Ord 96-271
ORDINANCE NO. 96-271
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF FEDERAL WAY, WASHINGTON, ADDING A NEW
ARTICLE XIX TO CHAPTER 22 OF THE FEDERAL WAY
ZONING CODE, ADOPTING COMMUNITY DESIGN
GUIDELINES
WHEREAS, the City Council of the City of Federal Way
determined
it
was
necessary
to
establish
conununity
design
guidelines to implement the land use direction outlined in the
recently adopted Comprehensive Plan; and
WHEREAS,
amendments to the FWCC text are authorized
pursuant to FWCC sections 22-216 and 22-217 pursuant to Process IV
review; and
WHEREAS, the Federal Way City Council has considered a
proposed change to the FWCC relating to Conununity Design Guidelines
("Proposal"); and
WHEREAS, the Federal Way City Council, pursuant to FWCC
22-517, having determined the Proposal to be worthy of legislative
consideration, referred the Proposal to the Federal Way Planning
conunission for its review and reconunendation; and
WHEREAS, the public was given opportunities to conunent on
the Proposal at "City Shape" open houses held in 1992, 1993, and
1994 and at code revision public meetings held in June and July
1995; and
WHEREAS,
the Federal Way Planning Conunission,
having
considered the Proposal at public hearings on October 11, 1995,
ORD #96-271, PAGE 1
October 18, 1995, October 25, 1995, November 1, 1995, November 8,
1995,
November
15,
1995,
November
29,
1995
December
6,
1995,
January 3, 1996, January 10, 1996, January 17, 1996, January 31,
1996, February 7, 1996, February 14, 1996, and February 21, 1996
pursuant to FWCC section 22-523, and all public notices having been
duly given pursuant to FWCC section 22-521; and
WHEREAS,
fC!llowing the public hearings,
the Planning
commission submitted to the Land Use and Transportation committee
of the City Council its recommendation in favor of proposed
Community Design Guidelines; and
WHEREAS, the environmental impacts of the proposed
Community Design Guidelines were evaluated in an Environmental
Impact Statement Addenda published on June 20,1995 and September
12, 1995, pursuant to the State Environmental Policy Act; and
WHEREAS, the Federal Way Land Use and Transportation City
Council Committee convened public hearings on April 15, 1996, may
6, 1996, May 13, 1996, and May 20, 1996 as a committee of the whole
City
Council
to
consider
the
recommendation
of
the
Planning
commission and has moved to forward the Proposal, with amendments,
to the full City Council; and
WHEREAS, there was sufficient opportunity for the public
to comment on the Proposal; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DOES HEREBY ORDAIN AS FOLLOWS:
section
1.
Findinqs.
After
full
and
careful
consideration, the city Council of the City of Federal Way makes
ORD #96-271, PAGE 2
the
following
findings
with
respect
to
the
Proposal
and
the
proposed amendments to the Federal Way City Code ("FWCC");
1.
On
November
21,
1995,
the
Federal
Way
City
Council
adopted a comprehensive plan pursuant to the authority granted in
RCW
Chapter
36.70A,
as
amended,
and
RCW
Chapter
35A.63,
in
Ordinance No. 95-248; and
2.
The City i~ required to enact development regulations
that are consistent with and
implement the comprehensive plan
pursuant to 36.70A.120 RCW; and
3.
The proposal
is consistent with and implements those
comprehensive plan land use goals,
and policies,
that apply to
quality design in commercially-zoned areas of the City; and
4.
The
environmental
impacts
of
the
proposed
design
guidelines were evaluated in an Environmental Impact statement
Addenda published
on June
20,
1995,
and
September,
12,
1995,
pursuant to the State Environmental Policy Act; and
5.
