; Ord. No. 02 -420, § 3, 7 -2 -02; Ord. No. 04 -468, § 3, 11-16 -04) *Editor's note -- Ordinance No. 97 -307, § 3, adopted December 16, 1997, amended § 22 -334 to read as herein set out. Formerly, such section pertained to certain nonconformance specifically regulated — nonconforming parking. 02004 Code Publishing Co. Page 2 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 damaged improvements in the City Center Core and Frame, and the director may require minor upgrades to the rebuilt improvements that are intended to achieve a greater level of compliance with the site and design guidelines in this chapter, and -provided that the upgrades are reasonably related to the improvement(s) and proportional to the reconstruction costs. The applicant may provide an appraisal of the improvement which has been damaged. The appraisal must be from a source that is acceptable to the city. The community development director may require the applicant to provide an appraisal from a source acceptable to the city if the assessed valuation appears to be inappropriate. If an appraisal is provided by the applicant or required by the city, the larger of the two amounts shall be used. (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 any land use permits to reconstruct the damaged improvement within six months of the date of the damage and reconstructs the improvement pursuant to *at building such permits. (Ord. No. 90 -43, § 2(165.30), 2- 27 -90; Ord. No. 91 -113, § 4(165.30), 12 -3 -91; Ord. No. 92 -135, § 3(165.30), 4- 21 -92; Ord. No. 92 -144, § 3(165.30), 6- 16 -92; Ord. No. 97 -307, § 3, 12- 16 -97; Ord. No. 04 -468, § 3, 11- 16 -04) 02004 Code Publishing Co. 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Supplementary District Regulations 22 -977 Increases to single -story construction limits, Center Core and Frame. (a) General. The size of single -story buildings, and /or the total amount of new single -std construction that can occur on a site may exceed the limits of 29;000 kF}89A 1G�00_0. gross sq., _ft., as required by Article XI Division 8 if approved by the director of community development services using the provisions in this section. The intent of this section is to encourage creative design proposals and urban scale pedestrian- oriented development by allowing sin lg e —story buildings and/or single -story construction on a site to exceed the limits of 29 A00 44,0W _ 1 6 ,000 sq. ft., based on the nature and extent to which a project incorporates a mix of uses multiple -story buildings, and /or public on -site open space. (b) Definitions. The following definitions apply to this section. (1) Floor area means the total area of a building floor plate in rg oss square feet. (2) Mixed -use building means a building containing two or more different principal permitted uses, as determined by the director, and which occupy separate tenant spaces. (3) Multiple -story building means a building containing two or more floors of active permitted uses(s) and each upper floor area, excluding any storage, mechanical, and other similar accessory, non - active areas, contains at least 33% of the sound floor area. (4) "The site " means "subject property" as defined by this chapter. (c) Formula, The following formula establishes the incremental increases beyond 29,90A AQpO gross sq. ft. that may be added to an existing or proposed single-story building(s) anywhere on the site, in exchange for the specified uses and building forms:- (1)1,000 sq. ft. may be added in exchange for each 1,000 sq ft. of a principal use (s) contained in an attached or detached, mixed- use /multiple -story build (2) 2,000 sq. ft. may be added in exchange for each dwelling unit contained in an attached or detached mixed- use /multiple -story building. (3) 1,000 sq. ft. may be added in exchange for each five parking stalls contained in an attached or detached parking structure. (4) 1,000 sq. ft may be added in exchange for each 1,000 sq. ft. of public on -site open space, provided that it is located and designed according to the definition and design criteria for public on -site open space set forth in Article XIX. (d) Modi( cations. 'I "he director may approve minor modifications to the above formula based on unusual site conditions or unique design proposals, provided the resulting project is consistent with -e plan policies romoting urban -scale edestrian- oriented development in the City Center, comprehensiv.__p p_...... -- x..L? _..�___ p _.._..._ ..... Y and meets all other applicable development regulations and design standards. (e) Exclusion from size. limits. Those portions of a ground floor that are covered by upper floor space, within buildings approved under this section, are excluded from the size limits of Article XI, Division 8. 