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LUTC PKT 04-17-2017 Committee Members City Staff Bob Celski, Chair Marwan Salloum P.E., Public Works Director Lydia Assefa-Dawson, Member Shawna Upton, Administrative Assistant II Mark Koppang, Member 253-835-2703 City of Federal Way City Council Land Use/Transportation Committee April 17, 2017 City Hall 5:00 p.m. Council Chambers MEETING AGENDA 1. CALL TO ORDER 2. PUBLIC COMMENT (3 minutes) 3. COMMITTEE BUSINESS Topic Title/Description Presenter Page Action or Info Council Date Time A. Approval of Minutes: March 6, 2017 Upton 3 Action N/A 5 min B. Citywide Flashing Yellow Arrow Retrofits Project – Final Acceptance Chandra 7 Action May 2, 2017 Consent 5 min C. Submittal of Transportation Grant Application Perez 11 Action May 2, 2017 Consent 5 min D. Authorization to Apply for the King County Flood Control District Flood Reduction Grant Tang 13 Action May 2, 2017 Consent 5 min E. ORDINANCE: Adopt Code Amendments Related to Multi-Family Dwelling Units, Senior Housing, and Special Needs Housing Clark 17 Action May 2, 2017 Ordinance First Reading 20 min 4. OTHER 5. FUTURE MEETINGS/AGENDA ITEMS: The next LUTC meeting will be Monday, May 1, 2017 at 5:00 p.m. in City Hall Council Chambers. 6. ADJOURN This page left blank intentionally. 2 City of Federal Way City Council L_and Use/Transportation Committee March 6, 2017 5:00 p.m . City Hall Council Chambers MEETING SUMMARY Committee Members in Attendance: Committee Chair Bob Celski and Committee members Lydia Assefa-Dawson and Mark Koppang (via conference call). Council members in attendance: Deputy Mayor Burbidge and Councilmember Honda. Staff in Attendance: Public Works Director Marwan Salloum, Deputy Public Works Director/PAEC Project Director EJ Walsh, Deputy Public Works Director/Street Systems Manager Desiree Winkler, Deputy City Attorney Mark Orthmann, Surface Water Manager Theresa Thurlow, Senior Traffic Engineer Erik Preston, Surface Water Management Engineer Tony Doucette, Street Systems Engineer Jeff Huynh, IT Systems Analyst Cuong Ong, and Administrative Assistant II Shawna Upton. 1. CALL TO ORDER Chair Celski called the meeting to order at 5:00 PM 2. PUBLIC COMMENT (3 minutes) There were no public comments 3. COMMITTEE BUSINESS Topic Title/Description A. B. Approval of Minutes: February 6, 2017 Committee approved the February 6, 2017 LUTC minutes as presented. Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 SW 320th St and S Marine Hills Way Pipe Repairs -Project Acceptance Mr. Doucette stated this project installed cured-in-place pipe (CIPP) liners in three damaged pipes in SW 320th St near the intersection with 1st Ave S and in S Marine Hills Way. Prior to closing out the project, the City Council must accept the work as complete. He provided maps showing the project locations, before and after images as well as outlining project budget amounts. A brief discussion was held regarding how the damaged pipes were found, the estimated life of the new materials and what caused the damage. Committee forwarded Option #1 as presented. Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 Forward to Council N/A March 21, 2017 Consent Committee Members Bob Ce/ski, Chair Lydia Assefa-Dawson, Member Mark Koppang, Member 3 City Staff Marwan Salloum, P.E, Public Works Director Shawna Upton, Administrative Assistant II 253-835-2703 C. D. E. ORDINANCE: Proposed Changes to the Speed Limit Ordinance -State Routes Mr. Preston provided background information noting Washington State Transportation Commission has sole authority to determine the speed limit on state routes within city limits . WSDOT has requested that the City adopt those speed limits by Ordinance. The extents of the 40mph zone on SR99 through the City Center have changed slightly. Adopting posted speed limits as requested by WSDOT presents no additional risk to the City above that which already exists in posting speed limits on state routes in city limits outside of limited access. He provided a map that illustrates current state route speed limits and approved speed limit modifications which show the minor changes to the extents of the 40mph speed zones on SR99. A brief discussion was held regarding the speed zone and student crossing behavior on SR99 at Federal Way High School. Committee forwarded Option #1 as presented . Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 2016 Pedestrian Improvement Program -Final Acceptance Mr. Huynh indicated that prior to release of retainage on a Public Works construction project, th,e City Council must accept the work as complete to meet State Department of Revenue and State Department of Labor and Industries requirements. He provided an overview of the new locations where the rectangular rapid flashing beacons were installed. The 2016 Pedestrian Improvement Program contract with R.W. Scott Construction is complete and came in under budget. A brief discussion was held regarding the method used to determine location priority for installation. Committee forwarded Option #1 as presented. Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 2017 Asphalt Overlay Project Bid Award Mr. Huynh noted four bids were received and opened on February 22, 2017 for the 2017 Asphalt Overlay Project. The lowest, responsive responsible bidder is Lakeside Industries, Inc., with a total bid of $2,533,781.50. He provided a summary of available funding, estimated project costs and outlined the scheduled locations. Discussion continued regarding the amount of contribution from Puget Sound Energy and contingency. Committee forwarded Option #1 as presented. Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 March 21, 2017 Ordinance First Reading March 21, 2017 Consent March 21, 2017 Consent Committee Members Bob Ce/ski, Chair 4 City Staff Marwan Salloum, P.£, Public Works Director Shawna Upton, Administrative Assistant II 253-835-2703 Lydia Assefa-Dawson, Member Mark Koppang, Member F. G. NPDES Annual Report and Surface Water Management Program Update Ms. Thurlow provided a brief background on the permit and stated under the Clean Water Act, the Environmental Protection Agency (EPA) has the National Pollutant Discharge Elimination System (NPDES) program and they can authorize the states to be the permitting authority. Washington Department of Ecology issues the Western Washington Phase II Municipal Stormwater Permit (NPDES Permit) to the City. It allows the City to discharge stormwater into local waters such as Puget Sound. As a condition, the City is required to implement programs and activities designed to prevent stormwater pollution, submit an annual report on those activities and pay a permit fee. The Phase II special permit conditions are Storming the Sound with Salmon Release Events, public involvement and participation, illicit discharge detection and elimination, required to control runoff from new development, redevelopment and construction sites, have a program for municipal operations and maintenance and have a monitoring effort. She provided additional information on the difference between a Phase I and Phase II permits. The City anticipates the new Phase II permit to be issued in 2018 which will be good until 2023. Ultimately, the Department of Ecology plans to convert to separate permits for Eastern and Western Washington instead of the Phase I and Phase II permits. Discussion was held regarding the differences between the permits as they relate to requirements and costs as well as how the City handles water quality violations and emergency response after hours. Committee forwarded Option #1 as presented. Moved: Assefa-Dawson Seconded: Koppang Passed: 3-0 ORDINANCE: Amending FWRC 4.25.030 and Adding a New Chapter 4.22 FWRC Relating to Franchise and Application Requirements to Allow Service Providers to Utilize City Right-of-Way Mr. Orthmann introduced Scott Snyder from Ogden, Murphy & Wallace who will be introducing a new technology that will be coming into the city rights of way. Mr. Snyder is working with 25 cities including ours that are preparing for a role out of some significant new technology in the right of way. It presents some challenges to cities because the right of way has typically been the province of engineering and Public Works Departments. The right to use public right of way through franchise agreements and right of way use permits has been a fairly straight forward process but with very little local control over utility companies. The challenge is that beginning in the 1980's, many cities began undergrounding utility lines recognizing that utility lines and poles within the right of way can be traffic hazards and citizens began to see the lines as view blockage. About five years ago, the Federal Communications Commission identified local right of ways as resource and existing poles as the best place to roll out small cell technology. He noted the focus of his presentation is to familiarize Committee members with that technology, the difference between small cells and macro facilities, macro towers, lattice towers, and large scale facilities. Going forward, the Ordinance that's mentioned provides detail for our applications process that will be necessary to provide some certainty in terms of the requirements of the FCC and State law. Cell phone technology has moved well past making calls and is now a fundamental part of business and entertainment. Over the past few years there's been an explosion in the use of . data through cell phones. At present, most cell phones are serviced through macro cells or lattice towers that are the large facilities with the antenna ray around March 21, 2017 Consent March 21, 2017 Ordinance First Reading Committee Members Bob Ce/ski, Chair 5 City Staff Marwan Salloum, P.£, Public Works Director Shawna Upton, Administrative Assistant II 253-835-2703 Lydia Assefa-Dawson, Member Mark Koppang, Member 100-200 feet in height, depending on zoning restrictions. Small cells are much smaller, typically 35-34 feet in height, and usually attached to existing utility poles. The idea behind small cells is to densify networks and increase coverage in areas where the signals are weak. The small cell antennas themselves are limited to three cubit feet in volume and the view blockage typically comes from the supporting equipment which can be up to 17 cubic feet in size. He showed several slides with different pictures of what the small cell technology looks like once installed and discussed the different elements that can be on the poles. There will be some visual impacts but under Federal Law, cities cannot exclude them from the right of way and have to give equal, non-discriminatory access. The current issue with small cells is trying to determine how to provide for a reasonable, expedited permitting process that meets Federal Law. The FCC is currently looking into a request to place a limit on what cities were charging and what the reasonable costs for use of property would be. A few other key issues being asked of the FCC by the consortium of cities is whether the facilities, once in the right of way, can be expanded, whether it's appropriate to limit cities authority over their right of way given the huge investments that many cities have in beautification. He continued to discuss the different cell phone providers proposed legislation efforts regarding placement, costs, non-discrimination efforts, and permit issuance timelines, as well as pointing out several concerns cities have regarding location, permit fees, and visual burdens. Discussion was held regarding the timing of the Ordinance and what purpose it serves for the City. Mr. Orthmann indicated the presentation that Committee heard will be presented to the City Council as a whole on March 7, 2017 as well. Mr. Snyder continued explaining that there are multiple providers that are all going to have different equipment, they won't be collocating facilities and although this legislation is still being reviewed in Olympia, an expedited process needs to be in place to handle permitting of the small cell applications. Conversation continued regarding potential impacts to current franchise agreements, administrative costs, fee deposits, and technical differences between the providers. Committee forwarded Option #1 as presented. Moved: Assefa-Dawson Seconded: Koppang Passed : 3-0 4. OTHER 5. FUTURE MEETINGS/AGENDA ITEMS: The next LUTC meeting will be Monday, April 3, 2017 at 5:00 p.m. in City Hall Council Chambers. 6. ADJOURN The meeting adjourned at 6:35 PM. Attest: Shawna Upton Administrative Assistant II Approved by Committee: Committee Members Bob Ce/ski, Chair Lydia Assefa-Dawson, Member Mark Koppang, Member 6 City Staff Marwan Salloum, P.E., Public Works Director Shawna Upton, Administrative Assistant II 253-835-2703 MCUj '2.. COUNCIL MEETING DATE: A13ril 18 , 2017 CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL ITEM#: SUBJECT: CITYWIDE FLASHING YELLOW ARROW RETROFITS PROJECT-FlNAL ACCEPTANCE POLICY QUESTION: Should the Council accept the Citywide Flashing Yellow Arrow Retrofits Project constructed by Valley Electric Co. of Mount Vernon, Inc., as complete? COMMITTEE: Land Use and Transportation Committee CATEGORY: IZ! Consent D Ordinance D Public Hearing Other D City Council Business D Resolution D STAFF REPORT BY: Naveen Chandra, Street Systems Proj ect Engineer~DEPT: Public Works Attachments: Memorandum to Land Use and Transportation Committee dated April 3, 2017 Options Considered: 1. Authorize final acceptance of the Citywide Flashing Yellow Arrow Retrofits Project constructed by Valley Electric Co. of Mount Vernon, Inc., in the amount of $450,137.68 as complete. 2. Do not authorize final acceptance of the completed Citywide Flashing Yellow Arrow Retrofits Project constructed by Valley Electric Co. of Mount Vernon, Inc., as complete and provide direction to staff. ·M~-l:; MAYOR'S RECOMMENDATION: The Mayor recommends Option 1 be forwarded to the ~, 2017 Council Consent Agenda for approval. COMMITTEE RECOMMENDATION: I move to forward Option 1 to the ..a.,;~~'1"', 2017 consent agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move approval of final acceptance of the Citywide Flashing Yellow Arrow Project completed by Valley Electric Co. of Mount Vernon, Inc., in the amount of$450,137.68 as complete." (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: D APPROVED D DENIED 0 TAB LED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED -1/2015 7 COUNCIL BILL# 15T reading Enactment reading ORDINANCE# RESOLUTlON # DATE: TO: VIA: FROM: SUBJECT: April 3, 2017 CITY OF FEDERAL WAY MEMORANDUM Land Use and Transportation Committee Jim Ferrell, Mayor "t ...._ .- Marwan Salloum, P.E., Public Works Directo~ Naveen Chandra, P.E., Street Systems Project Engineer r+v Citywide Flashing Yellow Arrow Retrofits Project -Project Acceptance BACKGROUND: The Citywide Flashing Yell ow Arrow Retrofits Project installed flashing yellow signal indications at seventeen (17) intersections to improve safety and operations. In addition, at the SR 161 at S 348th Street (SR 18) intersection, advance overhead lane use control signs were installed on the eastbound and southbound approaches to provide positive advance guidance. The project vicinity map is attached for reference. Prior to release of retainage on a Public Works construction project, the City Council must accept the work as complete to meet State Department of Revenue and State Department of Labor and Industries requirements. The Citywide Flashing Yellow Arrow Retrofits Project contract with Valley Electric Co of Mount Vernon, Inc., is complete. The final construction contract amount is $450,137.68. This is $38,207.32 below the $488,345.00 (including contingency) budget that was approved by the City Council on February 16, 2016. cc: Project File Central File K :\STREETS\PROJECTS\2014 Safety Project\Council\Project Acceptance\Citywide Flashing Yellow Arrow Retrofits Project -Project Acceptance.doc 8 VICINITY MAP City of Federal Way Citywide Flashing Yellow Arrow Retrofits 11th Ave S at S 324th Street 2 20th Ave S at S 336th Street 3 SW Campus Drive at Winco Driveway 4 32nd Ave Sat S 320th Street 5 20th Ave Sand S 316th Street 6 21st Ave SW and SW 344th Street 7 18th Ave Sat S 288th Street 8 23rd Ave S at S 317th Street 9 20th Ave S at S 314th Street 10 26th Ave SW at SW 320th Street 11 16th Ave S at SR 509 (S Dash Point Rd) \0 12 23rd Ave Sat S 322nd Street 13 23rd Ave Sat S 314th Street 14 21st Ave SW at SW 325th Street 15 21st Ave SW at SW 334th Street 16 9th Ave Sat S 348th Street (N-S) 17 16th Ave S at S 344th Street(E-W) 18 SR 161 NB at SR 18 (O\lelhead Lane Use Control Signs) 19 SR 18 EB at SR 161 (Overhead lane Use Control Signs) This page left blank intentionally. 10 COUNCIL MEETING DATE: ~ 2017 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: SUBMITTAL OF TRANSPORTATION GRANT APPLICATION POLICY QUESTION: Should the City Council authorize the Mayor to submit an Accelerated Innovation Deployment grant application for a project to install variable lane use controls at various intersections? COMMITTEE: Land Use/ Transportation CATEGORY: ~ Consent D City Council Business D Ordinance D Resolution STAFF REPORT BY: Rick Perez, P.E., City Traffic Engineer Attachments: Memo to LUTC dated April 3, 2017 Options Considered: MEETING DATE: Apri~2017 D D Public Hearing Other DEPT: Public Works 1. Authorize the Mayor to submit an Accelerated Innovation Deployment grant application for a project to install variable lane use controls at various intersections; 2. Do not authorize the Mayor to submit an Accelerated Innovation Deployment grant application for a project to install variable lane use controls at various intersections and provide direction to staff. MAYOR'S RECOMMENDATION: The Mayor recommends forwarding Option 1 to the ~ 2017 City Council Consent Agenda or approval. COMMITTEE RECOMMENDATION: I move to forward Option I to the A-l'l1'H-,.,lf-, 2017 consent agenda for approval. Bob Celski, Chair Lydia Assefa-Dawson, Member Mark Koppang, Member PROPOSED COUNCIL MOTION: "I move approval of Option I to authorize the Mayor to submit an Accelerated Innovation Deployment grant application for a project to install variable lane use controls at various intersections. " (BELOW TO BE COMPLETED BY CITY CLERKS OFFlCE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-1/2015 11 COUNCIL BILL # 15T reading Enactment reading ORDINANCE# RESOLUTION# DATE: TO: VIA: FROM: SUBJECT: April 3, 2017 CITY OF FEDERAL WAY MEMORANDUM Land Use/ Transportation Committee Jim Ferrell, Mayor Marwan Salloum, P.E., Director of Public,J%Prks Rick Perez, P.E., City Traffic Engineer I{/{ Submittal of Transportation Grant Application BACKGROUND: Current federal funding programs includes a new program offering grants for Accelerated Innovation Deployment, which is intended to fund improvements not widely utilized but demonstrate potential to be more widely applicable. In reviewing this opportunity, staff proposes to expand utilization of variable lane use control signs to optimize the efficiency of intersections where the ideal lane configuration and, in some cases, associated signal phasing may vary by time of day. An example of this is included in the current SR 99 Phase V project: In the northbound approach to S 34gth Street, we have a single right-tum lane, but the right-tum lane is too short to store the queue at several times of day. When .the right-tum lane fills up, overhead signs and traffic signal indications would change to allow right turns from the HOV lane in addition to the right-tum lane. Other locations, proposed for this grant application, are as follows: • Enchanted Parkway S Northbound at S 3481h Street, which would vary the use of the outside through lane to be a second right-tum lane in the morning peak, a through-only lane in the evening peak, and allow both movements other times of day. • S 3241h Street westbound at Pacific Highway S, which would vary the use of the outside left-tum lane to allow through movements on weekends and nights. • 21st Avenue SW southbound at SW 3201h Street, which would vary the use of the outside lane to right-turn only during the evening peak hours. • 11th Place S northbound at S 320th Street, which would vary the use of the outside lane to allow left turns during the evening peak hour. • S 3361h Street westbound at 1st Way S, which would vary the use of the through lane to allow left turns during the evening peak hour. Project (Funding Phase) Grant Estimated Project Cost $1,000,000 Possible Grant Fund $800,000 Pr.oposed Ci Match $200,000* * The City match for this grant will be provided by transferring the proposed amount from the Transportation Impact Fee Fund to this project. cc: Project File Day File 12 COUNCIL MEETING DATE: ~. 2017 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT: AUTHORIZATION TO APPLY FOR THE KING COUNTY FLOOD CONTROL DISTRICT FLOOD REDUCTION GRANT POLICY QUESTION: Should City Council authorize staff to apply for the King County Flood Control District Flood Reduction Grant and return to LUTC and Council to accept funds if awarded? COMMITTEE: Land Use and Transportation Committee CATEGORY: [8J Consent D City Council Business D Ordinance D Resolution ,.., MEETING DATE: April .a, 2017 D D Public Hearing Other STAFF REPORT BY: Theresa Thurlow, P.E. Surface Water Mana er Y'-DEPT: Public Works Attachments: Land Use and Transportation Committee Memorandum dated April 3, 2017 Options Considered: I. Authorize staff to apply for the King County Flood Control District Flood Reduction Grant and return to LUTC and Council to accept funds if awarded. 2. Do not authorize staff to apply for the King County Flood Control District Flood Reduction Grant and provide direction to staff. MAYOR'S RECOMMENDATION: The mayor recommends forwarding Option 1 to the Af:l'f'tt--hlSo: Council consent agenda for , pprov I. COMMITTEE RECOMMENDATION: 1 move to forward Option 1 to the "l'H'W'H-n-r, 2017 City Council consent agenda for approval. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION: "I move to authorize staff to apply for the King County Flood Control District Flood Reduction Grant and return to L UTC and Council to accept funds if awarded " (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: 0 APPROVED 0 DENIED 0 TABLED/DEFERRED/NO ACTION 0 MOVED TO SECOND READING (ordinances only) REVISED-I 1/2016 13 COUNCIL BILL# 15T reading Enactment reading ORDINANCE# RESOLUTION# DATE: TO: VIA: FROM: SUBJECT: April 3, 2017 CITY OF FEDERAL WAY MEMORANDUM Land Use and Transportation Committee \ l\ Jim Ferrell, Mayor ~~ Marwan Salloum, P.E., Public Works Director ~ Theresa Thurlow, P.E., Public Works Surface Water Manager Authorization to apPly for the King County Flood Control District Flood Reduction Grant BACKGROUND: King County Flood Control District announced the availability of $3 .06 million in grant funding for projects that focus on flood reduction. This funding is targeted for small to medium flood reduction projects, including stormwater control projects that address existing or potential flooding. Projects include improvement or replacement of failing stormwater systems that are causing flooding or slope instability. Projects must also" ... provide a clear economic benefit that extends beyond the applicant to the broader public good." The Lakota Berm and Pipe Repair project currently under analysis within Public Works Surface Water Management Division (SWM) meets these criteria. The Lakota Berm and Pipe repair project will rebuild portions of the berm that forms a boundary between Lakota Park and Lakota Wetlands and repair of an 18-inch pipe downstream of the control structure that regulates detention within the wetlands area. In 2015, water within the wetland overtopped the berm, flooding the fields, track and a portion of 21st A venue. This flooding was due to a combination of localized settlement of the berm and blockage at the control structure. It was determined that portions of the berm had settled as much as 18-inches since construction in 2004, which makes these areas lower than the emergency spillway. Further investigation also determined 100 linear feet of the 18-inch diameter pipe connected to the control structure was in need of repair. This pipe, located under under the field and track area, conveys water from Lakota Wetland to an outfall north of 21st Ave. The wetland receives surface water flow from Fisher's Pond, SW 320th St, and surrounding areas (see attached site map). These fields are used by the community for soccer and other league activities and the Lakota Middle School utilizes the track and fields for their physical education program. For the 2016-2017 wet season, SWM maintenance crew placed an ecology block barrier along the areas that have settled to reduce the risk of flooding. These barriers will remain in place until the berm can be repaired. The Lakota Berm and Pipe Repair project will mitigate berm settlement with placement of low permeability soil (LPS) topped with three inches of crushed surfacing. To reduce wetlands impact, maintain berm width at the top, and maintain the embankment geometry, the toe of the northern side of the berm will be shifted 1.5 to 4.5 feet into the park area. Parks' staff have been consulted and determined that shifting the embankment will not adversely impact their operations. This project will also repair approximately 100 linear feet of deterioated 18-inch concrete pipe . According to a scoping analysis conducted this year, this project has the potential to restore the berm and pipe to designed hydraulic function of 100 years. 14 April 3, 2017 Authorization to apply for King County Flood Control District Flood Reduction Grant Page2 The total available amount for the 2017 flood reduction grant funding program is $3 .06 million. Although there is no cap on the individual award amount, grants awarded in the past have ranged from $11,000 to $400,000. With Council approval, SWM will apply for a $250,000 grant to be applied to the Lakota Berm and Pipe Repair project. Although the Lakota Berm and Pipe Repair project is currently not included in the SWM CIP plan, SWM staff identified the need for this repair after the December 2015 CIP Update approved by City Council. SWM staff plan to include it in the SWM CIP update that is currently under development. This project is not funded at this time and grant funding is critical to moving the project forward with the goal of design 2017 and construction summer 2018. ESTIMATED EXPENDITURES: Consultant Analysis in 2016 In house Design Construction including Contingency In house Construction Management TOTAL PROJECT COSTS AVAILABLE FUNDING: SWM Funds 2016 Budgeted SWM Funds 2018 Potential KCFCD Flood Reduction Grant 2017 TOTAL AVAILABLE BUDGET (*IF GRANT IS AWARDED) cc : Project File Day File 15 $56,000 $53,000 $200,000 $20,000 $329,000 $56,000 $25,000 $250,000 $ 331,000* Cl. <( ~ >-t--z -0 -> .. g 0 ! 0 l 0 H ! ; I-z uQ UJ 1--, <{ Ou o::o CL _J . 16 COUNCIL MEETING DATE: May 2, 2017 ITEM#: CITY OF FEDERAL WAY CITY COUNCIL AGENDA BILL SUBJECT-ORDINANCE: Adopt code amendments related to multi-family dwelling units, senior housing, and special needs housing. POLICY QUESTION: Should the City adopt the proposed amendments to Federal Way Revised Code Title 19, "Zoning and Development Code," related to multifamily dwelling units, senior housing, and special needs housing? COMMITTEE: Land Use and Transportation Committee CATEGORY: D Consent D City Council Business ~ Ordinance D Resolution STAFF REPORT BY: Principal Planner Margaret Clark MEETING DATE: April 17, 2017 D D Public Hearing Other DEPT: Community Development Attachments: 1) Draft Adoption Ordinance; 2) April 12, 2017, Land Use and Transportation Committee Staff Report; 3) March 29, 2017, Planning Commission Staff Report with Exhibits A-0; 4) Written comments from: MerloneGeier Partners (Exhibit P with Attachments A and B); Housing Development Consortium (Exhibit Q); Randall Smith (Exhibit R); and Bumgardner (Exhibit S); and 5) April 5, 2017 Planning Commission minutes. Background: The City of Federal Way adopted a six-month moratorium on the expansion or creation of multi-family housing per Ordinance No. 16-821 on June 7, 2016. The moratorium was renewed for six months per Ordinance 16-825 on December 6, 2016, and is set to expire on June 6, 2017. The moratorium covers all multifamily, senior housing, and special needs housing, except for duplexes, triplexes, and townhouses. The Planning Commission held a public hearing on March 15, 2017, which was continued to April 5, 2017, at the close of which it forwarded the amendments to the City Council without a recommendation. Options Considered: 1) Adopt the Mayor's recommendation as contained in the draft adoption ordinance; 2) Adopt the Mayor's recommendation as modified by the LUTC; 3) Do not adopt the Mayor's recommendation; or (4) Refer the amendments back to the Planning Commission for further proceedings. MAYOR'S RECOMMENDATION: The Mayor recommends adoption of the proposed amendments as written in the draft ordinance. MAYOR APPROVAL: COMMITTEE RECOMMENDATION: I move to forward the proposed ordinance to First Reading on May 2, 2017.. Committee Chair Committee Member Committee Member PROPOSED COUNCIL MOTION(S): l 5 T READING OF ORDINANCE (May 2, 2017): "/ move to forward approval of the ordinance to the May 16, 2017, Council Meeting for enactment. " 2ND READING OF ORDINANCE (May 16, 2017): "/ move approval of the proposed ordinance. " (BELOW TO BE COMPLETED BY CITY CLERKS OFFICE) COUNCIL ACTION: D APPROVED COUNCIL BILL# D DENIED D TABLED/DEFERRED/NO ACTION D MOVED TO SECOND READING (ordinances only) 151 reading Enactment reading ORDINANCE# RESOLUTION# REVISED-I 1/2016 17 ORDINANCE NO. 17---- AN ORDINANCE of the City of Federal Way, Washington, adopting code amendments related to multifamily dwelling units, senior housing, and special needs housing; amending FWRC 19.05.040, 19.05.120, 19.115.030, 19.115.060, 19.115.115, 19.125.150, 19.200.100, 19.205.040, 19.205.070, 19.215.050, 19.220.050, 19.220.080, 19.225.070, 19.230.060; repealing FWRC 19.240.150; and adding new sections to Chapters 19.115 and 19.215 FWRC. (Amending Ordinance Nos. 90-43, 93-170, 94-233, 96-270, 97-291, 99-333, 00-375, 01-385, 01-399, 02-424, 03-450, 05-506, 06-515, 06-542, 07-545, 07- 554, 07-559, 10-678, 12-727, and 12-735) WHEREAS, the Multifamily Residential ("RM"), Neighborhood Business ("BN"), Community Business ("BC"), Commercial Enterprise ("CE"), City Center Core ("CC-C"), and City Center Frame ("CC-F") zoning districts allow multifamily housing (also referred to as "detached or stacked dwelling units," "stacked dwelling units," "multiple-unit housing," and "multi-unit housing" in the use zone charts for the above-listed zoning districts either as a stand-alone use or as a mixed-use component of a project; and WHEREAS, the City Council desired to review multifamily housing zoning and development regulations to determine whether such zoning and development regulations are appropriate for the type of multifamily development the City envisions for the RM, BN, BC, CE, CC-C, and CC-F zoning districts; and WHEREAS, on June 7, 2016, the City of Federal Way City Council passed Ordinance No. 16-821 imposing a six-month moratorium on the creation or expansion of multifamily development within the City; and WHEREAS, on December 6, 2016, the City Council passed Ordinance No. 16-825 renewing the six- month moratorium on the creation or expansion of multifamily development within the City; and WHEREAS, City staff has been researching regulations for multifamily development to achieve the vision of the City Council; and Ordinance No J 7-__ _ 18 Page J of 33 Rev 3/17 LU WHEREAS, City staff briefed the Planning Commission on October 5, 2016, January 18, 2017, and February 15, 2017; and WHEREAS, City staff briefed the City Council on October 18, 2016 and February 4, 2017; and WHEREAS, on February 3, 2017, the City's SEPA Responsible Official issued a Determination of Nonsignificance on the code amendments related to multifamily dwelling units, senior housing, and special needs housing; and WHEREAS, the City's Planning Commission held a public hearing on March 15, 2017, which was continued to April 5, 2017, at the close of which it forwarded the amendments to the City Council without a recommendation; and WHEREAS, the Land Use and Transportation Committee of the Federal Way City Council considered the amendments on Apri I 1 7, 2017, and recommended approval of the amendments; and WHEREAS, the City Council, through its staff, Planning Commission, and Land Use and Transportation Committee, received, discussed, and considered the testimony, written comments, and material from the public, and considered the matter at its City Council meetings on May 2, and May 16, 2017;and WHEREAS, the City Council desires to approve the code amendments related to multifamily dwelling units, senior housing, and special needs housing. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Findings. The City Council of the City of Federal Way makes the following findings of fact: (a) The proposed amendments related to multifamily dwelling units, senior housing, and special needs housing, are consistent with the Council's vision for the City of Federal Way, will allow development which is compatible with the surrounding neighborhoods, including adjacent single-family uses, and will reduce the impacts of large scale multifamily, senior, and special needs housing on adjoining zoning districts that permit less intensive residential or commercial uses;(b) The proposed Ordinance No 17-__ _ 19 Page 2 o/33 Rev J/17 LU amendments will allow for growth and development consistent with the Federal Way Comprehensive Plan's overall vision and with the Federal Way Comprehensive Plan's land use element and household projections, and will allow reasonable use of property; (c) The proposed amendments will allow for adequate amenities such as open space and parking for residents, and will decrease the need for on-street parking; ( d) The proposed amendments will encourage the adoption of a security program intended to promote resident safety and improve quality of life for residents; (e) The proposed amendments will benefit the City as a whole as it will improve the aesthetics of the built environment and result in more architecturally diverse developments throughout the City; (f) The proposed amendments will lessen environmental impacts by requiring recycling and composting of materials; (g) The proposed amendments have complied with the appropriate process under state law and the FWRC; and (h) The proposed amendments bear a substantial relationship to the public health, safety and welfare; are in the best interest of the residents of the City; and are consistent with the goals and policies of the Federal Way Comprehensive Plan. Section 2. Conclusions. Pursuant to Chapter 19.80 FWRC and Chapter 19.35 FWRC, and based upon the recitals and the findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposed amendments: (a) The proposed amendments are consistent with, and substantially implement the following Federal Way Comprehensive Plan goals and policies: Goals: LUG! LUG3 HGI Ordinance No 17-__ _ Create an attractive, welcoming and functional built environment. Preserve and protect Federal Way's single-family neighborhoods. Preserve and protect the quality of existing residential neighborhoods 20 Page 3 o/33 Rev3117LU and require new development to be of a scale and design that is compatible with existing neighborhood character. PUG22 Promote the recycling of solid waste materials by providing opportunities for convenient recycling and by developing educational materials on recycling, composting, and other waste reduction methods. Waste reduction and source separation are the City's preferred strategies for managing solid waste. Materials remaining after effective waste reduction and source separation should be managed in accordance with the KC-CSWMP. PUG23 Encourage and actively seek an effective regional approach to solid waste management, to leverage economies of scale and move toward similarities in services and parallel educational messaging. PUG27 Develop and implement Preferred Building Code Elements, including space allocation for several waste streams (garbage, compostables, recyclables, hazardous materials, and other process wastes). Incorporate design elements that enable access to services, both for tenants and collection service vehicle. Consider development of a preference for covered solid waste enclosures or facilities that are tied to sanitary sewer to help reduce potential surface water management issues, and perform a comprehensive analysis to determine which elements should be grandfathered versus required improvements. Policies: LUPI Use development standards and design guidelines to maintain neighborhood character and ensure compatibility with surrounding uses . LUP3 Use design guidelines and performance standards to create attractive and desirable commercial, office and commercial/residential mixed-use developments. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. LUPI 3 Maintain and protect the character of existing single-family neighborhoods through strict enforcement of the City's land use regulations. LUP 14 Protect residential areas from impacts of adjacent non-residential uses. LUP22 Multifamily residential development should be designed to provide privacy and common open space . Variations in facades and rooflines should be used to add character and interest to multiple-family developments. LUP27 Use design and performance standards to integrate multifamily development into commercial developments as commercial/residential mixed-use development. Performance standards should focus on scale, appearance, and compatibility. Ordinance No 17-__ _ 21 Page 4 of33 Rev 3/17 LU • LUP29 Ensure compatibility between non-residential developments and residential zones by regulating height, scale, setbacks, and buffers. HP I High-density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods. More moderate densities such as cottage housing are permitted. HPI3 HP14 HP17 Continue to use design guidelines to ensure that new and infill developments have aesthetic appeal and minimize impacts on surrounding development. Review zoning, subdivision, and development regulations to ensure that they further housing policies, facilitate infill development and don't create unintended barriers. Continue to permit commercial/residential mixed-use development in designated commercial areas throughout the City. Develop incentive programs to ensure an adequate amount of housing is developed in these areas. (b) The proposed amendments bear a substantial relationship to the public health, safety, and welfare because they will result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents. Amendments to the Community Design Guidelines also encourage the adoption of a security program intended to promote resident safety and improve quality of life for residents . Other proposed amendments to the Community Design Guidelines are intended to reduce the impacts of large scale multifamily and senior housing development on adjoining zoning districts that permit less intensive residential or commercial uses by reducing building massing. (c) Tqe proposed amendments are in the best interest of the residents of the City as they will improve the aesthetics of the built environment and create compatibility between different zoning districts. Additionally, the proposed text amendments would lead to more architecturally diverse developments throughout the City. Section 3. FWRC 19.05.040 is hereby amended to read as follows: "Day care facility, commercial" means the temporary, nonresidential care of persons on a recurring basis. See FWRC Title 19, Division VI, Zoning Regulations. "Dedication" means the deliberate appropriation of land by its owner for public use or purpose, reserving no other rights than those that are compatible with the full exercise and enjoyment of the public uses or purposes to which the property has been devoted. "Deleterious substance" includes, but is not limited to, chemical and microbial substances that are classified as hazardous materials under this section, "hazardous materials," whether the substances are in usable or waste condition, that have the potential to pose a significant groundwater hazard, or for which monitoring requirements of treatment-based standards are enforced under Chapter 246-290 WAC. "Development" means any human activity consisting of any construction, expansion, reduction, demolition, or exterior alteration of a building or structure; any use, or change in use, of a building or Ordinance No 17-__ _ 22 Page 5 of 33 Rev 3/17 LU structure; any human-caused change to land whether at, above, or below ground or water level; and any use, or change in use, of land whether at, above, or below ground or water level. Development includes, but is not limited to, any activity that requires a permit or approval under zoning ordinances, subdivision ordinances, building code ordinances, critical areas ordinances, all portions of a shoreline master program, surface water ordinances, planned unit development ordinances, bindirig site plan ordinances, and development agreements; including but not limited to any activity that requires a building permit, grading permit, shoreline substantial development permit, conditional use permit, special use permit, zoning variance or reclassification, subdivision, short subdivision, urban planned development, binding site plan, site development, or right-of-way use permit. Development also includes, but is not limited to, filling, grading, paving, dredging, excavation, mining, drilling, bulkheading; driving of piling; placing of obstructions to any right of public use, and the storage of equipment or materials. "Development regulation" means controls placed on development or land use, but does not include decisions to approve a project permit application even though they may be expressed in a resolution or ordinance. "Diameter at breast height (dbh)" means the diameter of a tree trunk as measured at four and one-half feet above the ground surface. "Director" means the director of the department of community development, also known as the department of community development services, unless the context indicates otherwise. "Domestic animal" means an animal which can be and is customarily kept or raised in a home or on a farm. "Dredging" means removal of earth and other materials from a body of water, a watercourse, or a wetland. "Dredging spoils" means the earth and other materials removed from a body of water, a watercourse, or a wetland by dredging. "Driveway" means an area of the subject property designed to provide vehicular access to a parking area or structure located on the subject property. "Dry land" means the area of the subject property landward of the high water line. "Dwelling unit" means one or more rooms in a structure or structures, excluding mobile homes and outdoor storage containers and similar structures used or designed to be used as living facilities, providing complete, independent living facilities exclusively for one family, including permanent provisions for living, sleeping, cooking and sanitation. A factory-built home or manufactured home is considered a dwelling unit under this title only if it meets the standards and criteria of a designated manufactured home established in RCW 35A.63.145. There are the following eight types of dwelling units: (1) "Dwelling unit, attached, " means a dwelling unit that has one or more vertical walls in common with or attached to one or more other dwelling units or other uses and does not have other dwelling units or other uses above or below it. (2) "Dwelling unit, detached, " means a dwelling unit that is not attached or physically connected to any other dwelling unit or other use. (3) "Dwelling unit, e{ficiency," means a small one room unit, which includes all living and cooking areas with a separate bathroom. Ordinance No I 7-__ _ 23 Page 6 o/33 Rev J/17 LU EJ1 ill "Dwelling unit, stacked," means a dwelling unit that has one or more horizontal walls in common with