The proposal was developed over several months of public
review
and
discussion with
Federal
Way
citizens
and
business
representatives,
involving a series of developer forums held in
spring of 1994 to discuss potential revisions to commercial zoning
regulations in order to facilitate development, and which included
developers,
realtors,
contractors,
consultants,
leasing agents,
lenders, landowners, current and former applicants; and in public
meetings on June 5, June 22, July 11, and July 25, 1995, to review
and evaluate the proposed community design guidelines; and
ORD #96-271, PAGE 3
6.
The Planning Commission,
following notice thereof as
required by RCW 35A.63.070, held work sessions and public hearings
on the proposal in 1995 on October 11, 18, 25, November 1, 8, 15,
29, December 6; and in 1996 on January 3, 10, 17, 31, February 7,
14,
21,
and has considered the testimony, written comments, and
material from the public by and through said hearings; and
7.
The
propos,al
will
promote
quality
in
the
built
environment by establishing commercial design guidelines, and will
achieve the comprehensive Plan vision for the appropriate urban
form and scale; and
8.
Environmental and aesthetic design is an integral part of
the planning process that promotes the health, safety, welfare, and
economic development of the community, and is a proper and
necessary concern of local government; and
9. Community design guidelines will guide orderly and
harmonious development, promote design and construction standards,
improve the visual and functional quality of the built environment,
protect
and
enhance
property
values,
optimize
use
of
land,
contribute to a sense of place and community character, enhance the
desirability of residence, investment and occupation in the City,
provide flexibility and innovation in site design and collaborative
decision making, balanced with predictability, and will not unduly
burden the process of development review; and
10.
Community
design
guidelines
will
facilitate
the
transition from a suburban bedroom community to a full service city
with a distinct identity.
ORD #96-271, PAGE 4
Section 2.
conclusions.
Pursuant to FWCC Section 22-217
and based upon the Findings set forth in Section 1, the Federal Way
City Council makes the following Conclusions of Law with respect to
the decisional criteria necessary for the adoption of the Proposal:
1.
The Proposal is consistent with the Comprehensive Plan
because
it
is
supported
by
the
following
Federal
Way
Comprehensive Plan Policies:
Support the establishment of design and
performance standards to create attractive and
desirable commercial and office developments
(LUP3)¡
Develop design and performance standards for
multiple family developments to achieve
integration in commercial developments
(LUP22)¡
Encourage the establishment of street patterns
and amenities that encourage walking,
bicycling, and transit use (LUP25)¡
Encourage quality design and pedestrian and
vehicle circulation in office, commercial, and
business park developments (LUP31)¡
Encourage commercial development to locate
along the street edge to provide pedestrian
access. Provide pedestrian access between
developments and to transit stations (LUP32)¡
Encourage the transformation of the Pacific
Highway Community Business corridor into a
quality mixed-use retail area. Retail
development along the corridor, exclusive of
the City Center, should be designed to
integrate auto, pedestrian, and transit
circulation. Integration of public amenities
and open space into retail and office
development should also be encouraged (LUP39)¡
Integrate retail developments into surrounding
neighborhoods through attention to quality
design and function (LUP41)¡
ORD #96-271, PAGE 5
Encourage pedestrian and bicycle access to
neighborhood shopping and services (LUP42)¡
continue to
commercial
commercial
developer
(HP17)¡
permit mixed use residential/
development in designated
areas throughout the City. Include
incentives and design standards
Incorporate pedestrian and bicycle features as
design elements in the City Center (TP50)¡
Work to E;!xtend the existing system of
sidewalks, bikeways, and equestrian ways in
the City to provide safe access to public
transit, neighborhood and business centers,
parks, schools, public facilities, and other
recreational attractions (TP52)¡
The city will initiate a process to develop
high-quality urban design and infrastructure
standards for the City Center and business
park areas (EDP3)¡
The City will adopt design guidelines to
enhance the urban environment to retain and
attract businesses and residents (EDP13)¡
Develop an attractive city Center which will
attract quality development (CCP2)¡
Allow for a variety of uses and mixed use
development within buildings or complexes.
