Planning Commission PKT 06-06-2018City of Federal Way
PLANNING COMMISSION
June 6, 2018 City Hall
6:30 p.m. Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLL CALL
3. APPROVAL OF MINUTES
May 16, 2018
4. AUDIENCE COMMENT — UNRELATED TO COMMISSION BUSINESS
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
• PUBLIC HEARING:
Recommendation on Mayor's Proposed Design Standards for All
Self -Storage Units Proposed within the City of Federal Way and
Disallowing New Self -Storage in Neighborhood Business Zones
o Staff Presentation
o Citizen Comment
o Planning Commission Deliberation
o Planning Commission Recommendation to the City Council
7. ADDITIONAL BUSINESS
8. ADJOURN
Commissioners
Wayne Carlson, Chair
Tom Medhurst
Lawson Bronson, Vice -Chair
Hope Elder
Dawn Meader McCausland
Tim O Neil
Diana Noble-Gulliford
Anthony Murrietta, Alternate
Dale Couture, Alternate
K:\Planning Conmission\2018VAgmdaWgnda 06-06-18.doe
City Staff
Robert "Doc" Hansen, Planning Manager
Margaret Clark, Principal Planner
E. Tina Piety, Administrative Assistant
253-835-2601
www. citvoffederalway. com
CITY OF FEDERAL WAY
PLANNING COMMISSION
May 16, 2018 City Hall
6:30 p.m. City Council Chambers
MEETING MINUTES
Commissioners present: Wayne Carlson, Hope Elder, Diana Noble-Gulliford, Dawn Meader McCausland,
Tim O'Neil, and Dale Couture. Commissioners absent: Lawson Bronson (ex), Tom Medhurst (ex), and
Anthony Murrietta (ex). City Staff present: Planning Manager Robert "Doc" Hansen, Principal Planner
Margaret Clark, Senior Planner David Van De Weghe, Deputy City Attorney Mark Orthmann, and
Administrative Assistant E. Tina Piety.
CALL TO ORDER
Chair Carlson called the meeting to order at 6:31 P.M.
APPROVAL OF MINUTES
The minutes of March 21, 2018, and April 4, 2018, were approved as presented.
AUDIENCE COMMENT
None
ADMINISTRATIVE REPORT
Planning Manager Hansen let the Commission know that the first reading of the proposed amendments to
the docket process was approved and forwarded to the second reading by the City Council. Staff is working
on finalizing the Planning Commission Work Program. He noted that most items are changes in regulations.
Planning Manager Hansen asked Chair Carlson to reverse the order of the Commission Business items. It
was agreed.
COMMISSION BUSINESS
Discussion of Changes to FWRC 19.142.060 for Floodplain Permits
Planning Manager Hansen delivered the staff presentation. He presented a map on screen that showed a
floodplain within the city and two structures. He used it to display when a structure encroaches on the
floodplain and therefore, would require a floodplain permit. The city does not currently have a floodplain
permit and is required by the state to have one. The purpose of the floodplain permit is to allow
Community Development, Public Works, and the state's Department of Ecology know what activities are
happening in the floodplain. The city's shorelines are along Puget Sound and are small in regards to
floodplains. The permit will be required of anyone seeking to develop property on the shoreline where a
structure touches a flood area. A number of changes will need to be made, including eliminating one
duplicate chapter.
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May 16, 2018
Commissioner O'Neil asked isn't the shoreline regulated by the state's Shoreline Management Program
(SMP)? If the city implements a floodplain permit, would an applicant have to submit one to the city and
to the state? Planning Manager Hansen replied that yes, shorelines are regulated by the state, but through
the city's SMP. An applicant would only be required to submit one floodplain permit to the city that the
state would access if needed. Commissioner O'Neil asked isn't FEMA the only one who designates the
floodplain? Planning Manager Hansen replied that they are and the city uses FEMA's floodplain maps.
