HomeMy WebLinkAbout5555 ORDINANCE NO. 5555
AN ORDINANCE OF THE CITY OF AUBURN, WASHINGTON AMENDING
AUBURN CITY CODE CHAPTER 18.28 ENTITLED "C-2 CENTRAL BUSINESS
DISTRICT" BY AMENDING SECTION 18.28.010 ENTITLED "INTENT", SECTION
18.28.020 ENTITLED "PERMITTED USES", SECTION 18.28.030 ENTITLED "USES
REQUIRING PERMIT", SECTION 18.28.040 ENTITLED "DEVELOPMENT
STANDARDS" AND SECTION 18.28.050 ENTITLED "SUPPLEMENTAL
DEVELOPMENT STANDARDS" AND ADDING A NEW SECTION 18.28.060
ENTITLED "DEVELOPMENT STANDARDS FOR PARKING GARAGES" ALL
CONTAINED IN TITLE 18 ENTITLED "ZONING" TO PROVIDE REGULATIONS
CONSISTENT WITH AND THAT IMPLEMENT THE AUBURN DOWNTOWN PLAN.
WHEREAS, in RCW 35A.11.020 entitled "Powers vested in legislative bodies
of noncharter and charter code cities", the Council of the City of Auburn has
been provided the power to regulate its local municipal affairs appropriate to
good government of the city; and
WHEREAS, Chapter 35A.63 RCW entitled "Planning and Zoning in Code
Cities" and RCW 35A.63.100 entitled "Municipal Authority" provides authority to
the municipal legislative authority to implement those actions it deems
appropriate to provide for a zoning ordinance and amendments thereto; and
WHEREAS, the City of Auburn has been preparing an Auburn Downtown Plan
since 1997 with substantial citizen involvement; and
WHEREAS, the Auburn Downtown Plan identifies the need to promote the
revitalization of Downtown Auburn and incorporates policies and implementation
strategies to address this need; and
WHEREAS, with the Auburn City Council's adoption of the Auburn Downtown
Plan it is appropriate to adopt development regulations to implement the policies and
strategies of the Auburn Downtown Plan; and
O~inance No. 5555
May 21,2001
Page 1
WHEREAS, the City now desires to amend Auburn City Code Chapter 18.28
entitled "C-2 Central Business District" by amending section 18.28.010 entitled "Intent",
Section 18.28.020 entitled "Permitted Uses", Section 18.28.030 entitled "Uses
Requiring Permit", Section 18.28.040 entitled "Development Standards" and Section
18.28.050 entitled "Supplemental Development Standards" and adding a new section
18.28.060 entitled "Development Standards for Parking Garages" all contained in Title
18 entitled "Zoning" to provide regulations consistent with and that implement the
Auburn Downtown Plan; and
WHEREAS, the proposed zoning code text amendments were transmitted to the
Auburn City Planning Commission in February, 2001; and
WHEREAS, pursuant to ACC 18.68.030, after proper notice was published in the
City's official newspaper at least ten (10) days prior to the date of hearing, the Auburn
City Planning Commission on March 6, 2001 conducted a public hearing on the
proposed zoning code text amendments; and
WHEREAS, at said hearing, the Auburn City Planning Commission heard public
testimony and took evidence and exhibits into consideration of said proposed
amendments; and
WHEREAS, thereafter the Auburn City Planning Commission made certain
revisions and then recommended approval of the zoning code text amendments to the
City Council; and
WHEREAS, after proper notice was published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn City Council, on May 7,
2001, conducted a public hearing on the proposed amendments; and
WHEREAS, at said hearing, the Auburn City Council heard public testimony
and took evidence and exhibits into consideration of said proposed amendments;
and
WHEREAS, thereafter the Auburn City Council directed staff to prepare an
ordinance approving the proposed text amendments; and
Ordinance No. 5555
May 21,2001
Page 2
WHEREAS, the proposed text amendments to the Auburn zoning code were
received by the Washington State Office of Community Development on February 1,
2001 for the purposes of the State agency 60-day review process required under RCW
36.70A.106 and that process is complete; and
WHEREAS, this ordinance does not have an adverse environmental effect;
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. Adoption. Auburn City Code Chapter 18.28 entitled "C-2 Central
Business District" is hereby amended by amending Section 18.28.010 entitled
"Intent"; Section 18.28.020 entitled "Permitted Uses"; Section 18.28.030 entitled
"Uses Requiring Permit"; Section 18.28.040 entitled "Development Standards"; and
Section 18.28.050 entitled "Supplemental Development Standards" and adding a
new Section 18.28.060 entitled "Development Standards for Parking Garages"; as
set forth in Exhibit "A" attached hereto and incorporated by this reference to provide
regulations consistent with and that implement the Auburn Downtown Plan.
