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ORD 09-604 CITY OF FEDERAL WAY ORDINANCE NO. 09-604 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, RELATING TO ALLOWING CHURCHES IN ALL ZONING DISTRICTS, MODIFYING DEVELOPMENT STANDARDS FOR CHURCHES, MODIFYING THE COMMUNITY DESIGN GUIDELINES, AND MODIFYING THE HEIGHT STANDARD FOR DETACHED DWELLING UNITS IN THE SUBURBAN ESTATES ZONING DISTICT; AMENDING FEDERAL WAY CITY CODE (FWCC) CHAPTER 22 "ZONING," ARTICLE XI "DISTRICT REGULATIONS" SECTIONS 22-596 (SE), 22-601 (SE), 22-635 (RS), 22-671 (RM), 22-731 (BN), 22-754 (BC), 22-799 (CC-C), AND 22-812 (CC-F); ARTICLE XIX "COMMUNITY DESIGN GUIDELINES" SECTION 22-1638 AND 22-1639; AND ADOPTING NEW ZONE USE CHARTS FOR THE BC, CC-F, CC-C, PO, OP AND CE ZONING DISTRICTS. WHEREAS, the City recognizes an increase in applications and requests to allow churches in all zoning districts; and WHEREAS, Federal Way City Code (FWCC) Chapter 22 "Zoning," does not currently permit church use in the Professional Office (PO), Office Park (OP), and Commercial Enterprise (CE) zoning districts; and WHEREAS, Federal Way City Code (FWCC) Chapter 22 "Zoning," Article XIX Community Design Guidelines currently prohibits some building facades from exceeding 120 feet in length; and WHEREAS, the adoption of other code amendments, including but not limited to, modifying the height standard for a dwelling unit in the SE zoning district, and other amendments to allowing church use and church development standards will respond to the evolving nature of churches, result in consistent regulation across zoning districts and increase code efficiency; and WHEREAS, certain other code amendments will help implement the principal amendments or increase code efficiency, including but not limited to, adopting new or updated use zone charts; and WHEREAS, amendments to the Federal Way City Code (FWCC) text are authorized by FWCC Section 22-216 pursuant to Process VI review; and WHEREAS, an Environmental Determination of Nonsignificance (DNS) was issued for the proposal on November 22, 2008, and no comments or appeals were received and the DNS was finalized on December 22, 2008; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on these code amendments on January 7,2009, and forwarded a recommendation of approval to the City Council; and Ordinance No. 09 - 604 Page 1 of4 WHEREAS, the Land Use/Transportation Committee of the Federal Way City Council considered these code amendments on February 2, 2009, following which it recommended adoption of the text amendments as recommended by the Planning Commission; and WHEREAS, the City of Federal Way finds that the code amendments meet the intent of Chapter 36.70A RCW, Growth Management; and WHEREAS, the City of Federal Way finds that the code amendments will implement and are consistent with the Federal Way Comprehensive Plan; and are consistent with the intent and purpose of FWCC Chapter 22 "Zoning," to provide for and promote the health, safety, and welfare of the general public. Now, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Findings. The City Council of the City of Federal Way makes the following findings with respect to the proposed code amendments. A. The amendments will address current code deficiencies and serve the public interest by establishing specific and detailed regulations related to churches, structure height, and building fa9ade design. B. 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 Pq, OP, and CE zoning districts, churches are now appropriate uses for these zones and would be compatible with other permissible uses in these zoning districts. C. These code amendments comply with Chapter 36.70A RCW, Growth Management. D. These code amendments are consistent with the intent and purpose of FWCC Chapter 22 "Zoning," and will implement and are consistent with the applicable provisions of the Federal Way Comprehensive Plan. E. After full and careful consideration, the City Council of the City of Federal Way finds that the proposed code amendments will protect and will not adversely affect the public health, safety, or welfare. F. These code amendments are in the best interests of the residents of the City of Federal Way. Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528, and based upon the Findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposed amendments: 1. The proposed FWCC text amendments are consistent with, and substantially implement, the following Federal Way Comprehensive Plan goals and policies: Ordinance No. 09 - 604 Page 2 of4 LUPl Use residential design performance standards to maintain neighborhood character and ensure compatibility with surrounding uses. LUP4 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 FWCC text amendment bears substantial relationship to the public health, safety, and welfare because it provides for a variety of uses in the PO, OP, and CE zones by allowing churches, and provides consistent development standards for churches. And 3. 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 PO, OP, and CE zones; and removing the 120-foot maximum fa9ade 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. Section 3. Amendment. FWCC Chapter 22 "Zoning," Article XI "District Regulations" Sections 22- 596 (SE), 22-601(SE), 22-635 (RS), 22-671 (RM), 22-731 (BN), 22-754 (BC), 22-799 (CC-C), 22-812 (CC-F); and Article XIX, "Community Design Guidelines" Section 22-1638 and 22-1639 are amended; and new zone use charts are created as set forth in the attached Exhibit A. Section 4. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to any other persons or circumstances. Ordinance No. 09 - 604 Page 3 of 4 Section 5. Corrections. The City Clerk and the codifiers ofthis ordinance are authorized to make necessary corrections to this ordinance including, but not limited to, the correction of scrivener/clerical errors, references, ordinance numbering, section/subsection numbers and any references thereto. Section 6. Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Section 7. Effective Date. This ordinance shall be effective five (5) days after passage and publication as provided by law. PASSED by the City Council of the City of Federal Way at a regular meeting of the City Council on the 3rd day of March 2009. APPROVED: ArrEST: APPROVED AS TO FORM: ~~ ,~t1 . C ty Attorney, PatncIa A. RIchardson FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: 3-7-2009 EFFECTIVE DATE: 3-12-2009 ORDINANCE No: 09-604 2-10-2009 3-03-2009 Ordinance No. 09 - 604 Page 4 of 4 Exhibit A FEDERAL WAY CITY CODE (FWCC) Chapter 22, "Zoning" Article XI District Regulations Sections 22-596 (SE), 22-601 (SE), 22-635 (RS), 22-671 (RM), 22-731 (BN), 22-754 (BC), 22-799 (CC-C), & 22-812 (CC-F) Article XIX Community Design Gyidelines Sections 22-1638 & 22-1639 Article XI District Regulations New Sections 22-75X (BC), 22-7XX (CC-C), 22-8XX (CC-F), 22-6XX (PO), 22-8XX (OP) & 22-87X (CE) K:\2008 Code AmendmentslAllowable Churclt Zones\LUTC\Ellhibit A Cover Sheet.doc i:: .g u cu rn rn - -S S .r:: ~ .... 0 <.=. 0 rn rn CU (5 t:: '0 t:: '" '" t:: g d '"5 ~ .... CU -S B U CU .;:::- .0 ;:I '" CU t:: 0 N W' ~ CU E '" CU t:: '" .0 .... ;:I .0 ;:I '" CU -S ,5 '0 CU t:: 'g ...: g -2 ;:I CU .0 OIl :E (;j .r:: 4l '" ~ '" CU "C '" '0 ;:I G.I gJ .t:: (j '~ (</ 44 oS G.I t:l :2 \0 CU 0\ .s:: III f- . 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N ~ C ... E --0 C ... I~ ,0 U I '" ... S -.; ~ ::J Q c bO 'C;; ... o ?;o ;:: ~ o U --0 c: oj ",- -0 ... oj -0 c oj r/i C ... E 0. o ... > ... o J "? '" N " " CI] 2 j ~ '" " c :> N .c: ~ .<: u " :0 " ~ 2 ~ ;; E -0 C u E <( " -::J o U ... '" ::> ..c <.J .... ::J ..c U 00 o o <::I -,.,: FWCC Chapter 22, Article XIX Community Design Guidelines Sections: 22-1630 Purpose. 22-1631 Administration. 22-1632 Applicability. 22-1633 Definitions. 22-1634 Site design - All zoning districts. 22-1635 Building design - All zoning districts. 22-1636 Building and pedestrian orientation - All zoning districts. 22-1637 Mix:ed-use residential buildings in commercial zoning districts. 22-1638 District guidelines. 22-1639lnstitutional uses. 22-1640 Design criteria for public on-site open space. 22-1641 Design for cluster residential subdivision lots. 22-1642 - 22-1650 Reserved. 22-1630 Purpose. The purpose of this article is to: (I ) lmplement 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 En vironmental 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. lncreasing flexibility and encouraging creativity in building and site design, while assuring quality development pursuant to the comprehensi ve 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. lmproving and ex:panding 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: I. 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: I. The greater the risk of being seen, challenged, or caught, the less like! y they are to commit a cnme. Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12/17/08 2. The greater the effort required, the less likely they are to commit a crime. J. 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; J. 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. 00-382,93,1-16-01; Ord. No. 03-443, n, 5-20-03; Ord. No. 06-515. ~ 3,2-7-06; Ord. No. 07-554, ~ 5(Exh. A(l5)), 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, 93,4-1-97; Ord. No. 99-333,93,1-19-99; Ord. No. 00-382, ~ 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(I5)), 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, 93,7- 2-96; Ord. No. 97-291,9 J, 4-1-97; Ord. No. 99-333,93, 1-19-99; Ord. No. 00-382,9 J, 1-16-01; Ord. No. 03-443, 9 3, 5-20-03; Ord. No. 06-515, 9 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 acti vi ties by people passing or living/worklng/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. Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12/17/08 (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 fumishings include special paving, landscaping, pedestrian-scale lighting, seating areas, weather protection, water teatun~s, 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 thereot: 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. (to) 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. (II) Sight line means the hne of vision from a person to a place or building. (12) Streetscape means the visual character and quality of a street ~s 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 0 facti vi ties within a bullding from nearby streets, sidewalks and public spaces. Tinting or some coloration is pennitted, 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. (Oed. No. 96-27 [,9 3, 7-2-96; Oed. No 99-333,93, [-[9-99; Ord. No. 00-382, 93,1-16-01; Oed. No. 03-443, ~ 3,5-20-03; Oed. No. 06-515, ~ 3, 2-7-06; Oed. No. 07-554, ~ 5(Exh. A(15)), 5-15-07) 22-1634 Site design - All zoning districts. (a) General criteria. (I) 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 fwniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase Church Use, Development Standards, and Community Design Guidelines _ Code Amendments 12/1 7/08 natural surveillance by park users, and place laundry facilities near play equipment in multiple-tamily residential de\'e1opment. 