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Planning Comm PKT 12-17-2008 City of Federal Way PLANNING COMMISSION December 17,2008 7:00 p.m. City Hall Council Chambers AGENDA 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES November 19, 2008 4. AUDIENCE COMMENT 5. ADMINISTRATIVE REPORT 6. COMMISSION BUSINESS . PUBLIC HEARING Churches, Fa<;ade Modulation, Multi-Family in Commercial Areas Density Code Amendments . PUBLIC HEARING Adult Family Homes, Social Service Transitional Housing, Day Care, and Home Occupation Code Amendments 7. ADDITIONAL BUSINESS 8. AUDIENCE COMMENT 9. ADJOURN Commissioners Merle Pfeifer, Chair Lawson Bronson Tom Medhurst Tim 0 'Neil Hope Elder, Vice-Chair Wayne Carlson Sarady Long Kevin King (Alternate) City Staff Greg Fewins, CDS Director Margaret Clark, Senior Planner E. Tina Piety, Administrative Assistant 253-835-2601 11lWW. citvoffederalwav. com K:lPlanning Commission\2008\Agenda 12-17-08.doc CITY OF FEDERAL WAY PLANNING COMMISSION November 19,2008 7:00p.m. City Hall Council Chambers MEETING MINUTES Commissioners present: Merle Pfeifer, Hope Elder, Lawson Bronson, Wayne Carlson, Sarady Long, Tom Medhurst, and Tim O'Neil. Commissioners absent: none. Alternate Commissioner present: Kevin King. Alternate Commissioners absent: none. Staff present: Community Development Services Director Greg Fewins, Planning Manager Isaac Conlen, Senior Planner Margaret Clark, City Traffic Engineer Rick Perez, Assistant City Attorney Peter Beckwith, and Administrative Assistant E. Tina Piety. Also in attendance: City Council Member Dini Duclos. Chair Pfeifer called the meeting to order at 7:00 p.m. ApPROVAL OF MINUTES The minutes of November 5,2008, were approved. AUDIENCE COMMENT None ADMINISTRATIVE REpORT Mr. Fewins announced that former City Manager Ken Nyberg passed away last night. He also announced that the City Council has reached a consensus on the 2009 - 2010 budget and it will go to the December 2, 2008, City Council meeting for final approval. COMMISSION BUSINESS STUDY SESSION - Traffic Impact Fees Mr. Perez delivered the staff presentation. The city is considering a traffic impact fee in order to provide a fairer and more consistent manner of mitigating the impacts of new development. The traffic impact fee would be based upon the amount of weekday PM peak trips. Currently, the city uses a concurrency system with code authority to collect transportation mitigation pro-rata shares. Under this system, fees assessed on new development are calculated on a case-by-case basis, which means some development pay no fee while others pay over $5,000 per trip. The proposal is to retain concurrency provisions to ensure developments meet adopted Level of Service (LOS) standards and replace concurrency mitigation with a new Transportation Impact Fee Program. The city uses and would continue to utilize the State Environmental Policy Act (SEP A) as a tool for development-specific impacts on safety, access, neighborhoods, non-peak hours, etc. In addition, the City Center Planned Action area is subject to a Planned Action SEP A fee. The advantages of a traffic impact fee is that it provides predictability whereby developers can estimate potential traffic mitigation early in the process and consistency/fairness in that all development would pay the same impact fees at a per trip cost. In addition, they bring about "system improvements" rather than K:lPlanning Commission\2008\Meeting Summary 11-19-08.doc Planning Commission Minutes Page 2 November 19,2008 "project improvements" because impact fees may be "pooled" to complete priority projects within six years. Currently, transportation mitigation fees may only be used for specific projects within five years. Impact fees may not be used for existing deficiencies; operating or maintenance expenses; non-capacity improvements (i.e., pavement preservation); stand-alone multi-modal projects such as transit, park & ride, bike lane/trail, and pedestrian path; and development 'site-specific' impacts (SEPA will be used for site- specific impacts). Commissioner Long recused himself because he is the project manager for the traffic impact fee program. Commissioner Bronson noted that the concurrency system assumes at least one pm trip. What development would not have at least one pm trip? Mr. Perez replied that a development could be a restaurant that serves only breakfast or lunch. In addition, Personal Wireless Service Facilities and similar developments likely would not have a pm trip. Commissioner Elder expressed concern that a majority of people in a development may use another form of transportation. Mr. Perez replied that if a developer informs the city, the city will take into consideration unique circumstances. Commissioner O'Neil asked for residential developments, would the fee be assessed per lot or the development as a whole. Mr. Perez responded that currently fees are assessed to the developer at the time of final plat, so the traffic impact fee would also be collected at that time from the developer and would be based on the size of the entire development. Commissioner Carlson asked what about lots on current final plats that have not yet been developed. Would they have to pay this fee at the time of development? Mr. Perez replied that if the final plat went through SEP A, they have been vested and would not have to pay the traffic impact fee. Commissioner Carlson asked what about development that generate trips at times other than pm (churches for example). Mr. Perez replied the city would use the SEP A process to mitigate such developments. Since this was a study session, no motion was made. Chair Pfeifer closed the study session. Chair Pfeifer welcomed the Boy Scouts. PUBLIC HEARING Continued - Clearing, Grading, and Tree Retention Code Amendments Ms. Clark delivered that staff presentation that consisted of answers and responses to questions and comments raised by citizens, developers, and Commissioners, which maybe found in the November 19, 2008, memorandum. She noted that staff misunderstood the first question regarding invasive species raised by Dave Kaplan. He would like the city to provide incentives to remove invasive species. She commented that staff will research this issue. Chair Pfeifer opened the hearing to public comment. Dave Kaplan -He commented that staffs response to his question was opposite of what he intended. He suggested that developers be required to remove invasive species. Garrett Huffman, Master Builders Association - He commented that the Master Builders Association leadership would like to defeat these proposed amendments as currently written, He provided the Commissioners with a two page list of concerns from a professional engineer (attached). The process is not what he was led to expect 10 months ago. He expected a stakeholders group of those with knowledge on the issues to together develop workable amendments. He went over some of the issues raised in the engineer's list. He stated that: it is problematic to survey trees on adjacent properties; measuring slopes at 2:1 is standard in other jurisdictions; and cluster subdivisions are not always workable. K:lPlanning Commission\2008\Meeting Sunnnary 11-19-08.doc Planning Commission Minutes Page 3 November 19,2008 Commissioner Long asked if other city departments were involved with the development of the proposed amendments. Ms. Clark replied that the Public Works and Law Departments were involved. Commissioner Long asked if the Master Builders Association is a part ofthe city's Permit Stakeholders group. Mr. Fewins replied that they are members of the city's Permit Stakeholders group. That group has an annual meeting and that meeting was held recently (Mr. Huffman was at that meeting). The proposed amendments were mentioned, but were not discussed in detail. Commissioner Long suggested that staff meet with the Master Builders Association. Mr. Fewins replied that staff has a meeting scheduled with them the first week of December. The Commission discussed attending the meeting with the Master Builders and decided that Chair Pfeiffer and Commissioners Elder and O'Neil would attend. Commissioner Carlson stated that he is under the impression that a stakeholders group was assembled for the proposed amendments. Some attended and participated in a study session on the proposed amendments. He does share Mr. Huffman's concerns regarding surveying trees on adjacent properties and measuring slopes at 2:1. He is more inclined to accept the staff's recommendation for four-foot retaining walls. Retaining walls not only protect from slides, but also have an aesthetic component. Tall walls can be unappealing. He has had time to review the handout Mr. Norris provided at the last meeting on the Northlake Rim plat and the number and placement of tree units. He wondered if Mr. Norris understood the proposal because Commissioner Carlson felt his handout was inaccurate. Commissioner O'Neil commented that it is his understanding that trees in common areas can apply to the total required tree units. Ms. Clark replied that is correct and Mr. Norris' handout did not take into account the Tract A common area. Commissioner Carlson commented it appears that a developer could meet the required tree units in a common area and would not have to plant more trees. Ms. Clark responded that is correct. Commissioner O'Neil commented that the calculation for the urban canopy depends on the size of the trees and so a development would need fewer large trees. The public hearing on the Clearing, Grading, and Tree Retention Code Amendments was continued to the Planning Commission meeting on Wednesday, January 7,2009, in the City Hall Council Chambers. ADDITIONAL BUSINESS The next regular Planning Commission meeting is December 17,2008. