Ord 01-382
CITY OF FEDERAL WAY
ORDINANCE NO. 01-382
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL
WAY, WASHINGTON, AMENDING CHAPTER 22 (ZONING) OF THE
FEDERAL WAY MUNICIPAL CODE TO INCORPORATE CRIME
PREVENTION THROUGH ENVIRONMENTAL DESIGN PRINCIPLES AND
GUIDELINES
WHEREAS, the City of Federal Way adopted Ordinance No. 96-270 in July, 1996, which
significantly revised the Federal Way City Code (FWCC), Chapter 22 (Zoning).
WHEREAS, the City of Federal Way finds that the amendments to incorporate Crime Prevention
Through Environmental Design (CPTED) principles and guidelines into FWCC, Chapter 22 (Zoning),
involves land use procedures, which should provide for a higher degree of public safety.
WHEREAS, the City of Federal Way finds that the CPTED Amendments will implement and is
consistent with the Federal Way Comprehensive Plan; and
WHEREAS, the City's SEPA Responsible Official issued a Detennination ofNonsignificance on
the proposed CPTED amendments on October 4, 2000; and
WHEREAS, the Planning Commission conducted duly noticed public hearings on the CPTED
Code Amendments on October 18, 2000, and November 15, 2000, and forwarded a recommendation of
approval to the City Council; and
WHEREAS, the Land Use Transportation Committee of the Federal Way City Council
considered the CPTED Code Amendments on December 4, 2000, following which it recommended
adoption of the text amendments.
WHEREAS, the City Council finds that the CPTED Code Amendments are consistent with the
intent and purpose of FWCC, Chapter 22 (Zoning) to provide for and promote the health, safety, and
welfare of the general public.
t~[PY
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES
HEREBY ORDAIN AS FOLLOWS:
Section I. Findings. After full and careful consideration, the City Council of the City of Federal
Way finds that the proposed CPTED Amendments will protect and will not adversely affect the public
health, safety, or welfare.
Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528, and based upon the
Findings set forth in Section I, the Federal Way City Council makes the following Conclusions of Law
with respect to the decisional criteria necessary for the adoption of the proposal:
I. The proposed FWCC text amendments regarding CPTED principles are consistent with
the following Comprehensive Plan goals and policies:
LUGI Improve the appearance and function of the built environment.
LUP 4 Maximize efficiency of the development review process.
L UP 6 Conduct regular reviews of development regulations to detennine how to
improve upon the development review process.
2. The proposed CPTED amendments bear a substantial relationship to public health, safety,
or welfare by requiring minimum standards for review to reduce the rate of crime associated
with persons and property.
3. The proposed CPTED amendments are in the best interest of the residents of the City
because their implementation will reduce opportunities for criminal activity to occur.
Section 3. Amendment. The FWCC, Article XIX is amended as set forth in the attached Exhibit A.
Section 4. Severability. The provisions of this ordinance are declared separate and severable.
The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the
invalidity of the application thereof to any person or circumstance, shall not affect the validity of the
remainder of the ordinance, or the validity of its application to any 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 affinned.
ORDINANCE NO. 01 -382. PAGE 2
Section 6. Effective Date. This ordinance shall be effective five (5) days after passage and
publication as provided by law.
PASSED by the City Council of the City of Federal Way at a regular meeting of the City Council
on the 16th day of
Januarv
,2001.
ApPROVED:
~~/2/f
ApPROVED AS TO FORM:
~è.~
CITY ATTORNEY, BOB C. STERBANK
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
12112100
01/16/01
01/20/01
PUBLISHED:
EFFECTIVE DATE:
01/25/01
01-382
ORDINANCE No.:
1:\2000 Code AmendmentslCPTEDlAdoption Ordinance.doclll9/01 I: 12 PM
ORDINANCE NO. 01 -362. PAGE 3
ARTICLE XIX. COMMUNITY DESIGN GUIDELINES
Sec. 22-1630. Purpose.