22 977 22 -978 – 22 -980 Reserved. v2004 Code Publishing Co. Page I Federal Way City Code Chapter 22. Zoning. Article XV. Off Street Parking. 22 -1401 Curb and sidewalk requirements. The curb and sidewalk requirements of FWCC 22 -1445 may be modified if: (1) The modification will result in superior landscaping and/or increased retention of significant natural vegetation; (2) The modification will not result in increased hazards for pedestrians or vehicles; and (3) The modification will not result in increased erosion of unpaved areas onto the parking area, driveway or streets. (Ord. No. 90 -43, § 2(105.115(2)(e)), 2- 27 -90; Ord. No. 97 -296, § 3, 6- 17 -97) 22 -1403 Surface material. The surface material requirements of FWCC 22 -1453, may be modified if: (1) The surfacing material will not enter into the drainage system, or onto public or other private property; (2) The surfacing material will provide a parking surface which is usable on a year - round. basis; (3) Use of the surfacing material will not result in dust or deterioration of air quality; and (4) Runoff from the parking area will not degrade water quality. (Ord. No. 90 -43, § 2(105.115(2)(8)), 2- 27 -90; Ord. No. 97 -296, § 3, 6- 17 -97) CO2004 Code Publishing Co. Page 1 Federal Way City Code Chapter 22. Zoning. Article XVI. Improvements. 22 -1472 Official right -of -way map adopted. The public works director shall produce and keep current an official right -of -way classification map that classifies each of the improved and proposed rights -of -way, other than alleys, based on the classification standards contained within FWCC 22 -1524 and 22 -1525 and the objectives of the comprehensive plan. This right -of -way classification map, as adopted and amended from time to time, shall have the full force as if its provisions were fully set forth within this chapter. (Ord. No. 90 -43, § 2(110.15), 2- 27 -90; Ord. No. 98 -330, § 3, 12- 15 -98; Ord. No. 02 -414, § 3, 2 -19 -02; Ord. No. 02 -417, § 1, 3- 19 -02) 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 MAI appraisal provided by the applicant) of all structures and land combined on the subject property, whichever is greater, except that if the 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 determine the 25 percent. If the 25 percent threshold is exceeded, public im rovements will be required under ' 22 -1474 to the extent they are commensurate with the impacts of the development, as determined by the director. (2) The applicant need not comply with the provisions of this article if, within the immediately preceding four years, public improvements were installed as part of any subdivision or discretionary land use approval under this or any prior zoning code. (3) The applicant need not comply with the provisions of this article if the proposal is to locate a personal wireless services facility (PWSF) on the subject property. (4) The applicant need not comply with the provisions of this article if the proposal is for facade improvements only. In addition, the cost of improvements required by Article XIX, Community Design Guidelines, shall not be included in the total cost of improvements measured over a 12 -month period pursuant to subsection (a)(1) of this section. (5) 'Tenant improvements, unless the proposed improvements add additional floor area. (6) If the required improvement is part of a larger project that has been scheduled for construction in the city's adopted six -year transportation improvement program, the public works director may permit the applicant to fulfill the applicant's obligation under this section by paying to the city the pro rata share of the costs of the required improvements attributable to the development of the subject property, as determined by the public works director. For purposes of determining the applicant's pro rata share, funds received by the city from any federal, state, or local grant for the project shall be excluded from the total cost of the planned six -year transportation improvement. (b) Right -of -way adjacent to and within subdivision and short subdivisions must be dedicated and improved consistent with the requirements of this article, unless different requirements are imposed by the city as part of the subdivision or short subdivision approval. (Ord. No. 90 -43, § 2(110.20), 2- 27 -90; Ord. No. 98 -330, § 3, 12- 15 -98; Ord. No. 00 -363, § 15, 1 -4 -00; Ord. No. 02 -414, § 3, 2- 19 -02; Ord. No. 02 -417, § 1, 3- 19 -02) (Q )2004 Code Publishing Co- Page 1 Federal Way City Code Chapter 22. Zoning. Article XVIL Landscaping. 