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LUTC PKT 04-21-2003April 21; 2003 5:30 pm Land :uSe/TransPortatiO0: COmmittee" CitY Hall ..... · Council Chambers.'. MEETING AGENDA 2. 3. 4. CALL TO ORDER Approval of Minutes of the April 7, 2003, meeting PUBLIC COMMENT (3 minutes) BUSTNESS ]iTEMS A. B. C. D. 5. AD.,IOURN Presentation by PSRC on Urban Centers Steel Lake Management District Petition Amendments to Design Guidelines/Height Update on major development projects: Christian Faith Center, Enchanted Parks, Queen Ann Thriftway, Federal Way High School. Information 15minutes Action Ryan-Connelly/15 min Action Clark/20 min Information McClung/15 min Committee Members Eric Fa/son, Chair Dean McCo/gan Michael Park K:\LUTC Agendas and Summaries 2003\April 21, 2003, LUTC Agenda doc City Staff Kathy McClung, D/rector, Community Development Services Sandy Ly/e, Administrative Assistant 253.661.4116 April 7, 2003 5:30 p.m. City of Federal Way City Council Land Use/Transportation Committee City Hall Council Chambers MEETING MINUTES In attendance: Committee members Eric Faison, Chair, Deputy Mayor Dean McColgan and Councilmember Mike Park; Mayor Jeanne Burbidge; Council Members Mary Gates and Linda Kochmar; Public Works Director Cary Roe; Deputy City Attomey Karen Kirkpatrick; Surface Water Manager Paul Bucich; SWM Project Engineer Fei Tang; SWM Engineer Brian Rahal; Administrative Assistant Sandy Lyle. 1. CALL TO ORDER Chair Faison called the meeting to order at 5:27 pm. 2. APPROVAL OF MINUTES The summary of the March 17, 2003, meeting was approved as presented. 3. PUBLIC COMMENT There was no public comment on any item not included in the agenda. 4. BUSINESS ITEMS A. TIB Consolidation Status and Program Overview from Stevan Gorcester, TIB Executive Director - Stevan Gorcester, Transportation Improvement Board (TIB) Executive Director explained the history and composition of the Transportation Improvement Board, a 21-member state agency which represents two hundred eighty-one cities and twenty-six of thirty-nine counties. The agency's focus is the reconstruction of urban arterials and safety improvements at specific intersections designated as dangerous. The TIB is proud that its administrative costs are held to 1.3% of total project budget. Cities' procedures are relied upon for efficient administration of capital projects at minimum cost. Few other regulations are imposed. Funds originate from three cents of the state's twenty-three cent gasoline tax and are allocated to the Urban Arterial Trust Account and the Transportation Improvement Account, which generates an estimated $202.3 million for 2003~2005. These funds are used to administer the Arterial Improvement Program, the Transportation Partnership Program, the Small City Program, the City Hardship Assistance Program, the Pedestrian Safety and Mobility Program, and the Newstreets for Small Cities Demonstration Program. All projects are selected competitively using technical criteria to establish an annual priority schedule. The Washington State Transportation Improvement Board has funded fourteen projects in the City of Federal Way since 1990, either completed or currently in the design stage including the highly visible SR99 HOV Phase I and Phase II Projects. B. Sanitary Sewer Extension in the Bellacarino Woods DevelopmentJ100% Design approval/Authorization to Execute a Developer Extension Agreement with Lakehaven/Authorization to Bid - .Surface Water Management (SWM) has been pursuing acquisition through condemnation of properties around the existing Bellacarino Woods stormwater control facility located near SW 356th Street and 6th Avenue SW. SWM evaluated that extension of an existing sanitary sewer line from the westerly edge of the Bellacarino Woods stormwater pond was possible and less expensive than outdght purchase of the Wilson property which would have been left with a non-compliant septic drainage field and no room to replace it should the existing drain field fail in the future. During negotiations with another property th th owner, the Connons, located at the opposite end of 6 Avenue SW and adjacent to SW 356 Street, it was agreed that the City would extend the sewer to serve their residence also. Doing so removed the major objection the Connons had with selling a portion of their property to the City and maintains the marketability of their property should they wish to sell in the future. Extension of the sewer line will also provide the opportunity for up to five additional adjacent property owners to hook up to the sanitary sewers K \LUTC Agendas and Summaries 2003~Apnl 7, 2003, LUTC Minutes doc at their own expense. In an agreement with the Lakehaven Utility District, the City would receive a reimbursement of construction costs for the sewer line should any of the other five properties connect to the sewer. The Committee recommended to Council at its April 15, 2003 meeting that they approve the 100% design plans for the Bellacadno Woods Sewer Extension Project, authorize the City Manager to execute a Developer Extension Agreement with Lakehaven Utility District, and authorize the project to be bid. C. Lakota Creek Restoration - 60% Design Status Report - This project, when complete, would restore 4,630 lineal feet of the West Branch and main stem of Lakota Creek from South 320th Street downstream to the upstream end of the Lakota Wastewater Treatment Plant. The restoration activities of the project include placement of log structures, placement of streambed gravel, removing fish passage barriers, stabilizing channel and stream bank, creating off-channel pool, channel realignment and restoration, and revegetation. Surface Water Management has been coordinating design efforts with Lakehaven Utility District, Washington State Department of Transportation, Washington State Department of Fish and Wildlife, the Federal Way School District and other adjoining property owners. Total available budget is $2,079,977 for the project estimated to cost $1,920,767. Jim Angio shared with the Committee that he became involved in the project at a Planning Commission meeting last year. At that time he didn't even know there was an East Fork in the Lakota Creek. Now, his passion for the restoration of the Lakota Creek surprises even himself. He has designed changes on the East Fork and he wants to work to see that migratory fish make if further up the creek. He supports any effort to recharge aquifers and save salmon. The Committee m/sic recommendation of approval of the 60% design of the Lakota Creek Restoration Project, to be returned to Council at the 85% completion stage. D. West Hylebos Creek Restoration 80% Design Status Report - The West Hylebos Creek Restoration Project will restore 5,500 feet of stream corridor between the City's Blueberry Farm property downstream to SR99 at the Spring Valley Montessori School. The goal of the project is to stabilize large quantities of in-stream gravels and over-steepened banks; plant native vegetation, and install in-stream habitat features for salmon The project proposes to install a series of engineered log jams to stabilize the stream channel and trap sediment, remove concrete foundations of a nearby abandoned school and replant several areas in the stream dparian area. The project also proposes to construct a fish ladder from a pond on the Montessori School property to the creek. After considerable public involvement and investigation, it was decided not to build a proposed trail along the stream. Total project costs are estimated at $1,286,344. The available budget is $1,685,294. The Committee m/s/c recommendation of approval of the 80% design of the West Hylebos Creek Restoration Project, to return at the 100% design stage for further reports and authorization. 5. FUTURE MEETINGS The next scheduled meeting will be April 21,2003. 6. ADJOURN The meeting adjourned at 6:55 p.m. K:\LUTC Agendas and Summaries 2003LApril 7, 2003, LUTC Minmcs doc The presentation by Puget Sound Regional Council on Urban Centers has no handouts to include in this packet. i eral Way DATE: TO: FROM: VIA: SUBJECT: April 15, 2003 Eric Faison, Chair Land Use and Transportation Committee Leslie Ryan-Connelly. ESA/NPDES David H. M~~M, anager Steel Lake Management District Coordinator BACKGROUND Over the past ten years, the City of Federal Way has worked with ,-esidents living adjacent to Steel Lake on mallagement of Eurasian water mil foil, a non-native invasive aquatic plant. Surveys to identify miltbil were conducted in 1995, 1996, 1998, 2001, and 2002. Chemical treatment to kill the plaut xvas conducted itl 1994 and 2002. The main source of the miltbil re-introduction to the lake is From the public boat launch oxvned by the Washington Department of Vish and Wildlife. During 2002 and 2003, tile City met xvith residents around tile lake to develop a long-term management strategy for aquatic plants itl Steel Lake. Neighborhood meetings xvere held in June, July, and November of 2002, and April of 2003. At the July 2002 neighborhood meeting a Steel l.ake Committee was formed to work on identifying methods to fund long-term lake managemeut activities. During 2002, the Committee met and consuhed with several lake mauagement experts to evaluate fimding options. In November 2002, the Committee recommended to tile resideuts tile lbrmatiou of a lake management district pursuant to RCW 36.61. There was unanimous support fi'om approximately 35 residents present to tbrm a lake management district. Tile Committee was then charged with developing a scope of activities, budget aud rate structure for thc lake management district. During the first quarter of 2003, tile Committee addressed these items and presented a petition to form a lake mauagemcut district at a neighborhood meeting in April 2003. All residents at tile lneeting xvere supportive of the committee's recommended lake mauagement district scope, budget, and rate structure and sigued the petition. The fiual petition has siguatures represeuting 25 of the 102 parcels adjacent to the lake. The residents' petition contbrms to tile requirements o1' RCW 36.61. The petition identifies a list of lake managelnent activities to be condt, cted, the duration and boundaries of the district, a proposed rate structure, and a request for tile formation ora Steel lake Advisory Board to oversee tile district. Tile first step to initiate the lake management district formation process is tile adoption ora Resolution of lutentiou which includes setting a date lbr a public heariug. The entire administrative process is expected to take niue months. In addition to lake management t'unding activities, the Steel I.akc Committee was also been advising tile City on an update of the Aquatic Plant Mauagement Plan fi'om 1995. [Jpdate of the plan is a requirement of thc now permitting scheme xvhen applyiug aquatic herbicides in Washington State. An updated plan is required in 2004. In addition, the plan lbrms the basis for the proposed lake management district activities. A final draft of the plan, renamed the 2003 Integrated Aquatic Vegetation Management Plan, was presented at the April 2003 neighborhood meeting lbr public review. The plan xvill be submitted to the Dcpamnent of Ecology th is year final adoption before the 2004 growing season. RECOMMENI)ATION %tall recommends placing the t'ollox,, ing itcm:q on thc May 6, 2003, City Council consent agenda tbr approval: a public hearing date lbl',lunc l 7, 2003 rc?lar Citx Council mcclin~. APPROVAL OF COMMITTEE REPORT: Eric Faison, Chair Dean McColgan, Member Michael Park, Member cc: Prqicct File Day File k:\hltcx2003\stccl lake mamlgclncnt dist~ icl doc RESOLUTION NO. A RESOLUTION OF TIlE CITY OF FEDERAL WAY,' WASttlNGTON, TO FORM STEEl, LAKE MANAGEMENT I)ISTRICT NUMBER I AND SETTING A PUIILIC llEARING ON THE FORMATION OF THE I'ROPOSED DISTRICT. WI II,;RI~}AS, the City of Federal Wa}' completed the Steel Lake Aquatic Plant Management Plan in December of 1995 and updated this plan in April of 2003 (renamed the Steel I~akc Integrated Aquatic Vegetation Management Plan) (thc "Plan") (Attachment A); and Wt tlSRI.]A~, thc Plan was initiated because of citizen interest in thc long-term protection of Steel l~akc; and WI IEI{EAS. Steel I~ake contains significant natural resources, such as wetlands, and lbrms thc headwaters lbr Redondo Creek: and WI IERI~AS, the existing take quality supports fishing, wildlife habitat, swimming. boating, visual aesthetics, watcrfi'ont property values, irrigation, and other beneficial uses: and WItlSR[']AS. pursuant to RCW 35.21.403 and RCW 36.61. a lake management district can bc tbrmed to generate funds Ibr financing lake improvement and lnaintcnance prqjccts as recommended in the Steel I,akc Integrated Aquatic Vegetation Management Plan: and WktERI~AS, the City off Federal Way is committed to a good 15ith et'lbrt of continuing those activities: and WI I}SRt;AS, thc Steel l.akc commtmitv has demonstrated support lbr thc tbrmation ot'a lake lnanagcmcnt district through submittal ol' a petition (Attachment B) l>t~'suant to thc rccluircmcnts of RCW 36.61; and Rcs. # Page I WI tEREAS, thc hearing notice requirements of RCW 36.61 will provide an opportunity to evaluate property owner interest in lake management district activities. NOW TIqEREFORE, TH[~ CITY COUNCIL OF THE CITY OF FEDERAL WAY HEREBY RESOLVES AS FOLLOWS: Section 1. Intention to Form Steel Lake Management District. The City of Federal Way City Council declares, by passing this resolution, its intention to conduct the activities required by RCW 36.61 for the establishment of Lake Management District Number 1 (Steel Lake) (The "District"). The nature of the proposed activity to be undertaken by the District is the continued implementation of the Steel Lake Integrated Aquatic Vegetation Management Plan. Special assessments totaling $13,598 will be collected armually to finance the District activities, With the total amount to be collected during the life of the District being $166,440, which includes an automatic inflation increase based upon the Seattle Consumer Price Index not to exceed five percent in any given year. The proposed duration of the District is ten years from the date such District is actually formed by ordinance. The proposed boundaries of the District encompass all properties adjacent to Steel Lake ~vith lake front footage. The proposed rate structure is based on equal charges lbr similar parcels. Undeveloped parcels will be charged $30 per year. Single family developed parcels ~vill be charged $85 per year. The multi-family parcels xvill be charged $275 per year. The City of Federal Way pal'ccl will be charged $2,048 per year. The Department of Fish and Wildlife parcel will be charged $3,500 per year. Section 2. Public Hearing. A public hearing conducted by the City of Federal Way City Council shall be held on the formation of the proposed District: DA~I'I';: June 17, 2003 TIMI';: 7:00 pm or shortly thereafter Res. # Page 2 PLAC[:~: City of Federal Way City Hall .~ >or Wa), South Federal Way, WA Section 3. Establishment of Advisory Committee. If Lake Management District Nuxnbcr 1 is formed, the City of Federal Way City Council will establish a non-paid Advisory Board of lakefront property owners representative of the diversity among property owners around Steel Lake to oversee the implementation of the Lake Management District prograln and to assist the City of Federal Way in establishing annual budgets and work plans for the use of Lake Management District revenues and expenditures. The Advisory Board will meet regularly as determined by the Board, propose annual budgets for Lake Management District expenditures to the City of Federal Way, educate its neighbors on Lake Management District issues, and submit annual reports of Lake Management District activities to the City of Federal Way. Section 4. Public Notice. The Git3' of Federal Way Clerk is hereby directed to publish and mail notices as required by RCW 36.61. Section 5. Neverabilitv. If any section, sentence, clause or phrase of this resolution should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this resolution. Section 6. Ratification. Any act consistent with the authority and prior to the effective date of the resolution is hereby ratified and at'lirmed. Section 7. F. ffective Date. This resolution shall be eft'ective immediately upon passage by the Federal Way City Council. Rcs.// Page 3 RESOLVED BY THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, this day of ., 2003. CITY OF FEDERAL WAY ATTEST: MAYOR, JEANNE BURBIDGE CITY CLERK, N. CHRISTINE GREEN. MC APPROVED AS TO FORM: PATRICIA A RICHARDSON, CITY ATTORNEY FILE[) WITH TIlE CITY CLERK: PASSED BY TIlE CITY COUNCIL: RESOLUTION NO. Res. # Page 4 Attachment A Steel Lake Integrated Aquatic Vegetation Management Plan Final Draft April 2003 Res. # __ t~age 5 STEEL LAKE IAVMP APRIL 3; 2003 STEEL LAKE IAVMP APRIL 3, 2003 PROBLEM STATEM I¢NT Steel l.ake is located in tl-~e City of l:ederal ¥\"ay i~ King CotmtS', Waslaington. It is a small (47 acres), sl~allow (maximum deptl~ 24 IDct, mea~ depth 13 tEet) lake with a watershed area oC 304 acres tl~at is primarily developed as rcsidel~tial and commercial property. The oi~ly sot~rce of surface water ilat]ow to the lake is 15-om city stormwater outfalls. In the past decade, it~festatio~s of ~on-~mtive aquatic plar~ts Et~rasian watermilfoil (My~'iopl?ylh~m .tpicai~m) and fragrar~t water lily (Ny,~l~hae o~to~'ala) have occurred on several occasio~-~s that colonized lake areas i~ large quantities. Becat~se Steel [.ake is a sl~allow system, a large portior~ of tl~c st~rface area of this lake is available tbr aqt~atic weed colonization. Aquatic weed in£estations or~ Steel Lake, sucla as ti-test exhibited by ~L/. ~$'picazzt~ (milfoil), are well decremented. In tt~e early 1990s, tl~e lake became l~lly infested with milfoil, which dominated the entire litton'al zone. Extensive millbil colonies ~ear thc beach, sl~orelinc, and homeowner docks loosed serious tiaa'eats to sxvimmcrs and sig~itScantly ~'edttced native IMam commttnitics. In actditio~, tt~c public tSshing clock was SUl'rOut~dcd by miltbil beds tl~at made l~shi~g 15'om the sl~ore ~earl3' impossible. A xvl~ole- lake applicatiol~ t~sing fluridonc (So~arO) i~ 1994 was required to treat thc aqt~atic plaint problem, h~ 2001, milCoil re-i~fcsted Steel Lake, this time appearit~g as a piol~ccri~ag colox~y. It was spot treated witl~ 2,4-I) (AquaKlcenO) i~ Augttst oC 2002. It is likely tl~at mill'oil is bei~g spread on boats tl~at enter thc lake at thc public boat lau~cl~. These boats te~d to travel iS'om lake to lake i~ the l:ederal Way region. Becat~se Star I,ake a~d Lake Killarney arc withi~ a l~w miles dista~cc of Steel l.akc, riley (a~d otl~cr ~carby' systems) are threate~cd witl~ i~m'octuctions ot'millbil il' Steel l~akc is not co~trollcd. Not~-~ative Cragra~t xvater lily. a ~oxiot~s weed. cot~tim~cs to colo~ize tl~e western end of the lake a~d other scattered areas wl~erc water dcptl~s arc limited. 'l't~c lilies, i~ combi~ation witl~ the very shallow water depth have St'early restricted usc of tl~is portio~ of the lake. I.arge section, s of root al~d pla~t masses break away and l]oat to thc st~rlSqcc of thc lake. l¢)m~i~g ul~sightly cltm~t>s a~d caulsit~g pote~tial beatings salDt)' t~'oblcms. Throt~gh tl~c years, i~dividt~al l~omcoxw~crs l~ave implemented lily tt'catmc~t and comrol. bt~t these cl'ti)rts are of'l~ct it'act, jaccx~t t,l'Ot)crtics arc m)t mai~tait~cct. ('o~scclt~c~tly. thc lake rccluircs a comto~'chensivc actu~tic xx. cccl managcmc~t approacI~. Aquatic wccd inl'estatio~s in Steel l,ake threaten tt~e i~vestme~t tl~at Steel l.akc reside~ts l~ave m~dc to protect their property Maitres a~ct to [)reserve the lake's aesthetic beauty, STEEL LAKE IAVMP APRIL 3, 2003 recreationnl attributes, and wildlife habitnt. 'Ibc Steel lJake Con~mtmity recognizes that concerted, long-term eftbrt is necessary to control tuff, re nClUatic ,,xccct ilal'c~stations. Thc facts listed above xvcrc used to create ~ problcn~ statement l'or Steel l.akc. 'l'hc pt.wposc ot' thc problena staten~cnt is to describe as clearly as possible hoxv the lake and it's inh~bitants arc being negatively inu, actcd by nClU~tic plants. Problem Statement Aquatic plants, including the non-native species Myriophyllurn spicaturn, (mi/foil) in Steel Lake historically have impaired the use and aesthetic value of the lake. Dense aquatic plant beds have restricted access, fishing, swimming, sailing, and other types of boating to the mid-section of the lake, due to the obstruction caused by plants in the shallower, near shore area. In 1993, mi/foil was reportedly colonizing areas up to the 15-foot depth interval. In addition, other regional lakes are in danger of becoming infested with mi/foil originating in Steel Lake. Because of the lake's shallow characteristic, submerged plants have the potential to restrict the available area for recreation activities. The non-native lily, Nymphaea sp., (fragrant water lily) continues to colonize a large portion of the west end of the lake. The lilies, in combination with the very shallow water depth, have greatly restricted use of this portion of the lake. Personal efforts to control the lilies are offset if adjacent properties are not also maintained, and consequently suffer from the need for a lake-wide approach. Large sections of root and plant masses break away and float to the surface of the lake, forming unsightly Clumps and create potential boating safety problems. Property values may be affected by the plant problems. This may be especially true of the western end of the lake, where water depth limitations in combination with lily beds are causing the "waterfront" to move farther from the existing shoreline. A long-term strategy is required for the control of aquatic plants, and to assure that milfoil does not become re-established in the lake. MANAGEMENT GOALS The Steel l.akc Steering Comn~ittec has developed the tbllowing set oF ~nnagcmcnt goals for the long-term managen-~cnt of aquatic ~xccds in Steel I~ake: STEEL LAKE IAVMf) APRIL 3, 2003 · Form a Lake Management District that creates a funding source for all future aquatic plant management activities, and continue to seek grant opportunities. · Perform annual diver surveys to monitor changes in the aquatic plant community. · Control and contain both milfoil populations and fragrant water lily populations at as low a density as is environmentally and economically feasible, and at levels that will not impact public safety or the beneficial uses of the lake. · Reduce all other identified species of noxious weeds as listed in WAC 16-750 to levels that do not impact public safety or the beneficial uses of the lake. · Use appropriate aquatic plant control and treatment methods as needed tbr all other problematic aquatic weeds, using the best available science to identify and understand their effects on human, aquatic and terrestrial ecosystems prior to implementation. · Provide for adequate native vegetation for fish and, if necessary, mitigate for any negative impacts to fish habitat due to non-native plant removal activities. · Continue public education to prevent the introduction of noxious weeds, nuisance plants and non-native animal species to the lake; and to aid in the early detection of aquatic weed re-infestations. · Continue to involve the Steel Lake Community in the aquatic plant management process. PAST MANAGEMENT EFFORTS Prior to 1993, lake homeowners ®pti®ned to contract individually to have their near shore areas sprayed with glyphosate (Rodeo®) to control lilies. In 1993, the lake became heavily infested with mill®il. That year, the City of Federal Way and the Steel Lake Residents' Association (SLRA) formed an advisory COlmnittee, and began aquatic plant management planning. The city and SLRA agreed to combine funds to eradicate the mill®il infestation. In the spring of 1994, fluridone (Sonar®) was applied by Resource Management (RMI). In 1993, the City of Federal Way received an Aquatic Weeds Management Fund Grant from the Department of Ecology to provide long4erm aquatic plant control. The AWMF Grant was used to contract with Envirovision tbr the development of an Integrated Aquatic Vegetation Management Plan (IAVMP). The IAVMP was completed in December 1995, and approved by the Department of Ecology in February 1996. Funds collected by the SLRA, combined with a city match, were applied toward several post-treatment lake surveys. A l-year post treatment aquatic plant survey performed by IL'MI in 1995 demonstrated that milfoil had not re-infested the lake. Additional follow-up systematic surveys performed by Herrera Environmental Consultants in 1996 and 1998 STEEL LAKE IAVMP APRIL 3, 2003 indicated that thc lake had remained t¥cc of millbil. Between 1998 and 2001. il(.> aquatic weed management eflbrts (surveys, control, treatment, or public meetings) took place. In thc summer of 20()l. tile King County l)cpartmcnt of Natural Resources and Parks (through a grant provided by thc Department of Ecology)? contracted xxith AquaTcchno× (tbrmerly RMI) to surxcy Steel Lake tbr noxious weeds. TMs simple survey cont]rmcct that a pioneering levd ofmilfoil had re-established itsdfin thc lake. In the l~tll oC2001. the City of [:cctoml \Vay provided notification of this re-infestation to all alTcctcd residents, primarily those concentrated along thc northwest portion of the lake. Thereafter, the city began to develop a strategy for future aquatic weecls lnanagcmcnt. Itl early 2002, tile City applied for an Early Infestation Grant fi'om tile [)cpartnlcnt of Ecology t~t' short-term mil£oil identification, treatment, and control. Following the award of the grant, AquaTechnex was given city approval to perform a comprehensive underwater survey for milfoil in August. Itl tho interim, the city organi×cd two wall-attended (more than thirty people each) Steel Lake Resiclents' meetings in June and July el' 2002 to discuss la~e management issues. including [~tturc treatment options and funding alternatives. An overview of thc I~akc Management District (LMD) formation process was presented at these two public meetings. In order to discuss and plan aquatic plant management in tktrthcr detail. volunteers were solicited to tbrm thc Steel [.ake Steering Committee. Tho underwater survey pcr[brmed by/\qua 'l'echne× in August 2002. spool tic lbr m illbil. indicated that thc noxious aquatic weed }lad spread throughout tile littoral zone of thc lake, colonizing a total of five acres. In late August, tile lake was spot treated with 2A-I) (AquaKleen®). A lbllow-up visual evaluation pertbrmed approximately 5 xvecks later verified that tho treatment produced a sign i ficant weed kill. The Integrated Treatment Plan outlined in this IAVMP will address the fllturc management ofmillbil infestations. In addition, some Steel I,ake residents elected to spot treat their watcrfl'ont lbr white water lily itl 20(t2 using Glycosate. Again, ,~\qua Technex applied the aquatic herbicide. contracting individually with the interested,homeoxvners. A brief post-treatment evaluation indicated a moderate lily population reduction. Systematic lake sur\'cvs planned for 2003 will confirm the effectiveness of tho Iii>' treatment, and define future action. Itl late 2002. thc Steel l.ake Steering Committee began to lay the groundwork l'or a long- term and cflDctivc aquatic weed management program. Thc Committee began meeting on a monthly basis to lbrmulate a work plan. Ibc [kasibility oflbrming a [.Nil) was closely examined and discussed. I)urin,, this time, industry professionals t'mm both thc public and private sectors were consulted concerning tile LMD process. I'hc Committee recognized that tile l)cparmlent of Ecology (I)O15) is a strong proponent of special purpose districts tbr managing lakes: STEEL LAKE IAVMP APRIL 3, 2003 and that future DOE grant awards were more likely ifa Steel Lake LMD was formed. These factors led to an agreement that a LMD would be the best solution in providing a stable source of funds roi' aquatic plant management activities. On November 13, 2002, a Steel Lake Community public meeting was held to present the Committee [,MD recommendation. An inlbrmal straw vote showed unanimous support for LMD formation. As of March 2003, the Steel Lake Committee is pursuing formation of the LMD through the district formation process defined in RCW 36.61. LAKE AND WATERSHED CHARACTERISTICS Location The Steel Lake watershed is located approximately 20 miles south of Seattle. in the City of Federal Way, King County, Washington. The watershed is 304 acres in size and drains a gently sloping topographic area with elevations ranging from 440 feet to 500 feet (Figure 1). The maximum depth is 24 feet, and the mean depth is 13 feet. Lake depth contours are depicted in Figure 3. A Sediment Type Map for Steel Lake is depicted in Figure 4. The entire watershed of Steel Lake lies within the City of Federal Way. Land Use Land use in the watershed is primarily comprised of single-family residences (Figure 1, Figure 2, and Table 1). Steel Lake Park, multi-family residences, and vacant land comprise most of the remaining land in the watershed. It should be noted that thc sub- basin boundary in Figure 1 and land use estimates in Table 1 are roi' Redondo Creek sub- basin CPR3, which includes an additional acreage to the north and xvest of thc lake outlet. In addition, thirteen percent (13%) of the Central Puget Sound basin, xvhich includes the Steel Lake and Redonodo Creek watershed, is available for re-development, including 21 parcels on Steel Lake (11 vacant and 10 re-developable). There are 631 residential properties in CPR3. Table 1. Land Use Estimates for the Steel Lake Watershed (Subbasin CPR3) Land Use Classification ,(Aqr_~,{) .......... (F'_ercen_~ Commercial 2.9 0.96 Industrial 0.2 0.07 Multi-Family 11.1 3.6 Office 2.8 0.92 STEEL LAKE IAVMP APRIL 3, 2003 Common Ownership 1.7 0.57 Park 24.6 8.1 Quasi-public 2.2 0.73 Religious Services 3.8 1.2 Single Family 149.8 49.3 Vacant 47 0 15.4 Steel Lake 47.4 15.6 Wetlands 10.4 3.4 Watershed 303 100 TOTAL 3O3 Shoreline Use Steel l,ake includes 7,123 feet of shoreline (Table 2). Thc m~jority of thc shoreline includes lake frontage adjacent to single-family property (5,315 feet). Public access to the lake is from Steel Lake Park, owned and managed by the City of Federal Way. The Park is located on the south shore of the lake, and includes a public beach areal. A public boat lannch, also located on the south shore near the park, is owned by the Washington Department of Fish and Wildlife (WDFW). There arc eleven (11) undeveloped parcels around the lake. The largest undeveloped parcel (092104 9012) is located alt the northwest comer, and has a shoreline measuring 332 feet. with a portion classified as wetland. Table 2. Shoreline Use Estimates for Steel Lake Shoreline Use Total Frontage % l!t.)_ ....................... Single family residential 5315 75 Steel Lake Park 875 12 Undeveloped Parcels 477 6.7 Multi-family 392 5.5 Public Boat Launch 64 0.9 Stream and Wetland Locations Steel l.ake forms tl~c headwaters of Redondo Crock. Outflow from thc lake generally occurs only during tiao wot season (November throttgh JtlllC). Thc lake outlet druins in a northwest direction t¥om thc west end of iht lake, passing through a wetland to a culvert crossing at South 304th Street. Thc outlet continues to flow in a northwest direction, passing underneath Pacific l lighway South and eventually discharging into Puget 5ound at Redondo Beach in thc City of Des Moincs. Runoff t~om thc wetland, open space, and development near thc nord~xvest portion docs not drain into the lake. STEEL LAKE IAVMP APR, IL 3, 2003 Wetlands in tile Steel Lake Watershed have been mapped by the US Department of Fish and Wildlit'e as part of the National Wetland Inventory (NWl, 1987). Wetlands itl Steel l.ake proper have been identified as either open water wetland (lacustrine-limnetic) or aquatic bed wetland (lacustrine-littoral). This wetland areas ,.vas surveyed by Sheldo.n & Associates tbr the City of Federal Wa3, in 1998, which identified it as a Category I wetland as defined by Federal Way city code. The vegetation of the wetland complex was described as a palustrine-scrub- shrub/tbrcsted-seasonally flooded wetland adjacent to Steel Lake and a palustrine- emergent-semi-permanently flooded wetland toward the beginning of Redondo Creek. On February 24, 2003, a search was conducted by thc Washington Department of Natural Resources of the National Heritage Program database lbr information on rare plants and high quality native ecosystems in the Steel Lake watershed. There is no information on significant features within this study area (Moody, 2003, DNR). Non-point Nutrient Source Locations The majority of surface water is conveyed to thc lake from the 304-acre watershed through the city's stormwater system, and enters the lake via 14 stormwater outfalls located around the perimeter. (Figure 1). The largely urbanized nature of the watershed can be expected to contribute typical urban area nutrient-related pollutants to the lake, in particular nitrogen and phosphorous. Significant pollutant sources in the watershed - including landscaping, gardening, large flocks of Canada geese at Steel Lakc Park. and vehicle washing - all have the potential to contribute nutrients into the lake. Lakeshore residences and most of the development in tile watershed are connected to the Lakehaven Utility District sanitary sewer system. Lakehaven Utility District does not have a record of a documented sanitary server overflow in the Steel Lake region. In addition, I,akehaven does not have records concerning on-site household septic systems (Asbury, 2003, personal communication). Failing septic systems may also be a source of pollutants such as nutrients and bacteria to Steel Lake. The 1995 Steel Lake IAVMPA reported that approximately 35 acres of single-family residences, located in the l'~orthwest and northeast portions of the watershed, were served by on-site septic systems (Federal Way Water and Sewer and RI)A. 1992). The King County ttealth Department does not maintain a list or map of household septic systems, or tile incidence of septic system t'ailure in the Steel Lake watershed. Information and as-builts may only be obtained through a request tllat includes details concerning the specific address or parcel (l~ishop. 2003, KC Health). Large concentrations of non-point nutrients can increase the biological productix'itv of thc lake, and stimulate phmt groxvth. Data collected by the King County Lake Stewardship Volunteer Monitoring Prograrn include levels of nitrogen and phosphorous7 and concentrations of phytoplankton and chlorophyll. This inforlnation is used to calculate the Trophic State Index (]'SI) for the lake, a measurement if the lake's health. The most STEEL LAKE IAVMP APRIL 3, 2003 up-to-date water quality data and TSI values provided by King County Lake Volunteers are included in the Water Quality section of'the IAVMP. The C'ity of Federal Way is participating in a Canada geese management program at Steel Lake Park with the [JS Department o[' Agriculture (USDA). In 2002, nuisance flocks of geese were remoxcd from thc park as a part of this program. In successive years. Parks Department staff will employ non-lethal geese management techniques (using bi rd- bangers and other harassment tools) to control populations. A reduction in numbers of Canada geese visiting the park will result in a reduction in nutrients entering the lake. Water Source Steel Lake, located in the City of Federal Way, is 46 acres in size with a watershed area of 243 acres. Steel lake is relatively shallow with a mean depth of 13 feet, a nlaximum depth of 24 feet, and a lake volume of 600 acre-feet. Physical characteristics of Steel Lake are summarized in Table 3. The majority of surface water enters the lake via 14 stormwater outfalls located around the perimeter of the lake (Figure 1). No streams tlow into the lake. Table 3. Physical Characteristics of Steel Lake and Its Watershed Characteristic English Units Metric Units Watei-shed area 304 acres 98.3 hectares Surface area 47 acres 18.6 hectares Lake volume 600 acre-ft 7.4 x 10s cubic meters Maximum depth 24 feet 7.3 meters Mean depth 13 feet 4.0 meters Lake altitude 440 feet 134,1 meters Shoreline length 1.3 miles 2.1 kilometers Flushing rate 0.77 times/year 0.77 times/year Water Quality Thc assessment of biological activity (or trophic state) can bc classified into flu'cc general categories of lake water quality: oligotrophic, mesotrophic, and eutrophic. Lakes with Iow concentrations of nutrients and algae and high transparency (or clarity) arc considered oligotrophic. A take with high concentrations of nutrients and algae and low transparency is considered eutrophic, lakes ~vhosc quality ranges bctxveen eutrophic and oli?trop}fic arc considered mcsotroplaie. STEEL LAKE IAVMP APRIL 3, 2003 One of the most common measures used to calculate a lake's water quality classitication is the numerical trophic state index (TSI) developed by Robert Carlson (1977). This index allows the easy comparison of lake water quality by relating values for water clarity, phosphorous, and chlorophyll a along atrophic continuum based on a scale of 0 to 100 (Table 4). Table 4. Summary of Summer Water Quality Parameters and Associated Values for the Trophic State Index Trophic State/Biological Activity Secchi Depth Chi-a** (ug/L) TP** (Ug/L) (meter) Oligotrophic/Low >4.0 <2.6 < 12 <40 Mesotrophic/Moderate 2.0-4.0 2.6-6.4 12-24 40-50 Eutrophic/High <2.0 >6.4 >24 >50 *Data Source: Carlson, 1977 ** Chl-a chlorophyll a, TP = total phosphorous, and TSI = trophic state index The King County Volunteer Lake Monitoring Program for Steel Lake began in the 1980s, and has continued through 2001, with a gap from1991 through 1993. The following data indicate that Steel Lake is relatively low in primary productivity (borderline oligotrophic to mesotrophic) with very good water quality. No significant trends in water qualib' were found based on the data record (A Trend Report on King County Small Lakes, November 2001). See historical TSI values for Steel Lake represented in Table 5. Table 5. Averac e Values for Select Trophic Parameters at Steel Lake* Year # Secchi Chi-a** TP** TSI** TSI TSI TSI Samples (meter) (ug/L) (Ug/L) Secchi Chla TP Ave 1985 12 3.5 2.6 16 42 40 44 42 1986 11 3.4 3.9 16 43 44 44 44 1987 11 3.4 3.1 15 42 43 43 43 10 STEEL LAKE IAVMP APRIL 3, 2003 1988 1 3.6 3.6 15 42 43 43 42 1989 12 3.0 4.1 18 44 46 46 45 1990 9 2.9 5.0 16 45 44 44 45 1991 ................ 1992 ................ 1993 ................ 1994 12 3.6 4.6 24 42 50 50 46 1995 12 3.7 5.3 19 41 46 46 45 1996 10 3.9 4.2 17 40 45 45 43 1997 12 3.5 3.8 21 42 48 48 44 1998 13 3.4 5.1 13 42 41 41 43 1999 12 3.7 4.3 12 41 40 40 42 2000 8 4.6 3.3 11 38 39 39 40 *Data Source: A Trend Report on King County Small Lakes, November 2001 ** Chl-a chlorophyll a, TP=total phosphorous, and TSl=trophic state index In 2001, Secchi transparency ranged from 1.0 to 6.0m through the year based on both Level I and Level 1I records. Water levels rose steadily through winter and dropped steadily after April. Annual xvater temperatures ranged from 4.5 to 22.5 degrees Celsius. Appendix A includes 2001 Secchi Depth graph (Figure 14), 2001 Precipitation/l.akc Level graph (Figure 15), and 2001 Lake Temperature graph (Figure 16). Phytoplankton made a peak in June 2001, and the population was climbing at the end of the sampling season. Early populations of the diatom (?clolel/a were replaced by thc chrysophyte Dinobr),on and the bluegreen dnahaena at peak volume in .tune 2001. A variety of taxa ~vere present over the summer, but none made a large population until October 2001 when another Dinobrvon species began to increase rapidly. Chlorophyll content did not relate closely to the phytoplankton maximum in June 2001 , but did shoxx an increase in October 2001. Oscillatori sp., a blue-green algae, was found in small quantities in 2000 and 2001. Moderate bloolns of O.¥cillatori sp. were noted in 2002, and generated a number of citizen complaints. The City of Federal way responded to these complaints by issuing a mild health notice to Steel Lake residents concerning the toxic effects of the algae. Sec Appendix A tbr 2001 Phytoplankton and Chlorophyll concentrations (Figures 17.18). Total phosphorus and total nitrogen remained in proportion to each other through the salnpling period, with the N:P ratio ranging from 23 to 35. In 200l, the TSI indicators were close together, just above the threshold between oligotrophy and mesotrophy. In 2000, the values were close together, but just below thc threshold. Bclbrc 2000, relationships changed between the indicators, but all three values were uever close 11 STEEL LAKE IAVMP APRIL 3, 2003 together. Sec Attachment A for 2001 'l'otal l'hosphorous/Total Nitrogen graph (l:igurc 19). l'hc primary source et'pollutants to Steel l~al<c is likely stormwatcr runoffdischargcd fi'om 14 outlkdls located at various points on thc shoreline, in addition to thc runoff'that enters thc lake directly fi'om shoreline property. T>pical pollutants of concern in urban l-U~lol'f include: suspended solids, nutrients, bacteria, IDrtilizers, pesticides and toxic substances (e.g., metals and polycyclic aromatic hydrocarbons) }Zlfish (1986). }~2m'ophication over time is a process that occurs naturally in some lakes and may be accelerated in others by human activities. An acceleration of thc eutrophication process may result fi'om normal daily activities that occur in thc urban environment. For example, automobiles and road surthces contribute metals and petroleum products and polycyclic aromatic hydrocarbons, gardening, cleaning and other household activities contribute IDrtilizors, pesticides, nutrients, and various toxic substances. There is no data available to determine whether these pollutnnts exist in Steel Lake, and no current cvictcncc of toxic cl'l~cts. In addition, increases in impervious surfaces associated with land devdopment activities. also result in increased quantities of surl~cc water runoff flowing to the lake. Those larger surfhce water flo~vs often carry loads of nutrients and sediments that stimulate plant growth. This process may result in the ovcralt eutrophication process (A Trend Report on King Coullty Small Lakes, 2001). The Central Puget SOtllld basin, xvhich includes thc Stoat Lake basin, is 43% impervious cover. Beneficial and Recreational Uses Table 6 contains a list et'characteristic or beneficial ttscs that Steel I,akc provides to area residents, visitors, and wildlit~. In particular, thc lake supports a large city p:lrk, cxccllcm wetland habitat, and a trout-stocking program. It is also important to) note that no motorized boats arc allowed on thc lake. Table 6. List of Beneficial Uses for Steel Lake Beneficial .Use Location Swimming Around homes and in Oity park Non-motorized Boats Entire Lake 12 SI'EEL LAKE IAVMP APRIl 3, 2003 Fishing Sailing Waterfowl Habitat Aesthetic enjoyment Birdwatching Irrigation Wetland Habitat Wildlife Habitat Trout Stocking City park Fish Habitat Whole lake (Fishing derby at park site) Whole lake Concentrated along western shore In lake and surrounding shoreline Throughout the lake One water right and three claims exist Near the lake outlet (western end of the lake) Crayfish, turtles, and frogs primarily near shore Deep water habitat (No trout spawn in the lake.) Approximately 700 feet of shoreline Spawning (warmwater fish) occurs nefir docks and lilies in the west end. No salmon spawn in the lake. Wildlife Aquatic i~oxious xxcods (non-native species) can advcrsch' al'I~ct thc ecological and aesthetics in latqcs and streams by croxvding out native vegetation and creating species stands. Thcrclbre. it is important to recognize lhc value of native plant species for fish and xvilctlit~ (WI)FW. Aquatic Plants and Fish). Thc tish and wildlilb habiu~t Steel I.ake will greatly improve by removing non-native aquatic plant species (mi t?agrant water lily. xolloxx flag iris), allowing tt~c native vegetation to thrive. Steel l.akc is managed by thc Washington l)cparm~cnt of Fish and Wildlil~ (XVI)I. trout and Warm-~vatcr fishery. Between 1947 and 1969. the lake was rehabilitated on occasions by treating with rotcnone to reduce populations of spiny-ray fish. and xxas stocked each year with approximately 7.000 recently hatched (fi'y) rainbow trout ,gaiz'd, cri). Due to thc mixed species character of tiao fish community and thc poor survival of trou~ fry. Iht lish management program chan~d in thc 1970~s by rotcnone treatments and by stocking with trout of catchablc size (i.e. between ~ and inches long) in thc si>vine of each year (PffeitSr 1905 pCl'Sonal communication). 1985 and 1995. a total oI 46.635 trout were allotted lbr release into Stool l.akc. this period, surveys idcntilicd thc presence of the tbllowin5 other fish species' l:u'~cm,,uth bass (,Xlic'roplcrtLs' .x'rdmo/~/cx). yellow porch (/'orca/laucxcc~x). pumpkinsccd ,git~t~oxu.s'). and broxxn bullhead (/c'[aho't~x Since 1991. £11~ ~:I\"CI'glgC Ol' 6,000 ti'oCli \VOI'O released into tiao lake cach year. In m~)st x cxrs. half of tho trout xvcrc rolcusod directly into thc lake during April. prior to oponing 13 STEEL LAKE IAVMP APRIl ~ 2003 the fishing season. The other half were released during June into a pen near the Steel Lake fishing pict' t'or the opening day fishing derby. Trout not caught in the pen wcrc released into thc lake. WI)FW stocked Steel Lake in April of 2002. Stocking included 4,600 rainbow trout (8"-12"); and 650 triploid rainbow trout (sterile, trophy-sized). On May 13 and 16, 2002, WDFW conducted a survey of Steel Lake to determine fish populations, organized by species count and length measurements. WDFW staff used electro-fishing boat. and gull and fyke nets during the survey. Table 7 contains the results of this survey. Table 7. Steel Lake Total Fish counts by Species and Length Increments WDFW Survey 2002 Total # 621 148 79 16 37 Sampled Percent 68.9% 16.4% 8.8% 4.1 1.8% Species Yellow Largemouth Pumpkin - Rainbow Brown Perch Bass seed Trout Bullhead Size (inches) 1-4 4 88 51 0 0 4-7 415 49 28 0 2 7-11 202 7 0 37 12 11-14 0 1 0 0 2 14-17 0 1 0 0 0 17-19 0 2 0 0 0 In addition, several red swamp crayfish (Procm~br~ru.