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Ord 03-443CITY OF FEDERAL WAY ORDINANCE NO. 03 - 443 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, AMENDING FEDERAL WAY CHAPTER 22 (ZONING), ARTICLE XIX OF THE CITY CODE --DESIGN GUIDELINES AND DEFINITION OF HEIGHT WHEREAS, the City of Federal Way adopted Ordinance No. 96-270 in July 1996, whicl significantly revised the Federal Way City Code (FWCC) Chapter 22 (Zoning); WHEREAS, the City of Federal Way finds that the amendments to FWCC Chapter 22 (Zoning relating to maximum fagade length, modulation, roof pitch, and other miscellaneous standards fo institUtional uses, and height for churches will provide for more flexibility and improved design option · for institutional buildings; WHEREAS, the City of Federal Way finds that these code amendments will implement and m consistent with the Federal Way Comprehensive Plan; WHEREAS, the Planning Commission conducted a duly noticed public hearing on these cod amendments on March 5, and March 19, 2003, and forwarded a recommendation of approval to the Cit Council; WHEREAS, the Land Use Transportation Committee of the Federal Way City Council considere these code amendments on April 21, 2003, following which it recommended adoption of the re> amendments; and WHEREAS, the City Council finds that the code amendments relating to maximum fagade lengtl modulation, roof pitch, and other miscellaneous standards for institutional uses, and height for churche are consistent with the intent and purpose of FWCC Chapter 22 (Zoning) to provide for and promote health, safety, and welfare of the general public. Ord No. 03 -443, Page I Now, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Findings. After full and careful consideration, the City Council of the City of Federal Way finds that the proposed code amendments will protect and will not adversely affect the public health, safety, or welfare. Section 2. Conclusions. Pursuant to FWCC Sections 22-216 and 22-528, and based upon the Findings set forth in Section 1, the Federal Way City Council makes the following Conclusions of Law with respect to the decisional criteria necessary for the adoption of the proposal: 1. The proposed FWCC text amendments are consistent with, and substantially implement, the following Comprehensive Plan goals and policies: LUG1 Improve the appearance and function of the built environment. L UP 6 Conduct regular reviews of development regulations to determine how to improve upon the development review process. LUG 3 Preserve and protect Federal Way's single-family neighborhoods. £ UP15 Protect residential areas from impacts of adjacent non-residential uses. The proposed amendments bear a substantial relationship to public health, safety, or welfare because they will result in more aesthetically pleasing institutional buildings throughout the City, while ensuring compatibility with adjacent residential areas. and o The proposed amendments are in the best interest of the residents of the City because they will supplement existing development standards and clarify various code sections. Clarification of City codes is in the best interests of the residents of the City. Section 3. Amendment. FWCC Chapter 22 is amended as set forth in the attached Exhibit A. Section 4. Severability. The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to any other persons or circumstances. Ord No. 03 -443, Page 2 Section 5. Ratification. Any act consistent with the authority and prior to the effective date this ordinance is hereby ratified and affirmed. Section 6. Effective Date. This ordinance shall be effective five (5) days after passage ant publication as provided by law. PASSED by the City Council of the City of Federal Way at a regular meeting of the City Counci on the 20 day of ltay ,2003. ' APPROVED: ]~OR, JEANNE BURBIDGE ATTEST: APPROVED AS TO FORM: CITY ATTORNEY, PATRICIA A. RICHARDSON FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO: 4/30/03 5/20/03 5/z4/o3 5/29/03 03-443 K:\CD Planning~Design Guidelines & Definition of HeighfiLUTC~doption Ordinance.doc/04/29/2003 4:09 PM Ord No. 03.443, Page 3 EXHIBIT A FEDERAL WAY CITY CODE Chapter 22, "Zoning" 22-1 Definitions. The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Average building elevation (ABE) means a reference datum on the surface topography of a subjec! property from which building height is measured. The ~efeience datum Mmll be a point no higher than five fe~t above th~ low~st elevation taken at any ~xtc~ior wall of th~ structme eith~ prior to any developmenl activity or at finished grade, which~vc~ is lowc~, provided the reference datum ia equal to m lower than thc highest elevation at any extcrioi wall of the structure prim to development activity. ABE ~s ~be averag~ exterior walls of the strut(are; provided that ARE shall not be grea~er ~hpn ~ve foot above ~he !ow~ ex[sfi~g or proposed elevation: Allowed [ ........ ~ ........ Lowest Reference Highest Elevation datum (ABE) Elevation Height of structure means the vertical distance above the average building elevation measured to the highest point of~ a flat roof or to the deck line ora mansard roof, or to the average height ol the highest gable of a pitched o~ hipped roof mid-poLn_t betw. eon_ cave and ridge of t_be highost nrinelnal raaft~fa gab!% bin oamhrol ar similar sloped raaf gar ainolo-familv ro¢idontlal str,_:ctures where the total roof area of dormers exceeds 35 perceat of the total area of the ,_mder!yi_n_g sloped roof, height wi!! be meas;,_red to the ridge of the highest principal gable. Sections: 22-1630 22-1631 22-1632 22-1633 22-1634 22-1635 22-1636 22-1637 22-1638 22-1639 22-1640 22-1641 22-1630 Article XIX. COMMUNITY DESIGN GUIDELINES Purpose. Administration. Applicability. Definitions. Site design - All zoning districts. Building design - All zoning districts. Building and pedestrian orientation - All zoning districts. Mixed-use residential buildings in commercial zoning districts. District guidelines. Design criteria for public on-site open space. Design for cluster residential subdivision lots. - 22-1650 Reserved. Purpose. The purpose of this article is to: (1) Implement community design guidelines by: a. Adopting design guidelines in accordance with land use and development policies establishe{ in the Federal Way comprehensive plan and in accordance with Crime Prevention through Environmenta Design (CPTED) Guidelines. b. Requiring minimum standards for design review to maintain and protect property values am enhance the general appearance of the city. c. Increasing flexibility and encouraging creativity in building and site design, while assurin quality development pursuant to the comprehensive plan and the purpose of this article. d. Achieving predictability in design review, balanced with administrative flexibility to consid¢ the individual merits of proposals. e. Improving and expanding pedestrian circulation, public open space, and pedestrian amenitie'. 