22 -1566 Landscaping requirements by zoning district. (a) Suburban Estates, SE. (1) Type III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses in the SE zoning district, except as provided in FWCC 22 -1567 of this article. (b) Single - Family Residential, RS. (1) Type III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses in the RS zoning districts, except as provided in FWCC 22 -1567 of this article. (c) Multifamily Residential, RM. (1) Type III landscaping 20 feet in width shall be provided along all public rigbts -of -way and ingress /egress easements. (2) Type II landscaping 20 feet in width shall be provided along the common boundary abutting single - family zoning districts. (3) Type III landscaping 10 feet in width shall be provided along all perimeter lot lines, except as noted in subsections (c)(1) and (c)(2) of this section. (d) Professional Office, PO. (1) Type III landscaping eight feet in width shall be provided along all property lines abutting public rights -of -way and access easements. (2) Type I landscaping 10 feet in width shall be provided along all perimeter property lines abutting a residential zoning district except for schools which shall provide 10 feet of Type II. (3) Type III landscaping five feet in width shall be provided along all perimeter lot lines, except as noted in subsections (d)(1) and (d)(2) of this section. (e) Neighborhood Business, BN. (1) Type III landscaping five feet in width shall be provided along all properties abutting public rights -of -way and ingress /egress easements. (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 along all perimeter lot lines except as noted in subsections (e)(1) and (e)(2) of this section. (f) Community Business, BC. (1) Type III landscaping five feet in width shall be provided along all properties abutting public rights -of -way and ingress /egress easements. . (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 lots lines except as noted in subsections (f)(1) and (f)(2) of this section. (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. (02004 Code Publishing Co. Page 1 (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 landscaping is not required along perimeter lot lines abutting rights -of- -way, where no required yards apply pursuant to Article XI, Division S. (h) Office Park, OP; and Corporate Park, CP -1. (1) Type III landscaping 10 feet in width shall be provided along all property lines abutting public rights -of -way and access easements. (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 (h)(1) and (h)(2) of this subsection. (i) Manufacturing Park, MP. (1) Type IT landscaping 10 feet in width shall be provided along all property lines abutting public rights -of -way and access easements. (2) Type I landscaping 25 feet in width shall be provided along the perimeter of the property abutting a residential zoning district. (3) Type II landscaping 10 feet in width shall be provided along the perimeter of the property abutting a nonresidential zoning district, except MP zones. (4) Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in subsections (i)(1), (i)(2), and (i)(3) of this section. (Ord. No. 93 -170, § 4, 4- 20 -93; Ord. No. 96 -270, § 3(E), 7 -2 -96) ( 2004 Code Publishing Co. Page 2 Federal Way City Code Chapter 22. Zoning. 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 -1.636 Building and pedestrian orientation — All zoning districts. 22 -1637 Mixed -use residential buildings in commercial zoning districts. 22 -1638 District guidelines. 22 -1639 'Institutional uses. 22 -1640 Design criteria for public on-site open space. 22 -1641 Design for cluster residential subdivision lots. 22- 1642 — 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 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 "owneriess" 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 CPTED is based on the fact that criminals snake rational choices about their targets. In general: 002004 Code Publishing Co. Page I 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 CPTED principles, the built environment can be designed and managed to ensure: 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. 00 -382, § 3, 1- 16 -01; Ord. No. 03 -443, § 3, 5- 20 -03) 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. 00 -382, § 3, 1- 16-01; Ord. No. 03-443, § 3, 5- 20 -03) 22 -1632 Applicability. This article shall apply to all development applications except single - family residential, subject to Chapter 22 FWCC, Zoning. Project proponents shall demonstrate how each CPTED 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. 00-382, § 3, 1- 16 -01; Ord. No. 03 -443, § 3, 5- 20 -03) 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. 