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at 8:40 p.m. K: IPlanning Commission\2008\Meeting Summary 11-19-08.doc ~ CITY OF'" _ ~ Federal Way STAFF REPORT TO THE PLANNING COMMISSION Proposed Amendments to Church Use and Development Standards and Community Design Guidelines Amendments to Federal Way City Code (FWCC) Chapter 22 File No. 08-1 0541 9-00-UP / 08-105420-SE Public Hearing of December 17, 2008 I. BACKGROUND , Amendments to the zoning code (Federal Way City Code [FWCC] Chapter 22) regarding allowing churches in all zones and modifying the community design guideline standards related to maximum fa<;ade length was part of the 2008 Planning Commission Work Program. The Community Development Services Department staff is also proposing to modify the height standard for detached dwelling unit in the Suburban Estates (SE) zone in order to make this regulation consistent with single-family uses in other residential zoning districts. The Planning Commission is being asked to review the proposed changes to the zoning code and forward a recommendation to the city council. The following proposed zoning text amendments are addressed in this staff report: I. Modify FWCC Section 22-596, detached dwelling unit use chart for the SE zone, to change maximum permissible height for a detached dwelling unit from 35 to 30 feet above average building elevation (Exhibit 1). II. Modify FWCC Sections 22-601, 22-635, 22-671, and 22-731, related to the existing regulations for church use in the SE, Single-Family Residential (RS), Multi-family (RM), and Neighborhood Business (BN) zones. The modifications include revisions to height and development standards, and revision/clarification of the parking lot setback requirement to result in consistency in how churches are regulated across zones (Exhibit 2). m. Create new separate sections of the FWCC (use charts) for church use and church development standards in the Community Business (BC), City-Center Core (CC-C), and City-Center Frame (CC-F) zones. Currently, church use and standards zoning charts are included with the school and daycare charts for these zoning districts (Exhibit 3). IV. Create new sections of the FWCC to allow churches as a new permissible use in the Professional Office (PO), Office Park (OP), and Commercial Enterprise (CE) zones (Exhibit 4). V. Modify FWCC Chapter 22 Article XIX, Community Design Guidelines. Amendments to Community Design Guidelines FWCC Sections 22-1638 and 22-1639 are required to correct several numbering cross reference errors. These numbers were not revised to be consistent with other code revisions adopted per Ordinance 07-554. The Community Design Guidelines Amendment also includes a substantive change to FWCC Section 22-1638(a)(l7) regarding building facades that are greater than 120 feet in length. The code revision proposes to change the code from its current provision, which allows a maximum fa<;ade length of 120 linear feet, to a new standard that requires significant structural modulation (offset) for building facades that exceed 120 feet in length and are subject to the City's Community Design Guidelines (Exhibit 5). II. PROPOSED CODE AMENDMENTS A. Recommended Modification to Existing Use Zone Chart Pertaining to Maximum Height of a Detached Dwelling Unit in the SE Zone (Exhibit 1). The FWCC currently allows a higher permissible height for a single-family residence in the SE zone than is permissible for the same use in other single-family zoning districts. The attached Exhibit 1 provides draft text, changing the maximum permissible height for a detached dwelling unit in the SE zone from 35 feet above average building elevation to 30 feet above average building elevation. This amendment is proposed to make the maximum building height for a single-family residence consistent with the maximum permissible height for single-family residences in the other single-family residential zones. B. Recommended Modification to FWCC Sections 22-601, 22-635, 22-671, and 22-731, Church Use in the SE, RS, RM, and BN zones (Exhibit 2). The FWCC currently has inconsistent standards for church design and development between zoning districts. The following changes are proposed to make the standards for churches consistent across zones: I. The SE and RM charts are modified to change the allowed base height of church structures from 35 feet to 30 feet, consistent with the RS zone. 2. The SE and BN charts are proposed to be amended to add the following text: Architectural extensions of flat roojlines such as parapets and articulated cornices may exceed the 30- foot base height limit by three feet. This text is currently on the RS and RM charts but has been renumbered for consistency between charts. 3. The SE, RS, and RM charts are proposed to be amended by substituting the word "principal structure" for "building" as it relates to allowing an increase in height to 40 feet. This language is necessary to clarify that the height increase is only for the principle structure on the church site, and not any building. 4. All four charts are being amended to clarify that the maximum height of the religious symbol or icon is 55 feet above average building elevation. Each of these charts currently allows a sanctuary or principle worship area to a height of 55 feet under certain conditions. 5. All four charts are being amended to clarify language regarding parking in required yards. The current note in the use zone charts allows parking within required side and rear yards, but not closer than 15 feet to any property line. This language is currently silent regarding the potential to park in a front yard. The proposed language is consistent with how City staff currently administers these sections of the code, allowing parking to be no closer than Church Use, and Design Guideline Development Standards - Code Amendments Planning Commission Staff Report File #08-1 05419-00-UP Page 2 15 feet to side and rear property lines, and allowing parking in the front yard, with the setback from the front property line being determined by the required front yard buffer width. C. Recommended Modification to FWCC to Create New Separate Use Zone Charts for Church Use and Church Development Standards in the BC, CC-F, and CC-C zones (Exhibit 3). The proposed amendments in Exhibit 3 create new use zone charts for church use in the BC, CC-F, and CC-C zones. Currently, churches are permitted in these zones; however, the regulations for churches are located on the same charts as those for schools and daycares. As there are many unique aspects of a church development, and the church use is quite different from schools and daycares, church use warrants its own use and development chart. Therefore, new charts have been developed specific for church use in each of these zones, containing development standards similar to the church development standards for RS, RM, and BN zones. D. Recommended Modification to FWCC to Create New Sections of the FWCC to Allow Churches as a New Permissible Use in the CE, OP, and PO zones (Exhibit 4). Currently, churches are not permitted in the CE, OP, and PO zones. The proposed amendments would allow churches in these zones. When the zoning code was initially adopted, churches were allowed in all zones except the BN, OP, PO, and Manufacturing Park (MP) zone. In 2001, there was a request to allow mega-churches in the Business Park (BP) zone (originally MP zone). This request was denied by the Council because allowing churches in the BP zone would not have promoted development of quality business park areas or encouraged quality, mixed-use development for office, manufacturing, and distribution centers within the BP zone, as required by the City's Comprehensive Plan. However, the code was thereafter, amended in 2003 to allow churches in the BN zone, because BN zoned areas are typically located where they can serve residential neighborhoods and since churches are already permitted in residentially-zoned areas, to allow them within neighborhood business centers was not seen as a land use conflict. The modern church is no longer characterized by traditional architecture with steeples and sanctuaries. In addition, there has been an increase in the number and types of non- denominational churches, some of them with small congregations. As a result, the City has been receiving requests to allow churches in existing tenant spaces, many of them in the OP and PO zoning districts where the use is not currently permitted. In addition, in 2007, the City made major changes to the uses allowed in the BP zone, including renaming it Commercial Enterprise (CE) in order to meet changing market conditions, as indicated by City market studies and by numerous rezone requests. The CE designation is primarily intended to capture the demand for a diverse mix of industrial, office, and retail sales and services, arrayed in well integrated, high quality developments, and is now more similar to the BC zone, where churches are currently permitted. As a result of both the evolving nature of churches as both a place to worship and a community gathering place, and the uniqueness of the OP, PO, and CE zoning districts, churches are now appropriate uses for these zones and would be compatible with other permissible uses in these zoning districts. In addition, churches and other places of worship typically generate traffic at Church Use, and Design Guideline Development Standards - Code Amendments Planning Commission Staff Report File #08-1054 I 9-OO-UP Page 3 different times than retail and commercial uses; therefore, their location within commercial Zones may also result in better utilization of shared parking areas. Churches are also afforded protections for freedom of religion under the Religious Land Use and Institutionalized Persons Act (RLUPIA), which may warrant permitting churches in all zoning districts. Exhibit 4 creates new charts to allow churches as a new permissible use in the CE, OP, and PO zones. These new charts contain standards that are consistent with the church development standards for other zones while still being compatible with development standar~s of other permitted uses in the underlying zone. The Professional Office designation is intended to allow for well-designed small-scale office development compatible to adjacent residential neighborhoods. Therefore, consistent with the residential Use Zone Charts and the BN zone, a church in the PO zone must obtain master plan approval through Process IV if located on more than five acres. The new Use Zone Chart for the CE zone is similar to the BC, CC-F, and CC-C Use Zone Charts by not having this regulation. E. Recommended Modification to FWCC Chapter 22 Article XIX, Community Design Guidelines Sections 22-1638 and 22-1639 to Correct Several Numbering Cross Reference Errors, and Recommended Modification to FWCC Section 22-1638(a)(17) Pertaining to Building Facades that are Greater than 120 feet in Length (Exhibit 5). Exhibit 5 includes amendments to the Community Design Guidelines FWCC Sections 22-1638 and 22-1639 to correct several numbering cross referencing errors. These numbers were not revised to be consistent with other code revisions adopted per Ordinance 07-554. The Design Guidelines Amendment also includes a substantive change to FWCC Section 22- I 638(a)(17) regarding building facades that are greater than 120 feet in length. Currently, the FWCC prohibits building facades from exceeding 120 feet in length except for institutional uses. The code revision proposes to change the code from its current provision, which allows a maximum fa<;ade length of 120 linear feet, to a new standard that requires significant structural modulation (offset) for building facades that exceed 120 feet in length and are subject to the City's Community Design Guidelines. ID. PROCEDURAL SUMMARY On November 22, 2008, the City issued an Environmental Determination of Non significance (DNS) on the proposed amendments, with a comment deadline of December 8, 2008, and an appeal deadline of December 22, 2008. No comments on the DNS have been submitted to the City by the date of issuance of this staff report. Public notice of the December 17, 2008, public hearing was published and posted on November 29,2008, in accordance with the City's procedural requirements. IV. REASON FOR PLANNING COMMISSION ACTION FWCC Chapter 22, "Zoning," Article IX, "Process VI Review," establishes a process and criteria for zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is as follows: Church Use, and Design Guideline Development Standards - Code Amendments Planning Commission Staff Report File #08-105419-OO-UP Page 4 1. To review and evaluate the zoning code text regarding any proposed amendments. 