Ensure that mixed-use development complements
and enhances the character of the surrounding
residential and commercial areas (CCP7)¡
Revise local zoning codes, site planning
requirements and street design standards, as
necessary to establish a more pedestrian and
bicycle friendly environment (CCP19)¡
Encourage new development to include active
ground floor uses such as shops, community
services, office, and housing units (CCP20)¡
Develop clear and safe pedestrian paths
through large parcels to enhance the
pedestrian network (CCP21)¡
ORD #96-271, PAGE 6
site and screen parking lots to minimize
impact on the pedestrian environment (CCP22);
Connect the main entry of buildings to public
sidewalks by a clear, identifiable walkway
(CCP23);
Encourage public and private parking
structures (below or above ground) in the City
Center Core area (CCP42)¡
site and orient buildings and parking to allow
redevelopmert of surface parking (CCP45)¡
Design streets as public spaces, with
appropriate pedestrian ameni ties, trees,
sidewalks, bicycle paths, transit services,
street furni ture, and trash receptacles
(CCP49);
Encourage buildings to front public rights-of-
way, providing clear paths from the sidewalk
to all entries (CCP51)¡
2.
The proposed community design guidelines will bear a
substantial relation to public health, safety or welfare, by
implementing
related
policies
pertaining
to
commercial,
office,
and
industrial
zoning districts
of
the
city,
as
contained in the City's recently adopted Comprehensive Plan,
and
by recognizing that
site
and
building design
is
an
integral
part
of
the planning process
and
a proper
and
necessary concern of local government
in promoting the heath,
safety, welfare,
3.
The proposed community design guidelines will be in the
best interest of the residents of the City, by guiding orderly
and harmonious development, establishing minimum design and
construction standards, improving the visual and functional
ORD #96-271, PAGE 7
quality of the built environment,
protecting and enhancing
property values, and facilitating the transition of Federal
Way from a suburban bedroom community to a full service City
with a sense of place and character,
consistent with the
community's vision as embodied in the policies contained in
the City's recently adopted Comprehensive Plan.
Section 3. ,New Article.
A new Article XIX to Chapter
22, Zoning, of the Federal Way City Code is hereby added for the
establishment of community design guidelines,
and providing for
certain other matters in connection therein as contained in Exhibit
"A" attached hereto and incorporated by this reference.
section
4.
Severabilitv.
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
other persons or circumstances.
section 5.
Ratification.
Any act consistent with the
authority and prior to the effective date of this ordinance is
hereby ratified and affirmed.
section 6.
Effective Date.
This ordinance shall take
effect and be in force thirty (30) days from the time of its final
passage, as provided by law.
ORD #96-271, PAGE 8
PASSED by the City Council of the City of Federal Way this
Qrd day of JJJ.( , 1996.
CITY OF FEDERAL WAY
/7; ÍvtiJ A-Y'
MÁ OR, MARLON S. PRIEST
APPROVED AS TO FORM:
~
DI K. LINDELL
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
06-11-96
07-02-96
07-13-96
08-01-96
96-271
K:\ORDIN\DESIGN.GLN
ORD #96-271, PAGE 9
ARTIC� XIX. COMMUNITY DESIGN GUI�LINES
Sec. 22-1630. Purpose.
The purpose of this article is to:
(1) Adopt design guidelines f�
accordance with land use
Way Comprehensive Plan.
u commercial, o�ce, and industrial development in
and development policies established in the Federal
(2) Require minimum standards for design review to maintain and protect property
values and enhance the general appearance of the city.
(3) Increase flexibility and encourage creativity in building and site design, while
assuring quality development pursuant to the comprehensive plan and the
purpose of this article.
(4)
(5)
Achieve predictability in design review, balanced with administrative flexibility to
consider the individual merits of proposals.
Improve and expand pedestrian circulation, public open space, and pedestrian
amenities in commercial, office and industrial zoned areas of the city.
_.._.