Section 2. Severability. If any section, subsection, clause, phrase or sentence of
this Ordinance is for any reason held to be invalid or unconstitutional, such invalidity
or unconstitutionality shall not affect the validity or constitutionality of the remaining
portions of this Ordinance, as it is being expressly declared that this Ordinance and
each section, subsection, clause, phrase or sentence hereof would have been
prepared, adopted and approved and ratified irrespective of the fact that any one or
more section, subsection clause, phrase or sentence be declared invalid or
unconstitutional.
Section 3. Implementation. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directions of this
legislation.
O~inance No. 5555
May21,2001
Page 3
Section 4. Effective Date. This Ordinance shall take effect and be in force five
days from and after its passage, approval and publication as provided by law.
INTRODUCED z~a~, 21, 2001
PASSED: ~ay 21, 2001
APPROVED: tv~ay 2]., 200]_
CHARLES A. BOOTH
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
OVE AS O FORM:
Michael J. Reynolds,
City Attorney
Ordinance No. 5555
May 21, 2001
Page 4
Chapter 18.28
C-2 CENTRAL BUSINESS DISTRICT
Sections:
18.28.010 Intent.
18.28.020 Permitted uses.
18.28.030 Uses requiring permit.
18.28.040 Development standards.
18.28.050 Supplemental development standards.
18.28.060 Development Standards for Parkinq Gara.qes.
18.28.010 Intent.
The intent and objective of this classification and its application is to set
apart that portion of the city which forms the center for financial,
commercial, governmental, professional, and cultural activities all of
which have common or similar performance standards in that they
represent types of enterprises involving the rendering of services, both
professional or to the person, or on-premises retail activities. This zone
encourages leisure :hopping and provides amenities conducive to
attracting pedestria~ ~hoppers. This zone shall only be applied within the
central business district as defined by the comprehensive plan.
18.28.020 Permitted uses.
Hereafter all buildings, structures, or parcels of land shall only be used for
the following, unless otherwise provided for in this title:
A. Apartments, provided they are located Jn a multistory building the
ground floor of which must contain a permitted use as listed in ACC
18.28.020(B) through (HH). No density limitations shall apply;
B. Art, music and photography studios;
Ordinance 5555
Exhibit A
consists of pages 1 - 17
1
C. Automobile parking facilities;
D. Bakery and pastry shops, products made must be sold at retail on
premises~
E. Banking and related financial institutions:~ ~For drive-in facilities
see Section 18.28.0301C);
F. Caretaker aDartment~
G. Civic, social, and fraternal clubs~
H. Daycare, including home based, mini daycare, daycare center,
preschools or nursery schools;
I. Delicatessens;
J. Dry cleaning and laundry services;
K. Funora! homos;
~:K. Grocery stores;
L Health and physical fitness clubs;
M. Hobby shops;
N. Hospitals, to include small animal, but does not allow outside runs or
kennels;
O. Hotels;
P. Laundry, self-service;
Q. Liquor store;
R. Massage par!orstherapy;
S. Meeting rooms and/or reception facilities;
T. Motels;
U. Newsstands;
V. News syndicate services;
W. Nursing homes;
X. Personal service shops;
Y. Pharmacies;
Z. Printing and publishing;
2
AA. Professional offices~
BB. Radio and television broadcasting studios;
CC. Retail stores and shops, including department and variety stores
which offer for sale the following and similar related goods:
1. Antiques,
2. Art supplies,
3. Automobile~ parts and accessories, excludes service and machine
shops,
4. Baked goods,
5. Beverages,
6. Bicycles,
7. Books and magazines,
8. Candy, nuts, and confectionery,
9. Clothing,
10. Computers,
11. Dairy products,
12. Dry goods,
13. Flowers and houseplanfs,
14. Fruits and vegetables,
15. Furniture and home furnishings,
16. Hardware, including eleczfrical, heating, plumbing, glass, paint,
wallpaper and related goods,
17. Home garden supplies,
18. Household appliances,
19. Household pets,
20. Housewares,
21. Jewelry and clocks,
22. Meat, fish and poultry, preprocessed,
23. Notions,
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24. Office supplies and equipment,