¥ clarkii) were captured during the 2002 WDFW survey. This exotic, aquatic-nuisance species is native to the south central United States, and was most likely introduced to Steel lake as a result of it's use as live bait by anglers, or during an aquarium dumping incident. The impact of this introduction is unknown, but most have had negative consequences (Mueller, WDFW). Red swamp crayfish arc voracious herbivores, and may compete against native crayfish tbr food sources, presenting implications for Steel Lake if they multiply dramatically. [:J'lbrts to control red sxvamp crayfish in Steel Lake will bc tbcused on public education. Signagc, provided by the Department of Ecology, is in place at thc public boat launch that visually identities thc species and warns lake-users of their presence. Lake residents will also bc instructed to destroy the nuisance red swamp craylish when captured. 14 STEEL LAKE IAVMP APRIL 3, 2003 The Washington Department of Fish and Wildlife (WDFW) conducted a search of the non-game data system lbr known occtlrrcnces of threatened, endangered, and sensitive species of animals in thc watershed. Bald eagle nests have been sighted a4iacent to Pngct Sound. approximately 2 miles west of Steel Lake. In addition, a great blue heron rookery (breeding area) is present 2.5 miles southeast of thc lake. Although these species may visit Steel Lake no sfightings of these or other priority (sensitive) species have bccn reported at Steel Lake (Thon~pson. 1995, pets. comm.). Other priority species that may visit the lake include the following cavity-nesting ducks: wood duck. Barrow's goldeneye, common goldcneye, bufflehead, and hooded merganser. Aquatic Plants and Algae The aquatic plant community in Steel l.ake was surveyed by Metro in 1976. 1978. and 1979; by Resource Management, Inc. (RMI) in 1994 and 1995; by Herrera Environnacntal Consultants in 1996 and 1998; by AquaTechnex in 2001 and 2002; and by in 2003. The relative presence, density, and areal coverage of aquatic plants t~om 1976 through 2003 is summarized in Table 8. The scope and methodologies of each of these surveys were not similar. For example, some surveys were tbr all aquatic vegetation and some were only [br miltbil and species identification was not consistent. Caution should be used when comparing the surveys Thc tbllowing are narratives describing aquatic plant community inlbrmation and surveys fi'om 1976 to 2003: 1976- 1993 Metro Surveys During this time period, aquatic plants inhabited approximately 27 acres (59 percent) of the lake (Figures 5 and 6). with submerged macrophytcs and macroalgae comprising approximately I 8 acres (67 percent) of the total plant area. and l]oating-leavcd plants (waterlilies) comprising the remaining 9 acres (33 percent). Comparison of the 1979 and 1994 pre-treatment survey results indicate that although tho total area coverage of submerged macrophytes did not change, the relative density of these plants increased. Theretbre, the plant composition changed to include stands of milfoil. During the same time period, the area coverage of submerged macroalgac increased, while floating-leaved plants (waterlilies) decreased. The decrease in waterlilies was primarily due to approved herbicide (glyphosate) treatments in addition to non-chemical controls (i.e. mechanical harvesting, bottom barriers, and hand cntting) that occurred during this time period. 1994 Survey Immediately prior to thc 1994 Sonar® treatment, submerged macrophytes were present in 7.8 acres of the area currently occupied by Nile/Irt (May 1994. Figure 7). Native pondweeds (Potamo,(4e[o~ ampl!fi~liz~s and P. [)ll,S'i/[II.~) dominated the submerged macroph34e community. Eurasian waterrnilfoil (Mvri(q)hy//tt,~ x/fica/mn), xvas present 15 STEEL LAKE IAVMP APRIL 3, 2003 1.3 acres of the lake. Milfoil was not detected during tile September 1994 survey (Figure 8). 1995 RMI Survey Thc RMI survey conducted in May 1995 sliowed no significant change when compared to the September 1994 post-treatment survey. Aquatic plants inhabited 35 acres (76 percent) of the lake, with submerged macroalgae (Nile/la xp.) comprising 31.4 acres (90 percent) of the total plant area. Floating-leaved plants, primarily consisting of waterlilies (Nyml)haea odorata and !V~q)har lulea ~7~/~. variex, ala), comprised the remaining 3.6 acres (10 percent). Watcrlily growth was characterized by a large population which grew to a maximum depth of 5 feet at the west end of the lake. A few small patches of waterlily were also distributed along the remaining shoreline. Submerged macrophytes such as Large-leaf pondweed (Polamog¢lon aml~l!/bliu,s') and thin-leaf pondweed (Potamogeton t;usillu.v) were present between depths of 5 and 10 feet at densities too sparse to map, Although they are_not shown in the figures, small stands of emergent plants grew along 1,400 feet (20 percent) of the shoreline, covering a total area of 0.4 acres. Yellow flag iris (/rix pseudacorux) and cattail (T.vl~ha ,sT).) dominated the emergent plant community. Marsh cinquefoil (Polenlilla l;aluslris) and rushes (Juncax $7~. and Eleocharis palu.s'lris) xvere also present (RMI 1994, 1995; Parsons 1995 personal communication). '1996 Herrera Survey An aquatic plant undcrxvater survey was conducted on July 1 and 2, 1996. The survey was intended to document the presence, condition, and abundance of aquatic plant species in Steel Lake (Figure 9). Phytoplankton growth reduced visibility to approximately 10 feet, thus a limited area of the lake was surveyed. This level of eflbrt was considered adequate by Herrera personnel for the purposes of the evaluation. Neither mil foil nor other submerged, non-native, and invasive aquatic plants were present in tile area surveyed. Thc composition, distribution, and density of the aquatic plant community was reported to be similar to that observed prior to the 1994 lake treatment with Sonar®. Floating-leafed plants were dominated by fragrant waterlily, and distributed similarly as was documented in 1994 (at the west end of the lake). The only variation included a reduction in a small area between transects 49 and 53: and between transects 47 and 49 near the north shore. Submerged macroalgac dominated the aquatic plant community, and again was similar to 1994 levels. Chara .¥c'hu'ch~i/zii dominated the shallow region (shoreline to 12 feet); and Nile//a,//exi/Lv dominated the deeper region of the lake between 12 and 17 feet. These populations appear to haxc been recovering from thc 1994 Sonar® treatment, but had not become dense enough to significantly impair tile recreational use of the lake. 16 STEEL LAKE IAVMP APRIL 3, 2003 Submerged macrophytes were typically present at relatively low densities (less than 25 percent coverage). Their distribution, density, and diversity appeared to have increased since the 1994 post-treatment survey - but not to nuisance levels. Small~leafed pondweed, (or thin-leafed pondweed), Polamogetou t~uxilhts, was the dominant submerged macrophyte reported. 1998 Herrera Survey An aquatic plant underwater survey was conducted on June 15 and 17, 1998. The survey was intended to document the presence, condition, and abundance of aquatic plant species in Steel Lake. Survey methods employed were similar to those used in 1996. Neither milfoil nor other submerged, non-native aquatic plants were present in the area surveyed. Native species of submerged macrophytes and macroalgae were present in a healthy condition along each transect from shore to a maximum depth of approximately 15 feet (Figure 10). Floating-leafed plants were dominated by fragrant waterlily, and distributed similarly as was documented in the 1998 survey. Again, as in 1996, Polamogeton pusillus, (small-leaved pondweed) was the dominant submerged macrophyte. Najasfexilis (naiad) was commonly present in shallow waters less than 8 feet deep. The distribution of naiad was higher in 1998 than in 1996. Submerged macroalgae dominated the aquatic plant community again in 1998. Chara schweinilzii dominated the shallow region (less thau 8 feet); and Nilellaflexilis dorninated the deeper region of the lake between 12 and 15 feet. These populatio'ns were still not dense enough to significantly impair the recreational use of the lake. 2001 AquaTechnex Survey This survey, conducted in the summer of 2001 for King County through a grant from thc Department of Ecology, was very limited. Milfoil plants were found along the north shoreline during the diver survey of the lake (Figure 11 ). The milfoil colonies were estimated to be less than 3 acres in size, and at a pioneering level of infestation. The report stressed the threat posed to other local water bodies, and indicated that the objective should be eradication of the milfoil. It recommended that an intense survey of the littoral zone of the lake be conducted in 2002 to detect expansion of the population. In addition, the report pointed out that Steel Lake would bc eligible for a Department of Ecology Early Infestation Grant, which should be pursued by the appropriate jurisdiction. A yearly budget of $10,000 was presented that would covet' aquatic plant management efforts if the control program started in 2002. The report warned that it was probable that the weed would expand dramatically by 2003 if no action were taken, and that a SonarO) treatment protocol might then be required to remove tiffs plant, The estimated cost lbr this approach would be $38,000. 2002 AquaTechnex Survey 17 STEEL LAKE IAVMP APRIL 3, 2003 On August 1 6, a complete underwater survey was conducted to identify and map all milfoil plants and their densities. Milfoil was found itl several locations throughout the littoral zone, with tile southwest corner exhibiting the largest and most dense (heavy) colonies. I,esser dense colonies (moderate) were found along the eastern shoreline and in thc bay itl the north eastern comer of thc lake. Most of the northern shoreline of the lake contained small patches (sparsc) around residential docks (Figure 12). The size of the mi ltbil plants ranged fron~t single stems 6-12 inches long, to multiple stems 2-5 feet long originating fi-om a single root crown. Many milfoil plants in tile southwest comer of the lake had reproductive structures (flowers) above the surface of tile water. At the time of the survey, milfoil was estimated to be colonizing approximately five (5) acres. The survey indicated the presence of more than 50 millbil plants. Diver hand removal, diver dredging and/or application of bottom burlap barriers were deemed to be impractical for the extent of infestation. AquaTechnex obtained an general NPDES Noxious Weed Permit to apply the aquatic herbicide 2,4-D (AquaKleen®). On August 26, affected areas of Steel Lake was treated with 2,4-D by spray gun at a rate of 100 pounds per acre. On August 27 and 30, City of Federal Way Surface Water Management (SWM) staff collected post treatment lake samples pursuant to tile Early Infestation Grant Agreement with the Department of Ecology. Samples were collected using a Wildco Alpha 2.2 liter Van Dom style water bottle. Samples were retrieved from various depths, and combiucd into individual composite samples. Samples were analyzed tbr clllorinated herbicides by USEPA 8151 GC/MS Modified. Concentrations of2,4-D were unexpectedly loxv. On September 30, SWM staff inspected the lake to determine the effectiveness of treatment. Low light conditions prevented an accurate evaluation. On October 4, SWM stafl'accompanied AquaTechnex staff, and concluded that there were no surviving nailtbil plants itl the treated areas (north, eastern, and western portions) of the lake. The dead plants were brown in color, stripped of leaves, with only dead stems connected to their root crowns. No reproductive structures remained above tile surface of the xvater. 2003 Survey Insert 2003 survey info in Spring AQUATIC PLANT CHARACTERIZATION 18 STEEL LAKE IAVMP APRIL 3, 2003 Plant Type Description Based upon tile findings contained in tiao 2003 Stool l,akc Aquatic Plant Survey. ~l~c following includes tile characteristics of tile dominant species tbr each typo oF aquatic plants: Emergent; Rooted Floating-l,oavcd Plants: Submerged Macrophytcs; and Submerged Macroalgae. The ~003 Steel I,akc aquatic plant survey tbund throe (3) listed noxious weed species: Eurasian x~atormilfoil (.,X{)'rio/,/O'//um .Vdt'au,n). fl'agrant water lilx (~XS, nphaea or/ora/cO, and yellow flag iris. Ttlcsc species will be tile focus of tiao plant management of tUfts on %tool l,akc. Noxious weeds are legally defined by Washington's Noxious Weed Control Law (RC\V 17.10). The term "noxious weed" refers to those non-native phmts that are highly destructive, competitive, or diflicult to control once established. Noxious weeds have usually been introduced accidentally as a contaminant or as ornamentals. Non-native plants often do not have natural predators (i.e. herbivores, pathogens) or strong competitors to control their numbers as they may have }lad in their }lOlllC range. WAC 16.750 sets out three classes (A, B, C) of noxious woods based on their distribution in thc state, each class having dil'fcrent control requirements. County \\/ccd Boards arc given some discretion as to setting control priorities for Class I?, and C weeds. Native Plant Species NATIVE EMERGENT PLANTS '['here are no dominant native [Smergent Plant typos noted in Nteel Lake. NATIVE RO0 TED FL OA TING-LEA VED PLANTS There arc no dominant native Rooted Floating-I,oaved ['lam Upcs noted in ,<,tool lxtkc. NATIVE SUBMERGED MA CROPHYTES Small-leafed pondweed (Potamogeton pusillus) (The.followin,g in. fi,'malion wax obtained in l~arl./)'om llw I k't;arlmenl Of £coh;j,,y web.s'itc') %mall and leafy pond~xccds grow itl similar habitats trod h}ok alike. They also resemble other aquatic plants with thin leaves and delicate stems, l'hcse pondweeds have long. narrow leaves and, except tbr an occasional t'lowcr spike that briefly rises above tile water, they remain undcrxxatcr lbr their entire lives. Because thc narrow leaved 19 S1EEL LAKE IAVMP APRIL 3, 2003 pondwecds look so much alike, close attention must be paid to minute details to distinguish between them. The stem is slender and prolitsely branched, often having with small paired yellowish glands at the loaf base. Thc tloxvcr appears in 1-4 whorls on spikes measuring 3-15 mm long, not always above tho xvatcr. Thc root is t]brous, t?om thc base of the plant, and is olien nol~-rhizomatous. Thc plant's seeds and winter buds Ibi'm at the lateral branch tips and near thc leal' bases. It's seeds and vegetation provide cover and food tbr aquatic animals. Naiads (Naja flexflis) (The follo~ving info/'malio/~ tva.¥ obtained in l;a/'l.fi'om thc De/;a/'lment of Ecolo&D, ~vebxile) Naiads (or slender xvater-nymph and common water-nymph) al'c completely submerged annual plants, althouglh they arc ot~en tbund as floating tS'agments. They have opposite leaves that are often clustered near thc tips of the stems. The leaf base is much wider than the rest of the leaf blade, which helios to distinguish thc naiads tkom other underwater plants. These plants have inconspicuous flowers and fl'uits that are almost completely hidden by the leaf bases. Naiad pollination takes place underwater. The plants have glossy', green, and lincly toothed leaves that arc oppositely arranged, but appear to bc whorled near ends of thc stems. The leaves arc long and narrow with broad bases that clasp the stem, and taper to a long point 1-3 cm long and 1-2 mm wide. The stem is slender, limp and branched up to 2 m long and easily broken. The flower is inconstMcuous, tiny (2-3 mm), and is located in clustm's at thc base of the leaves. Male and t~male l]o~vers occur separately on the same plant. Naiad pollen is transported by water currents. The lYuit is a small, oval-shaped fl'uit is I.ocatcd in thc leaf bases, and arc present in late summer. The entire plant is eaten by waterlbwl. Naiads are considered to be one of their most important fbod sources. They also provide shelter Ibr small fish and insects. NATIVE SUBMERGED MACROALGAE u'cb,¥ile) Plant-like algae (Chara, spp) /\lthough these common lake inhabitants look similar to many tmdcrwatcr plants, they arc actually algae. Chara arc green or gray-green colored algae that grow completely submersed in shallow (4 cra) to dccp (20 m) water. Individuals can vary greatly in size, 2O STEEL LAKE IAVMP APRIL 3, 2003 ranging from 5 cm to 1 l'n in length. The main "stem" of Chara bear whorls of branchlcts, clustered at regularly spaced joints. When growing in hard water, Chara sometimes become coated with lime, giving them a rough gritty feel. These algae are identifiable by their strong skunk-like or garlic odor, especially evident when crushed. Algae lack true leaves. Six to 16 leaf-like branchlets of equal length grow in whorls around the stem, and are never divided. These branchlets often bear tiny thorn-like projections, which give the plant a rough or prickly appearance when magnified. They also lack true stems. The round, stem-like structure varies from 5 cm to over 1 m in length. Chara, like other algae, do not produce flowers. Instead, microscopic one-celled sex organs called oogonia are formed. These tiny organs and patterns in the cases that surround them are used to distinguish between species. Tiny spores are produced in fruiting bodies. In some species the fruiting bodies are orange and very conspicuous. In addition, Chara may be attached to the bottom by root-like structures called holdfasts. Plant-like algae (Nitella, st).) Nitellas are bright green algae that often are mistaken for higher plants because they appear to have leaves and stems. These long, slender, delicate, smooth-textured algae lie on the bottom of a lake or pond and are seldom found in the water column. They are found growing in shallow to deep waters of soft water or acid lakes and bogs. They often grow in deeper water than flowering plants and frequently form a thick carpel or gro~v in clumps along the bottom. Whorls of forked branches are attached at regularly spaced intervals along the "stems". Nitellas sometime grow together with muskgrasses (Chara spp.), another plant-like algae, to forln underwater meadows. The plant has no true leaves. Six-eight evenly tbrked branchlets grow in whorls at regularly spaced intervals along the "stem". Unlike the rough branchlets of most muskgrasses (Chara spp.), nitella branchlets have a smooth texture. Nitellas have no true stems, but have hollow, stem-like structures that have whorls of forked branches along their entire length. The largest nitella species have "stems" up to 2 m long. The plant does not bear flowers. Instead nitellas have microscopic spore-producing organs. Male organs grow at the base of the branchlets. Female organs are located in a cluster on the sides of the branchlets below the male organs. N itellas produce spores (which are transported by wildlife) rather than fruits, and lack roots. The plants may be attached to the bottom by root-like structures called holdfasts or floating free above the sediment. 21 STEEL LAKE IAVMP APRIL 3, 2003 ]'hey provide cover for fish, food for fish and waterfowl, and stabilizes the sediment. Because nitellas have no roots, they remove nutrients directly from the water. Nitellas are considered desirable species in Washington. Non-Native Plant Species NON-NA TIVE EMERGENT PLANTS Yellow flag iris (Iris pseudacorus) Yellow flag iris is native to mainland Europe, the British Isles, and tile Mediterranean region of North Africa (Washington State Noxious Weed Control Board, 2001a). This plant was introduced widely as a garden ornamental. It has also been used for erosion control. The earliest collection in Washington is from Lake McMurray in Skagit County in 1948 (Washington State Noxious Weed Control Board, 200la). The yellow flowers are a distinguishing characteristic, and when not flowering it may be confused with cattail (Typha .V~. ) or broad-fruited bur-reed (Sparganium eur)?a/7~um). Yellow flag iris is considered an obligate wetland species (OBL), with a >99% probability of occurring in wetlands as opposed to upland areas (Reed, 1988). The plants produce large fruit capsules and corky seeds in the late summer. Yellow flag iris spreads by rhizomes and seeds. Up to several hundred flowering plants may be connected rhizomatously. Rhizome fragments can form new plants. Yellow flag iris can spread by rhizome growth to form dense stands that can exclude even the toughest of our native wetland species, such as Typha latifolia (cattail). In addition to threatening plant diversity, this noxious weed can also alter hydrologic dynamics through sediment accretion along the shoreline. This species produces prolific seeds that could easily be transported downstream to invade other valuable resource areas. NON-NA TIVE ROOTED FLOA TING-LEA VED PLANTS Fragrant water lily, white water lily (Nyrnphaea odorata) (The follou,ing information wax obtained in part jS'om the Department of Ecologry ~vebsite) Fragrant water lily is a Class C Noxious Weed. Fragrant water lilies (Nynwhaea are water plants with floating leaves and large many-petaled t¥agrant blossoms. Tile hardy white and (sometimes) pink lilies have become naturalized in Washington lakes and rivers. These plants are native to tile eastern United States and it is believed that the water lily was introduced to Washington in the late 1800s. Water lilies have been intentionally planted in lnany Washington lakes, especially those lakes in western 22 STEEL LAKE IAVMP APRIL 3, 2003 Washington. lake residents arc strongly discouraged t¥om planting fragrant watcrlilics in lakes or natural watcrbodics because they arc aggressive plants, and sometimes "hitchhiker" plants such as hydrilla cnn also be introduced to our lakes when water lilies arc planted. Of 15 lakes surveyed in 1994 in King County. ,k?nt~h~wa or/oF~llrl appeared on thc species list of all 15 lakes. 5hallow lakes arc particularly vulnerable to being totally covered by fl'agrant watcrlilics. Left unmanaged, waterlilies will restrict lake-front access and eliminate swimming opportunities. Requests tbr waterlily control represent a high percentage of the herbicide permit requests received by the Department of Ecology. Water lilies grow in dense patches, excluding native species and even creating stagnant areas with low oxygen levels underneath thc floating mats. These mats make it difficuh to fish. water ski. swim, or even paddle a canoe through. Although relatively slow-spreading, water lilies will eventually colonize shallow water depths to six feet deep and can dominate the shorelines of shallow lakes. For this reason, planting water lilies in lakes is not recomn'~ended. Waterlilics provide excellent cover tbr largemouth bass. sunfish, and flogs. [ {owcvcr. when allowed to grow in dense stands, the floating leaves prevent wind mixing and extensive areas of low oxygen can develop under waterlily beds during the summer. When managed to tbrm a patchy distribution interspersed with open water, waterlilics can provide excellent habitat. Water lilies reproduce by seed and also by new plants st0routing From thc large Spl'Cadin~ roots (underground stems called rhizomes). A planted rhizome will cover about a 1 diameter in about five years. Each spring (April) new shoots appear Ii'om the rhizomes and grow up through the water until they reach the surfiqce. The flowers appear fi'om June to September. After the flowers have closed tbr the final time. thc flower stalk "corkscrews" and draws the developing fi'tilt below the water. Thc plant scncsces in thc ~tll and over-winters as the rhizome. Root systems are tenacious, and il' pieces Of thc rhizome are broken off' during control el'lbrts, they will drift to other locations and establish a new patch of lilies. Because of their large, showy flowers, water lilies are easy to identil~' xx'hcn floxvcring. They have xvhite or pink showy flowers. When not in flower look lbr: · Nearly-circular floating leaves, up-to-I 1 inches in diameter. · l'he underside of thc leal'is often red or purple with numerous veins. The stem is attached to the center of thc leaf. · 'Fhc leaves each have a deep clel~ to thc stem. NON-NA TIVE SUBMERGED MA CROPHYTES 23 STEEl_ LAKE IAVMP APRIL 3, 2003 (The followin~ infi)rmation was obtained in partjS'om the Deparm~en! of Ecology website) Eurasian watermilfoil (Myriophyllum spicatum) Eurasian watermiltbil (miltbil) is a Class B Noxious Weed. MilFoil is an attractive plant with feathery underwater Foliage. Once commonly sold as an aquarium plant, milfoil originated from Europe and Asia. It was introduced to North America 50 to 100 years ago. The first knoxvn specimen of mil tbil in Washington was collected from Lake Meridian near Seattle in 1965. By the mid 1970s it was also found in Lake Washington. Now milfoil is found throughout the Northwest; and in western Washington, has tbllowed the Interstate 5 corridor. Milfoil is an extremely adaptable plant, able to tolerate and even thrive in a variety of environmental conditions. It grows in still to flowing waters, grows rooted in water depths from 1 to 10 meters (regularly reaching the surface while growing in water 3 to 5 meters deep), and can survive under ice. Relative to other submersed plants, milfoil requires high light, has a high photos~mthetic rate, and can grow over a broad temperature range. Milfoil grows best on fine-textured, inorganic sediments and relatively poorly on highly organic sediments. Because it is widely distributed and difficult to control, milfoil is considered to be the most problematic plant in Washington. Thc introduction of mill'oil can drastically alter a waterbody's ecology. Milfoil fbrms very dense mats of vegetation on the surface oF the xvater. These mats interfere ~vith recreational activities such as swimming, fishing, water skiing, and boating. The sheer mass of plants can cause flooding and the stagnant mats can create good habitat tbr mosquitoes. Milfoil mats can rob oxygen fi'om the xvatcr by preventing the wind from mixing the oxygenated surface waters to deeper water. The dense mats of vegetation can also increase the sedimentation rate by trapping sedilnents. Millbil also starts spring growth sooner than native aquatic plants and can shade out these beneficial plants. When miltbil invades nexv territory, typically the species diversity of aquatic plants declines. While some species of waterfowl ,,vill eat milfoil, it is not considered to be a good food source. M iltbil adversely impacts aquatic ecosystems by tbrming dense canopies that often shade out native vegetation. Mono-specific stands of mi l foil provide poor habitat for waterfowl. fish. and other wildlife. Significant rates of plant sloughing and leaf turnover, as well as thc decomposition of high biomass itt the end oFthe growing season, increase the internal loading of phosphorus and nitrogen to the xvater column, l)cnse millbit lnats alter water clualit3' by raising pH, decreasing oxygen under the mats, and increasing temperature. Mil foil exhibits an annual pattern of growth. In the spring, shoots begin to groxv rapidly as water temperatures approach 15 degrees centigrade. When they near the surface, shoots 24 STEEL LAKE IAVMP APRIL 3, 2003 branch profusely, forming a dense canopy. The leaves below l-meter senesce in response to scltLshading. Typically, plants flower upon reaching the surface (usually in mid to late July). ,After flowering, plant biomass declines as the result of thc fragmentation of stems. Where flowering occurs early, plant biomass may increase again later in the growing season and a second flowering may occur. During fall? plants die back to the root crowns, which sprout again in the spring. [Fi some areas, like westcrn Washington, milfoil frequently over-winters in an evergreen form and may maintain considerable winter biomass. Milfoil plants do not form specialized over-wintering structures such as turions. Carbohydrate storage occurs throughout over-wintering shoots and roots. Although Milfoil can potentially spread by both sexual and vegetative means, vegetative spread is considered the major method of reproduction. During the growing season, the plant undergoes auto-fragmentation. The abscising fragments often develop roots at the nodes before separation from the parent plants. Fragments are also produced by wind and wave action and boating activities, with each fragment having the potential to develop into a new plant. Milfoil can easily be transported from lake to lake on boat trailers or fishing gear. Once introduced, milfoil also may spread rapidly and can infest an entire lake xvithin two years of introduction to the system. Some tips to identify milfoil: · Count the pairs of leaflets. Milfoil usually has twelve or more pairs on each leal: · Milfoil leaves tend to collapse al'Oul~d thc stem when removed from thc water. Other lnilfoil species have thicker stems and arc usually more robust. · The mature leaves are typically arranged in ~vhorls of four around the stem. AQUATIC PLANT CONTROL ALTERNATIVES Thc aquatic plant management goals arc based on controlling Ibm- plant communities: milfoil, fragrant water lily, native submerged plants, and yellow flag Ms. The feasibility of different plant control techniques depends on the specific aquatic phmt and the degree of control desired. This section outlines common methods used to control aquatic weeds. Much of the information in this section is quoted directly fi'om the Department of Ecology's website. Additional intbrmation is derived fi'om the field experience of thc King Count~, Noxious 25 STEEL LAKE IAVMP APRIL 3, 2003 Weed Control Program, in particular from Drew Kerr, Aquatic Noxious Weed Specialist and WSDA licensed aquatic herbicide applicator. Recommendations found in the 2001 draft version oFthe "King County Regional Milfoil Plan" have als(> been taken into consideration. Control/eradication methods discussed herein include Aquatic t lerbicide, Manual Methods, Bottom Screens, Diver Dredging, Biological Control, Rotovation, Cutting, t tarvcsting, and Drawdown. Aquatic Herbicides Description Aquatic herbicides are chemicals specifically tbrmulated for use in water to eradicate or control aquatic plants. Herbicides approved for aquatic use by the United States Environmental Protection Agency (EPA) have been reviewed and considered ~:ompatible with thc aquatic environment when used according to label directions. Hoxvever, individual states may also impose additional constraints on their use. Aquatic herbicides are sprayed directly onto floating or emergent aquatic plants, or are applied to the water in either a liquid or pellet fbrm. Systemic herbicides are capable of killing tile entire plant by tranlocating fronl foliage or stems and killing tile root. Contact herbicides cause the parts of the plant in contact with the herbicide to die back, leaving tile roots alive and capable of re-groxvth (chemical moxving). Non-selective herbicides will generally affect all plants that they come in contact with, both monocots and dicers. Selective herbicides will affect only some plants (usually dicers - broad leafed plants like Eurasian watermilfoil will be affected by selective herbicides whereas monocots like Brazilian elodca and our native pondwccds may not be affected). Because of environmental risks from improper application, aquatic herbicide use ill Washington State waters is regulated and has certain restrictions. Tile Washington State Department of Agriculture must license aquatic applicators. In addition, because of a March 2001 court decision (Federal 9th Circuit District Court), coverage under a discharge permit called a National Pollutant Discharge Elimination System (NPDES) permit must be obtained betbre aquatic herbicides can be applied to some waters of the [J.S. This ruling, referred to as the Talent Irrigation District decision, has further defined Section 402 of the Clean Water Act. Ecology has developed a general NPDES permit which is available tbr coverage under the Washington Department of Agriculture tbr tile management of noxious weeds growing in an aquatic situation and a separate general l>ermit lbr nuisance aquatic weeds (native plants) and algae control. For nuisance weeds (native species also referred to as beneficial vegetation) and algae, applicators and the local sponsor of tile pro. jeer must obtain a NPl)ES permit fi'om tile Washington Department of Ecology betbre applying herbicides to Washington xvater bodies. Although there are a nulnber of EPA registered aquatic herbicides, tile Department of Ecology currently issues permits lbr l'otlr aquatic herbicides (as of 2002 treatment 26 STEEL LAKE IAVMP APRIL 3, 2003 season). Several other herbicides are undergoing review and it is likely that other chemicals may be approved tbr use in Washington in the future. As all example, Garlon 3A is due to be approved by tile U.S. EPA lbr aquatic use before spring 2003. Thc chemicals that are currently permitted tbr usc in 2002 arc: Rodeo® or Aquamaster® is a systemic non-selective herbicide is used to control floating-leaved plants like water lilies and shorelilae plants like purple loosestrifc and yellow flag iris. It's active ingredient is glyphosate. It is generally applied as a liquid to thc leaves. Rodco,~) or Aquamaster(_~) does not work on underxvatcr plants such as Eurasian watermiltbil. Although glyphosate is a non-selective herbicide, a good applicator can somewhat selectively remove targeted plants b)r focusing tile spray only on the plants to be removed. Plants take several weeks to die. A repeat application is often necessary to remove plants that were missed during tile first application. Note: there are now other glyphosate products available, like Aquamaster®, with tile exact tbrmulation as Rodeo¢~ but with different trade names now that the patent has expired. Additional surfactants are often added to improve tile penetration of the leaf cuticle and help tile herbicide stay oil thc plant long enough to be effective. Those that may bc used emergent weed control include X-77, t,I-700, and R-11 as approved by the SEPA process. 2g-l) is a systemic, selective herbicide used for the control of Eurasian watermilgoil and other broad-leaved species. Formulations of 2,4-D include: · Navigate(~) and AquaKleen® - Active ingredient 2,4-D BEE. These granular products contain tile low-volatile butoxyethyl-ester (BEE) formulation of 2,4-I). 2.4- D is a relatively last acting selective, systemic herbicide. It is applied in a granular formulation and can be effective For spot treatment of Eurasian watermillBil. When used at a rate of 100 pounds per acre, 2,4-D has shown to be selective to Eurasian watermilfoil~ leaving native aquatic species relatively unafl'ccted. · I)MA*41VM(~0 - Dimethylanaine Salt of 2,4-D. This is a liquid formulation that is labeled For aquatic weed control. Since 2.4-D DMA (like 2,4-[) BI{I() is rapidly converted to 2,4-I) acid, tile two products should be equally effective in controlling f{urasian watcrmilfoil. Previously, 2,4-D DMA was only registered lbr this use in dams and reservoirs of tile Tennessee Valley Authority (TVA) Systcln, but is now approved tbr usc in Washing[on. It has recently been used to successfully control tiurasian watermilfoil in parts oF l,ake Washington, King County (l)orling, pers. COIIIIll.), · Sonar~ - Active ingredient tluridone. Sonar<kD is a slow-acting systemic herbicide used to control Eurasian watermillbil and other underwater plants. It may be applied in pelleted tbrm or as a liquid. Fluridonc can show good control of submersed plants xkhcre there is little water movement and an extended time for thc treatment. Its use is most applicable to whole-lake or isolated bay treatments whore dilution can bo minimized. It is not effective tBr spot treatments. It may take six to twelve weeks bclbrc the dying plants fall to thc sediment and decompose. When used to manage t{urasian watermillbil, $onara~3 is applied several times during thc stlmllleF tO maintain a low, but consistent concentration in tho water. Although fluridonc is considered to 27 STEEL LAKE IAVMP APRIL 3, 2003 be a non-selective herbicide, when used at low concentrations, it can be used to selectively remove Eurasian watermilfoil. Some native aquatic plants, especially pondwceds, are minimally affected by low concentrations of fluridonc. Aquathol~') - Active ingredient the dipotassiuna salt ofendothall. Aquathol® is a £ast-acting non-selective contact herbicide, which destroys the vegetative part of the plant but does not kill the roots. Aquathol® may be applied in a granular or liquid form. Generally endothall compounds are used prim.arily for short-tern~ (one season) control of a variety of aquatic plants. However, there has been some recent research that indicates that when used in low concentrations, Aquathol® can be used to selectively remove exotic weeds, leaving native species unaffected. Because it is fast acting, Aquathol® can be used to treat smaller areas effectively. There are water use restrictions associated with the use of Aquathol® in Washington. Advantages · Aquatic herbicide application can be less expen}ive than other aquatic plant control methods. Aquatic herbicides are easily applied around docks and underxvater obstructions. 2,44) DMA & 2,4-D BEE have been shown to be effective in controlling smaller infestations (not lake-wide) of Eurasian watermillbil in Washington. Washington has had some success in eradicating Eurasian watermillbil from some smaller lakes (o_0 acres or less) using Sonar®. Disadvantages · Some herbicides have swimming, drinking, fishing, irrigatiom and water usc restrictions. · tlerbicide use may have unwanted impacts to people who usc thc water and to thc Cllvirolnllellt. · Non-targeted plants as well as nuisance plants may be controlled or killed by some herbicides. · Depending on thc herbicide used, it may take several days to \~ccks or several treatments during a growing season bctbre thc herbicide controls or kills treated phmts. · Rapid-acting herbicides like Aquathol® may cause low oxygen conditions to develop as plants decompose. Low oxygen can cause fish kills. 28 STEEL LAKE IAVMP APRIL 3, 2003 · To be most e£fcctive, generally herbicides must be applied to mt>icily-growing planls. · Some expertise in using hcrbicictcs is necessary in order to bc succcss[ul and to avoid unxxantcd impacts. · Many people have strong lbclin~s a~ainst using chemicals in water. · Some cities or counties may have policies tbrbidding or discouraging thc usc of aquatic herbicides. Permit Requirements A NPDES permit is needed for the usc of' aquatic herbicides. Both thc noxious and nuisance NPDES permits require thc development ot' integrated aquatic vegetation management plan by thc third >'car oF control work. Monitoring may also bc required. noxious weed control, apply to thc Washington Department o1' Agriculture lbr coverage under their NPDES permit each treatment season. There is no permit or application t~c to obtain coverage under Agriculture's permit. Costs Approximate costs For one-acre herbicide treatment (costs wilt vary fi'om site to site): DMA*41VM¢¢: $500-700 Navigate~) and AcluaKlecn~0:550()-700 Roctcofl~) or Aquamastcr~g~: $250 · Senate: 5900 to $1.000 Human Health and Fish and Wildlife Considerations As lin-as restrictions lbr aquatic 2.4-1)applications, there is a l-da> sx~imming restriction, no llshing restriction, and three to five days aticr treatment thc water is generally below thc drinking water standard (70 ppb, irrigation stan&n'd is 100 ppb tbr broad-lcalDd plants). There is no irrigation restriction fi, r watering laxx ns. This chemical has a h~xx ~cutc toxicity (tN'om an 1~1)5(I standpoint, is less toxic than cat'llqnc and slightly more toxic than aspirin). Based on thc loxx dermal absorption of thc chcmical~ the dose of thc chemical received t¥om skin conlact with treated water is not considered significant (Washington State Dept. of t;colo,2y 2()()1 b). Recent, state-ot~thc-art I'~I'A studies contilmc lo find that it is not considered a carcinogen or mutagcn, nor docs it cause birth dot, cts. Il has a relatively short pcrsislcncc in aquatic systems, since i~ tends to bind to 29 STEEL LAKE IAVMP APRIL 3, 2003 organic matter in the sediments. The herbicide 2,4-D generally does not bioaccumulate to a great extent, and tile small amounts which do accumulate are rapidly eliminated once exposure ceases (Washington State l)epartment of Ecology, 2001 b). Based on laboratory data reported in thc Department of l£cology's Risk Assessment of 2,4-[), 2,4-D DMA has a low acute toxicity to fish (LCS0 = >100 to 524 nag a.i./L tbr the rainbow trout and bluegill sunfish respectively). No Federally sensitive/threatened or endangered species were tested with 2,4-D DMA. However, it is likely that endangered salmonids would not exhibit higher toxic effects to 2,4-D DMA than those seen in rainbow trout. Since the maximum use rate of 2,4-D DMA would be no higher than the maximum labeled use rate (4.8 mg a.i./I0 even the most sensitive fish species within the biota should not suffer acute impacts fi'om the effects of2,4-D DMA. In conclusion, 2,4- D DMA will not effect fish or free-swimming invertebrate biota acutely or chronically when applied at typical use rates of 1.36 to 4.8 mg a.i./L (Washington State Dept. of Ecology, 200lb). However, more sensitive species of benthic invertebrates like glass shrimp may be affected by 2,4-D DMA, but 80 and 90% of the benthic species should be safe when exposed to 2,4-D DMA acutely or chronically at rates recommended ou the label. Field xvork indicates that 2,4-D has no significant adverse impacts on fish. fi'ee- swimming invertebrates and benthic invertebrates, but well designed field studies are in short supply. According to the Department of Ecology's Risk Assessment of 2,4-D, in the United States, 2,4-D BEE is the most common herbicide used to control aquatic xveeds. 2,4-D BEE, has a high laboratory acute toxicity to fish (LCS0 = 0.3 to 5.6 mg a.i./L 1bt rainboxv trout tiT and fathead minnow fingerlings, respectively). Formal risk assessment indicates that short-tem~ exposure to 2,4-D BEE should cause adverse impact to fish since the risk quotient is above the acute level of concern of 0.01 (RQ: 0.1 ppm/0.3 ppm = 0.33). However, the low solubility of 2,4-D BI:,E and its rapid hydrolysis to 2,4-D acid means fish are more likely to be exposed to the much less toxic 2,4-D acid. 2A-D acid has a toxicity silnilar to 2,4-I) DMA to fish (1~C50 20 mg to 358 mg a.i./l, lot' the common carp and rainbow trout, respectively). In contrast, fbrmal risk assessment with 2,4-D acid indicates that short-term exposure to 2,4-I) I?,IZF~ should not cause adverse impact to fish since the risk quotient is beloxv the federal level of concern of 0.01 (RQ = 0.1 ppm/20 pprn -- 0.005). To conclude, 2,4-D BEE will have no significant impact on the animal biota acutely or chronically xvhen using applied rates recommended on the label (Washington State Dept. of Ecology, 200lb). Although laboratory data indicates that 2,4- D BEE may be toxic to fish, free-swimming invertebrates and benthic invertebrates, data indicates that its toxic potential is not realized under typical concentrations and conditions found in the field. This lack et' field toxicity is likely due to the low solubility of 2,4-D BEE and its rapid hydrolysis to tile practically non-toxic 2,4-D acid within a few hours to a da5, following the application. Olyphosatc is practically nontoxic by ingestion, with a reported acute oral 1.1)50 of 5600 rog/kg in the rat. Technically, glyphosate acid is practically nontoxic to fish and may be slightly toxic to aquatic invertebrates EXTOXNET, 1996). Some lbrmulations may be 30 STEEL LAKE IAVMP APRIL 3, 2003 more toxic to fish and aquatic species due to difl'crences ill toxicity between thc salts and the parent acid, or to surfactants used in the tbrmulation. There is a very low potential for tile compound to build up in tile tissues of aquatic invertebrates or other aquatic organisms. (ilyphosatc is moderately persistent in soil, with an estimated average hal f-Ii l~c of 47 days. It is strongly adsorbed to most soils, even those with lower organic and clay content. Thus, even though it is highly soluble itl water, field and laboratory studies show it docs not leach appreciably, and has low potential for runoff (except as adsorbed to colloidal matter). One estimate indicated that less than 2% of' tiao applied chemical is lost to runo['l: Microbes are primarily responsible for tile breakdown of tile product, and volatilization or photodegradation losses will be negligible. In water, glyphosate is strongly adsorbed to suspended organic and mineral matter and is broken down primarily by microorganisms. Suitability for Steel Lake Aquatic herbicides can provide an effective method for control and eventual eradication ot' noxious weeds. The use of a {brmulation of 2,4-D should provide excellent initial control of Eurasian watermilfoil while allowing for the more-appropriate spot treatments Ibr future scattered infestation. Annual surveys, public education, effective and spot treatments as necessary will be sufficient to control and eradicate millbil. Therelbre, thc potential for future lake-wide fluridone treatments with fluridone (Sonar®) will be reduced substantially. The granular formulations of 2,4-1) BEIi found in Navigate® and AquaKlecn® has bccn shown to be highly effective for spot treatment of milfoil in Steel Lake. The time-l'eleased nature of these granular tbrmulations is less susceptible to drift. Liquid tbrmulations can drift off target as a resttlt of wind and/or boat activity. Therefore, liquid lbrmulations have a slightly higher risk of injuring off-target organisms. In addition, granular applications arc visible - tile applicator can direct thc product directly onto the target plants. Thc granules adhere to the leaves, increasing the cl'fectiveness (Vandermeulcn. personal comnmnication). However, impacts to resident Iish populations in thc short term would bc greatest with the usc of 2,4-D BE[5 as it has a high acute to×icity bclbre its hydrolysis to 2,4-I) acid. Steel I,akc does not appear to have anadromous salmonids. According to King County's Hylebos and Lower Puget Sound Basin t'lan, sahnon habitat potentially exists on the lower reach of' Redondo Creek into Federal Wa),. t toxvever, the stream is likely blocked to salmon migration due to a culvert at the mouth of the stream where tile lower most 500 feet of the channel is piped, and likely presenting an impassable barrier to migrating fish. (I lylebos ('reek and I,ower Puget Sound Basins Current and Future ('onditions Report). 