Planning Manager Hansen noted that the SMP deals mainly with the environment and the floodplain
permit with the placement of any structures. Commissioner O'Neil inquired if the proposed amendments
will make the current regulations stricter. Planning Manager Hansen replied that they will not. The city
will be using the building codes. The proposed change will mean changes to the upcoming SMP update.
Commissioner Noble-Gulliford thanked Planning Manager Hansen for providing the map. It has helped her
understand the issues. How will existing structures be treated? Planning Manager Hansen replied they will
be treated as they are under the SMP, which depends upon if they applicant wants to expand a structure.
Chair Carlson suggested staff provide guidance to applicants that they may be in a flood hazard area and
explain what their obligations are.
Commissioner Meader McCausland would like to see comparisons. Also, she asked what outreach will be
made to affected property owners. Planning Manager Hansen replied the city will follow the current
public notice process.
Discussion of Regulations upon Self -Storage Facilities/Announcement of Hearing
Senior Planner Van De Weghe delivered the staff presentation. He recapped the discussion and
Commissioner comments from the March 2018 work session. He stated that this discussion is for the
Mayor's recommendation, while the March discussion was for the staff's recommendation. The Mayor's
recommendation is as follows:
1. Eliminate the use from the BN zone to preserve the neighborhood compatibility of such zones; and
2. Permit self -storage development within the BC and CE zones provided they meet the design
standards listed.
Senior Planner Van De Weghe showed Commissioners maps of the BN, BC, and CE zones. He also
discussed existing self -storage standards. He presented street -level photos and discussed the proposed
standards. He stated the proposal will be presented to the Land/Use Transportation Committee meeting in
July, with City Council first reading in July and second reading in August. If the proposed amendments
are adopted in August, this schedule will ensure it is done before the self -storage moratorium ends in the
first week of September.
Commissioner Elder commented that she opposes most of the proposed amendments. She feels the city is
singling out one type of business to impose strict regulations on. She does not see any reason they should
be banned from the BN zone. She stated that self -storage owners would not locate in Federal Way if they
didn't see the need. In addition, many of them are already utilizing many of the proposed design standards
in their plans and she sees no need for the city to require them.
Chair Carlson opened the meeting to public testimony.
Jeff Carpenter — He lives in Mukilteo and is one of the applicants for a self -storage project that
just missed being grandfathered. He doesn't see why the city wants to restrict self -storage
facilities from the BN zone. He stated that when he drives through the city's various zones, he
doesn't see a difference in the different commercial and retail zones. He stated that the land they
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Planning Commission Minutes Page 3 May 16, 2018
are proposing to locate a self -storage facility on is in poor shape and would be unlikely to draw
another type of user. It is an underused and difficult to build site. They are not planning on a large
facility and are planning on utilizing many of the suggested design standards. He read from the
comprehensive plan regarding the use of the BN zone and feels a self -storage facility fits those
uses. Customers want a facility near their home. They want to be able to multi -task, such as
visiting their storage unit and grocery shopping during the same trip.
Commissioner O'Neil feels the real issue is economics. The city has only so much open zoning and wants
to save what exists in order to attract living -wage jobs. Are there current standards for self -storage units?
Planning Manager Hansen replied that there are, but they are very minimal and do not achieve the results
the proposed design standards will.
Commissioner Meader McCausland asked staff to compare the existing and proposed design standards.
She asked if the proposed standards would be required or recommended. Senior Planner Van De Weghe
replied they would be recommended to allow the director room to approve a superior design.
Commissioner Meader McCausland commented that at the March meeting, the proposal was made to
allow self -storage facilities in the BN zone with a more rigorous land use process. Is this still included?
Senior Planner Van De Weghe responded that the Mayor has chosen not to include that proposal.
Commissioner Noble-Gulliford asked that since people like to multi -task, could self -storage facilities be a
mixed-use. Senior Planner Van De Weghe replied that self -storage facilities may be a mixed-use under
the existing and proposed design standards.