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 LOcreased effort to commit a crime and. theretore, reduce the potential tor 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, (I) Site and landscape design for parking lots are subject to the requirements of Article XV[[ 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 pa vement. (5) See FWCC 22-1638 for supplemental guidelines. (c) Parking structures (includes parking floors located within commercial buildings). (l) The bulk (or mass) ofa 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 roo flines , facade design, and finish materials. (3) Parking structures should incolporate 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. (I) Primary entrances to buildings, eKcept for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the "' ) Church Use, Development Standards, and Conununity Design Guidelines - Code Amendments 12/17/08 right-of-way_ Pedestrian pathways from rtghts-of-wayand bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (2) Pedestnan pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected. from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Figure I - Sec. 22 - 1634 (d) Podestrian pathways from RO.W. tfIHJJHIIHfVttll ~o, -~ - il~n 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 foans 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. (0 Commercial service and institutional facilities. Refer to FWCC 22-949 and 22-1564 for requirements related to garbage and recycling receptacles, placement and screening. (I) 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: Church Use, Development"Standards, and Conununity Design Guidelines - Code Amendments 12/17/08 a. Service yards and loadtng 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 buildmg(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on-site major dnve aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. fi:;-(lll:.. - S",,_l~ - l(;~ ,r. rrllslt ~oo 'ilallI{J~ are., ~~- i ,J 1~.~;~1..~ . - ~~t; ,. . I. i~:un: .:. - \,,;;. n. I~_U .: f I lOl!ldi!tg ;)(@dS (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction box.es should be located in an interior utility room. b. Site utilities including transformers, fire standpipes and engineered retention ponds (ex.cept 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 [ landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12/17/08 (g) Miscellaneous site elements. (I) Lighting shall comply wIth the tollowing: 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 xvn 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. [f they are permitted in such a location, then they shaH be visually screened from such street by Type m 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 m landscaping and/or architectural element, or combination thereof; provided, such elements reflectthe primary building and provide appropriate separation. Painted lanes are not sufficient. c. Drive-through speakers shall not be audible off-site. d. A bypass/escape lane is recommended for all drive-through facilities. e. See FWCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, ~ 3,7-2-96; Ord. No. 99- 333,93,1-19-99; Ord. No. 00-382. ~ 3,1-16-01; Ord. No. 03-443, S J, 5~20.03; Ord. No. 06-515, ~ 3,2-7.06; Ord. No, 07-554, ~ 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 storm water design, optimal traffic circulation, or the proposed function or use of the site. ri;;.Ul~ :) - $c..::. '~'1- . (i'~:: ~M; (;mphaliil'~ "'lllfallOpoglaph)' (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 accordmg to this section. Subject facades shaH incorporate at least two of the four options described herein; except, Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12117/08 howc\er, tacades that are solidly screened by Type ( landscaping, pursuant to Article XV[{ 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. (I) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Altemative 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. ...:..:.:~.,:(""".."~. ~ ........ -<.0'_. J Figure 6 . S<x:. 22 - 1635 (bl tnCQ(po(~.ing modul.1(ion'S (2) Landscape screening. Eight-foot-wide Type ([ landscape screening along the base of the facade, except Type [V may be used in place of Type ([ 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 XV[[ of this chapter, Landscaping, may be considered in meeting the landscape width requirement of this section. f;0 ~~ : . 001\: ~0.r0 ~f'ClQ .0'(:0 0~ . ll': . * .{t-~ )f- ~o jf- -1- . . Jt.-O If:" ~ ~ ~- 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. Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12117/08 ~~ ~ &~ ll"'~ ~ ! ~ ~ c-.",<- ~PN-- Figure 8 - Sec. 22 - 1635 (b) Incorporating Cdnopy/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-of-way. + I I .J ." ~ Z ~ u. r Il.Of.llA.6e Figure 9 - Sec. 22 - 1635 (b) Incolporating pedestrian plaza (c) Building articulation and scale. (I) 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. Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12117/08 r~;{Ul.i: ~(4 - )~::.!~ 4 1~_\5 ~:.-~ tsuCldtl1g .u~ 04 --..-~.~. __J ri~'U,,-' II .<;.....:. 1~ - It,]~ ~(:. I\t:.<;4!$","Ory l;.lemwl"1 .'~l.'.' ~ .~. Shawcase ""dows fi~<ucc Il . Sec. 11 . 16] 'i (ct V..llUcIthli1l. Ut\(fKApit'lg Attwork4&Ka' [lliill . B" ~..... .0;;. .:.~-I"_' . " . I . .:. . . ..~ . . :. \.. - . . . '. . . . . . . . ~.IC...twes ~~Ie......