'l'herefore_ tile choice et'treatment methodologies is not limited by tile presence of anadromous salmonids. Glyphosatc should be very effective on thc od~er target species: fl'agl'ant water lily, and yellow flag iris. Westerdahl and G0tsinger (1988) report excellent control of the fragrant 31 STEEL LAKE IAVMP APRIL 3, 2003 water lily with glyphosate. Generally glyphosate is the recommended herbicide for water lily control because it can be applied directly to the floating leaves, unlike fluridone or endothall which must be applied to the ~vater. The application of glyphosate allows specific plants or areas of plants to be targeted for removal. Generally two applications of glyphosate arc needed. 'File second application later in the summer controls the plants that were missed during the first herbicide application. The control effectiveness of fragrant water lily is easy to measure through visual surveys due to the floating leaves. Glyphosate should also provide excellent systemic control of yellow flag iris. This species has an abundant leaf surface area to absorb the chemical for translocation to the rhizome. The use of an herbicide will enable the elimination of the mature plants without potentially destructive disturbance of the shoreline by excavation. One of the main reasons to eradicate milfoil and fragrant water lily is to maintain the health of the native aquatic plant community for all of the species that utilize them in their life cycles, as well as for the human recreational uses. The nature of the control methods to be implemented will minimize impacts to native aquatic yegetation. The control of the Eurasian watermilfoil and fragrant water lily will be conducted by methods designed to preserve (and eventually enhance or conserve) the native plant communities. Herbicide selective to Eurasian watermilfoil will be used for its control and should not require a whole-lake treatment that would expose all the submersed plants to the herbicide. The herbicide for the fragrant water lily will be applied to the leaves, and therefore should be easily tbcused to kill only the target vegetation. The application of herbicide to tile emergent species (yellow flag iris) will also be conducted by manual spot applications. An experienced herbicide applicator can selectively target individual weed species and lin-fit collateral damage to other species to a minimum. This is especially true xvhen infestations are small so that large areas with a diverse plant distribution don't have to be treated. Since the emergent noxious weed infestations at Steel Lake are still confined largely to the shoreline, it shonld be relatively simple for the control applicator to avoid collateral damage and preserve the native plant CO Ill Ill U Il i ry. The need to revegetate after controlling tile mil foil and fragrant ~vater lily is unknown at this time. It is anticipated that removal of the invasive vegetation will promote growth of native plants. The goal is to have at least 40% native aquatic vegetativc cover. The annual survey will help determine whether there is sufficient native vegetation to support aquatic wildlife. In the terrestrial environment, bare ground will often be colonized rapidly by invasivc species, but this is not usually a problem in lacustrine areas. A drawback of using herbicides is tile "uplifting" of mats of decomposing water lily roots that can lbrm large tloating islands itl the waterbody after the herbicides have killed the plants, l'hese l]oating mats may become problematic, especially at tile west cud of the lake where a larger area is covered with fragrant water lily. Often these large islands float to the cast end of the lake landing on tile shoreline. 32 STEEL LAKE IAVMP APRIL 3, 2003 Manual Methods Hand-Pulling I land-pulling aquatic plants is similar to pulling weeds out of a garden. It removing entire plants (leaves, stems, and roots) t?om the area of concern and disposing of them in an area away from thc shordinc. In xvatcr less than three tDet dccp specialized equipment is required, although a spade, trowel, or long knit~ may be needed if the sediment is packed or heavv. In deeper water, hand-pulling is best accomplished by divers with SCUBA equipment and mesh bags tbr the collection of plant fi'agmcms. Some sites may not be suitable tbr hand pulling such as areas where deep flocculent sediments may cause a person hand pulling to sink deeply into the sediment. Cutting Cutting dil'l'crs from hand pulling in that plants atrc cut and thc roots arc not removed. Cutting is perlbrmcd by standing on a dock or on shore ztnd throwing a cutting tool out into thc water. A non-mechanical aquatic wccd cutter is commercially available. Two single-sided, razor sharp stainless steel blades forming a "V" shape arc connected to a handle, xx'hich is tied to a long repo. Thc cutter can be thrown about 20 30 l~ct into thc water./ks thc cutter is pulled throug}~ thc xvatcr, it cuts a 4S-inch xvidc swath. Cut plants bc removed Ii'om thc water. Thc stainless stool blades that lbrm tiao V arc extremely sharp and great care must be taken with this implement. It should bc stored in a secure at'ca where children do not have access. Raking A sturdy rake makes a useful tool For rcm(wing aquatic plants. Attaching a rope to thc rake ailoxxs removal of a greater ~ll'C/t ct' xvGcds. Raking literally tears plants lycra thc scdimcnL bt'caking some plants off and removing some roots as well. Specially designed aquatic plant rakes arc available. Rakes can be equipped with floats to allow easier plant and lYagmcnt collection. The operator should pull towards the shore bccmtsc a substantial amount of plant material can bo collected in a short distance. Cleanup /Nil of thc manual control methods create plant fragments. Ifs important to romox'c all t'ra~mcnt5 from thc water to prcx'c~t them from re-rooting or dri flin,¢ o~5horc. I>htnts and l'ragmcnts c~m bc tempested or ad<lcd dirccth to a garden. Advantages 33 STEEL LAKE IAVMP APRIL 3, 2003 · Manual methods are easy to usc around docks and swimming areas. · The equipment is inexpensive. t land-pulling allows thc flexibility to remove undesirable acluadc plants while leaving desirable plants. · These methods are environmentally salk and will not harm aquatic wildlife. Manual methods don't require expensive permits, and can be performed on aquatic noxious weeds with Hydraulic Pr((ject Approval obtained by reading and fbllowing the pamphlet Aquatic Plan[.¥ and PT.vh (publication ~APF-1-98) available fi'om the Washington Department of Fish & Wildlil~. Disadvantages As plants re-gro~v or fl'agments re-colonize the cleared area, d~e treatment nmy need to be repeated several times each summer. · Because these methods are labor intensive, they may not be practical lbr large areas or fbr thick weed beds. · Even with the best containment eftbrts, it is difficult to collecl all plant t?agments, leading to re-colonization. Some plants, like xvater lilies which have massive rhizomes, are difficult to remove by hand pulling. Pulling weeds and raking stirs up thc sediment and making it difficult to see remaining plants. · Sediment re-suspension can also increase nutrient levels in lake water, lhmd pulling and raking impacts bottom-dwelling ani reals. · The V-shaped cutting tool is extremely sharp and can be dangerous to usc. Permit Requirements Permits are required for many types of manual projects in lakes and streams. The Washington State Department of Fish and Wildlilk requires a tlydratdic l'ro/ccl Apl,'ova/ permit tbr all activities taking place in thc water including hand pulling, raking, and cutting of aquatic phmts. In addition, some pr(~iccts may require a Shoreline l)evclopment permit fi'om thc City of Federal Way. Costs I tand-pt~lling costs up to $130 for thc average waterfront lot tut a hired commercial puller. 34 STEEL LAKE IAVMP APRIL 3, 2003 A commercial grade weed cutter costs about $130 with accessories. A commercial rake costs about $95 to $125. · A. homemade weed rake costs about S85 (asphah rake is about $75 and thc rope costs 35-75 cents per foot). Other Considerations Manual methods must include regular scheduled surveys to determine the extent of the remaining weeds and/or the appearance of new plants after eradication has been attained. · Manual methods have the potential tbr missing milfoil plants, especially after stirring up sediments. · Manual methods have the potential for fragmentation, exacerbating the existing milfoil problem Suitability for Steel Lake Annual diver hand-pulling should be sufficient to remove a portion of re-emerging milfoil plants. In combination with herbicide treatments (when needed), manual methods used to contain and control, can etTectively combat milfoil re-infestations in subsequent years. Cutting can be used to control small at'cas of fl'agrant water lily, especiall> Ihose close to the shoreline. Using this method out in the open water would require a stable boat (not canoe) and great care not to it0urc oneself or another passenger. Since repeated cutting over several seasons may be required to starve the roots, this would fit best as a supplement to other control methods. Manual efforts are much more difticult on yellow flag iris since tile plants don't emerge fi'om simple stems that can be cut, and they arise from massive rhizomes inhibiting pulling or digging. The growth area may also be dangerous tbr vohmtecrs or homeowners due to the deep muck along tile lakeshore. Becanse there is a large amount of root mass associated with the iris, a significant effort is necessary to relnove by excavation, an activity that may potentially distnrb other plant communities. This xvould also expose the t:ace of the peat layer, whicla could contribute to desiccation and disintegration of the other beneficial plant colony edges. This could lead to xvater quality problems. Diver Dredging Diver dredging (suction dredging) is a method whereby SCUBA divers use hoses attached to small dredges (often dredges used by miners for mining gold from streams) to 35 STEEL LAKE IAVMP APRIL 3, 2003 suck plant material from tile sediment. The purpose of diver dredging is to remove all parts o'f tile plant including the roots. A good operator can accurately remove target plants, like F, urasian watcrmilfoil, while leaving native species untouched. The suction bose pumps the plant material and the sediments to the surlhce where they are deposited into a screened basket. The water and sediment are returned back to the water column (it' the permit allows this), and the plant material is retained. The turbid water is generally discharged to an area curtained off from the rest of the lake by a silt curtain. The plants are disposed of on shore. Removal rates vary from approximately 0.25 acres per day to one acre per day depending on plant density, sediment type, and diver efficiency. Diver dredging is more effective in areas where softer sediment allows easy removal of the entire plants, although water turbidity is increased with softer sediments. Harder sediment may require the use ora knife or tool to help loosen sediment from around the roots. In very hard sediments, milfoil plants tend to break off leaving the roots behind and defeating the purpose of diver dredging. In a large-scale operation in western Washington, two years of diver dredging reduced the population of milfbil by 80 percent (Silver Lake, Everett). Diver dredging is less effective on plants where seeds, turions, or tubers remain in tile sediments to sprout the next growing season. For that reason, Eurasian watermil~'oil is generally the target plant removal during diver dredging operations. Advantages · Diver dredging can be a very selective technique for removing pioneer colonies of Eurasian watermilfoil. · Divers can remove plants around docks and in other difficult to reach areas. · Diver dredging can be used in situations where herbicide use is not an option for aquatic plant management. Disadvantages · Diver dredging is veryexpcnsive. · Dredging stirs up large amounts of sediment. This may lead to tile release of nutrients or long-buried toxic materials into tile water colunm. · Only the tops of plants growing in rocky or ]lard sediments may be removed, leaving a viable root crown behind to initiate growth. · Acquisition of permits may take more than a year. Permit Requirements Permits are required fbr many types of projects in lakes and streams. Diver dredging requires I lydraulic Approval from tile Dcparm~ent of }:ish and Wildlife and a Temporary Modification of Water Quality Standards from .Ecology. The city and county must be reviewed for any local requirements bclbrc proceeding with a diver-dredging project. 36 STEEL LAKE IAVMP APRIL 3, 2003 Also diver dredging may require a Section 404 permit fi'om tile U.S. Arnlv Corps l:.ngincers. Costs Dcponcting on the density ot' tiao plants, specific equipment tlscd, and disposal requirements, costs can range t¥om a minimun~ ol'$1.500 to $2.000 per da>'. Other Considerations · Might be good spot control method itl subsequent years (coordinated with diver survey) Suitability for Steel Lake As with diver hand pulling, diver dredging could be used after tile initial herbicide applications to remove plants that were missed or unaffected by thc herbicide. I lowevcr. permit costs ma5 warrant having this work done as diver hand pulling since thc roots should be largely removed fi'om the loose sediments without the need for dredging. Diver dredging greatly disturbs sediments and can alTect nutrient concentrations and algal production in tile lake (see Disadvantages above). If other removal techniques arc suitable, diver dredging should not be considered. Bottom Barriers A bottom screen or benthic barrier covers tile sediment like a blanket, compressing aquatic plants while reducing or blocking light. Materials such as burlap, plastics. pcrtbrated black Mylar. and woven synthetics can all bo used as bottom screens. Some people report success using poncl liner materials, l'hcrc is also a commercial bottom screen lhbric called Texcl, a heavy, iDlt-like polyester material, which is specifically designed tbr aquatic plant control. An ideal bottom screen should be durable, heavier than water, reduce or block light. prevent plants fi'om growing into and under the Ik~bric. be easy to install and maintain, and should readily allow gases produced by rotting xxccds to escape without "ballooning" thc Gbric upwards. Even the most porous materials, such as xvindoxx screen, wilt billow duc to gas buildup. Therelbrc. it is very ilnportant to anchor thc bottom barrier securely to the bottom. Anchors must bc cl'lbctivc in keeping thc material doxxn alld must be rcgularl> chocked. Natural materials such as rocks 01' slmctbags arc t>rcl~'rt-cd as anchors. The duration el' weed control depends on thc rate that weeds can ~row thrott,,h or on top of the bottom screen, the rate that new sediment is deposited on the barrier, and thc durability and longevity el' thc material. For example, burial, may rot within two years. 37 STEEL LAKE IAVMP APRIL 3, 2003 plants can grow through window screening material, and can grow on top of felt-like Texel fabric. Regular maintenance is essential and can extend die life of most bottom barriers. Bottom screens will control most aquatic plants, however freely-floating species will not be controlled by bottom screens. Plants like Eurasian watermilfoil will send out lateral surface shoots and may canopy over thc area that has been screened giving less than adequate control. In addition to controlling nuisance weeds around docks and in swimming beaches, bottom screening has become an important tool to help eradicate and contain early infestations of noxious weeds such as Eurasian watermilfoil and Brazilian elodea. Pioneering colonies that are too extensive to be hand pulled can sometimes be covered with bottom screening material. For these projects, burlap with rocks or burlap sandbags can be used for anchors. By the time the material decomposes, the milfoil patches will be dead as long as all plants were completely covered. Snohomish County staff reported native aquatic plants colonizing burlap areas that covered pioneering patches of Eurasian watermilfoil. When using this technique for Eurasian watermilfoil eradication projects, divers should recheck the screen within a few weeks to make sure that all milfoil plants remain covered and that no new fragments have taken root nearby. Bottom screens can be installed by the homeowner or by a commercial plant control specialist. Installation is easier in winter or early spring xvhen plants have died back. In summer, cutting or hand pulling the plants first will facilitate bottom screen installation. Research has shoxvn that much more gas is produced under bottom screens that arc installed over the top of aquatic plants. The less plant material that is present before installing the screen, the more successful the screen will be in staying in place. Bottom screens may also be attached to frames rather than placed directly onto the sediment. The frames may then be moved for control of a larger area. Advantages Installation of a bottom screen creates an immediate open area of water. · Bottom screens are easily installed around docks and in swimming areas. · Properly installed bottom screens can control up to 100 percent of aquatic plants. · Screen materials are readily available and can be installed by homeowners or by divers. Disadvantages · Because bottom screens reduce habitat by covering the sediment, they are suitable only for localized control. 38 STEEL LAKE IAVMP APRIL 3, 2003 · For safety it~¢t pcrl'ormancc reasons, bottom screens must bc regularly inspected and maintained. or dislod,,c bottom screens. Imt>l'Ol)crly anchored bottom screens may create s~l)t)' hazards tbr boaters m~d Sxvimmcrs may bc i~iured by poorly maintained a~lchol's used to pin bottom screens to the sediment. Some bottom screens arc difI~cult to anchor on deep muck sediments. Bottom screens interfcre with fish spawning and bottom-dwelling animals. Without regular maintclmnce aquatic plants may quickly colonize the boltom screen. Permit Requirements Bottom screening in Washington requires hvch'aulic approval, obtaincct fi'cc from thc Department of Fish and Wildlil~. Check with your local jurisdictiot~ to ctctorminc whether a shoreline permit is required. Costs " q') per SqtlarC lbot. Thc cost ot'somc commercial Barrier materials cost $0.~_ to $1.25 barriers includes an installation fcc. Commercial installation costs vary depending on sediment characteristics and t>pc of bottom screen selected. It costs up to about 5750 to have 1.000 square Ikct o1' bottom screen installed. Mail,reliance costs lbr a xxatcrfront lot arc about 5120 c~tch xcar. Other Considerations · NOlle Suitability for Steel Lake · Infested areas are too scattered or are too la~rgc to use a bottom barrier xvithot~t becoming cost prohibitive. · Barriers could bc cl'l'ectivc in dense mill'{~il ;~rcas that have shown resistance ~o 2.4-1) herbicide applications. · Barriers could bc used lo cracticz~te loc;di/cJ i~l~'stations. STEEL LAKE IAVMP At:t-'.~i 3, 2003 Biological Control General Overview Many problematic aqnatic plants in the western United States arc non-indigenous species. Plants like Eurasian ~vatermiltbil have been introduced to North America from other continents. Iqerc they grow extremely aggressively, forming monocultures that exclude native aquatic plants and degrade fish and wildlife habitat. Yet, often these same species are not aggressive or invasive in their native range. This may be in part because their populations arc kept under control by insects, diseases, or other factors not found in areas new to them. The biological control of aquatic plants focuses on the selection and introduction of other organisms that have an impact on the growth or reproduction of a target plant, usually from their native ranges. Theoretically, by stocking an infested waterbody or xvetland with these organisms, the target plant can be controlled and native plants can recover. Classic biological control uses control agents that are host specific. These organisms attack only the species targeted for control. Generally these biocontrol agents are found in the native range of the nuisance aquatic plants and, like the targeted plant, these biocontrol agents are also non-indigenous species. With classic biological control an exotic species is introduced to control another exotic species. However, extensive research must be conducted before release to ensure that biological control agents arc host specific and will not harm the environlnent in other ways. The authors of 13iolo~qical Control of Weeds -A World Catalogue of Agents and Their Target Weeds state that after 1 O0 years of using biocontrol agents, there are only eight examples, world-wide, of dmnage to non-target plants, "none of which has caused serious economic or environmental damage..." Search fora classical biological control agent typically starts in the region of tile world that is home to thc nuisance aquatic plant. Researchers collect and rear insects and/or pathogens that appear to have an impact on the growth or reproduction of the target species. Those insects/pathogens that appear to be gcneralists (feeding or impacting other aquatic plant species) are rejected as biological control agents. Insects that impact thc target species (or very closely related species) exclusively arc considered for release. Once collected, these insects are reared and tested tbr host specificity and other parameters. Only extensively researched, host-specific organisms are cleared by the United States for release. It generally takes a number of years of study and specific testing before a biological control agent is approved. Even with an approved host-specific bio-control agent, control can be difficult to achieve. Some biological control organisms are very successful in controlling exotic species and others are of little value. A number of factors come into play. It is sometimes difficuh to establish reproducing populations ora bio-control agent. Tile ease of collection of thc bio-control and placement on the target species can also have a role in the effectiveness. Climate or other factors may prevent its establishment, with some species not proving capable of over-wintering in their new setting. Sometimes the bio-control insects become 4O STEEL LAKE IAVMP APRIL 3, 2003 prey for native predator species, and sometimes the impact of thc insect on thc target plant just isn't cnougla to control thc growth and reproduction of the species. People who xxorl< in this field say that tiao moro biological control species that you can put to work on a problem plant, thc better success you will have in controlling thc species. Thoro arc some good examples xvhcrc numerous biological control had little cflkct on a targeted species, and other examples xxhcrc one bio-control xxas responsible lbr thc complete control of a problem species. l towevcr, cron xvhcn biological control works, a classic biological control agent generally docs not totally eliminate all tm'got plants. A predator-prey cycle establishes increasing predator populations will reduce tho targeted species. In response to decreased lbod supply (thc target plant is thc sole tbod source tbr thc predator), the predator species will decline. The target plant species rebounds due to the decline of the predator species. The cycle continues with the predator populations building in response to an increased tbod supply. Although a succcssl'ul biological control agent rarely eradicates a proNcm species, it can reduce populations substantially, allowing native species to return. Used in an integrated approach with other control techniques, biological agents can stress target plants making them more susceptible to other control methods. A number of exotic aquatic species have approved classic biological control agents available lqw release in thc [JS. Those species include l lydrilla, water hyacinth, alligator Another type of biological control uses general agents such as grass cm'p (sec below manage problem plants. Unlike classical bio-control agoras, these fish arc not host specific and will not target spcciGc species. Although grass cart> do have lbod pt'ctkrenccs, under some circumstances, they can climinalc all submersed watcrbodv. 151<c classic biological control agents, gauss carp arc exotic species and originate l'rolll Asitl. tll Washington. all grass carp must bc certified sterile/oclbrc thcx can be imported into thc state. There arc many waterbottles in Washington (mostly smaller sites) where grass carp arc being used to control thc groxxth of aquatic planl5. During the past decade a third type of control agent has emerged. In this case. a natix c insect that Ikcds and reproduces on l~orthcm millbil (.l{vr/W;/O'/lztm xiberic~tm) which is native to North America. was tbund to also utilize thc non-native Eurasian xvatcrmiltbil Cl~w'io/2/ll'//z/,z .V>/c'a/tt,z). Vermont government scientists lit'st noticed that [Eurasian watermiltbil had declined in some lakes and brought this to thc attention of researchers. It was discovered that a native watermiltbil weevil (Et//,3'c/~io/).d.s' Eurasian watcnniltbil caused the stems to collapse. Because native mi/tbil has thicker steals lhall l~urasian xxatcrmillbil, the mining actix itx of thc larvae docs not cause it thc same kind of damage. A number of declines of I'ut'asi~m xxatermillbil have been documented around thc [Jailed States and researchers believe that weevils may bc implicated in manx of those declines. 41 STEEL LAKE IAVMP APRIL 3, 2003 Several researchers around the United States (Vermont, Minnesota, Wisconsin, Ohio, & Washington) have been working to determine the suitability of this insect as a bio-control agent. Thc University of Washington is conducting research into the suitability ot' the milfoil weevil for the biological control ofmilfoil in Washington lakes and rivers. Surveys have shown that in Washington the weevil is found more often in eastern Washington lakes and it seems to prefer more alkaline waters. However, it is also present in cooler, wetter western Washington. The most likely candidates for use as biological controls are discussed in the following section. Grass Carp The grass carp (Oeno pharynogodon), also known as the white amur, is a vegetarian fish native to the Amur River in Asia. Because this fish feeds on aquatic plants, it can be used as a biological tool to control nuisance aquatic plant growth. In some situations, sterile (triploid) grass carp may be permitted for introduction into Washiugton waters. })ermits are most readily obtained if the lake or pond is privately owned, has no inlet or outlet, and is fairly small. The objective of using grass carp to control aquatic plant growth is to end up with a take that has about 20 to 40 percent plant cover, not a lake devoid of plants. In practice, grass carp often fail to control the plants, or in cases of overstocking, all the submersed plants are eliminated from the waterbody. The Washington Department of Fish and Wildlife determines the appropriate stocking rate for each waterbody when they issue the grass carp-stocking permit. Stocking rates I'or Washington lakes generally range from 9 to 25 eight- to eleven-inch fish per vegetated acre. This number will depend on the amount and type of plants in the lake as well as spring and summer water temperatures. To prevent stocked grass carp from migrating out of the lake and into streams and rivers, all inlets and outlets to the pond or lake must bc screened. For this reason, residents on waterbodies that support a sahnon or steelhead l'l_tll are rarely allowed to stock grass carp into these systems. Once grass carp are stocked in a lake, it may take froln two to five years for them to control nuisance plants. Survival rates of the fish will vary depending on factors like presence of otters, birds of prey, or fish disease. A lake will probably need restocking about every ten years. Success with grass carp in Washington has beeu varied. Sometimes the same stocking rate results in no control, control, or even complete elimination of all underwater plants. Bonar et. Al. Found that only 18 percent of 98 Washington lakes stocked with grass carp at a median level of 24 fish per vegetated acre had aquatic plants controlled to au intermediate level. In 39 percent of the lakes, all submersed plant species were eradicated. It has become the consensus among researchers and aquatic plant managers aronnd thc country that grass carp are an all or nothing control option. They should be stocked only in waterbodies where complete elimination of all submersed plant species can be tolerated. 42 STEEL LAKE IAVMP APRIL 3, 2003 Grass carp exhibit definite food preferences and some aquatic plant species will be consumed more readily than others. Pauley and Bonar performed experiments to evaluate the importance of 20 Pacific Northwest aquatic plant species as food items for grass carp. Grass carp did not remove plants in a preferred species-by-species sequence in multi- species plant communities. Instead they grazed simultaneously on palatable plants ot' similar preference before gradually switching to less preferred groups of plants. The relative preference of many plants was dependent upon what other plants were associated with them. The relative preference rank tbr the 20 aquatic plants tested was as follows: Polamogelon crix[~it,s' (curly leaf pondweed) ~ P. peclinalus (sago pondweed) > P. zosteriformex (flat-stemmed pondweed) > Chrtrct sp.(muskgrasses) = Elodea ca~ade~sis (Arnerican waterweed) = thin-leaved pondweeds Potamogeton spp. > Egeria de~sa (Brazilian elodea) (large fish only) > P. praelongzts (white-stemmed pondweed) = Fallisneria americana (water celery) > Myriophylhm~ spicatu,, (Eurasian watermilfoil) > Ceratophyllum demersz~m (coontail) >Utriczdaria v~dgaris (bladderwort) > Polygomtm amphibizm~ (water smartweed) > P. natans (floating leaved pondweed) > P. ampl!folitt.¥ (big leaf pondweed) > Brrtse~ia schreberi (watershield) = ,Juncus sp.(rush) > Egerirt de~sa (Brazilian elodea) (fingerling fish only) > ?~/),m[~hrtert sp. (fragrant water lily) > Typha sp. (cattail) > Nztphar sp. (spatterdock). Generally in Washington, grass carp do not consume emergent wetland vegetation or water lilies even when the waterbody is heavily stocked or over stocked. A heavy stocking rate of triploid grass carp in Chambers Lake, Thurston County resulted in the loss of most submersed species, whereas the fragrant water lilies, bog bean, and spattcrdock remained at pre-stocking levels. A stocking of 83,000 triploid grass carp into Silver Lake Washington resulted in the total eradication of all submersed species, including Eurasian watermilfoil, Brazilian elodea; and swollen bladder~vort. Itowevcr, the extensive xvetlands surrounding Silver Lake have generally remained intact. In southern states, grass carp have been shown to consume some emergent vegetation (Washington State Department of' Ecology, 2002). Grass carp stocked into Washington lakes must be certified disease free and sterile. Sterile fish, called triploids because they have an extra chromosome, are created when tile fish eggs are subjected to a temperature or pressure shock. Fish are verified sterile by collecting and testing a blood sample. Triploid fish have slightly larger blood cells and can be differentiated from diploid (fertile) fish by this characteristic. Grass carp imported into Washington must be tested to ensure that they are sterile. Because Washington does not allow fertile fish within the State, all grass carp are imported into Washington f'rom out of state locations. Most grass carp farms are located in the southern United States where warmer weather allows for fast fish growth rates. Large shipments arc transported in special trucks and small shipments arrive via air. Some facts about grass carp: · Are only distantlx related to thc undesirable European carp, and share few of its habits. 43 STEEL LAKE IAVMP APRIL 3, 2003 Generally live tbr at least ten years and possibly much longer in Washington State \v£1ters. Will grow rapidl> and reach at least ten pounds. 'l'hcx have bccn known to reach 40 pounds in tile southern United States. l.'ced only on plants at tile age they arc stockcd into Waslfington \vatcrs. \Viii not eat tish %=s. or = . . · ,,,' young Fish invertebrates, ahhouoh baby ~rass carp are Ollllq i voroI_IS. Feed fi'om the top of the plant down so that mud is not stirred up. I:towever. in ponds and lakes where grass carp have eliminated all submersed vegetation the water becomes turbid. I tungry fish will eat organic material out of the sedimcnts. t-lave definite taste preferences. Plants like Eurasian milfoil and coontail are not preferred. American waterweed and ti'fin leaved pondweeds are preferred. Water lilies are rarely consumed in Washington waters. Are dormant during tile winter. Intensive feeding starts when water temperatures reach 68" F. Prefer flowing water to still waters (original habitat is fluvial). Are difficult to recapture once released. l'hev may ll()t Food in sxvimmin~ areas, docks, boatin,, areas, or other sites where d~ere is heavy lmlnan activity. Advantages Grass carp al'c inexpensive compared to some other control methods and ol'l~r tong- term control, but fish may need to be restocked at intervals. Grass carp ott)r a biological alternative to aquatic plant control. Disadvanta~es Depending on plant densities and types, it may take several years to achieve plant control using grass carp and in mal~y cases control may' t~ot occur. If the watcrbodv is overstocked, all submersed aquatic plants may bo eliminated. Removing excess fish is diflScult and expensive. The type oFplants grnss carp prefer may also be those most important fbr habitm and lbr watcrtbwl lbod. Il'not enough fish arc stocked, lcss-l~vorcd plants, such as Eurasian millbil, max take over thc lake. Stocking grass carp may load to algae blooms. 44 SFEEL LAKE IAVMP APRIl 3 2003 · All inlets and outlets to the lake or pond must be screened to prevent grass carp from escaping into streams, rivers, or other lakes. Permit Requirements Stocking grass carp requires a fish-stocking permit from the Washington Department of Fish and Wildlife. Also. if inlets or outlets need to be screened, an Hydraulic Proiect Approval application must be completed for the screening project. Costs In quantities of 10,000 or more, 8 to 12 inch sterile grass carp can be purchased for about $5.00 each for truck delivery. The cost of small air freighted orders will vary and is estimated at $8 to $10 per fish. The costs for researchers to locate, culture, and test bio-control agents, is high. Once approved for use, insects can sell for $1.00 or more per insect. Sometimes it is possible to establish nurseries where weed specialists can collect insects for reestablishment elsewhere. Other Considerations · Would not achieve immediate results - takes time and is not guaranteed to work. · Community may have concerns with introduced species. · Potential damage to the native plant community of the lake, which could result in the establishment of aggressive other plant species as pioneers. · Concerns from fishermen about grass carp · Initial investment very expensive · The introduction of grass carp has generally been discouraged by State agencies, especially in systems like Steel Lake. Suitability for Steel Lake Grass carp are not suitable for aquatic plant control in Steel Lake. The infestation of milfoil has not reached a level where a bio-control such as grass carp would be necessary. Their preferred food species include the dominant submersed native aquatic species in Steel Lake, which [night be grazed before the miltbil. They could remove all the beneficial plants that support a healthy fish population. Without cover and the invertebrates associated with beneficial native aquatic vegetation, the system would be degraded and some species (invertebrates, fish, etc.) may bc extirpated. The lake also has an outlet stream that eventually tlows into Puget Sound, making it much more difficult to obtain the permits necessary to stock grass carp. Watermilfoil Weevil 45 STEEL LAKE IAVMP APRIL 3, 2003 The following information and citations on the watermilfoil weevil are taken from thc Washington State Department of l;cology's website on Aquatic Plant Management. The mill oil weevil, Euh(~,chiop.¥i.s' lecontei, has been associated with declines of Eurasian watermilfoil (M)'riophyllum xl;icalum) in the United States (e.g. Illinois, Minnesota. Vermont, and Wisconsin). Researchers ill Vermol~t found that the milfoil weevil can negatively impact Eurasian watermilfoil by suppressing the plants growth and reducing its buoyancy (Creed and Sheldon 1995). In 1989. state biologists reported that Eurasian watermilfoil in t3rownington Pond, Vet'mont had declined fi'om approximately 10 hectares (in 1986) to less than 0.5 hectares. Researchers from Middlebury College, Vermont hypothesized that the mil foil weevil, which was present in Brownington Pond, played a role in reducing Eurasian watermilfoil (Creed and Sheldon 1995). During 1990 through 1992, researchers monitored tile populations of Eurasian watermilfoil and tile milfoil weevil in Brownington Pond. They found that by 1991 Eurasian watermilfoil cover had increased to approximately 2.5 hectares (approximately 55-65 g/m2) and then decreased to about I hectare (<15 g/m2) in 1992. Weevil abundance began increasing in 1990 and peakgd in June of 1992. where 3 - 4 weevils (adults and larvae) per stem were detected (Creed and Sheldon 1995). These results supported the hypothesis that the milfoil weevil played a role in reducing Eurasian waternlilfoil in Brownington Pond. Another documented example where a crash of Eurasian watermilfoil has been attributed to the milfoil weevil is ica Cenaiko Lake, Minnesota. Researchers from the University of Minnesota reported a decline in the density of Eurasian watermilfoil fronl 123 g/m2 ill July of 1996 to 14 g/tn-? in Scptelnbcr of 1996. Eurasian watermilfoil remained below 5 g/m2 ill 1997, then increased to 44 g/m2 in June and July of 1998 and declined again to 12 g/m2 in September of 1998 (Newman and Biesboer, ill press). In contrast, researchers found that weevil abundance in Cenaiko Lake was 1.6 weevils (adults and larvae) per stem in July of 1996. Weevil abundance, however, decreased with declining densities of Eurasian watermilfoil in 1996 and by September 1997 weevils were undetectable. In September of 1998 weevil abundance had increased to >2 weevils per stem (Newman and Biesboer, in press). Based on observations made by researchers in Vermont, Ohio and Wisconsin it seems that having :2 weevils (or more) per stem is adequate to control Eurasian watermilfbil, ltowevcr, as indicated by tile study conducted in Cenaiko Lake, Minnesota, an abunda.ncc el' 1.5 weevils per stem may bc sufficient in some cases (Newman and Biesboer, ill press). In Washington State, tile mi llbil xveevil is present primarily in eastern Washington and occurs on both Eurasian and northern watermilfoil (~/~ .vihiricum), the latter plant being native to the state (Tamayo et. Al. 1999). During the summer of 1999, researchers t¥om the University of Washington determined the abundance et' the milfoil weevil in 11 lakes in Washington. They found, that weevil abundance ranged t'rom undetectable levels to 0.3 weevils (adults and larvae) per stem. Fan Lake, Pend Orcille Cotmty had the greatest density per stem of 0.6 weevils (adults, larvae and eggs per stein). The weevils were present on northern watermilfoil. These abundance results are well below the recommendations made by other researchers icl Minnesota. Ohio, Vermont, and Wisconsin of having at least 1.5 - 2.0 weevils per stem in order to control Eurasian waterlnilfoil. 46 STEEL LAKE IAVMP APRIL 3, 2003 To date, there have not been any documented declines o[ Eurasian watermilfoil in Washington State that can be attributed to the milfoil weevil, although Creed speculated that declines of Eurasian w'atcmfilfoil in Lake Osoyoos and the Okanogan River may have been caused by the milfoil weevil. In Minnesota. Cenaiko Lake is the only lake in that state that has had a Eurasian watermilfoil crash due to the xveevil; other weevil lakes are yet to show declines in Eurasian watermilfoil. Researchers in Minnesota have suggested that sunfish predation may be limiting weevil densities in some lakes (Sutter and Newman 1997). The latter lnay be true for Washington State, as sunfish populations are present in many lakes in the state, including those with xveevils. In addition, other ci~vironmental factors that may be keeping weevil populations in check in Washington, but have ).'ct to be studied, include over-wintering survival and habitat quality and quantity (Jester et. Al. 1997; Tamayo et. Al., in press). Although the milfoil weevil shows potential as a biological control for Eurasian watermilfoil more work is needed to determine which factors limit weevil densities and what lakes are suitable candidates for weevil treatments in order to implement a cost and control effective program. Advantages · Milfoil weevils offer a biological alternative to aquatic plant control. · They may be cheaper than other control strategies. · Biocontrols enable weed control in hard-to-access areas and can become self- supporting in some systems. · If they are capable of reaching a critical mass, biocontrols can decimate a xveed population. Disadvantages · There are many uncertainties as to the cfl'cctiveness et'this biocontrol in xvestern Washington waters. · There have not been any documented declines of Eurasian watennilfoil in Washington State that can be attributed to the milt'oil weevil. · Bio-controls often don't eradicate the target plant species, and there would be population fluctuations as the mil[oil and weevil follow predator-prey cycles. Permit Requirements The millbil ~veevil is native to Washington and is present in a number of lakes and rivers. It is found associated ~xith both native northern mil foil and Eurasian watermilfoil. A company is selling miltbil weevils commercially. However. to import these out-oi'-statc weevils into Washington requires a permit from the Washington Department of Agriculture. As of October 1,2002 no permits have been issued for Washington. 