02004 Code Publishing Co. Page 2 (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 and furnishings include special paving, landscaping, pedestrian scale lighting, seating areas, weather protection, water features, and art trash receptacles, and bicycle racks. + + ' bl + +r bli + all ti�sp�e:.'omina::tly (9) Public On -.site open ,space means a �p ia�ucv���nir�co�rc- �iiiorro -Fr , predominantly epeRabeve passive and /or active recreational area 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 least 12 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. (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) Streetscape means a term in ur-ban design that defines and deser-ibes the ehafeeter- and quality of include tfees and other- landseaping, benehes, lighting, tT-ash r-eeeptaeles, bellards, ourbing, walls, different r > bus steps, and t-ypieal utility eEltiiplffiefit Uld the visual character and quality of a street as determined by various elements located between the street and building facades, such as trees and other landscaping, street furniture, artwork, transit stops, and the architectural quality of street - facing building facades. (13) Streetscape amenities, as used in this article, means pedestrian- oriented features and furnishings within the sreetscape, such as bench seats or sitting walls, weather protection, water features, art, transit stops with seating, architectural facade treatments, garden space associated with residences, pedestrian - scale lighting, landscaping that does not block views from the street or adjacent buildings, special paving kiosks, trellises, trash receptacles, and bike racks. " [U4 Surface parking lot means an off - street, ground level open area, usually improved, for the temporary storage of motor vehicles. (14) 15 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. (16) 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. (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 -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. 002004 Code Publishing (;o. Page 3 (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. 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 arc 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 parking floors 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, 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. CQ2004 Code Publishing Co. Page 4 (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. D t� IMMI I .. p9d#54ft" PWOOYS "M RAW r 1IF111i it 11v 0 2 - Set. 22 -1634 (d) 'ibq r0nn0cW (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. (e) Landscaping. Refer to Article XVII of this chapter for specific landscaping requirements and for definitions of landscaping types referenced throughout this article. (t) Commercial service and institutional facilities. Refer to FWCC 22 -949 and 22 -1564 for requirements related to garbage and recycling receptacles, placement and screening. 002004 Code Publishing Co. Pagc 5 (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. "trash amp SWAP 9 (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 (02004 Code Publishing Co. Page 6 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 of this chapter, Landscaping. (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 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. 00 -382, § 3, 1- 16 -01; Ord. No. 03 -443, § 3, 5- 20 -03) 22 -1635 Building design — All zoning districts. (a) General criteria. (1) 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 stormwater design, optimal traffic circulation, or the proposed function or use of the site. (2) Building siting or massing shall preserve comprehensive plan or other adopted plans or policies. (3) Materials and design features of fences and building(s). public viewpoints as designated by the walls should reflect that of the primary (02004 Code Publishing Co- Page 7 (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 of this 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 of 200 square feet. See FWCC 22- 1638(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. moduli 6-A (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. • p a o � o �. GI Fipre ?- seu. 22 -16-35 (b) lmC*rporatlnpt,ndtraped boOors (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. (D2004 Cock Publishing, Co. Page 8 (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 of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Mon" R - &x"22- T 1 x%35 N hii�0 raftappmde 1.7n ,*r` V - bv— 4Z - I D) k=rpGreain�p pct 7 (c) Building articulation and scale. (1) 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. (02004 Code Publishing Co. Page 9 arb:W WA WO 0 IF � 9 F"'Rute I I - see, 22 - 1635 (C) e"01y i,9aMONS tq WA IN NOW Shm ansa vmdows Fiopmr I > Sec. 22 1 635 (C) _Li ieawers I- 1 I W, i r Sagami Hnwm �+�. 7ff3a JUUIIhruuraJ kAIUlrn Maleliel glasia6i" Lard aµeu VA&i dirtra Pi�aie 13- So - -12 . 1035 {0 (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWC(. 22- 1564(u) and subsection (c)(1) of this section: (02004 Code Publishing Co. Page 10 a. Showcase, display, recessed windows; b. Window openings with visible trim material, or painted detailing that resembles trim, c. Vertical trellis(es) in front of the wall with climbing vines or similar planting; d. 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; e. 