Commissioner Meader McCausland asked if staff would support allowing self -storage facilities in the BN
zone only if they are a mixed-use project. Senior Planner Van De Weghe responded that it could be done,
but staff feels that would not meet the comprehensive plan intent of a pedestrian -friendly environment.
Commissioner Meader McCausland inquired how do the proposed design standards compare to those of
warehouses and distribution centers. Senior Planner Van De Weghe replied that the proposed design
standards are more rigorous than those for warehouses and distribution centers. The reason for this is that
warehouses and distribution centers are located in the CE zone, which is intended for them, while other
zones that allow self -storage facilities are intended to be more people friendly.
Commissioner Noble-Gulliford commented that we are discussing self -storage facilities in the context of
them being auto -centric. However, millennials and others are moving away from using cars and maybe
the discussion is too auto -centric. Has staff considered allowing self -storage facilities as part of multi-
family projects? Senior Planner Van De Weghe commented that staff has noted the trend. There is
nothing in the code that would prevent a developer including a self -storage facility as part of a multi-
family project.
Commissioner O'Neil asked what percentage of self -storage facilities are being used for business for
overflow storage, or storage of products in order to be closer to customers and able to quickly deliver
them (i.e. Amazon). Mr. Carpenter commented that nationally it is 30 percent. Senior Planner Van De
Weghe commented that staff has talked to facility owners and were told it is a large percentage.
Commissioner Elder is concerned that the proposed design standards could be costly for the developer
and might drive up the rental cost to the consumers.
Chair Carlson commented that he feels the city does need design standards to screen the site and it makes
sense to him to require interior entries. He agrees that he does not perceive a difference in the character of
the various zones. He is not opposed to having self -storage facilities in the BN zone and suggests they be
more limited in size than other zones. He would like to see pictures of what self -storage facilities would
look like under the proposed design standards.
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Planning Commission Minutes Page 4 May 16, 2018
Commissioner Couture commented that he has no problem with allowing them in the BN zone. He noted
that many of the pictures shown are of older developments that would not be allowed under the existing
standards. He also would like to see pictures of what self -storage facilities would look under the proposed
design standards.
Planning Manager Hansen commented that staff will take into consideration comments made at tonight's
meeting. The proposed design standards are being made in relation to the existing comprehensive plan
intentions. If self -storage facilities want to locate within the city they will find a way do so, regardless of
the design standards. He asked Commissioners to consider what kind of environment they want to see in
the city and whether the proposed design standards will contribute to achieving that vision as opposed to
the existing standards.
ADDITIONAL BUSINESS
None
ADJOURN
The meeting adjourned at 7:45 P.M.
K1PIa ing Co=ission\2016\Meeting Su nmary 05-16.18.doc
4ik
CITY OF
Federal Way
PLANNING COMMISSION
STAFF REPORT
DATE: June
TO: Planning Commission
VIA: Jim Ferrell, Mayor
FROM:
Brian Davis, Community Development Director
Robert "Doc" Hansen, Planning Manager
SUBJECT: Amendments to FWRC Title 19, "Zoning and Development Code" Related to Design
Guidelines For Self -Service Storage Facilities
I. BACKGROUND
From 2016 to 2017, the city received 10 proposals for new self -storage facilities. If all the proposed
facilities were completed, the number of self -storage businesses in the city would almost triple. Those
that had applied for land use and building permits were vested and when completed will more than double
the number of storage units in the City, far outpacing projected population growth.
On September 5, 2017, City Council, upon learning of this growth, adopted a 12 -month moratorium on
new self -storage facilities. Council directed staff to study the local growth of self -storage business and
review development regulations to ensure they meet the intent of the Comprehensive Plan while still
meeting the needs of the City's population. They also suggested staff examine potential design standards
that could be adopted to make such facilities compatible with surrounding environments.