25. Photographic equipment, including finishing,
26. Radio, television, and stereos,
27. Shoes,
28. Sporting goods,
29. Stationery,
30. Toys;
DD. Religious institutions;
EE. Restaurants, including outdoor seating.~ h, ,+ ,~,,~-h ,,~¢ · '
............. For dnve-~n
facilities see Section 18.28.030(C). Sale of alcoholic beverages is
..... ,~ ........ ~ ~,- r~,~,;+~,,~ + ....... ~ ~ ....... ~ only allow d
......... , ....................... ~ .................. ~.,orl e
pursuant to Section 18.04.805;
FF. Schools, including art, business, barber, beauty, dancing, martial arts
and music;
GG. Secretarial services;
HH. Theaters, except drive-in;
II. Other uses may be permitted by the planning director if the use is
determined to be consistent with the intent of the zone and is of the same
general character of the uses permitted in this section;
JJ. Commuter rail stations and bus transfer stations;
KK. Commercial recreation; outdoor recreation areas may be allowed
must be part of and incidental to the principally permitted commercial
recreation use. The outdoor area can be no larfler than twenty-five
percent (25%) of the floor area of the buildinq of the associated
commercial recreation use. The entire perimeter of the outdoor
recreation area must be landscaped with a five (5) foot width of Type III
landscapinfl pursuant to Section 18.50.040(C) unless existinfl buildinfl walls
are used.
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18.28.030 Uses requiring permit.
The following uses may be permitted when a conditional use permit has
been issued pursuant to the provisions of Chapter 18.64 ACC:
A. Apartments, no density limitations are applied. The first floor of any
apartment buildinq that has frontaqe on Main Street shall contain a use,
other than residential or parkin.q, which is otherwise permitted by the C-?
zone. Only that portion of the first floor that fronts on Main Street needs to
be occupied by the nonresidential use. All apartment projects on Main
Street must meet these requirements and then will be considered n
permitted use and therefore a conditional use permit is not required.
B. Arcades;
C. Drive-in facilities, including banks and restaurants. No drive in facilities
shall be allowed vehicle access to or from Main Street;
D. Government facilities, this excludes offices and related uses that are
permitted outright;
E. Brewpubs;
F. Utility substations=.;
G. Any expansion of the space, volume, area or facilities of any
automobile repair, maintenance or service, automobile service station, or
car wash business that existed before the effective date of Ordinance No.
5555. Any such expansion must be physically connected to the existing
business, must be contained within the same lot or adjusted lot as thn
existinf:t business and cannot be separated by a street or alley;
H. Gasoline dispensin.q facilities for passen.qer vehicles provided tho
followinq requirements, which supersede the requirements of subsection
18.28.050 F., are mef. These facilities are not intended to be the same as
or allow for an automobile service station as defined by Section 18.04.140
of the Zoninfl Code.
1. The facility must be accessory fo an existinq retail/service
establishment in which the principal tenant has a minimum floor area of at
least 25,000 square feet. The principal tenant must own and/or manaqe
the facility. The facility must be located on the same parcel of property
as the principal tenant and the property must be at least 100,000 square,
feet in area.
2. The facility must be located on the property to minimize th~
amount of conflict to the pedestrian traffic.
3. The facility must be located on and have direct access to an
arterial usin.q existinq curb cuts and driveways whenever practical. If thc
curb cuts and driveways do not meet current city standards then they
shall be brou~lht up to such standards.
4. The facility cannot interfere with the existinq parkin.q and/or traffic
circulation on the property. There shall be enouqh room on the property
to allow for adequate stacl~in.q space for vehicles waitin.q for fuel in order
to avoid cars interferinq with vehicles on the street. The facility cannot
reduce the amount of parkinq required by the Zoninq Code.