Sec. 22-1631. Administration:
Applications under this article shall be processed as a component of FWCC Article V, Site
Plan Review, and the Director of Community Development Services shall have the
authority to approve, modify, or deny proposals under this article. Decisions under this
article will consider proposafs on the basis of individual merit, and will encourage creative
design alternatives in order to achieve the stated purpose and objectives of this article.
Decisions under this article are appealable using the appeal procedures of �WCC Article
V.
Sec. 22-1632. Applicability.
This article shall apply to all commercial, office, and industrial development applications
subject to FWCC Article V, Site Plan Review, which were submitted for site plan review
after July 1, 1996. Subject app.l�ications for remodeling or expansion of existing
developments shall meet only those provisions of this article that are determined by the
Director to be reasonably related and applicable to the area of expansion or remodeling.
This article in no way should be construed to supersede or modify any other city codes,
ordinances or policies that apply to the proposal.
Sec. 22-1633. Definitions.
(1) Arcade:.A linear pedestrian walkway that abuts and runs along the facade of a
building. It is covered, but not enclosed, and open at all times to public use.
Typically, it has a line of columns along its open side. There may be habitable
space above the arcade.
(2) Awning: A rooflike cover that is temporary or portable in nature and that projects
from the wall of a building for the purpose of shielding a doorway or window from
the elements.
(3) Canopy: A�manent, cantilevered extension of a b�fding that typically projects
over a pedestrian walkway abutting and running along the facade of a building,
with no habitable space above the canopy. A canopy roof is comprised of rigid
materials.
(4) Parking structure: A building or structure consisting of more than one level,
above and/or below ground, and used for temporary storage of motor vehicles.
(5) Plaza: A pedestrian space that is available for public use and is situated near a
main entrance to a building or is clearly visible and accessible from the adjacent
right-of-way. Typical features include special paving, landscaping, lighting, seating
areas, water features, and art.
(6) Public on-site open space: A space that is accessible to the public at all times,
predominantly open above, and designed specifically for use by the general public
as opposed to serving merely as a setting for the building.
(7) Right-of-way: Land owned, dedicated or conveyed to the public, used primarily
for the movement of vehicles, wheelchair and pedestrian traffic, and land
privately owned, used primarily for the movement of vehicles, wheelchair and
pedestrian traffic; so long as such privately owned land has been constructed
in compliance with all applicable laws and standards for a public right-of-way.
(8) Streetscape: A term in urban design that defines and describes the character and
quality of a street by the amount and type of features and furnishings abutting it.
Such features and furnishings may include trees and other landscaping,
benches, lighting, trash receptacles, bollards, curbing, walls, different paving types,
signage, kiosks, trellises,art objects, bus stops, and typical utility equipment and
appurtenances.
(9) Surface parking lot: An off-street, ground level open area, usually improved,
for the temporary storage of motor vehicles.
(10) Transparent glass: Windows that are transparent enough to permit the view of
activities within a building from nearby streets, sidewalks and public spaces.
Tinting or some coloration is permitted, provided a reasonable level of visibility
is achieved. Reflective or very dark tinted glass does not accomplish this
objective.
Sec. 22-1634. Site design: all zoning districts.
(a) General criteria:
(1) Natural amenities such as views, significant or unique trees, creeks, riparian
corridors, and similar features unique to the site should be incorporated into the
design.
(2) Pedestrian areas and amenities should be incorporated in the overall site design.
Pedestrian areas include but are not limited to outdoor plazas, arcades,
courtyards, seating areas, and amphitheaters. Pedestrian amenities include but
are not limited to outdoor benches, tables and other furniture, balconies, gazebos,
transparent glass at the ground floor, and landscaping.
Fa
(3) Pedestrian areas should be easily seen, acces�le, and located to take
advantage of surrounding features such as building entrances, open spaces,
significant landscaping, unique topography or architecture, and solar exposure.
(4) Project designers shall strive for overall design continuity by using similar
elements throughout the project such as architectural style and features, materials,
colors, and textures.
(b) Surface parking lots:
(1) Site and landscape design for parking lots are subject to the requirements of
FWCC Article XVI1.