The purpose of this article is to:
(a)
Implement Communitv Design Guidelines bv:
(I)
(2)
(3)
(4)
(5)
Adopting design guidelines in accordance with land use and development
policies established in the Federal Way Comprehensive Plan and in accordance
with Crime Prevention throu2h Environmental Design (CPTED) Guidelines.
Requireing minimum standards for design review to maintain and protect
property values and enhance the general appearance of the city.
Increaseing flexibility and encourageing creativity in building and site design,
while assuring quality development pursuant to the comprehensive plan and the
purpose of this article.
Achieveing predictability in design review, balanced with administrative
flexibility to consider the individual merits of proposals.
Improveing and expanding pedestrian circulation, public open space, and
pedestrian amenities in the city.
(b)
Implement Crime Prevention throu2h Environmental Guidelines (CPTED) principles bv:
(I)
(2)
(3)
Reauiring minimum standards for design review to reduce the rate of crime
associated with persons and property thus Pfovidinl! for the hi2hest standards of
oublic safetv.
CPTED design principles are functionallv grouoed into the following three
categories:
a.
Natural Surveillance. This focuses on strategies to design the built
environment in a manner that oromotes visibility of oublic soaces and
areas.
b.
Access Control. This categOry focuses on the techniaues that orevent
and/or deter unauthorized and/or inaopropriate access.
c.
Ownership. This categOry focuses on stratelZies to reduce the perception
of areas as "ownerless" and therefore available for undesirable uses.
CPTED principles. design guidelines and perfonnance standards will be used
during project development review to identify and incorporate design features
that reduce opoortunities for criminal activity to occur. The effectiveness of
CPTED is based on the fact that criminals make rational choices about their
targets. In general:
Page 1
~
EXHIBIT /J /r
a.
The I!Teater the risk of bein!! seen. challen!!ed. or caul!:ht. the less likelv
they are to commit a crime.
b.
The IZreater the effort required. the less likely thev are to commit a crime.
c.
The lesser the actual or Derceived rewards the less likelv thev are to
commit a crime.
(4)
Throul!:h the use of CPTED DrinciDles the built environment can be desilmed and
mana¡zed to ensure:
a.
There is more chance of be in!! seen challen!!ed or caul!:ht.
b.
Greater effort is reQuired.
c.
The actual or Derceived rewards are less: and
d.
ODDortunities for criminal activity are minimized.
(Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99)
Sec. 22-1631. Administration.
Applications subject to community design guidelines and Crime Prevention throul!:h
Environmental Desil!:D (CPTED) shall be processed as a component of the governing land use process,
and the director of community development services shall have the authority to approve, modify, or deny
proposals under that process. Decisions under this article will consider proposals on the basis of
individual merit and will encourage creative design alternatives in order to achieve the stated purpose and
objectives of this article. Decisions under this article are appealable using the appeal procedures of the
applicable land use process.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 97-291, § 3,4-1-97; Ord. No. 99-333, § 3, 1-19-99)
Sec. 22-1632. Applicability.
This article shall apply to all commercial, office, and industrial development applications in
commercial zones subject to FWCC 22, Zoning, which were submitted for review after July 1, 1996, and
shall apply to eamrnercial and institutianal uses in rosiåeBtial LaReS anv non-sÌnl!:le familv residential
develoDment aDDlication in anv zone, resièeøtial uses in eemmcroial _8 aaè multifamily uses which
were was submitted after January 25, 1999. CPTED l!:Uidelines and Derformance standards shall also
aDDlv to all Dreviouslv described aDDlications above including community facilities and Dublic Darks
submitted after January 24 2000. CPTED l!:Uidelines and Derformance standards shall not aDDlv to
Droiects that have received DreaDDlication review Drior to the effective date of the amendments. Proiect
DroDonents shall demonstrate how each CPTED desil!:D DrinciDle is met bv the DroDosal or whv it is not
relevant bv either a written explanation or bv resDondÌlU! to a checklist oreoared bv the city. Subject
applications for remodeling or expansion of existing d~velopments shall meet only those provisions of
this article that are detennined by the director to be reasonably related and applicable to the area of
expansion or remodeling. This article in no way should be construed to supersede or modify any other
city codes, ordinances, or policies that apply to the proposal.
