HomeMy WebLinkAboutIV.D Environmental Park
Memorandum
TO: Planning and Community Development Committee
FROM: Kevin Snyder, AICP, Assistant Director
DATE: March 17, 2009
SUBJECT: DISCUSSION: Potential Amendments to ACC 18.33 (Environmental Park), ACC 18.50
(Landscaping and Screening) and ACC 18.52 (Off-Street Parking and Loading)
A.B
ACKGROUND
At the Committee’s February 23, 2009 meeting, the Committee requested staff to make revisions
to the revised draft amendment text presented at the meeting. In addition, the Committee asked
staff to analyze potential changes to building setback, off-street parking and landscaping
requirements to support the potential increase in the current 35 percent maximum lot coverage
standard specified in ACC 18.33.040.D. Further, the Committee asked staff to provide
information on the advantages of the LEED Platinum certification. The following is a summary
of key points and questions that staff would like to review and discuss with the Committee at its
March 23, 2009 meeting:
B.TEO
ECHNICAL DITING VERVIEW
For purposes of clarification, please be advised that staff has used the following technical editing
techniques to explain proposed revisions:
Strikethough and No Highlighting: Words that were struck for the February 23, 2009 have
been retained for reference purposes and are indicated using strike-through – i.e. word
Single Underlined and Yellow Highlighted: Technical edits that were made for the February
23, 2009 Committee meeting have been retained for reference purposes and are indicated by
yellow highlighting – i.e. word
Double Underlined and Teal Highlighted: Technical edits that were made for the February
23, 2009 Committee meeting have been retained for reference purposes and are indicated by
yellow highlighting – i.e. word
C.PACC18.33(EPD)A
ROPOSEDISTRICTMENDMENTS
The following is a summary of key potential code amendments for this chapter developed by
rd
staff subsequent to the Committee’s February 23 meeting. In addition, key questions that staff
would like to discuss with the Committee are presented:
Revisions to ACC 18.33.040.F.1-4 – Staff is proposing several amendments to this section of
the code including:
Reduction in building setbacks to support the potential increase in the maximum lot
coverage standard and increase the opportunity for more innovative site design.
Introduction of new code language that would authorize the Community Development
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Director to approve the on-site clustering of setbacks to support the construction of
innovative site design features.
Elimination of the requirement for a 30-foot setback if adjacent to or separated by a street
less than 50 feet in width of any residentially zoned property. This standard is not
applicable to the EP zoning designation based on current surrounding zoning patterns.
This requirement is currently specified in the portion of the City Code that addresses the
Light Industrial (M-1) and Heavy Industrial (M-2) zoning designations.
Revision to proposed ACC 18.33.050.F to clarify the incremental application of Table
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18.33.050-1 per the Committee’s request at the February 23 meeting.
Revisions to proposed Table 18.33.050-1 – Staff is proposing to modify the percentages
previously presented to the Committee. As originally conceived, the Table would allow for
the incremental increase in the maximum lot coverage from 50 percent up to 75 percent.
Except for the use of native and drought resistant vegetation (initially proposed at 1 percent)
and the use of LEED oriented design principles and guidelines (initially proposed at 4
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percent), the table proposed 2 percent incremental increases. Subsequent to the February 23,
staff has conducted substantive analysis of the potential to achieve 75 percent lot coverage on
the existing lot configurations within the EP District based on current building setback, off-
street parking and landscaping requirements. Staff also looked at hypothetical lot
configurations within the EP District to see if the 75 percent maximum building lot coverage
standard might be achievable with these different configurations. Staff has determined that
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primarily due to the current on-site parking requirement, the 75 percent maximum building
lot coverage standard could not be achieved. Staff’s analysis indicates that at best a 65
percent maximum building lot coverage could be achieved in the District with a 5 percent
reduction in the current minimum 15 landscape area requirement for the EP District (ACC
18.50.050.I) and no change in the current parking requirements. Staff believes that this
finding represents a substantive policy consideration for the Committee that it may want to
discuss and further analyze. Staff will be preparing some additional points on this matter for
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use in the discussion on March 23.