5. The facility shall have a roof that covers all activities includinq tho
pay window, refuse containers, fuel pumps and the adjacent parl<inFt
area for the cars beinq fueled. The area that is covered by the roof of the
facility shall be no larfler than 6,000 square feet. The number of pumps
shall be limited five (5) such that no more than ten (10) vehicles may be
fueled at any one time.
6. Columns or similar architectural features shall be provided that
screen the visibility of the pump islands as well as .qive the visibl~,
impression of enclosinfl the structure. If necessary, provisions must be
made to avoid a safety issue of enclosingt any fumes associated with thn
fuelincl of the vehicles. The overall he .qht of the facility shall not exceed
twenty (20) feet.
7. The desitin, architectural treatment and streefscape features ot
the facility must be consistent with the desitin concepts as outlined in
paraqraph "P" of Section 1.4 of the Downtown Plan as well as provide
some desiqn continuity between the facility and primary strucfuro.
8. A five (5) foot width of Type III landscapinq shall be provided
alont the street frontatie(s) thai the facility is oriented to.
9. Any other products for sale shall only be displayed within the
buildinq containinq the pay window and any Such products shall bn
incidental to automobile care/maintenance, or snacks and beveraqes.
No sales of alcoholic beveraqes will be allowed.
10. Siqns shall be limited to permanent wall si.qns, attached to th~
face of the canopy, only.
11. The application for the conditional use permit shall illustrate how
it complies with these standards.
18.28.040 Development standards.
A. Minimum lot area: none required.
B. Minimum lot width: none required.
C. Minimum lot depth: none required.
D. Maximum lot coverage: none required.
E. Maximum building height: f ..... ,~r~ .... + to ..... ~ AC f~,~+ 1. The
maximum heiqhf of that portion of a buildinq fhaf abuts a street/s) shall bn
no hiqher than the width of the abuttinti streetls). Buildin.q heiqhf may
increase provided that the buildin.q s stepped back one foot Ifrom th~
abuttin.q street ri.qhf/s) of way) for each foot of increased buildin.q hei.qht
7
2. If the buildinq abuts more than one street and the abuttinq streets havn
different widths then the hei.qht of the buildin.q allowed at any street
frontaqe shall be the avera.qe of the abuttinq street widths.
3. The followin.q rooftop features may extend up to fifteen (15) feet abovn
the maximum heiqht limit: Stair towers, elevator penthouses, and
mechanical equipment.
F. Minimum yard setbacks: none required, see ACC 18.28.050(F) for
specific building orientation.
G. Fences shall be decorative and relate architecturally fo the associated
buildinq. Acceptable materials are brick, wood, stone, metal, or textured
concrete. Typical .qalvanized wire mesh (chain link), barbed wire or razor
wire are not permitted. When a fence abuts a street right of way a five (5)
foot width of Type III landscapinq shall be provided between the fence
and street riqht-of-way, and hod.~os: For further information see Chapter
18.48 ACC. The provisions of this section shall not apply to temporary
fences required for construction projects permitted by the City.
H. Parking: see Chapter 18.52 ACC.
I. Landscaping: see Chapter 18.50 ACC.
J. Signs: see Chapter 18.56 ACC.
18.28.050 Supplemental development standards.
A. All uses, includinq any automobile repair, service or maintenance, shall
be conducted entirely within a building or structure except:
1. Automobile parking lots;
2. Display or sales of goods that do not extend eight feet past the front of
the building, do not block entrances or interfere with pedeslrian travel, do
8
not interfere with the parking areas and do not encroach upon public
property;
3. Outdoor seating for restaurants, theaters, or other entertainment;
4. Temporary uses as permitted by the hearing examiner, building official,
planning director or city engineer pursuant to applicable ordinances;
5. Unloading and loading areas;
6. Utility substations;
7. Refuse containers;
8. Play areas for daycares.
9. Outdoor commercial recreation.
10. For automobile repair businesses there shall be no vehicles storecJ
outside that are not operable unless such vehicles are contained within ~
fenced and paved area. The entire perimeter of the outdoor storaqn
area shall be landscaped with a five 15) foot width of Type I landscapinffj
pursuant to Section 18.50.0401A) unless the walls of an existinq buildinfl ar~,
used. The maximum size of the outdoor storaqe area shall be no morn
than twenty-five 125%) of the associated buildinq area.