or attached to one or more other dwelling units or other uses and may have one or more vertical walls in common with or adjacent to one or more other dwelling units or other uses. t41 ill "Dwelling unit, multifamily, " means a building containing two or more dwelling units, which are either attached or stacked. See definition of "dwelling unit, townhouse." (5) "Dwelling unit, 1'19Ul-ti unit housing, " means dwelling 1:1nit, multifamily. (6) "Dwelling unit. senior citizen housing." means housing available for the exclusive occupancy of persons over 55 years of age. f6J ill "Dwelling unit, small lot detached," means detached residential dwelling units developed on multifamily-zoned property. Each unit is located on its own fee-simple lot. One of the dwelling unit's sides may rest on a lot line (zero lot line) when certain site development conditions are met. (8) "Dwelling unit. studio," means a one room unit, which includes all living and cooking area with a separate bathroom. Studios may have a wide open living space. and are typicall y larger than an "efficiency apartment." Studio apartments can contain a loft. fA (22 "Dwelling unit, townhouse, " means a type of attached multifamily dwelling in a row of at least two such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire- resistant walls. E&j .QQ} "Dwelling unit, zero lot line townhouse, " means attached residential dwelling units with common (or "party") walls. Each unit is located on a lot in such a manner that one or more of the dwelling's sides rests on a lot line. Each unit has its own entrance opening to the outdoors (to the street, alley, or private tract) and, typically, each house is a complete entity with its own utility connections. Although most townhouses have no side yards, they have front and rear yards. The land on which the townhouse is built, and any yard, is owned in fee simple. Section 4. FWRC 19.05.120 is hereby amended to read as follows: "Land division" means any process by which individual lots, parcels, or tracts are created for the purpose of sale, lease, or transfer. Land divisions include, but are not limited to, conventional subdivisions (both short and long plats), binding site plans, cluster subdivisions, cottage housing, zero lot line townhouse development, and small lot detached development. I "Landscaping" means the planting, removal and maintenance of vegetation along with the movement and displacement of earth, topsoil, rock, bark and similar substances done in conjunction with the planting, removal and maintenance of vegetation. "Landward" means toward dry land. "Legal nonconformance" means those uses, developments, or lots that complied with the zoning regulations at the time the use, development, or lot was created or established, but do not conform with current zoning regulations. Th is definition shall be applied to legal nonconforming lots, uses, and developments as defined in this chapter. "Linear frontage of subject property" means the frontage of the subject property adjacent to all open, improved rights-of-way other than Interstate 5. If the subject property is not adjacent to an open, improved right-of-way, "linear frontage" means the frontage of the subject property on any public access Ordinance No 17-__ _ 24 Page 7 of 33 Rev J/17 LU easements or tracts which serve the subject property and adjacent unopened and/or unimproved rights-of- way. "Lobby." means a central hall. foyer, or waiting room at the entrance to a building. "Lot" means a parcel of land, of sufficient area to meet minimum zoning requirements, having fixed boundaries described by reference to a recorded plat, to a recorded binding site plan, to metes and bounds, or to section, township and range. "Lot area" means the minimum lot area per dwelling unit based on the underlying zone. For single- family lots, the area of a vehicular access easement, private tract, flagpole, or access panhandle shall not be credited in calculation of minimum lot area. "Low density use" means a detached dwelling unit on a subject property that contains at least five acres. "Low density zone" means the following zones: SE and comparable zones in other jurisdictions. "Low impact development (LID)" means a stormwater management strategy that emphasizes conservation and use of existing features integrated with distributed, small-scale stormwater controls to more closely mimic natural hydrologic patterns in residential, commercial, and industrial settings. Section 5. FWRC 19.115.030 is hereby amended to read as follows: This chapter shall apply to all development applications except single-family residential, or those uses . exempted in specific sections, subject to FWRC Title 19, Zoning and Development Code. Project proponents shall demonstrate how each CPTED principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this chapter that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This chapter in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposal. Section 6. Chapter 19.115 FWRC is hereby amended to add a new section 19.115.040 to read as follows: 19.115.040 Security program. The following is a list of general strategies that are encouraged to be addressed in a security program for new stacked multifamily dwelling units, senior housing, or special needs housing: ( 1) Develop written security policies and an emergen'cy management plan, including evacuation procedures. (2) Provide illumination in all areas of the building, including parking facilities and entryways to buildings, according to requirements of the llluminating Engineering Society ([ES) Lighting Handbook. (3) Ensure that the lobby and the area immediate ly outside its doors are free of places of concealment for persons. ( 4) Install large glass panels in lobby doors. (5) Design buildings so that the elevator area is fully visib le throughout the lobby. On levels other than the lobby floor, elevators should open directly to hallways, without recesses or blind corners that restrict two-way visibility. (6) Locate laund1y rooms in a more active area of the building, adjacent to common space or the main lobby, and install large glass windows in the laundry room. Ordinance No 17-__ _ 25 Page 8 o/33 Rev 3/17 LU (7) Keep laundry rooms and exercise rooms secure and accessible by residents. (8) Locate mailboxes and mail rooms adjacent to the main lobby of the building. (9) Store keys in a secure location and control their distribution. ( I 0) Control access into the building by locki ng all exterior entrances, including accessible roof openings, doors to accessible balconies and terraces, and parking garage entrances. Provide automatic door closures, as needed. ( 11) Provide deadbolt locks, peepholes, and safety cha in (night latches) on re ident doors. {12) Tnstall a functioning high quality video monitoring system with cameras located m the lobby, elevator, playground, and parking lot. (13) Keep plants and shrub trimmed to provide for visib ili ty of the building and surrounding property. (14) Trim tree branches up from the ground in order to discourage the possibility of a person hiding. (15) Make sure fences can be seen through. ( 16) Post the site and building addresses clearly. Section 7. FWRC 19.115.060 is hereby amended to read as follows: ( 1) General criteria. (a) 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. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. Figure5-FWRC 19.115.060(1) (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19 .120 .120, Rockeries and retaining walls. (2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19 .125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and Ordinance No 17-__ _ 26 Page 9 o/33 Rev 3/17 LU city center frame. (a) Facade modulation . Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. .·. : .. :._.:,!:i( :.:·:--.. ,· . • .. , fj ';_..,..,\·-. ~ ...... _..""·-· J Jnco rporal lnig t'Mdl.ill ltoi,a Figure 6-FWRC 19.115.060(2) (b) 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 Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. ·- t.0 O f< ,i.o.ro ~,IO~i ·9.~?~$-h ,,.o,.. . .t,0 /l-''/1, lnl:::0Ipora1ioQ ~1td,1:~P4'd bu~,11 Figure 7 -FWRC 19.115.060(2) (c) Canopy or arcade. A s a modulati o n opti o n, canopies or arcades may be used only alon g facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. Figure 8 -FWRC 19.115.060(2) ( d) 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. Ordinance No 17-__ _ 27 Page JO of 33 Rev 3/17 LU til'!Mr~r•l.itlf PtdUW-" ,UH Figure 9 -FWRC 19.115.060(2) (3) Building articulation and scale . (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights-of-way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (3)(b) of this section . Figure 10 -FWRC 19.115.060(3) Figure 11 -FWRC 19.115 .060(3) (b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(21) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles resemble trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc ., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. (c) See FWRC 19.115.090(3) for supplemental guidelines . Ordinance No I 7-__ _ 28 Page I I of 33 Rev 3/17 LU Showcaw wit>dows Artwor k-Mural Figure 12 -FWRC 19.115 .060(3) ....-,..._ r-m --: . Mot,1 '41 111 Pt11lon, Figure 13-FWRC 19.115.060(3) {4 ) Method s to re du ce building mass in g: Th e fo llowing is a no n-exc lu s iv e li st of meth od s to be utili zed in o ns tru c ti o n of buildin gs in o rd e r to reduc e th e ir imp ac ts o n deve lopme nt lo cated in an adjoining zoning district that permits less intensive residential or commercial uses: (a) Re duc e the app a rent bulk of a buil d ing by brea king it into seve ral smaller masses a nd varying the roof line with architectural elements. (b) Co ns id e r options s uch as upper leve l setbacks in ord e r to minimi ze bulk and s hadow imp a cts on adjacent development. Section 8. FWRC 19 .115 .115 is hereby amended to read as follows: The following guidelines apply to residential usable open space that is developed pursuant to FWRC 19 .200 .100, 19.205 .070, 19 .215 .150, 19.220.080, 19.225 .070 and 19 .230 .060: (1) C o mmon open space. All common open space proposed under this section shall meet the definition of "open space, common" as set forth in this title and all of the following criteria: (a) In order to be credited toward total residential usable open space, common open space must be a minimum of 225 square feet and have a minimum dimension of 15 feet. The inclusion of additional contiguous open space areas that have smaller dimensions, but enhance the use and enjoyment of the overall larger space, may be credited toward the overall minimum usable open space requirement subject to director approval. (b) Indoor common areas such as recreation/workout rooms , swimming pools, and gathering spaces that meet the criteria of this section may be counted as common open space subject to the criteria in this section. (c) The common open space shall be readily visible and accessible from structure(s) with entries to residential units . (d) The common open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened parking lots , chain-link fences, or blank walls, and may not be used for parking, loading, or vehicular access. (e) Pedestrian access ways shall only be counted as common open space when the pedestrian path or Ordinance No 1 7-___ _ Page 12 of 33 29 Rev 3/17 LU walkway traverses a common open space that is 15 feet or wider. (f) The common open space shall be sufficiently designed and appointed to serve as a major focal point and gathering place. Common open spaces shall include a significant number of pedestrian- oriented features, furnishings, and amenities typically found in plazas and recreational open space, such as seating or sitting walls, lighting, weather protection, special paving, landscaping, and trash receptacles. In addition, the common open space(s) should provide one or more significant visual or functional amenities such as a water feature, fireplace, and/or artwork, and should allow for active uses such as physical exercise, children's play area, gathering area for group social events, and p-patch or other gardening activity. (2) Private open space. ln order to be credited toward total residential usable open spaee, private OpeR space must be a minimt:1m of 4 8 sqt:1are feet and have a minimum dimension of six. feet. ~ ill Publicly accessible open space. Publicly accessible open spaces provided on site may be credited toward the minimum residential usable open space requirement, as long as the open space is directly accessible to and available to residents for their use. Only the portion of the public open space directly accessible to and available to residents for their use may be credited toward the residential usable open space requirement. E41 ill Fee-in-lieu option. A fee-in-lieu payment may be made to satisfy up to 50 percent of the residential usable open space requirement for the development of public parks and recreation improvements. Fee-in- lieu acceptance shall be at the discretion of the parks director after consideration of the city's overall park plan, and the quality, location, and usability of the open space that would otherwise be provided on the project site. If the city determines that a fee-in-lieu is appropriate, a payment of an equivalent fee in lieu of the required open space shall be made. The fee in lieu of open space shall be calculated based on the most recent assessed value of the subject property, or an appraisal conducted by a state-certified real estate appraiser. If the applicant offers to pay fee in lieu of open space, and if the city accepts the offer, the amount shall be determined based upon the square footage of open space that otherwise would have been required to be provided, multiplied by the then-current market value per square foot of the property. By choosing the fee-in-lieu option, the applicant agrees that the city will not be restricted to using the fees in the park comprehensive planning area that the subject property falls within, and that they may be used for park and recreation improvements in any of the park comprehensive planning areas that serve the city center core and city center frame zoned areas. See also FWRC 19.100.070. Section 9. FWRC 19.125.150 is hereby amended to read as follows: Garbage and recycling Solid waste receptacles -Placement and screening. (1) Storage area. Storage areas for garbage, aAd recycling, and compostables receptacles for managing solid waste material~ generated on site shall be required to be incorporated into the designs for multifamily, commerciat and institutional buildings constructed after January I, 1993. Common solid waste materials include generic recyclables (paper, metal. plastics, and other materials); garbage; non- compostable rubbish and trash; compostables and yard debris; properly-stored medical or moderate risk wastes; bulky items such as mattresses and appliances; and recyclable semi-liquid wastes (such as used cooking oil). Ordinance No 17-__ _ 30 Page 13 of 33 Rev )/17 LU (2) Exemptions. The following structures are exempt from the requirements of this section: (a) Multifamily dwellings that ·Nill be serYed by eurbside eolleetion at eaeh unit. (b fl:) Storage receptacles for parks or construction sites. (c .b) Structural alterations or increases in gross floor area to existing nonconforming structures which do not meet the threshold levels described in Chapter 19.30 FWRC. (3) Storage area defined. Storage areas shall include the areas containing receptacles served by collection equipment and may also include interim on-site storage areas used to aggregate material prior to delivering it to the collection storage area. ( 4) Location. Exeept as speeified in subseetion (b) of this seetion. Solid Wwaste garbage and recycling receptacles, including underground facilities: (a) May not be located in required yards; (b) May not be located in landscape buffer areas required by or under this Code; and (c) Must be screened according to FWRC 19.125.010 et al. (5) Security and accessibility. The following provision shall apply to all solid waste and recyclable storage areas which contain receptacles served by commercial collection equipment. (a) The storage area for recycling receptacles shall be located adjacent to the garbage solid waste storage area. The enclosures shall be easily accessible to users occupying the site. If the space is loeated within a strueture, e~ollection equipment must have an adequate vertical clearance and an adequate turning radius to ensure access and ease of ingress and egress to the storage area. whether located either inside or outside a structure. (b) Storage areas shall not interfere with the primary use of the site. The area shall be located so that collection of materials by trucks shall not interfere with pedestrian or vehicular movement to the minimum extent possible. The storage area shall not be located in areas incompatible with noise, odor, and inereased frequent pedestrian and vehicle traffic. (6) Design guidelines; general. The following provisions shall apply to all storage area designs: (a) Design and architectural compatibility. The design of the Solid waste and recycling storage area 5he-uM design shall be consistent with the architectural design of the primary structure(s) on the site. Storage areas shall be built on a flat and level area at a minimHm of 50 feet from and at the same grade as the truck access area. (b) Enclosure and landscaping. All outdoor trash enclosures for garbage solid waste and recycling receptacles shall be screened according to FWRC 19.125.040(4) and (5). In all cases, gates shall be of sufficient width to allow direct, in-line access by solid waste and recycling collectors and equipment. Gate openings should be at least 12 feet ,.,,ide if garbage and/or reeyoling drop be>ws are used. fn all other cases, gates shal I be of sufficient width to allow aecess by recycling collectors and equipment. In uses where two or more separate detachable contain·ers (commonly referred to as dumpsters) are situated side-by-side within an enclosure, there must be a minimum of 18 feet of unobstructed access when gates are fully opened (hardware, hinges, and walls will add to total enclosure widtb. based on design and materials used). Gate openings must be at least 12 feet wide when an enclosure houses a single drop box or compactor unit. Enclo ure gates shall not include center posts that would obstruct service access. -The All landscaping shall be designed se-as not to impede access to the storage area enclosure. · Ordinance No 17-__ _ 31 Page 14 of 33 Rev 3117 LU ( c) Signage. Exterior signage on E~nclosures signs should be in shall conformanee with Chapter 19. 140 FWRC and shall not exceed twe four square feet per sign face. The containers for recycling, and garbage, and other source-separated solid waste materials shoo-la shall be identified using clearly visible signs. (d) Weather protection. All solid waste storage areas (enclosures) require a spill prevention plan for management of liquids generated on or discharged from the storage area . The storage area spill prevention plan must detail how all liquids either precipitated, sprayed. washed. spilled, leaked, dripped, or blown onto the storage area will be collected and managed in compliance with city surface water protection standards. The storage area spill prevention plan shall be provided to the city's urface water management program, to be kept on file in order to inform periodic site monitoring. (i) All storage areas without a roof require a functioning oil water separator to be installed and maintained . The oil water separator must be ized and designed to accommodate all liquids exiting the storage area. as well as all surrounding impervious surface that drains to the oil water separator's location . The storage area pad shall be sloped at the minimum grade required to channel all such liquids to the oil water separator. (ii) Storage areas larger than 175 square feet in size must have a roof covering the storage area. This roof shall provide adequate overhang surface to prevent the direct entry of precipitation to the enclo ure area. Storage areas with a roof require adequate floor drainage connected and conveyed to sanitary sewer. Precipitation runoff from the roof shall not be discharged to the sanitary sewer. Roofed or covered storage areas must provide adequate clearances to allow access by haulers and collection equipment. (d) Weether pWJleeti<m. Storage containers shall be protected from ·.veather damage by using conta.iners that are largely weather proof or by covering the storage area. Roofed storage areas must be aeeessible to haulers and oolleetion equipment. (7) Space and access requirements. The following minimum space and access requirements for solid waste and recycling storage areas shall be incorporated into the design of all buildings: (a) M1:1ltifamily : l .5 square feet per unit with a minimwn of 65 squarn feet:-: El.~f8:l...eem-,fteroial: Three square feet---ef-sterage spaee,wi~~ra-~are-feet:;--fet: eV0f)' 1,000 square feet gross floor area, 1Nith a minimum of 65 square feet. ~I: Five square feet of storage space, with a maximum of I 000 square feet for every 1,000 !*f{tare feet gross floor area with a miRimum of 65 square feet . (d) Edueational--a+ld institutional. Two square feet of storage s13aoe, with a maximum of 1,000 SEJ-00f6 feet, for evef)' 1,000 square feet gross floor area, with a minimum of 65 square feet. (a) Except as provided in subsection (7)(a)(i) of this Section, for all uses, storage space for solid waste and recyclable materials containers shall be provided as shown in Table A for all new structures and for existing structures to which two or more dwelling units are added. (i) Residential uses proposed to be 1.ocated on separate lots. for which each dwelling unit will be billed i.ndividually for utilities, shall provide one storage area per dwelling unit that has minimum dimensions of two feet by six feet. (ii) ln addition to the requirement in subsection (7)(g) below. plans for stacked multifamily dwelling units shall require designated interior solid waste accumulation or storage areas on each level, including details on how solid waste is conveyed to shared storage space(s). Ordinance No 17-__ _ 32 Page /5 of 33 Rev J/17 LU (iii) Residential development for which a home owner's association, or other single entity exists or will exist, as a sole source for utility billing may meet the requirement in subsection (7)(a)(i), or the requirement in Table A. Residential and nonresidential development shall meet the respective requirements in Table A. Table A: Shared Storage Space for Solid Waste Containers j Residential Development j2-8 d~clling ~~~ts - 9-15 dwelling units 16-25 dwelling units j26-50 dwelling units 51-100 dwelling units . More than 100 dwelling units . -. - - .. jNonresidcntial Develonment {B11sed on gross floor 111ren of all structures on the lot) I 0-5,000 square feet J.5,0~1~15~00?. squ_are feet -. - 15,001-50,000 square feet . - 50,001-100,000 square feet 100,001-200,000 square feet 200,001 plus square feet - - . Minimum Area for Shared Storage Space 84 square feet 150 square feet 225 square feet 375 square feet 375 square feet plus 4 square feet for each additional unit above 50 - 575 square feet plus 4 square feet for each additional unit above I 00, except as 12e1mitted in subsection 7(c) - Minimum Area for Shared Storage S[!ace - 82 square feet -- 125 square feet --. -. . ··- 175 square feet .. . 225 square feet 275 square feet . 500 square feet Mixed use development lhat contains both residential and nonresidential use s, shall meet th e requirements of subsection FWRC I 9.125 . l 50(7)(b) (b) Mixed use development that contains both residential and nonresidential uses shall meet the s torage space requirements shown in Table A for residential development, plus 50 percent of the requirement for nonresidential development. In mixed use developments, storage space for solid waste may be shared between residential and nonresidential uses, and designated storage space for recycling services shall also be provided. {c) The storage s pace required by Table A shall meet the following requirements: (i) The storage space must have adequate dimensions to enclose solid waste container and also allow users to access these containers. For multifamily developments with eight or fewer dwelling units, and for nonresidential development with gross tloor area of 5,000 sq uare feet or less. the storage space must have a minimum dimension from the front gates to the back wall of at least seven feet. For all other uses, the storage space must have a minimum dimension from the front gates to the back wall of at least ten feet. Storage space for trash compactor units and for Ordinance No 17-__ _ 33 Page 16 o/33 Rev J/17 LU larger developments will generally exceed this ten foot dimension from front gates to back wall. (ii) The floor of the storage space shall be level and hard-surfaced. and the floor beneath garbage or recycling compactors shall be made of high-strength concrete. (d) The location of a ll storage spaces shall meet the following requirements: (i) Tbe storage space shall be located on tbe lot of the structure(s) it serves: (ii) The storage space hall not be located in any required driveways, parking aisles, or parking spaces: (iii) The storage space shall not block or impede any fire exits, any public rights-of-way. or any pedestrian or vehicular access; (iv) The storage space shall be located to minimize noise, odor, and visual impacts to building occupants and neighboring lots; (v) The storage space shall not be used for purposes other than so lid waste materials storage and access; and (vi) The storage space(s) shall be no more than 150 feet from the common entrance(s) to residences and /or service entrances to non-residential buildings located on the site. (e) Access for service providers to the storage space from the collection location shall meet the following requirements: Ci) For containers two cubic yards or smaller: (I) Containers to be manually pulled for service and emptying shall be placed no more than 50 feet from a curb cut or collection location; (2) Access ramps to the storage space shall not exceed a grade of six percent; and (3) Site-access route and entries for use by collection trucks shall be a minimum of 11.5 feet wide. (ii) For containers larger than two cubic yard and all compacted refuse containers: ill Direct access shall be provided from the alley or treet to the containers; (2) Site ac c ess routes and entries for trucks shall be a minimum of 11.5 feet wide: and (3) If accessed directly by a collection vehicle, whether inside or outside a structure, a 21 foot overhead clearance shall be provided. (f) Access for occupants to the storage space shal l meet the following requirements: (i) Direct acces shall be provided from the alley or street to the containers; (ii) A pick-up location within 50 feet of a curb cut or collection location haJI be designated that minimizes any blockage of pedestrian movement along a sidewalk, pedestrian path. or other right-of-way; (iii) If a planting strip is designated as a pick-up 1.ocation. any required landscaping shall be designed to accommodate the solid waste and recyclabl.e containers temporarily placed within this area; and (iv) All storage space openings and access points for pedestrians shall be a minimum of fiv feet wide. (g) The solid waste and recyclable materials storage pace. access. and pick-up/service specifications Ordinance No 17-__ _ 34 Page 17 o/33 Rev J/17 LU required in this Section, inc ludi ng the number and sizes of containers, shall be included on the plans submitted with the land u e or building permit app li cation for any development subject to the requirements of this Section. (h) Multifamily and non-residential mandatory recycling requirements. Multifamily, non-res id ential. and mixed-use developm ent occupants shall pa11icipate in separation for recycling of the fo ll owing materials that w ill include, at a minimum: newspaper ; mixed papers; recyclable bottles, cans. and p lastic containers: and compostab le materials where co ll ectio n services are available . All recyclable materials shall be p laced in properly-labeled containers or carts as distr ibuted by the city's sol id waste co ll ection contractor. A ll compostables separated for collection shall be placed in properly-labe led containers or carts. All multifamily property owners sha ll prov id e re idents with a min imum total week ly vo lum e of recycling container capacity equa l to or greater than the total weekly vo lume of garbage capacity. To the greatest extent possible, receptacles for garbage, recycling, and compostable materials shall be co- located in one storage space. (i) The Public Works Director or designee may modify the requirements of this subsection at his or her di cretion, or upon the request of the property owner, if, in the op ini on of the Director, the except ion is necessary. The modification m ust be granted in writing and may be revoked by the Director at any time if the necessity for the modification ceases to exist as determined by the Director. or designee, which determination sha ll not be made unreasonably. Any such revocation will be effective on a date selected by the Director, but no less . than t hree business days from the date of notice. (8) Compliance with other applicable codes. All enclosures installed or a ltered under this chapter mus t comply with a ll applicab le federa l, state. and local regulations, inc luding without lim itat ion the provisions of the International Building Code and the National E lectric Code as adogted in T it le 13 FWRC. If any provi s ion of this Chapter is found to be in conflict with any provis ion of any zon ing. building, fire, safety, or hea lth ord in ance, or code of the city, the prov ision that estab li shes the hi gher standard shall prevail. Ordinance No 17-__ _ 35 Page 18 o/33 Rev 3/17 LU w 0\ Sectiofl 10. FWRC 19.200.100 is hereby amended to read as follows: 19.200.100 Senior citizen or special needs housing. The following uses shall be permitted in the sing le family resi<!ential {RS) zone subject to !he regulations and notes set forth in this section- USE ZONE CHART DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS Minimums Maximums Required Yards ~ ~ ~ ZONE .,._. 0 O O ~ g -~ [ RS --( "'Oct -5 ~ ~ 0 "'CC/) ~ ~~ ~ ~ 6 ~~ ~on '"'""" ·-(I.) ·-'-' ..s::::: -·-~ c., :::s ·-r.n C o i.... u on u :J ~ USE ~ i:[ ! j £ ] ] j i ~ J ~ SPECIAL REGULATIONS AND NOTES Senior Process As 20 ft. ~ 20 ~ 20 See 30 ft. Senior I. Minimum lot size for this use is as follows: citizen or IV established ft. ft. noie & above housing: I for a. In RS 35.0 zones, the minimum lot size is 35,000 sq. ft. special on the See notes 3 and 8 1 average each unit b. In RS 15.0 zones, the minimum lot size is 15,000 sq. ft. needs zoning building c. In RS 9.6 zones, the minimum lot size is 9,600 sq. ft. housing map. elevation . d. In RS 7.2 zones, the minimum lot size is 7,200 sq. ft. (stacked Special needs e. In RS 5.0 zones, the minimum lot size is 5,000 sq. ft. dwelling See notes I See note housing: 2. The city may permit this use if it meets the following criteria: units) and 3 3 f;)etefR'liRatiaA a .. The ne1a1siRg will Ile a·;ailab!e fer Ille e);eh,isive aeGuflaRe)' efpeFS0RS e·;er 55 year-s efage, er rReRtally, physiealtr, en a ease by ~ffljl!aiml fl0FS0RS aiul 1he Sf18l1Ses er earelilheers liviRg wi1h SllGh perSeA.s. sase basis 0.5 b l!-The subject property is situated in close proximity to, and has convenient access to, public transportation, shopping, for each unit health care providers and other services and facilities frequently utilized by the intended residents of the subject property. 6 Q. The proposed development will not create unreasonable impacts on traffic, public utilities and services or on nearby See notes 16 residential. and 17 3. The city will determine the number of dwelling units or occupancy rooms or suites permitted in the proposed development and may permit or require modification of the required yard, lot coverage, height, landscaping and other similar dimensional and site design requirements based on the following criteria: a. The specific nature of the occupancy and the persons that will be housed in the proposed development. b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. c. The impacts on nearby residential uses of the proposed development. d. The architecture, site design and other design features of the proposed development. 4. The city may approve the limited commercial establishments listed in paragraph e f below on the first floor, if all of the following criteria are satisfied: ~510BiiSRfR~Rl5 will ee G(e_ .. ., -., :; . ·-;:..: , -:::" -----::~ • r ., fl. esiaelisltfReRIS ar-e iimooed flrimarily er exshisively fer tl;e-restooRts efihe s1:1bjee1 ~repeff)' aR!I !heir g1:1e5ES . b J!. Locating limited commercial uses on the subject property is clearly reasonable considering the size of the subject property, the location of the subject property and access to the subject property. (Continued ) Process I, Il, Ill and IV described in I I I For other information about parking and parking areas, see Chapter 19.130 FWRC. Chapter 19 55 FWRC, Chapter 19 .60 FWRC, For details of what may exceed this height limit, see FWRC 19 .110.050 et seq . Chapter 19.65 FWRC, For details regarding required yards, see FWRC 19.125 .160 et seq . Chap1er 19.70 FWRC respectivelv. Ordinance No 17-___ _ Page 19 of 33 Rev 3/17 LU w -..J 19.200.100 Senior citizen or special needs housing. (Continued) The followi ng uses shall be perrnined in the single family residential (RS ) zone subject to the re_g_ulatio ns and notes set forth in this section: --- USE ZONE CHART DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS Minimums Maximums 00 Required Yards z "' 0 "' Q.) Q.) 1::: (.) 2 :2 & < ....l 'O 0... Q.) (.) Q.) <,... Q.) 1::! ~ "' ;> 0 .... ;;i N Q.) 0 -::, ·5 -~ ;;; -~ u ..c -c:.:, C: Q.) [;; bO (.) USE ~ er ;,-0 0 :::! 0 ·-::, Q.) (l) '1.) Q.) .... c:: ~~ ....l ~ rFJ ~ ....l ::r: ci5 I I Process l, II, Ill and IV described in Chapter 19 55 FWRC, Chapter 19.60 FWRC, Chapter 19,65 FWRC, Chapter 19.70 FWRC respectively. Ordinance No 17-___ _ "' ZONE Q.) (.) ~ 'O (/J RS Q.) bO ·= $::= ::, ·-er~ (l)"' SPECIAL REGULA TIO NS AND NOTES ~c... el!, Any adverse impacts or undesirable effects of locating retail establishments on the subject property can be eliminated or significantly reduced through conditions imposed as part of the approval. d. The meil establishFHAls v·ill ee under OOfflffleR maneg,emen1 with 1he ,esideo1ial Hs es en 1~e sub_je6\ pFepei;y. e f . The city may approve the following limited retail establishments under this section: (I) Grocery stores containing no more than 3,000 sq. ft.; (2) Phannacies; (3) Clothing cleaners; (4) Beauty and/or barber shops; (5) Banks, excluding drive-in facilities; (6) Travel agents; (7) Restaurants,~ including fast food restaurants; (8) Arts and craft supply stores; (9) Flower and gift shops. ~~-"e Ma)' e,·eeee 120 A. iA la•gth . !11 add i1io11 , My raeade efa strue111te.1ha1 eNeeads SQ Ii . in length 111Hsl he madHlated as fella·m: a . The ,.,;•ifll,1tll·ile p+l~-10011t!l;11ie~ is 1l1fee ~ e. The minimHm wiath ef the meaulatien is four ft. e. The ma,eimum .. iath efthe meaulatien is JS ft. ~eRian afa sln121HR! en cit e sub_je£ , .. , ;_ .. ·-~.: .. ,M ~-:' _ ·-·· ~ .. __ • :!~ a. 11ie ~eigl11 0f 1ha1 slflrnlure slta+l-ool-e,.,e oee I§ ll . 000 "'a:' e,age buil~tng-ele-Ya~ b. ll,e fa\,ado 0f1Ita1 f'BRien af1t.e s1rue rn,e f>a,allel 101~e.,,si1~ use shalkt&l-a.~ ~e, m C l1ai,1 aFl9.J(ij i:WRC 10 ~emA>iAe v·ka 1 ei lte r flre·,isiel\s efth ,s eMf)t er 1Jlay a~plr 10 tl1e Sij b_jee1 ~ 5 , Cha(!tcr 19 .265 FWRC ggnrain ~ regi,latiQMr~ll.l!r!iing ac~o!:Y u;;es build ings and stnic1ures. Accessorv dwcl lit,g un ils a re not ncrm incd. 6. Chwter 19 270 FWRC co nt ains regulruions regarding home oooupations. & 1. Maximum lot coverage is as follows: a. In RS 35.0 = 50% percent, b In RS 15 ,0 = 50% percent , c. In RS 9 .6 = 60% percent. d .. In RS 7 .2 = 60% percent . e. In RS 5.0 = 60% percent, 9 ~-Refer to Chapter 19 ,125 FWRC, Outdoors, Yards, and Landscaping, for appropriate requirements. & 2. For sign requirements that apply to the project, see Chapter 19.140 FWRC. 91.Q. For community design guidelines that apply to the project, see Chapter 19.115 FWRC. l 1-E2r Qrovi~ion~ that r~late 12 the kee1Jin g Qf an im als ~~ i;;:hanter 19.260 FWRi;;:. 12. For affordable housing reguirements see FWRC 19 .110 .010, I}]],~ iY!li~ l!•!;!l:l!;!!~ 1nus1 1m1vige U§l!blc QI:lSM ~~ace in a 10ml amQunr eg ual co at l~ast IOQ .Ml fl ll!t[!!wc ll i9g uni! and ma_y inch,g~ Q!lt!!!!l!l" Q~n :ill!!~ ~11ch ~ 11la~ QI•~ si:ou nd ~ recneaiign room~ roofto ~ remi!,§ Il·IJa!Ches QQQIS, actiye l2bbi~~. DD!:! ~Irium~. ll,II eligil!I~ Y:i!!-!ll~ Qll:!lO •12!!~!;. shall al~ meet th ~ r!l11Hiremen ts ~'1:11£i!ii;.J iD FWRC 19 l 15 115 , A [ee-in -l ieu @lion i< availal!le fQr u11 to SO ~rccni o[rh~ USil\!le QQ!lM sn~ a~ Sl.!!lJ;.tfi~d in FWRi;;: 19 .115 .115 . 14 . Aav !lllmm2n QI!!!" S[!~ce r!l9 uirement~ for 2,nior hous in~ or Sl!!!c ial nee.:ls housine ma v be reduced m the discretion of the director, i( an o~n s2a~ ~rndv document< thar l~ss commQn ol!!ln sQ;!cc will be ad!l!lua•t IQ g~ the n~eds of the residents 15 . Priva te nrn;n ~l!,1Ce, a minimum of48 gi, fl with a minimum dim ension of~ix ft. mu<1 be grovid~ ig:r dwtll ing uni1 e .g. ga tio l!Qrch balconv Qr vard l-~ foe I OQ ynit! gr a12ri:, gn a fil •lli c~l 11rQ!l!lm'. 2~ ~nr of 11arlcing shall 12{ underg,!'.Qnnd (lr Qn the firm fl Q,Qr wirhin the !)uilding. fQQtQrin l. cxe<:Ql fo r visitor llarking which can be surface (larking. 17 Al1~rna1 ive l~ an .aonlicant ma:t choose tg submit a oorking <1udv in 3!,!;0 rdancc wi1h FWRQ 19 .130,080(1.), L For other information about parking and parking areas, see Chapter 19.1 30 FWRC For details of what may exceed this height limit, see FWRC 19,110~050 et seq . For details regarding required yards, see FWRC 19.125 .160 et seq, Page 20 o/33 Rev 3/17 LU ' w 00 Section 11. FWRC 19 .205.040 is hereby amended to read as follows: 19.205.040 Detaehed er sta elced dwelliR g 1rnits Multifamily dwelling units . The fo ll owi ng uses shall be penn itted in the m ultifam ily resid~ntial (RM) zone s ubject to the regu lations and notes set forth in this section: USE ZONE CHART 00 ~ !DIREC[IONS: FI~~T,_read down to fin~ use .: .. THEN, across 1 for REGULA ;IONS Mm,mums Maximums USE u 1:: <I'. '"" ;:i " ~ i:z: => I DelaekeEI er Multifamily dwelling units (stacked dwelling unitsl "' "' 8 e "O 0.. ~ ~ ·-" ::s ·-er > " OJ c.:: c.:: " .!::! V) 0 ....l Process 17,200 sq. II ft . with a density as estab- lished on the zoning map See note I Process I, IJ, Ill and IV are described in Chapter I 9.55 FWRC, Chapler 19.60 FWRC, Chapter 19 65 FWRC, Chapter 19. 70 FWRC respectively Ordinance No 17-___ _ Re_g_uired Yards E 8 <..i.. '.2 (.) "' ~ " "O en ... "' " ~ 20 ft . 15 ft . 15 ft. g " bl) E OJ > 0 u 0 ....l ..... OJ 0 .... .E 2 Q() g ·-... " ~ ::c V) "' 8 "' C. "O V) ., bl) ·5 .!: cr-i:; OJ "' c.:: 0.. percent 2.4 zones, 30 ft. ~ 60% In RM 3 ,6 and 12 f)er a .. ·elliRg 1----'--....... -----i in RM above average aelaehea liRils 3 .6 building See notes 5 and 8 zone. elevation. 70% In RM 1.8 percent zones 35 ft , in RM above average 2.4 building zone elevation and 1.8 zone See note 5 JQ ft. aee"'e 8""f8ge bttil<HRg ele. atieR fer eelaekeEI El.Yelling 1<nits 11.7 per liRil fer-slaeked ,h,etliRg !iRits See notes 13 - ll I Z~E I SPECIAL REGULATIONS AND NOTES l . The minimum amount of lot area per dwelling unit is as follows: a. In RM 3.6 zones, the subject property must contain at least 3,600 sq. ft . of lot area per dwelling unit. b. In RM 2.4 zones, the subject property must contain at least 2,400 sq. ft . of lot area per dwelling unit. c . In RM 1.8 zones, the subject property must contain at least 1,800 sq. ft . of lot area per dwelling unit. 2. The subject property must contain at least 400 sq. ft . per dwelling unit of common recreational open space usable for many activities. At least 10% percent of this required open space must be developed and maintained with children's play equipment. Ifthe subject property contains four or more units, this required open space must be in one or more pieces each having a length and width of at least 25 ft . In addition, if the subject property contains 20 or more units, at least 50% percent of this required open space must be in one or more pieces each having a length and width of at least 40 ft . 3. Private open space. a minimum of 48 so . ft with a minimum dimension of six ft , must be provided per dwelling unit.· e .g. patio porch, I balcony or yard. 4 . lfloeated a long an arterial orcoUeetor nnd is vjsible from the right-of-wav at leaS1 SQ pcroenJ of the tota l lenmh of the ground Ooor mc;,de of all buildings facing a righ t-of-way muS1 be developed with commercial uses allowed bv office/retail UAA zone chart FWRC 19.215 010 or enrenainmenr use zone chart FWRC 19.2 15 .020, Tite commercial ground noor uses must a lso occupy a minimum dcmh of IS ft. and n minimum in,erior hejgh1 of 13 fl of commercial space for any single tenant This docs not apply ro developments of less than 25 units S. lfa nv portion ofa structure on rhe subject prootrty is whhin 100 ft . of a single-fomjly rcsiden1i;tl 7..one th"" rhat ponion of1he sm,cturc shall not exceed 30 ft aoove ayer;n;c building elevation and 11te srrucrurc shall be set back a minimum of 20 ft . from the propcny line of the residential zone. ~§..Chapter 19 .265 FWRC contains regulations regarding heffle eeG •[3;1ti~fl5 and e ther asoesseFies, fee~t.d ae1ivi1ies i1SS0ei8,eEI .,.ith 1iais 1<se accessory uses buildings and stmctures. Accessory dwelling units are not pennitted. 7 Chapter 19.270 FWRC contains rcgulalions regarding home occupations. 4 ~-Refer to Chapter 19 .125 FWRC, Outdoors, Yards, and Landscaping, for appropriate requirements. ~ 2. For sign requirements that apply to the project, see Chapter 19 140 FWRC. & lQ. For community design guidelines ,hat apply to the project, see Chapter 19 .115 FWRC. + lJ.. For provisions that relate to the keeping of animals, see Chapter 19 .260 FWRC. & 11. For affordable housing requirements, see FWRC 19.110.010. 13 . For 100 dwell in" units or more on a subject property 2S percent of parkjng shall be underground or on rhe first floor wi thin the building footprint. cycep, for visito r parking. which can be surface parking. 14 . Parking spaces shall be provided as follows : Efficiency dwelling units -1.0 per unit Studio dwelling units -1.25 per unit One bedroom dwelling units -1.5 per unit Dwelling units with two bedrooms or more -2.0 per unit. ,15 . Allemaiively, nn applicanr may choose 10 submit a. parking stuilv in accord,ince w jJh FWRC 19 l 30.080{2}. I I J I L_ For other infonnalion about parking and parking areas, see Chapter I 9.130 FWRC. ~-----------For details of what may exceed this heigh1 limit, see FWRC 19, l 10 050 et seq , '---------------------For details regarding required yards, see FWRC 19.125. 160 et seq Page 21 of 33 Rev 3117 LU w ID Section 12. FWRC 19.205.070 is hereby amended to read as follows: 19.205.070 Senior citizen or special needs housing. The foll hall b din th ltifamil .d . 1 (RM) :b· h I . d forth in th· . .. USE ZONE CHART 00 DfRECTIONS: FIRST, read down to find use •.. THEN , acro ss for REGULATIONS z 0 Minimums ~ ReQuired Yards -( ...l "' "' ;:) OJ c., CJ 2 :2 ... CZ:: -0 0... OJ CJ ~ ~ "' ~ N OJ USE ·; -~ ;;; c ~ ., ... er;,. 0 2 ~ "' u OJ OJ <1) 0:: 0:: ..l [.J., C/J 0:: Senior Process 7,200 20 ft. 5 ft. 5 ft. citizen II sq. ft. See note~ i .L.J. housing .Q!: and 6 special See -- needs note2 housing (stacked dwelling units) I I Process I, II , III and IV are described in Chapter 19.55 FWRC, Chapter 19 .60 FWRC, Chapter 19 .65 FWRC, Chapter 19 .70 FWRC respectively . Ordinance No 17-___ _ Maximums <1) & OJ 13 ~ ;,. 0 ~ :, <..) ~u 0 ·-:, <1) .... .....l ::r: iii 60~ In RM3.6 percent and 2.4 zones, 30 ft. See note above I average building elevation . In RM 1.8 zones, 3 5 ft. above average building elevation. See notes i land~J I Z~E I "' <1) CJ "' 0. "'C/J <1) bl) ·= !