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 witt persons and property, thus providing for the highest standards of public safety. b. CPTED design principles are functionally grouped into the following three categories: 1. Natural Surveillance. This focuses on strategies to design the built environment in manner that promotes visibility of public spaces and areas. 2. Access Control. This category focuses on the techniques that prevent and/or dete unauthorized and/or inappropriate access. 3. Ownership. This category focuses on strategies to reduce the perception of areas a~ "ownerless" and, therefore, available for undesirable uses. c. CPTED principles, design guidelines, and performance standards will be used during projec development review to identify and incorporate design features that reduce opportunities for criminal activi~ to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about thei] targets. In general: 1. The greater the risk of being seen, challenged, or caught; the less likely they are to commi a crime. 2. The greater the effort required, the less likely they are to commit a crime. 3. The lesser the actual or perceived rewards, the less likely they are to commit a crime. d. Through the use of CPTED principles, the built environment can be designed and managed t¢ ensure: Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842-00-U! ©2002 Code Publishing Co. Page 1. There is more chance of being seen, challenged, or caught; 2. Greater effort is required; 3. The actual or perceived rewards are less; and 4. Opportunities for criminal activity are minimized. (Ord. No. 96-271, § 3, %2-96; Ord. No. 99 333, § 3, 1-19-99;'Ord. No. 01-382, § 3, 1-16-01) 22-1631 Administration. Applications subject to community design guidelines and Crime Prevention through Environmenta Design (CPTED) shall be processed as a component of the governing land use process, and the director o community development services shall have the authority to approve, modify, or deny proposals under tha process. Decisions under this article will consider proposals on the basis of individual merit and wil encourage creative design alternatives in order to achieve the stated purpose and objectives of this article Decisions under this article are appealable using the appeal procedures of the applicable land use process (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16 01) 22-1632 Applicability. This article shall apply to all commercial, ^cc, ....~ ;mdustria! development applications, in zones except single-family residential, subject to FWCC 22, · ~,~ ,,,hi~.h ......... ~,,,;,,~A f Zomngs: .... ;,,~ ...... ~;~,; ...... ; ...... ;,. ,~ ,~ ~rr~,;.,~ ~,~ ~r,h ..... ~-*~ Project proponents shal demonstrate how each CPTED design principle is met by the proposal, or why it is not relevant by either wriaen explanation or by responding to a checklist prepared by the city. Subject applications for remodelin or expansion of existing developments shall meet only those provisions of this aaicle that ~e dete~ined b the director to be reasonably related and applicable to the area of expansion or remodeling. ~is aaicle in n( way should be construed to supersede or modi~ any other ci~ codes, ordinances, or policies that apply to th{ proposal. (Ord. No. 96-271, ~ 3, 7-2-96; Ord. No. 97-291, ~ 3, 4-1-97; Ord. No. 99-333, ~ 3, 1-19-99; Ord. No. 01-382 1 3, ~-~6-0~) 22-1633 Definitions. (1) Active use(s) means uses that by their very nature generate activity, and thus opportunities fo: natural surveillance, such as picnic areas, extracurricular school activities, exercise groups, etc. (2) Arcade means a linear pedestrian walkway that abuts and runs along the facade of a building. It i covered, but not enclosed, and open at all times to public use. Typically, it has a line of columns along it. open side. There may be habitable space above the arcade. (3) Awning means a roof-like cover that is temporary or portable in nature and that projects from the wall of a building for the purpose of shielding a doorway or window from the elements. (4) Canopy means a permanent, cantilevered extension of a building that typically projects over pedestrian walkway abutting and running along the facade of a building, with no habitable space above canopy. A canopy roof is comprised of rigid materials. (5) Common/open space area means area within a development, which is used primarily by occupants of that development, such as an entryway, lobby, courtyard, outside dining areas, etc. (6) Natural surveillance means easy observation of buildings, spaces, and activities by peoph passing or living/working/recreating nearby. (7) Parking structure means a building or structure consisting of more than one level, above and/o below ground, and used for temporary storage of motor vehicles. Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842-00-U1 ©2002 Code Publishing Co. Page (8) Plaza means 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. (9) Public on-site open space means a space that is accessible to the public at all times.