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 staff); f. Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; g. Material variations such as colors, brick or metal banding, or textural changes; and h. 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. 00 -382, § 3, 1- 16 -01; Ord, No. 03 -443, § 3, 5- 20 -03) 22 -1636 Building and pedestrian orientation — All zoning districts. (a) Building and pedestrian orientation. (1) 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. (2) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. rtgUM L4 - NM ZZ - 10.10 [a1 Shared purer spr"Stplaza* (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. 00 -382, § 3, 1- 16 -01; Ord. No. 03 -443, § 3, 5- 20 -03) 22 -1637 Mixed -use residential buildings in commercial zoning; districts. �vel fFacades of mixed -use buildings that front a public right -of -way shall meet the following guidelines: (1) floer- area of the building4unless, exempt fi-om this Residential components) shall contain residential design features a °nTd details, such as individual windows with window trim balconies or decks in upper stories, bay windows that extend out from the buildin 152004 Code Publishing Co. Page I I face upper story setbacks from the building face, gabled roof forms, canopies overhangs, and a variety of materials, colors, and textures. (2) Commercial component(s) shall contain individual or common ground -level entrances to adjacent public sidewalks. 3 Commercial and residential eom onents may have different architectural expressions, but the facade shall exhibit a number of unifying elements to-produce the effect,of an integrated project. (2) (4) If parking occupies the ground level, see FWCC 22- 1634(c). 1� 5 -sue., 22- 1611ta) eslQ�aftl VMWW bm iasade (3) (5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the rigbt -of -way. (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 -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 (BC). (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 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. (b) 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 large institutional uses_ The maximum height for large institutional uses shall be 30 feet and shall include cutoff shields. ( 2004 Code Publishing Co. Page 12 2 UV I(! . Sae. 22 ,163$ (4) (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. (11) Common recreational spaces shall be located and arranged so that windows overlook them. Firurc 1 S - Set— ''22 - 638 (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. «02004 Code 1'Liblishing Co- Page 13 MIm 19 - 5 ", 22 - t6M ta;}. (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. (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. wi �i 40..E Kpiv 21, - kc. 22 - 1638 cat (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. (18) Subsection (a)(13) of this section shall apply to self- service storage facilities. (b) Office park (OP), corporate park (Cl?), 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- 1634(4). D2004 Code Publishing Co. Page 14 (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 wi44 contains 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. 'Th f -faee parking areas shall be located as follows: a. The pailcing is located belaind the buildiiig, w4 the building leeated between the r-ig4t ef- 1 t1 i ' + 1 ated , st,-uet �ru�'ei:� cne- puraeicc�uri- cr."i�, vi -coca cry.... ...., .. ..,..... 1. ».....,�> 1. All of the par4cing is leeated to the side(s) of the buil.aing ,. e. Some shaFt tefm paddng may be leeated between the building(s) and the right of , this shall net eonsist of faor-e than one double loaded drive aisle, and pedestfian eireulation shall be pei ded pursuant to FM7GG 22 163 4 (d) bar-ge retail eemplexes may Fiet be able te locate paf4dng aeeer-ding to the A&Ve guidelines. Ther-efer-e, retail comple*es of 60,000 sqtiar-e feet of gross Poer area or larger- may leeate surface par-Wng between the building(s) and the right of way. However-, t4is form of development shall pr-ovide for- smaA building(s) along the iight of way to br-eak up and reduee 4te visual impaet of the padEing, and pedestfia eir-oulatien Enust be provided pursuant te PAICC 22 1634(d), For- pur-poses of this guidefine, "retai eemplex" means !he entife Wt or- par-eel, er- series of lots or- , eii whieh a develepweiit, aetivity or Therefore parking shall be located behind building(s), with building(s) located between rights -of -wav and the parking area(s), or in structured parking, and any parking located along a right -of -way is subject to the following criteria_ a. In the City Center -Core, surface parking and driving areas may not occupy more than 25% of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. b. In the City Center - Frame, surface parking and driving areas may not occupy