47 STEEL LAKE IAVMP APRIL 3, 2003 Suitability for Steel Lake Since the milfoil weevil is a new bio-control agent, it has not been released >'ct intentionally in western Washington to control l';urasian watermilfoil. It is uncertain bow effective the weevil will be and whether populations per stem cab be maiutained at levels high enough to eradicate Eurasian watermilfoil. Also. as with tho grass carp, tile infestation of mil foil in Steel Lake is not heavy enough to warrant bio-control introductioll when other methods are still available. Rotovation Rotovators use underxvater rototiller-like blades to uproot Eurasian watermilfoil plants. The rotating blades churn seven to nine inches deep into the lake or river bottom to dislodge plant root crowns that are generally buoyant. The plants and roots may then be removed from the water using a weed rake attachnlent to the rototiller head or by harvester or manual collection. Harvesting Mechanical harvesters are large machines which both cut and collect aquatic plants. Cut plants arc removed from the water by a conveyor belt system and stored on thc harvester until disposal. A barge may be stationed near tile harvesting site for temporary plant storage or tile harvester carries tile cut weeds to shore. Thc shore station equipnlent is usually a shore conveyor that mates to the harvester and lifts tile cut plants into a dump truck. Harvested weeds are disposed of in landfills, used as compost, or in reclaiming spent gravel pits or similar sites. Mechanical Cutting Mechanical xvoed cutters cut aquatic plants several fcct bclo~v the water's surface. [Jnlike harvesting, cut plants arc not collected while tiao machinery operates. Suitability for Steel Lake None of these options are suitable for the level of infestation at Steel Lake. They are ,lot eradication tools, but rather are used to manage and control heavy, xvidespread infestations of aquatic weeds. These processes create plant fi'agments, and therefore should not be used in systems where milfoil is not already widespread. In infestation levels rcccntl> experienced by Steel l,akc, these methods would probably serve to spread and expand tile infestation. According to Ecology, "There is little or no reduction ill plant density with meclaanical bal'vesting.'' Since tile aim of this pr%itel is to eliminate mil foil from the system, these arc not compatible control strategies, ttarvcsting and cutting do not remove root systems. Rotovation xxould cause damage to the lake 48 STEEL LAKE IAVMP APRIL 3, 2003 sediments and associated animals in a system that does not already receive dredging tbr navigability. Drawdown Lowering the water level of a lake or reservoir can have a dramatic impact on some aquatic weed problems. Water level drawdown can be used where there is a water control structure that allows the managers of lakes or reservoirs to drop the water level in the waterbody for extended periods of time. Water level drawdown often occurs regularly in reservoirs for power generation, flood control, or irrigation; a side benefit being the control of some aquatic plant species. However, regular drawdowns can also make it difficult to establish native aquatic plants for fish, wildlife, and waterfowl habitat in some reservoirs. Suitability for Steel Lake Drawdown is not a viable control strategy fbr Steel Lake. The outlet from Steel Lake flows through a wetland to a natural stream system, and does not have a control structure installed. Not only would drawdown be difficult to achieve, it would also cause significant damage to the ecosystem. The amount ofdrawdown required to impact milfoil would dry out the littoral zone of the lake. This would damage native plants and animals in both the lake and the adjacent wetland and have many negative consequences for residents living aronnd the lake. Without a surface inflow to the system, returning thc water level to a previous state would be both cost and time prohibitive. INTEGRATED TREATMENT PLAN The following outlines control measures to be implemented to contain listed noxious weed species, and other identified weed species, in Steel Lake and along the shoreline. These control measures will prevent and/or halt the spread of their invasions and reverse potential lake degradation. In addition, the eradication of noxious weed species will provide the opportunity for the reintroduction of native aquatic plants. The target species are Eurasian watermilfoil (Myriol~h).,lhm~ ~sT)icctlum), fragrant water l iix (Nymphaea odorata), and yellow flag iris (h'is pxeud~tcorus). In addition, native aquatic weeds (i.e. thin-leafed pondweed and submerged macro algae) will be controlled to levels that do not impact public safety or the beneficial uses of the lake; and will be preserved for fish and wildlife habitat. 49 STEEL LAKE IAVMP APRIL 3, 2003 Eurasian watermilfoil (Myriophyllum spicatum) The aquatic fornmlation of 2,4-D (Aquaklcen®) was used in Steel IJake tile summer of 2002 to control an early infestation of hill foil. Approxinmtely 5 acres were treated around the lake with this herbicide. A follow-up visual survey in late summer of 2002 indicated that the Aquaklcen® formulation was extremely effective, and shown to be highly effective for spot treatment of milfoil itl Steel Lake. The time-released nature of this granular £ormulatiou is less susceptible to drill. Liquid formulations can drift off target as a result of wind and/or boat activity. Therefbre, liquid formulations }lave a slightly higher risk of injuring off-target organisms. In addition, granular applications are visible - the applicator cau direct the product directly onto the target plants. The granules adhere to the leaves, increasing the effectiveness (Vandermeulen, personal COlnmunication). The preferred formulation for the eradication of pioneering colonies of Eurasiar~ watermilfoil is 2,4-D (Aquakleen® or Navigate®). As described earlier, lnilibil can easily be transported fi'Olll lake to lake on boat trailers or fishing gear, and once introduced it can spread rapidly, infesting an entire lake within years of introduction to the system. It is widely distributed in Washington and difficult control. Because of Steel Lake's historical infestations ofmilfoil, and the danger the introduction of this aquatic weed poses to the lake's ecology, an aggressive but environmentally sound integrated treatment plan has been developed. In Year One (2003), a systelnatic diver survey will be conducted at tile beginning of the groxving season (April-May) to identify milfoil colony locations. Selective diver hand- pulling will take place then. Manual methods don't require expensive permits, and can be performed on aquatic noxious weeds xvith Hydraulic Prqiect Approval obtained by reading aud following tile pamphlet Aquatic Planls a,d l:ish (publication #APF~ 1-98) available fi'om tile Washington Department offish ch Wildlife. Spot herbicide treatment with 2,4-D (Aquakleen® or Navigate®) will begin in late May to early June 2003. Approximately 3-acres of milfoil will be estimated to have survived the 2002 treatment, and require selective spot herbicide treatments. A second diver survey will be performed later itl the 2003 growing season to detect stray or surviving milfoil plants; and to assess the effectiveness of the earlier manual and/or herbicide control methods used. During this time, diver hand-pulling will be performed again, if required, to remove milfoil remaining after tile herbicide application has had time to take effect. l:,ach successive year ,,viii begin ~vith diver surveys ol'the lake performed at tile beginning of the growing season. Following these initial diver surveys, tile level ofmilfoil infestation, if any, will be established. Using tile survey inlbrmation, the Steel l,ake Aquatic Plant Advisory Committee will decide upon tile prclk~rred control strategy to contain mil foil populations at as low a density as is environmentally and economically feasible. Thc need for a second annual diver survey wilt also be determined by tile Steel l~ake Aquatic Plant Advisory Committee. 5O STEEl LAKE IAVMP APRIL 3, 2003 If significant milfoil re-infestations occur overtime (greater than 3 acres), it is possible that the aquatic weed has buih-up herbicide resistance, hi this case, Triclopyr (Garlon 3A) may be used if fully approved tbr aquatic use by U.S. EPA and by the State of Washington (late 2004). Milfoil is not known to reproduce from seed in this region, so there is IlO seed bank to exhaust. Because the aquatic weed is introduced by boat traffic, the severity of re- infestations cannot be fully predicted or controlled. Potential reintroduction will remain a challenge. Due to this, an annual herbicide spot treatment application xvill be planned. Since Steel Lake does not currently have prolific plant growth, milfoil should be located easily during the diver survey. Manual control methods should therefore prove to be very effective. The goal of the treatment plan will be to limit annual herbicide treatment, if possible, and control the majority of milfoil re-infestations by diver hand-pulling. But because of the continual threat of re-infestations, almual herbicide treatment of at least 3- acres of inilfoil will be conservatively budgeted tbr each year. Additionally, there should be no need to re-vegetate the areas of milfoil after treatment. Most of the native submersed species are monocots (Polamogeto~ sp.) that should be relatively unaffected by either the 2,4-D (or Triclopyr) application. Removing the noxious invaders will halt the degradation of the system and allow beneficial native vegetation to thrive. Community public education eflbrts will also continue, including lake resident training in milfoil identification and survey methods. In addition, improved signage will be located in a position approaching thc public boat launch to xvarn boaters betbre their watercraft enter the water. The NPDES permit coverage requires notification and posting of thc watcrbody, and these specific protocols will be followed. The NPDES permit also requires monitoring of the herbicide levels in the lake after treatment. Independent samples will be collected at the time of the application and again five days post treatment. One sample is taken from within the treatment area, and one from outside. These four samples (per application) will be sent to an independent laboratory for the analysis. Surveys alter the initial application are essential to determining the success of the effort, and will bo used to determine ~vhat measures need to be implelncnted to complete the milfoil control. Problems may arise if tile same firm that conducted the herbicide application also surveys for the success of the effort. To counter this potential conllict, City of Federal Way and or lake volunteers will conduct these post-treatment surveys. Volunteers from the Steel Lake community will be directly involved with overseeing the implementation of control xvork to keep the contractors accountable. Fragrant water lily (Nymphaea odorata) 51 STEEL LAKE IAVMP APRIL 3, 2003 Control and containment eflbrts tbr fragrant water lily will be conducted or! an annual, as- needed basis. In 2002. approximately 8 acres of fi'agrant water lily were reported to be coloni×ing the lake, with the majority at the west end of the lake. (Vandermuelen, 2003. personal communication). In 2002. al}proximately three (3) acres of fragrant water lily were treated with Glyphosatc, (primarily at the west end). Glyphosate was selected because of it's effectiveness, low cost, and low environmental impact. This aquatic herbicide is a systemic herbicide absorbed by tbliage and passed throughout the plant. Since it kills the tubers, it results in long-term control of thc plant community. It also exhibits lo~v toxicity to bottom-dwelling organisms, fish. birds and other mammals, and dissipates quickly. Therefore it is considered to have a low environmental impact. In Year One (2003), a systematic diver survey ~vill be conducted at the beginning of the growing season (April-May) to identify and locate fragrant water lily colonies. The Steel Lake Aquatic Plant Advisory Committee will review the findings of the diver survey, and identify the necessary fragrant water lily control and containment methods (aquatic herbicide and/or manual methods) to be implemented. t lerbicide treatment (Gly¢ophatc) if required, will begin in late May to early Jtlne. The herbicide will be applied when floating leaves have ibrmcd on the water lily (late spring, early summer). The applications may be followed by cutting and removing operations if target plant areas are not killed by the herbicide. Each year, tho Steel l~ake Aquatic Plan! Advisory Committee will review tile findings of thc annual diver survey, and identit? the most effective alld ecologically sale control and containment methods required This integrated approach should be sufficient to ensure the control and containment of fi'agrant xvater lily to levels that do not impact public safety or the beneficial uses of the lake. In addition, a year-by-year, systematic eradication of this noxious Sl')ecies will allow for tile cventual re-introduction of desirable native aquatic plants. This integrated approach, combined with .thc Fish f tabitat Mitigation Plan described in this 1AVMP. will improve fish and wildlife habitat, and the overall ecological health of Steel Lake. A commercially available non-nlechanical aquatic xveed cutter ,,viii be purchased with Lake Managernent District funds fl0r targeted manual xvater lily removal wher~ the total acreage is less than one acre. It would also be available to all property owners who wish to control populations near their docks and waterfi'onts. The primary advantage of hand- cutting is the low cost. The prinlary draxvback is tile high amount of labor required to provide adequate control. There are no depth limitations lbr hand-cutting, therefore tile control zone may include any portion of the lake containing water lily beds. Howcvcr, since it requires manual labor, it is best suited tbr small patches of lilies that may bc hindering lake access. I land-cutting should bc performed by tile end of tile summer belbrc the plants set seed. Because tho plant roots (tubers) are not removed using these tools, the duration of the control is comparatively Iow. The fi'equency of the application will be dependant upon 52 STEEL LAKE IAVMP APRIL 3, 2003 water depth. Monthly cuts will maintain deep areas, but more frequent cuts may be necessary for areas less than 3 feet deep. Although cut fragments of waterlily will not re- root and grow as some submerged plants do, these fraglnents should be removed to prevent aesthetic impacts from floating debris and onshore decay of plant materials. Cut f?agments float and are best removed with a modified fish seine that encircles small working areas, or is positioned down-wind of the working area. The net should have at least a 1-inch mesh so that it will not trap small fish. Another concern associated with the lily beds is the tendency for large "islands" to separate from the main beds and move out into the lake. These floating islands are a safety hazard; they can be unseen obstacles to boaters and attract children who can sometimes stand on the islands, but who could easily be hurt or drown if they broke through the mat of vegetation. Lake residents have tried various methods of removing these islands, but they are too large and awkward to handle. A technique that was successful at Lake Kathleen (King County) used a water pump and hose to wash sediment off the vegetation. Sections of washed vegetation were then removed by hand and placed on the boat for later disposal or composting. This technique is recommended for removing lily islands from Steel Lake. The Steel Lake Aquatic Plant Advisory Committee will identify problematic water lily islands, and recruit volunteers from the community to remove these larger sediment mats on an as-needed basis. A Hydraulic Project Approval from Washington Fish & Wildlife is required for this work. Smaller mats may be towed to shore and remove the sediment with hand tools. Other Submerged Plants Immediately following the whole-lake Sonar® treatment in 1994, the submerged plant population (other than milfoil) in Steel Lake maintained at a moderate density. As a result, the small populations have not been causing a significant hindrance to recreational activity. Therefore, the intent of the control plan is to identify the dominant submerged plant comnmnity during the annual diver survey, and devise methods that can be used to maintain their density to levels that do not impact the beneficial uses of the lake. In addition, this program will not promote the growth of milfoil or other non-native submerged plants. Herbicide application is not anticipated. A moderate level of control xvill allow the submerged plant COlnmunity to thrive, and allow a diverse fish and wildlife habitat. Methods considered will be focused on controls that do not adversely affect the existing populations of other native plants. For example. native submerged plants such as Nilella and Najax.flexilix do not grow tall enough or are not dense enough to hinder recreation in Steel Lake. These are important plants to protect since they provide valuable wildlife habitat and their presence eliminates plant habitat that might otherwise by available for invasion by one of the more nuisance plant types. 53 STEEL LAKE IAVMP APRIL 3, 2003 Each year, the Steel Lake Aquatic ?lant Advisory Committee will review the findings of thc annual diver survey, and determine tile need for the implementation of manual methods to control targeted submerged plants. Manual methods don't require expensive permits, and can bc performed on aquatic noxious weeds with I lydraulic Project Approval obtained by reading and following the pamphlet Aquatic PlainLY (publication//APt:-1-98) available fi-om tile Washington I)epartment of Fish & Wi ldlil'c. Examples of possible manual methods to be employed for control of submerged plants: Depending upon plant densities and whether exotics arc detected, additional diver time during the annual survey will be planned for hand-pulling native plants in beds that have been identified as potential problems. In deeper water, hand-pulling is best accomplished by divers with SCUBA equipment and mesh bags for the collection of plant fragments. In water less than three feet deep, homeo~vners may pedbrm this activity, as no specialized equipment is required, although a gpadc, trowel, or long knife may bc needed if the sediment is packed or heavy. Some sites may not be suitable tbr hand pulling such as areas where deep flocculent sediments may cause a person hand pulling to sink deeply into the sediment. Hand-pulliug of aquatic plants is similar to pulling weeds out ora garden. It involves removing entire plants (leaves, stems, and roots) from tile area of concern. They are placed in a mesh bag, and disposed of in an area away fron~ tile shoreline, or composted. Cutting differs from hand pulling in that plants are cut and the roots are not removed. Cutting is performed by standing on a dock or on shore and throxving a commercially available non-mechanical aquatic weed cutting tool out iuto the water. Because of thc lower pondweed biomass, band-cutting for these plants is less labor intensive than that for water lily control. The equipment would be available to all property, owners who wish to control small populations near their docks identified for control by thc Aquatic Plant Advisory Committee. In some cases, raking may be identified as a preferred method in removing submerged plants. Attaching a rope to a rake allows removal ora greater area of weeds. Raking literally tears plants from tile sediment, breaking some plants off and removing some roots as xvell. Specially designed aquatic plant rakes will be purchased for use by lake residents to control small populations near their docks identified tbr control by the Aquatic Plant Advisory Committee.. Yellow flag iris (Iris pseudacorus) Control and containment cftbrts on yellow flag iris xvill bc conducted Oll all annual, as- needed basis. Each year, tile Steel Lake Aquatic t'lant Advisory Committee will rcvie\x 54 STEEL LAKE IAVMP APRIL 3, 200:3 the findings of the annual plant survey, and approve the methods to be used (aquatic herbicide and/or manual methods) for control and containment of yellow flag iris. Because yellow flag iris appears at the shoreline, individual homeowners will be responsible for the control of yellow flag iris colonies on their property. Fish Habitat Mitigation Plan The text below is adapted from "Aquatic Plants and Fish" published by the Department of Fish and Wildlife Publication # APF-1-98 Aquatic noxious weeds can adversely affect ecological functions by crowding out native vegetation and creating single species stands. While it is recognized that native aquatic plants can become a nuisance to swimmers and boaters due to excessive growth, it is important to recognize the value of native plant species for fish and wildlife. These native plants provide habitat for fish and wildlife, help stabilize shorelines, produce oxygen, trap beneficial nutrients, and keep sediment in place. For example, pondweed is a critical tbod source for waterfowl and marsh birds. Pondweed also provides cover from predators for warmwater fish such as perch and bass. Aquatic beneficial plants are defined as native plants (such as pondweeds, bladderwort, or coontail) or non-native plants not included on the King County noxious weed list. Warmwater gamefish often utilize vegetation in the shallow waters of lakes for spawning, early rearing, and feeding. Largemouth and smalhnouth bass generally prefer ponds and reservoirs with abundant aquatic vegetation. Bluegill, sunfish and crappie also inhabit vegetated quiet or slow-moving waters for protection from predators. Too much vegetation can result in overpopulation if predators are unable to access prey species, while too little vegetation can also adversely affect the predator-prey balance and result in a decline in the fishery. Aquatic plants provide important living space for insects, snails and crustaceans, which in turn become food for fish and xvaterfowl. Vegetated areas support many times more of these tiny creatures than to do non-vegetated areas. Thc plants make important nurseries lbr young fish, frogs, salamanders, and other amphibians. Several species of reptiles, including turtles, garter snakes and water snakes use these areas Ibr cover and forage. Removal of all non-native plant species within Steel Lake may have a short-term negative impact on warmwater fish populations due to a loss of habitat cover. With removal of tim non-native vegetation, areas will likely re-seed with native plant species over the long- term. The recommended extent of native vegetative covet' lbr fish habitat needs is 40% o[' 55 STEEL LAKE IAVMP APRIL 3. 2003 the lake acreage (WDFW, personal communication). Previous surveys of tile lake show an average of 23 acres (50% lake coverage) of submerged native aquatic vegetation. Based upon results of the annual plant survey, the acreage of the native vegetation xvill be calculated. If there is less than 19 acres (40% coverage of the lake) of native aquatic vegetation cover, tile Steel Lake Aquatic Plant Advisory Committee should determine whether mitigation measures are necessary to support wildlife species. If mitigation efforts are deemed necessary, native aquatic vegetation will be planted and/or wooden fish structures placed in the lake to supplement natural recovery efforts. Native vegetation may include floating leaved rooted plants such as Brasenia xchreberi (water-shield); submerged plants such as Ceralophy/hm~ demerxum (coontail), Ulricularia vulgarix (common bladderxvort), and Polamogelon ,V~P. (pondweeds); and submerged macroalgae such as Chara spp. (muskgrass) and Nile/la .V~- Fish structures may be composed of wood snags, root wads, or Engineered Large WoodTM secured to the bottom of the lake or some other stable environment. COMMUNITY EDUCATION AND INVOLVEMENT PROGRAM The community education and involvement program tbr Steel Lake consists of lbur parts: (1) an Aquatic Plant Advisory Committee to oversee implementation of the plan, (2) a non-native aquatic plant identification and prevention plan, and (3) intbrmational and xvorkshop activities to alert homeowners to stormwatcr pollution prevention and best management practices (lawn, gardeu, home care activities) that protects the lake's water quality. Steel Lake Aquatic Plant Management Advisory Committee Proper implementation of tile described plan relies upon tbrmation ora Steel Lake Aquatic Plant Management Advisory Committee. The Aquatic ['lant Advisory Committee is to be composed of representatives from the lakefront residential community, the City of Federal Way Surface Water Utility and the City of Federal Way Parks Art Recreation and Cultural Services Department. Thc duties and responsibilities of the Advisory Committee may be transferred to the Steel Lake Management District Steering Committee when created. The Advisory Committee will have tile follo~ving responsibilities: Review annual plant survey inlbrmation and determine thc need lbr a second annual survey. l)cvelop an annual aquatic plant management workplan based upon thc intbrlnation revealed in the annual plant surveys. The workplan will prioritize aquatic weed problem areas and identil3' prel~rred control methods tbr each species. Assist the City of Federal Way xvith oversight of control ~xork to keep contractors accountable. 56 STEEL LAKE IAVMP APRIL 3, 2003 · Participate in preparation of an annual evaluation report that summarizes plant control activities, lake user's perspectives on the plant community, and recommendations for the next year's control strategy. · Assist with presentation of aquatic plant management cflbrts to lake residents at an annual Steel Lake community meeting. · Ensure that all lake residents, whether legal xvater rights users or not, receive proper notification pursuant to the requirements of the NPDES Noxious Weed Permit. · Determine and participate in other annual community involvement and education strategies as needed. Non-native Aquatic Plant Identification and Prevention Eradication and control efforts will only be successful if future infestations are prevented, or detected and eliminated soon after detection. Since the re-introduction of non-native aquatic plants to Steel Lake is almost certain, a prevention and detection plan is essential. A more informed community of residents and lake-users will be more likely to identil~ and report noxious aquatic weeds and other potential problems. There are four main elements to the prevention plan. 1. Annual distribution of educational materials. The Advisory Committee will compile published materials and generate literature specifically related to Steel Lake for distribution to all lakefront residents each year. 2. Annual plant identification workshops. At the annual Steel Lake community meeting, part of the meeting time will review native and non-native aquatic plant identification. Aquatic plant experts could be invited from the Department of Ecology, King County Noxious Weed Control Program, or other experts. 3. hnproved signs. Improved noxious weed identification signs will be installed betbre and at the boat launch, in addition to the existing sign at the water's edge. The ilnproved signs will identify the species of concern and illustrate how boat owners should clean their boats before entering and when leaving the lake. A trash receptacle will be provided next to the signs tbr proper disposal of the weeds. 4. Boater outreach. Volunteers from the Advisory Committee as well as other lake residents will conduct outreach efforts with boaters during opening day. Boaters will be given educational materials about non-native plants and instructed on how to prevent re-infestation of the lake. Boaters may be approached at the boat launch and/or on the water by other boaters. Non-Point Pollution Prevention Significant sources of nutrients can increase the occurrence of aquatic nuisance species such as cyanobacteria. Reducing the nutrient impacts to the lake will help reduce the outbreak of algae blooms. To protect the lake from water quality degradation, residents within the Steel Lake basin will be provide educational as well as instructional workshops on hoxv to reduce the amount of nutrients running off of their yards, into the storm drain system, and into Steel Lake. One example of an effective program is King County's 57 STEEL LAKE IAVMP APRIL 3, 2003 Natural lJawn Campaign including tim Natural Yard Care program. The C, ity of Federal Way currently participates in the Natural La~vn Campaign through the Solid Waste Division. The Natural Yard Care program is planned for implementation ida tile Steel Lake basin in Spring 2003. Other issues of concern lbr the non-point pollution prevention prograln include 1) maintenance of sewer system and septic fields, 2) reducing residential car washing activities, and 3) disposal of residential hazardous materials such as paints and car fluids. These topics may also be included in the comlnunity education and involvement program as determined by the Advisory Committee. PLAN EVALUATION The results of the aquatic plant control program must be evaluated against the goals set tbr the lake. In short, the program will have been a success if: 1) milfoil re~infestations arc prevented; 2) the herbicide (glyphosate) treatment and manual controls implemented in designated fragrant water lily areas are successful to an extent that is acceptable by tile majority of the lake users, and, 3) manual controls for water lily and native submerged plants are successful, reducing the populations to levels where they do not significantly impact the beneficial uses of the lake; or do not negatively impact fish and ~vildlifc habitat. It should be noted that this is a working plan, it is not necessary that all the goals be achieved by some given date. but instead that the lake plant community is continually being evaluated against these goals and each years control plan is developed accordingly. The annual aquatic plant survey ,,viii provide the primary support tbr thc evaluation plan. The results xvill provide evidence to evaluate: 1) if miltbil continues to be eradicated; 2) the extent of coverage of fi'agrant water lily beds: 3) ,vhethcr beneficial submerged plants arc continuing to inhabit much of thc submerged plant habitat; 4) whether there are changes in the density o£other native submerged plants, and 5) the effectiveness of fish mitigation efforts. [~ach year's plant survey results will be evaluated against the statcd plant management goals to set the following year's plant control agenda. This evaluation will be supported by City of Federal Way Surface Water Management staff' input. PLAN ELEMENTS, COSTS, AND FUNDING Fable 9 provides a summary of each element identified in this plan and the associated costs. The total ten-year cost for the plan is estimated at $166,440, including a 59/0 talc of inllation each year, lbr an average o1'$16,644 per year. Thc matiority of thc cost occurs during the first year when equipment purchases all occur. Depending upon the revenue generated to support plan implementation, the Advisory Committee will determine which 58 STEEL LAKE IAVMP APRIL 3. 2003 clen~ents of the plan to implen~cnt on an annual basis. For exan~ple, thc annual Funds available may not cover all activities idcntit~ed in this plan in year one (2003). Therefore. tile Advisory Committee will need to prioritiT, e activities based upon Funds available. To implenaent this plan and provide a long-term Funding source tbr continued plant control activities, public cclucation, and evaluation, a stable long-term t'ul~cting source is needed. Fundi~ag through tile tbrn~ation ol'a special taxing district, a [.akc Management l)istrict (I~M[)). is to be cotnplctcd by 2004. The Department of tZcology Aquatic Weeds Management l:ulld can be applied to for additional funds to augnlcnt Funding provided by the LMD. I lowevcr, [~cology grants require 25 % contribution i'rol'!] the applicant (City of Federal Way). Other possible funding sources include Kin~.~, County's Water Works and tile Natural Resources Stewardship Network. In addition, tine King County Noxious Weed Progran~ has limited funds available to contribute to weed control projects. Table 9. Estimated Cost for Implementation of the Steel LakelAVMP Plan Element 2004 2005 2006 2007 2008 2009- Total 13 10 year Aquatic Mapping/Survey 4,000 4,200 4,410 4,630 4,860 28,170 50,270 and Report Milfoil eradication Spot herbicide treatment 1,725 1,810 1,900 1,995 2,095 12,150 21,675 (2,4-D) (Note 1) NPDES permit fee 100 100 100 100 100 500 1,000 NPDES permit notification 400 400 400 400 400 2,000 4,000 (Note 2) NPDES monitorin9 costs 1,000 1,050 1,100 1,155 1,210 7,000 12,515 Fragrant water lily control Spot herbicide treatment 1,500 1,575 1,655 1,740 1,825 10,575 18,870 (91yphosate) (Note 3) NPDES permit fee (Note 4) NPDES permit notification .............. (Note 4) Contract cutting (Note 5) 1,200 1,260 1,360 1,385 1,455 8,420 15,040 Submerged plant control Diver hand-pulling (Note 6) 1,200 1,260 1,320 1,385 1,455 8,420 15,040 Equipment purchases Weed cutter 130 ............ Rakes 200 ............ Fish habitat structures 2,000 1,000 1,000 ..... 4,000 Pump, generator & hose 200 Public education Printin9 and Mailin9 1,500 1,500 1,500 1,500 1,500 7,500 15,000 Natural Yard Care 3,500 ........ 4,000 7,500 Program Boater outreach 1,000 ........ 1,000 Totals 19,655 13,255 14,745 14,290 14,900 88,735 166,440 59 STEEL LAKE IAVMP APRIL 3, 200.3 Total 10 year Cost Average Annual Cost 166,440 16,644 Costs are based on an annual increase of five percent (5%) Note 1. Note 2. Note 3 Note 4. Note 5. Note 6. Based on treating 3 acres of milfoil, one time per year Beginnin9 in 2003, a legal notice must be published in a local newspaper annually. An estimate based upon treatin9 2 acres fragrant water lily annually The same NPDES Noxious Weed Permit for may be used both for milfoil and fragrant water lily work done in the same year. Assumes contract cutting at $150/hour for 2 days Assumes divers working at S150/hour for 2 days Appendix A King County Water Quality Graphs 6O STEEL LAKE AVMP APRIL 3, 2003 Steel Lake 47.4 acres Pubhc Bo,at ~ Launch N " 0 250 500 ~ ! I L - 1,000 I I Feet Figure 1. Steel Lake Watershed & Land Use ~ Storm Drain Outfall E ~Sub basin Boundary Wetlands Steel Lake Park Boundary ~ Lake Outfall Channel Steel Lake Shoreline LANDUSE Commercial Industrial Multi-Family Office Park Quasi-Public Religious Services Single Family Vacant cAstlkbasinmxd © © c:: "-~ o._o 0;:5 0 0.,..~-. (D Gl LL 03 r,.O LO ." i; "..'.i ..,':ill' ,.,:' 0 0 / 1 /' 0 ~ © 0 0 _.1 ~ 0 0 0 0 oq © © © Figure 14. 2001 Steel Lake Secchi Depth (King County) Figure 15. 2001 Steel Lake Precipitation (King County) I---7--1P recipitatio n 0 Lake Level 't~' lOO ~ 100 t5 80 i 75 o o 60 ~ Figure 16. 2001 Steel Lake Temperature (King County) ~ Levd 1 ., tevd 2 30.o 20.0 0.0 Figure 17. 2001 Steel Lake Phytoplankton Concentrations Total phytoplankton 4 3 2 1 0 Flchrys Fldino [~other Phytoplankton Chart: BG=Bluegreens; chrys=Chrysophytes; dino--Dinoflagellates Figure 18. 2001 Steel Lake Chlorophyll Concentrations 15 12 9 6 3 0 Chlorophyll a Figure 19. 2001 Steel Lake Total Phosphorous/Total Nitrogen TP 100 80 60 --o~Total Phospohrus --e_.Total Nitrogen 40 20 0 Average N:P = 27.4 1000 800 600 400 200 0 TN DAY ~d H19~ - oo ~o ~ ~o E Attachment B Petition to the Federal Way City Council to Create a Lake Management District for Steel Lake Res. # __ Page 6 1) R A F T Petition to the Federal Way City Council to Create a Lake Management l)istrict for Steel Lake We, the undersigned Steel Lake property owners, request that the Federal Way City Council approve thc creation of a Lake Management District (I,MD) lbr Steel l,akc pursuant to RCW 36.61. Thc I,MD funds will finance cflbrts to protect and enhance Steel Lake in terms o£ water quality, recreational and aesthetic value. I)urpose of the Lake Management i)istrict: · Form a Lake Management District that creates a funding source for all future aquatic plant management activities, and continue to seek grant opportunities. · Perform ammal diver surveys to monitor changes in the aquatic plant community. · Control and contain both milfoil populations and fragrant water lily populations at as low a density as is environmentally and economically feasible, and at levels that will not impact public safety or the beneficial uses of the lake. · Reduce all other identified species of noxious weeds as listed in WAC 16-750 to levels that do not impact public safety or the beneficial uses of thc lake. · Use appropriate aquatic plant control and treatment methods as needed for all other problematic aquatic weeds, using tile best available science to identify and understand their effects on human, aquatic and terrestrial ecosystems prior to implementation. · Provide for adequate native vegetation tbr fish and, ii'necessary, mitigate for any negative impacts to fish habitat due to non-native plant removal activities. · Continue public education to lWeVCnt thc introduction of noxious weeds, nuisance plants and non-native animal species to the lake; and to aid in the early detection of aquatic weed re-infestations. · Continue to involve the Steel Lake Community in thc aquatic plant management process. · Conduct public education to reduce thc amounts of non-point source pollutants entering the lake, which can result in all increase in aquatic algae. BOtllldary The proposed boundary of the LMD would include all the property with lakefront on Steel l,akc. See attached map of proposed properties within the district. Duration Thc proposed dnration of the LMD is 10 yea 4. Chamcs to property: Annual rates and charges will be used to raise funds to support l,MI) activities. Thc lbllowing is the formula o t' rates and charges proposed for establishment of tile assessment role tbr the I~MI): I'ropcrty assessed on dollar per unit T>.pc 7.~ oFllnits R~te/[ !nit Tot~l ($) [Jndc'~clopcd parcel 7 530 1)cvcloped pm'cci (1 singlc-15mily 89 $85 $7.565 57% clxvcllin~,) Parcel witl~ multi- I ,5275 $275 2% lTmfily dwelling City Park 1 $2,048 $2.048 1 Public Boat I~aunch 1 $3,500 $.~,500I~ 25% Annual Total $13,598 The estimated maximum anaoum that is proposed for the LMI) in 2004 is $13,598. An automatic increase based on thc Seattle Consumer Price Index (CPI) will bc included in each ammal billing al~cr 2004. At no time is thc increase to bc marc than five (5) percent per year. Total maximum LMD rate revenue Ibr the ten year I,MD based on an annual live percent increase tbr inflation is $166.440. Issuance of revenue bonds is not proposed. Thc attached Steel Lake Integrated Aquatic Vegetation Management Plan includes an estimated itemization of the use of these funds for the ten-year period. 'l'hc [.MI) budget and rates will be approved through a public hearing and a public vote alicr thc city council adopts a resolution to tbrna thc LMI). Once approved by thc public and city council, thc annual rates and charges may not be altered without another public vote and city council approval with tiao exception of the CPl increase described above. 5. Stool I,akc Management District Steering Committee Thc voltmtecr Steel l~ake Management District Steering Committee is proposed to represent the interests of LMD property owners in thc various neighborhoods around thc lake. City staff will work with thc Steering Committee to develop thc annual work plan. The annual LMI) work plan and budget will be forwarded by thc Steering Committee implementation by the City's surll~cc water utility. The Steering Committee will track alld review activities and expenditures by thc City as well as outside contractors. City staff will provide Steering Committee support including quarterly lqmmcial reports. Attachment Stool t,:tkc Integrated Aquatic Vegetation Management Plan S AV$8 J Q_' e~ AY O~ $ AV $ AV 9~ · / S AV ' S AV 0~; S AV 91. S AV 91. 810 6 Proposed Steel Lake Management District Basin: LPSB Sub-basin Code: CPR ~ Cr~y Ownod ~ State Owned Key: · Vacant Multi-Family Single Family Petition to the Federal Way City Council to create a Lake Management District for Steel Lake ~, 2003 Signature of property owner Full address Parcel number (if known) 04/14/2003 M0N 07:27 FAX 4252378281 ENABLING TECItNOLGY ~004 Signature ofp~_erty owner: 5. 7. 8. 9. I0. 11. 12. 13. 14. 15. Full address Parcel number (if_.known)__ 3 ;> 0 I I CITY OF FEDERAL WAY PLANNING COMMISSION RECOMMENDATION April 14, 2003 TO: VIA: FP, OM: SUBJECT: MEETING I)ATE: Eric Faison, Chair Land Use/Transportation Committee (LUTC) David Mo ,se~~anager Kathy McClung, Director of Community Development Services Margaret H. ClarJ~A~ICP, Seuior PlanuerlflMP- Lori Michaels~l'C~P, Senior Planner Amendments to Federal Way CiO, Code (FWCC) Chapter 22, Article XIX - Design Guidelines and Definition of Height (File #03-100842-00-UP) April 21,2003 I. BACKGROUND During the City Council public meeting of July 12, 2002, the Council directed staffto prepare amendments to Chapter 22, Article XIX, "Comlnunity Design Guidelines," pertaining to maximum fagade length aud roof pitch For institutional uses in residential zones and maximum height for religious institt, tions in resideutial zones. As a result, these code ameudments were added to the Planning Commission Work Program. I!. REASON FOR Tile CODE AMENDMENTS Tile Community Design Guidelines were initially adopted in 1996, at which time they applied only to commercial, office, and industrial development uses in non-residential zones. They were later amended in 1999 to apply to all non-single family uses in any zone. Crime Prevention Through Environmental Design (CPTED) regulations were adopted in 2000. These regulations pertain to all non-single family development. The purpose of tile guidelines relating to roof pitch and facade ~vas to control the visual impacts associated with large institutional uses. However, recent review of large institutional buildings such as schools and churches has identified that they are having difficulty meeting existing provisions relating to fa~;ade length, modulation, and roof pitch in ally zone. Pursuant to FWCC Section 22-1, "Definitions," i. stiluliomd uses arc defined as schools, churches, colleges, hospitals, parks, govemmeut facilities, and public utilitim. Staff has also found that the maximum alloxvable height in the code does not allow sufficient height for sanctuaries with high ceilings, multiple level seating, or religious symbols that project above thc rooftop. Wc have also received variance requests from churches relating to height; St. Vincent in 1995 and Christ Church in 2003. The City of Federal Way Itearing Examiuer approved both of these variance requests. Rather than continuing to review individual variance requests, staff is recommending alternative design options for institutioual uses to provide more flexibility in faq:ade treatment, building modulation, and roof design, and increased building height for churches in all residential zones and tile Community Business ×one. 1II. PLANNING COMMISSION/STAFF RECOMMENDATION Thc Plauning Commission conducted public hearings oil March 5, and March 19, 2003, and recommended that the code amendments, as recommended by staff and modified by tile Planning Commission, be adopted by tile council (Exhibi! 1 -Code Amendments as Recommended by tile Planning Commission and Exhibil 2 - March 19, 2003, Planning Commission Minutes). The staff reports to the Planniug Commission are attached as Exhibits 3, 4, and 5 of this memorandum. Tile staff recommended changes are shown as strikeout (deletions) and underline (additions). Additional changes by the Planning Commission are shown as s!mded and strikeout (deletions) and shaded and underline (additions). IV. PROPOSED AMENDMENTS Thc proposed code amendlnents are summarized as follows: 1. Amendments to FWCC Section 22-1. Definitions of Average Building Elevation and Height As shown on Page 1 of Exhibi! 1, changes are being recommended to tile definition of"lleigbt" in order to clarify how height is being measured. This is simply a housekeeping amendment and neither tile methodology uor tim resulting nlaxinmm allowable height will be affected as a result of tile clarification. A slightly lower height limit for single-family residential structures is also being proposed where the total roof area of dormers exceeds 35 perceut of the total area of tile underlying sloped roof. Excessive use of donners on very large houses is becoming a trend and may pose a problem ill tile fi~ture in terms of blocking viexvs especially along the shoreline. 2. Amendments to FWCC Section 22-1632. Applicability As sho~vn on Page 3 of Exhibil 1, this section is proposed to be amended to state that the Community Desigu Guideliues apply to all developmeut applications except single-family residential. The existing code language was written to protect the vesting of applications submitted prior to adoption of the different code amendments affecting this section and due to the passage of time since the amendments were adopted, is no longer necessary. Amendments to FWCC Section 22-1635(b) Relating to Faqade Treatment and Building Articulation FWCC Section 22-1635(b) requires that all buildiug facades that are both longer than 60 feet and visible from either a right-of-way or residential use or zone incorporate certain facade treatment. Ill addition, FWCC Section 22-1638(a)(15) requires that the longest dimensiou of any nou-single family building fagade in any zone not exceed 120 feet. The latter requirement is uot practical for large institutional buildings. As a result, staff has interpreted this to mean that no single plane of any building facrade call exceed 120 feet ill length without a significant structural modulatiou (i.e. building offset) every 120 feet. Design Guidelines & l.)clhfition of ltcight Code Amendments Planning Commissio, Recommendation lo I.UTC File//03- I00842-00-UP Page 2 However, staff has little code-based direction, beyond tile administrative interpretation, as to what constitutes a "significant structural modulation." Additionally, the current code does not provide alternative treatments for these longer facades that may be equal to or more effective than modulation. Given this lack of existing code direction and design flexibility, it is recommended that the modulation standard be clarified and that additional design options be considered that will effectively break up and solien tile appearance of long, institutional facades. In order to accomplish this a new sectiou, FWCC Section 22-1639, is proposed to be added to address institutional uses in any zone where they are permitted. The proposed amendment gives both prescriptive direction on how the major structural modification should be accomplished as well as performance based options for alternative methods to accomplish the design (see pages 16 and 17 of Exhibit 1). Roof Pitch Pursuant to FWCC Chapter 22, Section 22-1638(a)(13) of the Community Design Guidelines, all new non-single-family residential uses, including accessory buildings such as carports and garages, shall appear to have a roof pitch ranging from at least 4:12 to a lnaximum of 12:12. The Use Zone Charts regulate heights of buildings. While building height and roof design are important factors in regulating the bulk and scale of a building, tile current regulations, when taken together, are inflexible and problematic for larger institutional buildings, like churches and schools. These types of facilities often need greater height for elements like sanctuaries, multi-level seating, and choir mezzanines; thereby, making it difficult to also accommodate a roof pitch ~vithout exceeding height limits. In some instances, tile roof pitch requirement actually adds to the lnass of the structure, which could have negative effects on surrounding residential properties or the residential character of the area. 