It has been brought to the staff's attention that the number of storage units within an area relates to the
amount of available storage square footage per person. Research shows that the amount of storage space
does not reach a saturation point until there is 11 to 12 sq. ft. of storage space per person in a three mile
radius from a given storage site. In 2016, according to several self -storage developers, Federal Way's
number was approximately 6 sq. ft. per capita, thereby explaining the rapid increase in self -storage
activity. Research also indicates that Federal Way, with its major thoroughfares and intense retail market
area, is a favorable place for those in the industry to locate. When any business locates upon the major
thoroughfares, it provides an image of the City to the passing resident or traveler. It is therefore necessary
to have appropriate design standards to present the type of image that local residents and decision -makers
wish to present to the public as expressed in our marketing of the City and outlined within the
Comprehensive Plan.
Staff examined various jurisdictions to see how they deal with self -storage development and found that
many surrounding jurisdictions have more strict design standards and/or land use requirements than the
City of Federal Way with regards to such facilities. Their design standards are intended to provide the
atmosphere intended to project to the public. These jurisdictions do not deny the development of self -
storage within the jurisdiction. They only attempt to ensure the compatibility of such development with
the environment the Plan encourages. Amendments to our Code are necessary to ensure that self -storage
businesses locate in areas appropriate for such activity, are held to higher design standards than now exist
to meet our image objectives, and are compatible with surrounding environments.
IL CURRENT STANDARDS
Federal Way Revised Code (FWRC) defines self-service storage facilities as "a structure or group of
structures for the storage of personal property where individual stalls or lockers are rented out to different
tenants for storage" (FWRC 19.05.190). Self -storage facilities are permitted via Use Process II and III
(administrative approval) in three zoning districts, which are the Neighborhood Business (BN), the
Community Business (BC) and Commercial Enterprise (CE) zones. Each of these zones has a specific
purpose including:
Neighborhood Business (BN) "Is intended to provide convenient goods (e.g., groceries and
hardware) and services (e.g., dry cleaners, dentist, bank) at a pedestrian and neighborhood scale
close to adjacent residential uses" (Federal Way Comprehensive Plan, 2015).
Community Business (BC) "To allow a broad mix of uses, including general, specialty, and
service retail; commercial; office; commercial/residential mixed-use; and supportive uses. This
designation envisions mid -rise (three to seven stories), high quality developments containing a
vibrant and compatible mix of well integrated and designed pedestrian -oriented and auto -oriented
uses" (Federal Way Comprehensive Plan, 2015).
Commercial Enterprise (CE): "Is primarily intended to capture the demand for a diverse mix of
industrial, office, and retail sales and services, arrayed in well integrated, high quality
developments. Housing is not contemplated for this designation" (Federal Way Comprehensive
Plan, 2015).
Self -storage businesses are large-scale and auto -centric. They conflict with the stated purpose of the BN
zoning district—to provide a pedestrian environment with businesses designed to serve the neighborhood.
While such businesses may provide service to a market area as defined by the developer, the nature of the
self -storage often aligns more closely to the purposes of the BC and CE districts, and therefore, should be
restricted to these zones.
For self -storage facilities, FWRC currently requires building fagade modulation, entrances oriented
toward the right-of-way, pedestrian pathways, landscaping and Crime Prevention through Environmental
Design. Self -storage building height is limited to 35 ft. in the BN zone, and 55 ft. in the BC and CE
zones.
III. PROPOSED CHANGES TO CODE
Staff has examined self -storage regulations from other jurisdictions, both within and outside the Puget
Sound Region. The following code revisions are recommended in order to better meet land use goals
from the Federal Way Comprehensive Plan.
1. Eliminate all use of self -storage in the Neighborhood Business (BN) zoning district section of the
Code (FWRC 19.215).
2
2. Adopt the following design standards for self -storage in the Community Business (BC) and
Commercial Enterprise (CE) zoning districts including:
a. Permitting self-service storage facilities only within multistory structures designed to
emulate multifamily or office buildings. The accompanying graphics supplied by the
staff shows how such a standard will encourage increased intensity in business areas.