(2) Vehicle turning movements shall be minimized. Parking aisles without loop
access are discouraged. Parking and vehicle circulation areas shall be clearly
delineated using directional signage.
(3) Driveways shall be located to be visible from the right-of-way but not impede
pedestrian circulation on-site or to adjoining properties. Driveways should be
shared with adjacent properties to minimize the number o� driveways and curb
cuts.
(4) Multi-tenant developments with large surface parking lots adjacent to a right-
of-way are encouraged to incorporate retail pads against the right-of-way to
help break up the large areas of pavement
(5) See Sec. 22-1638 for supplemental guidelines.
(c) Parking structures (includes parking floors located within commercial buildings):
(1) The bulk (or mass) of a parking structure as seen from the right-of-way should
be minimized by placing its short dimension along the street edge. The parking
structure should include active uses such as retail, offices or other commercial
uses at the ground level and/or along the street frontage.
(2) Parking structures which are part of new development shall be architecturally
consistent with exterior architectural elements of the primary structure, including
roof lines, facade design, and finish materials.
(3) Parking structures should incorporate methods of articulation and accessory
e►ements, pursuant to Sec. 22-1635(c)(2), on facades located above ground
level.
(4) Buildings built over parking should not appear to "float" over the parking area, but
should be linked with ground level uses or screening. Parking at grade under a
building is discouraged unless the parking area is completely enclosed within the
building or wholly screened with walls and/or landscaped berms.
(5) Top deck lighting on multi-level parking structures shall be architecturally
integrated with the building, and screened to control impacts to off-site uses.
F�cposed fluorescent light fixtures are not permitted.
6) Parking struc�ures and vehicle entrances should be�signed to minimize views
( into the garage interior from surrounding streets. Methods to help minimize such
views may include, but are not limited to landscaping, planters, and decorative
grilles and screens.
(7) Security grilles for parking structures shall be architecturally consistent with and
integrated with the overall design. Chain link fencing is not permitted for garage
security fencing.
(8) See Sec. 22-1638(c)(4) for supplemental guidelines.
(d) Pedestrian circu/ation and public spaces:
(1) Primary entrances to buildings should be clearly visible or recognizable from the
right-of-way. Pedestrian pathways from rights-of-way and bus stops to primary
entrances, from parking lots to primary entrances, and pedestrian areas, shall be
accessible and should be clearly delineated.
(2) Pedestrian pathways and pedestrian areas should be delineated by separate
paved routes 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.
(3) Pedestrian connections should be provided between properties to establish
pedestrian links to adjacent buildings, parking, pedestrian areas and public rights-
of-way, ,
(4) Bicycle racks should be provided for all commercial developments.
(5) Outdoor furniture, fixtures, and streetscape elements, such as lighting, free
standing signs, trellises, arbors, raised planters, benches and other forms of
seating, trash receptacles, bus stops, phone booths, fencing, etc., should be
incorporated into the site design.
(6) See Sec. 22-1638 for supplemental guidelines.
4
Pedestrian pathways from R.O.W.
� �,.���,�a„ ....................
(e) Landscaping: �
•
Refer to FWCC Article XVII for specific landscaping requirements and for definitions of
landscaping types referenced throughout this article.
(� Commercial service facilifies:
Refer to FWCC Sec. 22-949 and Sec. 22-1564 for requirements related to garbage and
recycling receptacles, placement and screening. ��
(1) Commercial services relating to loading, storage, trash and recycling should be
located in such a manner as to optimize public circulation and minimize
visibility into such facilities.
Service yards shall comply with the following:
a. Service yards and loading areas shall be designed and located for easy
access by service vehicles and tenants and shall not displace required
landscaping, impede other site uses, or create a nuisance for adjacent
property owners.
b. Trash and recycling receptacles shall include covers to prevent odor
and wind blown litter.
c. Service yard wails, enclosures, and similar accessory site elements shall
be consistent with the primary building(s) relative to architecture, materials
and colors.
d. Chain link fencing shall not be used where visible from public streets,
on-site major drive aisles, adjacent residential uses, or pedestrian
areas. Barbed or razor wire shall not be used.