2. To determine whether the proposed zoning code text amendment meets the criteria provided by FWCC Section 22-528. 3. To forward a recommendation to the City Council regarding adoption of the proposed zoning code text amendment. V. DECISIONAL CRITERIA FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendments with the criteria provided by FWCC Section 22-528. The City may amend the text of the FWCC only if it finds that: 1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan. The proposed FWCC text amendment is consistent with the following Federal Way Comprehensive Plan (FWCP) policies: LUPl Use residential design performance standards to maintain neighborhood character and ensure compatibility with surrounding uses. LlJP4 Maximize efficiency of the development review process. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. 2. The proposed amendment bears a substantial relationship to public health, safety, or welfare. The proposed FWCC text amendment bears substantial relationship to the public health, safety, and welfare because it provides for a variety of uses in the CE, OP, and PO zones by allowing churches, and provides consistent development standards for churches. 3. The proposed amendment is in the best interest of the residents of the City. Approval of the proposed code amendment would benefit the City as a whole as it would help ensure that churches are allowed in all zoning districts. The design standard modifications would help to ensure quality design of buildings and structures, while providing for a variety of design alternatives. In.addition, modifying FWCC Chapter 22 to reduce the maximum permissible dwelling unit height in the SE zone; making development standards consistent for churches across zones; allowing churches in the CE, OP, and PO zones; and removing the 120-foot maximum fa<;ade length standard will result in high quality development and consistent standards between zoning district, and will provide churches the opportunity to locate in an any zoning district in the City. Church Use, and Design Guideline Development Standards - Code Amendments Planning Commission Staff Report File #08-105419-OO-UP Page 5 VI. STAFF RECOMMENDATION Based on the above staff analysis and decisional criteria, staff recommends that the following amendments to FWCC Chapter 22, "Zoning," be recommended for approval to the City Council. I. Modification to the use zone chart, FWCC Section 22-596, to reduce the permitted height for a detached dwelling unit in the SE zone; 2. Modification to the use zone charts, FWCC Sections 22-601, 22-635, 22-671, and 22- 731 to implement revisions pertaining to church height and development standards, and revision/clarification of the parking lot setback requirement; 3. Modification to FWCC Sections 22-754, 22-799, and 22-812, and adoption of proposed new use zone charts sections 22- 75X, 22-7XX, and 22-8XX, to create new separate use zone charts for church use in the BC, CC-F, and CC-C zones; 4. Addition of new sections of the FWCC to allow churches as a new permissible use in the PO, OP, and CE zones; 5. Modification of FWCC Chapter 22 Article XIX, Community.: Design Guidelines. Amendments to Community Design Guidelines FWCC Sections 22-1638 and 22-1639 to correct cross reference errors and modification of the Community Design Guidelines FWCC Section 22-1638(a)(17) regarding building facades that are greater than 120 feet in length. Vll. PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed zoning code text amendments: I. Recommend to the City Council adoption of the FWCC text amendments as proposed; 2. Modify the proposed FWCC text amendments and recommend to the City Council adoption of the FWCC text amendments as modified; 3. Recommend to the City Council that the proposed FWCC text amendments not be adopted; or 4. Forward the proposed FWCC text amendments to the City Council without a recommendation. VIll. EXHIBITS Exhibit 1- Proposed Modified Use Zone Chart FWCC Section 22-596 Exhibit 2 - Proposed Modified Use Zone Charts FWCC Sections: 22-601, 22-635, 22-671, 22-731 Exhibit 3 - Proposed Modified Use Zone Chart FWCC Sections 22-754,22-799, and 22-812, Proposed New Use Zone Charts Sections 22- 75X, 22-7XX, 22-8XX Exhibit 4 - Proposed New Use Zone Charts Sections 22-6XX, 22-8XX, 22- 87X Exhibit 5 - Proposed Modified FWCC Text Chapter 22 Article XIX, Sections 22-1638 & 22-1639 K:\2008 Code Amendments\Allowable Church Zones\Planning Commission\12l708 Public Hearing\Planning Commission Staff Report.doc Church Use, and Design Guideline Development Standards - Code Amendments Planning Commission Staff Report File#08-1054l9~-tJP Page 6 - Eo-< ... ~ ~ ~ -- l";I;:l 00 -- ~ .... = .... fI.l l";I;:l = = .c J,., = .c = 00 N = o .... fI.l .... > ~ .,.; 'a = bJl :a Q:i ~ '0 '0 <II -= ~ ~ - <II ~ -e 0'\ If) I N N ~ .9 - c..> <1.l '" '" :.s .S '€ <S ....- <1.l '" '" ~ o !': -g <<I '" ~ .9 ....- <<I ~ <1.l .... <1.l -:S o ....- ....- u .g 1; '" <1.l !': o N ~ ~ <1.l .- <<I .- '" <1.l fa ~ 1; '" J3 .S ~ CI) t: .~ g <1.l ~ ~ -< == U l";I;:l Z o N rn l";I;:l Z 00 0 ~ E=: ::s ::J ~ - (;j -= '" '" <1.l '" = gp .~ o - ;a <1.l ~ l";I;:l Z~ OrJ1 N ... .s '" ~ S;r.JOOS 2iuP{llld p:u!nb:l~ ~El i5 S .~ .,,::E '" ::l '0 ~ '= .9 :unplUlS JO 1q2i!:lH :l2iIll:lhO;) 1lr[ ] ~ >- .gEl'O "'g ::3 J~ ~ S ::l ~:15 J\ ~::E ti: (q:lll:l) :lp!S cii ~ f- ~ C5 :lZ! 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COMMUNITY DESIGN GUIDELINES Sections: 22-1630 Purpose. 22-1631 Administration. 22-1632 Applicability. 22-1633 Definitions. 22-1634 Site design - All zoning districts. 22-1635 Building design - All zoning districts. 22-1636 Building and pedestrian orientation - All zoning districts. 22-1637 Mixed-use residential buildings in commercial zoning districts. 22-1638 District guidelines. 22-1639 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. ..1,- -, ' 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 "ownerless" and, therefore, available for undesirable uses. c. CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: 1. The greater the risk of being seen, challenged, or caught, the less likely they are to commit a crime. 2. The greater the effort required, the less likely they are to commit a crime. 3. The lesser the actual or perceived rewards, the less likely they are to commit a crime. d. Through the use of 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; Ord. No. 06-515, ~ 3,2-7-06; Ord. No. 07-554, ~ 5(Exh. A(15)), 5-15-07) 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; Ord. No. 06-515, ~ 3,2-7-06; Ord. No. 07-554, ~ 5(Exh. A(15)), 5-15-07) 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; Ord. No. 06-515, ~ 3,2-7-06; Ord. No. 07-554, ~ 5(Exh. A(15)), 5-15-07) 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 area, 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. (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, art, trash receptacles, and bicycle racks. (9) Public on-site open space means a 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 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 streetscape, 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. (14) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (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- 271,93,7-2-96; Ord. No. 99-333, 93,1-19-99; Ord. No. 00-382, 9 3,1-16-01; Ord. No. 03-443, 93,5-20-03; Ord. No. 06-515,93,2-7-06; Ord. No. 07-554, 9 5(Exh. A(15)), 5-15-07) 22-1634 Site design - All zoning districts. (a) General criteria. (1). Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. (2) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials,colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize f1ieability 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 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. (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, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, 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 1 - Sec. 22 - 1634 (d) Pedestrian pathways from R.O.W. HmmUHn. .~~ - 'rmnTltT1T1ftJI' . Figure 2 - Sec. 22- 1634 (d) Pedestrian connections (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. (f) Commercial service and institutional facilities. Refer to FWCC 22-949 and 22-1564 for requirements related to garbage and recycling receptacles, placement and screening. (1) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: a. Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. b. Trash and recycling receptacles shall include covers to prevent odor and wind-blown litter. c. Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. f igll1\:" J - SI:(;. D - l(~ 34 ~ n Tlash Olncl $Ialllge anU" ...-- - 1 1 . . - " - .' . '. 11:1Ui"I~~I~.' Tl'Jl~ I-i.o.:un:": - :;..~. ~..;:. 16.14 ill lD"di~g ;iIlIea 50 (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. b. Site utilities including transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. (g) Miscellaneous site elements. (1) Lighting shall comply with the following: a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954(c). b. Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. c. Lighting 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, 9 3, 7-2-96; Ord. No. 99-333, 9 3, 1-19'-99; Ord. No. 00..382, 9 3, 1-16-01; Ord. No. 03-443, 9 3, 5-20-03; Ord. No. 06-515, 93,2-7-06; Ord. No. 07-554, 9 5(Exh. A(15)), 5-15-07) 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. ril:!_ur~ :) - SCi:. '.'!2 - . (i'.'!;: (J1; Em~hlu;i2ii>g ll.tl.rallapGgraph)' (2) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. (3) Materials and design features of fences and walls should reflect that of the primary building(s). (b) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, 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. . . . . ,... .. .'" -.. .. .... ..: . . o. :..:.: ':::'.~" k . . ...." '". 0~'u;"... ... .. ... .... .. J ~'M/" -(,,0'_. Figure 6 - Sec. 22 - 1635 (b) Incorporating modulations (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. 'f;.0 ~ . : 0* * 0..f0 ~ ~~. . 0*0 0* *" ~ClCl .: ~~ . * .*~~*' ~O~ ~'*' ~. . ~ ~ ~ 1: -~- Figure 7 - Sec. 22 -1635 (b) Incorporating landscaped buffers (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. I#AJc <<- ew~ 1& c.'_j ';;i;;} ! ~~ ~ ~ Figure 8 - Sec. 22 - 1635 (b) Incorporating canopy/arcade (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-af-way. . , + I I "I " 0( t- 2 ~ 11. '" P.Ot./1A6 e Figure 9 - Sec. 22 - 1635 (b) Incorporating pedestrian plaza (c) Building articulation and scale. (1) Except for zero lot line townhouse development and attached dwelling units, 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. r!~U1'~ .(.. 5L~'" Y'::. 1:-)5 :~") lSullclll1G llllloolalbn .. -"..~.:' . " .' i' ~..' ri~ul\.' II Sl'l'.l~ - It>]"~ iC: I Ac:clI! $!lory l;hE! rne,l'Its . ~.-., '. . . . ~"" Showc:.I.. windows Figure 12. Sec. 22 - 1635 (c) l.ndKaping Artwolk-Mural -"-- ;g;. ? .~ .0 D..r . . .' .". : . .'...