~ ~1f..fiIIl\& LaM:CCoI...4....WC-.....c.. Fi!Uf"e IJ - Sec. ~. t6:\S (c, (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWCC 22-1 564(u) and subsection (c)( I) 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 wall's surface; e. Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); Church Use, Development Standards, and Conununity Design Guidelines - Code Amendments 12/17/08 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 pedestnan activities. (3) See FWCC 22-16J8(c) for supplemental guidelines. (Ord No. 96-271, ~ 3,7-2.96; Ord. No. 99-333, ~ J, 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) 22-1636 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 comers to optimize pedestrian access and use. Figure 14 - Sec. 22 . 1636 (al 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, ~ 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) 22-1637 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: (I) 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) Corrunercial component(s) shall contain individual or common ground-level entrances to adjacent public sidewalks. (3) Corrunercial 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). Church Use, Developmenl SlandMds, and Community Design Guidelines - Code Amendments 12/17108 J ~ m ~f 8~ m _~~ m ~-~- l<ip"wc 1~-~_~'2-1._n(..) - ~idend8f gmun<l I..... ,~c~". etenoe.-.l$ (5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. (Oed. No. 96-271, ~ 3, 7-2-96; Oed. No. 99-333, ~ 3, 1- 19-99; Oed. No. 00-382, ~ 3, 1-16-01; Oed. No. 03-443, ~ 3, 5-20-03; Oed. No. 06-515,93,2-7-06; Oed. No. 07- 554, ~ 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). (I) 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 shali incorporate windows and other methods of articulation. (3) Bullding 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 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 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. (II) Lighting fix.tures should not exceed 20 feet in height and shall include cutoff shields. l I Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12117/08 20' Figure l6 - Sec_ 22 - l638 (a) (12) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them_ Figure 17 - Sec_ 22 - L638 (a) (13) Common recreational spaces shall be located and arranged so that windows overlook them. Figure 18 - Sec. 22 - 1638 (a) Church Use, Development Standards, and Community Design Guidelines - Code Amendments 1211 7/08 (l4) Units on the ground floor(when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. Figure 19 - Sec. 22 - l638 (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 max.imum of 12: 12. i \ t } Figure 20 - Sec. 22 - L638 (a) (16) Carports and garages in front yards should be discouraged. (17) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by pedestrian 'J.'alkways. Building facades that exceed 120 feet in length and are visible from an adiacent residential zone, right-of-way, public park, or recreation area shall incoll>orate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subiect 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. (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. Church Use, Development Standards, and Conununity Design Guidelines - Code Amendments \2J 17/08 "'jUI\~--:.1 -~:..~~ ):)- .(t~^i2~4 (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 ~ WLlil of this section shall apply to self-service storage facilities. (b) Office park (OP), corporate park (CP), and commercial enterprise (CE). (I) 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 maXlmlzes pedestrian access and circulation pursuant to FWCC 22-L634(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 services shall incorporate plaza features or furnishings, and/o(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) [f utilized, chain-link [cnces visible from public rights-of-way or adjacent properties, and not screened by Type [ landscaping as defined in Article xvn, 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 Wf.S-t Will through ~ (ili12l of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (I) 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)( L)( 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. Church Use, Development Standards, and COlTU1\unity Design Guidelines - Code Amendments 12/17/08 (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 buildmg 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-of/ented architectural treatments, including distinctive and prominent entrance teatures; 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. ft. 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 complex.es 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 IS-foot-wide strip of Type m 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- 163S(c)(I). (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 ~ ~ through ~ @liW, ~ ~, ~ Wil1l. W8-4} (a)(16), ~ Willi), and ~ WCl2l of this section shall apply. ~ i Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12/17/08 (d) For all residential zones. ( I) Nonresidential uses. Subsections ~ @KD through ~ Willi and ~ Wil.il through Ea-)8--+t @lli1 of this section shall apply. (2) Non-single-family residential uses except for zero lot line townhouse residential uses and attached dwelling units. Subsections ~ Wil) through ~ {ilil2l of this section shall apply. (3) Zero lot line townhouse residential uses and attached dwelling units. Subsections (a-)f9-) ~, (aifU) WQll throughWf-l4}~, and~ ~fthis section shall apply. (Ord. No. 96-27l, ~ 3, 7-2-96; Ord. No. 99-333, 9 J, l-l9-99; Ord. No. 00-382, ~ 3, l-l6-0l; Ord. No. 03-443,93,5-20-03; Ord. No. 05- 506, ~ 3, lO-l8-05; Ord. No. 06-5l5, 9 3, 2-7-06; Ord. No. 07-554, ~ 5(Exh. A(l5)), 5-l5-07; Ord. No. 07-559,9 3(Exh. A), 7-3-07) 22-1639 lu.stitutional uses. In all zoning districts where such uses are permitted the following shall apply: (I) FWCC 22-1634, 22-1635 and 22-1636. (2) FWCC 22-1638(a)(I), (a)(2),(a)(5) through ~ Will andWf+-) (ili2} through~ WilQ}. (3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-<>f-way or public park or recreation area shalt 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 shalt 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) an<:IIor 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 buildmg 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 22-1638~ @.