Loading areas
(2) Site utilities shall comply with the following:
a. Building utility equipment such as electrieal panels and junction boxes
should be located in an interior utility room.
�
,,.,..,, ,...,. ,...,...�.. _.___
b. Site 'ufilities including transformers, fire s�'3r'ldpipes and engineered
retention ponds (except biofiltration swales) should not be the dominant
element of the front landscape area. When these must be located in a
front yard, they shall be either undergrounded or screened by walls and/or
Type I landscaping, and shall not obstruct views of tenant common
spaces, public open spaces, monument signs, and/or driveways.
(g) Miscellaneous site elements:
(1) Lighting shall comply with the following:
a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC
Sec. 22-954(c).
b. Lighting shall be provided in all loading, storage, and circulation areas,
but shall incorporate cut-off shields to prevent off-site glare.
c. Light standards shall not reduce the amount of landscaping required for
the project by FWCC Article XVII, Landscaping.
(2) Drive-through facilities such as banks, cleaners, fast food, drug stores and
service stations, etc., shall comply with the following:
a. Drive-through windows and stacking lanes are not encouraged along
facades of buildings that face a right-of-way. If they are permitted in
such a location, then they shall be visually screened from such street by
Type III landscaping and/or architectural element, or combination
thereof, provided such elements reflect the primary building and provide
appropriate screening.
b. The stacking lane shall be physically 5eparated from the parking lot,
sidewalk, and pedestrian areas by Type III landscaping and/or
architectural element, or combination thereof, provided such elements
reflect the primary building and provide appropriate separation. Painted
lanes are not sufficient.
c. Drive-through speakers shall not be audible off site.
d. A bypass/escape lane is recommended for all drive-through facilities.
e. See. Sec. 22-1638(d) for supplemental guidelines.
Sec. 22-1635. Building design: all zoning districts.
{a) Genera/ criteria:
(1) Emphasize,ratherthanobscure,
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.
.J
CIII�JIIGJILIIII� Ilalulal tV�JVy�a�+��)
(2) Building sitir7 or massing shall preserve public viev�iints as designated by the
Comprehensive Plan or other adopted plans or policies.
(�)
(3) Materials and design features of fences and walls should reflect that of the primary
building(s).
Building facade modulation and screening options, defined:
All building facades that are both longer than 60 feet and are visible from either a right-of-
way or residential use or zone shall incorporate facade treatment according to this
section. Subject facades shall incorporate at least two of the four options described
herein; except, however, facades that are solidly screened by Type I landscaping,
pursuant to Article XVII, 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 of200 square feet. See Sec. 22-1638(c) for guidelines pertaining to City Center
Core and City Center Frame.
(1)
�2)
Facade Minimum depth: 2 feet; Minimum width: 6 feet; Maximum
Modulation: 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.
Landscape 8 foot wide Type II landscape screening along the base of
screening: the facade, except Type IV may be used in place of .Type
II for facades that are comprised of 50% or more window
area, and around building entrance(s). For building facades
that are located adjacent to a property line, some or all of
the underlying buffer width required by Article XVII,
Landscaping, may be considered in meeting the landscape
width requirement of this section.
, ' . . 2� Mra. .
( MIN —lop�M4c •
Incorporating moduiations
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Incorporating landscaped buffers
7
(3) Canopy � As a modulation option, canoplg`� or arcades may be used
or arcade: only along facades that are visible from a right-of-way.
Minimum length: 50 percent of the length of the facade
using this option.
(4) Pedestrian � Size of Plaza: Plaza square footage is equal to one percent
Plaza: 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.