- ."'". .." . . . .". . w.. - - - Alchtedural ........" Fi.urc 13. Sec. 22 - 1635 (el Archited\R1 fe.lure. (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWCC 22-1564(u) and subsection (c)(1) of this section: a. Showcase, display, recessed windows; b. Window 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 w~lI'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, 9 3, 7-2-96; Ord. No. 99-333, 9 3, 1-19-99; Ord. No. 00-382, 93, 1-16-01; Ord. No. 03-443,9 3, 5-20-03; Ord. No. 06-515, 93,2-7-06; Ord. No. 07-554, 9 5(Exh. A(15)), 5-15-07) 22-1636 Building and pedestrian orientation - All zoning districts. (a) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (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. "80 ~l . Figure 14 - Sec. 22 - 1636 (a) Shared public spaces/plazas (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, 9 3, 7-2-96; Ord. No. 99-333, 9 3, 1-19-99; Ord. No. 00- 382,93,1-16-01; Ord. No. 03-443, 9 3,5-20-03; Ord. No. 06-515, 93,2-7-06; Ord. No. 07-554, 9 5(Exh. A(15)), 5-15-07) 22-1637 Mixed-use residential buildings in commercial zoning districts. Facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: . (1) Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies or decks in upper stories, bay windows that extend out from the building 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 components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. (4) If parking occupies the ground level, see FWCC 22-1634(c). J! m ~J 8 ~_ m (~ m ....; ~IJ"C: 1.~ - SCl'_ ~~ . 1 6:n {.I > ~idll! nlis'lIIrnuml 1,,,.1 '~tad. .Ie ....~...l. (5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. (Ord. No. 96-271, 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; Ord. No. 06-515, S 3, 2-7-06; Ord. No. 07-554, S 5(Exh. A(15)), 5-15-07) 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 shall incorporate windows and other methods of articulation. (3) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. (4) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streets cape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and access to other existing plaza or streetscape features. (5) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (6) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined by Article XVII, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. For residential uses only: (7) All significant trees within a 20-foot perimeter strip around the site shall be retained and/or replaced within the applicable required landscape buffer. (8) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (9) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (10) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (11) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. 20. Figure 16 - Sec. 22 - 1638 (a) (12) Principal en,tries 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. Figure 17 - Sec. 22 - 1638 (a) (13) Common recreational spaces shall be locate and arranged so that windows overlook them. Figure 18 - Sec. 22 - 1638 (a (14) Units on the ground floor (when permitted) s all have private outdoor spaces adjacent to them so those exterior portions of the site are contr lied by individual households. Figure 19 - Sec. 22 - 1638 (a) (15) All new buildings, including accessory buildings such as carports and garages, shall appear to have a roof pitch ranging from at least 4: 12 to a maximum of 12: 12. Figure 20 - Sec. 22 - 1638 (a) (16) Carports and garages in front yards should be discouraged. (17) The longest dimension of ::my building f-3cade shall not exceed 120 feet. Buildings on the same site may be connected by pedostrian ':l3lkways. BuildinQ facades that exceed 120 feet in lenqth and are visible from an adiacent residential zone, riqht-of-wav or public park or recreation area shall incorporate a siqnificant structural modulation (offset). The minimum depth of the modulation shall be approximatelv equal to 10 percent of the totallenqth of the subiect facade and the minimum width shall be approximatelv twice the minimum depth. The modulation shall be inteqral to the buildinq structure from base to roofline. (18) 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. ... ~11I\~ ".1 - Sl~~ ).~ - . (,:Ui,~ l (19) 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. (20) Subsection (3)(13) (a)(15) of this section shall apply to self-seNice storage facilities. (b) Office park (OP), corporate park (CP), and commercial enterprise (CE). (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. (3) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. (4) Ground floor entrances to retail sales or seNices shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and accessibility from the building to other existing plaza or streetscape features. (5) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (6) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined in Article XVII, shall utilize vinyl-coated mesh, pOWder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. For non-single-family residential uses only: (7) Subsections ~.@l{Z} through (3)(17) (a)(19) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame 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, parking shall be located behind building(s), with building(s) located between rights-of-way 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 percent 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 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. c. A greater amount of parking and driving area than is specified in subsections (c)(1)(a) and (b) of this section 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) Principal entrance facades shall front on, face, or be clearly recognizable from the right- of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for projects exposed to more than one right-of-way. (3) Building facades shall incorporate a combination of facade treatment options as listed in FWCC 22-1635(b) and 22-1635(c)(2), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: a. Principal facades containing a major entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian- oriented architectural treatments, including distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated roof lines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight 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 sidewalk, may incorporate facade treatments that are less pedestrian-oriented than in subsection (c)(3)(a) of this section, such as a combination of structural modulation, architectural articulation, and foundation landscaping. c. Principal facades of single-story buildings with more than 16,000 sq. f1. of gross ground floor area shall emphasize facade treatments that reduce the overall appearance of bulk and achieve a human scale. This may be accomplished through such design 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 stops, parking areas, and any pedestrian plazas and public on-site open space to primary building entrances. Where a use fronts more than one right-of-way, pedestrian access shall be provided from both rights-of- way, or from the right-of-way nearest to the principal 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 feet in the city center frame, and a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. (5) Drive-through facilities and stacking lanes shall not be located along, or in conjunction with, a building facade 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 separation, screening, and design standards listed in FWCC 22-1634(g)(2)(b), (c), and (d). (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-foot-wide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (7) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22-1635(c)(1). (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. (10) For residential uses, subsections ~ .@l{ID through ta*9j (a)(11 ), (3)(11) (a)(13), (3)(12) (a)(14), (3)(14) (a)(16), (3)(16) ~), and (3)(17) (a)(19) of this section shall apply. (d) For all residential zones. (1) Nonresidential uses. Subsections ~.@)ill through (3)(10) (a)(12) and (3)(13) (a)(15) through (3)(17) (a)(19) of this section shall apply. (2) Non-single-family residential uses except for zero lot line townhouse residential uses and attached dwelling units. Subsections ~ @l{I) through (3)(17) (a)(19) of this section shall apply. (3) Zero lot line townhouse residential uses and attached dwelling units. Subsections ta1(9j (a)(11), (3)(11) (a)(13) through (3)(1-1) (a)(16), and (3)(17) (a)(19)-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; Ord. No. 05-506, ~ 3, 10-18-05; Ord. No. 06-515, ~ 3, 2-7-06; Ord. No. 07-554, ~ 5(Exh. A(15)), 5-15-07; Ord. No. 07-559, ~ 3(Exh. A), 7-3-07) 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), (a)(2), (a)(5) through ~.@)ill and ~.@l(ID through ta1(9j (a)(10). (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 (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 (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, right-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 22-1638fa1f7} @}{ill 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 Article XVII, Landscaping, and the location and arrangement of such landscaping is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native vegetation, natural topography and drainage patterns, wildlife habitat, migration corridors, and connectivity to adjacent habitats. (7) Lighting fixtures shall not exceed 30 feet. in height and shall include cutoff shields. (Ord. No. 03-443, S 3,5-20-03; Ord. No. 06-515, S 3,2-7-06; Ord. No. 07-554, S 5(Exh. A(15)), 5-15- 07; Ord. No. 07-559, S 3(Exh. A), 7-3-07) 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 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: (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 gross square feet; provided, that the total open space area shall not be less than 500 square feet. (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 gravel 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 point and public gathering place. It shall include a significant number of pedestrian-oriented features, furnishings, and amenities typically found in plazas and streetscapes, and as defined in this article, such as seating or sitting walls, lighting, weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In addition, the open space(s) should provide one or more significant 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, S 3, 7-2-96; Ord. No. 99-333, S 3, 1-19-99; Ord. No. 00-382, 93, 1-16-01; Ord. No. 03-443, 93,5-20-03; Ord. No. 06-515, 9 3, 2~7-06; Ord. No. 07-554,9 5(Exh. A(15)), 5-15-07) 22-1641 Design for cluster residential subdivision lots. (a) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (b) Front entryways should be the prominent feature of the home. Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be set back a minimum of five feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade. (c) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. (d) Each dwelling unit shall be intended for owner occupancy. (Ord. No. 01-381, 93, 1-16-01; Ord. No. 03-443, 9 3, 5-20-03) 22-1642 - 22-1650 Reserved. K:\2008 Code Amendments\Allowable Church Zones\Planning Commission\121708 Public Hearing\Exhibit 5 Corrections to Design Guidelines.doc STAFF REPORT TO THE PLANNING COMMISSION Public Hearing of December 17, 2008 Proposed Text Amendments to Federal Way City Code (FWCC) Chapter 22, "Zoning," Adult Family Homes, Family Day Care, Commercial Day Care, Social Service Transitional Housing, Home Occupations, Group Homes, and other amendments (City File No. 08-1 05196-00-UP, Related File No. 08-105197 -OO-SE) I. BACKGROUND AND PURPOSE OF AMENDMENTS A request to amend the regulations pertaining to social services transitional housing was part of the 2008 Planning Commission Work Program. The Community Development Services Department is also proposing text amendments to Federal Way City Code (FWCC) Chapter 22, "Zoning" related to adult family homes, family day care, commercial day care, home occupations, and group homes. The proposed amendments will update the code for consistency with federal and state law related to disabled populations such as in-home child care and adult family homes, address previous code amendments, and concerns identified by staff. Other non-substantive text amendments are also included to improve readability or clarity. II. OUTLINE OF KEY AMENDMENTS ADULT FAMILY HOMES · Define adult family homes in accordance with state law and allow this use subject to regulations in conjunction with any permitted use (Exhibit A). SOCIAL SERVICES TRANSITIONAL HOUSING . Allow social services transitional housing as an outright permitted residential use when the number of residents is consistent with afamily as defined by the FWCC (Exhibit B & C). · Update and clarify regulations related to non-family-occupied social service transitional housing, and tailor them to address mixed-use as well as stand-alone developments in commercial zones (Exhibit C). DAY CARE - IN HOME, AND COMMERCIAL FACILITIES · Change the definition offamily child care home tofamily day care. Include adults as well as children within the definition. Continue to allow up to 12 children, or up to 12 adults as amended, to be served. Continue to allow in-home child care, or adult care as amended, in any zone in conjunction with a permitted residential use (Exhibit A). . Delete the Use Zone Charts dealing with in-home day cares for 12 or fewer children, as these would be superseded by the family day care amendments (Exhibit D). . Re-title the remaining charts "Day Care-Commercial" and update certain related regulations (Exhibit E). Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-1 05196-00-UP Page I HOME OCCUPATIONS · Amend and update the definition and regulations (Exhibit B). The existing "Class I home occupation" becomes simply "home occupation" and the existing "Class II home occupation" becomes "family day care." · Allow deliveries by commercial vehicles with a gross vehicle weight rating of up to but not exceeding 26,000 Ibs. gross vehicle weight rating (GVWR) as defined by the RCW, in place of the current 10,000 lb. GVWR limit in order to make treatment more equitable with any single-family residence (Exhibit B). GROUP HOMES . Restructure and clarify definitions and related regulations including Use Zone Charts (Exhibit A). Eliminate reference to Type II "A" and "B." Include decisional criteria for determining the maximum number of residents and dwelling units allowed in a Type II group home (Exhibit F). III. PROPOSED AMENDMENTS AND RELATED STAFF ANALYSIS Provided below is a description and corresponding staff analysis of the proposed substantive amendments with each attached exhibit (Exhibits A through F). Non-substantive amendments such as reformatting, rewording, internal references, etc., are listed as "minor" and not separately analyzed. The minor amendments will improve code clarity, readability or consistency without affecting meaning or intent. Refer to the attached exhibits for the full text of each amendment. 1) Exhibit A - FWCC Article I, "General," Section 22-1, "Definitions" (a) Amendment: Add the following new definition, "Adultfamily home means a residential home for which a person is licensed to provide personal care, special care, room and board to more than one but not more than six adults who are not related by blood or marriage to the person or persons providing the services. The number of residents in an adult family home may be no more than the total of the residents being provided services plus a family that includes at least one service provider." (See related regulations in Exhibit B, below.) Analysis: The first sentence of the proposed definition is taken verbatim from state law.) The second sentence allows a family that includes at least one resident service provider to co-reside with those being provided services. This definition accommodates the state- allowed maximum of six adults to receive services. Also it ensures at least one resident service provider while not restricting the total number of residents except through the FWCC definition of family. The proposed definition is sufficiently broad to meet both the letter and intent of the law, which states that adult family homes are a favored use that promotes the care of various populations with personal and special needs and functional limitations.2 (b) Amendment: Delete "Class I home occupation" and "Class II home occupation." Analysis: These subcategories are superseded by other amendments dealing with family day care and basic home occupations, as noted below. (c) Amendment: Add "commercial" to "Day care facility"; delete "in a residence or other structure" and refer to the district regulations (i.e. Use Zone Charts). Analysis: The purpose of this amended definition is to include only commercial day cares in the Use Zone Charts, not in-home day care, in conjunction with the family day care amendments, noted below. 1 RCW 70.128.010. 2 RCW 70.128.005. Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-105196-00-UP Page 2 (d) Amendment (minor): Delete Domestic violence shelters, as these are included in the definition of social service transitional housing and a separate definition is unnecessary. (e) Amendment (minor): Essential public facilities. (f) Amendment: Change the definition Family child care home tofamily day care. (Related regulations are proposed in Exhibit B, below). Analysis: Allows adults as well as children to be served in an in-home day care setting during some part of a 24-hour period. The code does not presently address in-home adult day care, and as this use is similar to child care in nature and operational impact it should be treated similarly. Also, because adults served in these settings often have some form of physical or mental impairments, it is in the public interest to promote such residential- based, non-institutional care alternatives, similar to adult family homes, as analyzed above. (g) Amendment (minor): Group homes type II and Group homes type III. (See related substantive amendments in Exhibit B, below.) (h) Amendment: Delete "Type A" and "Type B" from the definition of Social service transitional housing. Non-substantive amendments are also included. Analysis: The subcategories are superseded by proposed related amendments (Exhibit B). (i) Amendment (minor): Special needs housing. 2) Exhibit B - FWCC Article XIII, "Supplementary" (a) Amendment: New section 22-978, "Group homes." Requires Process I review in order for a group home type II proposing to serve juveniles convicted of Process III offenses to be treated as a type II and not a type III group home. Also states that the maximum number of residents in a group home is determined case-by-case using the applicable review process. Analysis: Chiefly these amendments are procedural clarifications. The current "director's discretion" is replaced with "Process I" in determining the appropriate classification for certain group homes, before proceeding and investing in a use-based process. Also states for clarity that the underlying review process will be used in determining the maximum number of residents in a group home. (Related decisional criteria are proposed in Exhibit F, below). (b) Amendment: New section 22- 979, "Social service transitional housing." Allows this use outright in all zones where residential use is permitted, provided that the total number of residents does not exceed the maximum number allowed under the code definition of "family." Otherwise the use is subject to the regulations in the Use Zone Charts (with amendments proposed in Exhibit C, below). Therefore, delete all text in section 22-633.5 (RS) (Exhibit B); references to Social Service Transitional Housing "Type A" and "Type B" on all charts; and "Type A" -related processes, as these are superseded by related amendments (in Exhibit C). Analysis: The impacts of this use when comprised of a "family" are no different than other family-occupied residential uses. Therefore, this family-occupied use is afforded equal treatment in the code by allowing them outright in any zone where residential use is allowed. However, no changes are proposed to the existing requirements for non-family-occupied uses. This includes Process III public notice and all other applicable regulations. (c) Amendment: Section 22-980, "Family day care." Supersedes and amends existing section 22-1069, "Class II home occupations." The operator (owner orrenter) ofthe family day care Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-105196-00-UP Page 3 would have to be a resident of the subject property; no off-street passenger loading area would apply to family child care homes if the state certifies a safe passenger loading area; and fencing and traffic mitigation would not be required. Analysis: This amendment is consistent with state restrictions on the city's authority to regulate family child care homes.3 The existing fencing and traffic mitigation requirements would be deleted as they exceed the city's authority, and the safe passenger loading area provisions are also adjusted accordingly. (d) Amendment: Section 22-981, "Adult family homes." The proposed new regulations are substantively the same as those proposed for "Family day care" (above). Analysis: This amendment codifies the city's existing practices related to adult family homes and ensures consistency with statutory protections for adult family homes.4 Generally, the same regulations and related analysis for family day care, above, also applies to adult family homes, as they both have similar operational aspects and are or may be afforded class protections under federal and state law. (e) Amendment: Section 22-1068, "Home occupation." Reference to "Class I" is deleted in accordance with above-noted definition changes (See Exhibit B). One substantive change is also proposed in addition to various minor clarifications. This proposed change is to increase the weight of commercial vehicles, allowed to make deliveries to the business, from the current 10,000 lb. to 26,000 lb. gross vehicle weight rating. This will allow deliveries by vehicles such as FEDEX and UPS, which are customary in residential areas and often exceed the current 10,000 lb. limit. Analysis: This slightly relaxes the regulations to be more consistent with other home occupations, such as day care and adult family homes, treats similar uses more similarly, and better aligns with other city regulations as reviewed in connection with this proposal. (f) Amendment (minor): Deletes the full body of text comprised within section 22-1069, "Class II home occupations", as it is superseded by new section 22-980, family day care, above. 