}(2l 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 XVU, 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- 443,93,5-20-03; Ord. No. 06-5l5, ~ 3,2-7-06; Oed. No. 07-554, 9 S(Exh. A(15)), 5-l5-07; Oed. No. 07-559, ~ 3(Exh. A), 7-3-07) Church Use, Development Standards, and Community Design Guidelines - Code Amendments 12117/08 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 XL Oi vIsion 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: (I) The total minimum amount of open space that shall be provided in exchange for bonus height is . equal to 25 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. [t 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, fanners' markets, live performing arts space, and art shows. (Ord. No. 96-271, ~ 3. 7-2-96; Ord. No. 99- 3D, ~ J, 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) 22-1641 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) [f 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, ~ 3, 1-16-01; Ord. No. 03-443, ~ 3, 5-20-03) 22-1642 - 22-1650 Reserved. K:\2008 Code Amendments\Allowable Church lon.:s\LUTC\Community Design Guidelines.doc Church Use, Development Standards, and Community Design Guidelines - Code Amendments I 2f I7fO 8 c: ,~ u OJ en en :s ,5 ..<:: Cil t: Z ~I <.:< 0 ~ OJ N en en OJ 0 c: "Cl c: ro en E-< c: ,9 ~ ~ ~ "3 ::r:: U OJ ~ .... OJ Z -E 0 8 N U ~ OJ en .g ;:J <Zl en Z U c: 0 N U m ~ 0 u u oS .9 "Cl u ~ .~ u OJ .0 tii ..<:: en '" '" Q) OJ '" ..r:: ::l v t.... ::J c: ..r:: '~ U X ..g '0 ;S t-- u . N ..r:: N E-< ~ 1 " ; ~ : ,~~, ~~:. ,~.~ ~ ~' ~ "~= JlldiliuidhlU ~ ~j ilhh J3 ..,. ~! j SS:l:XUd M:ll.\:lM: ~ ,;1 ~ ~ ~~]~Jh~ !3dnu SNOl.1 V'l1l9nt: cr ;: " '" ::; N N ." U U ~- ~ ~ I ;; a. " ;; "" c: ~ ;; "- '5 -g I .~ u o o LL. ." 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'<>0_ >.......~- -MMV ~~~~ ___ t f t - - -'..0 :. <.n. \0 00 :::~~~ -.NNN -MC'tN :: ..00 .. "'" u o .t CD -" " UJ ~V) ~on o' f'- {'- . -N AN '" >. o ~ Z ~ ~ E .. 0 ~~ ~~ N9 .-:::~ ~r- 7 - ~:? <- ::> " Z ." 5 ~ o ~ ,.., " " ~ ::> :i Z U o ::> c.:. .0 ,.., ~ ",' ~ ::> :i Z -E o o " '" '" "- N ..;. 00 '2 ('-- -- <'< u o Cl x ..... "? N N " s:J U I- :J ~ '" c: o N ..c: ~ ::J ..c: U ~ .0 '" 3 .3 ~ C '" E -0 c: '" E <( .. "" o U 00 o o ~ ::<: ~ s::: ... E -a s::: '" E <( '" 'D o U J en '" .S -.; :-g ;:) o ~ .;;:; OJ Cl C '2 ~ o U -0 s::: '" '" "0 .... '" "0 s::: '" r/i C '" E 0. o -.; > '" Cl ...- en :J .c u .... ;:) ..c: U CITY Of FEOER.H, WAY PLANNrNG COMMISSION January 7, 2009 7 :00 p.m. City Hall Council Chambers MEETlNG MINUTES Commissioners present: Merle Pfeifer, Lawson Bronson, Wayne Carlson, Sarady Long, and Tim O'Neil. Commissioners absent: Hope Elder and Tom Medhurst (both excused). Staff present: Community Development Services Director Greg Fewins, Planning Manager lsaac Conlen, Senior Planner Margaret Clark, Senior Planner Janet Shull, Contract Planner Jim Harris, Contract Planner Lori Michaelson, Interim Parks, Recreation, and Cultural Services Director Steve Ikerd, Assistant City Attorney Peter Beckwith, and Administrative Assistant E. Tina Piety. Chair Pfeifer called the meeting to order at 7:00 p.m. AprROV AL OF MINUTES The minutes of November 19, 2008, were approved. AUOIENCE COMMENT None " , f ADl\1INISTRA TlVE REpORT Mr. Fewins informed the Commission that the City Council as adopted the 2009/20 10 bud geL The Department will not know until February if we will have funds for contract planners, which would affect the Planning Commission Work Program. Staff plans to have the Work Program ready in February. This may be a two year Work Program because of the state mandated review/update of the comprehensive plan. COMMISSION BUS[NESS PUBLIC HEARING Continued - Clearing, Grading, and Tree Retention Code Amendments Ms. Shull delivered the staff report. Staff met with the Master Builders Association on December 2, 2008, and received written public comments that were passed on to the Commissioners. Recently, staff distributed a second draft of the code amendments to interested parties for further review and comment. Staff requested that the public hearing be continued to January 21,2009, in order to incorporate any cominentson the second draft. The hearing was opened to public comment. Peter Townsend - He received a copy of the second draft of the code amendments, but is not sure why. He is not sure if the proposed amendments apply to property owners or developers. He does have concerns about trees and view corridors. What can a property owner do if a neighbor plants a tree that grows up to impede a view? Brant Schweikl. Schweikl and Associates. PLLC - He has reviewed the second draft. He is still concerned about the 3: I slope issue. On his project, they have significant slopes. He stated that a K \Planning Commlssion.\1009\Meeting $um:nacy o. -01-09 _doc Planning COl\utl1:i$lon Minutes Page 2 January 7. 