· predominantly open above, and designed specifically for use by the general public as opposed to serving merely as a setting for the building.. (10) Right-of-way means land owned, dedicated or conveyed to the public, used primarily for the movement of vehicles, wheelchair and pedestrian traffic, and land privately owned, used primarily for the movement of vehicles, wheelchair and pedestrian traffic; so long as such privately owned land has been constructed in compliance with all applicable laws and standards for a public right-of-way. (11) Sight line means the line of vision from a person to a place or building. (12) Streetscape means a term in urban design that defines and describes the character and quality ot a street by the amount and type of features and furnishings abutting it. Such features and furnishings ma) include trees and other landscaping, benches, lighting, trash receptacles, bollards, curbing, walls, differem paving types, signage, kiosks, trellises, art objects, bus stops, and typical utility equipment and appurtenances. (13) Surface parking lot means an off-street, ground level open area, usually improved, for the temporary storage of motor vehicles. (14) Transparent glass means windows that are transparent enough to permit the view of activities within a building from nearby streets, sidewalks and public spaces. Tinting or some coloration is permitted. provided a reasonable level of visibility is achieved. Reflective or very dark tinted glass does not accomplish this objective. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1634 Site design - All zoning districts. (a) General criteria. (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 area,, include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies. gazebos, transparent glass at the ground floor, and landscaping. (3) Pedestrian areas should be easily seen, accessible, and located to take advantage of surroundinl 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 throughou the project such as architectural style and features, materials, colors, and textures. (5) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple family residential development. Avoid barriers, such as tall or overgrown landscaping or outbuildings, where they make difficult to observe activity. (6) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of methods result in increased effort to commit a crime, and therefore, reduce the potential for it to happen. (7) 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 tha greater effort is required to commit a crime. A cared for environment can also reduce fear of crime. Area: that are run down and the subject of graffiti and vandalism are generally more intimidating than areas that d( not display such characteristics. r by hese Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842-00-U! ©2002 Code Publishing Co. Page (b) Surface parking lots. (I) Site and landscape design for parking lots are subject to the requirements of Article XVII of this chapter. (2) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. (3) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on-site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. (4) Multi-tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right-of-way to help break up the large areas of pavement. (5) See FWCC 22-1638 for supplemental guidelines. (c) Parking structures (includes parking floors located within commercial buildings). (I) The bulk (or mass) ofa parking structure as seeh from the right-of-way should be minimized b 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 wit exterior architectural elements of the primary structure, including rooflines, facade design, and finis materials. (3) Parking structures should incorporate methods of articulation and accessory elements, pursuant t FWCC 22-1635(c)(2), on facades located above ground level. (4) Buildings built over parking should not appear to "float" over the parking area, but should b linked with ground level uses or screening. Parking at grade under a building is discouraged unless th parking area is completely enclosed within the building or wholly screened with walls and/or landscape berms. (5) Top deck lighting on multi-level parking structures shall be architecturally integrated with th building, and screened to control impacts to off-site uses. Exposed fluorescent light fixtures are no permitted. (6) Parking structures and vehicle entrances should be designed to minimize views into the garag interior from surrounding streets. Methods to help minimize such views may include, but are not limited t landscaping, planters, and decorative grilles and screens. (7) Security grilles for parking structures shall be architecturally consistent with and integrated wit the overall design. Chain-link fencing is not permitted for garage security fencing. (8) See FWCC 22-1638(c)(4) for supplemental guidelines. (d) Pedestrian circulation and public spaces. (1) Primary entrances to buildings should be clearly visible or recognizable from the right-of-way Pedestrian pathways from rights-of-way and bus stops to primary entrances, from parking lots to prima . 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 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 an colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. File #03-1 00842-00-U Page P O Fi~re 2- S¢-c, 22.- 1634 (3) Pedestrian connections should be provided between properties to establish pedestrian links tc adjacent buildings, parking, pedestrian areas and public rights-of-way. (4) Bicycle racks should be provided for all commercial developments. (5) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. (6) See FWCC 22-1638 for supplemental guidelines. (e) Landscaping. Refer to Article XVII of this chapter for specific landscaping requirements and fo~ definitions of landscaping types referenced throughout this article. (f) Commercial service and institutional facilities. Refer to FWCC 22-949 and 22-1564 for requirement: related to garbage and recycling receptacles, placement and screening. (1) Commercial services relating to loading, storage, trash and recycling should be located in such 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 servic vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisanc~ 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 th~ 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 driw aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-U1 Page (2) Site utilities shall comply with the following: a. Building utility equipment such as electrical panels and junction boxes should be located in at interior utility room. b. Site utilities including transformers, fire standpipes and engineered retention ponds (excep biofiltration swales) should not be the dominant element of the front landscape area. When these must b~ 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/o: driveways. (g) Miscellaneous site elements. (1) Lighting shall comply with the following: a. Lighting levels shall not spill onto adjacent properties pursuant to FWCC 22-954(c). b. Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporat~ cut-off shields to prevent off-site glare. c. Light standards shall not reduce the amount of landscaping required for the project by Articll XVII of this chapter, Landscaping. (2) Drive-through facilities such as banks, cleaners, fast food, drug stores and service stations, etc. shall comply with the following: Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-U] Page a. Drive-through windows and stacking lanes are not encouraged along facades of buildings thal 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 element reflect the primary building and provide appropriate screening. b. The stacking lane shall be physically separated from the parking lot, sidewalk, and pedestria~ 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 FWCC 22-1638(d) for supplemental guidelines. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99- 333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1635 Building design - All zoning districts. (a) General criteria. (1) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded b' other site elements such as stormwater design, optimal traffic circulation; or the proposed function or use the site. (2) Building siting or massing shall preserve public viewpoints as designated by the Comprehensiw Plan or other adopted plans or policies. (3) Materials and design features offences and walls should reflect that of the primary building(s)~ (b) Building facade modulation and screening options, defined. Ail building facades that are both longe~ 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 tc Article XVII of this chapter, Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, ii 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 2012 square feet. See FWCC 22-1638(c) for guidelines pertaining to city center core and city center frame. (1) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 612 feet. Alternative methods to shape a building such as angled or curved facade elements, off-set planes, win walls and terracing, will be considered; provided, that the intent of this section is met. Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File/t03-100842-00-U Page Fi~,~ 6 - Sec. 22 - 1~;5 (~) (2) Landscape screening. Eight-foot-wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Article XVII of this chapter, Landscaping, may be considered in meeting the landscape width requirement of this section. Figure ?- Sec. 22 -1~ (3) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facade., that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using thk, option. (4) Pedestrian Plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floo~ area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible an¢ accessible from the adjacent right-of-way. Design Guidelines & Definition of Height Code Amendments Exhibit A File/103-100842-00-U] ©2002 Code Publishing Co. Page (c) Building articulation and scale. (1) Building facades visible from rights-of-way and other public areas should incorporate methods o: articulation and accessory elements in the overall architectural design, as described in subsection (c)(2) ol this section. Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842o00-U] ©2002 Code Publishing Co. Page 1 (2) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blanl walls, pursuant to FWCC 22-1564(u) and subsection (c)(1) of this section: a. Showcase, display, recessed windows; b. Window openings with visible trim material or painted detailing that resembles trim bc. Vertical trellis(es) in front of the wall with climbing vines or similar planting; e_d. Set the wall back and provide a landscaped or raised planter bed in front of the wall, witl plant material that will obscure or screen the wall's surface; de. Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way art: commission may be used as an advisory body at the discretion of the planning staff); e_f. Architectural features such as setbacks, indentations, overhangs, projections, articulate( cornices, bays, reveals, canopies, and awnings; /;g. Material variations such as colors, brick or metal banding, Or textural changes; and g_h. Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian acl (3) See FWCC 22-163 8(c) for supplemental guidelines. (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333 § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-U] Page 1 vities. 22-1636 Building and pedestrian orientation - All zoning districts. (a) Building and pedestrian orientation. (1) Buildings should generally be oriented to rights-of-way, as more particularly described in FWC£ 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 t'~ ..... , ,,nnh, * .... :,~,,*:,~ ..... ) (2) Plazas, public open spaces and entries Should be located at street comers to optimize pedestrim access and use. Ftgt~: 14 ~ $'~x: 22 ~ 1636 (3) All buildings adjacent to the street should provide visual access from the street into humm services and activities within the building, if applicable. (4) Multiple buildings on the same site should incorporate public spaces (formal or informal). Thes~ should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, tr provide a clear view to destinations, and to create a unified, campus-like development. (Ord. No. 96-271, § 3 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-382, § 3, 1-16-01) 22-1637 Mixed-use residential buildings in commercial zoning districts. (a) Ground level facades of mixed-use buildings that front a public right-of-way shall meet the followin guidelines: (1) Retail, commercial, or office activities shall occupy at least 20 percent of the gross ground floo] area of the building (unless exempt from this requirement by FWCC district zoning regulations). (2) If parking occupies the ground level, see FWCC 22-1634(c). Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File/t03-100842-00-U] Page (3) 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; Ord. No. 01-382, § 3, 1-16-01) 22-1638 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply tc individual zoning districts: (a) Professional office (PO), neighborhood business (BN), and community business (BC). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent tc the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestriar access and circulation pursuant to FWCC 22-1634(d). (2) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; anc 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 o~ pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh ant powder-coated poles. For residential uses only: (5) Significant trees shall be retained within a 20-foot perimeter strip around site. (6) Landscaped yards shall be provided between building(s) and public street(s). Parking lots shouk be beside or behind buildings that front upon streets. (7) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separatec by planting areas. (8) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of thc project and the public sidewalk. (9) Lighting fixtures should not exceed 20 feet in height and shall include cutoff shields. This shall not apply to public parks and school stadiums and other comparable large institutional uses. Thc maximum height for large institutional uses shall be 30 feet and shall include cutoff shields. (10) Principal entries to buildings shall be highlighted with plaza or garden areas containint planting, lighting, seating, trellises and other features. Such areas shall be located and designed so window: overlook them. Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File # 03-100842-00-U1 Page ! I l 16311 (11) Common recreational spaces shall be located and arranged so that windows overlook them. Fi~l~ 11~ ~ 2.22 - !63~ (a) (12) Units on the ground floor (when permitted) shall have private outdoor spaces adjacent to therr so those exterior portions of the site are controlled by individual households. (13) All new buildings, including accessory buildings, such as carports and garages shall appear tc have a roof pitch ranging from at least 4:12 to a maximum of 12:12. .Figure :~-S~. :22 - ~.6:~8 ~a) ! Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-U1 Page 1, (14) Carports and garages in front yards should be discouraged. (15) The longest dimension of any building facade shall not exceed 120 feet. Buildings on the same site may be connected by covered pedestrian walkways. (16) Buildings should be designed to have a distinct "base", "middle" and "top" The base (typically the first floor) should contain the greatest number of architectural elements such as windows, materials, details, overhangs, comice 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. I~igum 2t- S~'c, ~ - lti;38 t~) (17) Residential design features, including but not limited to entry porches, projecting window bays.~ balconies or decks, individual windows (rather than strip windows), offsets and cascading or stepped rool forms shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. (b) Office park (OP), corporate park (CP), and business park (BP). (1) Surface parking may be located behind the building, to the side(s) of the building, or adjacent tc the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWCC 22-1634(d). (2) Buildings with ground floor retail sales or services should orient major entrances, displa3 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 o~ pedestrian area. (4) If utilized, chain-link fences visible from public rights-of-way shall utilize vinyl-coated mesh and powder-coated poles. For non-single-family residential uses only: (5) Subsections (a)(5) through (A)(17) of this section shall apply. (c) City center core (CC-C) and city center frame (CC-F). (1) The city center core and frame will contain transitional forms of development with surface parking areas. 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-wa2y 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 FWCC 22-1634(d). Large retail complexes may not be able to locate parking according to the above guidelines. Therefore retail complexes of 60,000 square feet of gross floor area or larger may locate surface parking between the building(s) and the right-of-way. However, this form of development shall provide for small building(s Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842-00-U1 ©2002 Code Publishing Co. Page 1: along the right-of-way to break up and reduce the visual impact of the parking, and pedestrian circulatior must be provided pursuant to FWCC 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; anC should incorporate windows and other methods of articulation. (3) Building facades that are visible from a right-of-way and subject to modulation per FWCC 22- 1635(b), shall incorporate facade treatment as follows: a. The facade incorporates modulation and/or a landscape screening, pursuant to FWCC 22- 1635(b); and b. The facade incorporates an arcade, canopy or plaza; and/or one or more articulation elemenl listed in FWcc 22-1635(c)(2); provided, that the resulting building characteristics achieve visual interest anc appeal at a pedestrian scale and proximity, contribute to a sense of public space, and reinforce the pedestriar experience. (4) Drive-through facilities and stacking lanes shall not be located along a facade of a building thai faces a right-of-way. (5) Above-grade parking structures with a ground level facade visible from a right-of-way sha[ incorporate any combination of the following elements at the ground level: a. Retail, commercial, or office uses that occupy at least 50 percent of the building's lineal frontage along the right-of-way; or b. A 15-foot-wide strip of Type III landscaping along the base of the facade; or c. A decorative grille or screen that conceals interior parking areas from the right-of-way. (6) Facades of parking structures shall be articulated above the ground level pursuant to FWCC 22- 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 percent of the ground floor facade fronting a right-of-way or pedestrian area. (8) Chain-link fences shall not be allowed. Barbed or razor wire shall not be used. For