(Ord. No. 96-271, § 3, 7-2-96; Ord. No. 97-291, § 3,4-1-97; Ord. No. 99-333, § 3, 1-19-99)
Page 2
Sec. 22-1633. Definitions.
(I)
fBill
~
f31ill
ill
ill
(41ffi
~OO
~
f+)ílQ}
Lill
~illl
Active Users) means uses that bv their very nature generate activity and thus
oooortunities for natural surveillance such as oicnic areas extracurricular school
activities exercise grouos etc.
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.
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.
Canopy: A permanent, cantilevered extension of a building that typically projects over
a pedestrian walkway abutting and running along the facade of a building, with no
habitable space above the canopy. A canopy roof is comprised of rigid materials.
Common/Oven Svace Area means area within a develooment which is used orimarilv
bv the occuoants of that develooment such as an entrvwav lobbv courtYard outside
dining areas. etc.
Natural SuTVeillance means easv observation of buildings soaces and activities bv
oeople oassinl!: or livimúworkimúrecreating nearbv.
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.
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-<!f-
way. Typical features include special paving, landscaping, lighting, seating areas,
water features, and art.
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.
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-<!f-way.
Stf!ht line means the line of vision from a oerson to a olace or building.
Streetscape: A tenD 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.
Page 3
ØKlli
~
Surface parking lot: An off-street, ground level open area, usually improved, for the
temporary storage of motor vehicles.
Transparent glass: Windows that are transparent enough to pennit the view of
activities within a building ftom nearby streets, sidewalks and public spaces. Tinting
or some coloration is pennitted, provided a reasonable level of visibility is achieved.
Reflective or very dark tinted glass does not accomplish this objective.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 99-333. § 3, 1-19-99)
Sec. 22-1634. Site design: ail zoning districts.
(a)
General criteria:
(I)
(2)
(3)
(4)
(5)
(6)
(7)
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.
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.
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.
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.
Place Dhvsical features activities and DooDle in visible locations to maximize the
abilitY to be seen. and therefore. discouralZe crime. For examole Dlace cafes and food
kiosks in Darks to increase natural surveillance bv Dark users and Dlace laundry
facilities near Dlav eaniDment in multiole familv residential develooment. Avoid
barriers such as taIlor ovemrown landscaDing or outbuildinlZs where thev make it
difficult to observe activitY.
Provide access control bv utilizing Dhvsical barriers such as bollards. fences
doorwavs etc. or bv securitY hardware such as locks chains and alarms. Where
aDDroDriate utilize securitY guards. All of these methods result in increased effort to
commit a crime. and therefore. reduce the ootential for it to haooen.
Desi¡zn buildings and utilize site desi¡zn that reflects ownershiD. For examDle fences
Daving art sil!:DS good maintenance and landscaoing are some ohvsical wavs to
eXDress ownershiD. IdentifvinlZ intruders is much easier in a well-defined sDace. An
area that looks orotected gives the imoression that greater effort is reauired 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 generallv more intimidating than
areas that do not disolav such characteristics.
Page 4
(b)
(c)
Surface parking lots:
(3)
(4)
(5)
(1)
Site and landscape design for parking lots are subject to the requirements ofFWCC
Article XVIi.
(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.
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.
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.
See Section 22-1638 for supplemental guidelines.
Parking structures (includes parking floors located within commercial buildings):
(I)
(2)
(3)
(4)
(5)
(6)
(7)
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.
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.
Parking structures should incorporate methods of articulation and accessory elements,
pursuant to Section 22-1635(c)(2), on facades located above ground level.