=: :, ·-c--1:: OJ "' SPECIAL REGULA TIO NS AND NOTES 0:: 0... Senior I . +he Gi~· ma)' 13eFF11il 1.l~is 1,1se il!i1 mee1s 1he felle•YiAg eFi1ef-ia; c1t1zen a. +he he1,1siAg ,.,.,ill be a\•ailable feF file t!*c!1,1si•,•e ecc1,1i,aAcy efi,eFseAs 8\'eF §§ ~'t!BFS efage. housing: I b. The s11bjec1 fJF8fJ8F!)' is si1ua1eE! iA close 13re1,imii=:,· to aAd has eeA\•e AieA! access 10 public !T~A, shei,13iAg,;4leallR for each care 13reviEleFS BREI efileF sei>,ises anEI facilitie,s ffe!l1,18AII)· 11!ili(!ee by Ille in~nEleEI resideAls e~1he s11bjee1 flF8fJeffY= E!welttflg ~El E!twelepmeAt will Rot ereate 11RFeasonable im13ac1s eA uaffie , f)llblic 111ili1ies anE! services er en ne~ unit residential uses as eemf)aFeEI 10 111~15 which we11IEI Iii.el)' ns11!1 lfem de\•elepment eh~ SF attached Elwelling tJAits ts the m~dm1,1m EieAsity psFFAitteEI iA this zeAe. Special i l-The city will determine the number of dwelling units or occupancy rooms or suites in the proposed development and may needs permit or require modification of the required yard, lot coverage, height, landscaping, and other similar dimensional and site housing : 0.5 design requirements based on the following criteria: for each unit a. The specific nature of the occupancy and the persons that will be housed in the proposed development. b. The size of the dwelling units or occupancy rooms , or suites and the specific configuration of and facilities within these S~ notes 14 units, rooms or suites. and 15 c. The impacts on nearby residential uses of the proposed development. d. The architecture, site design and other design features of the proposed development. ; z. The city may approve the limited commercial establishments listed in StJbsectieA (3)€ efthis sectieA paragraph c below, if al l of the following criteria are satisfied : a. +he Felail es1aelishmaAlS .,.,ill be ele~essef)' le 1he pFimaFY resiE!eA1"ial u;;e e~jeGt pFef)eft)• a~t-ait es1ablishmeAlS are i11tendeEl f)Fimarily er elielusii,ely fer Lile resiElefllS ef ~le s11bjee1 prof)erty am!-IMtF-glN!Sts,- al!-Locating limited commercial uses on the subject property is clearly reasonable considering the site of the subject property, the location of the subject property and access to the subject property. G !;,_. Any adverse impacts or undesirable effects oflocating retail establishments on the subject property can be eliminated or significantly reduced through conditions imposed as part of the approval. ~tail establisllflleAIS will be under eemmeR m.aoogemenl will! ~1e FesideRtial uses en 1he subjee1 f1F8f)8F!y . (Co ntinu ed) L For other information about parking and parking areas, see Chapter 19 .130 FWRC . For details of what may exceed this height limit, see FWRC 19.110.050 et seq. For details regarding required yards, see FWRC 19. lZ5 . l60 et seq. Page 22 o/33 Rev 3/17 LU .i:,. 0 19.205.070 Senior citizen or special needs housing. (Continued) USE ZONE CHART ~ DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS 0 ... _. Minimums ;: j Required Yards USE lJ ;;:- r., "" a: ::) "' "' "' u e "O 0... ~ ~ ·::s -~ er> ., ., 0::: 0::: <1.) -~ (/J -g 0 .... -l w... I Process I, II, III and IV are described in Chapter 19.55 FWRC , Chapter 19 .60 FWRC , '.2 u "' "' ~ ., ~ ~ ., (/J 0::: I "' 00 e "' > 0 u 0 -l Maximums '-"' 0 .... -::, ..c: -00 u ·-:::, ., .... :r: VJ "' <1.) u "' 0. -0 (/J -~ ~ :::, ·-er-"' ~£ I z:: I SPECIAL REGULATIONS AND NOTES e f . The city may approve the following limited retail cstablistlmcn1s under this section: (!) Grocery stores containing no more than 3,000 sq . ft _ (6) Travel agents. (2) Pharmacies. (7) Restaurants, including fast food restaurants . (3) Clothing cleaners (8) Arts and craft supply stores. ( 4) Beauty and/or barber shops . (9) Flower and gift shops . (5) Banks, excluding drive-in facilities. I~-!>le fa~aile af ""Y 'SIA!Glure may ei,eeed 120 A. iR 18R!,'th. ln--a,ldi1ien, any fa~de ef a s1R:1e111~ 1ha1 eNeeeds S(l ll. i!\4et1g.!t-mus1 be 111 ea11la1ed as felle..-s : a. The mi11i11111m de13t!. aftke med11latiaR is !llfee A. e. The 111i11im11111 • idtl1 afthe 111ed11latian is four ft. e. 11,e ma.Nim11111 • ·idth eftke 111ad11latia11 is Ja ft. •• '.~ r-· _' ... .. fly is l11ea1~d less 1haA IQO II. lrom a.A asjai;en t law density zene, 1he11 either : a,-The-ileigli+*~~ ·· ~ '·. -· -w • ; -· e,-+!~flhat fl8FlieR er the s1AJat11re J)Bfilllel 1e the law deilsi1y Ilene sha~, 3. If any oortion of a srructure on 1hc subj ect propenv is whhin I 00 ft of a single-fa mily residential zone 1hen that oortfon o f the stn1eture ~hall nq1 exceed. 30 ft , above average building elevation and 1he sm,c111re shall be se1 back a minimum of20 ft. from 1he propenv line of1ht. n;side nrial zone . (;. Rewr ta Cl,aprer 19.2M FWRC ta dete R11 i•• wha1 e tl,er pR1risieRs 0f1h i5 ehapter m~ a~ply 10 11le s111>jee1 prepeFty. 4 Chapter 19.265 FWRC coniains regulations regarding accessorv uses . buildings a nd srruetures . Accessory dwelling units are not permined . 5_ Chap!Cf 19 .270 FWRC con1ains regul3tion s regardin° home o«upations, + Q. Refer to Chapter 19 .125 FWRC, Outdoors, Yards, and Landscaping, for appropriate requirements. ~-Fer paFksand e~en spaee ~8) reqij~llll-&pj}ly-.&-+l~t. see GhllJ)ler 19.lOS .1 IQ FWRC. 9 l-For sign requirements that apply to the project, see Chapter 19 .140 FWRC , -1-0 ft. For community design guidelines that apply 10 the project, see Chapter 19 .115 FWRC. H 2.. For provisions that relate to the keeping of animals , see Chapter 19 .260 FWRC. 10. For affordable housing requirements see FWRC 19 110 _0[0. 11. TI1c subject propenv must provide usabl e open space in q tota l amoun1 equal to at least 100 sq . ft , per dwelling uni1 and may include common open spaces such as pla7.;tS. olav wunds rccreca1ion rooms rooftop 1errnces. p-()l)lehes pools active lobbies, and arri um s. All eligible usab le open space shall also mee1 rhc rcguircmcnts-soecified in FWRC 19 .115 .11 5. A fee-in -lie u 0Q1jon is available for up 10 50 percen1 of the usable open ~pace as specified in FWRC 19 .11 5,l l 5. 12. Any common open :;pace rcouircmcn1s for senior hous ing or special needs ho using mav be red uced at 1he discreuon of1he di rec:ror ifan open space s1udy documents that less common open space will be aol)(luatc ro serve the needs of1he rcs"idents 13. PriVllte open space a minimum of 48 sq _ fl . wirh a minimum dimension of si~ Ii must be provjded per dwelling uni1 e.g. pa Jio porch. balcony or Yfillh 14 _ for I 00 units or more on a subject propeny 2S percent of parking slrnll be underground oron 11tc first floor within 1hc building footprint cxceot for visitor parking which can be surface parking. IS Alternanvelv an aoplicam may choose ro submir;, parking studv in accordance wi1h FWRC 19.130 080<2). L For other information about parking and parking areas , see Chapter 19 .130 FWRC . Chapter 19 .65 FWRC, Chapter 19.70 FWRC respectively , ,_ _________________ For details of what may exceed this height limit, see FWRC 19.110 .050 et seq. For details regarding 11:qu ircd yards, see FWRC 19.125.160 et~- Ordinance No 17-___ _ Page 23 o/33 Rev 3/17 LU ,i:,. I-' Section 13. FWRC 19.215.050 is hereby amended to read as follows: 19.215.050 Mwltij,lle ueit hausieg Multifamily dwelling units. The follo win g uses shall be pem1itted in the nei g hborhood business (BN) zone s ub ject to the re_g_ulat ions and notes set forth in this section- USE ZONE CHART ~ 1orRECnqNS: FIRST , re~d,~~wn to find use ._ .. T~EN , acr ?ss for REGULATIONS Minimums USE u 1= < ...:I ;:i " la) ci:: => ~ ~ " Multifamily dwelling units (stacked dwelling units) "' "' 1l 0 -0 p:: ~ 3: ·3 -~ CT;,. "'"' a:: a:: Process !I "' .!::l (/) 0 ....l None Re_q uired Yards :2 u " E I ~ "' I ... e -0 " ui "' u.. a:: "--<" 0 ... .... ::, -sog ·-... " .... ::c {./} Same as these Same as regulations for ground these floor use regulations See notes ~ and & for ground 2 ' floor use See note 4 I Process I, II, III and IV are described in Chapter 19.55 FWRC, "' "' g p., -0 (/) "'O!l ·5 .5 CT~ "'" a:: 0.. ~ !!AA See notes 15 ~ ~ ~ SPECIAL REGULATIONS AND NOTES I This use may be localed on the ground floor of the struct ure if the ground floor coniains one or more of the eommcrcial uses >jllowed by office/retail use zone chart, FWRC 19 .215 :0 10. or entertainment use zone chart, FWRC 19 .215.020. 2. The commercial ground floor uses must occupy at least 50 percent of the total length of the ground floor fa~ade of all buildings facing a right- of-way. The commercial ground floor uses must also occupy a minimum depth of 15 ft . and a minimum interior height of 13 ft . of commercial space for any single tenant. 3 The subject property must contain at least 2,400 sq. ft . oflot area per dwelling unit or one acre for every 18 dwelling units . ~r 19.26) l'WRC eenmins regulatiens regaraing heme eeeH11a1ians ana ether ·ae,aesseries , ~iliti~ ~ffeS.ilSSOOiated , ·it h this 11Se. ~ 1. lfany portion ofa structure on the subject property is within 100 feet ft. ofa single-family residential zone, then that portion of the structure shall not exceed 30 ft . above average building elevation and the structure shall be set back a minimum of20 ft. from the property line of the residential zone. e }. No maximum lot coverage is established Instead, the buildable area will be determined by other site development requirementss, he, U,., required buffers, parking lot landscaping, surface water facilities, ete among others. 6. Chapter 19 265 FWRC contains regu la t.ions regarding ac~sorv uses buildings and structures Accessor,, dwelling units are not permitted. 1 7. Chapter 19 .270 FWRC contains regulations regarding home occupations +)!.for community design guidelines that apply to the project, see Chapter 19.l I 5 FWRC. 8 ~-fer laaassaf)iAg requiremeals lhat 3flfll} le Ille f!Fejeet, see Refer to Chapter 19 .125 FWRC Outdoors Yards and Landscaping for appropriate requirements. 9 lQ. For sign requirements that apply to the project, see Chapter 19.140 FWRC . ~~lm~ra,1siaM af this~eF 0;a~ a13ph' te the Sijbjee1; PRlP•FfY . 11. For provisions that relate to the keeping ofanimals, see Chapter 19.260 FWRC. 12 . For affordable housing requirements see FWRC 19.110 010 . 13 . TI1e subiect oropeny must con1ain a1 leas1 150 so ft . per dwelli ng unit of common recreatio n:il open space usable for manv activities and mav include conunon areas such as plavgrounds, recreation rooms rooftop terraces p00ls active lobbies arriums or other areas the d irector deems appropriate. t4 . Private open space, a minimum of 48 sq fl . with a minimum dimension o[si~ ft . must be provided per dwe ll ing unil. e ,g., p<11io, porch, balconv or yard. 15. For 100 dwelling unhs or more on 0 subject property 25 percent of parking shall be •mderground or on th e firs t noor within 1he building 1 footprint except for visitor parking which can be surface parking. 16. Parking spaces shall be provided as follows: Efficiency dwelling units· 1.0 per unit One bedroom dwelling units -1.5 per unit Studio dwelling units -1.25 per unit Dwelling units with two bedrooms or more· 2.0 per unit. 17 , Dwelling u11i1 parking .stalls are in addition 10 required parking for a ll non-resident ial ground noor uses 18. Alternatively, an applicanr mav choose 10 submit a parking studv in accordance with FWRC 19 .130.080/2\. L for other information about parking and parking areas, see Chapter 19.130 FWRC. Chapter 19.60 FWRC, Chapter 19 .65 FWRC, .__ _____ For details of what may exceed this height li mit, see FWRC 19.t 10 .050 et seq. Cha~t1:r 19 .70 FWRC respec 1ive ly. ~------------For details regarding required yards, see FWRC 19.125.160 et seq. Ordinance No I 7-___ _ Page 24 of33 Rev 3/17 LU ~ I\) Section 14 . Chapter 19.215 FWRC is hereby amended to add a new section 19.215.150 to read as follows: 19.215.150 Senior citizen or special needs housing The fQllowitt2.11ses shall be 12ennitt~inthe nei2.hbor1lood~busi@s~s(B.N) zone subject to the regulations and not es set forth in thiuection· USE ZONE CHART rr, QIRECTIQNS: FIRST, read down 10 find u~e ... THEN, across for REG!.!LATION~ 2 0 Minimum~ i= R~uired Yard s < ..l 11 ;;i c., I "" ci:: ~I ~ 11 USE ::, ·-!I > " " ij CG CX: Senior Process II No ne Senior housing or citizen or or v.~th s~cial needs special SEPA. hQusi ng.: same as needs Pr~s m th ese r!iguirements housing for !!round floor us e, (stacked S1and-alone senior dwelling citizen or s~ial units) needs housing : l.Q...fi. ill li.Jt See notes 2 and 8 I I Proc~~ l. ll .111 an~ lV @!li!1~2.ci!.l!:i:! in !:IJ!!.l!l!i[ 19 55 EYfilC Chapt~r 12 60 FWRC Chap1cr 19.65 FWRC Cl!a11ter 19, 70 FWRC re.soect i~IY , Ordinance No 17-___ _ r 0 ~ -::, ~ -·-~ " ~ ::r: V) 35 ft.. See note 2 ~ 11 N ::::>~ " "' SPECIAL REGULA TIO NS AND NOTES ex: 0.. Senior l . Qommcrtial ug~ allowed in 1his zone ma:t ~ l!ro!!i!t!:d llD Jhs g1:2u!:!!l flQ!!r 2fstaek~d senior c it izen or ~l!S£ial n~ hou~ing with ~ citizen minimum floor-to-ceiling height of 13 ft. housing: I 2 , lfnny: w;iaion 2fa fill1£Jure Qn the ~u~ject QrQ~tty I~ wi!hin !Oq fi , 2[~ 1ingl;-r~mj l:,: r!::ii&1en1ia l wne rhen thijl J!Q[!ion of the mucmre for each shall not exceed 30 ft. above average building elevation aod !he snu~1ure shall be set back a minimum of20 ft. from the grogerty line of the unit res1 den 1ia l wne. 3. Th~ :iUQi,ct (!rOl!!lrtV musl (!rov ide usabl~o~n wee in a tota l a1n21m1 i;gua l Ill a1 le ast 100 §9. ft . ~r dwe llin g uni! and ma)' inc l11de 92mmo n l)Q!:n fill3£Si such ns (!l!!!,;!~ [!lay gm u11!1i recm111ion r22m s rQOfiQ[! rcwces (t(l;!lohe:i QQQl:i, ~!i_tiv~ l21!1!ies and atrium:i . All ~ eligible usable Qll!l n mace ~hall ~,~ m~ 1h~ r~yir~m~nl:i :i~cified in FWRC 19.115 .115 . A fee-in-litl! gnvm~m may: be !!lilized for Yll IQ needs 50 11:f;rCCnl !;i(thc !!:.!!h ie Q~D sga~ i!,S :i~ifi~ in FWRQ 19.1 I~ ! IS . housing: 4. Any common o~n ~ll~ cggyir;menr:i for senior housing 2r ~cinl nud:i housing ma)' be redy!,;~ a1 Jhe di sctt1i2n of the director, if an 0 .5 for QJ!l;Il mn2!l 81•1l:t: !l!!S:Ym~n~ that l•:i:i com mon OJ!l;n filli!CC will~ nd~uat~ IQ serve !lt~ nee!l:i ll(th~ m;i!k!nts. each un ir 2· ~va1e Q)li;n filH!CC, ~ minimum 2f 48 :l!l fi wi1l1 l! mi nimum !llm~nsi2n Q[:ii• fl . must bi; 1imvidcg ui;r dwelling 1mi1 e .g. l!~!io, oon:h. balrnny, or v~rd ~ 6. No maximum 101 covem~ i:; §~tal!li~!!fil:! Instead the ~uil&lable area will ~ dc1ermined Q)' 01b ~r ~ii~ !l~vellll!!!l~!lt ~yircment:i · e g. 14 and 15 r~guired buffer:i l!l!rking lor landsca[!ine surface wa1er fAcili tiei ~!!l!!llG llllJ~rs 7, Fo reom!!JllDi!Y d~!l!J e.uiddjo~ tha r agglv lQ the grojcct ~e Chal)re r 19,1 l i FWRC 8. Ref~r Ill Cl!i!ot~r 19_1i~ FWRC Q!!l!IQQrs Yard5, and Lan!b=l!iog fllraggrogri!I~ r~uirements 9, file sign r~uitt1n cn1:1 that am1ly IQ th~ oroject s~ Chal,!tcr 19 140 FWRC 10. For llt!2~~iQn~ thM !lila tc 10 II~ keelline. o(animal~ ~ Chag ter 19..260 FWRC, 11 . Cha!,!ter 12 .26~ FWB.C ~srn1ain~ regula tions re.garding acc~soey uses, buildiom, ~nd s1ruc1ur!.[ A!i.l,:!;~Q' dw ~lling un its an: nQl germined. 12. ChaQtC! 19 .270 FWRC co nta in~ reg!!l•1 i2!!:i !lii:ar!Jing home Q:!,gUJl~tions . 13 . Fo r affordable housing requirements see FWRC j 9-1 l Q_Ol 0. 14, FQr 100 uni~ 2r 1n.m~ O!l l! ~ubjeeJ QrOQl:rtv 25 ~rcenl of [larki ng ~hall be und~grgun!l. lln 1he fill! noor wilh in the l!uilding footnrin l excem for visi tor parking which can be surface oorking . I~-tl,l!ematively an ai:mlicant mav chQQse 10 submit a ll•!.lsing 5.1udy: in ac£2rd ance with FWRC 19.130.080(2), L fQr other infonnnrion abou t m1rking and parking areas sec Chap1er 19 . l 30 FWRC , For de1ails g(whar may exceed this !1~igb1 li1ni1 ~ EWR!: 19.110.0SO et·~ For details regarding reguired yards see FWRC 19.125.160 et seg. Page 25 of 33 Rev 3/17 LU ,i::,. w Section 15. FWRC 19.220.050 is hereby amended to read as follows: 19.220.050 M11l~i 11eit lle11sieg Multifamily dwelling units. The foll . ' "' .,. '. - USE ZONE CHART 00 DIRECTIONS: FIRST, read down to find use ..• THEN , across for REGULATIONS 'Z 0 Minimums 1= Required Yards .,i: "' ..l "' ;:, " u c., e '.2 ~ " 0... g "-" a:: ~ 3: " 0 ~ .!:::! " -:, USE ~ ·3 -~ if] = ~ -= -" ~ bl) u O" ;> -"' ·-:::, u " " 0 e " " " ~ et:: et:: ...J ... if] et:: :r: (/] Mlllti llRit Pro cess None Same as these 65 ft. ~ ll or regulations for above Multifamily with ground floor use average dwelling SEPA, except ~ 20 ft. building units Process abutting elevation (stacked Ill residential zones (ABE) dwelling units) See notes 2 and -W See note li 2 I 1 Process I, 11, Ill and IV are described in Chapter l 9 55 FWRC, Chapter 19.60 FWRC, Chop1cr l 9 65 FWRC, Ciulp1cr 19 70 FWRC respectively Ordinance No 17-___ _ "' " u "' 0. " if] " bl) .:: C :, ·-o--"' ~~ H--+.-S S!Jaees !JE!F awelliRg HAit See note~ 5 : ~ ~ C SPECIAL REGULATIONS AND NOTES I . All non-residential ground floor spaces must have a minimum floor -to-ailing height of 13 ft. and a minimum depth of 15 ft . 2. Building height may not exceed 30 ft . above ABE for the portion of the building located within :;l-0 JOO ft . from a residential zone. 3. Rooflines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. 4. Multi-unit housing and accessory resiaee!ial Hses living facilities may be located on the ground floor of a structure only as follows: (a) ground level space that spans at least 60 percent of the total length of the principal commercial facade ofall buildings, as determined by the director, is occupied with one or more other use(s) allowed in this zone; and (b) ground level space that spans at least 40 percent of the total length of all other street-facing facades of all buildings is occupied with one or more other use(s) allowed in this zone.-Parking in conjunction with other uses allowed in this zone may also be located on the ground floor of the structure if non- visible from the right-of-way or public areas . . .. ... . , , . a ·'-.;; !alls fer d,,elliAg uA ils ef3 beam ems er mere . --""" == -..,, -;,;;ar, • F. 5, Enc 100 dw~lliD!l l'D'':!.Qr !IJQre Qn I! subj~I JlrQ~rtY. 25 ~roe.nt of~r!!ing ~hall be unde.r1,oround or on the fi!]! floor wiJhin the building foomrint exceRt for vi~iror Qarking which can be surface Qarking. 6. Parking SQaces shall be Qrovided as follows: Efficiency dwelling units -1.0 Qer unit Studio dwelling units -1.25 Qer unit One bedroom dwelling units -1.5 Qer unit Dwelling units with two bedrooms or more -2.0 Qer unit. L Dwelling uni! parking stalls are in addition to required parking for all non-residential ground floor uses. ~ Alternatively, applicant may choose to submit a parking study in accordance with FWRC 19 .130 .080(2). e 2. Chapter 19.265 FWRC contains regulations regarding heffle e~e•f)lllieAs-;mQ &!her a,;~es;eAes, fi>eilitie5 aAd ae ti ·i 1ies assaeia!<!d with 1hi;s ,,se accessory uses buildings and structures. Accessory dwelling units are not ~rmitted. 10 _ Cl,aptcr 19 270 FWRC contains regula1ions regarding home occupa tiont + 11. The subject property must contain at least 150 sq. ft . per dwelling unit of common recreational open space usable for many activi ties, and may include J*Wllle ~sell a,; )'ii.Riis, .,alias, ,md eal~Ri~$, as well as common areas such as playgrounds, recreation rooms, rooftop terraces, pools, active lobbies, atriums, or other areas the director deems appropriate . 12 . Private. o~n SI"~~ a minimum of 48 ~-ft ,, wi1h a minimum fai:ito•iQD Q.( ~;~ t} mu:!! 2!: QCQvideg [!!;f !!w;lling ,mil e.g. Qa!iQ, l!Qrcb bal~Qgv Qt V!ltl!, g ll, No maximum lot coverage is established. Instead, the buildable area will be detennined by other site development requirements, e.g ., required buffers, parking lot landscaping, surface water facilities, among others. 9 .l.4. For community design guidelines that apply to the project, see Chapter 19.115 FWRC. +o Ll_. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for appropriate requirements. -1-J. .1§.. For sign requirements that apply to the project, see Chapter 19 .140 FWRC. 17. For affordable housing reguirements see FWRC 19.110.0IO. I~-RefeF te eh"13ler 19 .2~§ F'.ll'RG le ae!eFIRiRe what e!he• flFS, isiens ef this ehap!eF may af)pl~ le tl,e SHejeet flFSflel!~· g ~-For provisions !hat relate to the keeping of animals, see Chapter 19 .260 FWRC. For details of what may exceed this height limit, see FWRC 19.110.050 et seq For details regarding required yards, see FWRC 19125.160 et seq Page 26 of33 Rev 3/17 LU ,i,. ,i,. Section 16. FWRC 19 .220 .080 is hereby amended to read a s follows : 19.220.080 Senior citizen -or S~pecial needs housing The fo llo win g uses shall be pennitted in comm un ity business (BC) zone _subj ec t to the regul ations and note s set forth in this section · USE ZONE CHART rJ) DIRECTI ONS: FIRST, read down to find use ... THEN, across for REGULATIONS :z 0 Minimums ~ Required Yards < ...l "' ;:i "' " c:., (..) e ~ ~ ..c ci:: 'O 0.. Q) (..) ::::) ~ 3:: ., -~ ., ·5 -~ lf) = ~ USE ., a O" > 0 e 'O " ., ., JJ ex:~ ...J .,.. vi ~ Senior Process II None Senior housing or citizen or or with special needs special SEPA, housing: same as needs Process these r~uirements housing III. for ground floor use (stacked Stand-alone senior dwelling citizen or s~ial units) needs housini>: 020 5 ft. 15 ft. ft. See notes 2 and 8 Ll. I I Process I, II, III and IV are described in Chapter 19.55 FWRC , Chapter 19.60 FWRC, Chapter 19.65 FWRC, Chapter 19.70 FWRC respectively. Ord inance No 17-___ _ 4-. ., 0 ... -::I ~ -g ·o C :r: (/.) 65 ft. above average building elevation (ABE) See note 2 ~ ,,, Q) (..) ., 0. C '"O lf) ., bl) .:: C: ::I·-c,-"' ~~ SPECIAL REGULATIONS AND NOTES Q.~ JlaFl,iRg I. Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials . Sflaees JleF ~it,g-h.eigl,H1H1~x~e~d 30 IL alle e ;>,88 fer 1he paAien efthe lluilaing leeared within 20 ft . efa residemtaH;ooe,, awelHRg 2. lfanv QQrtion ofa ~m1cture on the subject 11ro[!'lnv is wi1bin IQQ fl 2[a r~sid~111igl 7.Qne then t!Y!t l!Q[liQO 2fthe s!n!cturc shall nQ! ;x=!! 30 fi . n!.!Qvc tffl+t avcra~~ building elevation and the ~m,c ture ~hgll ~ s;t back a minimum of20 ft . frQm the nro~n:i,: Tine of the residential zone , 3. Commercial u~ all owed in this 7,Qne may: be ~!I!!i1te!! on the ground noor of stacked gniQr ci tizen Qr s~cia l n~ed~ housing wirh a minimum 022r-12: Senior ceiling height of 13 ft. 4. Fgr 10-0 units Qr more on a subii:£1 llrQ[!!:rt~ 25 ~cMt Qf garldng shall be uud~rgrgund, Qn !he fi~I fl2Qr within the builsjing fQgt[!rin t e~cegt for visitor citizen 11arking which can be surface 11arking. housing: 1 J 2. Alternatively, applicant may choose to submit a parki ng study in accordance with FWRC 19.130.080(2). for each unit 4 §.. Chapter 19.265 FWRC contains regulations regarding lie me eee~~a1iefls aRd e1l1ef aa,oss.ifies,; faei li!ies, &nd ·ae1i,•i1ies assasialell will, 1hi& use accessory uses buildi ngs and·sm,ctures . Acceswrv dweHing unus are nm t>Cmtined _ S12ecial needs 7. Chapter 19 .270 FWRC contains regulations regarding home occupations. housing: 0.5 ~ spaee R!quiremems .. ;11 be·d.e1ermine!I en a ease b~ ease basis . for each unit 8. The ~bi~£! l![Q~!D! mus111ro:tjdc usa!:!lc onen S!J3!:S in a IQtal amount tgiial 10 at l~a<t 100 :,g . fi . ~ dw~lling unit and mav include c2mm2n o~n Sl!!!ces g1ch ru; gl~ l!ia:,: gmun!l!i. r~creatlQn rooms. roofto12 t~m1~ n-na tche~. llQQIS, agJve l2bbi~ an!! atriums .. AII elig[!21~ usabl~ Q~n s11ace sJ,a ll alS2 meet See note~ J 1 the regL1ig:mer11~ ~~ifieg in [WRC lj!J I 5 115. A fee -in -li~u nal'm~nt m~y !ls utilim! for 11Jl IQ ~Q !JS[~nt Qf lb~ !!Jiahle Q!l!:n ~nace as Sl!££ified in FWR' and 5 19.115 ,115 , 9, An)' ~mmgn o~n ~Ml<!. !J.!Jyiremems fQr ~ni2[ h2!!sing or ~ll!lcint n~ds ho~~i!lg ma:i,: ~ r~!lyc~!l al the dil!£retion of the dir~ctor if an 011!;11 si:iace ~l ud~ document~ 1bat )e~s 1,,:nnm2n Q!!!;n ~pace will be ad!l9tmtc IQ serve then~~ Q[tb~ wi!!;ny 10 Privor.e 211£" s~ce a minimum of 48 sg . ft . with a mini1D111Jl dimen~i2 n Qf ~ix ft . must ti!; nr2vided ll!l[ !!welling Y!!il ~ g a.ga1j2 1.'!Qr~h 12•1£2Dl', or XJ!rd. 6 JJ._ No maximum lot coverage is established Instead, the buildable area will be determined by other site development requirements, e.g., required buffers, parking lot landscaping, surface water facilities, among others . :,.11. For community design guidelines that apply to the project , see Chapter 19.115 FWRC . 8 Ll. -. .... Refer to Chapter 19.125 FWRC Outdoors Yards and Landsca11ing for a1111ro11riate . ·-.. ,_ . . reguirements . 9 H_. For sign requirements that apply to the project, see Chapter 19 .140 FWRC. 15. For affordable hou~ing reguirements see FWRC 19.110.0\0. ~ ta Gha~rer 19.2M RH.JK 1a deleA*ff-'-thec ~revisiens ef 1hi.s ehapler may •l'Pl~ la ll,e st!B.ieel prep~Fly . ++ .!§._ For provisions that relate to the keeping of animals, see Chapter 19.260 FWRC . L_ For other information about parking and parking areas, see Chapter 19.130 FWRC. For details of what may exceed this height limit, see FWRC 19.110.050 et seq. For details regarding required yards, see FWRC 19.125 .160 et seq. Page 27 o/33 Rev 3/17 LU ,i:,. u, Section 17. FWRC 19.225.070 is hereby amended to read as follows: 19.225.070 ~ Multifam il v dwell ing units, sen ior citizen, or specia l needs housing. The foll hall b din th (CC-C) b" h I .. d forth in th· --- USE ZONE CHART CJ) DIRECTIONS : FIRST, read down to find use ... THEN , across for REGULATIONS z 0 Minimums ~ :5 ~ Required Yards ~ ZONE u u =i o ~ ro Q '-..c: a. CC-C .::,0... 0 ~ Q.) '"OC/) ~ ~~ ~ ~ ,:::3 ~CI) c:i:: ·5 -~ ct3 C: ~ L.. ~ 0 ·5 ] USE CT > _. 0 "'O ti;: ·-:::i O"' L.. SPECIAL REGULA TIO NS AND NOTES ~~ j ~ [/) ~ ~o55 ~~ Multi 11Ril Process H None Multi l!Ail 70 ft . or Multi 11Rit I. The city may, using process Ill, modify required yard , hei ghL, lot coverage, and other site design and dimensional requirements for a oousiM "' ~ 200 ft. ~ t, proposed development that meets the following criteria: Multifamily Possible Multifamily Multifamily a. The proposed development will be consistent with the adopted comprehensive plan policies for this zone; and dwelling Process dwelling units, See notes dwelling b. The proposed development will be consistent with the applicable design guidelines; and units (stacked III senior housing I and 5 units : c. The street, utilities, and other infrastructure in the area are adequate to support the proposed development. dwelling or special needs 1.7 per 11Rit 2. Chapter 19 _2eS FW&C 68Atains regul~iaRs Feg!IFEli11g heme ass11pa1ian.s aREI elf!er aosesseries , faoili1ies anEI ao ci1;i1ies-assee+~ units) See note housing: same as ·vitll this use. 1 these regulations See note~ M ; i . No setback is required adjacent to rights-of-way for senior citizen and special needs housing, when publicly visible streetscape Senior citizen for ground floor 20-23 amenities, as defined in FWRC 19.05.190, are located along the right-of-way; the siting and design of which shall be approved by the or special use director. needs ~tand-alQne Senior citizen 4-l-Multi-unit housing and accessory resiElsntial uses living facilities may be located on the ground floor of a structure only as follows: housing Ssenlor citizen or housing: I (a) ground level space that spans at least 80% percent of the total length of the principal commercial fa~ade of all buildings, as (stacked special needs for each unit determined by the director, is occupied with one or more other uses(s) allowed in this zone; and (b) ground level space that spans at dwelling hous ing : least 60"* percent of the total length of all @Yother street-facing facades is occupied with one or more other use(s) allowed in this units) 20 fl 5ft. 5ft Special needs zone ; and (c) all ground level nonresidential space(s) have a minimum floor-to-ceiling height of 13 ft. and an average depth of30 ft., See notes I ,; b housing: but in no case less than 15 ft. StaelrnEI seRier eilizeR er speeial ReeEls ll01isi11g may staREI aleRe. and9ll QeleFFR i Rea 4 . Commercial uses allowed in this zone mav be ne!!!Jitted on the ground noor of stacked ~e nior citizen or s11ecial aeeds housing with a eA a sase by-minimum floor-to-ceiling height of 13 ft. sase basis 5. Building height may be increased from the permitted outright height of70 ft. to 200 ft. in exchange for providing publicly visible 0.S fQr eacti streetscape amenities, as defined in FWRC 19 .05.190, along the right-of-way; the siting and design of which shall be approved by the unit director. 6. The subject property must provide usable open space in a total amount equal to at least 100 sq . ft. per dwelling unit and may include 13ri,•a1e 9J36ff spaees sueh as ~·ares, J3aties, aRE! balee11ies, as well as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p-patches, pools, active lobbies, and atriums. A miAiFRHFR af25% eftlle usable epe11 spaee preYiEleEI must be eemma11 eJ3eR spaee. All eligible usable open space shall also meet the requirements specified in FWRC 19.115.115. A fee-in-lieu payment may be utilized for up to 50% percent of the usable open space as specified in FWRC 19.115.115. 7 An~ commQn open SQace reguirements for senior housing or special needs housing mav be reduced at the discrctiQ!l Qf 1he !;!irectQr, if an QQen ~pace study documenlS Lhat les.s _common 012en space will be adeguate to serve the needs oflhe residents . (Co n(inued) I I Process I, II, III and IV are described in ~ Co, oh<, iofo=•"" ''"" ,-ki,,"" ,-ki,, =, = "-' ."· 130 CWRC. Chapter 19 ,55 FWRC, Chapter 19.60 F\llRC, For details of what may exceed this height limit, see FWRC 19.110.050 et seq Chapter 19.65 FW:RC, Chapter 19 . 70 FWRC respect ively. For details regarding required yards, see FWRC 19.125 .160 et seq. Ordinance No 17-___ _ Page 28 o/33 Rev 3/17 LU ,i,. °' 19.2E.070 l\'11dti unit h.eusiR:t?: Multifamily dwelling unit s, senior citizen or special need s housing. (Continued) USE ZONE CHART rr, DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS z 0 Minimums 1= < ~ Required Yards "' -l V V ZONE ;::, u u 0 ~ ~ i:.., ~ ~ ~ CC-C -oO.. 0 ~ 0 "0(/.] lal ~~ ~ ~ !:5 ~00 ~ ·5 .~ v5 c ~ '-'"So O ·:3 ] CT ;:.-...., a -c CO ·-=i O" '-SPECIAL REGULATIONS AND NOTES USE ~~ .3 w:: Cl) ~ ::c~ ~~ 8. Private o~n snace a minimum of 4~ ~g . ft . with a minimum dimension of six ft. must~ grovided ll!,r dwelling unit, e.g., gatio porch balconv or vard . + 2_. No maximum lot coverage is established . Instead , the buildable area will be determined by other site development requirements, i,e.~ required buffers. parking lot landscaping, surface water facilities , et6 among others . S l.Q . For co mmun iry design guidelines that apply to th e project, see Chapter 19. l l 5 FWRC. 9 !l. Fer landseaping-reqYir!!ffler.ts !hat aptJIY !8 tile preje.t , see Refer to Chapter 19.125 FWRC. Outdoors, Yards, and Landsca11ing, for a11t1rQ11riate !muirements. +G ll. For sign requirements that apply 10 the project. see Chapter 19 .140 FWRC. +.1,,-Refer 1e Cl,ep1er 19.265 FWRC 10 ~eteFmine .. l\at ether ~rev,siens efthis sl,a~~l) 10 the subjee1 ~"'IJ•R7. 13. ~hanter l 9.26S FWRC contains regulations regarding acceSSO!Y uses, 2uildings and structures . Accessorv dwelli[!g units are not tJCrmined . j 4. Chaeter t 9.270 FWRC !:;Qntains regulatiQ ns regarding home occu11a1ions, 15. For affordable housing req uirements see FWRC 19 110.010 . 'hi 1§. For provisions that relate to the keeping of animals. see Chaprer 19.260 FWRC. +; 11 . Single-story buildings may not exceed a total ground noor area of 16 ,000 gross sq . ft ., unl ess app roved un d.er the provis ions of FWRC 19.110.080, or approved by th e director for minor additions such as entry struc:rures, lobbies, sea ting or dining areas, bay windows , and simitar features : provided that such addition(s} shall not exceed 1,000 sq . ft . per building in any one consecutive 12- month period. +4 ll,. No more than !6,000 sq ft. of new single-s tory construction may occur on a subject ptoperry, excluding increases approved under the provisions of FWRC 19,110 .080 and minor additions approved by th e director under no te-8 ll. H" 12.. Multiple-story bui ldings are not subject to notes -8 ll and +4 !!; provided that each noor conta ins al least 75~ percent of the gross sq fl. of the noor below it and contains a principal use(s) pennined in this zone. 20 . For lQQ uni!< or mQrc on a ~l!ject 11r2~r11, 25 ~nl Qfllarking ~ha ll be! undergrnun!I Q!! l~ first fl Qllr within the buflding fQQt(lrfnt, Q[ in a 11~rking i!ILI~[!t~ txcelll fQr visitor lll!rldng. whi~b Sl!n ~ ~urfac~ [!l!rking , 21 , P:irkiog ~Ill!~ <!ll!ll be 11rol!ided a~ fgllm:V~; Efficiencv !.lw~lli!!G im i~ • I Q )l!;r unit SrugiQ gwelling units. 1.25 )l!;r unit Qo, bcdr!!Q•D dwe ll ing unit~· 1.5 ~r un it Dwelling unit ~ with 1wg Qr !l]Qre ~rQllms • 2.0 [!!;r unit 2Z Dw~lling unit l!!!T~ing ~!i!lli •'~ in addi!iQn IQ reguired l!,1rking fgr lll l n2n·~iden1ial cround n22r uses Mn.. Required parking may be ~duced under the provisions of FWRC 19.130.020(3) (a}, (b}, (c), and (d). I I L For other information about park ing and parking areas, see Chapter 19 .130 FWRC . Process I, II, 111 and lV ai;e d~ribed in Chapter 19 .55 FWRC , Chapter 19 .60 FWRC, Chapter 19 .65 FWRC , Chapter 19.70 FWRC respect ively. Ordinance No 17-___ _ For details of what may exceed this height limit, see FWRC 19.110.050 et seq . For details regardin g required yards, see FWRC 19.125. 160 el seq . Page 29 o/33 Rev 3117 LU Section 18. FWRC 19 .230.060 is hereby amended to read as follows: 19.230.060 ~ Multifamily dwelling units, senior citizen, or special needs housing. The following uses shall be permitted in the city center frame (CC -F) zone subject to the regulations and notes set forth in this section: USE ZONE CHART DIRECTIONS: FIRST, read do\Vn to find use _ .. THEN, across for REGULATIONS USE ,,., z 0 r: < ....:i ~ " w c:: ~ 0 u 2 "C "- ~ ~ --0 :, ·-0-;> 0 0 a:: a:: i:l v.i 0 ..--l ~ hoosiffg Multifamily Process lI I None Possible dwelling units I Process III (stacked dwelling units) I See note 1 Minimums Required Yards C: 2 ~ :2 u "' ~ 0 "C v.i d ~ '-0 0 ... .E .2 00 g ·-... "~ :r:: C/J Mill ti liR it R01iSiRg 170 ft. Multifamily dwelling or units senior housing, 85 ft. or special needs "' 0 u "' a. "C C/J ~ ~ ·:3 ·= 0-~ 0 "' 0:: "- M1;lti11Ril l!wstflg Multifamily dwelling housing: same as these I See notes I units: requirements for l, 4, and 5 l .7 13er liRit ZONE CC-F SPECIAL REGULA TIO NS AND NOTES 1. The city may, using process Ill, modify required height, yard, landscape and other site design and dimensional 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 zone; and b. The proposed development will be consistent with the applicable design guidelines ; and c. The street utilities and other infrastructure in the area are adequate to support the proposed development. I ground floor use 2 Multi-unit housing and accessory resiaeAtial 1;ses living facilities may be located on the ground floor of a structure only as follows: (a) ground level space that spans at least 60 percent of the total length of the principal commercial facade of all buildings, as determined by the director, is occupied with one or more other uses(s) allowed in this zone; and (b) ground level space of all buildings that span at least 40 percent of the length ofaU l!!!Y other street-facing facades is occupied with one or more other use(s) allowed in this zone; and (c) all ground level nonresidential space(s) have a minimum floor-to-ceiling height of 13 ft. and an average depth of30 ft ., but in no case less than 15 ft. Sta€ked seRier eitizeR er Sfleeial Aeeas l!e11siAg may staRa aleAe. Senior citizen aoo fil special ~ needs housing --1 (stacked dwelling units) Process I, Il, III and IV are described in Chapter 19.55 FWRC, Chapter 19 60 FWRC, Chapter 19.65 FWRC, Chapter __12.70 FWRC reSJX!Ctively . Ordinance No 17-___ _ Stand-alone S~enior citizen or special needs housing: 20 ft . 15 ft . 1 s ft. See notes I, 5, & !Q, and-l-011 See note~R 21-24 Senior citizen housing: l for each unit Special needs housing: OetermiAea BR a ease by ease--easi5 0 .5 for each unit :. ---'.~.~---~,,, •• · ~ioos--rega«iiag heme aee11pati&R-S--aR<d atAer a~essaFies , raeilities aRa aali,;ities assesia1ea wi1n 11lis -3 . Commercial uses allowed in this zone may be oermined on the ground tloor of stacked semor citizen or special needs housing with a minimum floor-to-ceiling height of 13 ft . I 4. Building height may be increased from the permitted outright height of 70 ft. to 85 ft . in exchange for providing publicly VlSlble streetscape amenities, as defined in FWRC 19.05.190, along the right-of-way; the siting and design of which shall be approved by the director. 5. Structures on property that adjoins a residential zone shall be set back a minimum of20 ft. from the property line adjacent to the residential zone . The height of structures shall not exceed 30 ft . above average building elevation when located between 20 ft . and 40 ft. from the adjacent residentially-zoned property line, and shall not exceed 40 ft . above average building elevation when located between 40 ft . and 100 ft . from such property line . 6, The subject property must provide usable open space in a total amount equal to at least 100 sq. ft . per dwelling unit and may include f)Fi¥ate Sflaees s11eli as )'aras, f)aties , ana ealeeAies, as well as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p- patches, pools, active lobbies, and atriums . A miRim~m ef2§% efllie 11saele 0fl6R Sflaee flreviaea m11st ee eemmeA ef)eA Sflaee. All eligible usable open space shall also meet the requirements specified in FWRC 19.115 .115 . A fee-in-lieu option is available for up to 50 percent of the usable open space as specified in FWRC 19 .115 .115 . 7, Anv common open space reguiremenis for senior housing or special needs housing mav be reduc-ed al the discretion of the director, ifan open space study documents that less common open space wil I be adequate to serve th e needs of the resident~. 8 Priva te open space. a mini mum of 48 sq fl . with a min im um dimension of six fl. must be provided per dwellin2. un iL e g. patio, porch. balcony or yard. (Conti_nued)_ L For other information about parking and parking areas , Chapter 19.130 FWRC. '--------For details of what may exceed this height limit, see FWRC 19 .110 .050 et seq . '---------------For details regarding required yards, see FWRC 19 .125. l 60 et seq . Page 30 o/33 Rev 3/17 LU ,i::, (X) 19.230.060 Multi unit housin g Multifamily dwelling uni ts , s en io r citizen or s pecial need s hou s ing. (Continued) The fo ll ow ing uses shall be pennitted in the c ity center frame (CC-F) zone subject to the re_gularions and notes set forth in this section · USE ZONE CHART DIRECTIONS: FIRST, read down to find use ... T HEN, across for REGULATIONS rr.i Minimums z "' Required Yards 0 "' ~ 8 2 < :2 ...l "0.. Q) <.) '-Q) e " ,,, 0 ,_ ;;) .!:! "' -:::, c.:, ·5 -~ (/J i= ~ ..c: -"' .... bO <.) 1-:i CJ" > 0 e :"3 ,,, ·-:::, USE "'"' Q) '-' ,_ a: cr:: cr:: .....l w.. (/J er:: :c in I I Process I, II, III and IV are described in Chapter 19 ,55 FWRC, Chapter 19 ,60 FWRC, Chapter 19 .65 FWRC , Chapter 19 70 FWRC respectively. Ordinance No 17-___ _ "' Q) ZONE <.) ,,, c.. " (/J CC-F Q) bO .!:: C :::, ·- CJ"~ "',,, SPECIAL REGULATIONS AND NOTES er:: 0.. + 2_. No maximum lot coverage is establ ished. Instead , the buildab!e area will be determined by other site development requirements, tcec ~ buffers, parking lot landscaping, surface water facilities , et6 among others . g lQ. No setback is required adjacent to rights-of-way for senior citizen and special needs housing, when publicly visible streetscape amenities, as defined in Chapter 19 .115 FWRC, are located along the right-of-way; the siting and design of which shall be approved by the director. 911 For community design guidelines that apply to the project, see i:wRG Chapter 19.115 FWRC . -1-0 12 . Fer lanesea!liRg re~uiremeAts tliat a!lJll)' fer tile Jlro_jeet, see Refer to Chapter 19 .125 FWRC Outdoors Yards and Landscaping for appropriate requirements . -l-+ U. For sign requirements that apply to the project, see ~ Chapter 19. 140 FWRC. 12.R(lfert0P11 R~~~fle-Sti~rty, 14. Cha pte r 19 265 FWRC contains regulation s teg,ird in g accessQrv uses , )2uildings and srrucru res . Accessorv dwelling units nre not Q!lrrnined , 15 Cha1c11er J 9 270 FWRC conta ins regulat ion s ~arding home occu12at ions , 16. For affordable housing requirements see FWRC 19.110 .010 . ~ 11. For provisions that relate to the keeping of animals, see FWRC 19 .260.0IO et seq. +4 J..li. Single-story buildings may not exceed a total ground floor area of 16,000 gross sq . ft., unless approved under the provisions ofFWRC 19 110.080, or approved by the director for minor additions such as entry structures, lobbies, seating or dining areas, bay windows, and similar features; provided that such addition(s) shall not exceed 1,000 sq ft. per building in any one consecutive 12-month period . ~ l.2. No more than 16,000 sq. ft. of new single-story construction may occur on a subject property, increases approved under the provisions of FWRC 19 .110.080 and minor additions approved by the director under note +41.li, above. ~ 20. Multiple-story buildings are not subject to notes +4 ~and~ 12, above; provided that each floor contains at least 75 percent of the gross sq . ft. of the floor below it and contains a principal use(s) permitted in this zone . 17. ReE111iree !larking FRiij' be ree11see ttAeer the Jlre\·isiaR af~WRC 19.13Q .Q2Q(3)(a), (b), (s), a.Re (a). 21 . For I 00 dwel ling un its or more on a subject pro~nv, 25 ~rcenl of (!arking shall 12!;-un@r:grouns!, on !he first floor within th e bu ilding foot(!rmt or in a (;!,'!rking ~cru ciure , exceQt for v isitor D;!rk ing. 'illi£h can be ~yrface mirking . 22. Parking spaces shall be provided as follows: Efficiency dwelling units -1.0 per unit Studio dwelling units -1.25 12er unit One bedroom dwelling unit -1.5 ~r unit Dwelling units with two or more bedrooms -2.0 12er unit. 23 . Dwelling un it !larking ~tall~ are in a!!!!ition to ~uired 12arking for all non-res identia.l e.round floor uses , 24. R~uired ll!lrking may be reguced und er th e 12rovi.s i2ns of FWRC J9 . I 30 .02Q(3} {a} {bl {c }, and {d}, L For other information about parking and parking areas, see Chapter 19 .130 FWRC. For details of what may exceed this height limit, see FWRC 19 .110.050 et seq . For details regarding required yards, see FWRC 19.125 .160 et seq , Page 31 of 33 Rev 3/17 LU ~ ID Section 19 . FWRC 19.240.150 is hereby repealed in its entirety: 19.240.l§Q Multi uoit heusiog:. The foll.a ..... ,.,----.. 1'1...,_111 .J : ., •l -··· ,--,._. :nl :-n~-... ~ . I . • ....... 4-1, ·-··,1~+~.l"'\.nr --..J ---"' C~-i.1-;._ ,-1-,,;ri V t'" lo.ll .... \ ............. , ~VI·-w'\.4 "'J"-" 1,V \..I lV I "6u·1~1.1vu~ "'LL.I IU USE ZONE CHART I IDIRSCTIO>l/lc "R8T, fflad a,w, ~ '"" ~• .. TIIDI, ~ffiss .,, REGUbATIO>IS I MiRimums I I I ReEju 1 irs!il Ya,rlil s I ~ L=J YSE .ij. c I C 11 Proeess lI,--(}r 1 1 I l l'leRe Same as these regulatisRs fer with gr1;1uA!il Aeer use SePA; oojts:J Proeess See RSI@ 10 m See Rate I El I'' are e!eseFieee! in Pfeeess I, II, !II ~~C Chapter 195S F\ ' I I H 4-0-4 aoo¥e average ~ " e1ev-atioo ~ ~ ~ ~ Ii 1.7 13er llRit SPECIAL REGULATIONS AND NOTES -h-+his use may eRly Ile leeated seud1 ei:-~'"~way Seu1h aeEI I Ii"' .'\seRue SallEil. ~&uSmg may Rat be leeatee eR me gfellA9 !leer efe Slftleture . Tile grouRe Aeer efthe stFlKlt11Fe Ruist een1aiF1 e<1e er mere ether 11ses allewee iR 1~ 3. lfapprevee lly !he Eli rester efeemmunity eevelepmeRI sef'l·iees, the height efa s1rucwrem<I!,' eneeoo ~Q ft . alleve average bto+laiffg,etevatieA (A,o,g~) le a m,mimum af 55 Ii . /'.AIH,, if all eflhe fell awing cri1eria-are met : (a) Tile aEIEl~gl\Hs A1!£e5Saf)' le aeeemmeElate the slfYet11Fa!, T*j11i11meAt, eF 011eFatieeel ReeEls ef !fie HSe eeRi:!Hated in 11!e lltt1ldiRg . aAElhlr all groonEl Aeer Sflaees have a minimum Aeer te eeillng heigh1 ef I :l fl a.ne a miRim11m Eleplh ef IS 11.; {e) 1 leiglu-eemplies "'ith 001e 4; aAEI {e) RaafliRes are eesigReEl 10 a1•eiel a pmleminaRlly Aat aAEI feau1reles5-af;lj!earanee threugll ·,aFiariens in F8ef height, farms, angles, anEI materials. 