non-single-family residential uses only: (9) Subsections (a)(5) through (a)(17) of this section shall apply. (d) For all residential zones. (1) Non-residential uses, Subsections (a)(5) through (a)(10) and (a)(13) through (a)(17) of this section shall apply. (2) Non-single-family residential uses. Subsections (a)(5) through (a)(17) of this section shall apply (Ord. No. 96-271, § 3, 7-2-96; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01~382, § 3, 1-16-01) 22-1639 Institutional uses. (a) In all zoning districts where such uses are permitted the following shall apply. (1) Sections 22-1634, 22-1635, and 22-1636. (2) Subsections 1638(a)(1) through (a)(5) and (a)(7) through (a)(9). (3) Building facades that exceed 120 feet in length and are visible from an ad.iacenl residential zone, right-of-way or public park or recreation area shall incorporate a significan~ structural modulation (offset). The minimum depth of the modulation shall be approximatel.~ equal to ten percent of the total length of the subject faqade and the minimum width shall b{ approximately twice the minimum depth. The modulation shall be integral to the buiidin structure from base to roofline. (4) Roof design shall utilize forms and materials that avoid the general appearance of: "fiat" 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 Design Guidelines & Definition of Height Code Amendments Exhibit A File #03-100842-00-Ut ©2002 Code Publishing Co. Page similar methods will be considered by the director provided that the roof design minimize~, 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 Subsection 1635(b) and/or (3), above, will be considered by the director as part of an overall design that addresses the following criteria: a. Faqade design incorporates at least two of the options listed at Subsection 1635(b): b. The location and dimensions of structural modulations are proportionate to thc height and length of the subject facade, using Subsections 1635(b) and (3) above, as f guideline; c. Fagade design incorporates a ma.iori .ty of architectural and accessory, desig~ elements listed at Subsection 22-1635(c)(2) and maximizes building and pedestria~ orientation pursuant to Section 22-1636; and d. Overall building design utilizes a combination of structural modulation, fa~adt 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 a~ adjacent residential zone, rights-of-way, or other public area, results in a project tha~ meets the intent of these guidelines. (6) The director may permit or require modifications to the parking area landscapinf standards of Subsection 1638(a)(7) for landscape designs that preserve and enhance existin natural features and systems, provided that the total amount of existing and propose, landscaping within parking area(s) meets the applicable square footage requirement of FWC£ Article XVII, Landscaping, and the location and arrangement of such landscaping is approve~ 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 connectivi .ty to adjacent habitats. 22-165-940 Design criteria for public on-site open space. The following guidelines apply to public on-site open space that is developed pursuant to the heigh~ bonus program established in Article )(I, Division 8, of this chapter. (1) Open space developed under this section should be located so that it: a. Abuts a public right-of-way, or alternatively, is visible and accessible from a Public right-of. way; b. Is bordered on at least one side by, or is readily accessible from, structure(s) with entries tc 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 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 storm drainage facilities, that would otherwise be incorporated into sit~ design without exercising the open space option; b. The gross area of the open space encompasses at least 2.5 percent of thc lot area, up to a tota 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 IX, landscaping or other landscaping alternative; and f. The open space may not be used for parking or loading of Commercial vehicles. Commercia 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; Ord. No. 01-382, § 3, 1-16-01) Design Guidelines & Definition of Height Code Amendments Exhibit A File//03-100842-00-U1 ©2002 Code Publishing Co. Page 1' 22-16401 Design for cluster residential subdivision lots. (a) Garages shall, be provided for all residential lots except if the lot is in a multifamily zone. (b) Front entryways should be the prominent feature of the home. Attached garages should not compos( more than 40 percent of the front facade of the single-family home if the garage doors are flush with the fron~ facade, or will be set back a minimum of five feet from the rest of the front facade. Detached garages shoulc also be set back a minimum of five feet from the facade. (c) If garage access is provided from alleys, the front yard setback can be reduced to 15 feet. (d) Each dwelling unit shall be intended for owner occupancy. (Ord. No. 01-381, § 3, 1-16-01) 22-1641~2- 22-1650 Reserved. Design Guidelines & Definition of Height Code Amendments Exhibit A ©2002 Code Publishing Co. File #03-100842-00-UI Page 11 Sec. 22-601. Churches, etc. The following uses shall be pennitted in the suburban estate (8E) zone subject to the regulations and notes set forth in this section: USE Church, synagogue or other place of religious worship DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS rJJ Z 0 .... ,.. -< ,..¡ ;;;;¡ ø ¡.;¡ ~ r/) r/) ~ ~ O¡:': ~¡;,.. ;5~ 0';> ~~ (.I.¡ t:::j r/J f- 0 ...J Process IV 15 acres 130 ft. 130 ft. See note 1 Process I, II, III and IV are described in §§ 22-351 - 22-356, 22-361 - 22-370, 22-386 - 22-4II, 22-43 I - 22-460 respectively. MINIMUMS REQUIRED YARDS MAXIMUMS ~~ s=tJ C);:J -~ ~r/) r/) ~ U -< ¡;,.. Or/) ~C) g~ ~~ USE ZONE CHART ZONE SE ,.. 6 ¡:.: ¡,.. ;;:- (,) '" ~ ~ 0 tñ ~ C) ~ ~ ;> 0 U f- 0 ,...¡ A transportation management plan (TMP) shall be submitted as part of the application. The TMP shall address the following: traffic control, parking demand and management, and traffic movement to the adjacent street system. I-. SPECIAL REGULATIONS AND NOTES I. This use must obtain a master plan approved through Process IV. The master plan must show the ultimate development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For orooosals also reauirin!! a develooment a!!reement the citY council's Dublic hearin!! on a develooment a!!reement shall take the olace of the oublic hearin!! for master olan aooroval bv the hearin!! examiner 2. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this is a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. 3. The subject property must be adjacent to a collector or arterial right-of-way. 4. If any pertien ef a GtmGtür0 en th0 SUbj0ct prep0rty is lecat@d 10ss than I GO ft. fmIR an adjactmt 19'" dead!:;' Z9ne, IReR either: a. TRe Reight 9ftRa! p9rti9n 9fthe £tructure gRail net exceed IS ft. aÞ9"e ¡v'erage Þ\lilding ele"atien; er Þ. The facad0 eftRa! pertieR Gfthe stmctllre parallel 19 the Ie'" sengi!:;' use Ghall net exc00s SO it. in leRgtR. 4. Maximum height of any portion of the building may be increased from 35 feet to 40 feet, if all of the following are met: a. The additional height is necessary to accommodate the particular use conducted in the building; and b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 feet. c. An increase in height shall not block views designated by the comprehensive plan. 5. Maximum height of the sanctuary or principal worship area may be increased to 55 feet, if all of the following criteria are met: a. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 ft. above average building elevation. I b. An increase in height shall not block views designated by the comprehensive plan. I"" 6. Religious symbols and icons for churches and other religious institutions may exceed the highest point of the underlying roof on which it is mounted by an additional 15 ft" provided that such symbol is a minor architectural accent and only one such symbol is permitted on the principal structure for this use. ~ Z. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. G-.jL Refer to Article XVII, Landscaping, for appropriate requirements. +-. ~ For sign requirements that apply to the project, see Article XVIII. &-.10. For community design guidelines that apply to the project, see Article XIx. For other infonnation about parking and parking areas, see § 22-1376 et seq. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-43, § 2(15.35), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01) ~ 30 ft. 75% 135 ft. above average building elevation. See notes 4, 5, and 6. Design Guidelines & Definition of Height Code Amendments Exhibit A @2002 Code Publishing Co. File #03- I 00842-00-UP Page 19 S~I3VdS (l~DdlflO:~Pd Wdfl~LDfI~LLS ~I0 ,LH9I:~I ~tOV~t~tAOD ,LOq (tl~a) H(]IS &NO~I:I ~ZIS lOq SS~tDO~Id A~IIAWd SMOIJ~Vq[flD~IH ica1 Sec. 22-671. Churches, etc. The following uses shall be pennitted in the multifamily residential (RM) zone subject to the regulations and notes set forth in this section: USE Church, synagogue or other place of religious worship USE ZONE CHART DIRECTIONS: FIRST, read down to find use. .. THEN, across for REGULATIONS MINIMUMS 1 MAXIMUMS REQUIRED YARDS rJ) Z 0 - ¡-. < .... ;;,;¡ " ¡.;¡ >z: rJ) '" ~ U 0 O~ ~P- ....~ ;;,;¡g;¡ 0';;> ~~ ~ ~ ~ ~ ~ ¡.....;;> 00 ....u 75% 5~ ~t; g~ ~¡;; In RM 3.6 and 2.4 zones, 30 ft. above average building elevation. In RM 1.8 zones, 35 ft. above average building elevation. '" ~ U < P- O'" ~c:J i~ ZONE RM SPECIAL REGULATIONS AND NOTES Process I, II, III and IV are described in §§ 22-351 - 22-356, 22-361 - 22-370, 22-386 - 22-411, 22-431 - 22-460 respectively (Ord No 90-43, § 2(25 35), 2-27-90; Ord. No. 93-170. ~ 7(Exh. B). 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 02-426, § 3, 10-15-02) :a' g ~ ~ 0 t¡:j ~ ¡::¡ rJ) b ....¡ ¡..... Ô ~ ¡.¡.. Process IV 17,200 sq. ft. 30 ft. 130 ft. 130 ft. See notes 2 and 5. See note~ 4> 5, 6, and 7 A 1. If the subject property, along with any contiguous area intended for future use for the religious activities or related purposes, is transportation more than 5 acres, the use must obtain a master plan approved through Process IV. The master plan must show the ultimate management development of the site including all buildings, parking and circulation areas, other major improvements and buffers. For plan (TMP) proposals also requiring a development agreement, the city council's public hearing on a development agreement shall take the shall be place of the public hearing for master plan approval by the hearing examiner. submitted as 2. The subject property may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. If this is art fth a detached dwelling unit, its setbacks are as established for detached dwelling units in the zone. p I? t' e 3. The subject property must be adjacent to a collector or arterial right-of-way. it ~~;n. 4. If any ]JertieR ef a stm.lyre eR the SYBje.t ¡¡re]Jerty is le.awd less thaR I QQ ft. [rem a lew deRsilY zene, tileR eithe¡r: e a. The¡ height efthat ]JertieR efthe¡ slm.tyre shall Ret exceed 15 ft. aBe"e¡ a"erage BllildiRg ele',atien; er shall addr:ss B. The fa.ade efthal pertieR efthe Etru.tyre parallel te the lem density zeRO shall net @x.@@d 5Q ft. iRI@RgIR. the following: 4. Maximum height of any portion of the building may be increased from 30 feet in RM 3.6 and RM 2.4 zones and 35 feet in RM traffic 1.8 zones to 40 feet. if all of the following are met: control, a. The additional height is necessary to accommodate the particular use conducted in the building; and parking b. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 30 ft. in RM 3.6 and RM demand and 2.4 zones and 35 feet in RM 1.8 zones above average building elevation. management, c An increase in height shall not block views designated bv the comprehensive plan. and traffic 5. Maximum height of the sanctuary or principal worship area mav be increased to 55 feet. if all of the following criteria are met: movement to a. Each required yard abutting the structure is increased one ft. for each one ft. the structure exceeds 35 ft. above average the adjacent building elevation. street system. b. An increase in height shall not block views designated bv the comprehensive plan. 6. Architectural extensions of flat rooflines such as parapets and articulated cornices may exceed the 30 ft. base height limit by three ft. 7. Religious symbols and icons for churches and other religious institutions may exceed the highest point of the underlying roof on which it is mounted by an additional 15 ft.. provided that such symbol is a minor architectural accent and only one such symbol is permitted on the principal structure for thi-s use. ~ !L Parking may be located within required side and rear yards, but not closer than 15 ft. to any property line. 9-.2., Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. +-. ~ Refer to Article XVII, Landscaping, for appropriate requirements. &-. !.L For sign requirements that apply to the project, see Article XVIII. 