Figure 1 — Multistory Structure, Allowed
Figure 2 —Structure, Not Allowed For Lack of Height
b. The ground floor transparency requirements of the commercial districts design guidelines
shall also apply to each floor above the ground floor of a self-service storage facility
building that is visible from a street or from a residentially zoned area. Such a standard
will allow vision of an active business area as intended by the adopted plan.
Figure 4 — Building Transparency, Allowed
Figure 5 — Building Transparency, Not Allowed For Lack of Transparency
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4
c. Require variation for any roof lines which exceed fifty (50) feet in length discouraging
the sometimes boxy appearance of self -storage buildings. Roof line variation shall be
achieved using one (1) or more of the following methods:
i. Vertical offset ridge line, intended to break up long rooflines; or
ii. Horizontal offset ridge line, meant to vary long building facades; or
iii. Variations of roof pitch, designed to provide visual appeal.
Figure 6 — Roof Line Variation, Allowed
Figure 7 — Roof Line Variation, Not Allowed For Lack of Variation
d. The maximum building length is one hundred (100) linear feet, regardless of modulation,
for any facade located within fifty (50) feet of and facing a residential zoned property or
right-of-way.
e. All storage units shall gain access from the interior of the building(s) or site — no unit
doors may face the right-of-way or be visible from off the property.
Figure 8 — Interior Unit Access, Allowed
Figure 9 — Interior Unit Access Design, Not Allowed For Lack of Interior Access .
E Fencing: Low -maintenance material with articulation and/or prominent posts located at
intervals no greater than twenty-five (25) feet. Chain link fencing is not permitted.
0
IV. TIMELINE
The actions that have occurred and the anticipated timeline for completion of the code amendments process
are shown below:
1. Planning Commission discussions — March 21, 2018 and May 16, 2018
2. Notice of Planning Commission Public Hearing — May 18, 2018
3. SEPA DNS Notice issued — May 18, 2018
4. 14 Day Comment Period Ends — June 1, 2018
5. Planning Commission Public Hearing — June 6, 2018
6. 21 Day Appeal Period Ends — June 8, 2018
7. Land Use/Transportation Committee Public Meeting — July 2, 2018
8. City Council Public Meeting 1't Reading of Ordinance — July 17, 2018
9. City Council Public Meeting 2"d Reading of Ordinance — August 14, 2018
10. Notice in Newspaper — August 17, 2018
11. Ordinance Effective — August 21, 2018
12. Moratorium Ends — September 5, 2018
V. MAYOR'S RECOMMENDATION
1. Eliminate the use from the BN zone to preserve the neighborhood compatibility of such
zones; and
2. Permit self -storage development within the BC and CE zones provided they meet the
standards listed above.
LIST OF EXHIBITS
Exhibit A Self -Service Storage Design Guidelines Summary
Exhibit B Proposed Self -Service Storage Design Guidelines
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EXHIBIT B
PROPOSED SELF-SERVICE STORAGE DESIGN GUIDELINES
(REVISIONS IN RED TEXT)
Chapter 19.115 FWRC
COMMUNITY DESIGN GUIDELINES
Sections:
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.
19.115.105 Self-service storage 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 (OPTED) 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:
(i) Natural surveillance. This focuses on strategies to design the built environment
in a manner that promotes visibility of public spaces and areas.
Exhibit B Page I of 25
(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(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-
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, 11-5-13; 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. 97-291, § 3, 4-1-97; Ord. No. 96-271, § 3,
7-2-96. Code 2001 § 22-1631.)
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 this title, Zoning and Development Code. Project
Exhibit B Page 2 of 25
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. 17-834, § 6, 5-16-17; 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. 97-291, § 3, 4-1-97; Ord. No. 96-271, § 3,
7-2-96. Code 2001 § 22-1632.)
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 emergency 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 Illuminating Engineering Society (IES) Lighting
Handbook.
(3) Ensure that the lobby and the area immediately 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 visible 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 laundry 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.
(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.
(10) Control access into the building by locking 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 chains (night latches) on resident doors.