All automobile repair businesses shall have one ( 1 ) year from the effectivo
date of this Ordinance No. 5555 to comply with this subSection_-
18.28.0501A)(10).
11. Car washes but must have at least two walls and a roof for each wash
bay.
12. Service station pump islands.
13. Public spaces/uses includinfl but not limited to parks, plazas, anc~
pedestrian shelters/waitinq areas-includin.q those for bus and train stops,
B. Any repairing, except automobile, done on the premises shall be
incidental only, and limited to custom repairing of the types of
merchandise sold on the premises at retail. The floor area devoted to such
repairing shall not exceed 30 percent of the total floor area occupied by
the particular enterprise, except that the limitations of this subsection shall
not apply to shoe, radio, television, or other small appliance repair
services.
C. Storage shall be limited to accessory storage of commodities sold at
retail on the premises or materials used in the limited fabrication of
commodities sold at retail on the premises. No outside storage is permitted
unless allowed elsewhere by this chapter.
D. Operations conducted on the premises shall not be objectionable
beyond the property boundary lines by reason of noise, odor, fumes,
gases, smoke, vibration, hazard, or other causes.
E. No on-site hazardous substance processing and handling, or hazardous
waste treatment and storage facilities shall be permitted, unless clearly
incidental and secondary to a permitted use. On-site hazardous waste
treatment and storage facilities shall be subject to the state siting criteria
(Chapter 70.105 RCW).
F. Building Orientation Requirements. The following requirements apply to
the construction of all new buildings or structures:
Existing buildings or structures, including facades, that do not have
setbacks or otherwise cannot comply are exempt from these
requirements regardless of the amount of improvements made to the
building, structure or facade as long as any alteration does not make the
existing facade more nonconforming.
Existing buildings, structures, or facades that h ....... m,-~,~
............... t are setbacks
and within 20 feet of a street shall ¢-~ comply to the fullest extent possible,
as determined by the Planninq Director, with the following requirements
~h.,H ~ ...... ~r~,~ +,~ do ~^ hen any c I ti Ii ts
.......... --~ ......... w umua ve structura mprovemen
are made that exceed~ 50 percent of the assessed value of the existingl
building, structure, or facade: ~
l0
A~ny .......... ,-h .... ~ addition to an existingl buildinq, re.qard ess of
value,are ~,,~,4,~ fo +k,..-. ~-+.-~,-.+ f..,.-.~,+,,.,~ ~:~,~,~,~,
....................... ~ ....... that will be within 20 feet of
a street shall also comply to the fullest extent possible as determined by
the Planninq Director, with the followinq requirements.
1. For each lineal foot of frontage a building has on a street, there shall be
provided an area(s) for pedestrian amenities at the rate of one square
foot of ground area for each lineal foot of building frontage. Pedestrian
amenities shall consist of such features as landscaping, benches, entry
ways with accents such as brick pavers, art work, or a combination of
these or similar features. The pedestrian amenities shall be located on the
property between the street right-of-way and the building. The planning
director shall approve the amounl and lype of the pedestrian amenities.
2. For buildings that have a street frontage that exceeds 50 feet then at
least 25 percent of the building's frontage shall be immediately adjacent
to the street right-of-way.
3. For buildings that have a street frontage that is less than 25 feet then no
pedestrian amenities will be required and the buildinq may be located at
the property line. There shall however be provided a landing in front of
each door that opens to a street, that is large enough such that no part of
any door will encroach into the street right-of-way when the door is being
opened or closed.
4. For buildings that provide additional setbacks, except as restricted by
subsection (F)(2) of this section, the area between the street right-of-way
and the building shall only contain pedestrian amenities.
5. If a building has more than two street frontages then at least two of the
frontages shall comply with subsections (F)(2) and (F)(7) of this section and
contain pedestrian amenities between the building and the street right-of-
way. Any remaining frontages shall either have pedestrian amenities,
windows, murals, flat surfaced art work or other similar architectural
features that world avoid large blank walls.