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Incorporating canopyiarcaae
(c)
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Hccessory Ciemenw
Building articulation and scale:
(1) Building facades visible from rights-of-way and other public areas should
incorporate methods of articulation and accessory elements in the overall
architectural design, as described in paragraph (2) below.
��
t�unaing atticutauon
(2) Methods to�iculate blank walls:
.
Following is a non-exclusive list of inethods to articulate blank walls, pursuant to
FWCC Article XVII Sec. 22-1564(u) and Sec. 22-1635(c)(1), above.:
a. Showcase, display, recessed windows;
b. Vertical trellis(s) in front of the wall with climbing vines or similar
planting;
c. Set the wall back and provide a landscaped or raised planter bed in
front of the wall, with plant material that will obscure or screen the wall's
surface;
d. 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 staffl;
,
���i�1����
Showcase windows
(3)
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Artwork-Mural
e. Architectural features such as setbacks, indentations, overhangs,
projections, articutated cornices, bays, reveals, canopies, and awnings;
f. Material variations such as colors, brick or metal banding, or textural
changes; and
g. landscaped public plaza(s) with space for vendor carts, concerts and
other pedestrian activities.
See Sec. 22-1638(c) for supplemental guidelines.
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Landscaping
Vertical trellis
Material variations
Landscaped public plazas
Architectu�al features
Architectural features
Sec. 22-1636. Buiiding al1'�i pedestrian orientation: all zoning�tricts.
(a) Building and pedestrian orientation:
(1) Buildings should generally be oriented to rights-of-way, as more particularly
described in Sec. 22-1638. Features such as entries, lobbies, and display
windows, should be oriented to the right-of-way; otherwise, screening or
art features such as trellises, artwork, murals, landscaping, or
combinations thereof, should be incorporated into the street-oriented
facade.
(2) Plazas, public open spaces and entries should be located at street corners
to optimize pedestrian access and use.
(3) All buildings adjacent to the street should provide visual access from the
street into human services and activities within the building, if applicable.
(4) Multiple buildings on the
same site should
incorporate public
spaces (formal or
informal). These should
be integrated by
elements such as
plazas, walkways, and
landscaping along
pedestrian pathways, to
provide a clear view to
destinations, and to
create a unified,
c a m p u s- I i k e
development.
Shared pubuc spacesipiazas
Sec. 22-1637. Mixed Use residential buildings in commercial zoning districts.
(a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet
the following guidelines:
(1) Retail, commercial, or office
activities shall occupy at least
20% of the gross ground floor
area of the building (unless
exempt from this requirement
by FWCC district zoning
regulations).
(2) If parking occupies the
ground level, see Sec. 22-
1634(c).
1�
KeSlQefllldl CJfUU11U ICVCI IGt:GUC c�cii�ci�ia
(3) Landscape�ardens, courtyards, or enclosed terra� for private use by
residents should be designed with minimum exposure to the right-of-way.
Sec. 22-1638. District Guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines apply
to individual zoning districts:
(a) Professional O�ce (PO), Neighborhood Business (BN), and Community Business (BC):
(1) Surface parking may be located behind the building, to the side(s) of the building,
or adjacent to the right-of-way; provided, however, that parking located adjacent
to the right-of-way maximizes pedestrian access and circulation pursuant to Sec.
22-1634(d).
(2) Entrance facades shall front on, face, or be clearly recognizable from the
right-of-way; and should incorporate windows and other methods of articulation.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public
right-of-way or pedestrian area.
(b) O�ce Park (OP), Corporate Park (CP), and Business Park (BP):
(1) Surface parking may be located behind the building, to the side(s) of the building,
or adjacent to the right-of-way; provided, however, that parking located adjacent
to the right-of-way maximizes pedestrian access and circulation pursuant to
Section 1634(d).
(2) Buildings with ground floor retail sales or services should orient major entrances,
display windows and other pedestrian features to the right-of-way to the extent
possible.
(3) Ground-level mirrored or reflective glass is not encouraged adjacent to a public
right-of-way or pedestrian area.