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 UIÙess the parking area is completely enclosed within the building or wholly
screened with walls and/or landscaped benDs.
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.
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.
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.
Page 5
(d)
(e)
(f)
(8)
See Section 22-1638(c)(4) for supplemental guidelines.
Pedestrian circulation and public spaces:
(1)
Primary entrances to buildings should be clearly visible or recognizable from the right-of-
way. Pedestrian pathways from rights-of-way and bus stops to primary entrances, from
parking lots to primary entrances, and pedestrian areas, shall be accessible and should be
clearly delineated.
(2)
Pedestrian pathways and pedestrian areas should be delineated by separate paved routes
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)
(5)
Bicycle racks should be provided for all commercial, developments.
Outdoor furniture, fixtures, and streetscape elements, such as lighting, free standing
signs, trellises, arbors, raised planters, benches and other foons of seating, trash
receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site
design.
(6)
See Section 22-1638 for supplemental guidelines.
Landscaping: Refer to FWCC Article XVII for specific landscaping requirements and for
definitions of landscaping types referenced throughout this article.
Commercial service and institutional facilities: Refer to FWCC Section 22-949 and Section 22-
1564 for requirements related to garbage and recycling receptacles, placement and screening.
(1)
Commercial services relating to loading, storage, trash and recycling should be located in
such a manner as to optimize public circulation and minimize visibility into such
facilities.
Service yards shall comply with the following:
a.
Service yards and loading areas shall be designed and located for easy access by
service vehicles and tenants and shall not displace required landscaping, impede
other site uses, or create a nuisance for adjacent property owners.
b.
Trash and recycling receptacles shall include covers to prevent odor and wind
blown litter.
c.
Service yard walls, enclosures, and similar accessory site elements shall be
consistent with the primary building(s) relative to architecture, materials and
colors.
Page 6
(2)
(g)
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.
Site utilities shall comply with the following:
a.
Building utility equipment such as electrical panels and junction boxes should be
located in an interior utility room.
b.
Site utilities including transfonners, 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.
Miscellaneous site elements:
(I)
(2)
Lighting shall comply with the following:
a.
Lighting levels shall not spill onto adjacent properties pursuant to FWCC Section
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.
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 pennitted in such a location, then
they shall be visually screened from such street by Type ill landscaping and/or
architectural element, or combination thereof, provided such elements reflect the
primary building and provide appropriate screening.
b.
The stacking lane shall be physically separated from the parking lot, sidewalk,
and pedestrian areas by Type 1lI 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 Section 22-I638(d) for supplemental guidelines.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 99-333, § 3,1-19-99)
Page 7
Sec. 22-1635. Building design: all zoning districts.
(a)
General criteria:
(I)
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 stonnwater design,
optimal traffic circulation; or the proposed function or use of the site.
(2)
Building siting or massing shall preserve public viewpoints as designated by the
Comprehensive Plan or other adopted plans or policies.
(3)
Materials and design features of fences and walls should reflect that of the primary
building(s).
(b)
Buildingfacade modulation and screening options, defined: All building facades that are both
longer than 60 feet and are visible ITom 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 detennined 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 Section 22-1638(c) for guidelines pertaining to City Center Core and City Center
Frame.
(I)
Facade modulation: Minimum depth: 2 feet; Minimum width: 6 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.
(2)
Landscape screening: & Eight foot wide Type II landscape screening along the base of
the facade, except Type IV may be used in place of Type IT for facades that are
comprised of 50 percent or more window area, and around building entrance(s). For
building facades that are located adjacent to a property line, some or all of the underlying
buffer width required by Article XVII, Landscaping, may be considered in meeting the
landscape width requirement of this section.
(3)
Canopy or arcade: As a modulation option, canopies or arcades may be used only along
facades that are visible ITom a right-of-way. Minimum length: 50 percent of the length of
the facade using this option.