4,-811i!eing heigh< may-f!Gl eiiGee£13Q ft . AM!o "''hen leea1ee lle1ween 20 ft . anEI 4Q i:I . fiem a siRgle family resieen1ial i!0Ae , anEl may RBI e!teeeEI 4Q ft . A,".Be ·1~en leeat~~~e; ane lleight e"er 4Q ft . sllall Ile se1 ~ all ether l!enes Ii;' eRe It fer eael! BRe It ef lleigll1 ever 4Q ft . S The subject jlF013e~, must eeRtaiA at leas.-ene aGre fer e'!ef)' 22 Elwel l Ing units . a. Chaf*BF 192a:i JiWRC eentains regulatieAS Fegal'Eling heme eesupatiens and ether aesesseries, roeilnies anEI aslf¥il.ies assaeiateEI with Eilis use . ~lljeet preperry mttsl een1ain at least 300 S"J . It 11erev ·elling l!Ail efsemmen reeFeatieAal eiien siiaee usable fer many ae1i.,.i1ies , <ma may ineluee pri1<ate Sjlaees s11ek 35 ya rEls . pa1ies, <mil llaleeR1es , as well as eammeR areas sueh as 11laygF8llR9S; reereatien Feems, reefte13 terraees, 13eels, aetiYe lell13ies, ana atriums. 8. }le tflasimt1m le1 ae•1erage is establislml. ln S1eali, lhe ln1ihiable area will Ile Ele1ermined 13y ether site Ele>·elepmenl reEjlliremeRIS; i.e., reEjlliree 13uffurs, f:)arkiAg let landscaping, surfase water fasil ities, ets. 9. fer semmunil'.)' Elesigl'I g11ieelines tliat a13f:)ly ta tile 13rejest, see Clla131er 19.115 f"WRC. IQ . Fer hmdseapiRg reqt1i~men1s 1ha1 apply 1e lhe pFajeGI; see Chap1er 19 . 125 FWRC . ~ply le Ille !lro:iee1, seeOa131er 19.1 ~Q !'"\'.'RC . I 2. Refer 10 Cl!ajalter 19 .265 V'VRC ta EletermiRe wha~Ms ef this sh~ler m~· ap~&-1he s111lieet IJF8!1BFW. 13 . Fer ere'"isiaAs !hat re.late te the l1eeeiRe efanimals. see Ckaeter 19 .2e0 F'WRC . L Fer ether infermatien aee~t earking anEI earking areas . see Chaeter 19. IJQ f\\1:RC. ~ 19 65 i;:\'1:RC, · Clla111e,-. ~G respeeHvel)'a-1 Chapter 19.70 p . ~--------Fer Elelails ef whal ma~ eneeeEI this height li1nil, see FWRC 19.1 IQ.Q!lQ else~. ~--------------fer Elelails regaRling rea~ireEI ,ares. see f'\1:RC 19.12/l.HiQ el sea. Ordinance No 17-___ _ Page 32 o/33 Rev 3/17 LU Section 20. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to any other persons or circumstances. Section 21. Corrections . The City Clerk and the codifiers of this ordinance are authorized to make necessary corrections to this ordinance including, but not limited to, the correction of scrivener/clerical errors, references, ordinance numbering, section/subsection numbers, and any references thereto. Section 22. Ratification. Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. Section 23. Effective Date. This ordinance shall be effective (5) days after passage and publication, as provided by law. PASSED by the City Council of the City of Federal Way this 16 1h day of May 2017. CITY OF FEDERAL WAY: MAYOR, JIM FERRELL ATTEST: CITY CLERK, STEPHANIE COURTNEY, CMC APPROVED AS TO FORM: CITY ATTORNEY, J. RYAN CALL FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DA TE: ORDINANCE NO.: Ordinance No 17-__ _ 50 Page 33 o/33 Rev 3117 LU LAND USE AND TRANSPORTATION COMMITTEE STAFF REPORT DATE: April 12, 2017 To: Land Use and Transportation Committee VIA FROM: Brian Davis, Community Development Directo ~ Marwan Salloum, Public Works Director ~ SUBJECT: Margaret Clark, Principal Planner ~ Proposed Text Amendments to Federal Way Revised Code Title 19, "Zoning and Development Code," Related to Multifamily Housing (File No's. 17-100504-00-UP and 17-100505-00-SE) I. Background The City of Federal Way adopted a six-month moratorium on the expansion or creation of multi- family housing on June 7, 2016. The moratorium was extended for another six months on December 6, 2016. Staff received suggestions from the City Council on how to make code · changes in order to improve multi-family development standards. Suggested code changes centered on improving the quality of multifamily construction, enhancing the safety of residents, and having better compatibility with neighbors (e.g., setbacks, open space, parking). Staff drafted code changes and has briefed the City Council and Planning _Commission on multiple occasions, as outlined in the timeline below in Section II. A summary of the proposed code changes are on the following page in Section III. At their April 5111 meeting, the Planning Commission forwarded the matter to the City Council without a recommendation. The staff report provided to them, which includes the text amendments, is attached to this memo for your reference. II. Schedule of Commission, Committee, and Council Meetings to Consider Code Changes City Council Briefing, Moratorium Extended ..... 12/6/16 City Council Briefing .......................................... 1/3/17 Planning Commission Briefing ........................... 1/18/17 City Council Briefing (Retreat) ........................... 2/4/17 Planning Commission Briefing ........................... 2/15/17 Planning Commission Public Hearing ................. 4/5/17 LUTC Meeting .................................................... 4/17/17 City Council Briefing .......................................... 4/18/17 City Council 1st Reading ..................................... 5/2/1 7 City Council 2nd Reading ................................... 5/16/17 Ordinance Effective ............................................. 5/23/17 Moratorium Ends ................................................. 6/6/17 51 III. Summary of Staff Recommended Code Changes Suggestion 1. Improve parking 2. Mix of first-floor commercial use 3. Mix of bedroom units in same complex 4. Shared living areas 5. Social gathering areas 6. Private open space 7. Mandatory recycling 8. Space requirements for solid waste 9. Location requirements for solid waste 10. Reduce bulk and mass 11. Compatibility with surrounding uses 12. Safety plan 13. Security cameras 14. Maintenance plan and inspection program 15. Police impact fees 16. Enforce parking and critical areas 1 7. Increase parking IV. Mayor's Recommendation Staff Recommendation For 100+ unit developments, 25% parking must be underground or first floor; core zone parking may be in multi-level garage For 25+ unit developments, 50% of first floor to be commercial if building fronts on arterial No recommended changes No recommended changes No recommended changes 48 square feet minimum per unit (patio, porch, balcony, yard, etc.) Yes, part of new solid waste requirements Yes, part of new solid waste requirements Yes, part of new solid waste requirements Vary architectural elements in design guidelines Increase setbacks for buildings on property adjacent to non- multifamily zones Incorporate various measures into design guidelines Incorporate into design guidelines No recommended changes Defer to later date as significant data analysis is required for equitable proposal Increase parking requirements for higher starting point when reductions are considered (see #17) Studio units: 1.25/unit One bedroom: 1.5/unit Two+ bedroom: 2.0/unit (Example result: Uptown Square would need 47 more spaces under proposed changes) It is the mayor's recommendation to forward the proposed code changes as presented to the May 2"d City Council meeting for a public hearing. K:\2016 Code Amendments\Multifarnily Code Amendments\LUTC\201704 LUTC Multi-family moratorium.docx 52 2 PLANNING COMMISSION STAFF REPORT DATE: March 29, 2017 To: Lawson Bronson, Planning Commission Chair FROM: ~ Brian Davis, Community Development Director ~ SUBJECT: PUBLIC HEARING DATE I. BACKGROUND Margaret Clark, Principal Planner ~ Proposed Text Amendments to Federal Way Revised Code Title 19, "Zoning and Development Code," Related to Multi-Family Housing (File No's. 17-100504-00-UP and 17-100505-00-SE) April 5, 2017 The City of Federal Way adopted a six-month moratorium on the expansion or creation of multi- family housing per Ordinance No. 16-821 on June 7, 2016. The moratorium was renewed for six months on December 6, 2016, and is set to expire on June 6, 2017. II. MULTI-FAMILY HOUSING IN FEDERAL WAY The moratorium covers all multi-family, senior housing, and special needs housing, except for duplexes, triplexes, and townhouses. Multifamily housing is allowed in the Multifamily Residential (RM) zone as a stand-alone use, and in the Neighborhood Business (BN), Community Business (BC), Commercial Enterprise (CE), City Center-Core (CC-C), and City Center-Frame (CC-F) zones as part of a mixed-use residential/commercial project. Senior housing and special needs housing are allowed as stand-alone uses in the Single Family Residential (RS), Multifamily Residential (RM), Community Business (BC), City Center-Core (CC-C), and City Center-Frame (CC-F) zones III. REASON FOR THE MORATORIUM The reason for the moratorium was to give the City Council time to review the multifamily zoning and development regulations to determine whether such zoning and development regulations are appropriate for the type of multifamily development that the Council envisions for the city and to consider code amendments that would result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents in a safe environment. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multi-Family Housing 53 March 29, 2017 Page I of 15 IV. TIMELINE Following is the anticipated timeline for completion of the proposed code amendments: Process Date Check-in with Council January 3rd Planning Commission Briefing January 18th SEP A Notice to Newspaper February 2nd Issue SEP A Determination F ebruary 3rd Council Retreat (Council Briefing) February 4th Planning Commission Briefing February 15th 14-Day Comment Period Ends February 1 ih Notice of Planning Commission Public Hearing February 24th 21-Day Appeal Period Ends March 10th Planning Co mm iss io n Publ ic Hearings March 15th and A pril 5th Land U se/Transportation Committee Meeting April 1ih City Council 1st Reading May 2nd City Council 2nd Reading May 16th Notice in Newspaper May 19th Ordinance Effective May 26th Moratorium Ends June 6th V. PROPOSED CODE AMENDMENTS The following code amendments are recommended to address the 17 Policy Statements related to the multifamily zoning and development regulations identified by the city. These proposed amendments are shown in Exhibits A-M. Propo sed new language is shown as "underlined"; language proposed to be deleted is shown as "strikeout"; and existing l anguage is shown as "plain." Policy Statement #1 Require underground parking for multifamily units, except structured parking would be allowed in the CC-C and CC-F zones . Recommendation This has been addressed by recommending the following language, "For 100 dwelling units or more on a subject property, 25 percent of parking shall be underground or on the first floor within the building footprint , except for visitor parking, which can be surface parking." The recommendation for only 25 percent of parking to be underground or on the first floor within the building footprint is based on the high cost to provide parking and the relatively lower cost of housing and rents in South King County . If a developer cannot recoup the cost of providing parking, this may act as a deterrent to build housing. Because construction costs vary by location, there is no single measure of how much a parking space costs. A 2014 publication, "The High Pl an nin g Commission Staff Report Proposed Text Amendments to FWRC T itl e 19 Related to Multi fam1Jj Ho us ing March 29, 2017 Page 2 of 15 .. Cost of Minimum Parking Requirements," by Donald Shoup estimates that the average cost of an underground parking space is $34,000, and the average cost of an aboveground garage space is $24,000. Surface parking spaces are cheaper, but result in less density as the spaces take up area that could otherwise be developed as housing. Recommended language has been incorporated as follows: Exhibit A -RM Zone, "Multifamily dwelling units" -Note 13 Exhibit B -BN Zone, "Multifamily dwelling units" -Note 15 Exhibit C -BC Zone, "Multifamily dwelling units" -Note 5 Exhibit D -RS Zone, "Senior citizen or special needs housing" -Note 16 Exhibit E -RM Zone, "Senior citizen or special needs housing" -Note 14 (Presently special needs housing is not allowed in the RM zone. The recommendation is that it be added for consistency.) Exhibit F -BN Zone, "Senior citizen or special needs housing" -Note 14 (This is a new chart as senior housing and special needs housing are not presently allowed in the BN zone.) Exhibit G -BC Zone, "Senior citizen or special needs housing" -Note 4 Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 21 Exhibit I -CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note20 Policy Statement #2 Require a certain percentage of commercial uses on the ground floor of buildings in all zones (CC-C, CC-F, BC, BN, and MF) if they are located along an arterial or collector and are visible from the right-of-way. This excludes gyms and other uses considered accessory to the multifamily uses. Recommendation This has been addressed with the following recommended language: Exhibit A -RM Zone, "Multifamily dwelling units" -Add Note 4, which states: "If located along an arterial or collector and is visible from the right-of-way, at least 50 percent of the total length of the ground floor fac;:ade of all buildings facing a right-of-way must be developed with commercial uses allowed by office/retail use zone chart, FWRC 19.215.010, or entertainment use zone chart, FWRC 19.215.020. The commercial ground floor uses must also occupy a minimum depth of 15 ft. and a minimum interior height of 13 ft. of commercial space for any single tenant. This does not apply to developments of less than 25 units." Language requiring a certain percentage of commercial uses on the ground floor already exists as follows: Exhibit B -BN Zone, "Multifamily dwelling units" -Notes 1 and 2 Exhibit C -BC Zone, "Multifamily dwelling units" -Note 4 Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifa~~ Housing March 29, 2017 Page 3 of 15 Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note2 Exhibit I-CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 3 • Exhibit D -RS Zone, "Senior citizen or special needs housing" -Note 4 and Exhibit E-RM Zone, "Senior citizen or special needs housing" -Note 2 allows commercial uses on the ground floor if the uses are clearly accessory to the principal use and are intended primarily for the use of the residents or guests, and require that the retail uses be under common management with the residential uses. Staff is recommending that these criteria be deleted as they may limit the retail uses that could locate there. Since senior housing can stand alone in the BC, CC-C, and CC-F zones, the following language is recommended to be added to Exhibit F -BN Zone, "Senior citizen or special needs housing"1 (Note 1); Exhibit G -BC Zone, "Senior citizen or special needs housing" (Note 3); Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" (Note 3); and Exhibit I -CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" (Note 4): "Commercial uses allowed in this zone may be permitted on the ground floor of stacked senior citizen or special needs housing with a minimum floor-to-ceiling height of 13 ft." Addition of this language would allow senior housing as mixed-use development as well as a stand-alone use. Policy Statement #3 Prohibit the concentration of apartments with a large number of bedrooms by requiring a mix of one, two, three, four, and five bedroom units. Recommendation This concern arose because regardless of the number of rooms in a multifamily dwelling, the parking requirement is the same (e.g., in RM zones, 1.7 parking spaces are required per unit). As a result, inadequate numbers of parking spaces may be provided, resulting in spillover parking onto adjacent streets. Staff is recommending that the number of parking spaces be based on the number of bedrooms to address this concern. Refer to Recommendation # 1 7. Policy Statement #4 Require a certain percentage of a unit to be shared living area (e.g., living and dining rooms). Recommendation No examples were found of a similar requirement, and there are existing requirements to address this in the building code. For example, except for efficiency units (which have a minimum floor 1 This is a new chart as senior housing and special needs housing are not presently allowed in the BN zone. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifarri?~ Housing March 29, 2017 Page 4 of 15 area requirement of 220 square feet), there is a requirement for 200 square feet of space per person and 120 square feet ofliving area. In addition, there are minimum square foot requirements for rooms and minimum ceiling heights. Therefore, staff recommends no amendments. Policy Statement #5 Require a certain percentage of the gross floor area of the apartment building to be common areas for social gathering. Recommendation No examples were found of a similar requirement, nor were there empirical data to support such a requirement. Therefore, staff recommends no amendments. Policy Statement #6 Require a certain percentage of the gross floor area of the apartment to be designated as private open space, such as a patio, porch, deck, balcony, yard, or shared entry porches or balconies. Recommendation This has been addressed by recommending the following language to each applicable Use Zone Chart: "Private open space, a minimum of 48 sq. ft . with a minimum dimension of six ft., must be provided per dwelling unit, e.g. a patio, porch, balcony, or yard." Exhibit A -RM Zone, "Multifamily dwelling units" -Note 3 Exhibit B -BN Zone, "Multifamily dwelling units" -Note 14 Exhibit C -BC Zone, "Multifamily dwelling units" -Note 12 Exhibit D -RS Zone, "Senior citizen or special needs housing" -Note 15 Exhibit E-RM Zone," Senior citizen or special needs housing" -Note 13 Exhibit F -BN Zone, "Senior citizen or special needs housing" -Note 5 Exhibit G -BC Zone, "Senior citizen or special needs housing" -Note 10 Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 8 Exhibit I-CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 8 A related amendment, which would not allow private open space to be credited to required useable space in the CC-C and CC-F has been made by recommending deleting FWRC 19.115.115(2) (Exhibit J, page 21 of 22). Policy Statements 7-9 relate to solid waste and recycling The Solid Waste Division saw this code amendment process as an opportunity to consider related updates focusing on solid waste and recycling space allocation and enclosure/container screening requirements. These proposed code amendments are attached as Exhibit K summarized in Section X of this staff report. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifa~I1 Housing March 29, 2017 Page 5 of 15 Policy Statement #7 Require mandatory participation in garbage, recycling, and composting programs. Recommendation This has been addressed by recommending amendments to FWRC 19.125.150(7)(h) (Exhibit K, page 5 of 5). Policy Statement #8 Require minimum space for solid waste enclosures to accommodate containers for garbage, recyclables, and compostables. Recommendation This has been addressed by recommending amendments to FWRC 19.125.150(7)(a-c) (Exhibit K, pages 2-4 of 5). Policy Statement #9 Require operational plans for solid waste storage and conveyance, whether interior or exterior, and establish a maximum allowable distance from unit entries to exterior solid waste storage. Recommendation This has been addressed by recommending amendments to FWRC 19 .125 .150(7)(g) (Exhibit K, page 4 of 5). Policy Statement #10 Minimize bulk of buildings by restricting the number of units in each building. Recommendation The following language has been recommended to be added to the Community Design Guidelines (FWRC 19.115.060[4][a] & [b], Exhibit J, pagel 1 of22): "4. Methods to reduce building massing: The following is a non-exclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an adjoining zoning district that permits less intensive residential or commercial uses: (a) Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. (b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development." Policy Statement #11 Buildings shall insure maximum compatibility with surrounding land uses and structures. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifarr!?I~ Housing March 29, 2017 Page 6 of 15 Recommendation This has been addressed by recommending the addition of the following language to Exhibit A - RM Zone, "Multifamily dwelling units," as Note 5: "If any portion of a structure on the subject property is within 100 ft. of a single- family residential zone, then that portion 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." This language already exists as Note 4 in Exhibit B -BN Zone, "Multifamily dwelling units." Similar language already exists as follows: Exhibit C -BC Zone, "Multifamily dwelling units" -Note 2. The threshold for reducing building height to 30 feet is recommended to be changed from a 20 foot to 100 foot distance from a residential zone. Exhibit D -RS Zone, "Senior citizen or special needs housing" -Existing language in Note 3 gives the city the ability to require modification of the required yard, lot coverage, height, landscaping, and other similar dimen~ional and site design requirements based on specific criteria. Maximum height of buildings is already 30 feet. Side and rear yards are proposed to be increased from 5 feet to 20 feet, as any proposed senior housing development would be within 100 feet of a single family residential zone. Exhibit E -RM Zone," Senior citizen or special needs housing" -Existing language in Note 2 gives the city the ability to require modification of the required yard, lot coverage, height, landscaping, and other similar dimensional and site design requirements based on specific criteria. Exhibit F -BN Zone, "Senior ~itizen or special needs housing" -The abo_ve language for the RM zone is recommended to be added as Note 2. Exhibit G -BC Zone, "Senior citizen or special needs housing" -The existing language is recommended to be replaced with the RM language (Note 2) to be consistent with the RM and BN senior housing and special needs housing charts. Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Existing language is retained in Note 5. Exhibit I -CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - No amendments were proposed for this Use Zone Chart since the CC-C zone is surrounded by the CC-F zone, and the CC-C zone is intended to accommodate the highest buildings and the most intensive uses. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifarJI~ Housing March 29, 2017 Page 7 of 15 Policy Statements #12 and 13 12. Require each apartment complex to have a safety plan; i.e., common areas, such as laundry rooms, or any room that is not visible from publicly travelled places, must post hours of operation and be kept secure at all other times. 13. Require security cameras in shared areas; i.e., lobby, community rooms, playground, and similar locations. Recommendation A new section (FWRC 9.115.040), has been recommended to be added to the Community Design Guidelines (Exhibit J, page 3of 22). Policy Statement #14 Require a maintenance plan, and/or adopt an inspection program to be financed by landlord fees. Recommendation This is a large scale project, which will be done in the future, if so directed by the Council. Policy Statement #15 Require impact fees to offset the need for calls by the police and fire departments. Recommendation This is a large scale project, which will be done in the future, if so directed by the Council. Policy Statement #16 Enforce the parking and critical areas provisions of the FWRC. Recommendation All necessary code language is in place. This is a matter of enforcing the requirements. Policy Statement #17 Come up with a new parking requirement based on the number of bedrooms. Recommendation Parking spaces for multifamily dwelling units are recommended to be based on the number of bedrooms as follows: Exhibit A -RM Zone, "Multifamily dwelling units" -Note 14 Exhibit B -BN Zone, "Multifamily dwelling units" -Note 16 Exhibit C -BC Zone, "Multifamily dwelling units" -Note 6 Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 22 Exhibit I -CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 21 Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifanRi, Housing March 29, 2017 Page 8 of 15 One parking space per unit is being recommended for senior housing since senior housing is intended for a single-person or a two-person household. The existing ratio of 0.5 parking spaces per unit is being recommended to be retained for special needs housing. Alternatively, an applicant may request a reduction to the parking requirements based on a parking study as follows: Exhibit A -RM Zone, "Multifamily dwelling units" -Note 15 Exhibit B -BN Zone, "Multifamily dwelling units" -Note 18 Exhibit C -BC Zone, "Multifamily dwelling units" -Note 8 Exhibit D -RS Zone, "Senior Citizen or special needs housing" -Note 17 Exhibit E -RM Zone," Senior Citizen or special needs housing" -Note 15 Exhibit F -BN Zone, "Senior Citizen or special needs housing" -Note 15 Exhibit G -BC Zone, "Senior Citizen or special needs housing" -Note 5 Exhibit H -CC-F Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 24 Exhibit I -CC-C Zone, "Multifamily dwelling units, senior citizen, or special needs housing" - Note 23 VIII. PROPOSED DEFINITION RELATED AMENDMENTS The following definitions are proposed to be added (Exhibit L): "Dwelling unit, efficiency, " means a small one room unit, which includes all living and cooking areas with a separate bathroom. "Dwelling unit, senior citizen housing, " means housing available for the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally, or developmentally impaired persons, and the spouses or caretakers living with such persons. "Dwelling unit, studio, " means a one room unit, which includes all living and cooking areas with a separate bathroom. Studios may have a wide open living space, and are typically larger than an "efficiency apartment." Studio apartments can contain a loft. "Lobby, " means a central hall, foyer, or waiting room at the entrance to a building. IX. MISCELLANEOUS HOUSEKEEPING AMENDMENTS 1. Inconsistencies Between Use Zone Charts As staff was researching and writing the proposed code amendments, we observ~d that there were inconsistencies between the use zone charts. Therefore, the amendments shown in Exhibit M are recommended to ensure consistency. Proposed new language is shown as "underlined"; language proposed to be deleted is shown as "strikeout"; and existing language is shown as "plain." Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifanR!t Housing March 29, 2017 Page 9 of 15 2. Proposed Deletion of Use Zone Chart The Mayor recommends deleting FWRC 19.240.150, "Multi-unit housing," which permits multifamily dwelling units in the Commercial Enterprise (CE) zone south of South 356th Street, between Pacific Highway South and 16th Avenue South as the CE zone is the city's "industrial" zone and housing is not appropriate for this zone (Exhibit N). X. FWRC 19.125.150 REVISIONS {SOLID WASTE & RECYCLING -SPACE ALLOCATION) Background The code updates stemming from the moratorium process presented an opportunity to consider related updates focusing on solid waste and recycling space allocation and enclosure/container screening requirements. These updates will supplement the potential FWRC amendments, focusing on multifamily uses in FWRC 19.125.150. However, it became clear the rest of the section would benefit from updates, so the entire section has been revised for consistency, and the updates to FWRC 19.125.150 will apply to all uses beyond multifamily. Currently, the FWRC sets a minimum space allocation, but for recycling only. This has led to undersized trash enclosures and lack of adequate space. The proposed changes would address this shortcoming and apply to both multifamily and commercial projects. A regional effort is underway to identify potential code updates specific to multifamily solid waste services. The consulting team that is spearheading this effort provided input on the proposed FWRC updates and concurred with following the space allocation standards set in City of Seattle code. Ultimately, the goal is to achieve more consistency in code and service access throughout western Washington, but the focus here is on FWRC 19.125.150 since it has not had substantial updates since 1992. Summary of Proposed Changes to FWRC 19.125.150 • Section 1 definitions were expanded in more detail, and terms such as "solid waste" and "storage area" were used throughout the section to improve consistency and conformity to other FWRC sections. • Section 2 service choices for multifamily residences are now addressed via Table A. • Section 6.a fifty foot minimum may be impractical as development density increases, so this specific requirement will be eliminated. • Sections 6.b, 6.c. & 6.d were updated to address design compatibility, enclosure screening and size, signage, landscaping, and weather protection. Larger enclosures will require a roof and sanitary drain, smaller enclosures will require drainage management, and all enclosures will have plans to reduce impacts to surface water. • Section 7, Table A sets storage space allocation requirements for both solid waste and recycling storage (instead of current code, which focuses on recycling space only). These are based on City of Seattle's space allocation requirements. • Section 7.a.i adds a minimum space requirement for residential units. • Section 7.a.ii requires plans for multi-level multifamily developments to provide interior solid waste storage and conveyance. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifarrRlj Housing March 29, 2017 Page 10 of 15 • Section 7.a.iii allows space allocation to be determined by the how residences receive trash collection services (shared services vs. individual services). • Section 7.b sets solid waste/recycling storage for mixed-use buildings (combined multifamily and commercial uses). • Section 7.c sets minimum dimensions for storage space/enclosures. • Section 7.d specifies that enclosure(s) must be within 150 feet ofresidence and building entrances and other requirements. XI. PROCEDURAL SUMMARY The city issued an Environmental Determination of Nonsignificance (DNS) on the proposed amendments on February 3, 2017, with a comment deadline of February 17, 2017, and an appeal deadline of March 10, 2017. No comments on the DNS have been submitted to the city. Public notice of the March 15, 2017, public hearing was published in the Federal Way Mirror and posted on the official notice boards on February 24, 2017, in accordance with the city's procedural requirements. The March 15, 2017, public hearing was opened in order to hear public testimony and was continued to April 5, 2017. XII. PUBLIC COMMENTS During the March 15, 2017, public hearing, there were comments from two citizens summarized as follows: Leah Boehm Brady-Ms. Brady lives adjacent to Highpoint (Uptown Square). She and other neighbors filed an appeal of the Highpoint project. She is upset that the director was allowed to trade away the five-foot easement with trees and vegetation for bike racks and other amenities. She is also upset that trees that were supposed to be saved were not, which will negatively affect her neighborhood. The developer was supposed to save the 35-foot laurel trees, but did not do that and the city allowed that to happen. She thinks the developer should make amends for the trees. In addition, she stated that she thinks that the buildings are too tall and as a result, many in the neighborhood have lost their Mt. Rainier views. She feels that the city needs to increase the vegetation for any future projects. She stated that all of the trees along 3201h are gone because the city allowed the developer to shoehorn the buildings in. She also stated that there is inadequate parking, and the developer was allowed to trade away parking spaces by providing bus passes. Neighbors are concerned Highpoint residents and visitors will be parking in the neighborhood. She commented that at Highpoint, the developer was allowed to let the gutters drain onto the sidewalk. This is very hazardous in winter when ice forms. The neighbors feel the city has let them down. Dana Hollaway -She noted that the Highpoint project has 300 units with approximately 663 bedrooms. She has driven through the Highpoint project and it doesn't look like it has enough parking. She also stated that the complex lacks green space; there is one play area in the north, but it is designed for younger kids and there is nothing for older kids and young adults). She observed that the apartments near 21st and Dash Point Road have grass in front of every unit and open space for children. At Highpoint, they planted fir trees and columnar trees and rhododendrons. She also feels that the planting strip is too small to sustain them. The columnar trees grow very large and will soon be pushing the fence over. She is also concerned about the impact to the intersection; it is taking longer to get through. In addition, an e-mail was received from Dana Hollaway on March 29, 2017. The e-mail is attached to this staff report as Exhibit 0. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifa~9 Housing March 29, 2017 Page 11 of 15 XIII. REASON FOR PLANNING COMMISSION ACTION FWRC Chapter 19.80, "Process VI Council Rezones," 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 amendments meets the criteria provided by FWRC 19.80.130. 3. To forward a recommendation to the City Council regarding adoption of the proposed zoning code text amendments. XIV. DECISIONAL CRITERIA FWRC 19.80.130 provides criteria for zoning text amendments . The following section analyzes the compliance of the proposed zoning text amendments with the criteria provided by FWRC 19.80.130. The city may amend devel opment regulations only if it finds that: 1. The proposed amendment is consistent with the applicable provisions of the comprehensive plan. The proposed FWRC text amendment is consistent with the following Federal Way Comprehensive Plan (FWCP) goals and policies : Goals LUG 1 Create an attractive, welcoming and functional built environment. LUG3 Preserve and protect Federal Way's single-family neighborhoods. HG 1 Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character. PUG22 Promote the recycling of solid waste materials by providing opportunities for convenient recycling and by developing educational materials on recycling, composting, and other waste reduction methods. Waste reduction and source separation are the City's preferred strategies for managing solid waste. Materials remaining after effective waste reduction and source separation should be managed in accordance with the KC-CSWMP. PUG23 Encourage and actively seek an effective regional approach to solid waste management, to leverage economies of scale and move toward similarities in services and parallel educational messaging. PUG27 Develop and implement Preferred Building Code Elements, including space allocation for several waste streams (garbage, compostables, Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifarrR~ Housing March 29, 2017 Page 12 of 15 Policies recyclables, hazardous materials, and other process wastes). Incorporate design elements that enable access to services, both for tenants and collection service vehicle. Consider development of a preference for covered solid waste enclosures or facilities that are tied to sanitary sewer to help reduce potential surface water management issues, and perform a comprehensive analysis to determine which elements should be grandfathered versus required improvements LUPI Use development standards and design guidelines to maintain neighborhood character and ensure compatibility with surrounding uses. LUP3 Use design guidelines and performance standards to create attractive and desirable commercial, office and commercial/residential mixed-use developments. LUP6 Conduct regular reviews of development regulations to determine how to improve upon the permit review process. LUP 13 Maintain and protect the character of existing single-family neighborhoods through strict enforcement of the City's land use regulations. LUP 14 Protect residential areas from impacts of adjacent non-residential uses . LUP 22 Multifamily residential development should be designed to provide privacy and common open space. Variations in facades and rooflines should be used to add character and interest to multiple-family developments. LUP 27 Use design and performance standards to integrate multifamily development into commercial developments as commercial/residential mixed-use development. Performance standards should focus on scale, appearance, and compatibility. LUP 29 Ensure compatibility between non-residential developments and residential zones by regulating height, scale, setbacks, and buffers. HPl HP13 HP14 High-density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods . More moderate densities such as cottage housing are permitted. Continue to use design guidelines to ensure that new and infill developments have aesthetic appeal and minimize impacts on surrounding development. Review zoning, subdivision, and development regulations to ensure that they further housing policies, facilitate infill development and don't create unintended barriers. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifarrfi19 Housing March 29, 2017 Page 13 of 15 HP17 Continue to permit commercial/residential mixed-use development in designated commercial areas throughout the City. Develop incentive programs to ensure an adequate amount of housing is developed in these areas. 2. The proposed amendment bears a substantial relationship to public health, safety, or welfare. The proposed text amendment bears substantial relationship to the public health, safety, and welfare because they will result in a higher quality of multifamily development, while ensuring that adequate amenities such as open space and parking are provided for residents. Amendments to the Community Design Guidelines also encourage the adoption of a security program intended to decrease crime; thus, improving quality of life. Other proposed amendments to the Community Design Guidelines are intended to reduce the impacts of large scale multifamily and senior housing development on adjoining zoning districts that permit less intensive residential or commercial uses by reducing building massing. 3. The proposed amendment is in the best interest of the residents of the city. Approval of the proposed code amendments would benefit the city as a whole as it would improve the aesthetics of the built environment and create compatibility between different zoning districts. Additionally, the proposed text amendments would lead to more architecturally diverse developments throughout the city. XV. MAYOR'S RECOMMENDATION Based on the above staff analysis and decisional criteria, the Mayor recommends the approval of the proposed amendments as outlined in Exhibits A-N. Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to MultifamEflY Housing March 29, 2017 Page 14 of 15 LIST OF EXHIBITS Exhibit A RM Zone, "Multifamily dwelling units" Exhibit B BN Zone, "Multifamily dwelling units" Exhibit C Exhibit D Exhibit E Exhibit F BC Zone, "Multifamily dwelling units" RS Zone, "Senior citizen or special needs housing" RM Zone," Senior citizen or special needs housing" BN Zone, "Senior citizen or special needs housing" Exhibit G BC Zone, "Senior citizen or special needs housing" Exhibit H CC-F Zone, "Multifamily dwelling units, senior citizen or special needs housing" Exhibit I CC-C Zone, "Multifamily dwelling units, senior citizen or special needs housing" Exhibit J Community Design Guidelines Exhibit K Garbage and Recycling Receptacles -Placement and Screening Exhibit L Definitions Exhibit M Miscellaneous Code Amendments Exhibit N CE Zone "Multi-unit housing" Exhibit O March 29, 2017, E-mail from Dana Hollaway K:\2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\041017 Revised Staff Report.docx Planning Commission Staff Report Proposed Text Amendments to FWRC Title 19 Related to Multifanffly Housing March 29, 2017 Page 15 of 15 19.205.040 lletaehee er staeke e dw elliag 1:1eit s Multifami lv dwelling units. EXHIBIT 6 The following uses shall be pennitted in the mlllrjfal!lily residential (RM) zone subject to the regulations and notes set forth in this section: USE ZONE CHART ~ DIRECTIO NS: FIRST, read down to find use ... THE N, across for REGULA TIO NS 9 Minimums Maximums USE JJ ~ .l § ~ ~ ~ DelaeheEI er Multifamily dwelling units {stacked dwelling units } "' [{l c:., e "Cl"'- .~ ~ ::s ·-cr' > " " c::: c::: ~ en .3 Process 17,200 sq. II ft. with a density as estab- lished on the zoning map See note 1 Process I, II , Ill and IV are described in Chapter 19.55 FWRC, Chapter 19 .60 FWRC , Chapter 19.65 FWRC, Chapter I 9. 70 FWRC respectively. Requir ed Yards ] ::2 ! " "Cl ;;; 20 ft. 15 ft . !;; ~ 5 ft. g ~ee notes 5 and 8 I I " bO ~ "' > 0 u 0 -l 60% percent in RM 3.6 zone. 70% percent in RM 2.4 zone and 1.8 zone '-" 0 .... -::s ..c:: -bO c:., ·-;:, ~a In RM 3 .6 and 2.4 zones , 30 ft. above average building elevation. In RM 1.8 zones 35 ft. above average build ing elevation See note 5 ~(l ft. al,a,•e a, e,a15e l,silEliRg I ele •aliaR fer eetael,e,I El•,1elliAg ,mils "' " a -g C/) ·5] 8' !;; c::: "'- I Z:!E I SPECIAL REGULATIONS AND NOTES 2 peFEi elliRg 11. The minimum amount of lot area per dwelling unit is as follows: tmiHer a. In RM 3.6 zones, the subject property must contain at least 3,600 sq . ft. of lot area per dwelling unit. ElelaeheEI sRits b. In RM 2.4 zones, the subjec t property must contain at least 2,400 sq. ft . oflot area per dwelling unit. c . In RM 1.8 zones, the subj ect property must contain at least 1,800 sq. ft. of lot area per dwelling unit. J 1.7 J3er sRil fe r 2. The subject property must contain at least 400 sq . ft . per dwelling unit of common recreational open space usable for many activities. At slaekea least JO%-percent of this required open space must be developed and 1naintained with children's play equipment. If the subject property 1 EIHelliRg sRils contains four or more units, this required open space must be in one or more pieces each having a length and width of at least 25 ft. In addition, if the s ubject property contains 20 or more units , at least 50% percent of this required open space must be in one or more pieces See notes ) 3 -each having a length and width of at le ast 40 ft. ..!.2 3 Pri,-atc QPSn space. a rninnnum of 48 sq. ft . ,v uh a mmi nwm d!IDGnsion o(si:<. 11 mu.st be pmv,ded pcrdwtl)j rn; unit; c.i:. nar jo. non:h. balcony or yard. 4 l(Joe11 ted pl1mg an nm:nal orcollectornnd is; vjsjbk from the n ~h1-of.wov . 01 lcMI 50 """'c;nt o(the tQ tnT le ngth oft)!£ m:ound fl oor fncadc of a ll bu,tdmgs rncm" a nght-of.w~v must be developed witlt commerc,al uses allowed by ollicc!n:10i l use zone chart, FWRC 19.215.010, on;memmmcnt ~ ZQIII! chnrt. FWR C 19 215 O?O The commcrcinl ground floor IL~C$ must gl~o pc;cµpv a mimmumdcpth of 15 II mid n minimum interior heigh! of 13 n. ofcotnm=rcigl space (OpJIV ~ingk ICM!lt lltis docs IIOI 3pply m dcve-lop rncnts af lcs., than 25 units! 5 ff 3nv po rt jon uf a s1rucwn; on the subjcCl pronertv 1s wit hin 100 0, o[a s111 gle -fum,lv residential 7..onc , the n 1ha1 oo nion of 1he ;muc1ure fil]ali no t exceed •O tj , above avcm L'l! bui ld ing ckvauon and the s1ruc1uresha ll be se1 ba c k a mimnuun uf20 fl fu>m the pro pe rr, line oftla, residential zone ~§. Chapter 19 .265 FWRC contains regulations regarding ~~~i1~1wifies.ll~eeia1•d w uh tffis-<!Se ncccssorv u.scs . bulld lm;s, ~nd s1rucrures. Accessory dwelling units are not pennitted. 7 Chapter 19.270 FWRC e-0 nt ains re1ru lRt ions n;w,rdi ng home occuo.1t ions, 4_!!. Refer to Chapter 19 .125 FWRC , Outdoors, Yards, and Landscaping, for appropriate requirements. ~2 -For sign requirements that apply to the project, see Chapter 19. 140 FWRC . e.l.Q . For community design guidelines that apply to the project, see Chapter 19 .115 FWRC. +l!. For provis ions that relate to the keeping of animals , see Chapter 19,260 FWRC. &ll. For affordable housing requirements, see FWRC 19. I I 0.0!0. 13 . for I 00 dwell mg uni ts or more on a sub1ect pro perly. 