(12) Install a functioning high quality video monitoring system with cameras located in the
lobby, elevator, playground, and parking lot.
(13) Keep plants and shrubs trimmed to provide for visibility 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.
(Ord. No. 17-834, § 7, 5-16-17.)
19.115.050 Site design — All zoning districts.
(1) General criteria.
Exhibit B
Page 3 of 25
(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 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).
Exhibit B Page 4 of 25
(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.
(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 19.115.060(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.
Exhibit B Page 5 of 25
PrdssWan pa*mays Nom R.O.W.
Figure 1— FWRC 19.115.050(4)
peg*Itr4n connecWns
Figure 2 — FWRC 19.115.050(4)
(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:
Exhibit B Page 6 of 25
(i) Service yards and loading areas shall be designed and located for easy access
by service vehicles and tenants and shall not displace required landscaping,
impede other site uses, or create a nuisance for adjacent property owners.
(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.
Trash and storage areas
Figure 3 — FWRC 19.115.050(6)
��I1i11[NulNlrllEltlrt[IIIH[n� •tr�l
i�
—.. 111 lot
Loading areas
Figure 4 — FWRC 19.115.050(6)
(b) Site utilities shall comply with the following:
Exhibit B Page 7 of 25
(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.
Exhibit B Page 8 of 25
Emphasizing nalural topography
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.
Exhibit B Page 9 of 25
Incorporating modtfttons
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 11 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.
D
*Oto
*0*
Ift
Incorporadnil landscaped 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.
Exhibit B Page 10 of 25
k=rporahn0 canopy/arcadt
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.
lncorporatkV pedestrian 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, 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.
Exhibit B Page 11 of 25
Budding ank-ulaiivn
Accessory Elements
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(22) and subsection (3)(a) of this
section:
(i) Showcase, display, recessed windows;
(ii) Window openings with visible trim material, or painted detailing that
resembles 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
Exhibit B Page 12 of 25
(viii) Landscaped public plaza(s) with space for vendor carts, concerts and other
pedestrian activities.
V
Showcau windows Vertical trellis
;upplemental guidelines.
Figure 12 — FWRC 19.115.060(3)
Landscaping
r
A1 a 1 ti I or
ArtwOrir•Murai
Arch"crwst Natures Aichischiral features Material variations Landscaped public pkszas
Figure 13 — FWRC 19.115.060(3)
(4) Methods to reduce building massing. The following is a nonexclusive 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.
(Ord. No. 17-834, § 8, 5-16-17; 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.)
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 corners to optimize
pedestrian access and use.
Exhibit B Page 13 of 25
t
Landscaping
r
A1 a 1 ti I or
ArtwOrir•Murai
Arch"crwst Natures Aichischiral features Material variations Landscaped public pkszas
Figure 13 — FWRC 19.115.060(3)
(4) Methods to reduce building massing. The following is a nonexclusive 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.
(Ord. No. 17-834, § 8, 5-16-17; 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.)
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 corners to optimize
pedestrian access and use.
Exhibit B Page 13 of 25
Shared public spacestplazas
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(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 § 22-1636.)
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.
II L II it it 1 It U II �
f "
It
Residential ground levet facade elements
Figure 15 — FWRC 19.115.080(1)
Exhibit B Page 14 of 25
(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(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 § 22-1637.)
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.
(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.
0) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
Exhibit B Page 15 of 25
F
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)
(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.
Exhibit B Page 16 of 25
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.
(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.
Exhibit B Page 17 of 25
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 (1)(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).
(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:
Exhibit B Page 18 of 25
(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 streetscape amenities. At least 40 percent of any
ground level principal facade located along a right-of-way must contain
transparent glass. Landscaping shall be used to define and highlight building
entrances, plazas, windows, walkways, and open space, and may include
container gardens, wall and window planters, hanging baskets, seasonal beds,
trellises, vines, espaliered trees and shrubs, and rooftop gardens. Landscaping
should not block views to the building or across the site. Foundation landscaping
may be used to enhance but not replace architectural treatments.