3) Exhibit C - FWCC Article XI, "District Regulations" related to Social Services Transitional Housing. Includes Use Zone Charts sections 22-669.5 (RM), 22-727 (BN), 22-760 (Be), and 22-811 (CC-F). Amendments and Analysis: (a) On the RM chart, delete note #2 dealing with density limits. This note is unnecessary because note #la limits density to no more than 5% of the total dwelling units. Note #la is also clarified but not substantively amended. (b) On the BN, BC, and CC-F charts, tailor regulations in order to address mixed-use as well as stand-alone facilities. Mixed-use would be subject to the same maximum density as applies in RM, and stand-alone facilities would be subject to a case-by-case, criteria-based determination of density including maximum number of residents. The existing 100-ft. separation requirement would continue to apply to stand-alone facilities, as it is a reasonable measure to avoid overconcentration, but it is not necessary with mixed-use development since it is subject to a density limit. (c) Delete the following text on all charts where it appears, for consistency with previously adopted amendments: "If any portion of a structure on the subject property is within 100 ft. ofa low density use, then either: a. The height of that structure shall not exceed 15 ft. above 3 RCW 35A.63.215 4 RCW 70.128 and WAC 388-76 Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-105 1 96-00-UP Page 4 average building elevation; or b. The facade of that portion of the structure parallel to the low density use shall not exceed 50 ft. in length;" and replace the term "low density zone" with "residential zone." 4) Exhibits D & E - FWCC Article XI, "District Regulations" related to Day Care Facilities. Includes Use Zone Charts sections 22-603 & 22-604 (SE), 22-637 & 22-638 (RS), 22-672 and 22-673 (RM), 22-697 (PO), 22-724 (BN), 22-754 (Be), 22-799 (CC-e), 22-812 (CC-F), 22- 830 (OP), and 22-870 (CE). Amendments and Analysis: (a) Delete all text in sections 22-603(SE) and 22-637 (RS), 222- 672 (RM) (Exhibit D), as these in-home day cares for 12 or fewer children are superseded by the family day care amendments. (b) Add "commercial" to the title of remaining charts and delete references to Class II home occupations, in conjunction with the above-noted definition and regulation changes. (c) Preserve Process II as it currently applies to facilities for 12 or fewer children by adding it to the remaining charts. (d) For 13 or more attendees in the Neighborhood Business (BN) zone, reduce the process from Process III to Process II. Process II would then apply regardless of the number of attendees, for consistency with other office and commercial zones. (e) The following note, which currently applies to day cares in SE, RS, and RM, is appropriate to commercial day cares in any zone and therefore is added to the remaining charts: "Site design, including the location of parking and passenger loading areas shall be designed to reduce impacts on nearby residential areas." (In OP and CE it replaces a similar note dealing with truck parking, loading, and maneuvering areas, which is more suitable with industrial and commercial uses than commercial day cares.) (f) On the SE chart, delete text reference to "50 or more attendees" under "setbacks" because it conflicts with the maximum 50 attendees as listed on the chart. (g) Delete the note described in (3)(c), above, for the same reasons as there described. (This note appears only on the RM chart.) 5) Exhibit F - FWCC Article XI, "District Regulations" related to Group Homes. Includes Use Zone Charts sections 22-668.5 (RM), 22-726 (BN), 22-759 (Be), and 22-810 (CC-F). Amendments and Analysis: (a) Delete references on all charts to "Type IIA" and "Type lIB"; leaving only "Group Homes Type II." (b) Add the note below to all charts. (A similar note already appears on the RM chart). This provides current criteria where none currently exists for determining the maximum number of residents and dwelling units or rooms that may be allowed in a Type II group home. "The city will determine the maximum number of residents and the number of dwelling units or occupancy rooms or suites permitted in the proposed development based on the following criteria: (a) The specific nature ofthe occupancy and the persons that will be housed in the proposed development; (b) The size of the dwelling units or occupancy rooms or suites and the specific configuration of the facilities within these units, rooms, or suites; (c) The impacts on nearby residential uses of the proposed development; and (d) The architecture site design, and other design features of the proposed development. (c) On the CC-F chart, delete reference to Process III for Type IIA group homes in order to correct a presumed previous error. Since Process IV applies to this use in all other zones, it should be consistent and no different in CC-F. Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-1 051 96-00-UP Page 5 (d) Delete the note described in (3)( c), above, for the same reasons as there described. (This note appears only on the RM chart.) IV. PROCEDURAL SUMMARY On November 29, 2008, the City issued an Environmental Determination of Non significance (DNS) on the proposed amendments, with a comment deadline of December 15,2008, and an appeal deadline of December 29,2008. No comments on the DNS have been submitted to the City by the date of issuance of this staff report. Public notice of the December 17, 2008, public hearing was published and posted on November 29,2008, in accordance with the City's procedural requirements. V. DECISIONAL CRITERIA FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendments with the criteria provided by FWCC Section 22-528. The City may amend the text of the FWCC only ifit finds that: 1. The proposed amendments are consistent with the applicable provisions of the comprehensive plan. The proposed FWCC zoning text amendments are consistent with the following goals and policies contained in the Federal Way Comprehensive Plan (FWCP): LUP4 Maximize efficiency of the development review process. LUG3.1 Provide a wide range of housing densities and types in the single-family designated areas. LUP15 Protect residential areas from impacts of adjacent non-residential uses. LUP21 Allow and encourage a variety of multiple-family housing types in designated commercial areas, especially in the City Center Core and City Center Frame areas. LUP28 Provide for a mix of commercial and residential in commercial areas and in limited, appropriate locations in commercial enterprise areas. LUP30 Ensure compatibility between non-residential developments and residential zones by regulating height, scale, setbacks, and buffers. 2. The proposed amendment bears a substantial relationship to public health, safety, or welfare. The proposed FWCC text amendment bears a substantial relationship to the public health, safety, and welfare as it reduces conflicts, inconsistencies, or omissions relative to state law; improves code clarity and readability; promotes non-institutional housing opportunities for persons with impairments and other special needs; and helps ensure similar treatment of similar uses. 3. The proposed amendment is in the best interest of the residents of the City. Approval of the proposed code amendment would benefit the City as a whole because it codifies current city practices; addresses emerging land use issues; increases code clarity, Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-1 05 I 96-00-UP Page 6 simplicity, and the efficiency of the development review process; and relaxes certain regulations where possible without adversely affecting the City. VI. PLANNING COMMISSION REVIEW AND ACTION Pursuant to FWCC Section 22-520(b), the City Council may review City-initiated changes to the text of the zoning code from time to time at the Council's discretion. The Planning Commission is being asked to review the proposed changes to the zoning code and forWard a recommendation to the City Council. FWCC Article IX, "Process VI Review," establishes a process and criteria for zoning code text amendments. Consistent with Process VI review, the role of the Planning Commission is to review and evaluate the zoning code text regarding any proposed amendments, to determine whether the proposed zoning code text amendment meets the criteria provided by FWCC Section 22-528, and to forward a recommendation to City Council regarding adoption of the proposed zoning code text amendment. Consistent with the provisions ofFWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed zoning code text amendments: 1) Recommend to the City Council adoption of the FWCC text amendments as proposed; 2) Modify the proposed FWCC text amendments and recommend to the City Council adoption of the FWCC text amendments as modified; 3) Recommend to the City Council that the proposed FWCC text amendments not be adopted; or 4) Forward the proposed FWCC text amendments to the City Council without a recommendation. YD. STAFF RECOMMENDATION Based on the above staff analysis and decisional criteria, staff recommends that the following amendments to FWCC Chapter 22, "Zoning," be recommended for approval to the City Council. 1) Amendments as set forth in Exhibit A, FWCC Section 22-1, "Definitions," pertaining to "adult family home," "class I and class II home occupations;" "day care facility;" "domestic violence shelter;" "essential public facility;" "family child care home;" "group homes type II, II-A, II-B, and III;" "social service transitional housing;" and "special needs housing." 2) Amendments as set forth in Exhibit B, FWCC Article XIII, "Supplementary," pertaining to sections 22-978, "Group Homes;" 22-979, "Social Service Transitional Housing;" 22-980, "Family Day Care;" and 22-981, "Adult Family Homes;" 22-1098, "Home Occupation;" 22- 1069, "Class II Home Occupation;" and section 22-633.5 "Social Service Transitional Housing." 3) Amendments as set forth in Exhibit C, FWCC Article XI, "District Regulations," pertaining to Social Service Transitional Housing, sections 22-669.5, 22-727, 22-760, and 22-811. 4) Amendments as set forth in Exhibit D, FWCC Article XI, "District Regulations," pertaining to Day Care Facilities, sections 22-603, 22-637, 22-638, and 22-672. 5) Amendments as set forth in Exhibit E, FWCC Article Xl, "District Regulations," pertaining to Day Care Facilities, sections 22-604,22-638,22-673,22-697,22-724,22-754, 22-799, 22-812, 22-830, and 22-870. 6) Amendments as set forth in Exhibit F, FWCC Article XI, "District Regulations," pertaining to Group Homes, sections 22-668.5, 22-726, 22-759, and 22-810. Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments City file #08-105 I 96-00-UP Page 7 EXHIBITS Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Proposed Amendments to Article I, Section 22-1, "Definitions." Proposed Amendments to Article XIII, "Supplementary" and section 22-633.5 (RS). Proposed Amendments to Article XI, "District Regulations," related to Social Services Transitional Housing, sections 22-669.5 (RM), 22-727 (BN), 22-760 (BC), and 22-811 (CC-F). Proposed Amendments to Article XI, "District Regulations," related to Day Care Facilities, sections 22-603 (SE), 22-637 (RS), and 22-672(RM). Proposed Amendments to Article XI, "District Regulations," related to Day Care Facilities, sections 22-604 (SE), 22-638 (RS), 22-673 (RM), 22-697 (PO), 22-724 (BN), 22-754 (BC), 22-799 (CC-C), 22-812 (CC-F), 22-830 (OP), and 22-870 (CE). Proposed Amendments to Article XI, "District Regulations," related to Group Homes, sections 22-668.5 (RM), 22-726 (BN), 22-759 (BC), and 22-810 (CC-F). Report prepared by: Lori Michaelson, Contract Senior Planner K:\2008 Code Amendments\Home Oc & Adult Family\Planning Commission\121708 Public Hearing\Planning Commission Staff Report.docx City file #08-1 051 96-00-UP Page 8 Planning Commission Staff Report Adult Family Homes, Social Services Transitional Housing, and other zoning text amendments Exhibit A Definitions EXHIBIT A Adult Family Homes, Family Day Care, Commercial Day Care, Social Service Transitional Housing, Home Occupations, and Other Text Amendments (City File Nos. 08-105196-00-UP; 08-105197-00-SE) (Draft Date 12-8-08) I. Proposed Amendments to FWCC Chapter 22, Article I, "Definitions" Adult (ami/v home means a residential home for which a person is licensed to provide personal care, special care. room, and board to more than one, but not more than six, adults who are not related by blood or marriage to the person or persons providing the services. The number of residents in an adult family home may be no more than the total ofthe residents being provided services, plus a family that includes at least one service provider. Any limitation on the number of residents resulting from this definition shall not be applied to the extent it would prevent the city from making reasonable accommodations to disabled persons in order to afford such persons equal opportunity to use and enioy a dwelling as required by the Fair Housing Amendments Act of 1988, 42 USC 3604(f)(3)(b). This definition shall not be applied to the extent that would cause a residential structure occupied by persons with handicaps, as defined in the Federal Fair Housing Amendments Act of 1988, to be treated differently than a similar residential structure occupied by other related or unrelated individuals. See FWCC 22-981. Cms-s I heme eccupstien means those hame businesses that qualify as home occupatioos under this zoning chapter, except family child care homes. Cmss II heme eccupstien meaes those family child eare homes that qualify l:1flder FWCC 22 ~ Day care facility, commercial means the temporary, nonresidential care of persons iB a residenee or other structure on a recurring basis. See FWCC Article XI, District Regulations. Domestic 'liewncc shclkJrs meaHS housing for adult '.Yomen a1' men and their dependent children, if any, who are victims of domestie violence perpetrated by the spouse, domestic partner or signifieant other of the adult 'n.ctim. Essential public facility is any facility or conveyance that whieh has the following attrnnrtes: (1) It-4s Is typically difficult to site due to unusual site requirements and/or significant public opposition; (2) It-4s Is a necessary component of a system, network or program which provides a public service or good; (3) It-4s Is owned or operated by a unit oflocal or state government, ~ private or nonprofit organization under contract with a unit of government or receiving government funding, or private firms subject to a public service obligation; and (4) It meets a general and/or speeifie category for facility types ar individual faeilities listed belo"'1 in Meets the following definitions of either a Class I aHd or a Class II essential public facilitv: facilities. Draft Text Amendments to Adult Family Homes, Family Day Care, Commercial Day Care, and others Draft Date 12/08/08 Page 1 a. Class I facilities are those facilities: Facilities of a county, regional or state-wide nature. Those essential public facilities intended to serve a population base that extends significantly beyond the boundaries of the city. Class I facilities, and which may include several local jurisdictions or a significant share of the Puget Sound regional population. Such facilities and may include, but are not limited to, the following: 1. State or regional education facilities (except minor branch facilities). including:~ h Rresearch facilities;-~ fu Y!!Iliversity branch campuses;-~ ffi-: andGQommunity colleges~; 2. State or regional transportation facilities). including:~ blight and/or standard rail lines;-, fu ~ommuter terminals;-~ ffi-: +!ransit centers;-......Pr. and P:Qark-and ride lots in residential zones~; 3. State or regional correctional facilities~; 4. Solid waste handling facilities (large scale). including:~ +!ransfer stations and;- fu Rrecycling center~~; 5. Sewage treatment plants~; 6. Power plants; b. Class II facilities are those facilities: Faeilities of a local nature. Those essential public facilities that are intended to meet the service needs of the local community. In maay eases Class II leeal facilities are typically characterized by providing some type of in-patient care, assistance, or monitoring. Such facilities and may include, but are not limited to, the following: 1. Substance abuse facilities~; 2. Mental health facilities~; 3. Group homes/special needs housing~; 4. Local schools. including:~ :g~lementary schoolg~ fu Mmiddle school~;-. and ffi-: IIhigh school~~; 5. Social service transitional housing. including:~ I)gomestic violence shelterg~ fu IIhomeless shelterg. and ffi-: Wwork-release. Family ehild dav care heme means a business regularly providing care during part of the 24 hour day to 12 or fewer children persons, including: children and/or adults. and the children. if applicable. of the day care provider, in the family abode of the person or persons under whose direct care the ehildren those receiving care are placed. Family day care includes family day care homes for children as defined by RCW 35.63.170 and in home day care for adults. See FWCC 22-980. Group homes type II means housing for juveniles under the jurisdiction of the criminal justice system. Sueh groups include This definition includes housing for state-licensed group care homes or halfway homes for juveniles which provide residence in lieu of sentencing or incarceration, halfway houses providing residence to juveniles needing correction, or halfway homes for those selected to participate in state-operated work release and pre-release programs: but excludes full-time detention facilities. Any limitation on the number of residents resulting from this definition shall not be applied to the extent it would prevent the city from making reasonable accommodations to disabled persons in order to afford such persons equal opportunity to use and enioy a dwelling as required by the Fair Housing Amendments Act of 1988. 42 USC 3604(f)(3)(b). This definition shall not be applied to the extent that would cause a residential structure occupied by persons with handica?s. as defined in the federal fair housing amendments act of 1988. to be treated differently than a similar residential structure occupied by other related or unrelated individuals. Group homes are diyidea into the following types: See FWCC 22-978 and FWCC Article XI. District Regulations. The direetor of community de';elopment serviees shall haye the diseretioR te classify a gre1:lp home proposing to serve juveniles eonyicted of the offenses listed under grol:lp heme type m in this section as a group home type m, and any sueh home shall be sited aecording to the regt:llations contained within typc m classifieation. Group homes type II i\: Maximum number of 12 residents inch:1ding resident staff. Draft Text Amendments to Ad1,llt Family Homes, Family Day Care, Commercial Day Care, and others Draft Date l2/08/08 Page 2 Group homes type II B: Thirteen or more residents including residential staff. Maximum number to be determined on a ease by ease basis. The limitation on the number of residents in a group heme type II shall not be apf)lied if it prohibits the eity from making reasonable aeeommodatiefls to disabled }3ersens in order to afford SHea persons equal opportunity to use and enjoy a dwelling as required by the Pair Housing .\mendments Aet of 19&&,42 USC 3604(f)(3)(b). Group homes type III means housing for adults that have been convicted of a violent crime against a person or property, eF have been convicted of a crime against a person with a sexual motivation, or have been convicted or charged as a sexual or assaultive violent predator. +hese This category includes housing for individuals are under the jurisdiction of the criminal justice system~-eF individuals who have entered a pre- or post-charging diversion program. or . Sueh groups invoh'e individuals selected to participate in state-operated work/training release and pre-release programs or similar programs; but excludes. Such category does not include full-time detention facilities. Social service transitional housing means facilities other than offiees ami group homes as defined in this ehapter, operated by a nonprofit soeial serviee agency, lieensed as required by the state, providing temporary and transitional housing to individuals on an as-needed basis, operated by a nonprofit social service agency, licensed as required by the state, including, but not limited to, emergency shelters, homeless shelters, domestic violence shelters, and other such crisis intervention facilities; but excluding offices and grOUp homes as defined in this chapter. Any limitation on the number of residents in social service transitional housing shall not be applied if it prohibits the city from making reasonable accommodations to disabled persons in order to afford such persons eQual opportunity to use and enioy a dwelling as reQuired by the federal fair housing amendments act of 1988. 