25 percen t of park mg shall be undergro und or on the firs1 noo r w uhm the b uilding footpri nt. except for ,01sito1 parkmg, which can be s urface parking., 14. Parking soaccs shall be p19vjdcd A$ follows : Effic,r=· dwellin" WJIIS -1.0 ncr w1i1 S1Udio dv.slling uni~• -1.25 pe r un n On& b!;nroom d,-elli ng: units -I 5 per umr Dwcll ,m: umts wi th two bedrooms or more -2 0 per unit I 15. Alterna tively. an aI1nl!ca111 1na~ch<><>$C!o$u bmi l n park i,w studv in a~ccordnncc ,vjth FWfil:_J9.UO~Oll<ll2l . l__ For other infonnation about parking and parking areas, see Chapter 19.130 FWRC. '----------For details of what 1nay exceed this he ight limit , see FWRC 19 .110.050 et seq . '--------------------For_ details regarding required yards, see FWRC 19 .125 .160 et seq. K:\20 16 Code Amendment s\M u lt jlamily Code Am endm ~nts\P lanyi pg Commi ssion P ublic Hearin o\032817 Rcvisions \RM .doc EXHIBIT 19.215.050 M elt iple Wli t heu.si eg M u ltifamilv d w elling units . :i -., ..---' = . -- USE ZONE CHART "' z; DIRECTIONS : FIR ST, read down to find use ... THEN, across for REGULATIONS 0 Minimums 1= ~ < "' Re.quired Yards "' ..i "' ,., ,., ;, (.) (.) t;, e :2 "' a. ~ "8 c.. ,., (.) <o..."' ""'t/l N i:( "' 0 ... ~ bl) ... ;l: N .,, -.a => ·-"' Cl) ~ "@i (.) ·-C: USE :, ·-c "' ... :, :l2 g' ~ .§ e ""' "' ·., E O' ... " "' "' u i::,:: i::,:: u.. Cl) i::,:: :r: t/l ~ c.. SPECIAL REGULATIONS AND NOTES Mtiltij,le-Process II None Same as these Same as ~ I This use may be located on the ground floor of the structure if the [!n>und floor contains one or more of the commercial uses allowed by the HRit heH SiRg regulations for ground these -office/retail use zone chart, FWRC 19.215.010, orentertainmem use zone chart, FWRC 19.215.020. Multifamily floor use regulations 2. The commercial ground floor uses must occupy at least 50 percent of Ilic J.Q!Jl.l. lengih or1he b'!'OUnd noor fo~de of all builgmgs facing a ri ght-of· dwelli ng See notes 4, ,3-and for ground See notes way. ·n-.e conuncrc ia l ground noor uses must also occupy a min imum deplh o f 15 fl. and a minimum in1erior l10igh1 of 13 ft . of conunercia l space un its &_2 floor use 1.L..ll for an y single tenant. (stacked 3. The subject property must contain at least 2,400 sq. ft. of lot area per dwelling unit or one acre for every 18 dwelling units. dwelling See note 4 4-.-Glilpter I Q~65 F'''RG-oomaiRS-t>Ji,'Ulat;.,ffi-fllganiing hew.e ec~1ts-iHKH1tlieHH!£~!Ws-i!M-{'"'"~IOO--With-d1i-e,, units) ~-If any portion of a structure on the subject property is within I 00 feet-..fLof a single-family residential zone, then that portion of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of20 ft . from the property line of the residential zone. ei. No maximum lot coverage is established . Instead, the buildable area will be determined by other site development requirements;~~~. required buffer.;, parking lot landscaping, surface water facilities ,-,* among other.;. 6. Cll;rnicr I 9.2'1~ FWRC' contni~ o;gulo1 inm n:wmlini. acccssgQ: l!~Gl. build in~ and st!!!£wtn, ~~~~grv divs !l im: uaill' gl!. 001 ~nn i11£!1 , 7. Cl01gt~[ J 9J7Q EWRC ~ontain.s ~yylg1jo11" ~gnrdin~ ligoie oc~11l!l!l iQ1~, +l!. For community design guidelines that apply to the project, see Chapter 19.115 FWRC. 82_. f'Of-i;;ll!ls.,,~ing R'1~-~1ly t!l th• pm~ Refer 10 Chapter 19.125 FWRC . Outdoors Yards , and Landscapmg for appropriate -;-regu irements. 91Q. For sign requirements that apply to the project, see Chapter 19 .140 FWRC. ~-~~b--ffH!o1ll!r1mna\\ha1a1l~~l'!a;'-llj)pl~ 11. For provisions that relate to tlie keeping of animals, see Chapter 19.260 FWRC. 12. Fo r nfTordablc hous inu r;oujo;Q'l~nts. <cc F\VRC 19 110 QI O I J. 11!!, ~lll!i~c t Qro~rtv ,n~! ~q nt:iin ~t lcas1 ISO ,;a , fL l!!:r!!w;lling unit o f conmlQn t'CC$!lli9!:!!!1 oe~n s12ace ~blc foe imnv ac tivities, no.! m.1~ inc.l ugs ;mn!l!Qn !!liBS such i!S 12lnv!m!Mllll:b rc~reMion roo ,ns t!!!lllQQ icmi;e!!, llQOI< ~~uvc lobl!J!;<, striums, or 21~[ n[!;i!< ti~ din:ctor deem:; a1mropnate. 14. 1>ri,nt~ 2~0 ~[!net:,~ mioi!!l!!m 2[ 4~ ~-n, ,o ill1 ~ minimurn dimension of sr~ O. l!l~I ~ m:gv idcd ~r dwdlini: unit •-Ye, 111!1io. I!Qt'Ch, balconv or yard. If for IQQ dwelling units Qr m2n: on a sy!;i1ec1 1m2~nv. 25 Q!!l'CCnt of P!lrking sha ll be undcn:r2ung 2r!2D the fi~t floor wi 1h10 lhc l2!!il!liDg fOQJp n nl, e.,copt fo r Y1S1tor parkm,,, wluc h can be surface parking !Q. Pnd!ill ~ ~l!ll~es sl,a ll be provided 11, (Ql)nw~, Eliicicncv dwcllin~ units -I Q Jl£runi! ::;iugjQ dwc ll jng unit»-1.2~ Jl'.!;r u11 i1 Qnc bcd !!J!l!Jl dws.lli111: uni1 s -I .S l!!,r yni\ Dwelling units wnh 1wo bgdrooms Qr man: -2,0 Q!!r unj1 17, )2wc 1!1ng unit lli!rkine st.al!ii m:!; 11J nddiJion 10 l'l:gy1n'/J [!.1d!lm: f2r111) non-!£11d~1J!lnl mlY!ld !]oQ[ us~- 18 Ahcn:ia tl,clv~~n noolicant mav cl=<c_JQ,_subm it n nark.inc studv 111 nccordmu:c wtth F'\.I. R£.l.9. I 30 .080r2) I I L For other infonnation about parking and parking areas, see Chapter 19 . 130 FWRC. Process I, 11, Ill and !V are described in Chapter 19.55 FWRC, Chapter 19.60 FWRC, For details of what may exceed this height limit, see FWRC 19 110 050 et seq. Chapter 19.65 FWRC, Chapter 19.70 FWRC resptetively. For details regarding required yards, see FWRC 19 .125.160 et seq. K :\20 16 Code Amend ments\t'vtu ltifatnilv Code Amcndmcnts\LUTC\BN.doc I 19.220.050-Mttll i u eit he11siftg Muftifamilv dwelling units . EXHIBIT - USE ZONE CHART V') DIRECTIONS: FIRST, read down to find use ... TH E N, across for REGULATIONS z 0 Minimums ~ Required Yards ~ -< "' ..l "' "' ~ Q) Q) u u (,,') e :2 "' 0. C l>l "Cl~ u <,.... Q) "Cl(/) " ~ ~ Q) "' 0 ,_ ~ bl) N " -;::l USE ~ ·-Q) i:ii ~ ..c: -·-,:; ;::l ·-i: Q) ,_ bl) u ;::l :,2 CT > "' ·.; .s JJ <L> V .§ e "Cl "' 8' ,_ SPECIAL REGULATIONS AND NOTES i:>:: i:>:: Lt., cii i:>:: :r: (/) i:>:: ~ M1c1lti HHit Process None Same as these 65 ft. ~ l . All non-residential ground floor spaces must have a m inimum floor-to-ceiling height of 13 ft . and a minimum depth of 15 ft. ooliSiHg II or regulations for above spaces per 2 . Building height may not exceed 30 ft . above ABE for the portion of the building located within WJ.QQ ft. from n residential zone. Multifamily with ground floor use average awel-lmg 3 . Roof lin es are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. dwe ll ing SEPA, except ~ .lQ. ft. building lliHt 4 . Multi-unit housing and accessory residential 1c1ses living facilities may be located on the ground floor of a structure only as follows : (a) ground un its Process abutting elevation level space that spans at least 60 percent of the total length of the principal commercial facade of all buildings, as detennined by the director, is (stacked III residential zones (ABE) See note§ 5..: occupied with one or more other use(s) allowed in this zone; and (b) ground level space that spans at least 40 percent of the total length of all dwelling ~ other street-facing facades of all buildings is occupied with one or more other use(s) allowed in this zone.-Parking in conjunction with other uses units) See notes 2 and W See note allo wed in this zone may also be located on the ground floor of the structure if non-visible from the right-of-way or public areas. Ll. 2 ~~ittft~Hit fer 1rn il5 ef up ta 2 ee!lroems+.8-park-iRg-SIB ll s f'sr dwel lrng .. u~re,. 5 . FQr 100 dw1:lli og un i~ o r more on n s ub jg&1 g rQge[!v, 25 11crce n1 ofgarkino sha ll !;,,: undenzround or o n th/;: lirsJ Ooor with in til e l:!ui ldi ng fumprim . .:xtep t for vi sit or park ing, whj cb ca n be surface par king . 6. Parki n!!. spa ces sha ll be prov ided as fo ll ows: Effic iencj! d wc ll i1ig u nits -1.0 ger un it St udio dw~lli ng un its -1,2 5 uer un it O ne bedroom dwe lli ng uni ts -1.5 per unit DwcU in g un its wi th Lwq bedrooms or rnc re • 2.0 pt!r unit. -..J L.Dwelling unit parking stalls are in addition to required parking for all non-residential ground floor uses. 0 L Altematively, applicant may choose to submit a parking study in accordance with FWRC 19, 130.080(2). e2. Chapter 19 .265 FWRC contains regulations regarding oome-ees1:1pa 1i0~e.~ies--anEl-aetwtli~~e acc csso 1v lL~l'S. buildings and struct ures. Acccssorv dwell in g uni ~~ arc nOl penni11ed . I Q, Chag tcr 19.270 FW R~ comj!i ns 1:£gull!t1Qns r~arding bom e Ql.!.lrna tion s. + ll-The subject property must contain at least 150 sq. ft. per dwelling unit of common recreational open space usable for many activities, and may include p~paees s uall as yards . IH!l i&r.a!ld ealeaAies, as well B6 -C Ommon areas such as playgrounds, recreation rooms, rooftop terraces, pools, active lobbies, atriums, or other areas the director deems appropriate. 12 . Private mml spac !; a mi nimum Qf 4§ sg . n . with a mi nim uin d imension o f s ix n . m ust be grovjded uer Qwe ll ing un it , e .g . U!!l iQ, 1121:!.I:!, balcony, or yard. Sll. No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirementss,*-~. required buffers, parking lot landscaping, surface water facilities , ete among others. Q.,.. .11,__For community design guidelines that apply to the project, see Chapter 19.115 FWRC. W,-U,__fiH;..l anel5sapi11g req1:1 ire.rn em s lhat apf)ly te the JlF8~ Refer to Chapter I 9 .125 FWRC , O ut doors. Yards, a nd Landscaping. for a121::1ro12riate reguirements. -l-h-1§.,_For sign requirements that apply to the project, see Chapter 19.140 FWRC. 17 . Fo r affordable hous in g reguirements, see FW RC 19 .11 0 .QJ O. 12. Reier ts ChaJ*ef-t 9.265 J;:W-R.-G-te-ee ti!fRltlle-WHill-ell~flw~11~i!f>tei:..mal"'lt1Pl~lle-s1d~~~ -8 18. For provis ions that relate to the keening of animals, see Cha oter 19.260 FWRC. I I Process I. n. III and IV are described in Cll,ptcr 19 ,55 FWRC. Chapter 19 60 FWRC. Chapter 19.65 FWRC. for details of what may e,cceed this height limit. see FWRC 19 110.050 et seq Chnpttt 19. 70 FWRC respectively. For details regarding required yards. see FWRC I 9,12 5.160 et seq (Ord, No. 10-678. § 3. 12-7-10: Ord. No . 07-559, § 3(Exh. A). 7-l-07: Ord . No . 07-.SS~. § 5(Exh. A( 17)). 5• 15.07: Ord. No . 02-424. § 3, 9-17-02: Ord No 97-291, § 3, 4-1 -9 7: Ord. No. 96,270, § 5. 7-2-96 ; Ord No , 93-170. § 7(Exh. B). 4-20-93; Ord. No . 90-43. § 2(45 .60), 2-27-90. Formerly 22-756. Code 2001 § 22-755 .) K:\2016 Code Amendments\Multifamily Code Amendments\LUTC\BC.doc EXHIBIT ;/2_ 19.200.100 Senior citizen or special needs housing. The following uses shall be permitted in the single family residential (RS) zone Sll!>j~ct to the re_g_ulations and notes set forth in this section' USE ZONE CHART DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS Minimums <n z 0 Required Yards I I USE 5 ;;, c., t;i;l 0:: "' "' Q) u e "O 0... ~ ;;:: ·-Q) :, ·-0" > Q) Q) c:>::: c:>::: Senior Process As Q) N ;;; 0 ..J citizen or JV established special on the 1:i e ""' 20 ft. ? <.) "' ~ Q) ... "O "' Q) ;;; c:>::: 3 3 20 20 ft. ft. needs zoning See note.§ 3 and 8 housing map. (s tack ed dwell ing uni ts) See notes 1 and3 Process I, II, Ill and IV described in Chapter 19 .55 FWRC, I I Maximums Q) "° ~ Q) > 0 u .3 4,.. Q) 0 ... ~2 oh<.) ·-2 Q) -:r:"' See 130 ft. note & above 1 average building elevation. See note 3 "' Q) <.) "' 0. "O "' Cl.)"° ·3 .5 0-'t; Cl.)"' 0::: 0... Senior housing: 1 for each e-wel-ttflg unit Special needs housing: DeteffiliRatieR I en a ease ay ease basis 0.5 for each unit See notes 16 and 17 [ ZONE RS SPECIAL REGULATIONS AND NOTES l . Minimum lot s ize for this use is as follo ws : a. In RS 35 .0 zones, the minimum lot size is 35,000 sq. ft. b. In RS l 5.0 zones, the minimum lot size is 15,000 sq . ft. c . In RS 9.6 zones, the minimum lot size is 9,600 sq. ft . d. In RS 7.2 zones, the minimum lot size is 7,200 sq. ft. e. In RS 5.0 zones , the minimum lot size is 5,000 sq. ft . 2 . The city may pennit this use ifit meets the following criteria: a . The hell.sing •,ujJI be a,,a,lael&-1~!.Efosiue e£sHpaney af13ersons ever H year., efage er memally. 13hysieally. ~Klfl~Hkwelep1llet1\all) inip~ret-akei:s li,·ing rilh soo~. BJ!. The subject property is situated in close proximity to , and has convenient access to, public transportation , shopping, health care providers and other services and facilities frequently utilized by the intended residents of the subject property. e..J2 . The proposed development will not create unreasonable impacts on traffic , public utilities and services or on nearby residential. 3 . The city will determine the number of dwelling units or occupancy rooms or suites pennitted in the proposed development and may permit or require modification of the required yard, lot coverage, height, landscaping and other similar dimensional and site design requirements based on the following criteria: a. The specific nature of the occupancy and the persons that will be housed in the proposed development. b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. c. The impacts on nearby residential uses of the proposed development. d . The architecture, site design and other design features of the proposed development. 4 . ll1e city may approve the limited commercial establishments listed in paragraph eJ,. below on the first floor, if all of the following criteria are satisfied: a. The re1ai l estae!iAAme nts will ae e.leafly--aee-es~1."13~ideflt iel-t1se ef1he s11&~F0pety--all(Hlie-Fetail es~islm1eels are Hl~Rfll~~l~~n,s-.tfil'le--s1:1~pe~· aAd lheir g11esHr. aJ!. Locating limited commercial uses on the subject property is clearly reasonable considering the size of the subject property, the lo cation of the subject property and access to the subject property. {Continued) For other infonnation about parking and parking areas , see Chapter 19.130 FWRC. Chapter 19 .60 FWRC, Chapter 19 .65 FWRC , Chapter 19.70 FWRC respectively. ~-------For details of what may exceed this height limit , see FWRC 19 .110.050 et seq. .__---------------For details regarding required yards, see FWRC 19.125 .160 et seq. K'.120 16 Code Ainen dmen1s\M ult ifa111ilv Code AmcndmenL'i\LUTC\Scnior RS.docK :\20 I e Ceee ... Jl'le11cl1Tten1£'Mullifa~nts•PlanR iR::: Celflmissien Pub lie l-l earin;::',0328 17 Re visieRs ',SlfflieF ~ 19.200.100 Senior citizen or special needs housing. (Continued) The following_!!_ses shall be permitted in the single family re§idential (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 VJ Required Yards ;z; "' "' ZONE 0 "' " " " 1= C.) C.) bl) ., RS < e :2 ~ 0. ..l -0 c... " C.) " 4-< " 1l r./) ~ ~ ., > 0 .... ;:i N " 0 -:::s .... bl) ·-" ;;; ~ ..c -·-= c.:, :::s ·-i: ., ... u bl) u :::s :.Q USE "" 2' ~ 0 e -0 ., 0 ·;; .5 CT i... <I) " ., 0:: e:>::: e:>::: ..l ~ ;;; e:>::: ...l ::i:: r./) e:>::: c... SPECIAL REGULATIONS AND NOTES e_]2. Any adverse impacts or undesirable effects of locating re1ail establishments on the subject property can be eliminated or significc3lltly reduced through conditions imposed as part of the approval. d. Th~ Felaiksliielisimu!flls-w~er eeffH'llSR 1P.amig,emeRI-W1~ooal-ttses-~~~ e..£. The city may approve the following limited retail establishments under this section: (1) Grocery stores containing no more than 3,000 sq. ft.; (2) Pharmacies; (3) Clothing cleaners; (4) Beauty and/or barber shops; (5) Banks, excluding drive-in facilities; (6) Travel agents; (7) Restaurants, eltehuliRg including fast food restaurants; (8) Arts and craft supply stores; (9) Flower and gift shops. :i . >Je fu~a.leefaR~t~xeeee l~Q A. iA leRg;l~~1~fl-k!igi~meEI~ as fellews: a. Tile l'lliRim1H'll Elejllll eflAe 1Bee1!la1ieR is lllFee It IJ. Tile 1BiRiI'llHl'll wietll ef tile l'lleet1la1ieR is fe!iF ft. e. Tile 1Ba,.i1'llt11H wielll af tile meaHlatieA is :i§ ft. 6 . 11· aR) jl9rlleA ef a smieture 9A 1ile-5uojee1 f!Fafl8FIY 1s within I GG A. af a lev· EleA~i1~· 1tse, 1hen-e n-h~ ~H*-t!IM--51ru~%e~Fllgeil~ih:liAg,ele,.a~ ll . Th e fu,;ae~me-stfll€1uFe iiai:allel 10 1he lay.· ee11Sily use-sha ll Rel e•,eeee 50 11 . m-Iengtlr. ~Ai!J*e~5-F-WR(' 10 eeieA:~lfle-wh~)' Bf!Jlh te !he s uejeel prepeFly. 5 Chap1c r 19 '>65 r WR ( £QD1a ms rcl.!ulnl iQns ~rding acc~D: u9<.~, bu ils!111g~ and stru ctures. A!,Ce5SO!:J: dwell ing l!ni~ are nQI ~rmiucd . 6. (bn111cr I 9.2 7Q FWBC £Qntn ms reruila 11 ons rellardm g home Q££UQa liQni;. S1. Maximum lot coverage is as follows: a. In RS 35.0 = 50 o/o percen t. b. In RS 15.0 = 50%~rcent. c. In RS 9.6 = 60 % percen t. d. In RS 7.2 = 60 % percc m. e. In RS 5.0 = 60 % percen t. -9j_. Refer to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, for appropriate requirements. -I{)]. For sign requirements that apply to the project , see Chapter 19 .140 FWRC. -1-1-jQ. For community design guidelines that apply to the project, see Chapter 19.115 FWRC. 11. Foq1rov1~1 on s 1h01 re late to thdC<;£Qing o [aoimo!~, si:!,i ChaQ tcr 19 .260 FW RC. 12, For atTQrd a!i!lc housiml rgiy![cmcnts, see FWRt 19.110.0 J 0. I J . The su b ject Qf0 12!c!lV m y~( 1Jn1v1s!e w,iblc QQ!;n soocc me 1ot a l um oum c:;gual 10 at !eas1 100 sg. n. Q!;r dwellin g un1! llnd ma\ incl ud e common open ~Qa ccs su£h 1!§ pl,im, Qlav ic:round ~. rccrea1ion rtX)ms , rQgfl QQ tcrrac~ 1>-Q3tch 1.;s, oools, acli\'C !ol:!l:!is:i, ~nd a 1cium.'i. Al l eligible u~blc M£!! snace s hal l a!~o 1ni:£11 h.: ri:9u ircmc nts mcdfied in FWBC 19.11 ~.115 . A rec-m-lic u !;!Q i ion js avnj lable fo[ LI i) IQ j Q ~{C!.1)1 o [ th e u~a bl eol?£!) ~Dace~ s~ined Jn [WIK 12,n ~.11 2. 14 . An) c2 mmon 012£0 s12ag; [1lQ!,!irerne!l!§ [Q[ ~c nior hous inl! or Sl2££Ul l needs housin g moy be red uced 011hc giscreuon o f Lhe g irs;cto r. ir an OQ!:!n s 12ace studv doc um en1 s 1hat less g;immQn OJ2!;!l s12~£C: "'ill be ad~ua1c to ~ervc the need~ o f 1hc r~jdcn1s. 15 . Pn vme i;i12s;n S1lil£c, a minimu m o f 48 so . n. \Vi th a mini mu m d imens ion of si , n. mus1 be llrov ided (lSr s!ws;ll ing un it, e.g .• 11a1io QQa;h, balcon v, or yard. 16. fo[ I 00 uni LS or more on n ~ybjec1 12ro~11~. 2~ Q£rcen1 o f 11a[k 1og ~b all be undea;ro und or on 1h e fi rs t fl oor w i1 hin 1he build mi:, fQQ tllrlnt c~cc p1 for \'tsi1 or parki ng. wh ich can be surfn ce Q~rk in~ 17 . Altemauvc lY on am,licom m11v choose to submit rs oarkinl! S!lli:!v in accordance with FWRC" Ir; I 'lQJIJ!..Q.(:U, I I L For other information about parking and parking areas, see Chapter 19.130 FWRC. Process I, II , III and IV described in Chapter 19.55 FWRC, Chapter 19 .60 FWRC, For details of what may exceed this height limit, see FWRC 19 .110.050 et seq . Chapter 19 .65 FWRC, Chapter 19 .70 FWRC respectively. For details regarding required yards, see FWRC 19.125.160 et seq. ;120 16 Code Amen dmcnts\M u lli fa mily Code Amcndmcn1S\LUTC\Senior RS .dQC~Gflae...Amendnwiw.M-11-hifa mil ~· GeEl e ,'\1flem:lnwit51 Planning Ce11m1 iss ien Pull lie I lea~sie 11S.Se11 ier ~ EXHIBIT E 19.205.070 Senior citizen J:ie1:1sillg or special needs housing. The foll hall b din th lt ifamil · dential IBM) b " h I .. d forth in th· .. J ~ USE ZONE CHART r.,J DIRECTIONS: FIRS T , read down to find use ... THEN, across for REGULATIONS z 0 M inimums Maximums ... I = I .... Required Yards -( -l "' "' ;;;i "' (1J (1J (1J i;,, 0 <.) Oil "' i;.i 2 :i=' E 0. c:i: -0""" (1J <.) ., ..... (1J -o en => ~ :t "' > .:: 2 (1J Oil N (1J 0 ·= C: ·-(1J i:.ii 'i:: ~ u ~o USE ::, ·-(1J a ::, ·-SPECIAL REGULA TIO NS AND NOTES O' > ·;; .s O'""' " " 0 2 -0 " .§ ~£ JJ. 0:: 0:: ,-J "'-v.i 0:: ::r: r.,J Senior Process 7,200 20 ft. 5 ft. 5 ft. 60 -% In RM 3.6 Senior ~y-may pen 11i11i1is 11Se tr ii meets-4ke fellewiRg sl'i~ citizen II sq. ft. See nole§.4 ...l.,.J_ percent and 2.4 zones, c itizen a-:-+ile-hettSiAg will ee a,eaila ele rer ~he eM*!StY<Hltieti~l'S0A5-SY<!r 55 )'ei!FS efagee housing.m: and 6 30 ft. above housing:! &:--TI1e subj eet !)fOJ*?flY is snoot~ril1iit~~menl assess 1a J:lllhliG tra11sJ3artalien. sheflp~ltli special See See average for each ~~ml-G1her~11d-fae-ilif.ies-fR*jueffily-ti1tti~e-im~'l.!etH~~;,~Fty, needs note 2 note 2, building iJ.wel.l.iflg-un it . e . Tue prepesea eevi>leJlffi~«!-l!Ar-eas&ru1ble imJ:1ae15 011 uallie. f)U&lie 11tili1ies a11EI serviees er 011 nearh) housing l elevation. resiEle11tia l 1:1ses as eeFRJ:lMed-fe~1i:iaGts--whlsh-weuld-ttk-ciy-resi:tlHfflffl-Ele,,,rele1~mein-G~1:t~rt)' wilfl staekeEI (stacked In RM 1.8 Special &F-allaclled 0weI1i11g 1111i1S le 1ae lflati-ffl-l11111 £1~11Sil)' (lerlf!iuee iA this WR~ d w elling zones, 3 5 ft. needs 2'_!. The city will determine the number of dwelling units or occupancy rooms or suites in the proposed development and may units) above average housing: 0.5 permit or require modification of the required yard, lot coverage, height, landscaping.. and other similar dimensional and site 1 building for each unit design requirements based on the following criteria: elevation. a . The specific nature of the occupancy and the persons that will be housed in the proposed development. See notes 14 b. The size of the dwelling units or occupancy rooms, or suites and the specific configuration of and facilities within these See notes 2,J. and 15 units , rooms or suites. and ~.l c . The impacts on nearby residential uses of the proposed development. I d. The architecture, site design and other design features of the proposed development. 3_l. TI1e city may approve the limited commercial c:stablishments listed in para..,orapll c bi::low sullseetie11 (3)(e) af..;hls.5ee!i&tl , if all of the following criteria are satisfied: I ~IBtl-eslllblishm</AiS Y'ill he eleai~;sery 1e lfte f;!Fi1nary reside111ial 1a1se ef1he s1a1bjee1 pTeperty anEI the relail es1ahli-shmefl~~doo~ri111aril y er i!!ieh1si\'ely for lhe residmts el' the SH~e.l-!lFef)e~H.l lfteir gties,!S, 0J!. Locating limited commercial uses on the subject property is clearly reasonable considering the site of the subject property, the location of the subject property and access to the subject property. I e _b . Any adverse impacts or undesirable effects of locating retail establishments on the subject property can be eliminated or significantly reduced through conditions imposed as part of the approval. I ~iai-l-es!i!&lishmems -w i-14-be--t11ille<:·€em-lflen 1'f!aHagelfl<!~he-Fesi~es-en-tlle-5t!bjeet1~reperty-, (Continued) I I L_ For other infonnation about parking and parking areas, see Chapter 19.130 FWRC, Process I, II, IJI and IV are described in Chapter 19.55 FWRC, Chapter 19.60 FWRC, Chapter 19.65 FWRC, For details of what ,nay exceed this height limit, see FWRC 19.110.050 et seq. Chapter 19.70 FWRC respectively. For details regarding required yards, see FWRC 19 .125.160 et seq. K:\2 0 16 Code Amcndm(:llts\Multifami lv Code Amendments\LUTC\Senior RM .doc l{;'2Q 16 Cede A111e11Eilfll!A1SlJl,tulli-lami l~• Geae Amef1dme11t~Flallffffl~mi~l~eaEi11g\Q3'8 I 7 R""is«msl.SeRier RMcGOO Revised 12/4/1 2 per Ordinance #12-735 I I I 19.205.070 S --------------·-.1 needs .-h --{C d USE WNE CHART "' DIRECTIONS : FIRST , read down to find use ... THEN , across for REGULA TlONS z 0 Minimums Maximums ~ Required Yards I z:: I < ..l "' "' "' :-<I) <I) " ~ u 00 u e ::2 .. .. .al ... Cl. a: "O Q. <I) u <I) .... <I) "O Cl) ~ ~ .. > ~ 2 <I) 00 => N ~ 0 ·S .s USE ·-<I) vi E u ]l ~ :l ·-<I) ... c:r > 0 e "O .. 0 er->< SPECIAL REGULATIONS AND NOTES .JJ <I) <I) <I) <I) .p ~~ 0:: 0:: ..J LL. i:;i 0:: ..J :i:: Cl) e_s;_. The city may approve the following limited retail establishments under this section: (I) Grocery stores containing no more than 3,000 sq. ft. (6) Travel agents. (2) Ph annacics . (7) Restaurants, e~ includjng fast food restaurants . (3) Clothing cleaners . (8) A11S and craft. s uppl y stores . ( 4) Beauty and/o r barber shopS. (9) Flower and gift shops . (5) Banks , excluding drive-in facilities . 4,..-Ne-la~aeo ef an)· stn1erure may eJ1eeed 12Q l'L iR leng!h . In aeleit ieH , any fa~ade ofa s1rue!Ufe-lM~eeeEls SA ft.. in lenglh 111~ mt>dttl ated-a!rfal!GW!r. a. ll1e miRimum depth efthe 1TIOOffia>ien-i~ b:-+-11e-mmit1wm,-wid~r-ft. e. The mB11im11m wid1-h oflhe 111 .ed11 la1ien is 3S I\ .. 5. If iillY J*,Aion of a stru<:~e-wbjee~s-leealed-les!rthan I QQ It li'-em an aEljasent law de~~hen--e+tlieF. a. 1l1e lleighl ef <hal JJOR.ien ef Ifie 5t11:1en1Je shall ~1100 15 fl allo· •e average ooitt:iing ele-.ati01r,-6F 8:-+h~e eft'1at f)Ortion ef1Jaie SIFllG!lire J:lamllel 10 IJ1e -4~hall-nel-eXeeed 50 fl . iR lengtlr. J. Jfan v llQrtiQn Qf a ~tmcture on th~ sybj!;l!,I J2rDB£rtv is with in 100 fl. ofa sim!lc-t';!mil~ rcsld~'TlLial LO!J£. Lhi;;n U1a112Q!1i2n of !hc structl![e ~h9l1 not ex ceed }0 IL above ave@g_e bui lding !:,levation and the ~1ruc 1ure shall be S!lt !2a~k a minimum of2Q fl. from the 12r!,1Qertv line of -...J the ~jd~nti~I ZOO!., ,i,. ~H~~termiRe w!aia1~ pFe,isiens ef1his ehap 1er 1Ril)'i!J313 IY le !he st!ej~!-J*~ 4. Chanter 19.265 FWRC oontmns re!!.u lauons regarding occesso[Y uses, buildings and ~u"Uctu res . Acc~sorv dwellim1 uni~ arc not penniucd . ~. Chanter 19270 FWRC contains regu lations rel!a rd ing ho me occugations . ::J.JJ.. Refer to Chapter 19 .125 FWRC , Outdoors , Yards, and Landscaping, for appropri ate requirements . ~i!f"~~~re!jl:ltt'ei~fllS-\hat-app~~ilf)leF 19 .105 .110 FW-RG.- 9 .]. For s ign requirements that apply to th e project. see Chapter 19.140 FWRC . -14j. For community de:sigTI guidelines that apply to the proj ect. see Chap ter 19 .115 FWRC. +1-2_. For provisions that relate to U1e keeping of an imal s, see Chapter l 9.260 FWRC . I 0. FQr aff21:gable hot~ing regu irernenlS, see FW RC 19. I l 0.0 IQ . 11 . The su]2 jcct (ll'QJ2Cl1~ tnusl nrnvid1, usable onen ~Qa~e in a tot.al amount egual to at least I 00 jig . fl. 12!,'r dwelling unit and mav includ e £Qlll!Il.QOJ!R.tm i:12a~es ~Yell as glazas, gla~ gmunds , recreation room£, rnQftOll terraces. e:12a1chcs. 2221~. as;tivc IQbllies, and atriums . All elig ible usablcoQ!.n SQ;)CC shall also meet the 1:i;g uircmcn~ sruii;jficd in FWRC 19.115 _11 5 . A fee-in -lieu O[llion is availab le for ug 10 50 gerccnt 2f 1he usa!2le o~'fl ~QaC!l as ~~ilied in FWRC 19 .115.115 . 12 . Anv common Oll!<n s12acc ri;g u1 remen1S for scmor housine. or s~1al needs hous ing 111av be reduced a1 1h1, discret ion of the director if an 012!:'Tl ~12as;c ~tu dy dQ!;uments Umt less common OQCn sgace will be adi;gu a1c to serve the n~!:(ls of the r~idents . I~. Pnva1e Ol!£n s1:1ace. a minimtmJ of 48 sg . fl . wit!J a 01inia1ym dimensiga of~i:,; fi, mu~t ~ 12covjd~ 12i:r !lwcl!Jnl! umt. i,;.e ., pauo , 12QrCh, bnlconv, or :i'.l!rd, I 4 . Eor I lli! units Qr m2re Qn a sub1ec1 12rngg1v, 25 nercent Qf !;]31'king sha ll !le under1rround Qr on the Ii~ noor wi thi n the bui lding foo t11rint, cxce(l t fo r visitor Qarkmg, wj1ich can 11£ ~urfacc mirki ao. 15 . Altemativelv an annlicam mav c hooseJO submit :i..W1rk in11 studv in accordance wi1h FWRC 19 .130 .080(2\. I I L_ For other infonnation about parking and parking areas, see Chapter 19 .130 FWRC . Process I, II, Ill and IV are described in Chapter 19.55 FWRC , Chapter 19.60 FWRC , -Chapter 19.65 FWRC , For details of what may exceed this height limit. see FWRC 19.l l0.050 et seq . Chapter 19.70 FWRC respectively. For details re2ardin2 reauired vards . see FWRC 19.125 .160 et sea. K:\2016 Code Amcndmen~\Multifamily Code Amcndmcnts\LUTCSen ior R\il.doc K:'2G I l, CeEle A.fflffidmeR1:S'Mt1ltil~ffleftement~.P-!aRR+~mi~rn1g\Q32817 Rev,sion~e+'-R-~ Revised 12/4/12 per Ordinance #12-735 • -.J lJ1 EXHIBIT . ~ . 19.215.XXX. Senior citizen or special needs housing The fo llo win g uses shall be permitted in the ne i~bborho~o~d business (BN) zone su b ject to th e re!ill.citions anci notes set forth in this sectiQn' USE ZONE CHART "' DIRECTIONS : FIRST, read down to find use ... THEN, across for REGULATIONS z 0 Minimums ~ ~ R!eQuired Yards < ..l "' Ji ~ "' .., c., u e I N w a: r ~I ii => .~ ~ USE ::; ·-=1 !I ;:J :s2 !'; e ·.; .s ~~ SPECIAL REGULATIONS AND NOTES u 0,: 0,: LL, ::r: "' Senior Process II None Senigr housi ng, or 35 ft. Senior I. Commercial uses allowed in this zone mav ~ ll!,rrnilled on the ground floor of stacked senior citizen gr s~ial needs housing citizen or or with s11ecial needs See note 2 citizen with a minimum floor-to-ceiling height of 13 ft. special SEPA. housing: same~ housing: I 2. lranv 1'.!Qrtion of a structure on the ~ubiect Q[Q~rly is within I 00 n. of a single-Fami.l:z: residential zone, then that BQrtion of the needs Process III these reguirements for each structure shal l not exceed 30 n. above average building e levaJion and the ~tructure ~hall be set J;iack a minimum of20 ft. li"om the housing for ground floor use unit propert:z: line of the residential zone. (stacked Stand-alone senior 3. The subject 11roi:igrty mu~t (lrovide usable Ol:!Qn sm,ce in a total amQunt !,gual to at least IQQ :l!!· n. i:igr dwelling unit and ma::: dwelling citizen or s~ial ~ include common ~n maces such as (llaza~ 12la:z: !,'fQunds recreation rooms, roof\011 terraces Q-Qa tchcs, QQQls, active lobbies, and units) needs housino: needs atriums . All eligi ble usable o~ mace shall a lso meet the a;guirements soecified in FWRC 12.11~.115. A fee-in-lieu 11amenL may 20 ft . 5 ft. 5 ft. housing: be ut!llzed for up to 50 J)Cl'Cen t of the usable open s12ace as soocilied in FWRC 19.115.115 . See notes 2 and 8 0.5 for 4. An:z: common Qll!ln soace rs9uirernentS fQr senior housing or Sll!1£ial need:i ho!!:!ing ma::: be reduced at the diSCTetion of the each unit director. ifan Q:12!,n Sll!!CC studv dQ£~ments that less common OllS,n Sll!!Ce wi ll ~ ag~uate to serve the needs of the resi dents. 5. Private O[!!;n mac!<, a minimum of 48 gi. n. wi th a minimum dimension of six ft. must be provided~ dwe ll ing unit, e.g. ~tiQ, See notes porch, balcony, or yard 14and 15 6. No maximum lo t coverage i~ esta!;!lished. Instead, the bui ldable area will be determined by other-site develo12ment !!lQuirements; e.g., required !;!uffers, l!!!!:king lQI landscaging, surface water fadliti~ amgng others. 7. For communitv design guidelines 1h01 aQQly to the 12ro1cct see Chapter 19.115 FWR!:;. 8. Refer to Chai;iter 19.125 FWRC, Outdoors, Yard~ and Landscaning, for a1212ro12riate reguirements. 9. For sign a;guiremems !ha t am,lv to the 11roject 1 ~ce Cha12ter 19.140 FWRC . IQ. For prQvisions that relate to the kec12ing of animals, see Chagter 19 . .260 FWRC. 11. !:;ha12te r 19.265 FWR~ contains regulations rc~rding accessorv uses, buildings and structures. Acccssoa dwelling units are not permitted. 12. ChaQtcr 19.270 FWR~ contains regglations regard.ing home occu12atiQ ns. 13. For affordable ho using requirements, sec FWRC 19.110.0 I 0. 14. For I 00 uni ts o r more on a subfect 11ro1!£!!v, 25 11erccnt of 11arki n g shal l be u ndergmund, o n the fi[lit fl oor within th e building fQQ!l)rint , exc!ml for visi tor 111!.rkin g, wh ich can be su rface 11arking. 15. Alt emativelv. an •lllllicant mav choose to submit a 11arking studv in accordance with F\VRC 19.1 JQ.O~Qf2). I I L For other infonnation about parkjni! and parking areas. see Chapter 19.130 FWRC Process I, II, Ill and IV!!~ !!~lied ia Chapt~r 12,~~ FWRC, Cha12ter 19.6f,! FWRQ, For details of what may exceed this height limit sec FWRC 19 l }0,050 ct seq . Clia11te[ 19.65 FWRC, Clia111§r 12 2Q f:WRC rcs~ctivel~. For details reg,!rding reguired :z:ards, see FWRC 19.125.160 et seg. K:\2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\Senior SN.doc 19-220-080 Senior citizen -or S.§J>ecial needs housing EXHIBIT (;: The following uses shall be permitted in community business (BC) zone subject to the regulations and notes set forth in this section: USE ZONE CHART C/l DIRECTIONS: FIRST, read down to find use ... THEN , across for REGULATIONS z 0 Minimums ~ ~ Required Yards ..J "' V, ;;, "' <I) ., c., (.) (.) e ? "' C t.i C. a:: "O "-<I) (.) 4-.. .., as C/l i: ~ "' 0 ... :::::, -~ <I) -:l I-bl) ·-" ~ ..c:: -·-C: USE :l ·-C/l 'i:! ., I-bl) u :l ·-SPECIAL REGULATIONS AND NOTES c:r > "' ·., s c:r~ ., " 0 e "O ~ <I)"' u CG CG ..J ""' u=; :i:: C/l CG "- Senior Process ll None Sen io c hol.!~ing, or 65 ft. Senior I. Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and citizen or or with s~cial needs above c itizen materials. special SEPA, housing: same as average housing : I b-B~~~<iec.~he-t-~fihe ln11 ldi ng lee a1ee wil ni n '.:IJ It era res iEieAlie l ze"'°' needs Process these r~uirements building for each un it 1 . If an~ RQ!']iQ(! of a structure on the subjfilJ!rQ~Y ls within I 00 !l-Qf ~ rei;idcntial zon e, then 1ha1 Q!ln i.in ofJhe ~truc ture shu ll no t exec:~ housini: Ill. for L'TO Und floo r use elevation JO ft . abQvc average bui lding c lc~lion, and the s m1 c1 yre sh all be set back a 1T11!J imum g:['20 ft . from the tlro12!,n)! hnc of the res 1demia t zo ne. (stacked Sta nd -alone sen ior (ABE) G.~ JlBFltiAg J. Commercial uses a ll owed m 1hi s zone ma v be pcmi,11ed on the !l.!Oun d floor ofst:tcks;g SL>nior c itizen or s~inl need s housing with a dwelling citizen or s1:1ecial ~)el' min imum floo r-10-ce ilin ~ he ight of 13 n. units) ~shousinl!.: See note 2 Elwelfuig 4 . For IOQ units or more on a ~ub1cct QrQQ£Il~. 25 ~ccent of 12arking shall be undcrgr2u nd, Qn th e fir:,t flQQr within the buildi ng footQrim , 020 s ft. Is n. -except for v,sitor park ms, wh ich can be su rface parking. ft . J_.2 . Alternatively, applicant may choose to submit a parking study in accordance with FWRC 19.130.080(2). See notes 2 and 8 S~i3lng;gs 4_2 . Chapter 19.265 FWRC contains regulations regarding l!ame aesll~a!ieRS 11-REI e11!er aEeesseries; fae-tlaies.; aRd ae1i ,·i1i5--a.ss~~ ll [!QU Sing: 0.5 -accessorv uses. buildings and s1ruc111rcs . Acc esso ry d" e ll ing unu s a re not penmued. fo r ~2h unit 7. Cho Qtcr 19.270 FWRC contains rtguln tions reg ar d,ng ho me occ u~llons. ;i.,-+~aee-r-eqYit=eme111s will be Ele!~FFA1ned-en-a ea5e 9) e~ See notes J_± S. 11,e suh jcc1 groJ:l!mv mus1 grovide usable Ol.l:l;n ~~cc in a total amgunt £g ual 10 al lea~ I 00 ~-fi , 11!:r £jwell im: un it and mav include and 5 C<!ll!JTI !:l !l open ~g uces ~uch a.~ glaz:i,5, !!lav grgunds rs creallQ[! [QQ l!l~ rQQftQ ll 1crrace;;, 12-1:iatches, 122Qls, acu vc lobbiS!, and arr1w1~. All ehgible !!l!i!bl e OllSn SQ!l~C ~hall !!I-so meet the rcouircmc nts SQS£1fied in FWR C 19.11 5.115. A fee-in-lieu ~vment may be utilized for UR to 50 12ercent of the usab le open S]l!CC.is spcc ilii.'d in FWRC 19 .11 5.11 5. 9. Anv common ogc.n s11a.c;e r~ui rcm cni~ fgr senior h2 using or ~I)£!;1 al needs aousing llJBI!: be reduced a1 the d iscrc1ion of 1he director, tf S!J .QWl s.iacs; ~tudv dQ£u m£nls that l!<Si common Oj;!en SQUCC "ill be og~uate to serve the needs of the residents. IO. Pn v:nc o[!£n s2ace, e mm1mum of4 S gi . fl . wnh a mm im!.Jm g11nension of six 11 . mUJ:I be grovidetl 12c r dwi;llinu uni t, c .<>. a 12atio, QQrch, balcony, or yard. e.ll. No maximum lot coverage is established. Instead , the buildabte area will be detennined by other site development requirements~~hec ~. required buffers, parking lot landscaping, surface water facilities, el£ among others. + Jl. For community design guidelines that apply to the project, see Chapter 19.115 FWRC. %_Ll.. FeHa~~tr~me111~a+-a~.fuill;r..!Q..Chapter 19.125 FWRC, Outd oors, Yards , an d Lnndscaoi nl!. for a1:1grogriate reguirements. 9 J..±. For sign requirements that apply to the project, see Chapter 19.140 FWRC. 15. Forn!To rd3blc housinQ n,quircmcots, S<.".: FWRC 19.110.010 . -14-R-e«!r 1e C:l!apier 19 .265 l'V'RC: 1e e eH!l'fftifle..wllal-ellleq1F~wi.siaR~ er 1nis cha13ler may a)ll)i)' te 1he s1;1ejee1 J!Ft!Jlefly. ++ 16. For orov isions that relate to the keeoin~ of anima ls , see Chaoter 19.260 FWRC. I I J_ For other information about parking and parking areas, see Chapter 19.130 FWRC . Process I, II, III and IV are described in Chapter 19.55 FWRC, Chapter 19 .60 FWRC, Chapter 19 .65 FWRC, For details of what may exceed this height limit, see FWRC 19.110 050 et seq. Chapter 19 . 70 FWRC respectively . Fordelails reb>arding required yards, see FWRC 19.125 .160 et seq . (Ord. No. 10-678, § 4, 12-7-10; Ord. No. 07-559, § 3 (Exh. A), 7-3-07, Code 2001 * 22-758.) u l1tfa111il v Code Amendments\LUTC\Senior BC.doc .EXHIBIT 19.230.060 Multi uB:i t he1:1sing M ultifam il v dwelling units . senior citizen. or special needs housing. f:! The following uses shall be permitted in the ci ty center frame (CC-F) zone subject to th -----f< USE ZONE CHART DIR ECTIONS : FIRST, read down to find use .•• THEN , across for REGULATIONS VJ Minimums z "' Req u ired Yards 0 "' "' QJ QJ ZONE i: u u 8 :2 "' < 0. ..J "O p.. QJ u 4-.."' 1l VJ CC-F ~ ~ "' 0 ..... ;:, N ., .:E: .a . bO "" ·-"' vi i:: ~ .::: i::: ;:J ·-"' ..... bO u ;:J ·- ~ O' > 0 8 "O "' ·., E O'~ USE QJ QJ QJ QJ"' SPECIAL REGULA TIO NS AND NOTES c:: i:,::: i:,::: ...J t.t.. vi i:,::: :r: VJ i:,::: p.. f.llttli-tiflil Process II None ~A~g 70 ft. Mt11!i t!Rit I. The city may, using process Ill, modify required height, yard, landscape and other site design and dimensional requirements for a proposed ~ b'.M11tami!y dwelling or ~ development that meets the fo llowing criteria: ~lu lufum ilv Possible .!!llill. senior housing, 85 ft. Multifami ly a . The proposed development will be consistent w ith the adopted comprehensive plan policies for this z one; and !\vc ll inu units Process Ill Qr SQg;ia l needs dwelling b . The proposed development will be consistent with the applicable design guidelines; and stacked ho usinu: same as these See notes un its : c. The s treet utilities and other infrastructure in the area a re adequate to support the proposed development. jwell!ng un its) See note I req uirements for 1, 4, and 5 1.7 13enmit 2. Multi-unit housing and accessory resiEleRtial t1ses living facilities may be located on the ground floor of a structure only as follows: (a) ground floor use ground level space that spans at least 60 percent of the 1ornl length of the principal commercial fa9ade of all buildings, as determined by the ~en ior ci tizen S1and-a l2ne S~en ior See n ote~++ director, is occupied with one or more other uses(s) allowed in this zone; and (b) ground level space of all buildings that spans at least 40 kM-or spec ial cit ize n or special 21-24 percent of the length of a!I-.fil!Y_Other street-facing facades is occupied with one or more other use(s) allowed in this zone; and (c) all ground needs ho using needs housing: level nonresidential space(s) have a minimum floor-to-ceiling height of 13 ft. and an average depth of 30 ft ., but in no case less than 15 ft. stac ked 20 ft. 5 ft. 5 ft . Senior citizen Stael,ed se~'l&HK'<.~~~an~ \Ve ilin g units) See notes I, 5, &...!.Q , housing: l for 3. C-0 1n mercia l u~ al !Qwed m 1h1 s zone mav be ggrrmucd on th e g ro und noor of ~rn ckcd ~enior c1(izcn or s~ial needs h2using with a each unit mmunym noor -10-cciling height Qf 13 n. and -1-0Jl ~ l<\1 1RC 19..265.G l G e1~a1iens regafflin= lie me eeeUJ)aliens an~ e11teH!l?eess0Res , f'ae+li~sooiolee-w++h J Spec ial needs ~ J housing: 4. Building height may be increased from the permitted outright height of 70 fl. to 85 ft . in exchange for providing publicly visible streetscape 9etefffliRea amenities, as defined in FWRC 19 .05.190 , along the I ight-or way; the siting and desi!,'ll of which shall be approved by the director. 9A a ease ey 5 . Structures on property that adjoins a residential zone shall be set back a minimum of20 ft . from the property line adjacent to the residential ease-basis z one. The height of structures shall not exceed 30 fl. above average building elevation when located between 20 fl. and 40 ft. from the adjacen t 0.5 for each residentially-zoned property line, and shall not exceed 40 ft. above average building elevation when located between 40 ft. and l 00 ft . from unit such property line. 6. The subject property must provide usable open space in a total amount equal to at least l 00 sq. ft. per dwelling unit and may include pFi-¥ate s13aees sueli as )ares, 13aties, aREl ealeeRies, as·, ell as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p- patches, pools, active lo bb ies, and atriums. A minimut~ele e:;ien Sflaee pre,•iE!ed-mu sl ee 1:e m!'l!eA epen spaee. All eligible usable open space shall also meet the requirements specified in FWRC 19 .115.115 . A fee-in-lieu option is available for up to 50% percent of the usable open space as specified in FWRC 19.1 I 5. I 15 . 7. Any common Ol)en Sl)ace reguirements [or seni or housing or SIJ!l£1a l needs housm1; mn\' ~ rcd uc~ at (he g ijicrct ion o[thc dircclt:>r , ifaA o~n Slll!CC s tudv docum~nts tha t less commo n ORCn !J2ace wlll 12!. atl!.9ua11, 10 serve the nc!;Q~ or the rcsidc!Jl ~, 8. Pr ivat e o~n ~]lJcc, a minim um 21"4 ~ ~g . n. wit h a minimum d 1mcnsinn Qfsix n. muM be JlTOv1dcd ~r dwell ing un il , e.~ .• 1,a1io, !!Q rch. balcony, or yard. (Continued) I I L For other infonnation about parking and parking areas , Chapter 19 .130 FWRC . Process I, ll, Ill and lV are described in Chapter 19.55 FWRC, Chapter 19.60 FWRC, For details of what may exceed this height limit, see FWRC 19 ,110.050 et seq. Chapter 19.65 FWRC, Chapter 19.70 FWRC respectively, For details regarding required yards , see FWRC 19.125 .160 et seq. K:\2 0) 6 Code Amendmcnts'\Mullifami ly Code Amendmems\Plannine Co mmissio n Pub lic Hcaring \032817 Rcvisjons\CCF .doc~e-AmeRfffflt!R~ulL ililt Ril v CeEl~s\!2lannHlg-Gemm-issiaR Pul!Jie Heafi~e·,isi()Rs\G~ 19.230.060 M ul ti unit he using M uJtifam.ilv dwelling units . senior ci tizeo or s pecial nee d s ho using. (Continued) The following uses shall be permitted in the city center frame (CC-F) zone subject to the regulations and notes set forth in this sectioll' USE ZONE CHART DIRECTIONS : FIRST, read down to find use ... THEN, across for REGULATIONS Ul Minimums z "' Required Yards 0 "' "' " " ZONE 1= u u "' < e :2 0. ..l -0 i:,... Q) al 'o !:: -0 Ul CC-F ;:, !:: ~ -~ " ~ :s !:: Oil ·-Q) ~ ..c:: ~ ·-" c.:, :s ·-(/J c ... Oil u :s ·-" 0-~ w 0-> 0 e :g "' ·., s USE "" " ""' SPECIAL REGULATIONS AND NOTES c,:: ~~ ..J u.. Ul ~ :r:: (/J ~ i:,... + ..2, No maximum lot coverage is established. Instead, the buildabk ~rea will be determined by other site development requirements\,*-~, buffers, parking lot landscaping, surface water facilities,-el€ among others. 8J.Q. No setback is required adjacent to rights-of-way for senior citizen and special needs housing, when publicly visible streetscape amenities, as defined in Chapter 19.115 FWRC, are located along the right-of-way; the siting and design of which shall be approved by the director. 9lJ., For community design guidelines that apply to the project, see FWRC 19.115 FWRC. +-011.. i;:er landsee~~niellfS4~.a1 1~e pr&j~e,. see-Refe r 10 Chapter 19.125 FWRC, Outdt)()rs. Yard s . a nd La 11dscsp1nc, for appropriate -:-requirements. -1-1-Ll.. For sign requirements that apply to the project, see FWRC 19.140 FWRC. ~~G5.0Hl e t s~!eF!fltM l"'OO~llw'r Jl~· 1si0n:;.~filli5-d1apter me)' epfll) to 1he s 111aj eet p~ 14. Chagtcr 19 265 BVlt ( co n tains rcgula1 io 11S n::!lJ!rd in g accessorv 1Lo;es, bu ildmus arid ~lru c tures. t,cc~o rv d well ing u n its are not (2!;rmined . 15. C'haQter 19.270 FWRC' contain s regul!!t ioos rC!,\!l rdmg home occueat 10ns. 16. For u[Qrg~blc b Qusmi,: rcou irement§. S<.>e FWRC 19.1 l 0 .0 I 0. Bll. For provisions that relate to the keeping of animals, see FWRC 19.260.010 et seq . .J.4ll_. Single-story buildings may not exceed a total ground floor area of 16,000 gross sq. ft., unless approved under the provisions ofFWRC I 9.110.080, or approved by the director for minor additions such as entry structures, lobbies, seating or dining areas, bay windows, and similar features ; prov ided that such addition(s) shall not exceed 1,000 sq. fl. per building in any one consecutive 12-month period. ~...12. No more than 16,000 sq . fl. of new single-story construction may occur on a subject property, increases approved under the provisions of FWRC 19.1 l 0.080 and minor additions approved by the director under note-+4..ll., above . .J.efQ. Multiple-story buildings are not subject to notes .J..4-1.