'file code amendment proposes to delete tile roof pitch requirements for institutional uses and replace it with the performance-based lauguage (Section 22-163914], see Pages 16 and 17 of Exhibi! 1). 5. Modificatiou of Use Zone Charts The following special regulation curreutly applies to many uses in residential areas: If any portiou of a structure on tile subject property is within 100 feet of a low-deusity zone, then either: a) Tile height of that structure shall not exceed 15 feet above average building elevation: or b) The faq:ade of that portion of tile structure parallel to the low-density zoue shall not exceed 50 feet in length. As part of tile 2002 code amendments, tile definition of Iow-density zone xvas modified for consistency with tile comprehensive plan to mean only the Suburban Estates (SE) zone, which requires a miuimum lot size of five acres. Previously, the Iow-density zone definition referred to all single-family resideutial zoning districts (SE, RS 35.0, RS 15.0, RS 9.6, and RS 7.2) except for the RS 5.0 zone (one unit per 5,000 square feet). With the 2002 code amendment, only uses within 100 feet of the SE zone would now be subject to this special regulatiou, in addition, there is already the requirement under FWCC Chapter Design Guidelines & Definition of llcight Code Amcndmcms Planning Commission Recommendation to I,UI'C File #03- 1008-12-00-U1' I'age 3 22, Section 22-1635(b) of the Corem un ity Design Gu idelines that req u ires special arch itectural treatlnent of facades over 60 feet in length. Consequently, there appears to be some duplication between these two requirements. The recommendation is therefore to delete the special regulation as described above in the Use Zone Charts for churches in residential zones (refer to page 19 ofExhibi! 1 - SE Use Zone Chart, for an example of this language). 6. Maximum Height As mentioned earlier in this memorandum, a number of churches have asked for height variances for sanctuaries with high ceilings, multi-level seating, raised pulpits or platforms for the preacher or pastor, and a steeple or religious symbol. The maximum height for churches in zones where they are allowed are as follows: Zone Church SE 35 ft RS 30 ft RM 3.6 &2.4 30 fi RM 1.8 35 ft BC 35 ft CC-C 35 ft CC-F 35 ft There is already a provision to allow increased height for churches in the Community Business (BC), City Center Core (CC-C), and City Center Frame (CC-F) zones if approved through a Process Ill review. There is no maximum upper limit for the CC-C and CC-F zones and a maximum of up to 55 feet for the BC zone. Therefore, the height provisions for churches are recommended to be modified as follows: (a) For Suburban Estates (SE - one unit per five acres), Single Family Residential (RS), and Multiple Family Residential (RM) zones, allow an increase to 55 feet for sanctuaries if an additional one-foot setback beyond the required setback is provided for every one additional foot iii height above the base height allowed. For all other portions of the bui!ding, allow an iucrease to 40 feet if an additional one-foot setback is provided for every one-foot in additional height, and the additional height is necessary to accommodate the particular use to be conducted in the building. Staff had recommended to the Planning Commission that the footprint of that portion of the sanctua _ry exceeding 40 feet in height not exceed 50 percent of the total area of the building footprint of the portion of the church use on the subiect property. Upon further analysis, staff is recommending that this provision be deleted as it may actually penalize smaller churches where the majori _ty of the building is proposed for a sanctuary. (b) For Suburban Estates (SE), Single Family Residential (RS), Multiple Family Residential (RM), mid Community Business (BC) zones, religious symbols for churches and other religious institutions may exceed the highest point of the underlying roof on which it is mounted by an additional 15 feet, provided that such symbol is a miuor architectural accent and only one such symbol is perinitted on the principal structure for this use (refer to page 19 of Exhibit 1 - SE Use Zone Chart, for an example of this language). (c) The proposed amendments to the design guidelines will provide design flexibility for rooflines as an alternative to pitched roofs as discussed in Section IV (4) above. Two-story churches have a Design Guidelines 8,: Definition of Height Code Amendments Planning Commission Recommcndation to LUTC File #03- 100842-00-UP Page 4 typical floor-to-ceiling lieight of 28 to 29 feet. It is therefore reco~nmended that architectural extensions of fiat rooflines, such as parapets and articulated cornices, be allowed to exceed the height limit by three feet when the base height is 30 feet; roofliues above 30 feet would not require the exception to accommodate the additional elemeuts. This will alloxv and encourage added architectural elements to two-story buildiugs instead of forcing desiguers to drop the underlying ceiling height beloxv 30 feet to accommodate such roofline aesthetics. The three-foot exception is recommended since it is 10 percent of the 30-foot base height. Language has been inserted in the RS and RM Use Zone Charts which both have base heights of 30 feet to address this (refer to page 20 of Exhibit 1 - RS Use Zone Chart~ for an example of this language). 7. Proposed Miscellaneous Changes to Article XIX. Community Design Guidelines (a) FWCC Section 22-1635. Building Design, All Zoning Districts - Tile following additional criterion is proposed to articulate blank walls (see page 11 of Exhibit 1): (c) (2) b. Window openings with visible trim ~naterial, or painted detailing that resembles trim; (b) FWCC Section 22-1636. Building and Pedeslrian Orienlalion, All Zoning Districts - The statement "(does not apply to residential zones)" is proposed to be deleted because non-residential uses such as churches and schools are allowed in residential zones aud should also be governed by this section (see page 12 of Exhibit 1). (c) FWCC Section 22-1638. District Guidelines- Section 22-1638(9) is proposed to be amended as follows (see page 13 of Exhibit 1): Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks aud school stadiums and other comparable large institutional uses. The inaximum heiol=~t for lame institutional uses shall be 30 feet and shall include cutoff shields. This change is being proposed because tile height of the lighting structure is related to the amount of illumination coverage. Similar to public parks and school stadiums, other large institutional sites would have to provide more 20-foot tall light fixtures than 30-foot tall fixtures to safely illuminate the site. Requiring shorter structures would add substantially to the cost of lighting for larger sites. In addition, the taller structures would not be out of scale with larger facilities. The provision for 20-foot fixtures is, therefore, not proposed for larger institutional uses. However, there would still be the flexibi lity to require 20-foot tall structures for smaller institutional sites. (d) New FWCC Section 22-1639. b~stitutional Use - Section 22-1639(6) is being proposed to allow modifications to the parking lot landscaping requirements of FWCC Section 22-16380)(7) (see page 17 of Exhibit 1). The reason for this proposed amendment is to encourage retention of existing natural features and systems on large mostly nndeveloped sites, which is also consistent with Iow- impact development techniques being considered by the City. Design Guidelines & Definition of lteight Code Amendments Planning Commission Recommendation to LUI'C File #03-100842-00-UP Page 5 V. COUNCIL ACTION/STAFF RECOMMENDATION The Com~nittee has the following options: 1. Recommend that the full Council adopt an ordinance approving the proposed code amend~nents as recommended by the Planning Commission. 2. Recommend that the full Council modify and then approve the proposed code amendments. 3. Recommend that the full Council disapprove the proposed code amendments. Staff recommends that the Committee recommend to the full Council Option No. 2 above, that is, adoption of the Planning Commission's recommendations with the further clarification changes recommended by staff as described in Section IV (6)(a) (shown as underlined). VI. LAND USE/TRANSPORTATION COMMITTEE RECOMMENDATION The LUTC forwards the proposed amendment to the full Council for first reading as follows: As recommended by Planning Commission. As recommended by Planning Commission and amended by the LUTC. APPROVAL OF COMMITTEE ACTION: Eric Faison (Chair) Dean McColgan Mike Park LIST OF EXHIBITS Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Planning Commission Recommendation March 19,2003, Planning Commission Minutes Staff Report for the March 5, 2003, Planning Commission Public Hearing Staff Report for the March 19, 2003, Planning Commission Public Hearing (Continued) Follow-up Materials for the March 19, 2003, Planning Commission Public Hearing (Continued) Ordinance Adopting Code Amendments K:\CD Pianning~Design Guidelines &Definiticn of iteight\LUTC\PC Rec Staff Report to LUTC.DOC/04/I 5/200311:11 AM Design Guidelines & Definition of Height Code Amendments Planning Commission Recommendation to LUTC File//03-100842-00-UP Page 6 EXHIBIT 1 EXHIBFJ I PAGE I FEDERAL WAY CITY CODE Chapter 22, "Zoning" 22-1 Definitions. The following words, terms and phrases, when used itl this chapter, shall have tile meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Average building elevation (ABE) means a reference datum ou ~m:q:rograptw~ a subject property from which building height is measured. Tqm refmence datum shad'no higher than-frv~ feet above thc lowext-e~evatiowtak~rl~aFal~y uxtet iur wall~f-thc-st~ucture either tn-ior to any developmem acfivity-u~ a t Tmistrc-tkgrad evwh/c h ¢ v c rSsq ower;Trovid~cTsd atumSs~qtwat-trro~ o w er-tharr~lre highest elevation at any extoll of ibc structme pt i~rrpm-ent activity. ~emxw. rage~o f the_hi~e..ttmnd !ow~q_existin~posed e!enmti~ichever is lowest, taken at the-base of_the exterior~valNM_thestr_ucture; prmSded_thatABEshalLnol be oM:eater-thanl~ve feet above t!,_e&msest existing or proposed~lesmtiom Allowed Building Height Lowest Elevation Reference Highest datum (ABE) Elevation Height of structure means the vertical distance above the average building elevation measured to the highest point of thtwcopingn~ a fiat roof or to the deck line of a mansard roof, or to the average heignhl-of rite highest gable-ofwlhlche-d~ mid-pointlmt~veen~a ,x,x,x,x,x,x,x,x,xw~andxidge_oflhe_highext p ri n ci pal~oo f~o f~ga b lenTmrpitcffed,ld p,_gam b rel,_o r~im ila r~lopedwoof, lr_or~si ngleM'a mily residentiaLstrnctures where thelotal roof areao£dormers exceeds3Slmr£enCoflheAotal~rea of themnderlying_sloped roof, lmight willl~e~measuredXo~thewidge~f_the-highesCprincipal gable. Sections: 22-1630 22-1631 22-1632 22-1633 22-1634 22-1635 22-1636 22-1637 22-1638 22-1639 22-1640 22-1641 22-1630 EXHIBI [ Article XIX. PAG E_Z_O COMMUNITY DESIGN GUIDELINES Purpose. Administration. Applicability. Definitions. Site design - All zoning districts. Building design - All zoning districts. Building and pedestrian orientation - All zoning districts. Mixed-use residential buildings in commercial zoning districts. District guidelines. Design criteria for public on-site open space. Design for cluster residential subdivision lots. - 22-1650 Reserved. Purpose. The purpose of this article is to: (1) Impletnent 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, xvhile 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 pedestriau amenities in the city. (2) hnple~nent Crime Prevention through Environmental Design (CPTED) principles by: a. Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. b. CPTED design principles are functionally grouped into the following three categories: t. Natural Surveillance. This focuses on strategies to design the built environmeut itl 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 tile 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 Cllsure: Design Guidelines & Definition of lteight Code Amendments Exhibit I File #03~100842-00~UP ©2002 Code Publishing Co. Page 2 2. Greater effort is required; 3. The actual or perceived rewards are less; and 4. Opportunities for criminal activity arc minimized. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 9% 333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01 22-1631 Administration. Applications subject to community design guidelines and Crime Prevention through Environmental Design (CPTED) shall be processed as a component of the governing land use process, and the director of community development services shall have the authority to approve, modify, or deny proposals under that process. Decisions under this article will consider proposals on the basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and objectives of this article. Decisions under tiffs article are appealable using the appeal procedures of the applicable land use process. (Ord. No. 96-27l, {33, 7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16- 0~) 22-1632 Applicability. This article shall apply to all c~ommcrc4al,~)ffic42,~a~K14ndustr4al development applications,-in-comn~e¥c-ial zones exc_sSXp3 single-family residential~ subject to FWCC 22, Zoning~.~ and which were-submitted-for-req4e4v afte44u!y !, 1996,-and-sha!! apply to an5' non--sing4c--fandly4'e6idm~tiat4e4,elo[mam~app!icafio~¼n-any zo,'~e~ wh;,q .... o.~._~h~ ;,,~A_.~,,,-_L~ .... '~ 1 999A~T~:r~ guidelines-and perfo.qn'.ance standards s!:al~ly to al! previou~be4-applieations-above, inc4uding communiW-fa~!itie44ndsmb!ic parks subtitle4 a£ter4anuar5, 24, 2000. CP-TE-D%~uide4ines-and-pe~formanc~-stafdards~Mlmot applyAo-proje-cts that4mve r¢c~e4ve4-pr¢-applic-ation-re_~vie4v-pr4or4oAhe-e4'r¢~c4~ate o~tlm-ame4~tme4qts. Project proponents shall demonstrate how each CPTED design principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this article that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This article in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposal. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, ~-16-01) 22-1633 Definitions. (1) Active use(s) means uses that by their very nature generate activity, and thus opportunities for natural surveillance, such as picnic areas, extracurricular school activities, exercise groups, etc. (2) Arcade means a linear pedestrian walkway that abuts and runs along the facade ora building. It is covered, but not enclosed, and open at all times to public use. Typically, it has a line of colunms 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 wiudow from the elements. (4) Canopy meaus a permaneut, cantilevered extension ora buildiug that typically projects over a pedestrian walkway abutting and ruuning along the facade ora building, with no habitable space above tile canopy. A canopy roof is comprised of rigid materials. (5) Common/ol)cn space area means area within a development, which is used primarily by tile occupants of that development, such as an entryway, lobby, courtyard, outside dining areas, etc. (6) Natural surveillance means easy observation of buildings, si)aces, aud activities by peoplc passing or living/working/recreating nearby. (7) Parking structure means a building or structure cousisting of more than one level, above and/or below ground, and used for temporary storage of motor vehicles. l)csign Guidelines & Definition of lteight Code Amendments Exhibit I File #03-100842-00-UI' ~)2002 Code Publishing Co. Page 3 EXHIBIT I ..... PAG E__tt._O (8) Plaza means a pedestrian space that is available for public use and is situated near a mah~ entrance to a building or is clearly visible and accessible from the adjacent right-of-way. Typical features include special paving, landscaping, lighting, seating areas, xvater features, and art. (9) Public on-site open space means a space that is accessible to the public at all times, predominantly open above, and designed specifically for use by the general public as opposed to serving merely as a setting for the building. (10) Right-of-way means land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles, wheelchair and pedestrian traffic, and land privately owned, used primarily for thc movement of vehicles, wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way. (11) Sight line means the line of vision from a person to a place or building. (12) Streetscape means a term in urban design that defines and describes the character and quality of a street by the amount and type of features and furnishings abutting it. Such features and furnishings may include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, different paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. (13) Surface parking lot means an off-street, ground level open area, usually improved, for tile temporary storage of motor vehicle_s. (14) Transparent glass means windows that are transparent enough to permit the view of activities within a building from nearby streets, sidewalks and public spaces. Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1634 Site design - All zoning districts. (a) General criteria. (1) Natural amenities such as viexvs, 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 mnenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple family residential development. 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 mcd~ods result in increased cflbrt Io commit a crime, and lhcrefore, reduce tile potential for it to happen. (7) Design buildings and utilize site design that rctlccts ownership. For example, fences, paving, art, signs, good maintenance, and landscaping arc some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression fha! greater effort is required to commit a crime. A cared for environment can also reduce fear of crime. Areas that arc run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characterislics. Design Guidclincs& Definition of I lcight Code Amendments Exhibit I ©2002 Code Publishing Co. File #03-100842-00-UP Page 4 EXHIB i I PAGE (b) Surface parking lots. (1) Site and landscape design for parking lots are subject to the rcquiremeuts of Article XVII of this chapter. (2) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking aud vehicle circulation areas shall be clearly delineated using directional signage. (3) Driveways shall be located to be visible from tile 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 arc encouraged to incorporate retail pads against the right-of-way to help break up tile large areas of pavement. (5) See FWCC 22-1638 for supple~nental 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 tile parking area is completely enclosed within the buildiug or wholly screened xvith 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 laudscaping, planters, and decorative grilles and screens. (7) Security grilles for parking structures shall be architecturally consistent with aud integrated with the overall design. Chain-link fencing is not permitted for garage security fencing. (8) See FWCC 22-1638(c)(4) for supplemental guidelines. (d) Pedestrian circulation and public spaces. (1) Primary entrances to buildings should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary eutrances, and pedestriau areas, shall be accessible and should be clearly delineated. (2) Pedestrian pathways aud pedestriaa areas should be delineated by separate paved routes using a variatiou in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or grauite pavers; exposed aggregate; or stamped and colored coucrcte. Paiut striping oil asphalt as a method of delineation is not encouraged. Design Guidelines & Definition of lleight Code Amendments Exhibit I 02002 Code Publishing Co. File #03-100842-00-UP Page 5 1634 EXHIB '[.. I _ PAGE_G_OF Fi&rare 2- Sr. 22- 1634 (d) (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 ali 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. (O 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 sim ilar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Design Guidelines & Definition of lleight Code Amendments Exhibit I ©2002 Code Publishing Co. File #03-100842-00-UP Page 6 EX, HiBI i t. p AG Flsm'c 4- Sec. ~ - 16.'34 (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction boxes should be located iu 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 preYent off-site glare. c. Light standards shall not reduce the amount of landscapiug 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: Design Guidelines & Definition of lteighl Code Amendments Exhibit ! File #03-100842-00-UP ©2002 Code Publishing Co. Page 7 EXHIBIT I 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 buildiug and provide appropriate screening. b. The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestriau areas by Type III landscaping and/or architectural element, or combination thereof, provided such elements reflect tile primary building and provide appropriate separation. Painted lanes are not sufficient. c. Drive-through speakers shall not be audible off site. d. A bypass/escape lane is recommended for all drive-through facilities. e. See FWCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99- 333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1635 Building design - All zoning districts. (a) General criteria. (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. Fig,.me 5 - ~c 22 - 1625 (2) Building siting or ~nassing shall preserve public viewpoints as designated by the Coinprehensive Plan or other adopted plans or policies. (3) Materials and design features offences and walls should reflect that of the primary building(s). (b) Building facade modulation and screening options, defined. All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Article XVII of this chapter, Landscaping, may use facade modulation as tile 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 ora pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWCC 22-1638(c) for guidelines pertaiaing to city center core and city center frame. (1) Facade modulation. Minimum depth: two feet; miuimum width: six feet; maximum width: 60 feet. Alternative ~nethods to shape a building such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that tile inteut of this section is met. Design Guidelines & Definition of lteight Code Amendments Exhibit I File #03-100842-00-UP {32002 Code Publishing Co. Page 8 EXHIBI-[ I PAG E_ L_OF 2.2, (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 $0 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a properly line, some or all of the underlying buffer width required by Article XVII of this chapter, Landscaping, may be considered in meeting tile landscape width requirement of this section. (3) Canopy or arcade. As a modulatiou option, cauopies or arcades may be used only along facades that are visible from a right-of-way. Minilnum length: 50 percent of tile length of the facade using this option. (4) Pedestrian Plaza. Size of plaza: Plaza square footage is equal to one perceut 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. Design Guidelines & Definition of Iteight Code Amendments Exhibit I File #03-100842-00-UP ©2002 Code Publishing Co. Page 9 EXHIBi PAGE 1o OF_~_~.. Fi_.mLr¢ g - S-"c. 22 - 1635 F~-,,r¢ 9 - S~. 22 - 1635 (c) Building articulation and scale. (1) Building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (c)(2) of this section. Figr:e '(1 F~v. 2.2 :,',xS(cl Design Guidelines & Definition of lteight Code Amendments Exhibit I File #03-100842-00-UP ©2002 Code Publishing Co. Page 10 EXHIB PAG E_IL_O F~.~mc I1 - S<c 22 - 16~5 VeStal bell[~. FiT.u~: 13 - ~c',~ '_'2 - 1¢~35 (2) Methods to articulate blank xvalls: Following is a nonexclusive list of methods to mliculatc blank walls, pursuam to FWCC 22-1564(u) and subsection (c)(l) of this section: a. Showcase, display, recessed windows; ~)~ ~yinslow ~gni[~xs ~th visib]e trim material~ orpainted detailing that resemb}es trjn~; bc. Vertical trellis(cs) in front of the wall with climbing vines or similar plantiug; cd. 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 xvalt's surface; de. A~twork 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 al thc discretion of thc plauning stall); yr. Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, a~d awnings; t~. Material variations such as colors, brick or metal banding, or textural changes; and g~. Landscaped public plaza(s) with space for vendor carts, conceNs and other pedestrian activities. (3) See FWCC 22-1638(c) for supplemental guidelines. (Ord. No. 96-27 I, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 01-382, ~ 3, 1-16-01) l)csign Guidelines & l)efinition of Ilcight Code Amendments F, xhibit I File #03~100842-00-[JP 02002 Code l'ublishing Co. Pa?.c I I EXHIBIT PAGE __L OF 22-1636 Building and pedestrian orientation - Ail zoning districts. (a) Building and pedestrian orientation. (1) Buildings should generally be oriented to rights-of-way, as more particularly described in FWCC 22-1638. Features such as entries, lobbies, and display windows, should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into the street-oriented facade (does-not-appty-to-residentiat-zones). (2) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. Fi3ua' 14- --q~x' 22 - 16.16 9') $~fed public (3) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. (4) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, i-16-01) 22-1637 Mixed-use residential buildings in commercial zoning districts. (a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (1) Retail, cotnmercial, or office activities shall occupy at least 20 percent of the gross ground floor, area of the building (unless exmnpt from this requirement by FWCC district zoning regulations). (2) If parking occupies the ground level, see FWCC 22-1634(c). Fib. utc_ 15 -.~c. 22 - 1637 Design Guidelines & Definition of Height Code Amendments Exhibit I File #03-100842-00-UP ©2002,Code Publishing Co. Page 12 EXHIBIT_, I .... PAGE 150F (3) Landscaped gardens, courtyards, or enclosed terraces for private usc by residents should be designed with minimum exposure to the right~of-way. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19- 99; Ord. No. 01-382, § 3, 1-16-01) 22-1638 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (BC). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d). (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoffshields. This shall not al)ply to public parks and school stadiums ~!.u.d__olJ!er_.cl2!.uparal}le Im.'g~ i._i_ks..ti_[~!Li_(~i&a! .ijse:s_,.The Fi ,.urn Iff - .q~x:. 22- 163S (10) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. Design Guidelines & Definition of ltcight Code Amendments Exhibit i File #03r 100842-00-UP ©2002 Code Publishing Co. Page 13 FiE~.t~ 17- $cc 22- EXHItS PAGE/__ 0 (11) Common recreational spaces shall be located and arranged so that windows overlook them. F ~m'c: I~ - .Sec, 22 - 1638 f,a> (12) Units on the ground floor (when per~nitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. Figure 19 - Sec..~, ''~ - 16343 ',~' (13) All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a inaximum of 12:12. Figure 20 -Scc. 22 - 2638 la'. Design Guidelines & Definition of lteight Code Amendments Exhibit i File #03-100842-00-UP 02002 Code Publishing Co. Page 14 EXHIBIT__ _ ('4) Carports and garages in front yards should be (15) Tim longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. (16) Buildings should be designed to have a distinct "base", "middle" and "top" The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials. details, overhangs, cornice lines, and masonry belt courses. The midsection by comparison may be simple. (Note: single-story buildings have no middle.) The top should avoid the appearance ora flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. Figure 21 - %'~-. 22- 167,8 (17) Residential design features, including but not limited to en~:ry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (b) Office park (OP), corporate park (CP), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestriau access and circulation pursuant to FWCC 22-1634(d). (2) Buildings with ground floor retail sales or services should orient major entrances, display windows and other pedestrian features to the right-of-way to the extent possible. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles, o For non-single-falnily residential uses only: (5) Subsections (a)(5) through (A)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of developlnent with surhcc parking areas. However, as new development or re-development occurs, the visual dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be located as follows: a. The parking is located behind the building, with the building located between the right-of-way and the parking areas, or it is located in structured parking; or b. All or some of the parking is located to the side(s) of the building; or c. Some short-term parking may be located between tile buildiag(s) and tile right-of-way, but this shall not consist of more than one double-loaded drive aisle, and pedestrian circulation shall be provided pursuant to FWCC 22-1634(d). Large retail co~nplexes may not be able to locate parking according to the above guidelines. Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between tile building(s) and the right-of-way. However, this form of development shall provide for small buildiug(s) Design Guidelines & Definition of Iteight Code A~nendments Exhibit I File #03-100842-00-UP ©2002 Code Publishing Co. Page 15 EXHIBIT PAG along the right-of-xvay to break up and reduce tile visual impact of the parking, and pedestriau circulation must be provided pursuant to FWCC 22-1634(d). For purposes of this guideliue, retail complex lneans thc entire lot or parcel, or series of lots or parcels, ou which a developmeut, activity or use is located or will locate. (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Building facades that are visible from a right-of-~vay and subject to modulation per FWCC 22- 1635(b), shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuaut to FWCC 22- 1635(b); and b. The facade incorporates ail arcade, canopy or plaza; and/or one or more articulation element listed in FWCC 22-1635(c)(2); provided, that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experience. (4) Drive-through facilities and stacking lanes shall not be located along a facade of a building that faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible from a right-of-way shall incorporate any combination of the following elements at the ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-xvide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (6) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22- 1635(c)(1 ). (7) When curtain wall glass and steel systems are used to euclose a buildiug, the glazing panels shall be transparent oil 50 percent of the ground floor facade fronting a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-fmnily residential uses only: (9) Subsections (a)(5) through (a)(l 7) of this section shall apply. (d) For all residential zones. (1) Nou-residential uses, Subsections (a)(5) through (a)(10) and (a)(13) through (a)(17) of this section shall apply. (2) Non-single-family residential uses. Subsectious (a)(5) through (a)(l 7) of this section shall apply. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1639 lustitutioual uses. (aO In all zoning districts where such uses are permitted the followin~ shall apply_. I(I(I(I(D Sections 22-1634, 22-1635, and 22-1636. (2~ Subsections 1638(a)(1) thro_u~gh (aJ~)_and (a)(7) through (a)(9). (3) Building facades that exceed 120 feet in length and are visible from an adiaceut residential zon~e ril~ht-of-w~ or public_park or recreation area slmli incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approxiumtely equal to ten percent of the total len~oth of the subject facade aud the minimum width shall be 3pproximately_ twice the minimum del)th. Thc nto(lulation shall be iutegral to tile building strncture from base to roofline. (4) Roofdesigu shall utilize forms aud materials that avoid tbe~general appearance of a "flat" roofi Rooflines with an integral and obvious architectural pitch are au approved method to meet this guideline. Alteruative distinctive roof forms such as varied and multiple stepped roofline~s_,_architectural par~p~ets, articulated cornices aud fascias arches, eyebrows, Design Guidelines & Definition of Ileight Code Amendments Exhibit I File #03-100842-00-UP ©2002 (.'ode I'ublisbing Co. Page 16 EXHIBIT__/ PAGE i__1_1 0 and sinlilar merlin(Is %%rjll bc considcl'ed I)y Iht (lircclor provided ih:ii ll~c roof(lesion [ni[~imi/cs uPi~e~tFpP~e~! ~)gxS~9~)ta! P~;m~ :tnd_l'eStlllS in architccmr!~l and visual al)l)FaL (5) Allernalive mclh0d~ lq organize and slmpe l!~e Sll'llCllll'al elemenls ora Imihlin~ and provide f:%'adc I I'e:IIHICHI pti I')tlallI 1(~ Sul)seclion 163S(I)) an(l/or (3), a!~ove~ will hc considered by lhe director as part of an overall (lesion lhal addresses lhe folhm'ing criteria: !)-The location and~liniensions (~f sjructural modulations are proporlion:de Io Ih< !m~ght a.n~l iengtl2 of th~ 5ul)jec~ f:~qads, t~sing St~bscctions !.63500 :~nd (3) ahoy% as a ouidelinc: c. Fagadc des~n incorporates a majoriD' of ar<bile<rural and accessory design el~ments lis.tell :DS. S_~l~seclig~2~2~6~(c)(2)_su~d m~txim~zes I)uild~ng_at~d pedestrian orientation pursuant lo Seclion 22-1636~4m~ d. Overall building d~sign utilizes a combination of slruclural inodu]at~pn;_f:Dg:~.dc treatment: and roof elements that organize and vary building bulk and scale~[dd architectural interest~d_~peal at a pedestrian scale: and when viewed fi'om an 3~acent residential, zone.~z..-~ri°hts-of-wa)~0r~ . ...... other~ublic area, results.. _.in ~a ln'O'eCt] that, meets the intent of these gui~l~]incs. ((0 Ti? {[irec[o~' 9~a)Am[mit 0r rsqt[irs ~!md~ficalions_to the imrking area h)ndscaping slandards of Subsection 1638(_0~a 7) fl~r .... iandscaal._~e desions.,.~ .~.~that l~reserve ....... and chh'race,,, exislino ..... natural features and svstems~provided that the total amount of existing a~)_tJ l~r~poscd ianr~~~~ki~ga~!neets the :H~iicable square footage~i~uirement of FWCC Article X~II: L~nd_ 5~fing~ and the location and arrangement of such landscapj~5~Hn?yed by the director. Existing natural features and systems include environmentally sensitive areas, st3nds~f significgnt t?es a~(I native vegetation: namral_tol)qgraphy aBa (~rainagc patterns, ~vi~(]life Ij:[!)ita_t~ m~ration c{orridorsj ~9td cgnnectivity_t~kadjaccnt halfitats. 22-16394~0 l)esign criteria for public on-site open space. The following guidelines apply to public on-site open space that is developed pursuant Io thc hci~h~ bonus program established in Article XI. l)ivision 8. of this chapter. (1) Open space developed under this section should be located so that a. Abuts a public right-of-xx a). or ahernalivclx', is x, isihlc and accessible l'FOll/ ;~ imhlic way: b. Is bordered on at least one side by, or is readilyr accessible fi'om, structure(s) with retail or office uscs~ housing, civic/public uses. or another public open space: and c. Is situated for maximum exposure to sunlighl. (2) Open space site design and configuration llltlSt IllCCl a majority oFthc l'ollowing guidelines: a. The gross area of the open space does i1o1 illcorporalc lilly OtHOF silo dements such as landscaping, buffers, paving, or slorm drainage fitcilities, that xxould otherwise bc incorporalcd into design without exercising thc open si)acc option: b. Thc gross area oFlhc open space encompasses al Icasl 2.5 pCI'CCBI oi'lhc lot mca. up lo a toh~l a~c~atc .... square foota,,c~ of 25,000 sclua~ c l~el: d. Thc primary :u'ca is ~ Ic;~t ~ ~ c. A minimum o1' 15 pcrccut ol'thc lo1;ll area ol'lhc Ol)Cn SlXtCc ix ];mdsc;q)cd tlSill~ l')l)C t'. Thc open space may not bc used liar parking or loading ol'commcrcial vehicles. vehicle loading ill'ells abutting the open space must bc screened by a solid, site ol)xcuring xxall. CC)sd. N~. 9(, 271, ~ 3, 7-2-96; Ord. No. 9%333, ~ 3, I-lq-99; ()rd No. ()1~382, ~ 3, 1-16-01) I)csig ~ Guidelines & I)cfiniti{m of llcight Code Amendments l{×hibil I File fl( 3- ~<')21102 Code t'uhlishi ~, Co. Im'. I? 22-16,40.1_ l)e~i~n, for cluster residential subdivision lots. [~ ~ i''' ~_,~..(~.) ~' (a) Garages shall bc provided lb~' all residential Iols except it'lhc lot is in a muhifamily zone. l~tcadc, or xxill be set back a minimum oft]vt Ibc/from thc rcsl of thc front facade. Detached gara?5 also be set back a minimum of five fee~ from the facade. (c) lfgarage access is provided fi'om alleys, the fl'ont yard setback can be reduced to 15 feet. (d) Each dwelling unit shall be inlended for owner occupancy. (Ord. No. 01-381, ~ 3, 1-16-01) 22-16412- 22-1650 Reserved. I )csign ( ;uidclmcs & I )clhmhm ~d' I {civh! Code Amcndmcms E×hibit I File t103- I OO,'q,l 2-OO-I.;t'. I'apc IS '2 % I )\-'dN '3 I'I~ANNING C()51MIS$10N Rcgular N'lcctin,& %larcl~ ]9. 2003 ~:()() p.~ Git>; Itall Chambers MI.;1.71'IN(i 5-;[ iMNIAI-~Y Clark, Senior Planner l,ori Michaclson. Assistant City Attorney Karcn Kirkpatrick, and Administrative Assistant ~. 'l'ina Piety. ,,\ I'I'I,~()VA I. OF S tim ,'Xl..\ I,[Y ~()(}~_ AU I)IF. NCI,~ COIXlMEN1~ :\ I) M I.N IhT IL.VI' I V I,] !~, I:~1'()1~,'1' PI BI,I( i{I~\I,:IN(; I)csi2n (;uidclines and I)clinili.n of llcichl (~o(Ic .-%men(Imcnts, Conlinued It xxas m/s/c to ~c-tg)cn Iht public hearing al 7:05 I).m. Ms, ('l;.k g. xc tlic ~talf ]'cport. xxhich was a ~. )nc qucslitu~ ttlc I'l;llming ('ol~missioll had rc?rdcd Iighl li×tul'c~ and how thc height would bc b.ildi~?.~ i~ /o~c~ xxhc~c in~liluli~u.~l tl~cs ;Irc ;~lloxxcd ~ ;Il 1~ ~'; ~Z'c~. lu ;,tdilion. lhc Public Works Planning Commission Summary Page 2 EXHIBIT Department uses 30 feet for streetlights on local streets. Based ou this, staff determined tile height for lighting fixtures would be 30 feet arid that cutoff shields shall be included. One other aspect taken into consideration is that iflhe height for lighting fixtures were left at 20 feet, the developer would have to use more fixtures and those fixtures would be out of scale with tile building. The Planning Commission asked if landscaping requirements for buildings adjacent to right-of-ways and resideutial zones would provide sufficient visual screening so that tile ueed for building modulation could be reduced or eliminated. Staff responded that tile code says that modulation is required only if the buildiug is visible. Tile landscaping required varies from "partial visual separation" to "solid screening." The final issue the Planning Commission was concerned with is whether there is a cost impact to designing a building with a major structural modulation in order for it to comply with seismic requirements. The staff spoke with the Building Official and an outside architect (with input from a structural engineer) and determined there should not be a quantifiable cost. The Public Testimony was opened at 7:40 p.m. John Manuel, Austinicina Architects - He spoke at the last meeting. He wanted the Commission to know that he has spoken with the staff and supports the proposed code ~mendments. Gil Hulsmamt, Abbey Road Grout) - He was in charge of tile new Windermere building, and therefore, is very familiar with the zoning code. lte said they are very happy with the results, which came from following the zoning code's design guidelines. He said the code amendments should bring about more flexibility. He is currently working on a project that will need a variance and is hopeful these code amendments are adopted because they would help with the variance. He is impressed that at Federal Way, the planners start at the preapplication stage and go through the whole process. No other city he has worked with has done the same. Cleveland Hobdy, Pastor of the Love of Life Fellowship Church - He is concerned about tile definition of church and school. What if there are two uses in one building? How can they be called a dual use if they are in the stone building? It is the same space. Wade Fisher, Brooklake Church - He thanked tile staff for their clarification and stated lie agrees with the previous testimony. They have a multi-use auditorium that is used for more than just a church, flow are setbacks determined for a multi-use building? Rick Bud, Calvary Community Church - He thanked the staff for the opportunity to comment. He stated that they welcome most guidelines, lfe said they find them helpful and they have a great deal of flexibility. Merle Pfeifer, Altetwate Plam~ing Commissiouer - Itc commented on the proposed code amendment for dormers that says if the total roof area of dormers exceed 35 percent of the total area of tile underlying sloped roof, height will be measured to the ridge of the highest principal gable. Itc feels this is dictating to architects, lle said the side view ora residential structure with multiple dormers does not look too bulky. K:~Planning CommissionL2003~{eeling Summary 03-194)3 doc/Last printed 04/I 4/2001 03:31 PM Planning Commission Summary Steve tfammer, Broweleil, Peterson, tfammer Architects - Itc commented on the seismic design issue. Itc stated that the price of a building would not be affected due to seismic consideration, but that modulation would increase the cost. He supports the proposed code amendments. For lighting fixtures, he would like the code to define what is "large" (in regards to large institutional use) and suggested five acres, lle stated that the design guidelines cannot address all issues and feels the staff interprets some "should" regulations as "shall." The more you define terms, the more success you will have. He feels this code amendment is headed in the right direction by clarifying definitions. He questioned whether 15 feet for religious icons is enough aud said he would support higher for larger buildings. Lawson Bronson, Alternate Planning Commissioner- He asked if other cities regulate religious icons and if they do not, why are we? Also, why restrict to just one religious icon? He would support no restriction of religious icons. He also wonders since there are no view corridors in Federal Way, why are we restricting height? He agrees with Mr. Pfeifer on the issue of dormers. He asked if putting a definition for height in the zoning code is repeating information found in the building code. Roddy Nohen -He is not criticizing modulation, but feels it could increase the cost. He would like the staff to consider what the building would look like, rather than just follow the rules. The Public Testimony was closed at 8:13 p.m. Ms. Clark commented that there can be flexibility in regards to churches with multiple-uses. The staff would work with the applicant to determine the primary use of the building. The Planning Commission then went over each proposed code amendment. In response to the comment on defining what is "large," the staff would prefer to leave the determination of what is "large" up to staff. In regards to the use zone charts, the Chairman Caulfield asked why there is a statement protecting view corridors when the City does not have any and is there any risk or liability to the City from this statement? Ms. Clark replied that the language had always been in the code and when the staff had previously suggested it be removed, the City Council wanted it kept as a "placeholder,' in case view corridors are recognized. Ms. Kirkpatrick responded that there is no risk or liability to the City as a result of this statement because it is a placeholder. It was m/s/c to recommend adoption of the proposed code mnendments as amended in the March 19, 2003 memorandum. It was mZg/c to close the public hearing at 8:18 p.m. ADDITIONAL BUSINESS There was some confusion over whether the vote should be held before or after closing the public hearing. Ms. Kirkpatrick said the vote could stand and she would research the issue. AUDIENCE COMMENT None. ADJOURN The meeting was adjourned at 8:25 p.m. K ~Planning Commission~2003h'Meeling Summary 03-19-01 dodLasl printed O4/14F2003 03 31 PM CITY OF ~ Federal Way EX PAGE_._I_ O, Sq . STAFF REPORT TO THE PLANNING COMMISSION Amendments to Federal Way City Code (FWCC) Chapter 22, Article XIX- Design Guidelines and Definition of Height File #03-100842-00-UP Planning Commission Meeting of March 5, 2003 BACKGROUND As part of the recent staff review of large institutional buildings, several problems were identified in the Federal Way City Code (FWCC) related to their design. Staff is specifically concerned about existing regulations for fagade length and roof pitch as they apply to these structures and building height as it relates to churches. Existing code provides insufficient design criteria and options to accommodate the greater heights and fagade lengths typically associated with larger institutional buildings. The Community Design Guidelines were initially adopted for non-residential zones in 1996, with 1999 updates to address non-single-family residential uses in residential zones. The purpose of those portions of the guidelines relating to roof pitch and facade length was to control the visual impacts in residential zones associated with longer facades that are typically associated with institutional uses such as schools and churches. Several recent proposals for large institutional buildings have prompted a review of the current requirements to determine if revisions to the height regulations and design guidelines are warranted. Rather than reviewing individual variance requests, staff is recommending alternative design options for institutional uses that will provide more flexibility in facade treatment and building modulation, roof design, and building height, while still controlling building bulk, scale, and mass. The purpose of this proposed code amendment is to provide developers with more flexibility and predictability in building design requirements, while preserving the intent of the code to ensure the quality and compatibility of such structures in residential areas. Proposed changes are shown by underline (additions) and strikeout (deletions). il DISCUSSION OF I~ROPOSEI) CODE AMENDMENTS i. FWCC Section 22-1. Dcfitdtions of Average Building Elcvatiott and ltcight "Average building elevation" is used to calculate tim point from which building height is measured. The existing definition of average building elevation (FWCC Section 22-1) is too confusing, subject to different interpretations, and in need of simplification. The existing EXHiBi-[' PAGE definition is relevant to this code amendment since it can be a complicating factor in implementing height regulations, along with existing height and roof pitch standards. Staff is, therefore, proposing to clarify bow average building elevation is measured, along with a clarifying graphic. Neither the methodology nor the resulting height will be affected as a result of the clarification. The following is the proposed amendment language (see Page I of Exhibit A): Average building elevation (ABE) means a reference datum on dte-sur-fac~opogr, aptv~of a subject property from which building height is measured. :t:lm-roferenee4atum~halCbe~ point-no4tigher4ha n-five-fee4-above4~~~t~ k e n a t-a ny-e~or4or-wall-of4he struc4uroe4the~rqor4or-to-any-devololmmnt-activits' or at-finished grader-wlfie, he4a3r is !ovcer5 provided the-voferc-nc-e4atum4s-equal-to or lower than4he-hig!