9-. 12. For community design guidelines that apply to the project, see Article XIX T For other information about parking and parking areas, see § 22-\376 et seq. See note 1. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards, see § 22-1131 et seq. File #03-1 0O842-00-UP Page 21 Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. 22-755 Schools - Day care facilities - Churches. The following uses shall be pennitted in the community business (BC) zone subject to the regulations and notes set forth in this section: USE ZONE CHART ~ DIRECTIONS: FIRST, read down to find use. . . 9 Minimums ~ '" Required Yards ..;¡ i3 ;;;¡ Q C 8 ¡.¡ ",Po. CI: .~ ~ :: .- <:1'> ~~ THEN, across for REGULATIONS USE <1) N ê/5 Õ ...¡ ;:: 0 ~ ,-... ..c: g ~ <1) '" ê/5 a <1) ¡::r:: ..... 0 <1) - :; ..c:- 01)'-' '0:; 2 :I:c7:) '" <1) g 0. ",en ~ 01) '5.5 <:1'~ ~~ ZONE BC SPECIAL REGULATIONS AND NOTES Schools, business or vocational I Possible schools, or Process trade schools III 55 ft. above Schools and day average care: building Determined on a elevation for case-by-case gyms if basis located 100 ft. or more from an adjacent residential zone I. If any portÎon of a structure on the subject property is located less than 100 ft. from an adjacent residential zone, then that portion of the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a minimum of20 ft. from the property line of the residential zone. 2. Except for gyms, if approved through process III, the height of a structure may exceed 35 ft. above average building elevation to a maximum of 55 ft., if all of the following criteria are met: a. The additional height is necessary to accommodate the particular use conducted in the building; and, A transportation b. Each required yard abutting the structure is increased five ft. for each one ft. the structure exceeds 35 ft. above average building elevatIOn; and ~ana(~;:n)t c. The increased height is consistent with goals and policies for the area of the subject property as established by the comprehensive p an plan. shall ?e 3. For any structure, including gyms, an increase in height above 35 ft. shall not block views designated by the comprehensive plan. submitted as 4. Religious svmbols and icons for churches and other religious institutions mav exceed the highest point of the underlving roof on part of the which it is mounted by an additional 15 ft.. provided that such symbol is a minor architectural accent and only one such symbol is 35 ft. aboye application. The permitted on the principal structure for this use. average TMP shaH 4, i. Church facilities may contain a rectory or similar dwelling unit for use by the religious leader of the congregation. building address the ~ ~ Day care facilities must contain an outdoor play area with at least 75 sq. ft. for each child using the area at anyone time. This play elevation for following: area must be completely enclosed by a solid fence or other screen at least six ft. in height. Play equipment and structured play areas must all other traffic control, be set back at least five ft. from each property line. structures parking demand é-. L Day care facilities may include accessory living facilities as defined by § 22.1. and +, ~ Day care facilities and schools must comply with the requirements of the State Department of Social and Health Services and/or the See notes I I management, State Superintendent of Public Instruction. - ~ 4 and traffic &-. ~ All activities pertaining to schools, business or vocational schools, or trade schools, such as auto-repair or other uses that may - movement to the impact adjacent properties, must take place within an enclosed building. adjacent street ~ ill No maximum lot coverage is established. Instead, the buildable area will be determined by other site development requirements, t i.e., required buffers, parking lot landscaping, surface water facilities, etc. sys em. .J4..LL For community design guidelines that apply to the project, see Article XIX. . .. .., g For landscaping requirements that apply to the project, see Article XVII. .J+. .!1, For sign requirements that apply to the project, see Article XVIII. .J.J-. !.!. Refer to § 22-946 et seq. to determine what other provisions of this chapter may apply to the subject property. +4-. Q Schools may locate containers on-site for the storage of emergency preparedness supplies as an accessory use. Containers may not be located in any required yard. Landscaping may be required by the director of community development services to screen the installation if the proposed location will be visible from a public right-of-way and/or neighboring properties. Siting is subject to review and approval under process I, Site Plan Review, unless proposed as a component of another project; in which case the siting of the container will be reviewed as part of the overall development proposal and subject to the underlying review process. See note 2 Day care facilities, except Class II home occupations Church, synagogue or other place of religious worship Process I, II, III and IV are described in §§ 22-351 - 22-356, 22-361 - 22-370 22-386 - 22-411, 22-431 - 22-460. respectivelv. I For other infonnation about parking and parking areas, see § 22-1376 et seq. For details of what may exceed this height limit, see § 22-1046 et seq. For details regarding required yards, see § 22-1131 et seq. (Ord. No. 90-43 § 2(45.65),2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 96-270, § 5,7-2-96; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 01-399 § 3, 8-7-01) Design Guidelines & Definition of Height Code Amendments Exhibit A ~2002 Code Publishing Co. File #03-1 00842-00-UP Page 22