Clarification of the proposed language pertaining to a major renovation specified in proposed
ACC 18.33.050.F.2. Staff is proposing to define a major renovation for the purpose of
implementing Table 18.33.050-1 as an addition to an existing structure that exceeds 50
percent of the assessed valuation of the existing structure pursuant to the City’s currently
adopted Building Valuation Data. This definition was developed in consultation with the
City’s Building Official and is consistent with current business practices.
1
Please note that the term planning director is used in the draft code language to maintain consistency with other
sections and chapters of the Auburn City Code that are not currently proposed for amendment consideration.
2
Please note that for purposes of this analysis, staff used the current parking requirement for industrial and
manufacturing activities specified in ACC 18.52.020.C based on the anticipated types of future land uses within the
EP District pursuant to the intent statement for the District specified in ACC 18.33.010 (Intent).
2
During the Committee’s discussion of the potential draft amendments for ACC 18.33 at its
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March 23 meeting, staff would like to discuss the following questions:
1.What are the Committee’s viewpoints on the proposed revisions submitted by staff for this
chapter?
2.Does the Committee want to attempt to achieve a maximum 75 percent maximum lot
coverage standard through possible changes in the current parking standards?
3.Does the Committee have additional questions or information needs that it wants staff to
research and report back on at a future meeting?
D.PACC18.50(L&S)A
ROPOSEDANDSCAPING CREENINGMENDMENTS
The following is a summary of key potential code amendments for this chapter developed by
rd
staff subsequent to the Committee’s February 23 meeting. In addition, key questions that staff
would like to discuss with the Committee are presented:
Potential amendment to ACC 18.50.050.I.1 to provide the planning director or designee with
the authority to modify the requirement for Type III landscaping in all required yards to
support innovative site design features.
Potential amendment to ACC 18.50.050.I.2 to provide the planning director or designee with
the authority to reduce the width of required landscaping by additional methods beyond those
currently listed in the code to support innovative site design features.
Potential amendment to ACC 18.50.050.I.3 to reduce the current percentage of the site to be
landscaped from 15 percent to 10 percent. Staff’s analysis of the application of increased
maximum lot coverage percentages indicates that this reduction would be needed for some of
the existing parcels within the EP District to achieve the proposed 50 percent maximum lot
coverage standard and for all parcels to achieve any authorized increase in maximum lot
coverage over 50 percent.
Potential amendment to ACC 18.50.060.E to allow the use of sodded lawns in the EP District
only when the irrigation source is recycled on-site water to promote a higher level of on-site
water conservation.
Potential amendment to ACC 18.50.060.H.1-4 to provide the planning director or designee
with the authority to modify current design standards for parking lots to support innovative
site design features.
During the Committee’s discussion of the potential draft amendments for ACC 18.50 at its
rd
March 23 meeting, staff would like to discuss the following questions:
1.What are the Committee’s viewpoints on the proposed revisions submitted by staff for this
chapter?
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2.Does the Committee concur with staff’s recommendation to provide the planning director
with the authority to modify landscaping requirements for the EP District only to support
innovative site design features?
3.Does the Committee have additional questions or information needs that it wants staff to
research and report back on at a future meeting?
E.PACC18.52(O-SPL)A
ROPOSEDFFTREET ARKING AND OADINGMENDMENTS
The following is a summary of key potential code amendments for this chapter developed by
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staff subsequent to the Committee’s February 23 meeting. In addition, key questions that staff
would like to discuss with the Committee are presented:
Potential amendment to ACC 18.52.010.B.3-4 to exclude the EP District only from
requirements that might lead to the expansion of existing parking areas or the development of
new parking areas that could result in the creation of additional impervious surfaces.