£ and-1-3...12, above; provided that each floor contains at least 75 percent of the gross sq. ft. of the floor below it and contains a principal use(s) permitted in this zone. ~quired 1iark ing may ~ redt!Ce4-un!leH l'le tJ F8\'1 s iens af VWR C 19. l JQ .Q3Q(3)(a). (~~ 2 l . For I OQ dwell in g units Q[ mQrc o n a ~ub1!i£! QTOQ£rtv, 25 );!!;):£en t o f gn rk mg ~ha ll be u n d ecgrQll!l Q, Q!! lhe lirs1 ll oor 1V i1hin the b u ild ing foo t1Jd n 1. o r in a Qa rkmg s tructur!,, cxcc111 fo r visito r 12ark in e , w hic h can be surlbcc parkini:a ?? . Parki!!!l senccs shall be erovidcrl as fg llgws: Effic J~'llCV !!well ing unit s -1.0 !JCr unu St~dJQ gwcll ing unlls -1.25 );l!;r um! O n ~ 12!:!;l[QQffi !.lwe!has uni t -1.5 ~r un n . Dw e ll Inc uni!1; \Vl th two or m o re bc.d r22 ms -2-Q Q!lr y n11 . ~3 . Dwellin g; !,!nit !larking ~tall~ a re in addition IQ r~uired uack ing for all non-r~~idential "round llQQr ys,:;:_ 14 . Rclau1rrti n.srkin" mJ\Y be red uced u nder the nrovi~1pns...Q f FWRC 19.130.020(3 l (al. (bl. /cl. and Id\. I I Process I, II, III and IV are described in For other information about parking and parking areas, see Chapler 19_130 FWRC. Chapter 19.55 FWRC, Chapter 19 .60 FWRC, For details of what may exceed this height limit. see FWRC 19 .110.050 et se~. Chapter 19.65 FWRC, Chapter 19 .70 FWRC respectively. For details regarding required yards, see FWRC 19 .125.160 et seq . K :\2 0 16 Cod e A m e nd m c n Ls\M u lu fami lv Cod~ Ame n dmc m s\P la nn in g Com m ission P u b l ic Hea rin g\032817 R cvision sl CCF.doc~~ul~~~rmmssian Ilublie-M-1!11 Fin e'.Ql28 17 R.i .. i siA Rs lC C F ooo EXHIBIT 19.225.070 Multi U:B:it heusiag M uJtifamilv dwelling units. senior citizen. or special need s ho using. z The foll hall b din the cit (CC-Q} b' h d forth in th' --~ - USE ZONE CHART rJ) DIRECTIONS : FIRST. read down to find use .•. THEN, across for REGULATIONS ;z 0 Minimums ~ "' Required Yards "' "' ,_j ., ., ZONE <.) <.) ;;, 8 "' C, ? p.. "O c.. <.) '""' ., "O Vl CC-C ~ ~ ~ ., "' 0 ... OJ "° ci:: . .:l OJ §~ .=: C: ·-OJ ~ :::, ·-"' = .. :::, ·-O' > <lJ "' ·-;:, O'~ 0 0 "O ~ cf USE <lJ ., ... ., <lJ -SPECIAL REGULATIONS AND NOTES ci::: ci::: .J ~ ;;; ci::: :c v.i ~ Process II None ~ 70 ft. or Mlilti lfAil I . The city may, using process III, modify required yard, height, lot coverage, and other site design and dimensional requirements for a proposed 00\iStflg RGll.Siflg 200-ft. 00\iStflg development that meets the following criteria: Multifamily Possible Mull !fmni l:i: Multifamily a. The proposed development will be consistent with the adopted comprehensive plan policies for this zone; and dwelling units Process Ill dwell ing uniL~, See notes dwelling b. The proposed development will be consistent with the applicable design guidelines; and (stacked ~cnior housing, or 1 and 5 units: c. The street, utilities, and other infrastructure in the area are adequate to support the proposed development. dwelling See note 1 s~--cis l needs I.+ jleHJAil 2 . Chapter l 9.2f>j P,l/RC' een1aiAs r-egttle1ieRS rei;araiAg hem~ !l£eYra11eA$ a11d etherae-.~aeilil-ies an~ a£.tiY>li~1ee-wim-d11s units) housing: same as l±Sec these regulations See note~ .U, J]_. No setback is required adjacent to rights-of-way for seni or citizen and special needs housing, when publicly visible streetscape amenities, as Senior citizen for ground floor 20-23 defined in FWRC 19.05.190, are located along the right-of-way; the siting and design of which shall be approved by the director. or special use 4_l. Multi-unit housing and accessory resieential lises living facilities may be located on the ground floor of a structure only as follows: (a) needs housing Stand-alone Senior citizen ground level space that spans at least 80% percent of the total length of the principal commercial fa,;ade of all buildings, as detennined by the (stacked S~enior citizen or housing: I for director, is occupied with one or more other uses(s) allowed in this zone; and (b) ground level space that spans at least 60% percent of the total dwelling special needs each unit length of all-~other street-facing facades is occupied with one or more other use(s) allowed in this zone; and (c) all ground level units) housinl!: nonresidential space(s) have a minimum floor-to-ceiling height of 13 ft . and an average depth of 30 ft., but in no case less than 15 ft. ~ 20 fl . 5 ft . 5 fl . Special needs 5el\ieF-eit~"t8~115i11g-tfn!:,"5li!Aa-&ieRe. See notes 1, J 1., housing: 4 . C21n 1nG r!.ia ! uses a llowed in 1h1s zone may be ~nmttcd o n 1hi:: t:,tound noor of swckcd scnigr cit izen gr ~inl needs housi a g wi]h a DeterrniAeEl minimum noor-to-cc1ling hci!!hl or 13 ll, and -9 11 -en a ease e,· 5. Building height may be increased from the pennitted outright height of70 ft. to 200 ft. in exchange for providing publicly visible streetscape ease--basi5 amenities, as defined in FWRC 19.05.190, along the right-of-way; the siting and design of which shall be approved by the director. 0.5 for each 6. The subject property must provide usable open space in a total amount equal to at least 100 sq. ft. per dwelling unit and may include j*i¥ale unit ~!ffie&stieh as yares, 11aties, aAEI ealeeAies, as well as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p-patches, pools, active lobbies, and atriums. A-miffiffiltm e r ;!S ~\ efthe asable 011eA spe~Elee-mus~~-AII eligible usable open space shall also meet the requirements specified in FWRC 19 .115 .1 15. A fee-in-lieu payment may be utilized for up to 50%_ percent of the usable open space as specified in FWRC 19.115.115. 7 . Anv eQmmon o~n ~m!c~ r!;guircments for sen ior hgu~ing or wec.ial neei;!s ho!J,!!jn~ 1nav he reduc,;;g al the !li~1.retio~ of the d1[ector, i[an Q!l!!.O Sl!!ICC ~,udv dQSyme rn.J! 1hat jess c 111nmQn o~ S[li!CC wi ll ~ ad£guote to ~cr.·c 1h e n!l'!l2~ o f the residents. (Continued) I I l_ For other infonnation about parking and parking areas, see Chapte r I 9.1 ~O FWRC. Process I , II, III and IV are described in Chapter 19.55 FWRC , Chapter 19.60 FWRC, For details of what ,nay exceed this height limit, see FWRC 19.110.050 et seq. Chapter 19 .65 FWRC, Cha pter 19.70 FWRC respectively. For details regarding required yards, see FWRC 19 .125 .1 60 et seq . K:\20 16 Code Amcndmc"llts\Multifami ly C ode Am1.;nthn<:nts\LUTC\CCC .docK :nl) 16 CeEle AmeAEltm,n~ltilamily Gelle AmendmenlSl-~nmiis~~eariAg'O;as 17 R-e¥tSWns>CCC.aee Ci 19.225.070 Mlllti unit hou sing Multifamilv dwelling units . se nior citizen or S'pecia l ne e ds housing . (Continued) USE ZONE CHART r/j ~ I DIRECTI?NS: FIRST, r~~-d?wn to find use ... T~EN , across1for REGULATIONS Minimums 5 ;;) "' ~ a: "' ~ <.) g "tl c.. ~ il: ·-" :, --" N vi Required Yards i= g ::2 iil ~ " "tl .... USE ! ~ 0 ..J 1-L, vi 5 ~ Process I, II , llI and IV are described in Chapter 19 .55 FWRC , Chapter 19.60 FWRC, l J ...... " 0 .... ~:, ~0 ·.; s :i: Cl) ~ <.) "' C. "tl Cl) "00 ·5] er .. " "' c,,: 0.. ZONE CC-C SPECIAL REGULATIONS AND NOTES 8. Priva1e open space. a minimum o l"48 sg . n. with a minimum dimension of ~ill n. must be provided pe r dwc llinc: uni 1. e.g ., pa 1io. porch, balcony, or vard. + 2-No maximum lot coverage is established. Instead, the bu ildable area will be detennined by other site development requirements,+.ec~, required buffers, parking lot landscaping, surface waler facilities,~ among others. &JQ . For community design guidelines that appl y to the project, see Chapter 19 .115 FWRC . 9 Jl. fer la Aassa13iAg !'el'l'*"~lt!-¥-~1-rSe& Refer to Chapter 19. 125 FWRC . Outdoors, Yards, and landscaping for appropriate reouirem.:nts,, .J..Gfl. For sign requirements that apply to the project, see Chapter 19 .140 FWRC. ~rte Cha!)re, 19.2~~1-ReFiJre,·isieAS ef !lus ef!a11ieH11a:· a1113 Iy l9 tl1-bjee1 (lFepe~ I 3. Chapter 19,165 FWRC conmans regula11ons re1;ard1ng accessorv uses, bu ildings and srructurcs. Accessory dwelling unit.~ arc not pennitted. 14. C'hap1cr 19 '>70 FWRC contains regula tions regarding home occupations, 15 . For affordable housing requirement,. see FWRC' 19 .110 .0 10 . -h!...1.§. For provisions that relate to the keeping of animals, see Chapter 19.260 FWRC. -1-Jfl. Single-story buildings may not exceed a total ground floor area of 16,000 gross sq . ft., unless approved under the provisions o f FWRC 19. I I 0.08 0, or approved by the director for min or additi ons such as entry structures, lobbies, seating or dining areas, bay w indow s, and similar features ; provided that such addition(s) shalt not exceed 1,000 sq. ft . per building in any one consecutive 12- month period . .J.4..il_. No more than 16 ,000 sq . ft . of new single-s lory construction may occur on a subject property, excluding increases approved under the prov isions of FWRC I 9.110 .080 and minor additions approved b y the director under note..-1-Jfl. ~l.2.-Multiple-st ory buildings are not subject to notes -1-Jll and-l-4..il_; provided that each floor contains at least 75 % percent of the gross sq. ft. of the floor below it and contains a principal use(s) pennitted in this zone. 20 . For 100 units or more on a >ubject pmpc1w. "'5 i;,ercc11t of parking shall be undergro und . on Jhc Jim tloor w11h an the building footpranl, or in 3 parking structure. except for ,•1si to r oarkang . which cnn be surface parkmg . 21 . Park ing spaces shall he provided as fo)IQ\\S : Efficlencv dwctl 1n l! units -1.0 per uoj1 Studio dwelling units · 1.25 m;:r um1 One bedroom dwelling unn s • 1,5 per unit Dwc lli nl! units wjth two or more bedrooms -2.0 per unit 22. Dwcll inl! uni1 narkim;stalls are in addition to required parkinl! for all no11-re$1den1i9I ground noor uses . -1-6.lJ.. Required parking may be reduced under th e pro"isi ons of F\\IRC 1 9. I 30 .020(3~Ua), (b). (c), and{dJ L_ For other infonnation about parking and parking areas , see Chapter 19.130 FWRC . ._ ______ For details of what may exceed this height limit, se e FWRC 19.110.050 et seq. Chapter 19.65 FWRC, Chapter 19 ,70 FWRC respec tively, c...-------------For details regarding required yards, see FWRC 19 .125 ,160 et seq , K :\2016 Code Amendmcms\M11 It ifamilv Code Amendments\LUTC\CCC,do~-6-Geee-A-meAamem#,<l.tl-ltfa~1eA.lff!ffl~eari11l'!'Q32S 17 Re~·is ie11 s\C~ EXHIBIT l Sections: Federal Way Revised Code (FWRC) · Title 19, Zoning and Development Code Chapter 19.115, Community Design Guidelines 19.115.010 Purpose. 19 .115 .020 Administration. 19.115.030 Applicability. 19.115.040 Security Program 19.115 .050 Site design -All zoning districts. 19 .115 .060 Building design -All zoning districts. 19 .115 .070 Building and pedestrian orientation -All zoning districts. 19 .115 .080 Mixed-use residential buildings in commercial zoning districts. 19 .115 .090 District guidelines. 19.115.100 Institutional uses. 19 .115 .110 Design criteria for public space. 19.115.115 Design criteria for residential usable open space and fee-in-lieu option. 19 .115 .120 Design for cluster residential subdivision lots. 19.115.010 Purpose. The purpose of this chapter 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 chapter. ( d) Achieving predictability in design review, balanced with administrative flexibility to consider the individual merits of proposals. ( e) Improving and expanding pedestrian circulation, public space, and pedestrian amenities in the city. (2) Implement crime prevention through environmental design (CPTED) principles by: (a) Requiring minimum standards for design review to reduce the rate of crime associated with persons and property, thus providing for the highest standards of public safety . (b) CPTED principles are functionally grouped into the following three categories: FWRC, Chapter 19.115, Community Design Guidelines Page 1 of22 81 (i) Natural surveillance. This focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. (ii) Access control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. (iii) Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and, therefore, available for undesirable uses. (c) CPTED principles, design guidelines, and performance standards will be used during project development review to identify and incorporate design features that reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: (i) The greater the risk of being seen, challenged, or caught, the less likely they are to commit a crime. (ii) The greater the effort required, the less likely they are to commit a crime. (iii) 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: (i) There is more chance of being seen, challenged, or caught; (ii) Greater effort is required; (iii) The actual or perceived rewards are less; and (iv) Opportunities for criminal activity are minimized. (Ord . No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 09-593, § 34, 1-6-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1630.) 19.115.020 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 shall have the authority to approve, modify, or deny proposals under that process. Unlike development standards in the zoning code, this chapter contains guidelines that are intended to serve as performance objectives for developing the appropriate siting and design solution for each development on each unique site. Decisions under this chapter 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 chapter. To further such creative design alternatives, and in recognition of site-specific opportunities and constraints, decisions under this chapter may allow for departure from any specific or numeric provisions contained in these guidelines, provided the end result is consistent with the purpose statement of this chapter. Decisions under this chapter are appealable using the appeal procedures of the applicable land use process. (Ord. No. 13-750, § 3, l 1-5-13; Ord. No. 09-604 , § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No . 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1631.) FWRC, Chapter 19 .115, Community Design Guidelines Page 2 of22 82 19.115.030 Applicability. This chapter shall apply to all development applications except single-family residential, or those uses exempted in specific sections, subject to FWRC Title 19, Zoning and Development Code. Project proponents shall demonstrate how each CPTED principle is met by the proposal, or why it is not relevant by either a written explanation or by responding to a checklist prepared by the city. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this chapter that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. This chapter in no way should be construed to supersede or modify any other city codes, ordinances, or policies that apply to the proposal. (Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1632.) 19.115.040 Security Program. The fo ll owing i a Ii t of ge nera l ·trategies that are enco uraged LO be addressed in a security program for new . tacked m ultifami ly dwcll ine: un its . enior hou ·ing or specia l need housi n g: ( l) Develop \.vr illen :ecurity policie and an mcrgency management p lan, incl uding evac uation proce dure . (2) Prov id ill umination in a ll areas of the bui lding. in c luding park ing foci Ii tie an d en tr yway to bu ildi ng , accord ing to n:g uirements fthe Ill um in ating Eng ineering Soci ty OE ) Lighting Handbook. (3) En ure tba r the lobby and the area im mediate ly outside it · doors are free o f p laces o f concealment for persons . ill In stall large gla pane ls in lobby do rs . (5) Des ign buildings so that the e leva tor ar a i · fully vi ibl throughout the lob b y. On leve ls other than th lobby floor. e l vator shall o pen direc tly to hallway . without r ce C' or b lind corner · Lhat re tricL tw o-wav vi ibili !Y.,. (6) Locate laundry rooms in a mo re act ive area o f th bui ld ing. adjacent to common . pa ce or the main lobby, and install large glass window in the laun dry room, (7) Keep laund ry rooms and exercise room, secure and acce ssible by tenants . .IB) Loca te ma il boxe a nd mai l room adjacenl lo the main lobby of the bu ilding. (9) to re keys in a secure l ca tion a nd contr I Uic ir dis trib ution . ! I 0) onlrol acce s in to the bui lding by locking all exterior en tra n ce . includ ing accessib le roof openings, doors to iicces ible ba lcon ies and ten-aces. and parking garag entrance . Provide au to matic do or c losu res, a · needed . ( 1 1) Prov ide deadbo lt locks. peepholes. and safely chai ns (nieht la tch e ) on tenant doors . ( 12) In sta ll a func ti oni n g closed-circuit tele vision ystem (CCTV) with camera located in th e lobb y, elevator, pl avground. and parkin g lot. All equi pment shall meet the stand ards of the Electronic Indu strie s Association for CCTV . ( 13) Keep plants and hrub trimmed to provide for visibi litv o f th bui lding and lll1'0tllldi n g pr perty. (14) Trim tr c bra nch up from the ground in order 10 disco w·age l11c possib i li ty ofa per on hi d ing . ( 15) Make sure fen ces can be een tlu·ough . ( 16) Post the ·ite and bui lding addrei . e clearly. 19.115.050 Site design -All zoning districts. (1) General criteria. (a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. (b) 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 FWRC, Chapter 19.115, Community Design Guidelines Page 3 of22 83 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. ( c) 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. ( d) 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. ( e) 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. (f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen. (g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared-for environment can also reduce fear of crime. Areas that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. (2) Surface parking lots. (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. (b) 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. ( c) 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. (d) 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. ( e) See FWRC 19 .115 .090 for supplemental guidelines. (3) Parking structures (includes parking floors located within commercial buildings). (a) 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. FWRC, Chapter 19.115, Community Design Guidelines Page 4 of22 84 (b) 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. ( c) Parking structures should incorporate methods of articulation and accessory elements, pursuant to FWRC 19.l 15.060(3)(b), on facades located above ground level. ( d) 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. (e) 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. (f) 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 . (g) Security grilles for parking structures shall be architecturally consistent with and integrated with the overall design. Chain-link fencing is not permitted for garage security fencing. (h) See FWRC 19.115.090(3)(d) for supplemental guidelines. ( 4) Pedestrian circulation and public spaces. (a) Primary entrances to buildings, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. HtHfftH~--·-· li==~;-: .. ·1 · .,. - -~ D - Ptdeslrian cannoction!i PedHtl•n pathways from R.O W. Figure 1 -FWRC 19.115.050(4) Figure 2-FWRC 19.115.050(4) FWRC, Chapter 19.115, Community Design Guidelines Page 5 of22 85 ( c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-of-way. ( d) Bicycle racks should be provided for all commercial developments. (e) 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. (f) See FWRC 19.115.090 for supplemental guidelines. ( 5) Landscaping. Refer to Chapter 19 .125 FWRC for specific landscaping requirements and for definitions of landscaping types referenced throughout this chapter. (6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125 .040 for requirements related to garbage and recycling receptacles, placement and screening. (a) 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: (i) Service yards and loading areas shall be designed and located for easy acces s by service vehicles and tenants and shall not displace required landscaping , impede other site uses, or create a nuisance for adjacent property owners . , (ii) Trash and recycling receptacles shall include covers to prevent odor and wind-blown litter. (iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. (iv) 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; [ l . . . . . .. ,, ~11mmmw1 i~1iun,m11~ri Loading arHi Figure 3 -FWRC 19 .115 .050( 6) Figure 4 -FWRC 19 .115 .050( 6) FWRC, Chapter 19 .115, Community Design Guidelines Page 6 of22 86 (b) Site utilities shall comply with the following: (i) Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. (ii) 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. (7) Miscellaneous site elements. (a) Lighting shall comply with the following: (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3). (ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off-site glare. (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. (b) Drive-through facilities, such as banks, cleaners, fast food, drug stores and service stations, etc., shall comply with the following: (i) Drive-through windows and stacking lanes are not encouraged along facades of buildings that face a right-of-way. If they are permitted in such a location, then they shall be visually screened from such street by Type III landscaping and/or architectural element, or combination thereof; provided, such elements ,reflect the primary building and provide appropriate screening. (ii) The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestrian areas by Type III landscaping and/or architectural element, or combination thereof; provided, such elements reflect the primary building and provide appropriate separation. Painted lanes are not sufficient. (iii) Drive-through speakers shall not be audible off-site. (iv) A bypass/escape lane is recommended for all drive-through facilities. (v) See FWRC 19.115.090(4) for supplemental guidelines. (Ord. No. 09-610, § 3(Exh. A), 4-7-09; Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(15)), 5- 15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99- 333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1634.) 19.115.060 Building design -All zoning districts. (1) General criteria. (a) 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. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. FWRC, Chapter 19.115, Community Design Guidelines Page 7 of22 87 Emph.15iling na1u,al lopography Figure 5-FWRC 19.115.060(1) (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. ( c) Materials and design features of fences and walls should reflect that of the primary building( s) and shall also meet the applicable requirements of FWRC 19.120 .120, Rockeries and retaining walls. (2) Building facade modulation and screening options , defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case-by-case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. (a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off-set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. ... . . ·. : .. : . :::·~;11·:.:.::, · .. .; .. ."TJ>~:.. .. : ... ~ ~· ... q -w,·-· J lnc0tpor,111ing ~ Figure 6 -FWRC 19.115.060(2) FWRC, Chapter 19.115, Community Design Guidelines Page 8 of22 88 (b) 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 Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. lnc.orparatiog ~ndKap,d buffers Figure 7 -FWRC 19.115.060(2) ( c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. lncorporalln; co1m11~/a,-g1M Figure 8 -FWRC 19.115.060(2) ( d) 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. FWRC, Chapter 19.115, Community Design Guidelines Page 9 of22 89 1ncc11par&mg P*dU.it111 plaZa Figure 9 -FWRC 19.115.060(2) (3) Building articulation and scale . (a) Except for zero lot line townhouse development and attached dwelling units, build ing 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 (3)(b) of this section. Aece:,sory Elemenls Figure 10-FWRC 19.115.060(3) Figure 11 -FWRC 19.115.060(3) (b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(21) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles resemble trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; FWRC, Chapter 19.115, Community Design Guidelines 90 Page IO of22 (iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; (vi) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vii) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (viii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, c~mcerts and other pedestrian activities. (c) See FWRC 19.115.090(3) for supplemental guidelines. Vel11cal lrellis Lands.<:a.pir,g Artwork-Mural Figure 12-FWRC 19.115.060(3) l D O D C t --~---4 .---·- Arc'11tactura1 r .. ti,res Mat•rial warlatlons Figure 13 -FWRC 19.115.060(3) 4. Methods to reduce buil ding massing: The following is a non -xc lu i e Ii t of methods to be utilized in construction of buildings in order to reduce their impact on developmen t located in an adioin ing zoning district that permits less intensive residential or commercial uses: (a) Reduce the appar nt bulk of a bw lding by breaking it into ev ral maile r mass and varying the roof line with architectural elements. (b) Consider options such as upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. (Ord. No. 09-610, § 3(Exh. A), 4-7-09; Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(15)), 5- 15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99- 333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1635.) FWRC, Chapter 19.115, Community Design Guidelines Page 11 of22 91 19.115.070 Building and pedestrian orientation -All zoning districts. (1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (a) Buildings should generally be oriented to rights-of-way, as more particularly described in FWRC 19.115.090. 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 . (b) Plazas, public open spaces and entries should be located at street comers to optimize pedestrian access and use. Shared pubt,c sp•ceslplazas Figure 14 -FWRC 19.115.070(1) (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. (d) 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. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03- 443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code2001 § 22- 1636.) 19.115.080 Mixed-use residential buildings in commercial zoning districts. Facades of mixed-use buildings that front a public right-of-way shall meet the following guidelines: (1) Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies or decks in upper stories, bay windows that extend out from the building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures. FWRC, Chapter 19.115, Community Design Guidelines Page 12 of22 92 RH4dtntla/ ground level facade •Jem@nts Figure 15 -FWRC 19.115.080(1) (2) Commercial component(s) shall contain individual or common ground-level entrances to adjacent public sidewalks. (3) Commercial and residential components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. (4) If parking occupies the ground level, see FWRC 19.115.050(3). (5) Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. (Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1637.) 19.115.090 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (1) Professional office (PO), neighborhood business (BN), and community business (BC). (a) 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 FWRC 19.115.050(4). (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. ( c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. ( d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and access to other existing plaza or streetscape features. (e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. FWRC, Chapter 19.115, Community Design Guidelines Page 13 of22 93 (f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. For residential uses only: (g) Landscaped yards shall be provided between building(s) and public street(s). Parking lots should be beside or behind buildings that front upon streets. (h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. (j) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. 20' Figure 16-FWRC 19.115.090(1) (k) Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas shall be located and designed so windows overlook them. Figure 17-FWRC 19.115.090(1) FWRC, Chapter 19.115, Community Design Guidelines Page 14 of22 94 (1) Common recreational spaces shall be located and arranged so that windows overlook them. Figure 18-FWRC 19.115.090(1) (m) 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-FWRC 19.115.090(1) (n) All new buildings, including accessory buildings such as carports and garages in PO and BN zones only, shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12. Figure 20-FWRC 19.115.090(1) ( o) Carports and garages in front yards should be discouraged. (p) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way, public park, or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. FWRC, Chapter 19.115, Community Design Guidelines Page 15 of22 95 ( q) Buildings should be designed to have a distinct base, middle and top. The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection, by comparison, may be simple. (Note: single-story buildings have no middle.) The top should avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced, etc. EB fE B3 EB EB Figure 21 -FWRC 19.115.090(1) (r) 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. (s) Subsection (l)(n) of this section shall apply to self-service storage facilities. (2) Office park (OP), corporate park (CP), and commercial enterprise (CE). (a) 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 FWRC 19.115.050(4). (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way. ( c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. ( d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context-sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and accessibility from the building to other existing plaza or streetscape features. (e) Ground-level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (f) If utilized, chain-link fences visible from public rights-of-way or adjacent properties, and not screened by Type I landscaping as defined in Chapter 19.125 FWRC, shall utilize vinyl-coated mesh, powder-coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. For non-single-family residential uses only: (g) Subsections (1 )(g) through (r) of this section shall apply. (3) City center core (CC-C) and city center frame (CC-F). FWRC, Chapter 19.115, Community Design Guidelines 96 Page 16 of22 (a) The city center core and frame contain transitional forms of development with surface parking areas. However, as new development or redevelopment occurs, the visual dominance of surface parking areas shall be eliminated or reduced. Therefore, parking shall be located behind building(s), with building(s) located between rights-of- way and the parking area(s), or in structured parking, and any parking located along a right-of- way is subject to the following criteria: (i) In the city center core, surface parking and driving areas may not occupy more than 25 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. (ii) In the city center frame, surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. (iii)A greater amount of parking and driving area than is specified in subsections (3)(a)(i) and (ii) of this section may be located along other rights-of-way; provided, that the parking is not the predominant use along such right-of-way, as determined by the director. (b) Principal entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and/or from the principal pedestrian right-of-way, as determined by the director, for projects exposed to more than one right-of-way. ( c) Building facades shall incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: (i) Principal facades containing a major entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian- oriented architectural treatments, including distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and s~reetscape ameniti es . At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight building entrances, plazas, windows, walkways, and open space, and may include container gardens, wall and window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop gardens. Landscaping should not block views to the building or across the site. Foundation landscaping may be used to enhance but not replace architectural treatments. (ii) Secondary facades not containing a major building entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are less pedestrian-oriented than in subsection (3)(c)(i) of this section, such as a combination of structural modulation, architectural articulation, and foundation landscaping. (iii) Principal facades of single-story buildings with more than 16,000 square feet of gross ground floor area shall emphasize facade treatments that reduce the overall appearance of bulk and achieve a human scale. This may be accomplished through such design techniques as a series FWRC, Chapter 19.115, Community Design Guidelines Page 17 of22 97 of distinctive entrance modules or "storefronts" framed by projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance. ( d) Pedestrian pathways shall be provided from rights-of-way, bus stops, parking areas, and any pedestrian plazas and public space to primary building entrances. Where a use fronts more than one right-of-way, pedestrian access shall be provided from both rights-of-way, or from the right- of-way nearest to the principal building entrance. Multiple-tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Principal cross-site pedestrian pathways shall have a minimum clear width of six feet in the city center frame, and a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. (e) Drive-through facilities and stacking lanes shall not be located along, or in conjunction with, a building facade that faces or is clearly visible from a right-of-way, public sidewalk, or pedestrian plaza. Such facilities shall be located along other, secondary facades, as determined by the director, and shall meet the separation, screening, and design standards listed in FWRC 19.115.050(7)(b)(ii), (iii), and (iv). (f) 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: (i) Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or (ii) A 15-foot-wide strip of Type III landscaping along the base of the facade; or (iii) A decorative grille or screen that conceals interior parking areas from the right-of-way. (g) Facades of parking structures shall be articulated above the ground level pursuant to FWRC l 9.115.060(3)(a). (h) 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. (i) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. U) For residential uses, subsections (l)(g) through (j), (1), (m), (o), (q), and (r) of this section shall apply. (4) For all residential zones. (a) Nonresidential uses. Subsections (l)(g) through (k) and (n) through (r) of this section shall apply. (b) Non-single-family residential uses except for zero lot line townhouse residential uses and attached dwelling units. Subsections (l)(g) through (r) of this section shall apply. ( c) Zero lot line townhouse residential uses and attached dwelling units. Subsections (1 )(j), (1) through (o), and (r) of this section shall apply. (Ord. No. 10-678, § 5, 12-7-10; Ord. No. 09-610, § 3(Exh. A), 4-7-09; Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 09-593, § 36, 1-6-09; Ord. No. 07-559, § 3(Exh. A), 7-3-07; Ord. No. 07-554, § 5(Exh. A(15)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No . 05-506, § 3, 10-18-05; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, l-lti- 01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1638.) FWRC, Chapter 19.115, Community Design Guidelines Page 18 of22 98 19.115.100 Institutional uses. In all zoning districts where such uses are permitted the following shall apply: (1) FWRC 19.115.050, 19.115.060 and 19.115 .070. (2) FWRC 19.115.090(1)(a), (b), (e), (f), (h) and (i). (3) Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right- of-way or public park or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth . The modulation shall be integral to the building structure from base to roofline. ( 4) Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof. Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director; provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. (5) Alternative methods to organize and shape the structural elements of a building and provide facade treatment pursuant to FWRC 19.115.060(2) and/or subsection (3) of this section will be considered by the director as part of an overall design that addresses the following criteria: (a) Facade design incorporates at least two of the options listed at FWRC 19.115.060(2); (b) The location and dimensions of structural modulations are proportionate to the height and length of the subject facade, using FWRC 19.115.060(2) and subsection (3) of this section as a guideline; ( c) Facade design incorporates a majority of architectural and accessory design elements listed at FWRC 19.115.060(3)(b) and maximizes building and pedestrian orientation pursuant to FWRC 19.115.070; and ( d) Overall building design utilizes a combination of structural modulation, facade treatment, and roof elements that organize and vary building bulk and scale, add architectural interest, and appeal at a pedestrian scale, and, when viewed from an adjacent residential zone, right-of-way, or other public area, results in a project that meets the intent of these guidelines. (6) The director may permit or require modifications to the parking area landscaping standards of FWRC 19 .115 .090(1 )(h) for landscape designs that preserve and enhance existing natural features and systems; provided, that the total amount of existing and proposed landscaping within parking area(s) meets the applicable square footage requirement of Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, and the location and arrangement of such landscaping is approved by the director. Existing natural features and systems include environmentally sensitive areas, stands of significant trees and native vegetation, natural topography and drainage patterns, wildlife habitat, migration corridors, and connectivity to adjacent habitats. (7) Lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields. (Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 07-559, § 3(Exh. A), 7-3-07; Ord. No. 07-554, § 5(Exh. A(l5)), 5- 15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No . 03-443, § 3, 5-20-03 . Code 2001 § 22-1639.) FWRC, Chapter 19.115, Community Design Guidelines Page 19 of22 99 19.115.110 Design criteria for public space. The following guidelines apply to public space that is developed pursuant to Chapter 19.225 FWRC. All public space proposed under this section shall meet the definition of "public space" as set forth in this title and all of the following criteria: ( 1) The total minimum amount of public space that shall be provided in exchange for bonus height is equal to 2.5 percent of the bonus floor area, in gross square feet; provided, that the total public space area shall not be less than 500 square feet. (2) The public space may be arranged in more than one piece if appropriate to the site context, as determined by the director. (3) The public space shall abut on, or be clearly visible and accessible from, a public right-of-way or pedestrian pathway. ( 4) The public space shall be bordered on at least one side by, or be readily accessible from, structure(s) with entries to retail, office, housing, civic/public uses, or another public space. (5) The open space shall not be located on asphalt or gravel pavement, or be adjacent to unscreened parking lots, chain-link fences, or on-site blank walls, and may not be used for parking, loading, or vehicular access. (6) The open space shall be sufficiently designed and appointed to serve as a major focal point and public gathering place. It shall include a significant number of pedestrian-oriented features, furnishings, and amenities typically found in plazas and streetscapes, and as defined in this title, such as seating or sitting walls, lighting, weather protection, special paving, landscaping, trash receptacles, and bicycle racks. In addition, the open space(s) should provide one or more significant visual or functional amenity such as a water feature, artwork, or public restroom, and should allow for active uses such as vending, farmers' markets, live performing arts space, and art shows. (Ord. No. 09-604, § 3(Exh. A), 3-3-09; Ord. No. 09-593, § 37, 1-6-09; Ord. No. 07-554, § 5(Exh. A(l5)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-382, § 3, 1-16-01; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1640 .) 19.115.115 Design criteria for residential usable open space and fee-in-lieu option. The following guidelines apply to residential usable open space that is developed pursuant to FWRC 19.200.100, 19.205.070. 19.215.XXX, 10.220.080. 19.225.070 and 19.230.060: (1) Common open space. All common open space proposed under this section shall meet the definition of "open space, common" as set forth in this title and all of the following criteria: (a) In order to be credited toward total residential usable open space, common open space must be a minimum of 225 square feet and have a minimum dimension of 15 feet. The inclusion of additional contiguous open space areas that have smaller dimensions, but enhance the use and enjoyment of the overall larger space, may be credited toward the overall minimum usable open space requirement subject to director approval. (b) Indoor common areas such as recreation/workout rooms, swimming pools, and gathering spaces that meet the criteria of this section may be counted as common open space subject to the criteria in this section. (c) The common open space shall be readily visible and accessible from structure(s) with entries to residential units. FWRC, Chapter 19.115, Community Design Guidelines Page 20 of22 100 (d) The common open space shall not be located on asphalt or gravel pavement, or .be adjacent to unscreened parking lots, chain-link fences, or blank walls, and may not be used for parking, loading, or vehicular access. ( e) Pedestrian access ways shall only be counted as common open space when the pedestrian path or walkway traverses a common open space that is 15 feet or wider. (t) The common open space shall be sufficiently designed and appointed to serve as a major focal point and gathering place. Common open spaces shall include a significant number of pedestrian- oriented features, furnishings, and amenities typically found in plazas and recreational open space, such as seating or sitting walls, lighting, weather protection, special paving, landscaping, and trash receptacles. In addition, the common open space(s) should provide one or more significant visual or functional amenities such as a water feature, fireplace, and/or artwork, and should allow for active uses such as physical exercise, children's play area, gathering area for group social events, and p-patch or other gardening activity. ~}-l4i-vate-e~a~El-t·eward tetal r 4-Eleat+al usab le opeR--5f*\ee private OJ)etl 5-jffi66-flffiSt--9e-n-m.ini mu rn of48...s~ feet and have a mini,&1um dimension of six feet . ~Jl}) Publicly accessible open space. Publicly accessible open spaces provided on site may be credited toward the minimum residential usable open space requirement, as long as the open space is directly accessible to and available to residents for their use. Only the portion of the public open space directly accessible to and available to residents for their use may be credited toward the residential usable open space requirement. f4-jfilFee-in-lieu option. A fee-in-lieu payment may be made to satisfy up to 50 percent of the residential usable open space requirement for the development of public parks and recreation improvements. Fee-in- lieu acceptance shall be at the discretion of the parks director after consideration of the city's overall park plan, and the quality, location, and usability of the open space that would otherwise be provided on the project site. If the city determines that a fee-in-lieu is appropriate, a payment of an equivalent fee in lieu of the required open space shall be made. The fee in lieu of open space shall be calculated based on the most recent assessed value of the subject property, or an appraisal conducted by a state-certified real estate appraiser. If the applicant offers to pay fee in lieu of open space, and if the city accepts the offer, the amount shall be determined based upon the square footage of open space that otherwise would have been required to be provided, multiplied by the then-current market value per square foot of the property. By choosing the fee-in-lieu option, the applicant agrees that the city will not be restricted to using the fees in the park comprehensive planning area that the subject property falls within, and that they may be used for park and recreation improvements in any of the park comprehensive planning areas that serve the city center core and city center frame zoned areas. See also FWRC 19.100.070. (Ord. No. 12-727, § 5, 9-18-12.) 