more than 40% of the project's linear frontage along principal pedestrian riuht(s) -of -way, as determined by the director. c. A greater amount of parking and driving areas than is specified in (a) and (b), above, may be located along other rights -of -way, provided that the parking is not the predominant use along such right -of -way, as determined by the director. (2) Entr-ance facades shall front on, faee, or be clearly reea- izable from the right of way, a should ineorporate om vccdo 'a „ otl methods of a-t ,1,+;, (3) Building- dies thant. larc_--;�isible ftem a Ail", of vi-ay and sul�eet to Modulation per- F3A'CG 22 1635(b) cade +,-e.,+..,., •.,t as follows- a. Ae4aead ant to FMLG Z? 1635(b); and b. The an arrGade, eaflOff dndlor--�it ar-tieulation element listed in FSA7(-,G 22 1635(c)(2); provided, tha! the resulting building Aat:aeter-isties achieve vistial jai -' ••1 at a pedestnan Seale and pr-enhmit},eontr-ibute to a sense of publie spaee, and F-einfe the pedest!-i CO2004 Code Publishing Co. Page 15 (2) Principal entrance fa ades shall front on, face, or be clearly recor izable from tlie_ right. -of- way, and/or from the principal pedestrian right -of - -way, as determined by the director; for projects exposed to more than one ri ht -of-wa . (3) Building facades shall incorporate a combination of facade treatment t options as listed in 4, 22- 1635(b) and 22-1635(c)(2), to a degree that is appropriate to the building size, scale, desi -,and site context, and according to the following guidelines. a. Princi al fa ades containing a major entrance,_or located.along a ri ht -of -way, or clearly visible_ from a right -of -way or public sidewalk shall into orate a variety of pedestrian - oriented architectural treatments including distinctive and-prominent entrance features transparent Mass such as windows, doors, or window displays in and adjacent to major entrances• structur ;al modulation where appropriate to break down building bulk and scale, roof lines forms and heights; architectural articulation; canopies; arcades' pedestrian plazas; murals pr other artwork; and streetscape amenities At least 40% of any ground level principal facade located along aright -of- -way must contain transparent Mass. Landscaping shall be used to define and hjghlight building entrances plazas windows walkways and open space, and may include container gardens wall and window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs and rooftop gardens Landscaping should not block views to the building or across the site. Foundation landscaping maY be used to enhance but not replace architectural treatments. b. Secondary facades not containing a major building entrance or located along a right-of- way,. or clearly visible from a right-of-way or public sidewalkmay-incorporate fa ade treatments that are less pedestrian than in (3)(a) above, such as a combination of structural modulation, architectural articulation, and foundation landscaping c. Principal facades of single story buildings with more than 29 009 -19-99 16,000 sq ft of gross mound floor area shall em hasize fa ade treatments that reduce the overall appearance-of bulk and achieve a human scale. This may be accomplished through such desigg techniques as a series of distinctive entrance modules or "storefronts" framed by projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance (4) Pedestrian pathways shall be provided from rights -of way bus stopsLparking_areas and any pedestrian plazas and public ou -site open space to- rimary building entrances Where a use fronts more than on right -of- -way pedestrian access shall be provided fiom both fights-of-way, or from the right-_of- way nearest to the ptincipal building entrance. Multiple - tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture; and shall be integrated with the landscape plan. Principal cross -site pedestrian-pathways shall have a minimum clear width of six ft in the Ci Center -Frame and .a minimum clear width of eight ft in the City Center -Core, and shall be protected from abutting parking and vehicular circulation areas with landscaping (4) (5) Drive- through facilities and stacking lanes shall not be located along or in conjunction with, a buildin facade o&a4miikling that faces or is .clearly visible from a right -of -way public sidewalk or- pedestrian plaza. Such facilities shall be located along other, secondary facades, as determined by the director, and shall meet the se aration screenin and desi standards listed in § 22-1634(g)-(2)b, c and d, (5) (6) 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 -fo6t -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. (€) (71 Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22- 1635(c)(1). 