2009 3: I slope \-\ould require a rockery while a 2: I slope would not. A J: I slope would not leave any flat, usable land in a home's back yard. This is a significant issue because there is little flat land left in Federal Way. Otherwise, he applauds the staff for the proposal to allow mass grading. Commissioner 0 'Neil commented th.at it is his understanding that the proposed amendments would not be retroactive and are Illtended for undeveloped lots. Ms. Shull agreed that the proposed amendments are intended for new development. She also stated that the proposed amendments do not deal with view corridors and the city does not currently have any regulated view corridors. Commissioner O'Neil asked if there is a process for projects with unique circumstances. Ms. Shull replied that the proposed amendments include a modification process that projects with unique circumstances could utilize. Modification requests are typically done at the same time as the rest of the review process. Commissioner Carlson asked if the J: I slope was chosen for aesthetic or stability reasons. Ms. Shull it is mainly for aesthetic and not necessarily for stability reasons. A 3: I slope can be landscaped more easily than a 2: I slope. The public hearing on the Clearing, Grading, and Tree Retention Code Amendments was continued to the Planning Conunission meeting on Wednesday, January 2l, 2009, in the City Hall Council Chambers. PUBLIC HEARlNG - Churches & Fa4,':ade Modulation Code Amendments Mr. Hams deli vered the staff report. There are five proposed amendments relating to: church use and development standards; height in the Suburban Estates (SE) zone; and design guidelines, including fayade modulation. There are also some housekeeping amendments to make text consistent and clarify church parking regulations. The proposed amendments include a change of the maximum permissible height in the SE zone from 35 to 30 feet. This would make the height in the SE zone consistent with the maximum permissible height for single-family residences in other residential zones. The proposed amendments would allow churches in all zones. Cwrently they are not allowed in CommercIal Enterprise (CE), Office Park (OP), or Professional Office (PO) zones. The City received one comment from Brooklake Church stating they are in support of the proposed amendments. The City has been recei ving 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. Churches are compatible with other permissible uses in the CE, OP, and PO zoning districts. They generate traffic at different times than retail and commercial uses, which results in better utilization of shared parking areas. Staff is also proposing some housekeeping amendments that would make regulations for churches consistent in all zones. The proposed amendments would require significant structural modulation (offset) for certain building facades which exceed 120 feet in length and are subject to the City's Community Design Guidelines. These are consistent with a previous code amendment adopted for institutional uses. As buildings become taller, building facades need to be longer. The hearing was opened to public comment. Kathryn Kleber. Keller Williams Realty - She is the real estate agent for The Center (former King County Courthouse). She has had a number of inquires and over 50 percent have come from churches. This would be an excellent place for a church because it has a large event hall and over 54 parkmg spaces. However, the OP zone does not allow churches. For this reason, she supports the proposed amendments. K \ttanniog CommiSjtun'_~OO9\M~cting Summary OI-01-&ldoc Planning CommissIOn Mmutcs Page: 3 January 7. 2009 CommissIOner Long asked if a parking analysis will be r~quired tor churches in the office zones. Me Harris replied that a transportation management plan w,'1\ be required. Commissioner Bronson mOiled (and it was seconded) to adopt the amendments as proposed. The motion passed unanimously. The public hearing on Churches and Fa~ade Modulation Code Amendments was closed. PUBLIC HEARING - Adult Family Homes, Social Service Transitional Housing, Day Care, Home Occupation Occupations, and Other Code Amendments Ms. Michaelson delivered the staff report. The proposed amendments address the following: · A request to amend regulations pertaining to social services transitional housing; · Regulations pertaining to adult family homes and family day care, for consistency with federal and state law related to these disabled populations; · Related changes and updates pertaining to commercial day care, home occupations, certain group homes; and · Other minor, non-substantive text amendments, in order to clarify, simplify, and improve readability. Adult family homes are not addressed in current code, but are allowed in practice. The proposed amendments are modeled after the current codes related to in-home day care. The proposal will codify City practice, clarify procedures, and comply with applicable laws. Adult family homes must be operated as part of a principal residential use. They must meet all state and local licensing, zoning, building, housing, and fire regulations that apply to the underlying type of housing. [fthe lot/structure is legally nonconforming, the adult family home may be approved through Process [[[ (otherwise no zoning process). City business license and state license applies. No more than two non-resident employees or workers are allowed and one off-street parking space is required for each worker. No exterior alterations related to the adult family home are