6. For new buildings lhat will infill between two other existing buildings the
new building shall be setback no further than either of the adjacent
buildings unless additional setback is required to comply with subsection
(F)(1) of this section. The proposed setback shall be reviewed by the
planning director to ensure the setback will maintain building continuity
along the street.
7. Buildings shall have windows that encompass at least 60 percent of the
first floor facade and at least 40 percent of the facade of each additional
floor. At least 50 percent of the area of the first floor windows of
nonresidential buildings shall provide visibility to the inside of the building.
This subsection shall only apply to the facades, of new buildings, with
street frontage and shall not lessen the requirements of the Uniform
Building or Fire Codes.
8. The building's principal pedestrian entrance shall be oriented to the
street. If the building is at a corner, either street or alley, then the principal
pedestrian entrance shall be at the corner unless a better architectural
design is attained at another location and approved by the planning
director.
9. Buildings that are at the intersection of either two streets or a street and
an alley shall provide for a sight distance triangular setback as required by
ACC 18.48.020(B)(1 ) (a) and (B)(1) (b). These triangular areas may contain
pedestrian amenities that satisfy the requirements of subsection (F)(1) of
this section.
10. A site plan shall be prepared by the proponent which addresses
compliance with the requirements as outlined in subsections (F) (1) through
(F)(9} of this section. The site plan shall be approved by the planning
director prior to the submittal of any building permit.
11. For the sole purposes of this subsection F the term "street" shall include
the right-of-way of private and public streets or c!!cys. The term shall also
include pedestrian walkways, encumbered by an easement or similar
means, that are used by the general public to travel from one property to
another.
G. Mechanical equipment on rooftops shall be sited and desiqned to
minimize noise and effectively screen the equipment from view from
adjacent properties and ri.qhts of way. The followin.q methods, or ~
combination thereof, may be used:
1. Setback from the roof edqe to obscure visibility from below;
2. Inteqration into the buildin.q architecture, usin.q buildingl walls, roof
wells or roof parapets to conceal the equipment;
3. Equipment enclosure or si.qht-obscurinfl fencinq or landscapinq;
4. Overhead trellis or roof to obscure visibility from above.
Materials used to screen mechanical equipment shall be the same as or
compatible with the desi.qn of the principal structure.
H. Stair towers and elevator penthouses shall be desiqned to b~,
architecturally integtrated into the principal structure. This may includn
usin.q the same buildinq materials, repeatinfl common buildinq forms,
colors or elements, or incorporatin.q the roof and wall of the stair tower or
elevator penthouse into the upper wall of the structure.
I. Any automobile repair, service, maintenance, machine shop, car wash
or service station that was leqally established before the effective date of
this Ordinance No. 5555 will not be considered a nonconforminq use. Any
expansion of said use(s) will require a conditional use permit.
13
18.28.060 Development Standards for Parkinq Gara.qes
Parkinfl flaragles shall be exempt from the Supplemental Desiqn Standards
of the C-2 Zone, Section 18.28.050.F, unless otherwise indicated. The intent
of this section is to ensure that parkin.q .qara~qes are des .qned to be
architecturally harmonious with associated buildin.qs, and reflect
traditional, commercial buildin.q forms. The followingt development
standards shall apply:
A. Maximum buildin~q hei.qht sixty 160) feet. An elevator
penthouse, stair towers or mechanical equipment may extend
above this hei.qht by fifteen (15) feet.
B. /'~v~ ...... ............ i.~1 ~g~ ~-h~ll .~.-. ...... ~ ~ ~ ~,,,,!,,!,,,.~,,,~ ~ [~OL ~f ¢-I~ f;.~:- ~1 .... ~ fk..
Floor Commercial Space
1. For parking garages with street frontage on Main Street,
Gcommercial spaces shall occupy .... ~ ~,-,~,,~k.~ ....... of ~100°~o of the first
floor of the crimaw parking garage's Main sStreet frontage, or
~ ..... ~ w ........ ~ ........... w ....... s ........ e. Parking garag{:
driveway entrances and/or exits shall not be permitted directly to
and/or from Main Street.