002004 Code Publishing Co. Page 16 (7) (8) 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. ($) (9) Chain -link fences shall not be allowed. Barbed or razor wire shall not be used. For non single family Fesidential uses only: 0) (10) Subsections (a) «) +h f-e...r (^` "'" 7 For residential den tial uses, subsec.. tions (a)(6) throu (a)(9); , (a)(11); (a) 12); (a)(14), a)(16); and (a)(17) of this section shall apply. (d) For all residential zones. (1) Nonresidential 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. 00 -382, § 3, 1- 16 -01; Ord. No. 03- 443, § 3, 5- 20 -03) 22 -1639 Institutional uses. In all zoning districts where such uses are permitted the following shall apply: (1) FWCC 22 -1634, 22 -1635 and 22 -1636. (2) FWCC 22- 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 10 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 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) Alternative methods to organize and shape the structural elements of a building and provide facade treatment pursuant to FWCC 22- 1635(b) and/or subsection (a)(3) of this section will be considered by the director as part of an overall design that addresses the following criteria: a. Facade design incorporates at least two of the options listed at FWCC 22- 1635(b); b. The location and dimensions of structural modulations are proportionate to the height and length of the subject facade, using FWCC 22- 1635(b) and subsection (a)(3) of this section as a guideline; c. Facade design incorporates a majority of architectural and accessory design elements listed at FWCC 22- 1635(c)(2) and maximizes building and pedestrian orientation pursuant to FWCC 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, rights -of -way, or other public area, results in a project that meets the intent of these guidelines. (6) The director may permit or require modifications to the parking area landscaping standards of FWCC 22- 1638(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 XV11, 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. (Ord. No. 03-443, § 3, 5- 20 -03) (2004 CO(IC Publishing Co. Page 17 22 -1640 Design criteria for public on -site open space. The following guidelines apply to public on -site open space that is developed pursuant to the 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 following criteria: a. Abuts a Pu lie right of way, or- alternatii,ely, is visible and aeeessible ffem a publie right of way; b. is bordered on at least one side by, or is r-eadily aceessible fiefa, StFueture(s) Wit"i entries t retail or- e144ee uses, =hear pubfie uses, or- anotref p4lie open-5paee e. is situated for ma ' :if@ te sunlight. a. The gfess tLe open spaee d porate any ether- site elements sueh a > > > that would other-wise be incorporated into site design without e�Eereisiag �he- open spaee aptiow, b. The gr-ess area ef the open spaee encompasses at least 2.5 pefeent of the lot area, up to a total egate o � otage of 25,000 s o tee+. e. The epen space area Enust be eleadyvisible and aeeessible from the adjaeeRt fight of ; d The primafy area is at least 25 4eccort in width; e. A minimum of 15 per-eent of the tetal area of the landseaped using Type 1V Commercial vehicle loadi-,-, areas abtitting the open spaee must be ser-eened by a solid, ske ebseurin Wa14 (1) The total minimum amount of open space that shall be provided in exchange for bonus height is equal to 2.5 percent of the "bonus" floor area, in rg oss square feet, provided that the total open space area shall not be less than 500 sq. ft. (2) The open space may be arranged in more than one piece if appropriate to the site context, as determined by the director. (3) The open space shall abut on, or be clearly visible and accessible from, a public right -of way or pedestrian pathway. (4) The open space shall be bordered on at least one side by, or be readily accessible from, structure(s) with entries to retail office, housing, civic /public uses, or another public open space. (5) The open space shall not be located on asphalt or ravel pavement, or be adjacent to unscreened parking lots chain link fences, or on -site blank walls, and may not be used for parking loading, or vehicular access. 6) The open space shall be sufficiently designed and appointed to serve as a major focal paint and public gathering place. It sball include a significant number of pedestrian- oriented features, furnishings, and amenities typically found itt pla?as and streetscapes, and as defined in this article; such as seating-or sitting walls,,_ lightin , weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In addition, the open space(s) should provide one or more significa t visual or functional amenity such as a water feature, artwork, or public restroom, and should allow for active uses such as vending, farmers' markets, live performing arts space, and art shows. (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) ((02004 Code Publishing Co. Page 18