allowed and any interior alterations must be customary to the residential use. ) Social Service Transitional Housing is temporary housing provided by non-protlt social service agencies (i.e. emergency shelters, homeless shelters, domestic violence shelters, etc.). [n the current code there are two "types." Type A where the maximum number of residents is consistent with the family definition and Type B where the number of residents is not consistent with family definition. Under the proposed amendments, this use will be permitted outright in aU zones where residential use is permitted, if the number of residents does not exceed the maximum allowed under the FWCC definition of "family." [f the number of residents exceeds the family definition, then the use mustbe approved under Chapter 22, Article Xl, "District Regulations" (use zone charts). References to Type A and B would be deleted as subcategories because they would no longer be necessary. Regulations would be tailored for density and separation requirements to address mixed-use as well as stand-alone developments. Mixed-use would include the same density limit as applies in multi-family residential zones. Stand-alone would include a determination of the number of residents as part of the existing case-by-case determination of density. The proposed amendments clarify that separation requirements apply only to stand-alone facilities, as it is not necessary between mixed-use developments. A note on the multi-family residential zone chart would state that the Social Service Transitional Housing must be in a multifamily complex (not a stand alone). The proposed amendments for day care would allow adults as well as children to be served in an in-home day care for some part of the 24-hour day. The proposed amendments would allow in-home day care serving up to 12 children or adults as an outright permitted use in any zoning district in conjunction with a permitted residential use. The proposed amendments clarify that the operator (owner or renter) must be a resident of the subject property where day care is located and they remove requirements pertaining to off- K: \Planning C~ss.lon\.!OO9\Mceting Summary 0 ( -01-09 dOC Plaruung ComrrusslOn Minutes Page 4 January 7, 1009 street passenger loading area, fencing, and traffic mItigation for consistency with state regulations. The use zone charts pertaming to in-home day care lacilities for 12 or fewer attendees would be deleted and the remaming charts that pertain to facilities for 12 or more attendees would be retitled "Day Care Facilities, Commercia!." Use process II[ would apply to all commercial day care facilities (those with 12 or more attendees) and a requirement would be added that the site be designed to reduce impacts on residential areas. In the proposed amendments, the existing "Class In and "Class [[" for home occupations are deleted from the definitions since Class IT is superseded by family day care and Class I becomes basic "Home Occupations." Changes to regulations include Clarification that the dwelling unit where the business is located must be the business owner's primary residence and the business must be carried on by a resident family member. The proposed amendments allow deliveries by commercial vehicles weighing up to 26,000 Ibs. gross vehicle weight rating (from the state definition) in place of the current 10,000 Ib limit. The subcategories "'((A" and "UB" have no clear purpose, as the regulations are the same for both, so they are deleted, leaving 'Type U." A criterion is added to all charts for determining the number of residents and dwelling units. Process I is established for determining the appropriate group home classification in certain cases (currently "director's discretion"). The proposed amendments state that the maximum number of group home residents is determined through the applicable review process. The hearing was opened for public comment and the following letter was read into the record: Planning Commissioners: 117/09 I am sony for not being able to stay for public comment as [have another meeting to attend this evening. I would like to thank you for reviewing the Federal Way city codes for Transitional Housing and ask that you approve the suggested amendments to the code as presented. FUSION's transitional housing program has been serving homeless women and children since 1994. We hope that you will make the proposed changes to the city code to allow us to continue providing the services for those in need within our community. Thank you so much for your time and efforts on our behalf Peggy LaPorte FUSION, Founder Commissioner Bronson noted that the proposed amendments for adult family homes state no exterior alterations, but what if they need to add a ramp for a wheelchair? Ms. Michaelson replied that alterations and improvements to comply with ADA needs would be allowed the same as any residential structure. Commissioner Carlson asked what if neighborhood covenants go against the Federal Fair Housing Act. Mr. Beckwith replied that would be between the covenant holders and the federal government and the court would decide. The City would not become involved in such a dispute. Commissioner long asked in regards to traffic impact fees, would a family day care be exempt from traffic mitigation? Ms. Michaelson replied that she will have to check the RCW, but she believes the City cannot require traffic mitigation specifically for in-home family day cares, although it may apply to the underlying use. Commissioner Carlson moved (and it was seconded) to adopt the amendments as proposed. The motion passed unanimously. The public hearing on Adult Family Homes, Social Service Transitional Housing, Day Care, Home Occupations, and Other Code Amendments was closed. K\Plannlog Conwrus:sion\.lOO9\.."