19.115.120 Design for cluster residential subdivision lots. (1) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (2) Front entryways should be the prominent feature of the home. Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be set back a minimum of five feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade. FWRC, Chapter 19.115, Community Design Guidelines Page 21 of22 101 (3) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. (4) Each dwelling unit shall be intended for owner occupancy. (Ord. No. 09-604, § 3(Exh. A), 3-3-09 ; Ord. No. 03-443, § 3, 5-20-03; Ord. No. 01-381, § 3, 1-16-01. Code 2001 § 22-1641.) K:\20 16 Code Amendments\Muhjfamjly Code A nendmen1s lPlonn ing Ca mm i;ss ion Pub li c He~rh 1g10328 J 7 Revisiort:;\Co mmunit y Dc:sim1 Guidclines .docx FWRC, Chapter 19.115, Community Design Guidelines Page 22 of22 102 EXHIBIT Federal Way Revised Code (FWRC) Title 19, Zoning and Development Code Chapter 19.125, Outdoors, Yards, and Landscaping -ts 19.125.150 Cerbege end reeyeling Solid waste receptacles -Placement and screening. ~--··· .. --------··-··--''' _,,.,, __ ,.._,, __ ,,, ...... , •• ,.,_ .. _. ........................ _.,, ............................................. 1,, .............. , .......................................... •·•••· ..... . (I) Storage area. Storage areas for garbage_. and-recycling, and compostables receptacles fo r managing solid waste material~ generated on site shall be required to be incorporated into the designs for multifamily, commerciat and institutional buildings constructed after January 1, 1993. Common solid waste materials include generic recyclables (paper, metal, plastics, and other materials); garbage; non- compostable rubbish and trash: compostables and yard debris ; properly-stored medical or moderate risk wastes ; bulky items such as mattresses and appliances; and recyclable semi-liquid wastes (such as used cooking oil). (2) Exemptions. The following structures are exempt from the requirements of this section: (a) Multifamily dwellings that will be served by curbside eoUectiOfl at eaeh unit. (b ~) Storage receptacles for detached dv;elling units, p arks or construction sites. (e b_) Structural alterations or increases in gross floor area to existing nonconforming structures which do not meet the threshold levels described in Chapter 19.30 FWRC. (3) Storage area defined. Storage areas shall include the areas containing receptacles served by collection equipment and may also include interim on-site storage areas used to aggregate material prior to delivering it to the collection storage area. ( 4) Location. eJccept as specified i» subsection (b) of this seetiong Solid W.w aste afbage and recycling receptacles, including underground facilities: (a) May not be located in required yards; (b) May not be located in landscape buffer areas required by or under this Code; and (c) Must be screened according to FWRC 19.125.010 et al. (5) Security and accessibility. The following provision shall apply to all solid w a ste and recyclable storage areas which contain receptacles served by commercial collection equipment. (a) The storage area for recycling receptacles shall be located adjacent to the garbage solid waste storage area. The enclosures shall be easily accessible to users occupying the site. If the space is located 1.vithin a structure, ~collection equipment must have an adequate vertical clearance and an adequate turning radius to ensure access and ease of ingress and egress to the storage area, whether located either inside or outside a structure . (b) Storage areas shall not interfere with the primary use of the site. The area shall be located so that collection of materials by trucks shall not interfere with pedestrian or vehicular movement to the minimum extent possible. The storage area shall not be located in areas incompatible with noise, odor, and increased frequent p edestrian and vehicle traffic. (6) Design guidelines; general. The following provisions shall apply to all storage area designs: FWRC 19.125.150, Garbage and recycling receptacles -PlacemeJtQ;ad screening. Page I of5 (a) Design and architectural compatibility. The design of the Solid waste and recycling sto'rage ·area should design shall be consistent with the architectural design of the primary structure(s) on the site. Storage areas shall be built on a flat and level area of a minimum of 50 feet from and at the same grade as the truck access area. (b) Enclosure and landscaping. All outdoor trash enclosures for garbage solid waste and recycling receptacles shall be screened according to FWRC 19.125.040(4) and (5). In all cases , gates shall be of sufficient width to allow direct , in-line access b y solid waste and recy cling collectors and e quipment. Gate opeaiags should be at least 12 feet wide if garbage and/or recycling drop b6*es are used . IR all other cases , gates shall be of suffioioRt width to allow access by recycling collectors and eqU:ipment In uses where two or more sep arate detachable containers (commonly referred to as dumpsters) are siluated side-by-side within an enclosure. there must be a minimum of 18 feet of unobstructed access when gates are fully opened (hardware, hinges, and walls will add to total e nclosure width, based on design and materials used). Gate openings must be at least 12 feet wide w hen an enclosure houses a single drop box or compactor unit. Enclosure gate shall not inc lude center posts that would obstruct service access . +he-All landscaping shall be designed se-as-not to impede access to the storage enclosure-area. (c) Signage. Exterior signage on :g_~n closure§. s igns sho u ld~ sh al l be-ie:-conformanee with Chapter 19.140 FWRC and shall not exceed twe-four square feet per sign face. The containers for recycling~ arui-garbage, and other source-separated so lid waste materials shoald shall be identified using clearly visible signs. (d) Weather protection. Al l sol.id waste stor age areas {e n closLtres) require a spill prevention plan for management of liquids generated on or discharged from the storage area . The storage area spill prevention p lan must detail bow all liquids either precipitated, spr ayed, washed, spilled, leaked, dripped, or blown onto the storage area will be collected and managed in compliance with city surface water protection standards. The storage area spil l prevention plan shall be pro vided to the city's surface water management program. to be kept on file in order to inform periodic site monitoring. (i ) Al l storage area without a roof req uire a functioning oil water separator to be installed and maintained. The oil water separator must be sized and designed to accommodate all li quids exiting the storage area, as well as all su1To unding impervious surface that drains to the oil water separator's location. The storage area pad shall be sloped at the minimum grade required to channel all such. liquids to the oil water separator. (ii) Storage areas larger than 175 square feet in size m u st have a roof covering the storage area. This roof shall provide adequate overhang surface to prevent the direct entry of precipitation to the enclosure area. Storage areas with a roof requ ire adequate floor drainage connected and conveyed to sanitary sewer. Precipitation runoff from the roof shall not be discharged to the sanitary ewer. Roofed or covered storage areas m ust provide adeq uate clearances to al low access by haulers and collection equ ipment. (d) WetLtherprelectio.l'I . Storage containers shall be protected from weatl.er damageby using containers that are largely weather proof or by 00·1ering the storage area . Roofee storage areas must be accessible to haulers aud collection eqH:ipment . (7) Space and access r equirements. The following minimum space and access requirements for solid waste and r ecycling storage areas shall be incorporated into the design of all buildings: (a) Mi!ltlfami!y: 1.5 squa re feet per unit, with a minimum of 65 sqHare feet. FWRC 19.125.150, Garbage and recycling receptacles -PlacemerJ!Qt4d screening. Page 2 of5 (b) Gener(};! ce mmere i(J;l: Three square feet of storage spaee, •.vith a maximum of 1,000 square feel , for ewery 1,000 square feet gross floor area, witJ1 a minimum of 65 square feet. (e) Rete.il: Fi'>'e square feet of storage space, with a maximum of 1,000 square feet, for every 1,000 squartr:feet gross floor area , with a minimum of 65 square feet (d) Edueatientil and institutione.1: Tv,o squ&re feet of storage space, ·.yith a maximum of 1,000 square feet , for every l ,000 sq-·uare feel gross floor area with a mi nimum of 65 square feet . (a) Except as provided in sub ection {7)(a)(i) of this Sect ion. for all uses, storage pace for solid wa te and recyclable materials containers shall be provi ded as shown in Table A for all new strnctures and for existing structures to which two or more dweU ing units are added . ill Residentia l uses proposed to be located on separat e lots, for which each dwelling unit will be billed individually for utiJities. shall provide one storage area per dwelling unit that ha minimum dimension of Lwo feet by ix feet. (ii) In ad dit ion to t he requirement in subsect ion (7)(g) below, plans for stacked multifamily dwelling units hall require designated interior solid waste accumulation or storage areas on each level, incl ud ing details on bow sol id waste is conveyed to shared storage space(s). (iii) Resident ial develop ment fo r which a home owner's association , or other single entity exist or will exist, as a ole source fo r utility bi lli ng may meet the requirement in subsection (7)(a)(i), or the requirement in Table A. Residential and Nonresidential nonresidential development shall meet the respective requirement_§_in Table A. Table A: Shared Storage Space for Solid Waste Containers Residential Development 2-8 dwelling units 9-15 dwelling units 116-25 dwelling units J 26-50 dwelling units 51-100 dwelling units More than 100 d welling units Nonresidential Development (Based on gross floor area of all structures on the lot) j 0--5 ,000 square feet 15 ,001--15,000 square feet 15,001--50 ,000 square feet 1 50,001--IOO,OOO square feet 100,001--200,000 square feet Minimum Area for Shared Storage Space 84 square feet 150 square feet 225 square feet 375 square feet 375 square feet plus 4 square feet for each additional unit above 50 575 square feet plus 4 square feet for each additional uni t above 100, except as p ermitted in subsection 7 ( c) Minimum Area for Shared Storage Space 82 square feet 12 5 q uare feet 175 square feet 225 qua re feet 275 square feet FWRC 19.125.150, Garbage and recycling receptacles -PlacemenHltru screening. Page 3 of5 200,001 plus square feet 500 square feet I I Mixed use development that contains both residential and nonresidential uses, shall meet the requirements of subsection FWRC 19.125.150 (7}(b) (b) Mixed use development that contains both residential and nonresidential uses shall meet the storage space re quirements shown in Table A for residential development, plus 50 percent of the requirement for nonresidential development. In mixed use development . storage space for solid waste may be shared between residentia l and nomesidential uses, and designated torage space for recycling services shall also be provided. (c) The storage space required by Table A shall meet the following requ irements: (i) The storage space must have adequate dimensions to enclose solid waste 'containers and also allow users to access these containers . For mu ltifamily developments with eight or fewer dwelling units , and for nomesidential development with gro s floor area of 5,000 square feet or less, the storage space must have a minimum dimension from the front gates to the back wall of at least seven feet. For all other uses. the storage space must have a minimum dimension from the front gates to the back wall of at least ten feet. Storage space for trash compactor w1its and for larger developments will generally exceed this ten foot dimension from front gates to back wall. (ii) The floor of the storage space shall be level and hard-surfaced, and the floor beneath garbage or recycling compactors shall be made of high-strength concrete. (d) The location of all storage spaces shall meet the following requirements: (i) The torage space shall be located on the lot of the structure(s) it serve : (ii) The storage space shall not be located in any required driveways, parking aisles, or parki ng spaces; (iii) T he storage space shall not block or impede any fire exits, any public rights-of-way, or any pedestrian or vehicular access; (i v) The storage space shall be located to minimize noise, odor, and visual impacts to bui lding occupants and neighboring lots; _(y) The storage space shall not be used for purposes other than solid waste material storage and access; and (vi) The storage space(s) shall be no more than 15 0 feet from the common entrance(s) to residences and/or service entrances to non-residential buildings located on the site. (e) Access for service providers to the storage space from the collection location shall meet the following requirements: ill For containers two cubic yards or sm a ller: (l) Containers to be manually pulled for service and emptying shall be placed no more than 50 feet from a curb cut or collection location; (2) Access ramps to the storage space shall not exceed a grade of six percent; and (3 ) Site-access routes and entries for use by collection trucks shall be a minimum of 11.5 feet wide . .(ii} For containers la rger than two cubic yards, and all compacted refuse containers : (I) Direct access shall be provided from the alley or street to the containers: FWRC 19.125.150, Garbage and recycling receptacles -PlacemeJ 'il~ screening. Page 4 of 5 (2) Site access routes and entties for trucks shall be a minimum of 11 .5 feet wide; and (3) If accessed directly by a collection vehicle, whether inside or outside a structure. a 21 foot overhead clearance shaJJ be provided. (f) Access for occu pants to the storage space shall meet the foll.owing requirements : (i) Direct access shall be provided from the alley or street to the containers: .(ill A pick-up locati on w ithin 50 feet of a curb cut or collection location shall be designated that minimize any blockage of pedesllian movement along a sidewalk. ped(?Strian path. or other right-of-way; (iii) If a planting strip is designated as a pick-up location. any required landscaping shall b designed to accommodate the solid waste and recyc lable containers temporarily placed within this area. fiy} All storage s pace openings-and acces points for pedestrians s hall be a minimum of five feet wide. (g) T h e sol id waste an d recyclable material s storage space. access , and pick-up/serv ice pecifications required in this Section, inc luding the number and sizes of containers, shall be included on the plans submitted with the lan d use or building permit application for any development subject to t he requirements of this Section . (hl Multifamily and non -residential mandatory recycling requirements . Multifam il y, non-residential, and mixed-use developmen t occupants sh all pa1ticipate i n separation for recycling of the following materials lll at wi l l inc lude. at a mini mum : newspapers: mixed papers; aflfl-recyclable bottles, cans, and plastic containers: as well as and comp ostable materials where collection services are available. All recyclable materials shall be p laced in prop e rly -labeled containers or carts as distributed b y the c ity s solid waste collection contractor. All compo tables separated for collection shall be placed in properly-labeled containers or carts. All multifamily property owners shall provide residents with a minimum total weekly volume of recycling container capacity equal to or greater tha11 the total weekly vo lume of garbage capacity . To the greatest extent possible, receptacles for garbage, recycling, and compostable materials ball be co- located in one storage space. (i) The Public Works Director or designee may modify the requirements of this subsection at his or her discretion, or upon the request of the property owner, if, in the opinion of the Director, the exception is necessary. The modification must be granted in writing and may be revoked by the Director at any time if the necessity for the modification ceases to exist as determined by the Director, or designee. which determination shal l not be made unreasonably . Any such revocation will be effective on a date selected by the Director, but no less than tlu·ee business days from the date of notice . (8) Compliance with other applicable code . All enclosures installed or altered under this chapter must comply with all applicable federal, state. and local regulations, including without l imitation the provisions of the International Building Code and the National Electric Code as adopted in Title 13 ·WR . If any provision of thi hapter is found to be in conflict with any provi ion of any zon ing, building, fire, safety or health ordinance, or code of the city , the provision that establis hes the hi gh er standard sh all pre vail. (Ord. No. 93 -170, § 5, 4 -20-93; Ord. No. 92-158, § 3, 12 -15 -92; Ord. No. 90--43, § 2( 115 .45), 2-27-90. Code 2001 § 22-949.) Cross reference: Solid waste, FWRC Title 11, Division II. 2016 Code Amendments\Multifamily Code Amendments\Planning Conunission Public Hearing\032817 Revisions\Solid Waste Reccptacles.docx FWRC 19.125.150, Garbage and recycling receptacles -Placement-~ screening. Page 5 of5 EXHIBIT 4c Federal Way Revised Code (FWRC) Title 19, Zoning and Development Code Chapter 19.05, Zoning and Development in General 19.05.040 D definitions. "Dwelling unit" means one or more rooms in a structure or structures, excluding mobile homes and outdoor storage containers and similar structures used or designed to be used as living facilities, providing complete, independent living facilities exclusively for one family, including permanent provisions for living, sleeping, cooking and sanitation. A factory-built home or manufactured home is considered a dwelling unit under this title only if it meets the standards and criteria of a designated manufactured home established in RCW 35A.63. l 45. There are the following eight types of dwelling units: ( 1) "Dwelling unit, attached, " means a dwelling unit that has one or more vertical walls in common with or attached to one or more other dwelling units or other uses and does not have other dwelling units or other uses above or below it. (2) "Dwelling unit, detached, " means a dwelling unit that is not attached or physically connected to any other dwelling unit.or other use. (3) '"Dwe lling unit . em ·iency," mean a small one room unil, w hi ch inc Jud all living and coo king a rea with a separate bathroom. ~...(1:).-"Dwelling unit, stacked, " means a dwelling unit that has one or more horizontal walls in common with or attached to one or more other dwelling units or other uses and may have one or more vertical walls in common with or adjacent to one or more other dwelling units or other uses . f41ill-"Dwelling unit, multifamily, "means a building containing two or more dwelling units, which are either attached or stacked. See definition of "dwelling unit, townhouse." f~j "f) n · . I . t . /. . ,, ,,_.._,,,._,,t.n ......t~_ • .._;, ...,,.1.,.;+ ........ .i., we .. 111g um!, m1.dtp e URll 4eu.,;mg, m~~ (6) ''Dwelling un it , . enior citizen hou ing," mean h u ing availabl for th excl usive o cupancy r over 55 yem rage: or ment al ly . physically, emot ionally rd ve lop menta ll y impaired person • Ji ving with such per ons. FWRC, Chapter 19.05, Zoning and Development in General --Definitions 108 Page I of2 t61i12 "Dwelling unit, small lot detached, " means detached residential dwelling units developed on multifamily-zoned property. Each unit is located on its own fee-simple lot. One of the dwelling unit's sides may rest on a lot line (zero lot line) when certain site development conditions are met. (8) "Dwelling unit , studio ," means a one room unit which includes all livinl! and cooking areas with a eparale batlu ·oom . Studio may have a w ide pen liv ing pac , and are typica ll y lar ger than an "effi iency apartment. 'St ud io apartment can contain a loft . f+t-l2)_ "Dwelling unit, townhouse, " means a type of attached multifamily dwelling in a row of at least two such units in which each unit has its own front and rear access to the outside, no unit is located over another unit , and each unit is separated from any other unit by one or more vertical common fire-resistant walls . f&jJl.Q} "Dwelling unit, zero lot line townhouse, " means attached residential dwelling units with common ( or "party") walls. Each unit is located on a lot in such a manner that one or more of the dwelling's sides rests on a lot line. Each unit has its own entrance opening to the outdoors (to the street, alley, or private tract) and, typically, each house is a complete entity with its own utility connections. Although most townhouses have no side yards, they have front and rear yards. The land on which the townhouse is built , and any yard, is owned in fee simple. 19.05.120 L definitions. "Lobby, " means a central hall, foyer , or waiting room at the entrance to a building . K:\2016 Code Amendments\Multifamily Code Amendments\Planning Commission Public Hearing\032817 Revisions\Definitions.docx FWRC, Chapter 19.05, Zoning and Development in General --Definitions 109 Page 2 of2 I-' I-' 0 RM (Exhibit A) 2. The subject property must contain at least 400 sq. ft. per dwelling unit of common recreational open space usable for many activities. At least 10% percent of this required open space must be developed and maintained with children's play equipment. If the subject property contains four or more units, this required open space must be in one or more pieces each having a length and width of at least 25 ft. In addition, if the subject property contains 20 or more units, at least 50% of this required open space must be in one or more pieces each having a length and width of at least 40 ft. Exhibit M Miscellaneous Housekeeping Amendments Multifamily Dwelling Units CC-F (Also includes BN (Exhibit B) BC (Exhibit C) regulations for senior housing and special needs housing) (Exhibit H) The existing code has no + 11. The subject property 6. The subject property must requirements for provision of must contain at least 150 sq. ft. provide usable open space in a common open space in this per dwelling unit of common total amount equal to at least zone, therefore the following recreational open space usable 100 sq. ft . per dwelling unit and requirement is recommended for many activities, and may may include pri•,·ate SJ!ases saeh to be added based on the BC include pFi:Yate spaees sueh as as yai=ds, patios, and baleoaies, Use Zone Chart: yaFds, patios, aad baleoaies, as as 1Nell as common open spaces 13. The subject 12ro12ertv must well-as common areas such as such as plazas, playgrounds, contain at least 150 sg . ft. 12er playgrounds, recreation rooms, recreation rooms, rooftop rooftop terraces, pools, active terraces, p-patches, pools, active dwelling unit of common lobbies, atriums, or other areas lobbies, and atriums. A recreational 012en s12ace usable the director deems appropriate. miHimum of 2:~% of the usable for many activities, and may opea spaee prn·,eided must be include common areas such as 12laygrounds, recreation rooms, eommoa opea spaee. All eligible usable open space shall roofto12 terraces, 12Qols, active · also meet the requirements lobbies, atriums, or other areas specified in FWRC 19.115.115. the director deems a1212ro12riate. A fee-in-lieu option is available for up to 50% percent of the usable open space as specified inFWRC 19.115.115. 7. Any common 012en s12ace reguirements for senior housing or s12ecial needs housing may be reduced at the discretion of the director, if an 012en s12ace study documents that less common Exhibi.t M -Miscellaneous Housekeeping Amendments CC-C (Also includes regulations for senior housing and special needs housing) (Exhibit I) 6. The subject property must provide usable open space in a total amount equal to at least 100 sq. ft. per dwelling unit and may include pfi:Yate epea spaees sueh as yai=ds, patios, aad baleoaies, as v;ell as common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p- patches, pools, active lobbies, and atriums. A miaimum of 2:~% ohhe usable 013ea s13aee prn¥ided must be eommoa opea ~ All eligible usable open space shall also meet the requirements specified in FWRC 19.115 .115. A fee-in- lieu payment may be utilized for up to 50% of the usable open space as specified in FWRC 19.115.115. 7. Any common 012en s12ace reguirements for senior housing or s12ecial needs housing may be reduced at the discretion of the director, if an 012en s12ace study I-' I-' I-' RM (Exhibit A) BN (Exhibit B) J 6. Chapter 19.265 FWRC 4. GhapteF 19.26§ FWR:G contains regulations sontaifls Feg12lations Fegar&ing regarding_heme oee~atiens heme oee12patioes aad othei= and etheF aeeesseries, aseessories, fasilities and faeilities and aeti,1ities aeti,fities assoeiated with this asseeiated with this use \iS6, accessory uses, buildings and 6. Chagter 19.265 FWRC structures. Accessory contains regulations regarding dwelling units are not accessory uses, buildings and permitted. structures. Accesson: dwelling 7. Cha11ter 19.270 FWRC units are not Qermitted. contains regulations 7. ChaQter 19.270 FWRC regarding home occu11ations. contains regulations regarding home occugations. 10. Refer to ChapteF l9.2e5 PWRC to deteffilille •Nhat otheF provisions of this shat*f may apply to the sl:l:bjeet; property. & ll. For affordable housing 12. For affordable housing requirements, see FWRC reguirements, see FWRC 19 .110.010. 19.110.010. 4 ~. Refer to Chapter 19 .125 & 2_. FoF landssaJ3i:ag FWRC, Outdoors, Yards, requirements teat aflfllY te the and Landscaping, for project, see Refer to Chapter appropriate requirementsa 19.125 FWRC. Outdoors, Yards, and Landsca11ing, for aQQTOQriate reguirements . Exhibit M -Miscellaneous Housekeeping Amendments BC (Exhibit C) 6-2_. Chapter 19.265 FWRC contains regulations regarding heme eee~atiens and etheF aeeesseries, faeilities and aeti,,,ities asseeiated ,,vith this use accessory uses, buildings and structures. Accessory dwelling units are not 11ermitted. 10. Cha11ter 19.270 FWRC contains regulations regarding home occu11ations. 12. Refer te Chapter l9.2e5 FWRC to deteFmine vlhat ether provisions efthis ehapteF may apply te the sabjeet property. 12. RefeF te ChapteF 19.2e5 PWRC te deteFmine what etheF pre,,isiens efthis ehapter may apply te the Sl:Wj est prepe~·. 17. For affordable housing reguirements, see FWRC 19.110.010. +O 15. FoF landssaJ3ing reEt1:1:irements that apply to the flFojeet, see Refer to Chapter 19.125 FWRC, Outdoors, Yards, and LandscaQing, for a11QroQriate reguirements. CC-F (Also includes CC-C (Also includes regulations for senior housing regulations for senior housing and special needs housing) and special needs housing) (Exhibit H) (Exhibit I) 011en s11ace will be adeguate to documents that less common serve the needs of the residents. 02en s11ace will be adeguate to serve the needs of the residents. ~-FWRC 19.2eHlHl et. se(l., 2. ChapteF 19.2e§ FWRC eentains Fegalatiens FegaFding eentains Fegalations FegaFdmg heme eeec1patiens and etheF heme eeeapatiens and etheF aceesseries, faeilities and aeeesseries, faeilities and aetivities asseeiated 'w•ith this aeti,,ities asseeiated ,.-,,<ith this 'l:lSe-a-'l:lSe-a- 12. RefeF te ChapteF 19.2e5 11. RefeF te Chapter 19.2e5 PNRC te determine what etheF FWR.C te determine v,rhat etheF prnvisieru; of this ehapteF may prnvisiens efthis ehapter may apply te the Sl:Wjeet property. apply te the Sl:Wjeet property. 14. Cha11ter 19.265 FWRC 13. Cha11ter 19.265 FWRC contains regulations regarding contains regulations regarding accessory uses, buildings and accessory uses, buildings and structures. Accessory dwelling structures. Accessory dwelling units are not 11ermitted. units are not 11ermitted. 15. Cha11ter 19.270 FWRC 14. Cha11ter 19.270 FWRC contains regulations regarding contains regulations regarding home occu11ations. home occu11ations. 16. For affordable housing 15 . For affordable housing reguirements, see FWRC reguirements, see FWRC 19.110.010. 19.110.010. -1-0 .u . FaF laaascaping 91.1. F:BF laooseapmg re(lwrements tJ:.at af!ply to the .requiremeni:s teat 0f1f1l)• to the J3roje et, see Refer to Chapter project, see Refer to Chapter 19.125 FWRC. Outdoors, 19.125 FWRC, Outdoors, Yards, and LandscaQing, for Yards, and Landscaging, for aQQroQriate reguirements. aQQfOQriate reguirements. I-' I-' N Senior Housing or Special Needs Housing RS RM (Special needs housing was added BN (New Chart) to this chart.) The following language has been moved to "Definitions:" 2 . The city may permit this use if it meets the following criteria: a. +he he1c1sif!g will be a•,ailaale feF the No similar language. e1Esl11si•,•e eee11paRS~' efpeFSeRs evei: 55 yeai=s efage eF meRtally, physieall,•, emetieRall,, SF de\•elepmeRtally impaiFea pei:seRs aHd the spe11ses SF SaFetakeFS li•,•iRg with SHeh fleFSSRS. The following language existed before The following language existed before NI A; this is a new chart. adoption of the Community Design Guidelines adoption of the Community Design Guidelines and was never deleted. and was never deleted . 5. !>le fa 9aae ef aHY stF11et11Fe ma,, eiieeea I;!(} 4. Ne fa9aae ef aR,' StFIIStHFe may eirneea I ;!Q ft . iR leRgth. IR aaaitiefl, aRy fa9aae ef a ft iR leRgth. IR aaaitieR, aRy fa9aae efa stfllet11Fe that eiEeeeas 59 ft. iR !eRgth m11st be stF11et11re that eirneeas 50 ft. iR leRgth m11st be mea11lated as fellews: mea11lated as fellews: a. +he miRim11m aepth ef the mea11latieR is a. +he miRim11m aepth efthe mea11latieR is thfee-fh thfee-fh a. +he miRim11m wiath ef the mea11latieR is a. +he miRiFRllm wiath efthe med11latieR is ~ ~ e. +he ma1Eim11m wiath efthe mea1c1latieR is 35 6. +he FRa!EifflllFR 'i'liath ef the FR00Hiati0R is 35 ft,. ft,. 5. If aRy peFtieR ef a stfllet11Fe Sf! the s11bj eet ti. lfaR,' peFtieR efa stfllet11re eR the s11ajeet prepeFty is leeated less thaR 109 ft. frem aR prepeFty is leeatea less thaR I 00 ft. frem aR aajaeeRt lew aef!sity i!ef!e, theR eitheF: aajaeeRt le¥,' aeRsit,, i!eRe, theR either: a. +he height ef that peFtiefl ef the stfllet11Fe a. +he height efthat peFtieR efthe stFHeh!Fe shall Ret 6*eeed 15 ft. aaeve aver-age 01c1ilaiRg shall R0t eKeeea 15 ft . aaeve a->1erage 0HilaiRg elevatieR; eF ele,•atieH; er a. +he fa 9aEle efthat peFtiefl ef the stfllet1,1re a. +he fa 9ade efthat peFtieR efthe street1,1re parallel te the levl EleRsity i!SRe shall Ret parallel te the lew EieRsity i!SRe shall Het 01ESeee 50 ft. iR leRgth. ~ea 5(} ~. iR length. 8 9. ~er parl~s aRd epeR spaee EPQ8~ Exhibit M -Miscellaneous Housekeeping Amendments BC No similar language. I-' I-' w RS RM (Special needs housing was added to this chart.) Feq1:1iFeH1eRts that appl:,• te the pFejeet, see Chapter 19.lQS .l H> FWR-C . (this seetieR eees Ret ellciSt~ 13. ARy eemmeR epeR SJ')aee Feq1:1iFeFReRtS v,<ill ee eeteFFRiRee eR Q ease 0)' ease easis. 11. For provisions that relate to the keeping of ++2. For provisions that relate to the keeping animals, see Cha12ter 19.260 FWRC. of animals, see Chapter 19.260 FWRC. 12. For affordable housing reguirements, see 10 . For affordable housing reguirements, see FWRC 19.110.010. FWRC 19 .110.010. 13. The subject QrOQerty must Qrovide usable 11. The subject QroQerty must Qrovide usable open SQace in a total amount egual to at least 012en space in a total amount egual to at least I 00 sg. ft. per dwelling unit and may include I 00 sg. ft. Qer dwelling unit and may include common open spaces such as Qlazas, 12lay common OQen spaces such as Qlazas, play grounds, recreation rooms, rooftoQ terraces, Q-grounds, recreation rooms, rooftoQ terraces, 12- Qatches, QOOls, active lobbies, and atriums. All patches, pools, active lobbies, and atriums. All eligible usable open SQace shall also meet the eligible usable OQen SQace shall also meet the reguirements specified in FWRC 19.115.115. reguirements specified in FWRC 19 .115 .115. A fee-in-lieu option is available for up to 50 A fee-in-lieu option is available for UQ to 50 Qercent of the usable OQen SQace as s12ecified in 12ercent of the usable open SQace as SQecified in FWRC 19.115.115. FWRC 19.115.115. 14. Any common OQen s12ace reguirements for 12. Any common open SQace reguirements for senior housing or special needs housing may senior housing or special needs housing may be reduced at the discretion of the director, if be reduced at the discretion of the director, if an oyen syace study documents that less an OQen syace study documents that less common OQen space will be ad~uate to serve common 012en space will be adeguate to serve the needs of the residents. the needs of the residents. +. RefeF te Gha19teF 19.2M i;:1,1,£R,G te e. RefeF te GhapteF I 9.2e5 FWRG te eeteFFRiRe what etheF j9F0\·isieRs ef this eheJ')R!F aeteFFRiRe •,•;hat ether J')Fe~·isieRs ef this ehapteF may a1919ly te tl!e suejeGt j9F~eFty. may apply te the s1:1ejeet property. 5. Chapter 19.265 FWRC contains regulations 4 . ChaQter 19.265 FWRC contains regulations regarding accesso!}'. uses. buildings and regarding accessory uses; buildings and structures. Accesso!}'. dwelling units are not structures. Accessory dwelling units are not Exhibit M -Miscellaneous Housekeeping Amendments BN (New Chart) BC l 0. For provisions that relate to the ++ 1§. For provisions that relate to the keeQing of animals, see ChaQter 19.260 keeping of animals, see Chapter 19 .260 FWRC . FWRC. 13. For affordable housing 15 .For affordable housing r~uirements reguirements, see FWRC 19. 110.0 I 0. see FWRC 19.110.010. 3. The subject property must Qrovide 5. AH:,• epeR s13aee Feq1:1iFeH1eRts will ee usable oix:n SQace in a total amount eeteFFRiRee eR a ease 0'j ease easis. egual to at least I 00 sg. ft. Qer dwelling 8. The subject property must provide unit and may include common OQen usable open s12ace in a total amount SQaces such as Qlazas, Qlay grounds, recreation rooms, rooftoQ terraces, p-egual to at least 100 sg. ft. 12er dwelling unit and may include common 012en Qatches, 12ools, active lobbies, and SQaces such as plazas, Qlay grounds, atriums. All eligible usable OQen space shall also meet the reguirements recreation rooms, rooftoQ terraces, Q- patches, Qools, active lobbies, and SQecified in FWRC 19 .115.115. A fee-atriums. All eligible usable open SQace in-lieu OQtion is available for UQ to 50 shall also meet the reguirements percent of the usable oQen space as specified in FWRC 19.115.115. A fee-SQecified in FWRC 19.115.115. in-lieu OQtion is available for uy to 50 4. Any common open space yercent of the usable oyen syace as reguirements for senior housing or syecified in FWRC 19.115.115. SQecial needs housing may be reduced at 9. Any common oyen SQace the discretion of the director, if an OQen syace study documents that less reguirements for senior housing or syecial needs housing may be reduced at common OJ>en space will be adeguate to the discretion of the director, if an oix:n serve the needs of the residents. syace study documents that less common oyen space will be adeguate to serve the needs of the residents. I I. ChaQter 19 .265 FWRC contains 4 §.. Chapter 19 .265 FWRC contains regulations regarding accessory uses, regulations regarding heme eee1:119a~eRs buildings and structures. Accesso!}'. aRa ether aeeesseFies, faeilities, &Ra dwelling units are not yermitted. aetivities asseeiatea with this 1:1se accessO!}'. uses, buildings and structures. 12. ChaQter 19.270 FWRC contains Accessory dwelling units are not regulations regarding home occuyations . yermitted. I-' I-' ,i:,. RS RM {Special needs housing was added to this chart.) permitted. permitted. 6 . Cha12ter 19.270 FWRC contains regulations 5. Cha12ter 19 .270 FWRC contains regulations regarding home occu12ations. regarding home occu12ations. 9 l Refer to Chapter 19.125 FWRC, Outdoors, ~-Refer to Chapter 19.125 FWRC, Yards, and Landscaping, for appropriate Outdoors, Yards, and Landscaping, for requirements. appropriate requirements . Exhibit M -Miscellaneous Housekeeping Amendments BN (New Chart) BC 7. Chapter 19.270 FWRC contains regulations regarding home occupations. 8. Refer to Cha12ter 19.125 FWRC, & .U, .. feF IBflassapiRg FeEtliiFemeRts that Outdoors, Yards, and Landsca12ing, for apply te the prejest, see Refei: te a1212ro12riate r!e!Juirements. Chapter 19 . 125 FWRC, Outdoors, Yards, and Landsca12ing, for a1212ro12riate r!<Quirements. ~ ;J nh 1 115 Margaret Clark From: Sent: To: Dana Hollaway <baloo@hollawayhome.com> Wednesday, March 29, 201710:16 AM Tina Piety; Margaret Clark; Brian Davis EXHIBIT Q Subject: For the Planning Commission -Comments about Multi-Family Housing & Uptown Square Apartments lina Piety as the Administrative Assistant supporting the Planning Commission, please forward this email to the members. The city web site had the Planning Commission member names but not their emails. Thank you for your assistance. To: Planning Commission Members Brian Davis, Director Community Development Margaret Clark, Principal Planner I attended and gave public comment at the March 15, 2017 Planning Commission meeting with all the conversation and opinions about the Uptown Square (High Point) apartments, I wanted to learn about the Multi-Family Housing process in Federal Way, from the Comprehensive Plan, zoning, and Federal Way Revised Code, to how the city makes decisions on applications for Multi-Family developments. First, I do not have issues with multi-family housing, people need a place to live. I'm interested in understanding the city's process for Multi-Family Housing and what is required of the developers who build Multi-Family Housing. I do not expect a response to this email, your commission has more Important use of your time. I am sharing my thoughts and concerns about Multi-Family Housing with the Planning Commission, some or all may already be covered by city processes or codes which I am not familiar with, however if they are not, maybe it's something you may take under consideration for future developments. Federal Way is growing and will continue to grow; it is important that the city has a vision, processes, ordinance & codes and oversight in place to manage this growth in a positive and controlled manner. Some of the common impacts of Multi-Family Housing are increased traffic, increased school students/possible need for additional school buses/buildings, impact to the existing neighborhoods and businesses (increase people and vehicle noise, lighting from buildings/streetlights, loss or change of views, etc.), and environmental (storm water runoff, loss of green spaces if meadows and trees are removed, potential impact to birds and wildlife habitat). 1 116 Developers should be required to: EXHIBIT Q 1) Provide recreational and outdoor open spaces for the residents. The size and location of this space must be directly related to the number of people that will live in the complex. Residents, especially children and teenagers need safe places to play and hangout. 2) Provide adequate vehicle parking for the number of units/bedrooms (household drivers). Federal Way Revised Code: 1) Should ensure Multi-Family Housing developments provide satisfactory living environment for the residents including outdoor open/green spaces for recreation. The larger the complex, the more open outdoor space should be required for the residents, especially complexes targeted for low income and very-low income people because they are less likely to have family vehicles to drive to parks for recreational opportunities. 2) Needs to protect existing residential neighborhoods and businesses from negative impacts of multi-family housing developments. FWRC should require a green landscaping buffer zone between residential homes and multi-family complexes to provide a noise barrier and visual privacy from high-rise housing (more than two stories high) peering down into existing single family homes. It's one thing to buy a home next to an existing multi-story apartment complex because you know what you are getting. It is another thing to live in an existing home and have a new multi-story apartment complex built next to your home and lose your personal privacy and possibly impact home resale value. (The 2015 Comprehensive Plan, Chapter 5 Housing, mentions -Preserving Neighborhood Character.) The following observations were made on March 14 and 20, 2017 at the Uptown Square Apartments property (on S 320th St across from Safeway) which were still under construction. • There doesn't seem to be enough parking spots available for 300 apartment units with estimated 663 bedrooms. The number of bedrooms in a unit could correlate to the number of residents with driver's licenses and possible household vehicles. • If there is not enough parking, will apartment residents resort to parking in the surrounding residential streets or businesses? What impact will that have on nearby .homes/neighborhoods/businesses? 2 117 • Is there any city ordinances or codes about street parking in residential neighborhoods in which you do not live? • Can anyone park in front of any single family resident home and how long can they leave a parked car without moving it? The homes closer to multi-family complexes could lose the ability to park in front of their own homes if residents from apartment complexes do not have enough on-site parking. • FWRC should require Multi-Family Housing developments provide enough vehicle parking for all residents (and provide specific area for visitor parking) to prevent vehicle parking spilling over into single family neighborhoods and local businesses. • Most suburban households requir~ some vehicles to get around the city, county, etc. The City of Federal Way should either require adequate parking, or specifically limit the quantity of vehicles each apartment unit is allowed to have and require that be documented in the leasing contract. • How is the quantity of parking stalls determined for multi-family housing or should there be one? Is each unit allowed one vehicle stall? Is there a specific formula to determine the quantity of stalls a complex should have such as: • 1 bedroom provide 1 stall • 2 bedroom provide 1 stall • 3 bedroom provide 2 stalls • 4 bedroom provide 2 stalls • 5 bedroom provide 3 stalls • The driveways and roadways throughout the complex (between the buildings and parking spaces) seem narrow and tight turns. • I assume FWRC code must have specific requirements to ensure fire department, and emergency vehicles can easily maneuver their within the complex and city inspection ensures compliance to those. • As of March 20, 2017 there was just one playground area with equipment for young children located at the north end of building "D", but I didn't see any outdoor playground or recreational areas for older children or adults such as basketball court, grass/lawn to throw footballs/baseballs around, etc. during nice weather people want to be outside to enjoy the sunshine. EXHIBIT 0 3 118 • Where are children and teenagers supposed to play outside? If not given specific areas, kids will play in the roadways/driveways, and around and in-between the parked vehicles, which is a safety issue. • New trees along the North side of property (the one that meets the neighborhood homes) are planted about 2 feet from the fence line which will become an issue as the trees mature. • I am not sure on the specific species of columnar shape trees but they may be a type of Juniper or Arborvitae. oJunipers mature height 15-20 feet; mature width 5-10 feet oArborvitae mature height 10-15 feet; 3-4 spread • Evergreen trees also grow tall and have a wide spread as they mature • Rhododendrons • I would think Federal Way Code would specify how close landscaping-- especially trees--can be planted to the property line to prevent overgrowing and infringing onto adjacent private property, and become a maintenance issue. These trees should have been planted closer to the complex roadway (and farther from the fence). This is something I think the city should go look at and evaluate. Planning Commissioners and city staff, thank you for all you do for this city. What you do is a very important and a critical part of how the city growth is managed. Thank you for your dedication and service. Respectfu I ly, Dana Hollaway Federal Way WA 4 119 EXHIBIT 0 Margaret Clark From: Sent: To: Dana Hollaway <baloo@hollawayhome.com> Wednesday, March 29, 2017 10:16 AM Tina Piety; Margaret Clark; Brian Davis EXHIBIT cs· m ~ QC' Subject: For the Planning Commission -Comments about Multi-Family Housing & Uptown Square Apartments Tina Piety as the Administrative Assistant supporting the Planning Commission, please forward this email to the members. The city web site had the Planning Commission member names but not their emails. Thank · you for your assistance. To: Planning Commission Members Brian Davis, Director Community Development Margaret Clark, Principal Planner I attended and gave public comment at the March 15, 2017 Planning Commission meeting with all the conversation and opinions about the Uptown Square (High Point) apartments, I wanted to learn about the Multi-Family Housing process in Federal Way, from the Comprehensive Plan, zoning, and Federal Way Revised Code, to how the city makes decisions on applications for Multi-Family developments. First, I do not have issues with multi-family housing, people need a place to live. I'm interested in understanding the city's process for Multi-Family Housing and what is required of the developers who build Multi-Family Housing. I do not expect a response to this email, your commission has more important use of your time. I am sharing my thoughts and concerns about Multi-Family Housing with the Planning Commission, some or all may already be covered by city processes or codes which I am not familiar with, however if they are not, maybe it's something you may take under consideration for future developments. Federal Way is growing and will continue to grow; it is important that the city has a vision, processes, ordinance & codes and oversight in place to manage this growth in a positive and controlled manner. Some of the common impacts of Multi-Family Housing are increased traffic, increased school students/possible need for additional school buses/buildings, impact to the existing neighborhoods and businesses (increase people and vehicle noise, lighting from buildings/streetlights, loss or change of views, etc.), and environmental (storm water runoff, loss of green spaces if meadows and trees are removed, potential impact to birds and wildlife habitat). 