~est-eJe4~tion-at-a~e, riov v, qall~f~lw,:,-smic4ur~or-to4tevelopme4,x-a~t~ ABE is the average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure; provided that ABE shall not be greater than five feet above the lowest existin og_gx_proposed elevation. Staff is also recommending that the definition of"height of structure" be clarified and updated. For example, we are proposing a lower height limit for single-family residential structures where the total roof area of dormers exceeds 35 percent of the total area of the underlying sloped roof. The excessive use of dormers on very large houses has posed a problem in terms of blocking views especially along the shoreline. Tile proposed amendment is as follows (see Page I of Exhibit A): Height of structure means the vertical distance above the average building elevation measured to the highest point of the-coph~g-ofa flat roof or to the deck line of a mansard roof, or to tile average-he4ght-ofdlm4dghest-gable-of-a-pitdted or !tipped roc~f mid-point between eave and ridge of the highest principal gable of a pitched, hip, gambrel, or similar sloped roof. For single-family residential structures where the total roof area of dormers exceeds 35 percent of the total area of the underlying sloped roof, height will be measured to the [idge of the highest principal gable_. 2. FWCC Section 22-1632. Applicability When the Community Design Guidelines were initially adopted in 1996, they applied only to commercial, office, and industrial development uses in commercial, office, and industrial zones. They were later amended in 1999 to apply to all non-single family uses in any zone. Crime Prevention Through Environmental Design (CPTED) regulations were adopted in 2000. These regulatious pertaiu to all non-single family development. The existing code language was written to protect tile vesting of applications submitted prior to adoption of tile different code amendments and is no longer necessary. Therefore, staff is proposing to amend tiffs section to state that tile Community Design Guideliues apply to all development regulations except single-family residential (see Page 3 of Exhibit A). Design Guidelines & Definition of Ifeight Code Amendments Planning Commission Staff Repoa File #03-100842-00-UP / oo¢ lo zzo~ Page 2 3. Fagade Treatment And Building Articulation EXHIBIT .... PAGE_ _ OF FWCC Section 22-1635(b) requires that all building facades that are both louger than 60 feet and visible from either a right-of-way or residential nsc or zone incorporate certain facade treatnmnt. In addition, FWCC Section 22-1638(a)(15) requires that tile longest dimension of any non-single family building fagade in any zone not exceed 120 feet. This is not practical for large institutional buildings. As a result, staff has interpreted this to mean that no single plane of any building faCade can exceed 120 feet in length without a significant structural modulation (i.e. building offset) every 120 feet. However, staff has little code-based direction, beyond tile administrative interpretation, as to what constitutes a "significant structural modulation." Additionally, the current code does not provide alternative treatments for these longer facades that may be equal to or more effective than modulation. Given this lack of existing code direction and design flexibility, staff is recommending that the modulation standard be clarified and that additional design options be considered that will effectively soften the appearance of long, institutional facades. In order to accomplish this, staff recommends that a new section, FWCC Section 22-1639, be added to address institutional uses in any zone where they are permitted. The amendment gives prescriptive direction on how the major structural modification should be accomplished but also gives performance based options for alternative methods to accomplish the design intent (see Section 5 of this report). The following language is proposed to address the modulation of institutional building fagades that exceed 120 feet (see Page 16 of Exhibit A): 22-1639 Institutional uses. (a) In all zoning districts where such uses are permitted the following shall a~pj)JS,. (J) Sections 22~1634: 22-1635, and 22-1636. (2) Subsections 1638~ 1 t~gh (a) 5~d__(A)~7) throu hgJL~)(_g}. (3) Building facades that exceed 120 feet in lengtl~ and are visible from an adj_acent residential zon%~~of~wa¥ or public park or recreation~area shall incorporate a s_~gnificant structural modulation ~e~). The ~ninimum depth of the modulatiou shall be a_p_proximately equal to ten percent of tile total length of tile subject facade and thc minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. Roof Pitch Pursuant to FWCC Chapter 22, Section 22-1638(a)(13) of the Commuuity Desigu Guidelines, all new non-single-family residential uses, including accessory buildings such as carports and garages, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12: 12. The Usc Zone charts regulate heights of buildings. While building height and roofdesigu are impo~lanl factors iu regulatiug thc bulk and scale ora building, tile current regulations, when taken logether, are inllexible and problematic for larger iustitutioual buildings, like churches and schools. These types of facilities often need greater height for elements like sanctuaries and choir mezzanines; thereby, makiug it difficult to also accommodate a roof pitch without exceeding height limits. In stone instances the roof pitch requirement actually adds to tile mass of the structure, which could have negative effects ou surrouuding residential properties or thc residential character of the area. Design Guidelines & Definition of [teight Code Amendments Plamfing Commission Staff' Report File #03-1008424)0-LIP / Page 3 EXHi,, RAG E t _O Staff is proposiug tile Following hmguage (in the new Section 22-1639) £or institutional uses any zone where they are permitted (see Page 16 of Exllibit A): (~) Roof design shall utilize forms and materials that avoid thc general app_earancc of a "flat" roof. Rooflincs with an integ~l and obvious architectural pitch are an approved method lo meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflincs arch itectural parapets, articulated cornices and_fascias, archers e_ye~brows, and similar methods will be considered by the director provided that the roof dcsigu minimizes uninterrupted horizontal plaues and results in architectural and visual a_pj)_eal. 5. Modification Requests This code amendment also provides for modifications to thc requirements pertaining to fa¢ade modulation and roof desigu (in the new Section 22-1639) as follows (see Page 17 of Exhibit A): (5) Alternative methods to organize and shape the structural ele~nents ora building and provide faCade treatment pursuant to Subsection 1635(b) and/or (3), above,_will be considered by the Director as part of an overall desig!~ that addresses the following criteria: ~. l~ade d~_¢o~rporates at least two of the options listed at Subsection 1635(b~; b. The location and dimeusions of structural modulations are proportionate to the hejght aud leng~ of the subiect fa_c~de, usi~g Subsections 1635(b) and (3) above, as a ggjdcliuc; c. Facade desi.~n incorporates a majority of architectural and accessory design elements listed at Subsection 22-1635(c)~2) and maximizes building and pedestrian orientation pursuant to Section 22-1636; and d. Overall building design utilizes a combination of structural modulation, faq:adc treatmeng, and roof elements that organize aud vary buildint~ bulk and scale, add architectu_ral interest, and appea~l al a pe_destrian scale, and when viewed from an adjacent residential zone, ~-way~. or other public area, results in a~pr~ject that meets the intent of these guidelines. 6. Modification of Use Zone Charts Thc following special regulation currcutly applies lo mauy uses in residential areas: II'any portion ora sm~cture ou lite stfl~ject property is within 100 feet ora Iow-deusity /.()itc, d~cu either: a) The height of that structure shall not exceed 15 feet above average building clcvatiou; or b) The facade of that portion of the structure parallel to the Iow-density zoue shall not exceed 50 feet in length. Design Guidelines & l)cfinition of llcight Code Amendments Plamfing Commission Staff Rcpotl File #03-100842-00-UP / ~ m 22o~3 I'agc 4 EXHIBi-[ RAG As pa[X of the 2002 code amendment% thc definition of low-density zone was modified fbr consistency with the comprehensive plan to mean only the Suburban Estates (SE) zone, which requires a minimum lot size of tivc acres. Previously, thc Iow-density zone definition ret~'rrcd to all single-family residential zoning districts (gE, R% 35.0, R5 15.0, R% 9.6, and RS 7.2) except for the RS 5.0 (1 unit per 5,000 square feet). With the 2002 code amendment, only uses within 100 feet of the SE zone would now be subject to this special regulation. In addition, there is already the requirement under FWCC Chapter 22, Section 22-1635(b) of the Community Design Guidelines that requires special architectural treatment of hcades over 60 feet in length. Consequently, there appears to be some duplication between these two requirements. Staff, therefore, recommends deleting the special regulation as described above in the Use Zone Chads for churches in residential zones (see Exhibit B'). 7. Maximum lleight A number of churches have asked for height variances tbr sanctuaries with high ceilings, muhi- level seating, raised pulpits or platforms for the preacher or pastor, and a steeple or religious symbol. The maximum height for churches in zones where they are allowed are as follows: Zone Church SE 35 ft RS 30 fl RIM 3.6 &2.4 30 ft RM 1.8 35 ft BC 35 fl2 CC-C 35 ft~ CC-F 35 ft~ There is already a provision to allow increased height for churches iu the Community Business (IGC), Git), Center Core (CC-C), and City Center Frame (CC-F) zones (Exhibit C). Theret~rc, staff recommends amending the height provisions to allow iucreased height for churches as described in the remainder of this paragraph only in the Suburban Estates (SE - I unit per 5 acres), the Single Family Residential (RS), and Multiple Family (~) Residential Zones. For these residential zones, staff recommends allowing au increase to 55 feet for sanctuaries if an additional one-foot setback beyond the required setback for that use in that zone is provided [bt every one additional foot in height above the base height allowed, ltowcvcr, the footprint of that po~ion of the sanctuary exceeding 40 feet in height may not exceed 50 percent of thc total area of the building footpri,d of the podion of the church use on thc subject I)ropcrty. t:o~ all other poaions of the buildiug, we arc also proposing to allow an increase to 40 feet if an additional one-thor setback is provided for every one-foot in additional height and thc additional height is necessary to accommodate thc pagicular usc to be conducted in thc build inf. I {uilding mounted crosses and other customary ~ cligious sym bols ami icons may cxcccd thc proposed height of thc building by anothc~ 15 t~ct (sec l';xhibit 1~). I Thc recently adopted code amendment for development agreements included a provision to allow thc City Council's public hearing on a development agreement to take thc place of thc public hearing fo~ master plan approval by thc hearing examiner. These changes, although approved, have not been codified for thc doubl%uadc_rlinc. 21 tcight may be incrca~;cd if approved duough Ihocess Design Guidelines & Definition of Itcight Code Amendments Planning Commission Staff R. cpo~l File #03-100842-00-UP / ~.>c m z~o~ I'a?.c 5 EXHIB ' PAGE OF In addition, since thc proposed amendments to the design guidelines will provide design flexibility roi' roofiines as au alternative to pitched roofs, staff is recommending that architectural extensions of fiat rooflines, such as parapets and articulated cornices, be allowed to exceed the height limit by three feet when the base height is 30 feet. Since two-story churches have a typical floor-to-ceiling height of 28 to 29 feet, this will allow and encourage added architectural clements instead of forcing designers to drop the underlying ceiling heigt}t to accom~nodate such roofline aesthetics. It is recommended that this height exception apply only to the 30-foot base height since rooflines above 30 feet would not require the exception to accommodate the additional eletnents. The three-foot exception is recommended since it is 10 percent of the 30-foot base height. Language has been inserted in the RS and RIM Use Zone Charts to address this (Exhibit B). 8. Proposed Miscellaneous Changes to Article XiX. Community Design Guidelines (a) FWCC Sectiou 22-1635. Building Design - All Zouing Districts - Staff proposes to add the following additional criterion to articulate blank walls (see Page 11 of Exhibit A): (c) (2) b. Window openings with visible trim ~naterial, or painted detailing that resembles trim; (b) FWCC Sectiou 22-1636. Building and Pedestrian Orientation - All Zoning Districts -The statement "(does not apply to resideutial zones)" is proposed to be deleted because nou- residential uses such as churches and schools are allowed in residential zones and should also be governed by this section (see Page 12 of Exhibit A). (c) FtffCCSection 22-1638. District Guidelb~es - Section 22-1638(9) is proposed to be amended as follows (see Page 13 of Exhibit A): (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable larg~_ institutional uses. This chaugc is being proposed because tile height of tile lighting structure is related to tile amount of illumination coverage. Similar to public parks and school stadiums, other large iustitutional sites would have to provide more 20-foot tall light fixtures than 30-foot tall fixtures to safely illuminate the site. Requiring shorter structures would add substantially to the cost of lighting for larger sites. In additiou, the taller structures would not be out of scale with larger facilities. Tile provision for 20-foot fixtures is, therefore, not proposed for larger institutional uses. Itowevcr, there would still be the flexibility to require 20-foot tall structures tbr smaller institutional sites. (d) FWCC Sectiou 22-1639. h~xtitutional Use -This is a uew section intended to govcn! all institutiotml uses. The following language (in tim new Section 22-1639) is being proposed to allow modifications to the parking lot landscaping requirements of FWCC Section 22- 1638(a)(7) (see Page 17 of Exhibit A): Design Guidelines & Definition of I lcight Codc Amendments Planning Commission Staff Report File//03-100842-00-UP i oo~ to 22o~3 Page 6 EXHIBIT__, PAG (6) The director mayA)e[Dit. 0r j-cctuire modifications to thc _parking area !Bl~dscaping standards of Subsection 1638(a)LT)_for landscFpc d~si~ijs tha~reservc and enhance cxistin~ natural features and systgmg provided that the total amount of ~5i 5ti[~g a~)O prgposcd la n d scapjl!g 55ithjn par~mg~fe~) meets ll~c ~pplicable 5quar~ footag~ requirement of FWCC Article XVII, Landscai~= and the location and arrangement of such landscapil~iejoved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native ~tion~natural top)~2and drainage p)ttems~wildlife habitat, migration corridors~ and connectivity to ad}acent habitats. The reason for this proposed ameudment is to encourage retention of existing natural features and systems on large mostly undeveloped sites, which is also consistent with low- impact development techniques being considered by the City. II1 I~,I;ASON FOI>, 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: 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; and, 3. To lot',yard a recommendation to City Council regarding adoption of the proposed zoning code text amendment. Dt';CISIONAL CI>,ITERIA FWCC Section 22-528 provides criteria for zoning text amendments. The following section analyzes the compliance of the proposed zoning text amendmem with the criteria provided by FWCC Section 22-528. The City may amend thc text of the FWCC only if it finds that: 1. 77~e proi;osed ~me,dme~t is co~siste,t wit/, the opplicable provisio~s of the comprehensive plau; The proposed FWCC text amendments arc consistent with, and substantially implement, the followiug FederM Wa), Compreheusive Plan (FWCP) goals and policies: LUG1 hW,'ove the appearance w~d fimctiou of Ibc built environment. I. UG 3 l'rcserve w~d protect l'k~dcral Way % smgk?-fim~ily neighborhoo&. LtH'I5 Protect resi~tential areos fi'om i,tlJOCtS of odjoceut tton-resideutial uses. Design Guidelines & Definition of ltcighl Code Amendments Planning Commission Staff' File t/03-100842-O0-UP / oo~ ~t~ 22o9~ Page 7 EXHIBi] ,- PAG 2. 77le proposed amendmen[ beat's a substantial relationshi]~ to public heahh, safeO,, or welfare,, and The public welfare will be fl, rthered by these proposed code amendments, as they will be based on practical application aud result in more aesthetically pleasiug institutional buildings throughout the City, while ensuring compatibiliW with adjacent residential areas. 3. The proposed amendmen! is in the best interest of the residents of the City. The proposed FWCC text amendment will supplement existing development standards and clarify various code sections. Clarification of City codes is in the best interests of the residents of the City. V PLANNING COMMISSION ACTION Consistent with the provisions of FWCC Section 22-539, the Planning Commission may take the following actions regarding the proposed zoning code text amendments: 1. Recommend to City Council adoption of the FWCC text amendments as proposed; 2. Modify the proposed FWCC text mnendments and recommend to City Council adoption of the FWCC text amendments as modified; 3. Recommend to City Council that the proposed FWCC text amendments not be adopted; or, 4. Forward the proposed FWCC text amendments to City Council without a recommendation. VI STAFF RECOM[MENDATION The following motion is suggested: Move to recommend to the City Council for adoption of the proposed FWCC text amendments. (If changes occur as a result of Planning Commission deliberations add, "as amended by the Planning Commission.") VII EXItIBITS Exhibit A - Exhibit B - Exhibit C - FWCC Section 22- I Proposed Amendments and FWCC Chapter 22, Article XIX - Community Design Guidelines With Proposed Amendments SE, RM, and RS Use Zone Charts for Churches With Proposed Amend~nents Existing BC, CC-C, and CC-F Use Zone Chads for Churches Design Guidelines & Definition of itcight Code Amendments Planning Commissio~l Staff Report File//03-100842--00-UP / o~: m 2~o9~ Page 8 EXHIBIT A EXHIBI '__ PAGE_ OF_ L - FEI)I~;I~,AL WAY CITY CODE Chapter 22, "Zoning" 22-1 Definitions. The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Average building elevation (ABE) means a reference datum on flre~narfaceqrroography of a subject propegy from which building height is measured. TJtc ~efetence datum shal~~ no ~~ feet above tt~~~~en '~ty exte~ im ~t~~e'elthe~ prim to any dcve[opnte~ mivity o~ at finist~e, whichever i~~ovided the [eference datum is equal to or l~e~ than ilm ~~ion' at any extet iox ~t~~~~~~ ~ is ~h~g~f th~igh~n~o~mistingm r~r~pos~mtio ns~vltidt~oa~k~h~ f~m ~t~ior~mlls~flh~trn~ur~t~d~lhat~B~hallaxotb~r~i~han_fix~box~clh~oxv~t ~istin~r~t~pos~tion. 30' Lowest Reference Highest Elevation datum fA[3E', Elevation 1 lcight of structure means the vertical distance above thc average building elevation measured to the highest point of theT~in~f a fiat roof or to thc deck linc of a mansard roof, or to thc :mcntLmh~Ldna~f thetfiLfl~t~tc~it ~ ~ ~fip~ ~ f midq~oint~etw~n~nda'idg~ fAh~dgh~t pfin~pal~abl~ f~l~itdt~,ldp~am b rd,~r~imila r~lo p~ xoo L~r~ingl~amily~iden rial str~dur~vh~h~otal~oo~r~ f~o rm~-~~q~ermt ~ flhOotal~r~flhe und~lyingmlop~_roo f,l~6ghtavillb~u~sur~lolh~idg~ flh~tigh~*dndpalgable. Sections: 22-1630 22-1631 22-1632 22-1633 22-1634 22-1635 22-1636 22-1637 22-1638 22-1639 22-1640 EXHIBiT-,. x,×. PAGE Purpose. Administration. Applicability. Definitions. Site design - All zoning districts. Building design - All zoning districts. Building and pedestrian orientation - All zoning districts. Mixed-use residential buildings in commercial zoning districts. District guidelines. Design criteria for public on-site open space. Design for cluster residential subdivision lots. 22-1641 - 22-1650 Reserved. 22-1630 Purpose. The purpose of this article is to: (1) Implement community design guidelines by: a. Adopting design guidelines in accordance with land use and development policies established in the Federal Way comprehensive plan and in accordance with Crime Prevention through Environmental Design (CPTED) Guidelines. b. Requiring minimum standards for design review to maintain and protect property values and enhance the general appearance of the city~ c. Increasing flexibility and encouraging creativity in building and site design, while assuring quality development pursuant to the comprehensive plan and the purpose of this article. d. Achieving predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. e. Improving and expanding pedestrian circulation, public open space, and pedestrian amenities in the city. (2) Implement Crime Prevention through Environmental Design (CPTED) principles by: a. Requiring mini~num standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety. b. CPTED design principles are functionally grouped into the following three categories: 1. Natural Surveillance. This focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. 2. Access Control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. 3. Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and, therefore, available for undesirable uses. c. CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of 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 corem it 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.' Design Guidelines & Definition of ltcight Code Amendments Exhibit A File #03-100842-00-UP / eec to 2:oos ©2002 Code Publishing Co. Page 2 EXHIB "i PAG E__..IEO 1. There is more chance of being seen, challenged, or caught; 2. Greater efforl is required; 3. The actual or perceived rewards arc less; and 4. Opportunities roi- criminal activity are minimized. (Ord. No. 96-271, ~ 3, 7-~-96; Ord. No. 99- 333, ~ 3, 1-19-99; Ord. No. 01-382, ~ 3, 1-16-01) 22-1631 Administration. Applications subject to community design guidelines and Cri~ne Prevention through Environmental Design (CPTED) shall be processed as a component of the governing land use process, and the director of community develop~nent se~ices shall have the authority to approve, modify, or deny proposals under that process. Decisions under this aaicle 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 aaicle. Decisions under this aaicle 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, 1q9-99; Ord. No. 01-382, ~ 3, i-16- 0D 22-1632 Applicability. This aaicle shall apply to all ~mme¢~al, offi~mM4ndu~r4al development applications~n~nm~al ~n~ except single-family residentiai~ subj~t to FWCC 22, Zoning~:and~Mt~M~it~or¢~e~ ~u!y !, !99~n~al~~~e fa~d~l~e~m~t~p~i~4~n~en~ ~i~~~-W 25, ! 999, CPTED gui~~~a~Mar~~~¢ ~ a!l~us!y des~4~h~t~~n~u~~t.j~ '~-' fa~t~~b!ic pad,tied after Jan~W 24 ~00~D ~ide4i~n~f~mn~andard~al~m~t~r~Mhat~ re~4~re~ppli~tien4~ie~derAoAh~f~i~at~f-th~mm~dmm~ts. Project proponents shall demonstrate how each CPTED design principle is met by the proposal, or why it is not relevant by either a wriEen explanation or by responding to a checklist prepared by die city. Subject applications for remodeling or expansion of existi'ng developments shall meet only those provisions of this aaicle fliat are dete~inM by the director to be reasonably related and applicable to the area of expansion or remodeling. ~fis aaicle in no xvay should be construed to supersede or modify any other city ~des, ordinances, or policies that apply to the proposal. (Ord. No. 96-27 l, ~ 3, 7-2-96; Ord. No. 97-291, ~ 3, 4-1-97; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 01-382, ~ 3, I-~6-01) 22-1633 Definitious. (1) Active use(s) means uses that by their very nature generate activity, and thus oppo~unities for natural su~eillance, such as picnic areas, extracu~icular school activities, exercise groups, etc. (2) Arcade means a linear pedestrian walkway that abum and runs along the hcade ora 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. ~ere may be habitable space above the arcade. (3) Awning means a roof-like cover that is temporaW or poaable in nature and that projects from the wall ora building for the purpose of shielding a doo~ay 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 hcade ora 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 au entwway, lobby, couayard, outside dining areas, etc. (6) Natural su~eillance means easy obse~ation of buildings, spaces, and activities by people passing or livin~workin~recreating nearby. (7) Parking structure means a building or structure consisting of more than one level, above and/or below ground, and usM for temporaw storage of motor vehicles. Design Guidelines & Definition of lteight Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-UP / Page 3 EXHIBIT entrance to a building or is clearly visible and accessible from tile adjacent right-of-way. Typical features include special paving, landscaping, lighting, seating areas, water features, and art. (9) Public on-site open space means a space that is accessible to the public at all times, predominantly open above, and designed specifically for use by the general public as opposed to serving merely as a setting for the building. (10) Right-of-way means land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles, wheelchair and pedestrian traffic, and land privately owned, used primarily for the movement of vehicles, wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way. (11) Sight line means the line of vision from a person to a place or building. (12) Streetscape means a term in urban design that defines and describes the character and quality of a street by the amount and type of features and furnishings abutting it. Such features hnd furnishings may include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, different paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. (13) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (14) Transparent glass means windows that are transparent enough to permit the view of activities within a building from nearby streets, sidewalks and public spaces. Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1634 Site design - All zoning districts. (a) General criteria. (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 atnenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. (4) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For exmnple, 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 hal)pen. (7) Design build ings and utilize site design that reflects ownership. For example, fences, paving, signs, good maintenance, and landscapiug 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 enviroument can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. Design Guidelines & Definition of lteigbt Code Amendments Exhibit A File #03-100842-00-UP / r~: ~n zzo% 02002 Code Publishing Co. Page 4 EXHIE PAGE OF_. (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 signagc. (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 tile 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 tile 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) ora parking structure as seen from tile 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 tile 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 tile primary strub, ture, 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 tile parking area, but should be linked with ground level uses or screening. Parking at grade under a building is discouraged unless tile parking area is completely enclosed within tile building or wholly screened with walls and/or landscaped berms. (5) Top deck lighting on multi-level parking structures shall be architecturally integrated with tile 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 tile 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 aud integrated with tim 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) PrimaW entrances to buildings should be clearly visible or recognizable from tile right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, aud pedestrian areas, shall be accessible and should be clearly delineated. (2) Pedestrian pathways aud pedestrian areas should be delineated by separate paved routes usiug 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. Paiut striping on asphalt as a method of delineation is not eucouragcd. Design Guidelines & Definition of iteight Code Amendments Exhibit A ©2002 Code Publishing Co. File//03- 100842-00-UP / Pagc 5 Figt:re I - Sc4'. 22- 1634 (.::I) EXHIB[ :, p AG E J- O i:ieum 2- Sx. 22- 1634 (,-'l) (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 suppleinental 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 require~nents 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 opti~nize 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 aud recycling receptacles shall include covers to prevent odor and wind blown litter. c. Service yard walls, enclosures, and similar accessory site clements shall be consistent with the primary building(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on-site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Design Guidelines & Definition of lleight Code Amendments Exhibit A File//03- 100842-00-UP / oo~ ~r) .~,mos ©2002 Code Publishing Co. Page 6 Fi~-c 3 - Sec. 22 - i634 pAGE I.$, 0 (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels andjuuctiou 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 ! landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. (g) Miscellaneous site elemeuts. (!) Lighting shall comply with the following: a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954(c). b. Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off~site glare. c. Light standards shall not reduce the amount of landscapiug 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: Design Guidelines & DefinitiVe Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842--00-UP / ~,~ m z~o~ Page 7 EXHIBi-f _ P AG E_f_ O a. Drive-through windows aud stacking lanes are not encouraged along facades of buildings that face a right-of-way. If dray 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 elemems ' reflect the primary building and provide appropriate screening. b. The stacking lane shall be physically separated from file parking lot, sidewalk, and pedestrian areas by Type III laudscaping aud/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 offsite. d. A bypass/escape lane is recommended for all drive-through facilities. e. See FWCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99- 333, ~ 3, 1-19-99; Ord. No. 01-382, ~ 3, 1-16-01) 22-1635 Building design - All zoning dislricls. (a) General criteria. (l) Emphasiz% rather than obscure, natural topography. Buildings should be design~ to "step up' or "step down" hillsides to accommodate significant changes in elevation, unless this provision is preclud~ by other site elements such as stormwater design, optimal traffic circulation; or the proposed function or use of the site. Fig'~ 5 - .gcc 22 - 1625 (a~ (2) Building siting or massing shall preserve public viewpoints as designated by the Comprehensive Plan or other adopted plans or policies. (3) Materials and design features offences and walls should reflect that of the primary building(s). (b) Building facade modulation and screening optious, defined. Ali building facades that are both longer than 60 feet and are visible from either a right-of-way or residential useor 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 mccl the dimensional standards as specified herein; except, however, if more thau two are used, dimensional requiremems for each optiou will be determined on a case-by-case basis; provided, that the gross area ora pedestriau plaT~q may not be less than the specified minimum of 200 square feet. See FWCC 22-1638(c) for guidelines pertaining to city center core aud city center frame. (1) Facade modulation. Minimum depth: two feet; nfinimum 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 cousidered; provided, that the intent of this section is met. Design Guidelines & Definition of lteight Code Amendments Exhibit A ©2002 Code I ublishing Co. File//03 - 100842-O0-UP / mc m 22o% Page 8 EXHIBIT_ (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 properly 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. Sec. (3) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that arc visible from a right-of-way. Miuimum length: 50 percent of the length of the facade using this option. (4) Pedestrian Plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but il must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Design Guidelines & Definition of i lcigh! Code Amendments Exhibit A File #03-100842-O0-UP / po< t~ 2~o9s 02002 Code Publishing Co. I~agc 9 EXHIBI-L -~ PAG E__{~O F~_ - 16'35 ,[t2'~ (c) Building articulation and scale. (1) Building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessoW elements in the overall architectural design, as described in subsection (c)(2) of this section. Design Guidelines & Defi~-~'~ition of lteight Code Amcndtncnts Exhibit A 02002 Code publishing Co. File #03.100842430-UP / ~o~ to z~95 Page 10 EXHIBIT._,,R_ ............ P AG E I__t O l-~gum I1 - S.c¢. )2 - 16~:5 (CI At::c,e~'so q' rc~ me,'xt ~ ,gcc. ~] I fi~ ,lc) Filzurc 13 - ~x~.'. :-" - 1635 Ve.dJ¢~l t.e:nd~.e, aping (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)(l) of this section: a. Showcase, display, recessed windows; b. Window openings with visible trim material~ or painted detailing that resembles trim; bc. Vertical trellis(es) in front of the wall with climbing vines or similar planting; c_~. Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screcu the wall's surface; de. 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 a~ls commission may be used as an advisory body at the discrctiou of thc planning staff); el. Architectural features such as setbacks, indentations, overhangs, projections, articulalcd cornices, bays, reveals, canopies, and awnings; icg. Material variations such as colors, brick or metal banding, or textural chaugcs; and ' gh. Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activitics. (3) See FWCC 22-1638(c) for supplemental guidelines. (Ord. No. 96-27 I, {} 3, 7-2-96; Ord. No. 99-333, {} 3, 1-19-99; Ord. No. 01-382, {} 3, 1-16-01) Design Guidelines & Definition of Itcight Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-.00-UP / Do,: m :no% I"agc 11 22-1636 Building and pedestrian orientation - All zoning districts. (a) Building and pedestrian orientation. (1) Buildings should generally be oriented to rights-of-way, as more particularly described in FWCC 22-1638. Features such as cntries, 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 (doesq~ot-apply4oa,esidential-z. ones). (2) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. _ PAG E_2.D_O (3) All buildings adjacent to the street should provide visual access from the street into hmnan services and activities within the building, if applicable. (4) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. (Ord. No. 96-271, {} 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1637 Mixed-use residential buildings in commercial zoning districts. (a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (1) Retail, commercial, or office activities shall occupy at least 20 percent of the gross ground floor, area of the building (unless exempt from this requirement by FWCC district zoning regulations). (2) If parking occupies the ground level, see FWCC 22-1634(c). Fi .~mrc_ 15 - .~cr_. 22 - 1637 (~) Re~en~( O~,ouncl te,~e! ~cz4~ ~l~m~oh; Design Guidelines & Definition of lteight Code Amendments Exhibit A File//03- 100842-00-UP / ©2002 Code Publishing Co. Page 12 EXHIBIT. PAGE SF (3) Landscaped gardens, courtyards, or enclosed terraces for private use by residents sboul be designed with m ini~num exposure ~o the right-of-way. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99-333, ~ 3, 1-19- 99; Ord. No. 01-382, ~ 3, 1-16-01) 22-1638 District guidelines. In addition to tile foregoing development guidelines, tile following supplemental.guidelines apply to individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (BC). (1) Surface parking ~nay 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, flee, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right~of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated ~nesb and powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk: (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable large institutional uses. Fi um 16 - .qcc. 22 - 1638 (a) (10) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seatiug, trellises and other features. Such areas shall be located and designed so windows overlook them. Design Guidelines & Definition of lteight Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842--O0-LIP / r~¢ m ~oos Page 13 EXHIBIT___ PAGE (11) Common recreational spaces shall be located and arranged so that windows overlook them. F'i~otc 18 - .cee. 22: 16.t8 (a) (12) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. Figure 19 -.gcc. 22 - 16.t8 [~) (13) All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Design Guidelines & Definition of Height Code Amendments Exhibit A File//03-100842-O0-UP / t~oc m ~ogs 02002 Code Publishing Co. Page 14 EXHIBIT__ .. (,4) Carports and garages in front yards should be discouraged. (15) The longest dimension of any building facade shall not exceed 120 feet. Buildings oil tile same site may be connected by covered pedestrian walkways. (16) Buildings should be designed to have a distinct "base", "middle" and "top" The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection by comparison may be simple. (Note: single-story buildings have no middle.) The top should avoid the appearance ora flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. (17) Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forms shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (b) Office park (OP), corporate park (CP), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d). (2) Buildings with ground floor retail sales or services should orient major entrances, display windows and other pedestrian features to the right-of-way to the extent possible. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For non-single-family residential uses only: (5) Subsections (a)(5) through (A)(I 7) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of development with surface parking areas. However, as new development or re-development occurs, the visual dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be located as follows: a. The parking is located behind thc building, with the building located between the right-of-way and the parking areas, or it is located in structured parking; or b. All or some of the parking is located to the side(s) of the building; or c. Some short-term parking may be located between the building(s) and the right-of-way, bnt this shall not consist of more than one double-loaded drive aisle, and pedestrian circulation shall be provided pursuant to FWCC 22-1634(d). Large retail complexes may not be able to locate parking according to the above guidelines. Therefore, retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between the building(s) and the right-of-way, ltowever, this form of development shall provide for small building(s) Design Guidelines & Definition of ltcight Code Amendments Exhibit A ©2002 Codc Publishing Co. File//03-100842-00-UP / oo~ ,o 2~o% Page 15 EXHIBI RAG E along the right-of-way to break up and reduce tile visual impact of the parking, and pedestrian circulation must be provided pursuant to FWCC 22-1634(d). For purposes of this guideline, retail complex means tile entire lot or parcel, or series of lots or parcels, on which a development, activity or use is located or will locate. (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and should incorporate windows and other methods of articulation. (3) Building facades that are visible from a right-of-way and subject to modulation per FWCC 22- 1635(b), shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuant to FWCC 22- 1635(b); and b. The facade incorporates an arcade, canopy or plaza; and/or one or more articulation element listed in FWCC 22-1635(c)(2); provided, that the resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experience. (4) D~'ive-through facilities and stacking lanes shall not be located along a facade of a building that faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible from a right-of-way shall iucorporate any combination of the following elements at the ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (6) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22- 163S(c)(1). (7) When curtain wall glass and steel systems are used to enclose a building, the glazing panels shall be transparent on 50 percent of the ground floor facade fronting a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-fmnily residential uses only: (9) Subsections (a)(5) through (a)(17) of this section shall apply. (d) For all residential zones. (1) Non-residential uses, Subsections (a)(5) through (a)(l 0) and (a)(l 3) through (a)(l 7) of this section shall apply. (2) Non-single-family residential uses. Subsections (a)(5) through (a)(l 7) of this section shall apply. (Ord. No. 96-271, {} 3, 7-2-96; Ord. No. 99-333, {} 3, 1-19-99; Ord. No. 01-382, {} 3, 1-16-01) 22-1639 Institutioual uses. (~ In all zoning districts where such uses are permitted the followiug shall apmpL~!. (~) Sections 22-1634, 22-1635, and 22-1636. ~ Subsections 1638(a)(1) through (a)(5) and (a)(D through (a)~. (3) Building facades that exceed 120 feet in length aud are visible from an adjaceut residential zon~ht-of-way or publi~ park or recreation area shall incorporate a significant structural modula(ion (gffse0. The minimum depth of the modulafiou shall be al~}roximalely ~ual to leu percent of thc total Icngdt of the subject faqade and lhe minimum ;vidth shall be ~roximatcly twice the miuimum depth. The modulation shall be integral 1o the building structure fi'om base 1o roofline. ~ Roof desigu shall utilize forms and materials tha~ avoid {l~e general appea~uce of a "flat" tool Rooflin~ wiO~ an integral and obvious architectural pitch are an approv~ method lo meet this guideliue. ARernative distinctive roof forms such as varied and multiple steDped Design Guidelines & Definition of Iteight Code Amendments Exhibit A File #03- 100842-00-UP / t~: m z~o% ©2002 Code Publishing Co. Page 16 EXHIBIT PAGE jL O similar merlin(Is will be considered I))~(l~f diryci~Lprovided thai lite roof desigq minimizes unjnterDtpted i?,-~zo~dal planes aud results in architectural and visual appeal. (~) Alternative med,)lis lo organize and shape the slructural elements ora i)uilding p,'ovi31c fag~(ie treatment lq~,~Omnt ~o Subsection. 