42 USC 3604(f)(3)(b). This definition shall not be applied to the extent that would cause a residential structure occupied by persons with handicaps. as defined in the federal fair housing amendments act of 1988. to be treated differently than a similar residential structure occupied by other related or unrelated individuals. This elassification includes domestie violence shelters as defiBed herein, except that such shelters wherein the total number of residents does not eJCceed the maximW'R number allowed lHlder the "family" definition may be permitted o\:H:right in all residential zeBes. (1) Type A: Maximl:1i'Fl number of residents to be eensisteBt with the maxiffil:lm number of umelated adults allowed \:1flaer the zoning definitien offam-ily. (2) Type B: fJl soeial service transitional housmg not meeting the definition ef "Type A," abeve. Maximum number to be determined on a case by ease basis. The limitation on the number of residents in social serviee tFansitional housing ooall not be applied if it prohibits the eity from making reasonable aeeoffifl'ledations te disabled persons in er-der to afford sueh persons equal opportunity to use and enje:y a dV/elling as reql:1ired by the Pair Hel:1sing .A~mendments f~et ef 1988,42 USC 3.604(f)(3)(b). See FWCC 22-979 and FWCC Article XI. District Regulations. Special needs housing means housing not specifically defined by this chapter, and which will be processed under the classification most closely related to the proposed use, as determined by the director of eommunity develepment serviees. K:\2008 Code Amendments\Home Oc & Adult Family\Planning Commission\121708 Public Hearing\Exhibit A Definitions.doc Draft Text Amendments to Adult Family Homes, Family Day Care, Commercial Day Care, and others Draft Date 12/08/08 Page 3 Exhibit B Supplementary Regulations & District Regulations Related to Social Services Transitional Housing Use Zone Chart Section 22.633.5 (RS) EXHIBIT B Adult Family Homes, Family Day Care, Commercial Day Care, Social Service Transitional Housing, Home Occupations, and Other Text Amendments (City File Nos. 08-105196-00-UP; 08-105197-00-SE) (Draft Date 12-8-08) Proposed Amendments to FWCC Chapter 22, Article XIII, "Supplementary" 22-978 Group homes. A group home type II proposing to serve iuveniles convicted of the offenses listed under grOUp home type III must be approved under process I to be treated as a grOUp home type II and not a group home type III. The maximum number of residents permitted in a group home will be determined on a case by case basis through the applicable review process. 22-979 Social service transitional housing. Notwithstanding any provision to the contrary, social service transitional housing where the total number of residents does not exceed the maximum number allowed under the definition of "family" may be permitted outright in all zones where residential use is permitted. Any social service transitional housing that exceeds the maximum number of residents allowed under the definition of "family" must be approved under FWCC Article XI, District Regulations. 22-980 Family day care. Family day care is permitted in coni unction with any residential use in any zoning district provided it meets all of the following criteria: (I) The use must be operated as part of a principal residential use. (2) The use must be licensed by the state, if required. Family child day care homes as defined by RCW 43.215.010 must be licensed by the state department of social and health services. (3) All city licensing, zoning, building, housing, and fire regulations applicable to the underlYing type of housing in which the use exists (i.e., single family residence, multifamily residence. etc.) must be met. (4) Lot size, building size, setbacks, and lot coverage must conform to those applicable to the zoning district. If the lot or structure is legally nonconforming the family day care may be approved through process III review. (5) No more than two persons who are not residents of the dwelling unit may be employed or work at the family day care at anyone time. (6) One off-street parking space must be provided for each nonresident employee or worker in addition to the spaces required by the zoning district for the residential use. A residential driveway may be used for this purpose. (7) The city may require an on-site passenger loading area, devending on the number and nature of the attendees and the extent and nature of existing street improvements. If located on a principal arterial street, an off-street passenger loading area must be provided. This requirement is waived for family child care homes if the department of early learning licensor certifies the home as providing a safe passenger loading area. (8) No exterior alterations are allowed to accommodate the family day care home, including sHmage. (9) Only those interior alterations customary to residential use shall be made. Draft Text Amendments to Adult Family Homes, Family Day Care, Commercial Day Care, and others Draft Date 12/08/08 Page 1 (10) The applicant shall provide documentation that residents living immediately adjacent to the pro-posal have been notified of the proposal. or the applicant may provide stamped and addressed envelopes of the residents living immediately adiacent to the proposal and the city will notify the neighbors. (11) The family day care may be required to limit its hours of operation to reduce impacts on nearby residential uses. 22-980.5 Adult family homes. Adult family homes are residential uses that are permitted in any zoning district where residential uses are permitted provided that they meet all of the following criteria: (I) The use must be operated as part of a principal residential use. (2) The use must be licensed by the state. if required. (3) All city licensing. zoning. building. housing. and fire regulations applicable to the underlying type of housing in which the use exists (i.e.. single family residence. multifamily residence. etc.) must be met. (4) Lot size. building size. setbacks. and lot coverage must conform to those applicable to the zoning district of the subiect property. If the lot or structure is legally nonconforming. the adult family home may be approved through process III review. (5) No more than two persons who are not residents of the dwelling unit may be employed or work in the adult family home at anyone time. (6) One off-street parking space must be provided for each nonresident employee or worker in addition to the spaces required by the zoning district for the residential use. (7) No exterior alterations are allowed to accommodate the adult family home. including sllmage. (8) Only those interior alterations customary to residential use shall be made. 22-1068 Glass-I hHome occupation. (a) ill A Glass-I home occupation is permitted if it meets all of the following requirements: fB fill The dwelling unit in which the business is located must be the primary residence of the business owner. ill It The business is carried on exelusiyely by a family memberW) who resides in the dwelling unitt~ ~ {01t-has The use must have no outside storage, exterior indication.. or outside activityt~ f3j @ It Hses no The use must not involve those heavy equipment, power tools.. or power sources which are not common to a residenee; residential use. (4) W It has nopiekup or delivery by eommereial verneles. The use must not involve any pickups or deliveries by commercial vehicles over 26.000 pounds gross vehicle weight rating (GVWR) as defined in RCW 46.25.010. tB illlt-tlees The use must not include more than four persons per day coming to the subject property for goods or servicest~ f6j {g} It ef'eates no The use must not create any noise, dust, glare, vibration, odor, smoke.. or other impact adverse to a residential area. (b) .\ Class I (2) A home occupation which does not meet the requirements of subsection W ill of this section may be approved using process III, if: fB fill It will not harm the character of the surrounding neighborhood; ~ill It will not include outdoor storage aBdfor operation ofbuilclil'lg materials, machinery, commercial vehicles, building materials. or tools that which will be visible or audible from or have an effect on other properties; and Draft Text Amendments to Adult Family Homes, Family Day Care, Commercial Day Care, and others Draft Date] 2/08/08 Page 2 ~ W It does not create a condition which injures or endangers the comfort, repose, health~ or safety of persons. 22 1069 Class II home occupation. This section is rescinded and relocated with amendments to new FWCC Section 22-980. "Familv Dav Care." .^~ family child eare home, an iR hame child care home occupation, is permitted if it meets all of the falloY/ing reql:1irements: (1) The use ffil:lst be operated as part of a principal residentialase of the subjeet property by a resident of the sooject property. (2) This use must be licensed by the State Department of Soeial and Health Serviees (3) Lot size, building size, setbacks, and lot coverage eonform to those applicable ta the zoning district. If the lot is legal, R0flconforming, it may be approved through a praeess III review. ( 1) Not more than twa persons not a resident of the d':ielling unit may work for the Class II home oeeupation at anyone time. (5) One off street parking spaee is provided foOr eaeh nonresident employee in addition to the spaees required by the zORing distriet for the residential use. The resideRtial driveway is acceptable foOr this purpose. (6) The city may require an on site passenger laading area, depending on the number and nature of the attendees and the exteRt and nature of eJlisting street improvements. If laeated on a maj or arterial street, an off street dropof:fi'pickup (7) In residential zones, no exterior alterations are allmyed to aecoll1fRadate the Class II hame acel:1pation, ineluding signage. Only those interior alterations castamary to residential use shall be made-: (8) The applicant shall provide aocumentation that r-esidcnts living immediately adjacent to the proposal have been Rotified of the proposal or the applicaflt fFla-Y pro',ide stamped and addressed envelopes afthe resideHts living immediately adjaeent to the proposal and the city will notify the neighbors. (9) In addition ta satisfying conditions (1) through (8) afthis seetion, a family ehildcare home may also be required to meet the following conditions: a. Hour of operation and maxil'l'll:H'R fH::1mber af attendees may be limited by the city to reduce impaets OR nearby residential uses. b. I\. six foot sig1:l.t obscuring fenee or ',egetation may be required by the city ifit is determined that the proposal ady-ersely affects neighbors. c. .^..dditianal traffie iFlfurmation or mitigation measures may be reql:lir-ed if the caHlfl'N:H'l.ity de'/elopment direetor ar public works directar determines that the proposal may adversely affeet intersections ar streets iR the area. K:\2008 Code Amendments\Home Oc & Adult Family\Planning Commission\1 21708 Public Hearing\Exhibit B Supplementary Regulations.doc Draft Text Amendments to Adult Family Homes, Family Day Care, Commercial Day Care, and others Draft Date 12/08/08 Page 3 = Eo< .-; = ~ ~ - :E ~ ~ <= '!ij Q) ::r: .~ :g p.. 00 g - ~ s; .:;2 '1 o u Oll <= .~ ~ .~ ~ '3 'Cl -< o(! U o Q) ~ ~ E ] ~ Q) '8 u 00 8 !::l ~ ~ g 'Cl ~ ::r: E-< en en If) ..... ..... 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' ~ ~ ; ': i: ~ , OJ o "0 -d B Q) Q) "0 ~ '" r- '0 N '" ~ ..e U o - :E ~ ~ s:: '!a Q) ::r: .5:! :g p., co o r- - ~ .- ,~ en en .~ U C>ll s:: .~ ~ '~ j;I., - '3 ~ o(l OJ o ~ ~ ~ "0 5 ~ Q) '8 u co o o !)l ::;,J Exhibit E District Regulations, :Related to Day Care Facilities Use Zone Charts Sections 22-22-604 (SE), 22-638 (RS), 22-673 (RM), 22-697 (PO), 22-724 (BN), 22-754 (BC), 22-799 (CC-C), 22-812 (CC-F), 22-830 (OP), and 22-870 (CE) = 52 - u <I) en ~ :.c:: - S '€ <Z - <I) en en <I) '8 ] Eo-; o:l ~ en I:: 0 = '.0 o:l U ~ ~ ~ Eo-< <I) .... ... 0 =:I ..s .... 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