-feeting Summary 01 -07-09 doc Plaruuog ComnusjlOlI Minutes Page) January 7, 2009 STUOY SESSrON - Park Impact Fec Ms. Clark deltvered the staff report. A Park Impact Fee is paid by new development tor park-related facilities to serve new development and klr nsystem improvements." System improvements are park land acquisition: site imprqvement; park plannmg. design, and engineering; and/or a facility/park outside the development that provides services to the community at large (e.g.. community center or community park). The fee can be spent only for public tact/tties included in the City's capital facilities plan and comprehensive plan. In general all residential development is required to provide open space, with senior housing either exempt or on a case-by-case baSis. Should all current open space requirements be replaced by a park impact fee (note that landscaping and required trees are not considered open space)? [fthe City wants open space required on-site; how much and what kind? Ms. Clark asked Commissioners if they think it is important to require some kind of open space on-site. Currently, City open space regulations vary depending upon the type of project (i.e. subdivisions, multi-family development, mixed-use development, etc.). There are different kinds of open space (i.e. recreational, passive, critical (environmental) areas, etC.). A park impact fee could be used as a stand-alone fee and/or combined with required on-site open space. Commissioner Bronson recalled seeing a parks study not too long ago. He asked how much land the City has to develop new parks. Does the City need more land or should we develop what we have and how much would it cost and who would pay. He does not think it would be fair to require a developer to pay a fee for a park that may be miles away from the development Ms. Clark replied the City could require the park impact fee to be used in the park planning area the development is located in. Commissioner O'Neil asked regarding standard plats, they are required to provide 15 percent open space or a fee-in-lieu. [s the water retention pond included? Ms. Clark replied the water retention pond is normally not part of open space. Commissioner 0' Neil asked how would the fee-in-lieu impact the tree canopy requirement Ms. Clark replied the tree canopy requirement is different, but trees can be placed in the open space. Commissioner 0' Nei.l asked how the amount 0 f the 15 percent is determined. Ms. Clark replied it could be a calculation based upon the appraised or assessed value of the property. J Commissioner Carlson commented that he would like to see a distinction between recreational space and open space. He belteves all residential projects should have some open space (for aesthetics and to 'soften' the appearance of the project), but it does not have to be recreational space. The City has a number of neighborhood and regional parks residents can use for recreation. He feels the recreational open space should be calculated per dwelling unit Commissioner Bronson commenteg that he had lived in neighborhoods in San Francisco where the homes had no, or tiny, yards, but plenty of neighborhood parks. He understands the desire for aesthetic open space, but if children cannot play in the open space, the funds would be better spent on a park children can play in. Commission Long asked if the park impact fee could be used to pay for improvements at existing parks. Ms. Clark replied that she believes it can. He then commented that he would rather have a well maintained, safe park that children can play in as opposed to "just" open space. Commissioner Carlson stated that the definitIon for open space should include storm water projects that use low impact development, such as a rain garden. Ms. Clark agreed. Chair Pfeifer how did the City arrive at the 15 percent open space requirement; is it a standard? Ms. Clark replied that the City adopted the code from another jurisdiction at the time of incorporation and the 15 percent open space requirement was in that code and has not been changed. Chair Pfeifer asked what are K\Planning COmmlSi"fon\l.OOq\Meetlog SUnvn.ll)' Of .oJ .o9.doc Planning COn:Unt~slOn Minutes Page 6 January 7. 2009 other Jurisdictions doing m regards to a park impact fee. Ms. Clark replted that a number of cities are gOing to the park impact fee system. There is a distinction between "system improvements" and "on-site improvements." Developers would provide on-site improvements (some greenery, some bufters) and then would pay towards the park impact fee. Chair Pfeifer asked how the park impact fee will be calculated. Ms. Clark repiled that the Parks consultant is researching two calculation methods. Chair Pfeiter asked if current projects (such as the Federal Way Village and Symphony projects) would be grandfathered. Mr. Fewins replied that Federal Way Village is vested arid would not be affected and the Symphony project is not vested and could be affected. The study session on the Park Impact Fee was closed. AOOITlONAL BUSINESS Chair Pfeifer announced that Alternate Commissioner King resigned from the Conunission in order to pursue other interests. AUDIENCE COMMENT None ADJOURN The meeting was adjourned at 9:00 p.m. KIPlann;ng Commis...nIlOO9\Meeting Sucrma.y 01 .{)7 ~.doc \ ) )