(c) City Center Core (CGC) and City Center Frame (CGF):
(1) The City Center Core and Frame will contain transitional forms of developmentwith
surface parking areas. However, as new development or re-development occurs,
the visual dominance of surface parking areas shall be reduced. Therefore,
surface parking areas shall be located as follows:
a. The parking is located behind the building, with the building located
between the right-of-way and the parking areas, or it is located in
structured parking; or
b. All or some of the parking is located to the side(s) of the building; or
c. Some short-term parking may be located between the building(s) and the
right-of-way, but this shall not consist of more than one double-loaded
drive aisle, and pedestrian circulation shall be provided pursuant to Sec.
22-1634(d).
Large retail complexes may not be able to locate parking according to the
above guidelines. Therefore, retail complexes of 60,000 square feet of gross floor
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area or larg�ay locate surface parking between t�uilding(s) and the right-of-
way. However, this form of development shall provide for small building(s) along
the right-of-way to break up and reduce the visual impact of the parking, and
pedestrian circulation must be provided pursuant to Sec. 22-1634(d). For
purposes of this guideline, retail complex means the entire lot or parcel, or series
of lots or parcels, on which a development, activity or use is located or will locate.
(2) Entrance facades shall front on, face, or be clearly recognizable from the right-
of-way; and should incorporate windows and other methods of articulation.
(3) Building facades that are visible from a right-of-way and subject to modulation per
Sec. 22-1635(b), shall incorporate facade treatment as follows:
a. The facade incorporates modulation and/or a landscape buffer, pursuant
to Sec. 22-1635(b); and
b. The facade incorporates an arcade, canopy or plaza; and/or one or more
articulation element listed in Sec. 22-1635(c)(2); provided thatthe resulting
building characteristics achieve visual interest and appeal at a pedestrian
scale and proximity, contribute to a sense of public space, and reinforce
the pedestrian experience.
(4) Drive-through facilities and stacking lanes shall not be located along a facade of
a building that faces a right-of-way.
(5) Above grade parking structures with a ground level facade visible from a
right-of-way shall incorporate any combination of the following elements at the
ground level:
a. Retail, commercial, or office uses that occupy at least 50% of the
building's lineal frontage along the right or
b. A 15-foot wide strip of Type III landscaping along the base of the
facade; or
c. A decorative grille or screen that conceals interior parking areas from
the right-of-way.
(6) Facades of parking structures shall be articulated above the ground level
pursuant to Sec. 22-1635(c)(1).
(7) When curtain wall glass and steel systems are used to enclose a building, the
glazing panels shall be transparent on 50% of the ground floor facade fronting a
right-of-way or pedestrian area.
Sec. 22-1639. Design criteria for public on-site open space.
The following guidelines apply to public on-site open space that is developed pursuant
to the height bonus program established in FWCC Article XI. Division 8.
(1) Open space developed under this section should be located so that it:
a. Abuts a public right-of-way, or alternatively, is visible and accessible from
a public right-of-way;
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b. Is b�red on at least one side by, or !►"eadily accessible from,
structure(s) with entries to retail or office uses; housing, civic/public uses,
or another public open space; and
c. Is situated for maximum exposure to sunlight.
(2) Open space site design and configuration must meet a majority the following
guidelines:
a. The gross area of the open space does not incorporate any other site
elements such as setbacks, landscaping, buffers, paving, or storm
drainage facilities, that would otherwise be incorporated into site design
without exercising the open space option;
b. The gross area of the open space encompasses at least 2.5% of the lot
area, up to a total aggregate square footage of 25,000 square feet.
c. The open space area must be clearly visible and accessible from the
adjacent right-of way;
d. The primary area is at least 25 feet in width;
e. A minimum of 15% of the total area of the open space is landscaped using
Type IV landscaping or other landscaping alternative; and
f. The open space may not be used for parking or loading of commercial
vehicles. Commercial vehicle loading areas abutting the open space must
be screened by a solid, site obscuring wall.
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