(4)
Pedestrian Plaza: Size of Plaza: Plaza square footage is equal to one percent of the gross
floor area of the building, but it must be a minimum of200 square feet. The plaza should
be clearly visible and accessible ITom the adjacent right-of-way.
Page 8
(c)
Building articulation and scale:
(1)
(2)
(3)
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.
Methods to articulate blank walls: Following is a non-exclusive list of methods to
articulate blank walls, pursuant to FWCC Article xvn Section 22-1564(u) and Section
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 stafl);
e.
Architectural features such as setbacks, indentations, overhangs, projections,
articulated 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 Section 22-l638(c) for supplemental guidelines.
(Ord. No. 96-271, § 3, 7-2-96: Ord. No. 99-333, § 3, 1-19-99)
Sec. 22-1636. Building and pedestrian orientation: all zoning districts.
(a)
Building and pedestrian orientation:
(1)
(2)
(3)
Buildings should generally be oriented to rights-of-way, as more particularly described in
Section 22-1638. Features such as entries, lobbies, and display windows, should be
oriented to the right-of-way; otherwise, screening or art features such as trellises,
artwork, murals, landscaping, or combinations thereof, should be incorporated into the
street-oriented facade (does not apply to residential zones).
Plazas, public open spaces and entries should be located at street comers to optimize
pedestrian access and use.
All buildings adjacent to the street should provide visual access from the street into
human services and activities within the building, if applicable.
Page 9
(4)
Multiple buildings on the same sire should incorporate public spaces (formal or
infonnal). These should be integrated by elements such as plazas, walkways, and
landscaping along pedestrian pathways, to provide a clear view to destinations, and to
create a unified, campus-like development.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 99-333, § 3, 1-19-99)
Sec. 22-1637. Mixed Use residential buildings in commercial zoning districts.
(a)
Ground level facades of mixed-use buildings that ITont a public right-of-way shall meet the
following guidelines:
(I)
(2)
(3)
Retail, commercial, or office activities shall occupy at least 20 percent of the gross
ground floor, area of the building (unless exempt ITom this requirement by FWCC district
zoning regulations).
If parking occupies the ground level, see Section 22-1634(c).
Landscaped gardens, courtyards, or enclosed terraces for private use by residents should
be designed with minimum exposure to the right-of-way.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 99-333, § 3, 1-19-99)
Sec. 22-1638. District guidelines.
In addition to the foregoing development guidelines, the following supplemental guidelines apply
to individual zoning districts:
(a)
Professional Office (PO), Neighborhood Business (BN), and Community Business (BC):
(1)
(2)
(3)
(4)
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 22-
1634(d).
Entrance facades shall front on, face, or be clearly recognizable from the right-of-way;
and should incorporate windows and other methods of articulation.
Ground-level mirrored or reflective glass-is not encouraged adjacent to a public right-
of-way or pedestrian area.
¡[utilized. chain-link fences visible from public ril!:hts-of-wav shall utilize vinvl-
coated mesh and powder-coated poles.
For residential uses only:
(47ill
~æ
Significant trees shall be retained within a 20-foot perimeter strip around site.
Landscaped yards shall be provided between building(s) and public street(s). Parking
lots should be beside or behind buildings that front upon streets.
Page 10
(b)
~
Parking lots should be broken up into rows containing no more than ten adjacent
stalls, separated by planting areas.
(+)00
Pedestrian walkways (min. 6 feet wide) shall be provided between the interior of the
project and the public sidewalk.
~
Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields.
This shall not apply to public parks and school stadiums.
~
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.
~íill Common recreational spaces shall be located and arranged so that windows overlook
them.
fl-B@ Units on the ground floor (when pennitted) shall have private outdoor spaces adjacent
to them so those exterior portions of the site are controlled by individual households.
~
All new buildings, including accessory buildings, such as carports and garages shall
appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12.
~
Carports and garages in front yards should be discouraged.
fl41@ The longest dimension of any building facade shall not exceed 120 feet. Buildings on
the same site may be connected by covered pedestrian walkways.