For parking garages within the following area: Burlington
Northern Santa Fe (BNSF) railroad right of way~ all parcels ffontin~
1st street S~ (both sides of street); A Street S~ and 3rd Street SE,
commercial spaces shall occupy a minimum of 50% of the first
floor of the parking garage's street frontage or prima~ publ~a
exposure of the parking structure.
3= Parking garages that provide required off-street parking for a
commercial or m~ed us~ development and that are located on the
same parcel as, or on a conti~ous parcel to the commercial or
mixed use development being served shall be exempt from thc
14
requirements of Section 18.28.060 B.2. However, the provisions of
Section 18.28.060 B. 1 shall still apply to such parking garagen
with street frontage on Main Street.
C. Where concrete is used for walls that are visible from a public
sidewalk, street, plaza or pedestrian route, then the concrete
construction must be architecturally treated. Followinq are several
acceptable methods for architectural treatment:
1. Textured or patterned surface.
2. Colored admixture in concrete.
3. Other masonry types as accent, such as brick, .qlass block, or
tile.
D. Windows and openinf~s in the parkin.q !qara.qe facade shall meet
the followinq requirements:
1. Glazed windows are not required for the car park section of
parkinq structures. Any first floor area devoted to commercial
use shall meet the window requirements listed in the
Supplemental Development Standards, Section
18.28.050(F) (7).
2. The rhythm and proportions of the openin.qs on upper floors
should complement the desitin of the lower floor storefront.
Upper floors should avoid Ionq, continuous horizontal
openin.qs. Alon.q pedestrian-oriented streets or public spaces
openin.qs on all floors should be architecturally treated, to
'create the impression of a traditional downtown commercial
buildin.q. These miqht include treatments which are, or
resemble windowsills, lintels, mouldin.qs, mullions and muntins,
or openinqs with a unique shape, such as an arch, pediment,
or hood.
E. Liqhtingl requirements include the followin¢l:
1. Lighting inside the garagle shall meet a minimum standard of
5 foot-candles, not fo exceed the Washinqton State Energty
Code Li.qhtinq Power Allowance.
2. Liqht fixtures shall be protected from breakage by means
such as a wired caqe.
F. Pedestrian entrances to the .qarage from adjacent streets or plaza
shall be clearly defined throu.qh design of the pavement, and/or
buildin.q openingl, and shall be si.qned.
G. The total square feet of landscapinq area to be provided shall bn
determined by multiplying each parking qara.qe fronta.qe along c~
public street, sidewalk, plaza, or pedestrian route by 0.75.
The minimum acceptable dimension for any landscapinq area is
two feet for vines only, or three feet for other types of landscaping.
Landscaping should be located alonq a minimum of 25% of any
frontage. However, landscape location may be revised and
consolidated it severe space limitations restrict the ability to provide,
the minimum landscape area on each fronta.qe. Pedestrian
amenities, as defined in ACC 18.28.050 (F) (1), may be used to meet
the landscapinq requirement, up to a maximum of 50% of thn
required landscaping area, and may include benches, artwork, or
decorative paving.
The Planninq Director shall approve the amount, type, and location
of landscapinq and/or pedestrian amenities.
16
H. Parkinq qaraqes shall be architecturally consistent with other
buildin.qs in the same project, and shall use the same, or
harmonious, colors and materials. Parkin.q .qarafles that are not part
of a larqer proiect shall be architecturally compatible with
neiflhborin.q structures or consistent with the urban desigln vision for
the area as expressed in the Downtown Plan.
I. Stair towers and elevator penthouses shall be desiqned to bn
architecturally inteqrated into the principal structure. This may
include usinq the same buildinq materials, repeatinq common
buildingt forms, colors or elements, or incorporatinq the roof and wall
of the stair tower or elevator penthouse into the upper wall of tho
structure.
J. Standard sized parkingl spaces in parkin.q ~qara.qes are allowed an
exception to ACC 18.52.090, Parkin.q space dimensionnl
requirements. Spaces oriented at 90 de~rees to the aisle ar~
allowed a minimum len.qth of 18.0 feet, a minimum width of 8.5 feet
and a minimum aisle width of 22.0 feet.