1 120 Developers should be required to: 1) Provide recreational and outdoor open spaces for the residents. The size and location of this space must be directly related to the number of people that will live in the complex. Residents, especially children and teenagers need safe places to play and hangout. 2) Provide adequate vehicle parking for the number of units/bedrooms (household drivers). Federal Way Revised Code: 1) Should ensure Multi-Family Housing developments provide satisfactory living environment for the residents including outdoor open/green spaces for recreation. The larger the complex, the more open outdoor space should be required for the residents 1 especially complexes targeted for iow income and very-low income people because they are less likely to have family vehicles to drive to parks for recreational opportunities. 2) Needs to protect existing residential neighborhoods and businesses from negative impacts of multi-family housing developments. FWRC should require a green 1a .... r1 ... ,...a..,.; .... ,, h, ,Ffe .. ..,.,.....,.,... h,...h.,,-.e .... res"1den~;a 1 h,.......,.,...,... a"',-1 mult"1 fam;I\/ ,...,.......,...,.,,...X"S to I IIU;:)~ f-,1111':::I UUI I .£..Vin::; u,;:;1..vvc: II 11..1 I IIVIIII;:;;:) IIU II -11111y ~Vlllt-,JI<;:; <;:; provide a noise barrier and visual privacy from high-rise housing (more than two stories high) peering down into existing single family homes. It's one thing to buy a home next to an existing multi-story apartment complex because you know what you are getting. It is another thing to live in an existing home and have a new mu!ti-story apartment complex built next to your home and lose your personal privacy and possibly impact home resale value. (The 2015 Comprehensive Plan, Chapter 5 Housing, mentions -Preserving Neighborhood Character.) The following observations were made on March 14 and 20, 2017 at the Uptown Square Apartments property (on S 320th St across from Safeway) which were still under construction. • There doesn't seem to be enough parking spots available for 300 apartment units with estimated 663 bedrooms. The number of bedrooms in a unit could correlate to the number of residents with driver's licenses and possible household vehicles. • If there is not enough parking, will apartment residents resort to parking in the surrounding residential streets or businesses? What impact will that have on nearby homes/neighborhoods/businesses? 121 2 • Is there any city ordinances or codes about street parking in residential neighborhoods in which you do not live? • Can anyone park in front of any single family resident home and how long can they leave a parked car without moving it? The homes closer to multi-family complexes could lose the ability to park in front of their own homes if residents from apartment complexes do not have enough on-site parking. • FWRC should require Multi-Family Housing developments provide enough vehicle parking for all residents (and provide specific area for visitor parking) to prevent vehicle parking spilling over into single family neighborhoods and local businesses. • Most suburban households require some vehicles to get around the city, county, etc. The City of Federal Way should either require adequate parking, or specifically limit the quantity of vehicles each apartment unit is allowed to have and require that be documented in the leasing contract. • How is the quantity of parking stalls determined for multi-family housing or should there be one? Is each unit allowed one vehicle stall? Is there a specific formula to determine the quantity of stalls a complex should have such as: • 1 bedroom provide 1 stall • 2 bedroom provide 1 stall • 3 bedroom provide 2 stalls • 4 bedroom provide 2 stalls • 5 bedroom provide 3 stalls • The driveways and roadways throughout the complex (between the buildings and parking spaces) seem narrow and tight turns. • I assume FWRC code must have specific requirements to ensure fire department, and emergency vehicles can easily maneuver their within the complex and city inspection ensures compliance to those. • As of March 20, 2017 there was just one playground area with equipment for young children located at the north end of building "D", but I didn't see any outdoor playground or recreational areas for older children or adults such as basketball court, grass/lawn to throw footballs/baseballs around, etc. during nice weather people want to be outside to enjoy the sunshine. 122 3 • Where are children and teenagers supposed to play outside? If not given specific areas, kids will play in the roadways/driveways, and around and in-between the parked vehicles, which is a safety issue. • New trees along the North side of property (the one that meets the neighborhood homes) are planted about 2 feet from the fence line which will become an issue as the trees mature. • I am not sure on the specific species of columnar shape trees but they may be a type of Juniper or Arborvitae. oJunipers mature height 15-20 feet; mature width 5-10 feet oArborvitae mature height 10-15 feet; 3-4 spread • Evergreen trees also grow tall and have a wide spread as they mature • Rhododendrons • I would think Federal Way Code would specify how close landscaping-- especia11y trees--can be planted to the property iine to prevent overgrowing and infringing onto adjacent private property, and become a maintenance issue. These trees should have been planted closer to the complex roadway (and farther from the fence). This is something I think the city should go look at and evaluate. Planning Commissioners and city staff, thank you for a!I you do for this city. What you do is a very important and a critical part of how the city growth is managed. Thank you for your dedication and service. Respectfully, Dana Hollaway Federal Way WA 123 4 Merlone Geier Partners April 5, 2017 Lawson Bronson, Commission Chair Federal Way Planning Commission 33325 8th Ave S Federal Way, WA 98003 3580 Carmel Mountain Road Suite 260 San Diego, CA 92130 Re: Proposed Amendments Related to Multi-Family Housing Dear Planning Commission Chair Bronson and Commissioners, EXHIBIT . e Tel: 258 / 259 / 9909 Fax: 258 / 259 / 8886 Merlone Geier is the new owner of the Commons at Federal Way (the "Commons"). Integral to our investment in Federal Way is the future Sound Transit light rail station and resulting market opportunity for transit-oriented multi-family development ("TOD"). Redevelopment of part of the Commons site provides synergy and sustainability of existing retail, restaurant, and entertainment uses. This will also generate pedestrian activity in the area that Federal Way designates as its downtown core. With this context in view, Merlone Geier recently learned of pending multi-family housing Zoning Code amendments. We respectfully request the City of Federal Way consider making an allowance for City Center Core and Frame district TOD on a different path than multi-family development occurring elsewhere in the City. Doing so follows the Comprehensive Plan's mandate to encourage development of the designated downtown core and to make appropriate use of the tremendous public investment in light rail. We understand the current draft amendments are on a fast path due to a current moratorium. We suggest the Planning Commission recommend not applying these amendments to City Center Core and Frame district TOD or insert authority in current legislation for the Planning Director to modify standards appropriate to accommodating City Center TOD. Another alternative is to extend the moratorium while Federal Way studies how other Seattle region cities are encouraging TOD. Merlone Geier stands ready to engage with City Planners, the Planning Commission, and City Council to envision how this critical component of Federal Way's future can be a success. Going from our general goal for the Commons and downtown Federal Way to specific comments, we see that draft amendments concerning parking, private open space, and ground floor retail are problematic. Let me proceed to briefly explain our concerns. First, a key component of TOD is encouraging bus, light rail, and car sharing use by setting parking standards at distinctly lower levels than what is required for suburban multi-family development. Proposed parking amendments for the City Center are excessive. Merlone Geier urges the City of Federal Way to review how the City of Bellevue regulates parking in its Spring District TOD. Like 124 Merlone Geier Partners 3580 Carmel Mountain Road Suite 260 San Diego, CA 92130 Tel : 258 / 259 / 9909 Fax : 258 / 259 / 8886 Federal Way's City Core district, the Spring District will also be serviced by a light rail station. Bellevue requires 0.75 parking stalls per unit and allows required parking to be met through accessory and phased parking. The last two provisions could allow for efficient use of abundant parking at the Commons. Merlone Geier may propose office, medical office and multi-family TOD. Having the ability to share parking for differing uses would encourage development and aid economic viability. Attachment A is a relevant excerpt of Bellevue's TOD parking regulations. Attachment B provides two photographs of the first phase of Spring District TOD housing product. Second, the aggressive ground floor retail requirements serve no real purpose in the context of the Commons where the entire development already is ground floor retail use. Imposing this requirement upon every TOD multi-family building is a difficult impediment to financing a building at South King County rental rates. We suggest that when TOD is built as part of an existing shopping center, that the ground floor retail requirements can be met across the entire development and not be required for every building fronting an arterial. Third, the private open space requirement of 48 square feet for every unit imposes a cost that mid- rise TOD cannot sustain in South King County. The current housing development template for TOD is five wood frame stories over a two-story concrete podium. Ensuring every unit has a private balcony of 48 square feet is a difficult economic constraint within a seven-story construction. This is far more feasible for two or three story garden style, suburban multi-family developments to provide. In closing, Merlone Geier believes in the Comprehensive Plan's vision for a downtown Federal Way, and that Sound Transit's light rail station is a catalyst to achieving the City's vision. Nurturing TOD requires careful enactment of zoning regulations facilitating this future . We understand that is a large task for the Planning Commission on April 5 1h. Accordingly, we request that the Planning Commission recommend that the City Council either (1) exclude City Center Core and City Center Frame districts from the draft multi-family housing amendments, or (2) extend the moratorium for another six months to allow a discrete study of how multi-family Zoning Code amendments can facilitate TOD to the benefit of the City Center districts and future downtown for Federal Way. ice President, Development Merlone Geier Partners Jgwilliam@merlonegeier.com (858) 259-9909 X 319 125 ATTACHMENT A 126 . Part 20.250 Pagelof'5 20.250.120 Parking, Circulation, and Internal Walkway Requirements . A. General. 1. General. The provisions of LUC 20 20 .590.C, E, G, H, I, and K apply to development in the BR Land Use Districts in addition to the provisions contained in this section . 2. Review Required. The Director shall review the proposed parking, circulation, and walkways and may approve the proposed structure, alteration, site development, use, or occupancy only if the requirements of this section are met, subject to the provisions of LUC 20.25D .060 for existing conditions . B. Minimum/Maximum Parking Requirements by Use -Specified Uses . a. b. C. d. e. f. 91 h. i. 1. Number of Parking Stalls. The requirements of this section for the number of parking stalls apply to each new use and to each new tenant. 2. Parking Standards for Bel-Red -Chart 20.250.120.B.2. Chart 20.25D.120.B.2 -PARKING STANDARDS FOR BEL-RED (6) (7) M0-1, OR-1, OR-2, RC-1, MO, OR, RC, CR, RC-2, RC-3 GC, R, ORT Use Unit of Measure Min. Max. Min. Max. 3.0/3.5 Financial institution Per 1,000 nsf 2.0 3 .0 4.0 (1) Manufacturing/assembly Per 1,000 nsf 1.0 2 .0 2.0 4 .0 Home furnishing retail and major Per 1,000 nsf 1.5 3.0 1.5 3.0 appliances retail Manufacturing/assembly (other than high technology/light Per 1,000 nsf 1.0 1.5 1.5 2 .0 industry) Office: Business 3.0/3.5 services/professional Per 1,000 nsf 2.0 3.0 4.0 services/general office (1) Office: Medical/dental/health-4.0/4.5 Per 1,000 nsf 3.5 4 .0 5.0 related services ( 1) Residential (5) Per unit 0.75 2.0 1.0 2.0 Restaurant and bar (3) Per 1,000 nsf 5.0 (4) 15.0 10 .0 20 .0 Retail, personal service, shopping Per 1,000 nsf 2.5 (4) 4 .5 3.0 5.0 cent€r 127 http :/ /ww,,·.codcpubl ishing . corn/W 1-VBellevue/L UC /Bel levueL U C 2025D . html 4/3/2017 Part 20 .25D Page 2 of 5 M0-1, OR-1, OR-2, RC-1, MO, OR, RC, CR, RC-2, RC-3 GC, R, ORT Use Unit of Measure Min. Max. Min. Max. j. Retail and personal service in Per 1,000 nsf 2.0 3.5 3.0 4.5 mixed-use development (2, 3) k. Senior housing : Nursing home Per patient bed 0.25 0.75 0.25 1.0 I. Senior housing: Senior citizen Per living unit 0.25 1.0 0.5 1.25 dwelling or congregate care m. Wholesale, warehouse Per 1,000 nsf 1.5 2.0 1.5 No max. Notes applicable to parking standards for Bel-Red (Chart 20.25D.120.B.2): (1) The maximum parking ratio for financial institutions and office uses in Chart 20 .25D.120.B .2.a and e may be increased from 3 .0 to 3 5 per 1,000 nsf and in Chart 20.25D.120 .B.2.f from 4 .0 to 4.5 per 1,000 nsf as follows: a .. For off-site parking, the additional 0.5 per 1,000 nsf increment shall be provided in an interim surface parking configuration no more than 500 feet away from the site. The interim parking will have a sunset clause of 10 years, or such other period approved through a phasing plan, Part 20.30V LUC; or b. For on-site parking, the additional 0.5 per 1,000 nsf increment may be constructed on-site if it is part of an approved phasing plan , Pari 20 .30V LUC, and dedicated for a portion of the parking requirement for a future phase of the project. (2) If retail and personal service space in a mixed-use development exceeds 25 percent of the net square footage of the development, the retail, personal service, and shopping center parking requirements in Chart 20.25D.120. B.2 .i apply to the entire retail and personal service space . (3) If restaurant and/or bar uses exceed 25 percent of the total net square footage of a retail, shopping center, or mixed-use development, the restaurant and bar requirements in Chart 20 .25D.120.B .2.h apply to the entire restaurant and/or bar space. (4) Inside nodes, no parking is required for retail and restaurant and/or bar uses under 2,000 nsf when the use is : directly adjacent to a public on-street parking supply of at least 20 spaces within 500 feet , or within 1,000 feet of a public parking garage, or within 500 feet of a light rail or bus rapid transit station . (5) The minimum requirement for up to and including one bedroom apartment units available to persons earning 60 percent or less than the median income as determined by the United States Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area is 0.25 stalls per uni t. An agreement to restrict the rental or sale of any such units to an individual earning 60 percent or less of the median income shall be recorded with King County. (6) Vanpool/Carpool Facilities. The applicant shall provide a vanpool/carpool loading facility that is outsioe of reEJuired driveway or parking aisle widths and that is contained within the reE!U i red parking and circulation areas . The facility shall be adjacent to an entrance door to the structure served by the parking, 128 http ://wv,rw.codepublishing .com/WJ\/Bellcvuc/LUC/BellevueLUC2025D.html 4/3/2017 Part 20.25D Page 3 of 5 or as nearly so as possible after barrier-free access parking has been provided, and shall be consistent with all applicable design guidelines. (7) Tandem/Stacked Parking Stalls. The applicant may use tandem/stacked parking stalls to exceed the minimum parking requirement, so long as the maximum parking requirement is not exceeded. C. Off-Site Accessory Parking. The Director may approve off-site accessory parking to meet the minimum and up to the maximum parking allowed to serve a specific use if the following criteria are met: 1. Adequate visitor parking is provided on the subject property; 2. Adequate pedestrian, van, or shuttle connections between the sites exists; 3. On-site signage is provided regarding accessory parking location; 4. The use being served is within 500 feet of a light rail, bus, or bus transit station; and 5. The off-site parking is within one-quarter mile of the use being served. D. Parking Structure Performance Standards. The Director may approve a proposal for a parking structure through design review if the following criteria are met: 1. Driveway openings are limited to those needed to adequately serve the facility; 2. Exposed parking on the roof of a structure shall be screened by a parapet or other solid screening that equals or exceeds the height of the vehicles; 3. Safe pedestrian connection between the parking structure and the public right-of-way exists; 4. Unfinished ceilings visible from the public right-of-way shall be substantially screened from view; and 5. Lighting shall utilize cut-off shields to prevent spillover upon adjacent uses and the right-of-way and to conceal the light source. E. Phased Parking. The property owner may install the required parking spaces in phases pursuant to a phasing plan, Part 20.30V LUC. Each phased parking Installation must include the approved minimum to meet the parking requirements for the completed phases of the development for which the parking is provided. The phasing schedule must specifically indicate when all parking approved pursuant to this section will be provided. 1. Location. Phased parking may be located off site if the criteria of subsection C of this section are met. 2. Assurance Device. The Director may require an assurance device pursuant to LUC 20.40.490 to ensure compliance with the requirements and intent of subsection C of this section. http://www.codepublishing.com/W A/Bellevue/LUC/a1e1fevueLUC2025D.html 4/3/2017 Part 20.25D F. Director's Authority to Modify Required Parking. 1. The Director may modify the minimum or maximum parking ratio for any use in LUC 20.25D.120.B as follows: a. The modified parking ratio Is supported by a parking demand analysis including but not limited to: i. Documentation supplied by the applicant regarding actual parking demand for the proposed use; or Page 4 of 5 ii. Evidence in available planning and technical studies relating to the proposed use; or iii. Required parking for the proposed use as determined by other comparable jurisdictions. b. The proposal does not result in any adverse impact beyond the site; and c. A shared parking agreement is executed pursuant to LUC 20.20.590.I, Shared Use of Parking. 2. Periodic Review. The Director may require periodic review of the reduced parking supply to ensure the terms of the approval are being met. 3. Assurance Device. The Director may require an assurance device pursuant to LUC 20.40.490 to ensure compliance with the requirements and intent of subsection F.1 of this section. G. Bicycle Parking. Office, residential, institutional, retail, and education uses are required to provide bicycle parking pursuant to the following standards: 1. Ratio. a. One space per 10,000 nsf for nonresidential uses greater than 20,000 nsf. b. One space per every 1 O dwelling units for residential uses. 2. Location. Minimum bicycle parking requirement shall be provided on site. 3. Covered spaces. At least 50 percent of required parking shall be protected from rainfall by cover. 4. Racks. The rack(s) shall be securely anchored and a bicycle six feet long can be securely held with Its frame supported so the bicycle cannot be pushed or fall in a manner that will damage the wheels or components. 5. Size Requirement. Each required bicycle parking space shall be accessible without moving another bicycle. H. Unspecified Uses. 130 http://www.codepublishing.com/W A/Bellevue/I.. UC/BellevueL UC2025D .html 4/3/2017 ' Part 20.25D Page 5 of 5 The Director shall establish the minimum number of parking spaces required and may establish the maximum number of parking spaces allowed for any use not specified in LUC 20.25D, 120.B. The Director may consider but Is not limited to the following in establishing parking requirements for an unspecified use: 1. Documentation supplied by the applicant regarding actual parking demand for the proposed use;or 2. Evidence in available planning and technical studies relating to the proposed use; or 3. Required parking for the proposed use as determined by other comparable jurisdictions. (Ord. 5874, 5-18-09, § 1} 131 http://www.codepublishing.com/W A/Bellevue/LUC/BellevueLUC2025D.html 4/3/2017 ATTACHMENTB 132 ' ·. EXHIBIT 6\ I I 1• (. j .,. April 5, 20 l 7 federal Way Planning Commission Federal Way City Hall 33325 8 1h Avenue S Federal Way, WA 98003 RE: Rental Licensing & Inspection Program Dear Commissioners , We are writing to you today in support of the proposal to adopt a Rental Licensing & Inspection Program, or Policy Statement # 14 in the staff report dated March 291h. The Housing Development Consortium of Seattle-King County (HOC) thanks Mayor Ferrell for recognizing that a safe and secure place to call home is vital for all Federal Way residents through the inclusion of a Rental Licensing and Inspection Program in your proposed zoning code amendments. HDC is a nonprofit membership organization representing over 140 private businesses, nonprofit agencies. and public partn e rs who are working to develop affordable housing across King County. We are dedicated to the vision that all people should live in a safe, healthy, and affordable home in a community of opportunity. We hope to help support you as you work to ensure Federal Way is diverse, equitable, and safe for all residents . The proposed zoning code amendment would introduce a key tool in protecting renters from substandard living conditions: a proactive Rental Housing Inspection Program. Such a program, if adopted by Council, would help fulfill the overall goal of the Housing Chapter of the Comprehensive plan; to "preserve, protect, and enhance Federal Way's existing high quality residential neighborhoods" by regularly inspecting rental housing units to ensure minimum quality standards. The proposed program would have no cost to taxpayers as it would be funded by fees collected from landlords . 135 /JJfo,. /· C /Jtg Q 'PP ortu,,. lly Successful local rental housing inspection programs already exist in our region. Tukwila, Pasco, Seattle, Lakewood, and Bellingham all have programs while Kent is developing their own. Tukwila's program was adopted in 2011, and city officials have received fewer landlord-tenant complaints since its inception. We urge you to support the swift adoption and implementation of a rental licensing and inspection program to ensure that all rental housing in Federal Way is safe and healthy; better for its residents and the community as a whole. Specifically, HDC recommends that cities work to achieve the fol lowing goals when adopting rental inspection programs: l. Prevent and reduce the burden of displacement by using fines and fees collected by the program to support and rapidly rehouse tenants who are displaced due to housing conditions. 2. Address issues of accessibility and cultural sensitivity through multi-lingual, multi-' modal outreach to both renters and landlords . Cities should actively address fears and misconceptions by ensuring inspectors have clearly defined roles and receive cultural competency training . 3. Incorporate the National Healthy Housing Standard, a set of health-focused property maintenance guidelines , into your building code. 4. Use rental licensing information to better understand affordability by gathering data on rental units, rental costs, and how affordability is shifting over time. 5. Engage with the local landlord community·to promote preservation, identify challenges to bringing buildings up to code, and discuss potential solutions. 6. Create a self-sustaining program that will be fully funded by the licensing fees collected. Ev eryone deserves to liv e in a safe , heal t h y, and affordable home, and a rental licensing and inspection program is one tool to help get there. Thank you for the opportunity to comment o n this critically important issue. We hope y ou will support a rental licensing and in spection program for y o ur residents. Best Regards, Nicki Olivier Hellenkamp Mobilization & Policy Manager Sara Baker Policy Associate 136 Margaret Clark From: Sent: To: Subject: Randall Smith <job4randy@gmail.com> Wednesday, April OS, 2017 3:59 PM Margaret Clark Multi Housing Moratorium EXHIBIT (! Ms. Clark. I am unable to attend the Planning Commission meeting tonight. Can you read the below comments in to the record during Public Comment time. Dear Ms. Clark and Planning Commission. The recent moratorium on multi-housing development combined with rising rents in Seattle have forced me and my wife to make a very difficult decision that may force me to move from the city I have called home since 1966. I understand in part the moratorium was implemented in part because our local schools would become over crowded. In April of 2014 The Puget Sound Regional Council published population growth forecast for the next 25 years. Federal Way was projected to have a population of at least 11 Ok. Currently the data is behind projections which means we are actually growing faster than projected. A school take 2.5 years to 4 years to build so we are behind schedule by several years. How was this data ignored, who dropped the ball. It saddens me to have to move, It further saddens me that our city is mostly a reactive city than proactive. Thank you for this opportunity to state my case. Randall Smith Distressed 51 Year resident of Federal Way. Margaret Clark From: Cliff Holasek <CliffH@bumgardner.biz> Thursday, April 06, 2017 1:40 PM Margaret Clark EXHIBIT Sent: To: -s Cc: Len Brannen; Mark Simpson Subject: Federal Way Proposed Text Amendments Related to MultiFamily Housing 01_2017-04-04_PropZoning_CodesFLA T.pdf Attachments: Hello Margaret, Thank you for briefly talking with Mark Simpson and me last night after the Planning Commission Meeting. Below are our thoughts on your proposed zoning recommendations: Policy Statement #1 -"For I 00 dwelling units or more on a subject property, 25 percent of parking shall be underground or on the first floor within the buildingfootprint, except for visitor parking, which can be surface parking". Bumgardner Thoughts: 1. Generally it is not economically not feasible in zones such as RM-1800 with 30' heights to have below-grade parking. These zones typically have carports, detached garages and attached garages. However, in BC zones of 65' height or more, it is common that more than 25% are hidden. We would suggest that language be changed to: · In RM-1800 zones, 25 percent of parking shall be underground, on the.first floor within the building footprint, or in carports or garages, which may be attached or unattached, except for visitor parking, which can be surface parking. In BC zones,for JOO dwelling units or more on a subject property, 50 percent of parking shall be underground or on the first floor within the building footprint, except for visitor parking, which can be surface parking. 2. We are currently involved in a development with RM-1800 adjacent to BC . It might be advantageous to all to have some of the RM-1800 parking hidden as well. Please consider this language: "Where a site contains both BC and RM-1800 zoning, the parking for one zone may be accomplished on the portion of the site containing the other zoning, however the restrictions above will pertain to all parking for the site on which it is located." Policy Statement #10 -"Minimize bulk of buildings by restricting the number of units in each building". Recommendation: Language added to Design Guidelines, including removal of restrictions of number of units in each building. Break up proposed buildings into smaller masses and vary rooflines . Consider upper level setbacks Bumgardner Thoughts: 1. We do recognize that upper level setbacks help reduce massing on 65 '-tall buildings, but have little effect on 35 ' - tall buildings. However, providing these setbacks increases construction costs, complexity and waterproofing issues, as units no longer stack. Please consider this language : "Upper level setbacks should be considered on street-facing facades at the top level of structures 5- stories or greater." Policy Statement #11-"Buildings shall insure maximum compatibility with surrounding land uses and structures". Recommendation and Added Language to RM Zoning: 138 1 "If any portion of a structure on the subject property is within I 00 feet of a single-family residential zone, then that portion of the structure shall not exceed 30 feet above average building elevation, and the structure shall be set back a minimum of 20 feet from the property line of the residential zone". Recommendation and Added Language to BC Zoning "The threshold for reducing building height to 3 0' is recommended to be changed from a 20' to l 00' · distance from a residential zone. " Bumgardner Thoughts: 1. RM-1800 zones have a 35' height limit and single family zoning has a 30 ' height limit. We believe reducing the height in RM-1800 zones within 100' of single family is excessive and unnecessary to achieve compatibility. Please consider this language: "Structures in RM-1800 wnes shall be set back a minimum of 20' from single family zoning and shall be no higher than 30' for a distance of 30' from for a Single Family zone." We agree that 65' tall BC structures need to be separated from single family. However we believe there may be other ways to accomplish this. Please consider this language: a. "The threshold for reducing building height to 30' is recommended to be changed from a 20' to 100' distance from a single family residential zone. This distance may be reduced to 80' if a minimum of 20' o_fthis 80' contains mature plantings or is replanted with sign(ficant evergreens. Structure shall be set back a minimum of 20 feet from the property line of the single family residential zone". We do not believe that 65 '-tall BC structures need to be separated from other multifamily structures by 100'. Often the "project" feel can be diminished by mixing sizes and building types. Please consider this language: a. "Structures in BC zones shall be set back a minimum of 20 feet from the property line of RM zones." The attached site plan give you an idea of the impact of your proposed setback language on a site we are studying . We would be glad to discuss our thoughts and other options with you . Please call or email with any questions or comments . Cliff Holasek Project Manager BU1\1GARDNER 2 11 l Third A venue Seattle, Washington 9 8 i 21 206 .223 .1361 ! www.burrrgardner.biz 139 2 t-' ,.,. 0 ~t <£ lioa,ilOuip.-1 (0.93Acj . ' ; I ~.._, .... , - Ad1ocen1 BC Zoned Property {Fuivre Eleme,nlory) Adjocenl R/v1 2·WO Zoned Pr ,,r,0:rty 1,: 0 Proposed RM 1800 Zoning: Parking proposed lo be reduced from 260 to 243 25% of Parking must be below grade or within ground floor footprint l 33 Unils Proposed 50 100 200 BL 1VIC:\ H DN l1~H • I-',.. '. I : • ,, • , "~ ,.·1 • ~ • p I, 250 1· 100· o· Federal Way TOD Site Site Development Area 060' , 330·· 217,800 Sf (5 0 Ac) II SHELTER RESOURCES, INC. > l 0 0: 1: ~ g co ~ ;; ~ '.F > ;; g- o: ] ,3 ~ ~ "' § 0 -'5' .,. Redondo Heights Pork and Ride Site Site De velopm ent Area 750' (ove rage) ll 200' 150.000 SF lopp,ox I (3.44 Ac) • BC Zoni o.9.: f urlong p(op~ to inc,eose from 159 to 243 25% of Po "'ms must be below-grade or within 9f°"'nd Hoar footprint 137 Units Proposed l 00' -0" Setback Area from Residential Zone- Proposed building height may not exceed 30' above average building elevation Site Aerial • Redondo Heights P&R and Federal Way TOD Housing Zoning and Site Analysis 4 April 2017 • April 5, 2017 6:30 p.m. CITY OF FEDERAL WAY PLANNING COMMISSION MEETING MINUTES City Hall City Council Chambers Commissioners present: Lawson Bronson Tom Medhurst, Hope Elder, Diana Noble-Gulliford, Tim O'Neil, Anthony Murrietta, and Dale Couture. Commissioners absent: Wayne Carlson and Dawn Meader McCausland (both excused). City Staff present: Community Development Director Brian Davis, Principal Planner Margaret Clark, Solid Waste/Recycling Coordinator Rob Van Orsow, Deputy City Attorney Mark Orthmann, and Administrative Assistant Tina Piety. CALL TO ORDER Chair Bronson called the meeting to order at 6:30 P.M. APPROVAL OF MINUTES The minutes of March 15, 2017, were approved as presented. AUDIENCE COMMENT None ADMINISTRATIVE REPORT None COMMISSION BUSINESS Public Hearing -Multi-Family Housing Proposed Text Amendments Chair Bronson re-opened the public hearing . Principal Planner Clark delivered the staff report. She went over the background, summary of the proposed amendments, a procedural summary, summary of comments, Planning Commission decisional criteria, and the Mayor's recommendation. Solid Waste/ Recycling Coordinator Van Orsow delivered the staff report on the solid waste proposed amendments. He went over the background and a summary of the proposed amendments. He stated that the city is proposing the addition of surface water protection provisions. Chair Bronson opened the hearing to public comment. Cheryl Hurst, 3416 S 3681h Pl, Auburn -She lives in the Federal Way school and fire districts and uses the Federal Way Police at times. She stated no one is thinking of the impact this will have on our infrastructure ( especially schools, and fire and police protection). There is no money available to deal with this. Every time you allow multifamily to be built, it has an impact on those in and out of the city. They will negatively affect the schools, roads, and fire and police protection. You can't predict how many cars people will have or how many children. Schools are under budget. You can't do this. This K:\Planning Commission\2016\Meeting Summary 04-05-17 doc 141 Planning Commission Minutes Page 2 April 5, 2017 isn't about low income. It isn't about people who can't afford homes. It is about managed growth. Don't overburden fire, police, and schools. Talk to people about what is happening. Even with my Auburn address, I work and shop in Federal Way and feel this is my city. Nicki Olivier Hellenkamp, Housing Development Commission -The Housing Development Commission supports policy# 14. Several Washington cities have similar programs. They support it because it ensures housing is safe and healthy. It protects the investment in housing made by the owner. She noted that indoor air quality can lead to asthma (many times due to mold). These types of programs are beneficial and she requests you to ask Council to pursue it. Monte Powell, 29607 881h Avenue South-He has developed senor housing in the city for many years. He stated the proposed amendments try to include a lot under one umbrella. He believes the amendments should give the Community Development Director power to deal with unusual issues . He is concerned with the surveillance proposals; they may conflict with state code. He feels the city should slow down the process and get more input from citizens and developers. There is some inherent conflict with the development community. He will submit comments in writing. Alex Kim, Bellevue -He has been a developer and investor in Federal Way since 2000. It seems to him the Council changes ordinances every three years. In 2010 there was a large code change (on the Community Business zone, which includes senior housing) that involved many citizens and much research was done on the issue. Now the city is changing the ordinance again. This only leaves developers confused. Once you have a big project, the city changes ordinance. How can we do business if the ordinances keep changing? Commission O'Neil asked Mr. Kim what changes the proposed amendments will bring to him. Mr. Kim replied that he is in process of developing a 500 unit multifamily (senior housing) project. Since the city did all that research in 20 l O and made changes based on that, why more now? The city needs an unchanging plan for the next 20 to 30 years. With a 500 unit proposal, any changes could cost him millions. Tim Matelich, USA Realty-He works with Mr. Kim on the property in Federal Way . Has a senior citizen project, there will not be a lot of traffic and no impact to schools. They hope to come in for building permits in next 30 days. Chair Bronson closed public testimony. Commissioner O'Neil thanked those who commented. He stated that city officials have a difficult position. They want the city to grow and be economically viable, but also to have a city that protects the environment and the people that live in it. He noted the city infrastructure is not keeping up with the changes. He asked Principal Planner Clark for a brief synopsis of what areas the proposed amendments will happen in. She responded the proposed amendments will bring changes to parking, private open space, design guidelines, increased setbacks, and solid waste changes. Vice-Chair Medhurst commented that this is a very complex issue. Staff has done a very good job understanding that not all can be done in the Council's timeline . Is there a legal liability to the city to extend the moratorium? Deputy City Attorney Orthmann replied that the moratorium can be extended per a public hearing. Director Davis stated that at their meeting, the Council stated they would not approve a further extension. He further stated that these proposed amendments are a first step and not a solution to all problems. As developments come in, the staff may determine the proposed amendments are not working well. It is likely there will be issues in the future that will need to be addressed at that time . Commissioner Elder commended staff for their work. She stated that while it may be disturbing to developers, it is best for the city to consider changes. It is what needs to be done to become the city we what to be. I K:\Planning Commission\2016\Meeting Summary 04.05-17 doc 142 Planning Commission Minutes Page 3 April 5, 2017 Commissioner Murrietta stated he is in favor of proposed amendments. The impact to the city of developments affects our quality of life; it is not simply just adding 500 new units, the city needs to deal with traffic and parking. He is impressed by the work done by the staff. He would like more time to consider the proposals-it needs to be done right, not just done. Commissioner Noble-Gulliford commented that this is a huge undergoing for staff. She has mixed feelings about the moratorium and where we are going as a city. She also would like more time to absorb this proposal. She understands the need to have the certainty ofregulations in place (citizens are torn; the city is adding new police officers; and there are school, park, road, and traffic issues), but this is a very small part of the solution . Our citizens are looking for more. Sound Transit light rail has been approved and the Commons has been sold during this second moratorium , we are likely looking at significant changes to our city center, we need to consider this and transit oriented development as part of this proposal. She came prepared not to vote on current proposal because the city needs to address larger concerns as we) I. Chair Bronson also thanked staff for their work. To address Mr. Kim's concerns, the city has to address solid waste management and parking issues. In regards to Mr. Powell concern about surveillance and how do we monitor, but not invade people's space, there is no good answer. He commented that he works in the shipping industry and even with strict surveillance and regulations, they still have accidents. Vice-Chair Medhurst commented that he believes the moratorium was put into place to mitigate the effect multifamily develop has on the community; but the proposed amendments do not address the community as a whole (schools traffic, etc.). The city needs to address community as a whole; he feels the proposed amendments do not address the intent of the moratorium. Commissioner Elder moved to adopt the proposed amendments with the addition that the proposed changes to parking for senior housing be removed. The motion died for the lack of a second. Commissioner Noble-Gulliford moved to forward the proposed amendments without a recommendation (seconded by Vice-Chair Medhurst). Commissioner O'Neil asked how this motion will deal with the concern of addressing the whole community. Commissioner Elder commented that she opposes the motion because by passing it the Commission evades doing their job of making a recommendation to the Council. Commissioner Noble-Gulliford commented that she hopes this motion will encourage the Council to extend the moratorium, thereby giving m ore time to deal with the issues. The vote was held with three in favor and two opposed; the motion passed. Chair Bronson closed the public hearing. ADDITIONAL BUSINESS Vice-Chair Medhurst commended the Commissioners. He believes the Commissioners did a good job and hopes the City Council will consider extending the moratorium. Chair Bronson thanked all who gave public comment. ADJOURN The meeting was adjourned at 8:10 P.M. K:\Planning Commission\2016\Meeting Summary 04-05-17,doc 143