16~(b) ~m~l/or_(3),.above, wil! be considered by thc director as part of an overall design that addresses thc following c,'ile,'ia: a. Facade dean i~<~aies at least two of the options lislcd at Subsection 1635~ b. The location and dimensions of structural modulations are proportionate height an~l length of il~e s~~aea(l% us~ Subsections 1635~ and (~above~s guideline; c. Facade design ipco~po,'aies a majority of architectural and accessory~l~!~ elements lisled at Subsection 22-163S(~_ and maximizes buildin~nd pedestria~ orientation pursuant to Section 22-1636~ and d. Ove,'all buildin~desiKn utilizes a combination of structural modulation, f~adQ treatmenq and roof elements thai organize and va~' building bulk and scale~ add architectural interest, and ~eai at a pedestrian scale, and when viewed from au adjacent residential zone~hls-of-way, or other public area, results in a project~ha~ meets ll~e intent of these guidelines. ~The director may permit or require modifications to tl~e pa~area landscal~ standards of Subsection 1638~ for landscape designs i~ai~)re~mwe and enhance existing natural features and systems, provided dml tl~e total amount of existing and proposed landscal~~ within parking area(s) meets tl~e ~licable sguare foota~uirement of FWCC Article XVII, Lands~, and tl~e location and at-rangemenl of such landscap~ is ~roved by the director. Existing nalural features and svste,ns include environmentally sensitive areas: stands of significant trees and native ve~ion, natural tgAL0~p~L and d rainage_paU~rns~ wildlife habiia~ration cort-~(io~'s~ a~d coBnectiviiv lo ad jacent habitats. 22-16394~0 Design criteria for public on-site open sl)acc. The following guidelines apply to public on-site open space that is developed pursuant to the height bonus program established ill AtXicle XI, Division 8, of this chapter. (1) Open space developed under this section should be located so that it: a. Abuts a public right-of-way, or alternatively, is visible and accessible t'FOI/] fl public right-of- way; b. Is bordered on at least one side by, or is readily accessible fi'om, structure(s) with entries to retail or office uses; housing, civic/public uses, or another public open space; and c. Is situated for maximum exposure to sunlight. (2) Open space site design and configura/ion inugl nlccl a ina ority of tile following guidelines: a. Thc gross area of'the ol)cu space docs not incorpo~ ate any o/her site clements such as setbacks, landscal)ing, Imffc~s, paving, or storm drainage facilities, 11131 would odmrwise be inCOrlX)ralcd into site design without exercising thc open space option; b. The gross area of dm open si)acc cncoml)asscs at least 2.5 l)crccnl of thc lot area, uI) lo a total ,'t~ .... ,~, 'co q/e~c,,..~ s(tuarc foolagc ot'25,000 square c. 'l'hc open space area llltlSl bc clearly visible and accessible d. 'l'hc in'imray re'ca is at least 25 lEO in widlh' c. A Illil/{llltllll Of 15 I)C~ccnl of thc lolal mca of thc open si)acc is lamtscal)Cd usim[ Type IV lamtscat)ing or other landscaping alicl native; and f. Thc open space may not I)c used for parking or loading of commercial vehicles. Commercial vehicle loading areas abutting thc open space must bc screened by a solid, site-obscuring wall. (Ord. No. 96- 271, ~ 3, %206; Ord. No. 99-333, 5 3, t-t9-99; Ord. No. 01-382, 5 3, 1-16-01) I)csign Guidclincs& I)cfi,ition of I lcight Code Amcndmcnts Exhitfil A File t/03-100842-00-UP / t)~: n) 22o05 0'2002 Code Publishil~g Co. Page 17 EXHIBI-Fi_ _ PAG 22-16401 Design for cluster residential subdivision lots. (a) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (b) Front entryways should be the prom inent feature of the home. Attached garages should not coinpose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be setback a minimum 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, § 3, 1-16-01) 22-1641-2- 22-1650 Reserved. Design Guidelines & Definition of lleight Code Amendments E×hibit A File #03-100842-00-UP / oo~ m z2ocs ©2002 Code Publishing Co. Page 18 EXHIBIT.__~_ PAG E_¢_~() F-~. EXHIBIT B SE, R1VI, & RS USE ZONE CHARTS FOR CHURCHES FWCC Sections 22-601, 22-635, & 22-671 See. 22-601. Churches, etc. The following uses shall be permitted in the suburban estate (SE) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read down to find use... THEN, across for REGULATIONS MINIMUMS MAXIMUMS :,,; RE UIRED YA S ~ "' ~ ZONE z ~ < .., ~ USE~~¢ ~.V.°' > &~,'-- ,,,° <'"" .'.'< <~ ~[] ~- m < SPECIAL REGULATIONS AND NOTES Church, Process IV 5 acres 30 ft. 30 ft. 30 fl. 75% 35 ft. A 1. This use must obtain a master plan approved through Process IV. The master plan must sl~ow the ultimate synagogue See note 1 above transportation development of the site including ali buildings, parking and circulation areas, other major improvements and or other average management buffers. Fo_r_nro_p_o_s_al_s_also re__qu_iri_n_g_a_d_ev~el~op_m_ent__agr~m~n~bg_citg~9~acil'~publi~hejqrj~g &n__,%de~_ve~_op_m_ qn3 place of building plan (TMP) agr_e_e_m_ e_nt_sh~al12tak_e__tbe_plac~e_o_f t__h_e_p_u_b_li_c h__e_arin~ for mast~e__r pjan_app_rov~aLb~Lth__e_h_e_arjn_g=e~x_a?~n=% religious elevation, shaI1 be 2. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the worship submitted as congregation. If this is a detached dwelling unit, its setbacks are as established for detached dwelling units in the See notes ,part of the zone. 4, 5, and 6. application. 3. The subject property must be adjacent to a collector or arterial right-of-way. The TMP shall 4. }fany ?m,-tiervog-a-strueture en the subject prepe.'!.y !s !eeated !es~J:mn-~.0 ft: fr.,,.~qr~qd~acc-nt4cw,=density-.7onm address the then e;ther~ following: o Th,~ h,~lMat ~f'tla~t ~r);^~ ~etl-i~ etr,,t~t,,r~ ehol! r~* ~v~.r{ 1 ~ O ?.bore average bu444~ ~m42-1¢~t4or,,~ parking 4. Maximum height of any portion of the building may be increased from 35 feet to 40 feet, if all of the following demand and are met'. management, a. The additional height is necessary to accommodate the particular use conducted in the building; and and traffic b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 feet, movement to c. An increase in height shall ,not block views designated by the comprehensive plan, the adjacent 5. Maximum height of the sanctuary or principal worship area may be increased to 55 feet~ if ail of the following street system, criteria are met: · a. Each required yard abutting the structure is increased one fl. for each one ft. the structure exceeds 35 ft. a average building elevation. b. An increase in height shall not block views designated by the comprehensive plan. c. The footprint of that portion of the sanctuary exceeding 40 feet in height may not exceed 50 percent oftho~ area of the building footprint of the portion of the church use on the subject properly. ITl 6. Building-mounted crosses and other custo~'ary religious symbols and icons for churches and religious inst'[utions may exceed the approved height limit by an additional 15 ft., provided that such symbol is a minor architectu accent and only one such symbol is permitted on the principal structure for this use. ~ & 7. Refer to § 22046 et seq. to determine what other provisions of this chapter may apply to the subject pro 6., ~. Refer to Article XVII, Landscaping, for appropriate requirements. ' Z. ~. For sign requirements that apply to the project, see Article XVIII. lk I0. For community design guidelines that apply to the project, see Article XIX. Process I, [I, III and IV are described in §§ 22-351 - 22-356, For other information about parking and parking areas, see § 22-1376 et seq. 22461 -- 22-370, 22-386 - 22-411, For details of what may exceed this height limit, see § 22-1046 et seq. 22-431 -- 22-460 respectivel~v. For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-4' 15.35), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; 'qo. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01) Sec 22-6{3l doc/l,ast printed 02/28/2003 08:30 AM Design Guidelines & Definition of Height Code Amendments Exhibit B Sec. 22-635. Churches, etc. The following uses shall be permitted in ~he single family residential (RS) zone subject to the regulations and notes set forth in this section: USE ~ · Church, synagogue or other place of religious worship DIRECTIONS: FIRST, read dov, a to find use . . . THEN, across for REGULATIONS -- MINIMUMS M, USE ZONE CHART See note 2_ [on the zoning map See note PECIAL REGUL.4TIONS AND NOTES ZONE RS Process I, II, III and IV are described §§ ~ 22-35l- 22-356. 22461 - 224?0, 22-431 - 22-,~60, reactively TARDS See notes 3 - 6 A transportation management plan (TMP) slnall be submitted as part of thc application. Tile TMP shall address the following: raffic control mrking lemand and management, and traffic movement to tine adjacent street system Minimum lot size per dwelling unit is as follows: a. In RS 35.0 zones, the minimum lot size is 35.000 sq. ft. b. In RS 15.0 zones, the minimum lot size is 15,000 sq. fl. c. In RS 9.6 zones, the minimum lot size is 9,600 sq. fi. d. In RS 7.2 zones, tine minimum lot size is 7,200 sq. fi. e. In RS 5.0 zones, the minimum lot size is 5.000 sq. ft. 2. If the subject property, along with any.contiguous area intended for future use for the religious :~cd, ifies or related purposes, is more than 5 acres, the use must obtain a master plan approved through Process IV. The master plan mu< shox~ thc uhhnatc development of the site including all buildings, parking and circulation areas, other major improvements and buffers For proposals also_rcqu rfing a development agreem~nt~tbe_qi_ty=c_ou_ttcjl_'s~p_ubjic hearin~o_n~a_deve_lop~nt=agre~ '9gutfi~aI1 take thc place of the public }',earing for master plan approval bv the hearing_~xammer. 2. :fh~-s~Ti(p;8-~6~t,,7~v=~n~aih ,~Teiio~-or similar dwelling unit for use by the religious leader of the congregation. If this is a detached dwelling unit, its setbacks are as established for detached dwelling units in tine zone. 4. Tile subject property must be adjacent to a collector or arterial right-of-way. 5_4~,ga ,roq>ort4on~.C44tmetu~e on t!'~4ubje4t-pro-pe- .vtd'z4s !ocate,44osg4hatMTlO4'M&o~r~qn-adjaocnl lo;~'4tcnsiL'';-7°nc~qhen4id~cr4 a. The_hoib~ht_oktlmt_pordon of t.h~tructtp~.4hallq~t-~ce-ex! ! 5 -b--T&~fa~de~of4hat-pc4~ion of the4Ir4~cture-9ar*~¢! to the Iow der.~:y.4, ~one4hallmobe-~4¢d4a fi-in 5. Maximum height of any portion of the buildi_ng may be increased from 30 feet to 4.0 feet i.,j~zf aJJ o!*tl)c_[oJlo)_qng_arc a. The additional height is necessary to accommodate the particular use conducted in tile building5 and _b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 30_feet: c. An increase in heig~!ht shall not block views desigpated by the compreh~cns~2lan~ 6 Max mum heioh.~t of tile sanctuary or principal worship area may be increased_ ~ 55 feet jj' a!! o',' thc a. Each re~fired yard abutting the structure is increased one ft. for each one_ft, t~e_str_tLCttF_e cxcce~,$ 3( 5 a.'°51c elevation. b. An increase in h~ej~nt shall not block views dcsio=n~ated by the co .m_pr_chcjssiv~c pl3n: c. The foot, tint oftbat~2ortion of the sanctua~' exceeding 40 feet in heiaht may not exccc( % percent o ' c total area of thc , fo~o_t ~r~t of the portion of the church use on tine subi~roperty. . rc ~ tectural extensions of flat roofl nes such as~arapets and art cutated cornices may exceed the 30 It. base heia~ht~'~l~ bl'tl'~e '2. 8. Bud ag-mot nted crosses and other customau' religious symbols and icons for.churclnes ~d_r_cl!gJ93!Mt~!!~u!~ons ~e a~ roa~D~_d height limit by an additional 15 It., provided that such symbol is a minor arcldtectural accent and cml? one permitted on the principa~l structure for this use. ~ (= 7. Parking may be located within required side and rear yards, but not closer than 15 ft. to any l'ropcrt5 linc. Z, ,~. Refer to cs 22-946 et .~eq. to determine what other provisions of this chapter may apply tn fi~c <nb. inet 'roi, crt> ITl 8- ~. Refer to Article XVII, Landscaping, for appropriate requirements. ~ ~ ~-0. For sian requirements that apply to tile project, see Article XVIII. 4fk 11~ For community design guidelines that apply to the project, see Article XIX. For other information about parking and parking areas, see § 22-1376 ct scq For details of x~hat ma? exceed this height limit, see § 22-1046 et seq. For details regarding required yards, sec § 22-113I et seq. ;Lla~O--~...&9 g4~sa.~~ (Oral. No.90-43,§2(20.2 .7.gr,:(3:d ?, o3- ?(.57 ,h l;).,ba0-03;Ord. No 07-20 , 5L.:.l-qT;Ord. No. 99-377. § 3.1- Sec. 22-671. Churches, etc. The following uses shall be permitted .~n the multifamily residential (RIM) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read doxvn to find use... THEN, across for REGULATIONS ~ MiNiMUMS MAXIMUMS ~ REQUIRED YAKDS o ~ < ZONE m m O ~ ~ = ~ ~ ~ ~ SPECIAL REGULATIONS AND NOTES C~urc~, Process' IV ~7200 ~0 ~. ~0 ~. 30'~. 7~% In'~ 3.6 A 1. I~the subject prope~y, ~Iong w~th any contiguous area ~ntended ~o~ ~tore ~se ~or the religious ~cfivhics or rctated synagogue sq. 2. See notes 2 and 5. and 2.4 transportation ~s more than 5 acres, the use must obtain a master plan approved through Process IV. The master plan must shoxv the ultimate or other See note 1. zones, 30 R. management development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For ~lace of above plan (TMP) proposals also requiring a development agreement, the ciW council's public hearing on a development agreement shall take the religious average shall be place of the public hearing for master plan approval by the hearing examiner. worship building submitted as 2. The subject prope~y may contain a recto~ or similar dwelling unit for use by the religious leader ofthc congregation. If this elevation, pan of the is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. In ~ 1.8 application. 3. The subject prope~y must be adjacent to a collector or a~erial right-of-way. zones, 35 ~. TheTMP a ........ ~r ...... ~ ~ ......... ~;~,~c~m,~, .................... ...... ~ .... ~;~prepe~y islocated ~esst~n 100 ~. froma!owde~c~he~4~~__~ . above shall address ,. The height of that po~ion of the structure shall not exceed ! 5 fi. nbove 2~ge building trnffic 4. Maximum height of any potion of the building may be increased from 30 feet in ~ 3.6 and RM 2.4 zones and 35 feet elevation, control, ~ 1.8 zones to 40 feet, if all of the following are met: parking a. The additional height is necessa~ to accommodate the pamicular use conducted in the building~ See note5 4~ demand and b. Each required yard abutting the structure is increased one R. for each one fl. the structure exceeds 30 ~. in RM 3.6 and ~M I 5, 6, and 7 management, 2,.4.zones and 35 feet in ~ 1.8 zones above average building elevation. and traffic c. An increase in height shall not block views designated by the comprehensive plan. movement to 5. M~imum height of the sanctua~ or principal worship area may be increased to 55 feet, if ail of the following criteria are met the adjacent a. Each required yard abutting the structure is increased one ~. For each one fl. the structure exceeds 35 fl. above avern~ street system, building elevation. b. An increase in height shall not block views designated by the comprehensive plan. c. The footprint ofthat pomion of the sanctua~ exceeding 40 feet in height may not exceed 5~perccnt of the total area of the building footprint of the potion of the church use on the subject propemy. 6..Architectural extensions of flat rooflines such as parapets and a~iculated cornices may exceed the 30 ~. base height limit by three R. ' ' I 7, Building-mounted crosses and other customa~ religious symbols and icons for churches and rdi~ious inst tut o~v~dl the approved height limit by an additional 15 fl., provided that such symbol is a minor archit~tural'acccnt and on~e~s}~] ' symbol is permitted on the principal structure for this use. ~ X & 8. Parking may be located within required side and rear yards, but not closer than 15 fl. to any propemv line. g ~ Refer to ~ 22-946 et seq. to determine what other provisions of this chapter may apply to tf~e subjec~ prope~y~ ~ 10~ Refer to A=icle XVII, Landscaping, for appropriate requirements. ~ 11~ For sign requirements that apply to the project, see A~icle XVIII. ~ 12. For community design guidelines that apply to the project, see Anicle XIX. ProcessI, lI, llIandlVaredescribedin~ 22-351 - 22-356, I Forotherinformationaboutparkingandparkingareas, see022.1376etseq. 22-361 -22-370, ' For details of what may exceed this height limit, see } 22-1046 et seq. 22-386 - 22-411, For detnils regarding required yards, see } 22-1131 et seq. (Ord. No. 90-43, } 2(25.35), 2-27-90; Ord No. 93-lT0,57(Exh. B), 4-20-93; Ord. No. 97.291, 5 3, 4-I-97; Ord. No. 99-333, ~ 3, 1-19-99: Ord. No. 01-385, ~ 3, 4-3-01; Ord. No. 02-426, 5 3, 10-I5-02) K ",CD Pl:mnh~oXDeqi~zF~ Gtfiddim, r< & DcfizSllon t~f Ilch~hlXl{dilcd .gcc 22-671 doc/l .asr r~r lcd 02/2R/2((3 0R;50 AM Design Guidelines & I)cfirfition o['llci?hI ('t~dc Amcnd,t cms I'.lhihil EXHIB IT C BC, CC-C, & CC-F USE ZONE CHARTS FOR CHURCHES FWCC Sections 22-755, 22-799, & 22-812 22-755 Schools - Da.',' care facilities - Churches. The following uses shall be per'mitted in the community business (BC) zone subject to the regulations and notes set forth in this section' USE ZONE CHART DIRECTIONS: FIRST, read down to find use... THEN, across for REGULATIONS Z Minimums ~ ~ i Required Yards ZONE i BC USE ~ '~ .~ ~ = ~ ~ ~ a SPECIAL REGULATIONS AND NOTES Schools, Process None 120ft. 10ft. [oft. 55it. above Schoolsandday ~.Ifanyp~rti~n~fastmcture~nthesubjectpr~pertyis~cated~essthan~ft.fr~manadjacentresidenti~z~ne`thenthatp~rti~n business or II ISee notes 1 and 11 average :are: Deter- of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 20 ft. from the property line of the residential zone. vocational Possible building elf- mined on a 2. Except for gyms, if approved through process III, the height of a structure may exceed 35 ft. above average building elevation schools, or Process vation for case-by-case to a maximum of 55 ft., if all of the following criteria are met: trade III gyms if basis a. The additional height is necessary to accommodate the particular use conducted in the building; and schools located 100 b. Each required yard abutting the structure is increased five ft. for each one ft. the structure exceeds 35 ft. above average building elevation; and See note :t. or more Atransportation c. The increased height is consistent with goals and policies for the area of the subject property as established by' the Day care 2 from an management comprehensive plan. facilities, I adjacent res- plan (TMP) 3. For any structure, including gyms, an increase in height above 35 ft. shall not block views designated by' the comprehensive plan. except ~dential zone shall be submit- 4. Church facilities may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. 5. Day care facilities must contain an outdoor play area with at least 75 sq. ft. for each child using the area at any one time. This Class II ted as part of the play area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment an'd structured play home ! 35 ft. above application. The areas must be set back at least five ft. from each property line. occupations I average TMP shall 6. Day care facilities may include accessory living facilities ns defined by § 22-1. I building elf- address the icl- 7. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Serx'ices and/or the State Superintendent of Public Instruction. Church, vation for all lowing: traffic 8. Ali activities pertaining to schools, business or vocational schools, or trade schools, such as auto-repair or other uses that may synagogue other struc- control, park7 impact adjacent properties, must take place within an enclosed building. or other turfs ins demand and 9. No maximum lot coverage is established. Instead, the buildable area will be de,ermined by other site development requirement s. >lace of management, ~.e., required buffers, parking lot landscaping, surface water facilities, etc. religious See notes 1 - and traffic 10. For community design guidelines that apply to the project, see Article XIX. 11. For landscaping requirements that apply to the project, see Article XVII. worship I 3 movement to I2. For sign requirements that apply to the project, see Article XVIII, the adjacent 13. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. [ street system. 14. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers may not be located in any required yard. Landscaping may be required by the director of community development se~'ices to screen the installation if the proposed location will be visible from a public right-of-way and/or neighboring proper'ties. Siting is subject to review and approval under process I, Site Plan Review, unless proposed as a component of another project: in which case the ~ I siting of the container will be reviewed as part of the overall'development proposal and subject to the underlying review process.J Process I, II, III m~d IV are desc~bed' in ; I For other information about p~king and parking areas, see § 22-1376 et seq. · §8 22-351 - 22-356, 22-361 - 22-370, 22-386 - 22-411, For details of what may exceed this height limit, see § 22-I046 et seq. 22-431 - 22-~60 respectively. For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-43, § 2(45.65), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5, 7-2-96; Ord. No. 97-291, § 3, 4-1-97: Ord. No. 01- 385, § 3, 4-3-01; Ord. No. 01-399, § 3, 8-7-01) 22-799 Schools - Day care facilities - Churches. The following uses shall be pe~'mitted in the city center core (CC-C) zone subject to the regulations and notes set forth in this sectiot~: USE ZONE CHART DIRECTIONS: FIRST, read down to find use,., THEN. across for REGULATIONS Z Minimums o ZONE ~ ~ / Required Yard~ , E CC-C -'- SPECIAL REGULATIONS AND NOTES ~chools, ~rocess None 20 ft, 10 ft. [0 ft.. 55 ft. above Schools and da5' 1. The city may, using process III, modify required yard, height, landscape and buffer and other site design and dimensional business or II ISee notes I and 9 average care: requirements for a proposed development that meets the following criteria: vocational Possible building Determined on a, The proposed development will be consistent with the adopted comprehensive plan policies for this zone: and elevation a case-by-case b. The proposed development will be consistent with applicable design guidelines; and school Process I I for gyms if basis c, The street, utilities, and other infrastructure in the area are adequate to suppor~ the proposed development. III Day care i .located 100 2, For any structure, any increase in height above the maximum allowed shall not block views designated b) the comprehensive facility, See note i ~ fi. or more Churches: ran, I from an Atransportation 3. Day care facilities must contain an outdoor play area with at least 75 sq, ft. for each child using the area at an5' one time. This except Class 1 ] i adjacent management flay area must be completely enclosed by a solid fence or other screen at least six ft. in height, Play equipment and strt~ctured pla?' II home occupations ] residential ran (TMP) areas must be set back at least five ft. from each property line, zone hall be 4, Day cm'e facilities may include accessory living facilities for one staff person. Churches [ ] ;ubmitted as 5, All activities pertaining to schools or business or vocational schools, such as auto-repair or other uses th.ne ma> impact adjacent and other ] [ 35 ft. above )art of the )roperties, must take place within an enclosed building. )laces of [ average application. The 6. Day care facilities and schools must comply with the requirements of the State Depanment of Social and Health Se~' cos an&/or building TMP shall the State Superintendent of Public Instruction, religious worship elevation address the 7, No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, ~ for all other following: t.e., required buffers, parking lot landscaping, surface xvater facilities, etc. I [ structures traffic control, 8, For community design guidelines that apply to the project, see Article XIX, parking demand 9. For landscaping requirements that apply to the project, see Article XVII. ] See notes 1 and 10. For sign requirements that apply to the project, see Article XVIII. I and 2 management, 1 I, Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject propert.v. I and traffic 12, Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers ma.',, ] movement to not be located in any required yard. Landscaping may be required by the director of community development services to screen :the adjacent :he installation if the proposed location will be visible from a public right-of-way and/or neighboring propeaies. Siting is subject , street system, leo review and approval under process I, Site Plan Review, unless proposed as a component of another project; in which case the I lsiting of the container will be reviewed as pm of the overall development proposal and subject to the underlying review process. Process I, II, III and IV are described in For other information about parking and parking areas, see § 22-1376 et seq. §§ 22-351 - 22-356, 22-361 - 22-370, For details of what may exceed this height limit, see § 22-1046 et seq. 22-386 - 22-411, . For details regarding required yards, see § 22-1131 et seq. 22..431 - 22-460 respectively, ............... ,~ ,~r~ r~,>. r",...~ ',*^ c~r. ")'-trh ,e, < "7_9_OA. ~rrt Nit', Q?-901 8 '~ 4-]-07: C)rct. No. 01- rtl 385, § 3, 4-3-01; Ord. No. 01-399, § 3, 8-7-01) Ord. No. 90-43, § 2(50.70), 2-2%90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; C , , ~ 22-812 Schools - Day care facilities - Churches. The following uses shall be permitted in the city center flame (CC-F) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DrRECTiONS: FIRST, read down to find use... THEN, across for REGULATIONS Z: Minimums ~ ~ i P, equired Yards ZONE s ' CC-F $ =>I ~ '~_ ~5 I~ ~z ~, =~'r° =:,,~ ~, SPECIAL REGULATIONS AND NOTES Schools, [ProceSSpo None 10ft. 10ft. [Oft. 5'5fi. above ;chools and day ~.Thecitymay.usingpr~cess~m~difyrequiredyard~height~andscape~ndbu~erand~thersitedesignnn~dm~.`~n:`~ ~usiness or Ilssible ISee notes 1, 3 and' average care: requirements for a proposed development that meets the following criteria: ' a. The proposed development will be consistent with the adopted comprehensive plan policies for this voCational ~ I- building Determined on a ;, b. The proposed development will be consistent with applicable design guidelines: and school Process elevation case-by-case c, The street utilities and other infrastructure in the area are adequate to suppor~ the proposed development. III I for gyms if basis 2. For any structure, any increase in height above the maximum allowed shall not block views designated !'5' tSe ccm?re!:ensive >lan. Day c~ See note [ located 100 facilitv, fi, or more Churches: 3. Day care facilities must contain an outdoor play area with at least 75 sq. ft, for each child using the area at an.,.' one time. This · >lay area must be completely enclosed by a solid fence or other screen at least six ft. in height. Pla.,., equipment and structured except Class ~ from an A transportation vlay areas must be set back at least five ft. from each property line. II home adjacent management plan 4. Day care facilities may include accessory living facilities as defined by § 22-1. ~occupations residential (TMP) shall be 5. Day care facilities and schools must comply with the requirements of the State Department of Social n~d ,qca',th Scm'ices and/or the State Superintendent of Public Instruction. zone submitted ns part 6. All activities pertaining to schools, business or vocational schools, such ns auto-repair or other uses that may' ir,upset adjacent of the application, properties, must take place within an enclosed building. Chumhes or ] 15 ~. above The TMP shall ?. If any portion of a structure on the subject property is located less than I00 ft. from an adjacent residentiaI zone. then that other places [ . of religious I i average address the >ortion of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back n minimum , ft. from the property line of the residential zone. 8. No maximum lot coverage is established. Instead, the buildable area will be determined by' other site development worship i [ building following: traffic of 20 , elevation control, parking requirements, i.e., required buffers, parking lot landscaping, surface water facilities, etc. i for all other demand and 9. For community design guidelines that apply to the project, see Article XIX. ,] structures management, and 10. For landscaping requirements that apply to the project, see Article XVII. u-a/fie movement 11. For sign requirements that apply to the project, see Article XVIIL 12. Refer to § 22-946 et seq. to determine what other provisions of this chapter ma.',, apply to the subject pro?e?. See notes Ia the adjacent 13. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers I, 2 and 7 ~treet system, may not be located in any required yard. Landscaping may be required by the director of community dcvelof, ment ~crvices to screen the installation if the proposed location will be visible from a public right-of-way and/or neighboring propcmics. Siting is subject to review and approval under process I, Site Plan Review, unless proposed as a component of another project: in which case the siting of the container will be reviewed as part of the overall development proposal and subject to the u~derIying review >recess. Process I, H, III and IX,' aze desc."5, bed in For other information about parking and parking areas, see § 22-1376'et seq. §§ 22-351 - 22-356, 22-361 - 22-370, [ For details of what may exceed this height limit, see ~ 22- 046 et seq 22-386 22-,11 1, 22-431 - - 22-460 respectively.[ · .. For details regarding required yards, see § 22-1 I31 et seq. (Ord. No, 90-43, § 2(50.70), 2-2700 Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5, 7-2-96; Ord. No. 97-29I, § 3, a-I-97: Ord. No. 0I- l"n 385, § 3, 4-3-01; Ord. No. 01-399, § 3, 8-7-01) Federal Way MEM ORA ND UM March 12, 2003 TO: John Caulfield, Chair of tile City of Federal Way Planning Colnmission FROM: Kathy McClung, Director of Com~nunity Development Services Margaret H. Clark, AICP, Senior Planner Lori Michaelson, AICP, Senior Plmmer ~UI~JECT: Amendments to Federal Way CiO, Code (I~VCC) Chapter 22, Article XIX- Design Guidelines m~d Defiuition of Height (File #O3-100842-00-UP) Follow-up to Planning Commission's Questions During the March 5, 2003, Public Itearing MEETING DATE: March 19, 2003 (Continuation of March 5, 2003, Public Hearing) J. BACKGROUND During the Planning Commission March 5, 2003 public hearing, the Planning Commission requested that staff follow up on the following: 1. Provide a side elevation of dormers on a home that is considered too massive. 2. Provide clarificatiou on height of lighting fixtures. 3. Clarify how modulation and landscaping are related? 4. Address hoxv modulation may affect the eugineering of a building as it relates to seismic impacts. 5. Incorporate those staff-agreed upon changes from Steve Hammer's letter. I1. STAFF RESPONSE 'l'l~e responses to tile first four requests are as tbllows. Staff will provide proposed amendments as discussed during the Planning Commission public hearing prior to tile March 19'~' continuation of the public hcarino 1. Side Elevation of Donnerv Please refer to attached Exhibi! A tbr a side view of a residential structure with multiple dormers on both sides of tile roof. 2. tteight of Lighting Fixtures for Institutional Uses EXHIBIT .......... PAGE OF FWCC SectioJt 22-1638. DistHc! Guidelines - Section 22-1638(9) is proposed to be amended as follows): (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable large institutional uses. The Commission asked how lighting fixtures for those uses not limited to the 20 feet maximum height limit would be determined. Staff Response - Pursuant to FWCC Section 22-1, "Definitions," institutional uses are defined as schools, churches, colleges, hospitals, parks, government facilities, and public utilities. This section also defines structure as anything that is built'or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. As a result, a lighting fixture is considered to be a structure and is governed by the maximum allowable height of the principal structure in a particular zone. Based on a review of the Use Zone Charts where institutional uses m-e allowed, the base height is either 30 or 35 feet depending on use and zone (staff will provide a comparison table at the March 19, 2003, public hearing). In addition, the standard height for streetlights on local streets is 30 feet. As a result, staff recommends that the maximum allowable height for lighting fixtures associated with large institutional uses in any zone, where they are allowed, be 30 feet. Do lattdscaping requirentents for buildings adjacent to tights-of-way attd residential zones provide sufficient visual screening to reduce or eliminate the need for building modulation ? StaffResl~onse - Existing and proposed landscaping is always considered when assessing "visibili~' to adjacent areas and determining the nature and extent of fagade treatment, including modulation. For example, a minimum-width, sparse landscape buffer would not interrupt visibility, but a mature and solid buffer would. Most facades will be visible from the adjacent sidewalk and right-of-way because only a ten-foot wide "partial" buffer is required against streets in single-family residential zones. However, requirements for landscaping against residential zones range from 10 to 20 feet in width, and from "partial visual separation" to "solid screening," depending on the zone. When proposed and/or existing landscaping exceeds the minimum, such screening will continue to be a factor in determining degree of visibility and associated fagade requirements. Is there a cost intpact to designing a building with a major structural modulation in order for it to conq~ly with seismic requirentent$? Staff Response - According to the City's Building Official, as well as an outside architect (with input from a structural engineer), there should not be a quantifiable impact on the seismic design by incorporating a significant structural modulation (as defined in the proposed code change) for bnildings over 120 feet long. There may be other cost impacts, but the seismic design cost would typically not be impacted. K:\CD Planning~Design Guidelines & I)cfinitia~ of Iteighfl031903 Report to Planning Commision.doc/04/04/20034:50 PM Page 2 CI~ O~ FederalWay SIDE VIEW IPL MULT' E OF RESIDENTIAL STRUCTURE DORMERS ON BOTH SIDES OF WITH ROOF G) 3_':. m cT,:; 04:: Federal Way EXHIBIT. .... PAGE I MEMORA ND UM March 19, 2003 TO: FROM: John Caulfield, Chair of the City of Federal Way Planning Commission Kathy McClung, Director of Community Development Services Margaret It. Clark, AICP, Senior Planner Lori Michaelson, AICP, Senior Planner SUBJI~CI': .Anmndments to Federal ff/ay CiO' Code (FWCC) Chapter 22, Article XIX - l)esign Guidelines and Definition of Height (File #03-100842-00-UP) Additional Follow-up to l'lanning Commission's Questions During the March 5, 2003, Public Hearing MEI-';¥ING DATi'~: March 19, 2003 (Continuation of March 5, 2003, Public ltearing) I. BACKGROUND During the Planning Commission March 5, 2003 Public lteariug, tile Planning Commission requested that staff follow up on the following: Provide a side elevation of dormer elements on a home that are considered too massive. 2. Provide clarification on height of lightiug fixtures. 3. Clarify how modulation and landscaping are related. 4. Address how modulation may affect the engineering of a building as it relates to seismic standards. 5. Incorporate those staff'-agreed upon changes fi'om Steve l lalmner's letter. I!. STAFF I~.ESPONSE Thc ,-espouses to the first four requests were provided to you iii a IMarch 12, 2003, memorandum. Additional proposed alnendments as discussed during the March 5, 2003, Planning Commission meeting are shown as highlighted and arc incorporated ill the following sub-sections I and 2. In addition, in sub-section 3, staff has included an explanation oil the procedure used to address a situation where someone is unable Io comply with a specific design standard, and an explanation of the definition of church is provided iii sub-section 4. EXHIBIT__$.. PAGE., 1. Sieve ltamntcr's Co#ttncnt3' Mr. ltammer's suggested amendment is shown on Page I of Exhibit A. Height of structure means tile vertical distance above the average building elevation measured to the highest point of the-c-oping-of a fiat roof or to the deck line of a mansard roof, or to tile average-hei~tt-of4he-hi~m-st-gable o f-aTdlchedq~4tippe4t-r~f mid-point betxveen cave and ridge of the hil~hest l)ri ncilml roof.of a gal.}Lc_ !? f-~[i)Bc..J_i~.!,.10p, gambrel, or similar sloped roof. For single-family residential structures where the total roof area of dormers exceeds 35 percent of the total area of the underlyinl~ sloped roof, height will be measured to thc ridge of the highest principal l~able. 2. Change itt Terntinology for Crosses The Commission requested that the term "religious icons" should be used instead of"crosses." The following language has been substituted both to address this concern and to clarify how the additional 15 feet height to accommodate religious symbols and icons would be measured. This language has been substituted in the Suburban Estates (SE), Single Family Residential (RS), and Multiple Family (RM) Use Zone Charts. In addition, as discussed during the Planning Commission public hearing, it has been added to the Com~nunity Business (BC) Use Zone Chart itl order to allow a similar 15-foot height allowance as in the residential zones. The other zones, City Center Core (CC-C) and City Center Frame (CC-F), already have provisions to exceed the maximum allowable height limits through a Process III review. The proposed language can be found in Exhibit B and is as follows: lh[il(h,,-mounted crosses and othe~,,.-cns.l,o[narv,~:llc]i_g, mus symbols and ]cons for ~ provided that such symbol is a minor architectural accent and only one such symbo'l is permitted on the principal structure for this use. 3. Procedure for Granting Modi. fications/Variances to Design Guidelines The design review process is intended to be collaborative, and many of tile "design solutions" are a product of some degree of negotiation between the City and applicant. Ill addition, some guidelines are more flexible than others, for example where the code says, "should" instead of "shall." Also, tile guidelines are written to give an applicant a menu of choices and alternatives, such as the proposed modulation alternative. In the unlikely event that ail applicant simply could not comply with a guideline for some reason, the applicant could appeal the decision o£the Director on the Design Guidelines, or request a variance. We have not run into this proble~n since the guidelines were adopted in 1996 and we don't anticipate that the current amendment will pose any additional problems for compliance, since it will actually add more flexibility to the current code. Page 2 4. Definition of Ch urcb PAGE Mr. \\'adc Fishc~ of }~rooklake (;hut'ch asked fl)r clarification of whal was considered a lllodern church today. Since many churches have associated schools, should they be treated as one use? Following are tile definitions of church, synagogue, or edger place of worship arid schools as found in Federal Wa), CiO, Code (FWCC), Chapter 22, Article I. Church, synagogue, or od:,er place of worship meaus an establishment, tile principal purpose of which is religious worship and for which the priucipal building or other structure contains the sanctuary or principal place of worship, and which may include related accessory uses. Schools means iustitutions of learning, excluding those offering post-secondary education, offering instruction in the several branches of learning and study required by the Basic Education Code of the State of Washiugton to be taught in public, private and parochial schools, iucluding those disciplines considered vocational, business- related, or trade in nature. It has always been the City's position that a church and school are two different uses, and are, therefore, treated differently in the code related to setbacks and other standards. If both a church and school are proposed ou the same site, they are treated as dual principal uses arid riot accessory to each other. This would require those port!ohs of the site that contain the church and its accessory uses to comply with the development standards for churches in the zone that it is located, and those portions of the site containiug the school and its accessory uses to comply with those developlnent standards for schools in the zone that it is located. If you have additional questions, please call Senior Planner Margaret Clark at 253-661-41111. EXIIIBITS Exhibit A Exhibit I3 - FWCC Section 22-1 Proposed Amendments and FWCC Chapter 22, Article XIX - Commuuity Design Guidelines With Proposed Amendments - SE, RS, RM, and BC Use Zone Charts With l'roposcd Amendmeuts K:\CD Planning\Design Guidelines & l)cfinition ofltcight\l'laaaiag CommissionXMatcrials lbr 031903 McctingkAdditional lnfonnation for 031903 M¢cting.doc/O3/19f2003 12:24 I'M Page 3 EXItlBIT A EXHIBI ,._ $ FI~I)ILP, AL WAY CITY COI)E Chapter 2:2, "Zoning" 22-1 Definitions. Tile following words, terms and phrases, when used ill this chapter, shall have tile meauings ascribed to them in this section, except where the context clearly indicates a different meaning: Average building elevation (.ABE) means a reference datum on fl~e su, fuce-t~ a subject property from which building height is measured. The ~cfc~cacen:lalum~rMt-bc a poiut f~ovcqt~owc~l~ukcu at~~o~ wall of thc st~mc c~tm~ in iUl to any d~clop~m a~i~~T~~~fichcvc~ is 1~ lno~ll~ucc damn is equallo ~lcst elevation at any e~ walt~l~~~cvel~ activh~ A~slh~xm~g~f t h~dgh~ndJox~ ~isfingm rq~ r~posed~mlio ns~x4ddt ~MsAoxv~tMak~m~h~as~f/h e ~t~Jo r~valls~ flh ~trn~u[~rmdd~XhalABEMmllm o t~r~Ahan~x~abox~h~ox~ t ~isting~r~r~pos~ml~mtion. Allowed Building Height Lowest Elevation Reference Highest datum (ABE) Elevation lteight of structure means tile vertical distance above the average building elevation measured to tile highest point of th~ycopinffof a fiat roof or lo the deck line of a mansard roof, 0r to the ~~f th~~~hched~~m~ midq~oint~d~ ~a~ndxidg~ flh~figh~t principal roof~f~ gable~f~itched,ltip,gambrcl,~txsimila~slop~xoo/F~rmingle~andly residential_structures where Iht lotal]-oofarca ofdormers~xceeds 35 percent oflhe lotal area of the_underlying sloped roof, hcighl~vill be]nmtsured to the ridge~f_the_high~t4)~Sncipal gable. Sections: 22-163(I 22-1631 22-1632 22-1633 22-1634 22-1635 22-1636 22-1637 22-1638 22-1639 22-1640 22-1641 22-1630 I~ul'p()se. Administration. Apiflicability. l)efinitions. Site design - Ali zoning districts. Building design - All zoning districts. Building and pedestrian orientation - Ail zoning districts. Mixed-use resideutial buildings iu commercial zoning districts. District guideliues. Design criteria for public on-site open space. Design for cluster residential subdivision lots. - 22-1650 Reserved. Purpose. The purpose of this article is to: (1) hnplement community design guidelines by: a. Adopting design guidelines in accordance with land use and development policies established in tile Federal Way comprehensive plan and in accordance with Crime Prevention through Environmental Design (OPTED) Guidelines. b. Requiring minimum standards for design review to maintain and protect property values and enhance the general appearauce of the city. c. lucreasing flexibility and encouraging creativity in building and site desigu, while assuring quality development pursuant to the comprehensive plan aud 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 tile city. (2) hnplement Crime Prevention through Environmental Design (CPTED) principles by: a. Requiring minimum standards for desigu review to reduce the rate of crime associated with perseus and property, thus providing for the highest staudards of public safety. b. CPTED design principles are functionally grouped into the fbllowing three categories: 1. Natural Surveillauce. This focuses on strategies to design the built environmeut 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 ou strategies to reduce tile perception of areas as "owuerless' aud, therefore, available for undesirable uses. c. CPTED principles, desigu guidelines, aud performance staudards will be used during project development review to identify aud incorporate desigu features that reduce opportunities for crimiual activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: 1. Thc greater the risk of beiug seen, challeuged, or caught; lbo less likely they arc to commit fl crilne. 2. The greater the effort required, the less likely they are to commit a crime. 3. The lesser the actual or perceived rewards, tile less likely they are to commit a crime. d. Through tile use ofCPl'ED priuciples, tile built euviroument can be designed and managed to ellsure2 Design Guidelines & Definition of ltcight Code Amcndmcnts Exhibit A Filc//03-100842-00-UP / Doc m 2~3oo ©2002 Code Publishing Co, Page 2 EXHIBIT I. 'Il]ere is more chance of being seen, challenged, or caught; 2. Greater effort is required; 3. The actual or pcrccived rcwards are Icss; and 4. Opportunities for criminal activity arc minim izod. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 99- 333, ~ 3, 1-1%99; Ord. No. 01-382, ~ 3, 1-16-01) 22-1631 Administration. Applications subject to community design guidelines and Crime Prevention through Environmental Design (CPTED) shall be processed as a component of the governing land use process, and the director of community development services shall have the authority to approve, modify, or deny proposals under that process. Decisions under this article will consider proposals on tile basis of individual merit and will encourage creative design alternatives in order to achieve the stated purpose and objectives of this article. Decisions under this article are appealable using the appeal procedures of the applicable land use process. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, I-16- 01) 22-1632 Applicability. This article shall apply to all comme~r~al,-o~c-c,--and4ndustr4al development applications,-irvcommeq-c4al zones except single-family residential~ subject to FWCC 22, Zoning;._ andaMfich-wexc-submitte44'or-re44eqv afterduly-l, ! 996r-an~all~apply4oqnbmon-sing4e-fanvily reside-nOalde~edolm~eq~t-applicatim~harv.~on~ whic~ was subndtted a.qerdanuary 25, ! 999. CPTED guide4/ne-s-amt-pe-r-fermaace standards shal! also-apply to~a!! previousl~ibed-applicqt4ons4tbove, [ncfluding communi.%, fac41itie-s-and-public, q~rks submitte, d aflexqanua~, 24,-:2000.4~4'4'~uide4ines-and-pe-ffor-manc~e standards~shallmot-apply-to~rojeq3ts4hat4tave re4:~ived~t)reapplicafion-rc4,4ev~prior-to4he-c4'4'ec4ive~:tate~f4h~mm]dmm~ts. Project proponents shall demonstrate how each CPTED design principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing develop~nents 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, I-! 9-99; Ord. No. 01-382, § 3, 1-~6-0~) 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) Cauopy means a permanent, cantilevered extension ora 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 cntryway, lobby, courtyard, outside dining areas, etc. (6) Natural surveillance means easy observation of buildings, spaces, and activities by people passing or living/working/recreating nearby. (7) Parking structure means a building or structure consisting of more than one level, above and/or below ground, and used for temporary storage of motor vehicles. Design Guidelines & Definition of ltcight Code A~ncndmcnts Exhibit A File//03-100842-00-UP / t~: m 2as00 ©2002 Codc Publishing Co. Page 3 EXHIBIT- 5 PAGE_ 70F_2.f,L (8) Plaza means a pedestrian space that is available for public usc and is situated ncar a ingin cntrancc to a building or i's clearly visible and accessible fi-om tile adjacent right-of-way. Typical fe~tttll-Cs include special paving, laudscaping, lighting, seatiug m-cas, water features, and art. (9) Public on-site open space means a space that is accessible to the public at all times, predominantly open above, and designed specifically for tl.'-;c by the general public as opposed to serving merely as a setting for thc building. (10) Right-of-way means land owned, dedicated or conveyed to the public, used primarily for thc 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 meaus the line of vision from a person to a place or building. (12) Streetscape means a term in urban design that defines and describes the character and quality of a street by the amount and type of features and furnishings abutting it. Such features and furnishings may include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, different paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. (13) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (14) Transparent glass means windows th~tt are transpareut enough to perlnit the view of activities within a building from nearby streets, sidewalks and public spaces. Tinting or some coloration is permitted, provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1634 Site design - All zoning districts. (a) General criteria. (1) Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. (2) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seatiug 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 landscapiug. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, siguificant landscaping, uuique 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 cri~ne. 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 develop~nent. 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, aud therefore, reduce thc potential for it to hal)Pen. (7) Design buildings and utilize site desigu that reflects owaership. For example, fences, paving, sigus, good maintcuancc, aud 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 effoxl is required to commit a crime. A cared for environmeut can also reduce fear ofcrime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidatiug thau areas that do not display such characteristics. Design Guidelines & Definition of lteight Code Amendments Exhibit A File #03-100842-00-UP / ©2002 Code Publishing Co. Page 4 (b) Surface parking lots. (1) Site aud landscape design for parking lots are subject to the requirements ofArticle XVll 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 2.2-1638 for supplemental guidelines. (c) Parking structures (iucludes parking floors located within commercial buildings). (1) The bulk (or mass) cfa 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 dev. elopment 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 ofarticulatiou and accessory elements, pursuant to FWCC ?.2-1635(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 fenciug is not permitted for garage security re,icing. (8) See FWCC 22-1638(c)(4) for supplemental guidelines. (d) Pedestrian circulation and public spaces. (1) Primary entrances to buildings should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (2) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes usiug 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 ou asphalt as a method of delineation is not encouraged. Design Guidelines & Definition of itcight Code Amcnd~ncnts Exhibit A File #03-100842-00-UP / m,,: ~)~soo 02002 Code Publishing Co. Page 5 Yigt:r¢ I - Sec. 22- 1634 p.~lr~ p:~erway~ ~om R.o.W. PAGE _?OF 2& Ficure 2- Sa. 22- 1634 (3) Pedestrian connections should be provided between properties to establish pedestrian liuks 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, freestaudiug 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 optitnize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: a. Service yards and loading areas shall be desigued 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 iuclude covers to preveut odor and wind blown litter. c. Service yard walls, cuclosures, and similar accessory site clements shall be consistent with thc primary building(s) relative to architecture, materials and colors. d. Chain-link fencing shall not be used where visible from public streets, on~site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Design Guidelines & Definition of Itcight Code Amendments Exhibit A 02002 Code Publishing Co. File #03- 100842-00-UP / t~: ~o zuoo Page 6 l~.-c :1 -Sec. z~ - 16~ (0 EXHIBI-[.. ' ...... PAGE (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. b. Site utilities including'transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. (g) Miscellaneous site elements. (1) Lighting shall comply with the following: a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954(c). b. Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. c. Light standards shall not reduce the amount of landscaping required for the project by Article XVII 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: Design Guidelines & Definition of lleight Code Amendments Exhibit A 02002 Code Publishing Co. File//03-100842-O0-UP / Do~ iD Page 7 EXHIBIT _$ PAG E_../L.O a. l)riv¢-through windows and stacking lanes arc not encou1'a~eo along lacades of buildings thht face a righl-of-way. If they are permitted in such a location, then they shall be visually screened from such street hy Type 11I landscaping and/or architectural element, or combination thereof, provided such elements reflect thc 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 landscapiug and/or architectural element, or combination thereof, provided such clements 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 F\VCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, ss 3, 7-2-96; Ord. No. 99- 333, ss 3, 1-19-99; Ord. No. 01-382, ss 3, 1-16-01) 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 siguificant 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 tile site. i-ia':v, rc 5 - ~c 22 - 1625 (2) Building siting or massiug shall preserve public viewpoints as desiguated by tile Comprehensive Plan or other adopted plans or policies. (3) Materials and desigu features of fences and walls should reflect that of the primary building(s). (b) Building facade modulation and screening options, defined. All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade tmat,nent according to this section. Subject facades shall incorporate at least two of the four options described herein; cxcept, however, facades that arc solidly screened by Type I landscaping, pursuant to Article XVII of this chapter, Laudscaping, may use facade modulation as the sole option under this section. Options used uuder this section shall be incorporated along tile entire leugtb of the facade, in any approved combination. Options nsed must meet thc dimensional staudards as specified herein; cxcept, however, if more than two arc used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that thc gross area ora pedestrian plaza may not be less than the specified minimum of 200 square feet. Sec FWCC 22-1638(c) for guidelines petlaining to city center core and city center flame. (1) Facade modulation. Minimum del)th: two feet; minimum width: six feet; maximum width: 60 fcet. 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. Dcsign Guidelines & Definition of lteight Code Amcndmcnts Exhibit A File #03-100842-00-UP I 02002 Code Publishing Co. Page 8 EXHIBi'; PAGE Figu:c 6 - .'icc. 22 - 16.15 (b) (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 iii meeting the landscape width requirement of this section. Figur< '?- Sc, c-. 22-160.5 (b) (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. Miniinum length: 50 percent of the length of the facade using this option. (4) Pedestrian Plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Design Guidelines & Definition of ltcight Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-1008424X)-UP / ~ ~o z~oo Page 9 P/4GE Fiffsm $ - Sec. 22 - 1635 F~,?m 9 - S~. 2~ - 1635 (c) Building articulation and scale. (1) Building facades visible from rights-of-way and other public areas should incorporate ~nethods of articulation and accessory elements in the overall architectural design, as described in subsection (c)(2) of this section. Design Guidelines & Definition of itcight Code Amendments Exhibit A File #03-100842-O0~UP / ©2002 Code Publishing Co. Page 10 PAGE ".-2,& F(snrv I: S, CC. '2_-3 I fi~J L.e ~dt-.~pin9 (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)(l) of this section: a. Showcase, display, recessed windows; b. Windo~v ol)enin~s with visible tritn material, or painted detailin~ (bat resembles trim; b_c. Vertical trellis(es) in front of the wall witl~ climbing vines or similar planting; cd_. Set the wall back and provide a landscaped or raised planter bed itl front of the wall, with plant ~natcrial that will obscure or screen tile wall's surface; de_. 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 adviso~3~ body at the discretion of the planning staff); %f. Arclfitcctural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; fg. Material variations such as colors, brick or metal banding, or textural changes; and gh- Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. (3) See FWCC 22-1638(c) for supplemental guidelines. (Ord. bio. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) Design Guidelines & Definition of lleight Code Amendments Exhibit A File #03-100842-00-UP / r~ ~o :moo ©2002 Code Publishing Co. Page I I EXHIBIT_' PAGE_/_$ (a) Buildingand pedestrian orientation. ( I ) Buildings should generally be oriented to rights-of-xvay, as more particularly describcdin FWCC 22-1638. Features such as entries, lobbies, and display windows, should be oriented to tile right-of-way;' otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into tile street-oriented facade (does-not al~plyqoq,esi(lentiat~ones). (2) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. 14- $,x' 22 (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 salne site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus-like development. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1637 Mixed~use residential buildings in commercial zoning districts. (a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet the follo~ving guidelines: (1) Retail, commercial, or office activities shall occupy at least 20 percent of the gross ground floor, area of the building (unless exempt fi'om this requirement by FWCC district zoning regulations). (2) If pal-king occupies the ground level, see FWCC 22-1634(c). Fi[ur.: 15 -.~:. 22 - 1637 Design Guidelines & Definition of lteight Code Amendments Exhibit A File//03-I O0842-OO-LIP / ooc m ~oo 02002 Code Publishing Co. Page 12 (3) Landscaped gardens, courtyards, or enclosed terraces for private usc by residents should be designed with minimum exposure to the right-of-way. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19- 99; Ord. No. 01-382, § 3, 1-16-01) 22-1638 District guidelines. In addition to thc foregoing development guidelines, the following supplemeutal guidelines al)ply 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 should incorporate windows and other methods of articulation. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) I f utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh aud powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoffshields. Tiffs shall not apply ~o imblic i~:uks and school stadimns !m~!._gd!~!; co.~)pa!':!/[[e I:!!.'g~ in_Si__i.t.~!.l_io~Edli!..5..es.....'!'l,e maxiiiitlln hei~,,hl fin' large inslilldion:d uses sh:lll be 311 feel and shall iil¢lu~l/a}'ui([ffshichls. Fig.a~- 16 - .cc-(:. 22 - 163,q (10) l'rincipal entries to buildings shall bc Ifighlighted with plaza or garden areas containing planting, ligbtiug, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. Design Guidelines & Definition of Itcigt,t Code Amendments Exhibit A File #03-100842-00-UP / oo~,o ~oo ©2002 Code Publishing Co. Page 13 (1 1) Common recreational spaces shall be located and arranged so that windows overlook them. (12) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to them so those exterior portions of tl~e site are controlled by individual households. Figure 19 -Scc. 22 - i6.343 (13) All new buildings, including accessory buildings, such as carports and garages shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Figure ~ - Sec, 22 - !638 Design Guidelines & Definition of lt¢ight Code Amendments Exhibit A File #03- !00842-00-UP / t)oc ~o 22,oo ©2002 Code Publishing Co. Page 14 EXHIBI-i' PAGE (14) Carports and garages in fl'ont yards sbou Id be discouraged. (l 5) Thc longest dimension of any building facade shall not exceed 120 feet. I3uildings on tile same site may be connected by covered pedestrian walkways. (16) 13uildings should be designed to have a distinct "base", "middle" and "top" The base (typically the first floor) should contain tile greatest number of architectural elements such as windows, matcriah;, details, overhangs, cornice lines, and masonry belt courses. Tile midsection by comparison may be simple. (Note: single-story buildings have no middle.) The top should avoid tile appearance ora fiat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. Figure 21 - ~'c. 22 - 167,8 (at (17) Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped roof forlns shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (b) Office park (OP), corporate park (CP), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d). (2) Buildings with ground floor retail sales or services should orient major entrances, display windows and other pedestrian features to the right-of-way to the extent possible. (3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-way or pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For non-single-family residential uses only: (5) Subsections (a)(5) through (A)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of development with surface parking areas, ltowever, as new development or re-development occurs, the visual dominance of surface parking areas shall be reduced. Therefore, surface parking areas shall be located as follows: a. The parkiug is located behind the building, with the building located between the right-of-way and tile parking areas, or it is located in structured parking; or b. All or some of thc parking is located to the side(s) of the building; or c. Some short-tcrnl parking may bo located between tile buildiug(s) and thc right-of-way, but this shall ,lot consist of more than one double-loaded drive aisle, and pedestrian circulation shall be provided pursuant to FWCC 22-1634(d). Large retail colnplexes may not be able to locate parking accgrding to the above guidelines. Thcreforc, retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between the building(s) and the right-of-way, ltowever, this form of development shall provide for small building(s) Design Guidelines & Definition of llcight Code Amendments Exhibit A File #03-100842-00-UP / t)o~ to ==~oo 02002 Code Publishing Co. Page 15 llltlSl be provided pl. tl'stlalll. Io ]:~VCC 22-1634(d). For purposes oflhis guideline, r¢lail complex Ill(gallS IIIC entire lot or parcel, or series off lols or parcels, on which a development, aclivity or use is localed or will locate. (2) Entrance facades shall fi-om on, face, or be clearly recognizable from tile right-of-way: and should incorporale windows and olher methods of articulation. (3) Building facades that are visible from a right-of-way and subject to modulation per FWCC 22- 1635(b), shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuant to FWCC 22- 1635(b); and b. The facade incorporates an arcade, canopy or plaza; and/or one or more articulation elcmem listed ill I:WGC 22-1635(c)(2); provided, that tile resulting building characteristics achieve visual interest and appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestrian experience. (4) Drive-through facilities and stacking lanes shall not be located along a facade ora building that faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible fi'om a right-of-way shall incorporate any combination of tile following elements at tile ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (6) Facades of parking structures shall be al~iculate, d above the ground level pursuant to FWCC 22- 16~5(c)(1). (7) When curtain wall glass and steel systems are used to euclose a building, the glazing panels shall be transparent on 50 percent of the ground floor facade fl-oming a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-family residential uses only: (9) Subsections (a)(5) through (a)(l 7) of this section shall apply. (d) For all residential zones. (1) Non-residential uses, Subsections (a)(5) through (a)(l 0) and (a)(l 3) through (a)(l 7) of this section shall apply. (2) Non-single-family residential uses. Subsections (a)(5) through (a)(l 7) of this section shall apply. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1639 Institutional uses. ~ In all zouing dislricls where such uses are permitted the foliowiugshall app~ ~ Sections 22-1634, 22-1635, and 22-1636. (2) Subsections 1638(~ lhr~ugh (~(~ ~uilding facades thal exceed 120 feet in leugth aud arc visible from an adjacent residen(ial ~9ue~h(-of-way or pul)li~ l)ark or recreation area shall incorl)ora(e a siguificant s(ruc(ural modulation_~fse0~ Thc minimum depth of(he modula(leu shall be alH)roximately equal (o (ca l)e~kqen( of (hc_(o(a.[Jeng(hof (/)c subjcc~.fiwade and (he mil!inlum wid(!ksh~dl I)~ !q)l)r0xima(ely lwiqy fl~9 mhfimt~m dcp(h. Thc modula(ion shall I)e inlegral lethe Infi~ding slructure from base lo roofline. (~ Roof design shall ulilize forms and materials tidal avoid the general :~l~pearance of a "flaC' reel Roofliues wifl~ an inlegral and obvious architectural pilch are an approved mefl~od Io meet this g~ddeline. Allernnfive distinctive roof forms such ns varied aud multil[le 5~l~ed roofline~ archi~ec~ur~[_pnr~lm~S, n~-ticulaled cornicms aud fas~ias~ arches~ eyeb?ws, Design Guidelines & Definition of 1 lcight Code Amcndmcms Exhibit A File #03-100842-004JP / tx~ m :2~oo 02002 Code Publishing Co. Page 16 and similar mclhmls ~ill l)c cm:sidcrcd IO' Iht dircdm' provided (hal lhe roof(le~i~l: n:i.in:izes IlllililClll'll]}{ed h()rizonial id:inex and res:Ills i:: jlrel:ileclui:jd ~{ll(l yi~u:d appeal. I)v ihe di:'eclor ::~ l)::ri .f an ovel-all design ih:il addresses the folloxvin~ criicria: b. Thc Ioc::lion and dimensions of sli'tlcitll'al modulalip[~5ZF~{j'oporfionale 1o die height ¢~ml length of the subject faq::d% using Subseclions 1635~ and (3) ahoy% as a guideline; s {, i ' - ' f architectural and accessoO, ~ll c. I:aq:Me de.'iM InCO~l)Orale~:t majority o _ elements listed at _Subsegiion g2-1635(C)(2) ~E~d Inaxlimizes _~zui~l}ng_and [)e(l~si~-jjm oric{iJalion l~}[[5[!{!nl ~O Section 22-1636; and d. Overall buil(lingj~ign utilizes a combination of structural modulation, faqadc treallnenl, and roof elements that organize and vary buildin~ bull( and seal% add architectura~ inter~~ and appeal at a pedestrian seal% and when viewed from an 3~]jaccnl residential zone:~hts-oPwaBz[ ~t_~lZ[_public area, results in a project that in~l~5 the intent of these guidelines. 5tandardy of Subsection 1638(aJ(D for la.~BJy~{l)e (Ics~ns thjZpreserve and enhance existing [mlura!.~eaB[FesS~n(l~ys[~ms~ provided that the total amount of existing and proposed la ndsca piing jvitO:in pa i~ki nga rea~) meets the alH)licable square footage req ui remen t of FXVCC Article XVII, Landscald~and the location and arrangement of such landscal~ is approved IO' the (lij-eclor. Existing natul"al features :tll(I systems include environlnel:tallv sensitive areas: slan(l5 of signific::nt il'eCs :tll(I nalive vegetalion,_~m_turat ~pppgraphv and (Ivainag~palterns, 22-16394(~} l)csign crileria fo:' public on-sile open space. The following guidelines at)ply to public on-site open space that is developed pursuant to the height bonus program established in Article XI, Division 8, of this chapter. (l) Open space developed under this section should be located so that ii: :t . Ahuls a public right-<qLxvay, or alternatively, is visible and accessible fi'om a public right-of- way; b. Is bordered on al least one side by, o~ is readilS' accessible ti-om, struclure(s) with entries to retail or office uses; housing, civic/I)ublic uses. or anofl~er lmblic Ol)Cn space; and c. Is silualcd l~r maximum CXI)OStlIIO tO sunlight. (2) Open space site dcsi? and configuration must mccl a mSiorily oflhe following guidelines: a. The [,,ross ;u ca ot'll~c open space does not incorl)orale any other site elements such as setbacks, landscaping, bul'l)rs, i)aving, or storm (h'ainagc facilitics~ thai would otherwise bc incorporated into site design without cxcrcisim,. Iht open space el)lion; b. Thc g~oss i,'ca el-linc el)Ch sl)acc encoml)aSscs at Icasl 2.5 i)crccnl el'thc Icl area, up to a lotal aggregate square li~otagc o1'25,000 square I)ct; c. 'l'hc open Sl)aCc ;:ica musl I)c clcm'ly visible and accessible from lhc ad accnl righl-OflWay; c A mi~li.iu~l {d' 1'; pctcc~ll el'Iht l(~lal ;uu;~ (d'lhc <q~cn Xl);~c¢ ix I;mds~;~pcd using 'l'ypc IV I'. 'l'hc {~l~C. six,cc m%' m)l bc used li~l p;.l<ing o~ Io;.li%,. of commercial vehicles. (2)mmcrcial vehicleIcad..,' ' ~. areas abu/ling Ibc el)Ch si)acc must bc screened by a solid, silo-obscuring, wall. (Ord. No. 96- ~71, ~ 3, 7-2-96; (hd. No. 99 333, ~ 3, 1-19-99; Ord. No. 01-382, ~ 3, 1-16-01 ) I)csign Guidelines & l)cfinilhm of I Ici?,ht Code Amcmhncms I~xhihit A File t103-100842-00-tJ1'/I×,~ u)22~oo (~20()2 Code ' ~ x !. (~{~ Page 17 EXHIBII__, PAGE 22-16401_ Design for cluster residential subdivision lots. (a) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (b) Front ent~ays should be thc prominent feature of the home. Attached garages should not compose more than 40 percent of thc front facade of thc single-family home if the garage doors arc flush with thc fl-ont facade, or will be set back a minimum of five feet from the rest of the front Gcade. Detached garages should also be set back a ~ninimum of five feet from the hcade. (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, ~ 3, 1-16-01) 22-1641-2- 22-1650 Reseat, ed. Design Guidelines & Definition of i tcight Code Amendments Exhibit A File #03-i 00842-00-UP / oo~ to 22~oo 02002 Code Publishing Co. Page 18 PAGE 2 ~,,,O F,~& EXHIBIT B SE, RS, RM, & BC USE ZONE CHARTS WITH PROPOSED AMENDMENTS See. 22-601. Churches, etc. ulations and notes set forth in this section: The following uses shall be permitted in the suburban estate (se) zone suoj¢ct tv m~ ~ =~ USE ZONE CHART DIXECTIONS: FIRST, read dorm to find use... TIiEN, across for REGULATIONS MINIMUMS MAXIMUMS m REQUIRED YARDS ] cu ZONE z ~ ~ ~ SE ~' ~ ~ ~ ~ ~ ~ SPECIAL REGULATIONS AND NOTES USE ~ ~ ~ ~ ~ ~ ~ =~ Church, Process I~' 5 acres 30 2. 30 tt. 30 il. 75% 35 1t. A 1. This use must obtain a master plan approved through Process IV. Thc master plan must show the ultimate synagogue See note 1 above transpo~ation development of the site including all buildings, parking and circulation areas, other major improvements and buyers. or other average management ~0sals g~quirin~~emenh the ciW coun~u~ hear n~n a developmem agreement .... the hear n~¢xamineL place of building >lan (TMP) shall take the~lace~ubli¢ hearin~0r master clan a~¢roYal by religious elevation, shall be 2, The subject prope~ may contain a recto~ or similar dwelling unit for use by the religious leader of the submitted as congregation. If this is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. wo~hip See notes pa~ of the 3. The subject prope~ must be adjacent to a collector or aaerial right-of-way. 4 5 and 6. application, d; !fa~ ef~mzeturee~~~' ~e .~,~~~ . The TMP shall een eit~ address the ~~t of ~a!en efth~mctu~l net exceed ! 5 following: ................... ~ tra~c control, 4. Maximum height of any potion of the building may be increased from 35 ~. to 40 ~., if all of the following are met: )arking a. The additional height is necessa~ to accommodate the pa~icular use conducted in the building; and . demand and b. Each required yard abuRing the structure is increased one ~. for each one ~. the structure exceeds 35 management, c. An increase in height shall not block views .designated by the comprehensive plan, and tra~c 5. Maximum height of the ~anetua~ or principal worship area may be increased to 55 ~., if all of the ffol]owin~ crite[i~ movement to are met: the adjacent a. Each required yard abusing the structure is increased one ~. for each one ~. the structure exceeds 35 R. above street system, average building elevation. b. An increase in height shall not block views designated by the comprehensive plan, c. The footprint of that potion of the sanctuaw exceeding 40 ~. in height may not exceed 50 percent of the tot~ of the building footprint of the potion of the church use on the subject Drope~ ~O~:B~ an additional 15 ~., provided that such symbol is a minor architectural accent and only one such sy permitted on the princiPal structure for this use. i ~ ~: Refer to, 22-946 et seq. to Oete~in' what °ther pr°vlsi°ns °fthis chapter may apPlY t° the subject pr°p' ~ Refer to Amicle XVII, Landscaping, for appropriate requirements. ~ ~ For sign requiremen~ that apply to the prQect, see A~icle XVIII. ~ ~0. For communi~ design guidelines that apply to the project, see Amicle XIX. ~ocess I, II, HI and IV are desexed in [ ' For other info,at[on about parking and parking areas, see $ 22-1376 et seq. ~ 22-351 - 22-356, 22-361 -- 22-370, . For detnils of what may exceed this height limit, see $ 22-1046 et seq. 22-386 - 22-411, .. For details regarding required yards, see $ 22-1131 et seq. 22~31 --22~60 respectively. X r' (Ord. No. 90-43, § 2(15.35), 2-27-90; Orcl. No. 93-170, § 7(Exb. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, K.xCB pl~nrq~e\Desi~on C,t~idelincs & Dcfinitinn cfi Ici~ht\Planning Commission\Mnierlals for 031903 Meeting\bce 22-601 .doc/l.nst printed 03/19/2003 12:53 PM Exhibit t3 Sec. 22-635. Churches, etc. The following uses shall be permitted in the single family residential (RS) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read down to find use... THEN, across for REGULATIONS MINIMUMS MAXIMUMS ~ ~QUiRE'D - ,, ¥~s ~" ~>~ ~ ZONE ~ ~ ~ ~ ~ RS ~ ~ & ~ ~ ~ ~ ~ ~ SPECIAL REGULATIONS AND NOTES ;hutch, Process 1V As 30 R. 30 ~. 30 fi. 75% 3b R. A 1. Minimum lot size per dwelling unit is as follows: y'nagogue established above transpo~ation a. In RS 35.0 zones, the minimum lot size is 35,000 sq. ~. r other See note 2. on the See notes 3 - 6 average management b. In RS 15.0 zones, the minimum lot size is 15,000 sq. R. lace of zoning building plan (TMP) c. In RS 9.6 zones, the minimum lot size is 9,600 sq. ~. fligious map. elevation, shall be d. In RS 7.2 zones; the minimum lot size is 7,200 sq. R. ~o~hip See note 1. submi~ed as e. In RS 5.0 zones, the minimum lot size is 5,000 sq. R. See note~ )a~ of the 2. If the subject prope~y, along with any contiguous area intended for future use for the religious activities or related purposes, is more 5~ application, than 5 acres, the use must obtain a master plan approved through Process IV. The master plan must show the ultimate development of and 8. The TMP the site including all buildings, parking and circulation areas, other major improvemenB and butters, For p~vosals also reqgiri~ shalladdress development agreement, the ciWcouneil'$publichearingo~adevelopmentagL~ement~hall t~gtb~aceofth~p~bli$ ~earingfor the following: ~aste[plan a~pr0val by the hearing examine~ traffic control,3. The subject prope~ may contain a recto~ or similar dwelling unit for use by the religious leader of the congregation. If this is a parking detached dwelling unit, its setbacks are ~ established for detached dwelling units in the zone. demand and 4. The subject prope~ must be adjacent to a collector or a~erial right-of-way. management, , 5. If any pelion efa structure en the g~et prepe~, {s ~eeated ~egs than !00 fi. frem a~t ~ew de~D, ~o~ ehher; the adjacent 5. Mmximum height of any potion of the building may be incre~ed from 30 ~. to 40 ~., if all of the following are met: street system~ . a. The additional height is necessa~ to accommodate the pmieular use conducted ~n the building¢ and b. Each required yard abutting the structure is increased one ~. for each one ~. the structure exceeds 30 ~. c. An increase in height shall not block views designaed by the comprehensive plan, 6. M~imum height of the sanctua~ or principal worship area ma~ be increased to 55 ~., if all of the following criteria are met: a. Each required yard abutting the structure is increased one ~. for each one ~. the structure exceeds 30 ~. above average building elevation. b. An increase in height shall not bl~ck giews designated by the comprehensive plan. c. The.footprint oftha portion of~e sancma~ exceeding 40 ~ in height may not exceed 50 percent of the total area of the building footprint of the portion of the church use on the subject prope~. 7~ Architectural extensions of flat rooflines such ~ parapeB and miculated cornices may exceed the 30 2. base heigh~t ~ee ~. eli~ious symbols and icons for churches and 6~ religious instils ~ exceed th~ ~~~~i~~l~B}lt:i~ ~6dfi~ 2B~ an ad,al ~., ~rovided that such symbol is a minor architectural accent and only one such symbol is pemiaed on the principal stru~ for ~is use. & 7. Parking may be located wi~in required side and rear yards, but not closer than 15 ~. to any prope~ line. ~ ~ 8~ Refer to ~ 22-946 et seq. to detemine what other provisions of this chapter may apply to the subject prope~. ~ ~ ~ 9~ Refer to A~iele ~II, Land~eaplng, for appropriate requiremenu. ~ .~ ~ 10~ For sign requirements that apply to the project, see A~iele ~III. ~ 11. For community design guidelines that apply to the project, ~ee Article XIX. . roce~s I, H, ~ and ~ ~e described in {__ ~$ 22-3!~224! ! ~2-35I - 22-356, For other information about parking and parking areas, see $ 22-1376 et seq. ' ~ 22-361.- 22.370, ~2-386 -22411, For details ofwhat may exceed this height limit, see } 22-1046 et seq. ~22-498-~oe~l[v*l~ ~garding rcquired ) see § ct scq. ', Ord. No. 9043, § 2(20.25), ); Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-tg-!' '. No. 01-385, § 3, 4-3-01) .... ~,-, ,~, .... ~..~r~,:~ ~,,;,,,,~; ...... ~', *~,,t;,h;,,~ ~l'lh,M IX ~ , , C~ mmissi~m\M,Icri,k fi~r031903 Mccli,l!\Xcc 22-,.{5.doc/l,,sl prinlcd 03/19/2003 12:49 PM /~'~ .xhibit B Sec, 22-671, Churches, etc, The following uses shall be permitted in the multifamily residential (RM) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read down to find use... THEN across for REGULATIONS MINIMUMS MAXIMUMS )UIRED YARDS ro ZONE < <~ ~- SPECIAL REGULATIONS AND NOTES oct property, ~ong with any contiguous area intended for future use for the religious activities or related purposes, In RM 3.6 A ;ce notes 2 and 5. and 2.4 transportation is more than $ acres, the use must obtain a master plan approved through Process IV. The master plan must show the ultimate zones, 30 ft. management development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For above (TMP) )roposals also requiring a development agreement, the city council's public hearing on a development agreement shall take the average hall be )lace of the public hearing for master plan approval by the hearing examiner. building ubmitted as !. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this elevation. ,art of the is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. In RM 1.8 3. The subject property must be adjacent to a collector or arterial right-of-way. . · ,,~o..a h,~t_han 100 ~rr4m,~a zones, 35 ft. The TMP a Tea a,,,of-,~ strut · / ~s above shall address ......... = ...... wv' '""" ,,o ......... .., o^ ,,,. u,,~a~ty_z4;m.~halkno~4-SO~.h4n4e-n-g~ n~ average the following: ~h, Th_,yWao,~e oft.ha~-pomon .... building traffic 4. Maximum height of any portion of the building may be increased from 30 ft. in RM 3.6 and RM 2.4 zones and 35 ft. in RIM elevation, control, 1.8 zones to 40 flY, if all of the following are met: a The additional height is necessary to accommodate the particular use conducted in the building; and )arking b. Each required yard abutting the structure is increased one ft. for each one ft. the structure, <coeds 30 ft. in RM 3.6 and RM See notes4~ em,md and - :2.4 zones and 35 fV in RM 1.8 zones above average building elevation. and traffic ~s 'nhei ht shall not block v:iews desi hated b the corn rehensive plan_. increased to 55 ft/ if all of the following&~teria are met: movement to tcture is increased one ft. for each one ft. the structure exceeds 35 ft. above avera~ the adjacent street system, b. An increase in height shall not block views designated by the comprehensive plat3.. c. The footprint of that portion of the sanctuary exceeding 40 ft/in height may not exceed 50 percent of the total area of the ~ use on the sub'ect ro eft . the 6. Architectural extensi~ooflines such as ara ets and articulated cornices m_._~gy_exceed 30 ft. base ~ ~ and icons for churches and oiher religious m*'~ut~a de'r! ~i~ ~68~ ~? ~t', eh it is mounted bY ad~i~iti~ 5 such symbol is a minor architectural accent and only on~ "such ~sym'bol' is permitted on the crmci~tn,~,=-'"'~ for use. Parking may be located within required side and rear yards, but not closer than 15 ft. to anv property line. 6. 9. Refer to ca 22-946 et seq. to determine what other provisions of this chapter may apply to ti~c subjec't propert.*. ' ~ '-0. Refer to Article XVII, Landscaping, for appropriate requirements. 8, 11._.~. For sign requirements that apply to the project, see Article XVIII. 12. For community design gu.._.~idelines that apply to the proj t, see Article XIX. ~rocess I, II, III and IV are described in 1 For other information about parking and parking areas, see § 22-1376 et seq. §§ 22-351 -22-356, For details of what may exceed this height limit, see § 22-1046 et seq. 22-361 -22-370, For details regarding required yards, see ca 22-1131 et seq. 22-386 - 22411, (Ord. No. 9043, § 2(25.35), 2-2%90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 02-426, § 3. 10-15-02) ............... :.~ r- ....... :.~:^..'x' .... :,1~ c~, ~oa'l Mee*inoX~ec 22-671 doc/l.ast ¢rinted 03/10/2003 12:50 PM Exh bit B 22-755 Schools - Day care facilities - Churches. The following uses shall be permitted in the community business (BC) zone subject to the regulations and notes set forth in this section: USE ZONE CHART ~_ DIRECTIONS: FIRST, read down to find use... THEN, across for REGULATIONS ~,-O Minimums ~ o ~ [ Required Yards ~ ZONE o ~ ~ o -~ ~ '* ~ ~ SPECIAL REGULATIONS AND NOTES USE ~ ~ ~ ~ ~ ~ ,~ ~ ~ ~ SchOols, Process ~1 None 20 ~l. 10 It. 0 ft 55 ~t. above Schools and 1. if any portion cfa structure on the subject property is located less than 100 R. from an adjacent residential zonc, then that portion business or See notes I and l ! average day care', the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of 20 ft from the vocational Possible building Determined on property line of the res{dential zone. schools, or Process eIevation for a case-by-case 2. Except for gyms, if approved through process llI,.the height cfa structure may exceed 35 ft. above average building elevation to a trade III gyms if basis maximum of 55 ft., if all of the following criteria are met: schools Iocated I00 a. The additional height is necessary to accommodate the particular use conducted in the building; and, See note ft. or more A b. Each required yard abutting the structure is {ncreased five ft. for each one ft. the structure exceeds 35 ft~ above averao~e buiIding Day care 2 from an transportation elevation; and ' = facilities, adjacent . management c. The increased height is consistent with goals and policies for the area of the subject property, as established by the comprehensive except residential 'plan (TMP) plan. Cla~s II zone shall be 3. For any structure, including gyms, an increase in height above 35 ft. shall not block views designated by the comprehensive plan. home submitted as ~ z.x .r, ,~'~rg -r- -,.~ ~x ehg~ous symbols and Icons for churches and otfier re g ous nst tut oas may occupations 35 ft. above part of the exceed the ~72~¢~ by an additional 15 Pt., average application. ~rovided that such symbol is a m nor architectural accent and 0nly One such symbol is permitted on the principal structure for this use. Church, building The TMP shall 4, 5_. Church facilities may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. synagogue elevation for address the -5, 6_. Day care facilities must contain an outdoor play area with at least 75 sq. Pt. for each child using the area at any one time. This play or other all other following: area must be completely enclosed by a solid fence or other screen at least six Pt. in height. Play equipment and structured play areas place of structures traffic control, must be set back at least five Pt. from each property line. religious parking 6. 7_. Day care facilities may include accessory living facilities as defined by § 22-I. worship See notes 1 - demand and 7, 8_. Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services and/or ~/'~_ management, the State Superintendent of Public Instruction. and traffic g, 9_. All activities pertaining to schools, business or vocational schools, or trade schools, such as auto-repair or other uses that may movement to impact adjacent properties, must take place within an enclosed building. the adjacent 9. 10_.:. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, street system, i.e., required buffers, parking lot landscaping, surface water facilities, etc. 4~ 11._.=. For community design guidelines that apply to the project, see Article XIX. "~ 44, 12__:. For landscaping requirements that apply to the project, see Article XVII. > X 4&. 13._=. For sign requirements that apply to the project, see Article XVIII. ¢3, 14~ Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. ~'~ -P~ 15. Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use not be located in any required yard. Landscaping may be required by the director of community development se'tv ce~ t~ s~r[en~ installation if the proposed location will be visible from a public right-of-way and/or neighboring properties. Siting is sul:{ject to and approval under process I, Site Plan Review, unless proposed as a component of another project; in which case the siting container will be reviewed as part of the overall development proposal and subject to the underlying review process. I Proees~ I, II, and are described -- 22.361 -- 22.370 . 22-386 -- 22-41 I, For details of what may exceed this height limit, see § 22-1046 et seq. 22431 -- 22.-,160, respec!ively. For details regarding required yards, see § 22-I 131 et seq. Exf~,olt B Ord. No. 90-43 § 2(45.65), 2-2%90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5, 7-2-96; Ord. No~ 97-291, § 3, 4-1-97; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 01-399 § 3, 8-7-01) K:\CD Plannlne\De~ien L, tlidclincs & Definition of Height\Planning Commission\Materials for 031903 Meeting\Sec 2~-/55.doc/Last printed 03/19/2003 01:06 PM CITY OF FEDERAL WAY ORDINANCE NO. 03 - PAGE__L_oF B AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDEtLAL WAY, WASItINGTON, AMENDING FEDERAL WAY CHAPTER 22 (ZONING), ARTICLE XIX OF THE CITY CODE --DESIGN GUIDELINES AND DEFINITION OF HEIGHT WHEREAS, the City of Federal Way adopted Ordinauce No. 96-270 in July 1996, wlfich significantly revised the Federal Way City Code (FWCC) Chapter 22 (Zoning); WHEREAS, the City of Federal Way finds that the amendments to FWCC Chapter 22 (Zoning) relating to maximum faCade length, modulation, roof pitch, and other miscellaneous standards for institutional uses, and height for churches will provide for more flexibility and improved design options for institutional buildings; WIIEREAS, the City of Federal Way finds that these code amendments will implement and are consistent with tile Federal Way Comprehensive Plan; WIiEREAS, the Planning Comlnission conducted a duly noticed public hearing on these code amendments on March 5, and March 19, 2003, and forxvarded a recommendation of approval to the City Council; WItI.'.REAS, tile Land Use Transportation Commiuee of the Federal Way City Couucil considered these code amendments on April 21, 2003, following which it recommended adoption of tile text amendments; and WItEREAS, the City Council finds that tile code amendments relating to maximuln facade length, modulation, roof pitch, and other miscellaneous standards for institutional uses, and height for churches are consistent with thc intent and purpose of FWCC Chapter 22 (Zoning) to provide tbr aud promote the health, safety, and welfare of the general public. Ord No. 03 - , Page I EXHIB AS FOLLOWS: Section 1. Findings. After full and carefid cousideration, 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. Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528, and based upon the Findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposal: 1. The proposed FWCC text amendments are consistent with, and substantially implement, the following Comprehensive Plan goals and policies: LUG1 Improve the appearance and function of the built environment. LUP 6 Conduct regular reviews of development regulations to determine how to improve upon the development review process. LUG 3 Preserve and protect Federal Way's single-family neighborhoods. LUP15 Protect residential areas from impacts of adjacent non-residential uses. The proposed amendments bear a substantial relationship to public health, safety, or welfare because they will result in more aesthetically pleasing institutional buildings throughout the City, while ensuring co~npatibility with adjacent residential areas. and The proposed amendments are in the best interest of the residents of the City because they will supplement existing development standards and clarify various code sections. Clarification of City codes is in the best interests of the residents of the City. Section 3. Amendment. FWCC Chapter 22 is amended 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 tile remainder of the ordinance, or the .validity of its application to any other persons or circumstances. Ord No. 03 - , Page 2 EXHIBi, Section 5. Ratification. Any act consistent with tile autho t~ve-d this ordinance is hereby ratified and affimmd. Section 6. Effective Date. This ordinance shall be effective five (5) days after passage and publication as provided by law. PASSED by the City Council of the City of Federal Way at a regular meeting of tile City Council on the __ day of ,2003. APPROVED: MAYOR, JEANNE BURBIDGE ATTEST: CITY CLERK, N. CHRISTINE GREEN, CMC APPROVED AS TO FORM: CITY ATTORNEY, PATRICIA A. RICItARDSON FILED WITIt THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISIfED: EFFECTIVE DATE: ORDINANCE NO: K:\CD Planning\Design Guidelines & Definition of Iteight\LUTCXAdoption Ordinancc.doc/04/l 5/2003 4:16 PM Ord No. 03 - , Page 3 The staff update on major development projects, Christian Faith Center, Enchanted Parks, Queen Ann Thriftway, and Federal Way High School, have no printed information for inclusion in the agenda packet.