~ílQ}
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.
~ill}
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 rooffonns shall be incorporated into all buildings.
Window openings shall have visible trim material or painted detailing that resembles
trim.
Office Park rap), 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 22-1634(d).
(2)
Buildings with ground floor retail sales or services should orient major entrances, display
windows and other pedestrian features to the right-of-way to the extent possible.
(3)
Ground-level mirrored or reflective glass is not encouraged adjacent to a public right-of-
way or pedestrian area.
Page 11
(c)
(4)
If utilized chain-link fences visible from Dublic ril!:hts-of-wav shall utilize vinvl-coated
mesh and Dowder-coated Doles.
For non-siDide familv residential uses only:
fBill Subsections 22-l638(a)(4)--(16) shall apply.
City Center Core (CC-C) and City Center Frame (CC-F):
(1)
The City Center Core and Frame will contain transitional fonns of development with
surface parking areas. However, as new development or re-development occurs, the
visual dominance of surface parking areas shall be reduced. Therefore, surface parking
areas shall be located as follows:
a.
The parking is located behind the building, with the building located between the
right-of-way and the parking areas, or it is located in structured parking; or
b.
Allor some of the parking is located to the siders) of the building; or
c.
Some short-tenD 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 Section 22-1634(d).
Large retail complexes may not be able to locate parking according to the above
guidelines. Therefore, retail complexes of 60,000 square feet of gross floor area
or larger may locate surface parking between the building(s) and the right-of-
way. However, this fonD of development shall provide for small building(s)
along the right-of-way to break up and reduce the visual impact of tile parking,
and pedestrian circulation must be provided pursuant to Section 22-1634(d). For
purposes of this guideline, retail complex means the entire lot or parcel, or series
oflots 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
Section 22-1635(b), shall incorporate facade treatment as follows:
a.
The facade incorporates modulation and/or a landscape screening, pursuant to
Section 22-1635(b); and
b.
The facade incorporates an arcade, canopy or plaza; and/or one or more
articulation element listed in Section 22-1635(c)(2); provided that the resulting
building characteristics achieve visual interest and appeal at a pedestrian scale
and proximity, contribute to a sense of public space, and reinforce the pedestrian
experience.
(4)
Drive-through facilities and stacking lanes shall not be located along a facade of a
building that faces a right-of-way.
Page 12
(7)
(8)
(5)
Above grade parking structures with a ground level facade visible from a right-of-way
shall incorporate any combination of the following elements at the ground level:
a.
Retail, commercial, or office uses that occupy at least 50 percent of the building's
lineal ITontage along the right-of-way; or
b.
A IS-foot wide strip of Type TII landscaping along the base of the facade; or
c.
A decorative grille or screen that conceals interior parking areas ITom the right-
of-way.
(6)
Facades of parking structures shall be articulated above the ground level pursuant to
Section 22-1635(c)(1).
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 ITonting a right-of-
way or pedestrian area.
Chain-link fences shall not be allowed. Barbed or razor wire shall not be used.
For non-single familv residential uses only:
f8)Œ} Subsections 22-1638(a)(4)--(16) shall apply.
(d)
For all residential zones:
(1)
(2)
Cemmereial8Hd imrtitutiooal Non-residential uses: Subsections 22-1638(a)(4)--(9) and
(12)--(16) shall apply.
Jl.fultifàmil) Non-single familv residential uses: Subsections 22-1638(a)(4)--(16) shall
apply.
(Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3. 1-19-99)
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.
(I)
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;
b.
Is bordered on at least one side by, or is readily 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.
Page 13
(2)
Open space site design and configuration must meet a majority of 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 stonn 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 percent 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 percent 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.
(Ord. No. 96-271, § 3,7-2-96; Ord. No. 99-333, § 3, 1-19-99)
1:\2000 Code AmendmentslCPTED\Version Approved by City Counci1.doclO1l1912001 3:40 PM
Page 14