(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 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 -
Exhibit B Page 19 of 25
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 19.115.060(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.
(j) For residential uses, subsections (1)(g) through (j), (1), (m), (o), (q), and (r) of
this section shall apply.
(4) For all residential zones.
(a) Nonresidential uses. Subsections (1)(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 (1)(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, 1-16-01; Ord. No. 99-333, § 3, 1-19-99;
Ord. No. 96-271, § 3, 7-2-96. Code 2001 § 22-1638.)
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
Exhibit B Page 20 of 25
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(15)), 5-15-07; Ord. No. 06-515, § 3, 2-7-06; Ord. No. 03-443, § 3, 5-20-03. Code
2001 § 22-1639.)
19.115.105 Self-service storage uses.
In all zoning districts where such uses are permitted the following shall apply:
(1) Self-service storage facilities are only permitted within multistory structures designed
emulate multifamily or office buildings. Self-service storage facilities buildings shall
incorporate architectural and design features common to commercial and/or multifamily
Exhibit B Page 21 of 25
development. Examples of such architectural and design features include but are not limited to:
massing_ proportion facade modulation, exterior building materials and detailing, varied roof
line, pedestrian scale, fenestration, and repetition.
(2) At least 40 percent of each floor of any principal facade located along a right-of-way must
contain transparentlg ass.
(3) Roofline variation is required for any roof lines that exceed fifty (50) feet in length. Roof line
variation shall be achieved using one (1) or more of the following methods:
(a) Vertical offset ridge line; or
(b) Horizontal offset ridge line; or
(c) Variations of roof pitch.
Figure 22 — FWRC 19.115.105(3)
ROOF PITCH VARIATION
VERTICAL OFFSET RIDGE
30'
25'---
r 40 -�
OFFSET RIDGE
Roofline Variation
(4) The maximum building facade length is one hundred (100) linear feet, regardless of
modulation for any facade located within fifty (50) feet of and facing a residential zoned
property or right-of-way.
(5) All storage units shall be accessed from the interior of the building(s) or site — no unit doors
may face the right-of-way or be visible from adjacent properties.
(6) Chain-link fences shall not be allowed.
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:
Exhibit B Page 22 of 25
(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(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-
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, 19.215.150, 19.220.080, 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.
Exhibit B Page 23 of 25
(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 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. A minimum of 48 square feet with a minimum dimension of six feet will
be credited to usable open space.
(3) 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.
(4) 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
Exhibit B Page 24 of 25
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. 17-834, § 9, 5-16-17; 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.
(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.)
Exhibit B Page 25 of 25
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Work Session Comments — May 16, 2018
1. BN district is indistinguishable from other
districts.
2. Unfair to self-service storage. Industrial uses in
CE are not held to the same standard.
3. Instead of new design guidelines, require
screening.
4. Show us facilities allowed under current
regulations.
5. Provide a comparison of current vs. proposed
ordinance.
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Garage Town, S 344th St, built 2007
Design Standards
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Design Start ards
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Design Standards
c. Roofline Variation
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Design Standards
d. 100 ft. maximum fapde length
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Schedule:
• Planning Commission Public Hearing —June 6, 2018
• Land Use/Transportation Committee Public Meeting — July 2, 2018
• City Council Public Meeting 1St Reading of Ordinance — July 17,
2018
• City Council Public Meeting 2nd Reading of Ordinance — August 14,
2018
Mayor's Recommendation
1. Eliminate the use from the BN zone to preserve
the neighborhood compatibility of such zones;
and
2. Permit self -storage development within the BC
and CE zones provided they meet the design
standards listed., , ..., .. m
Total Units 1970 1980 1990 2000 2010 2020 Population
16000
100,000
14000
Raw
90,000
12000
�tP
Projected Units-
13,708 or 0.37 units
per household
80,000
10000
70,000
8000
---
Existing Units- 4,731
0.13 per
household
60,000
6000
---
-
50,000
4000
40,000
2000
30,000