Potential amendment to the table at the beginning of ACC 18.52.030 to provide for the
opportunity to reduce the amount of required parking in the EP District to promote less
impervious surfaces and associated stormwater impacts.
Potential amendment to ACC 18.52.030.B to provide the planning director or designee with
the authority to approve joint use parking facilities having the same peak parking demands
when both on-site parking and the availability to multi-modal transportation options such as
transit shuttles, bicycle facilities, carpool programs or vanpool programs.
Potential amendment to ACC 18.52.050 implementing a new requirement for the use of
pervious pavement materials in the EP District only unless it can be demonstrated to the
planning director and the city engineer that the use of these materials is impracticable due to
soil conditions or cannot support the post development traffic loads of a project. The purpose
of this proposed amendment would be to substantively reduce the future introduction of new
impervious surfaces into the EP District.
Potential amendment to ACC 18.52.090.B to specify for the EP District only that up to 100
percent of the parking spaces for a development may be constructed as compact parking
spaces to contribute to a reduction in the overall size of on-site parking areas.
Potential amendment to ACC 18.52.090.E to exclude parking areas in the EP District from
the current overhang provisions of the code to promote more innovate site design features
(e.g. in-parking area bio-swale) and allow for overhang landscape areas to be counted toward
meeting the on-site landscaping requirement to promote more alternatives for addressing site
specific building coverage, on-site parking and landscaping issues.
Potential amendment to ACC 18.52.130 to allow for the development of joint off-street
loading facilities between multiple uses to help reduce the area of impervious surfaces.
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During the Committee’s discussion of the potential draft amendments for ACC 18.52 at its
rd
March 23 meeting, staff would like to discuss the following questions:
1.What are the Committee’s viewpoints on the proposed revisions submitted by staff for this
chapter?
2.Does the Committee want to consider further reduction of the on-site parking standards (i.e.
significant reduction in the on-site parking requirements or the promotion of one or two
shared parking facilities in the District for all businesses rather than individual site
development of parking facilities) to further promote the environmental friendly intent of the
EP District?
3.Does the Committee have additional questions or information needs that it wants staff to
research and report back on at a future meeting?
F.IALEEDPC
NFORMATION ON DVANTAGES OF LATINUM ERTIFICATION
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At the February 23 meeting, the Committee asked to report back on the advantages of LEED
Platinum certification as part of its consideration of using the LEED Silver certification. Staff
has researched this question and finds that the answer is complicated because of the multiple
methods that can be used to achieve this rating and the associated potential benefits of these
different methods. However, staff’s review of the current information on the LEED Platinum
rating from the US Green Building Council – the creator and operator of the LEED certification
system - have identified some potential advantages:
Marketing and public relations – The receipt of the LEED Platinum rating for a building or a
project is viewed as a potential marketing tool for future building users and a positive public
relations image message.
Rebate on Certification Fees – The US Green Building Council currently offers a full rebate
on all certification fees it charges for projects that attain a LEED Platinum certification.
Lower long-term operating costs – LEED platinum buildings require the implementation of
conservation oriented business practices and the installation of materials and equipment that
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are energy and resource efficient that can lead to lower long-term operating costs.
3
In a January 8, 2009 press release from the US Green Building Council, the Council reported that in 2003,
California's Sustainable Building Task Force reported on the costs associated with its green buildings. That report
found the cost premium averaged less than 1 percent for basic LEED certification, 2.1 percent for Silver
certification, 1.8 percent for Gold, and 6.5 percent for Platinum. The Council further reported that in a separate 2008
report, which included contributors from Boston College, The Brookings Institution, and PNC Financial Services
group, researchers found that green buildings cost less than 4 percent more than conventional buildings, with the
highest premium concentrations being no more than 1 percent. The Council reported that the California EPA
Headquarters Building in Sacramento, CA attained a Platinum LEED for Existing Buildings in 2004. The Council
stated in the January 8, 2009 press release that with systems calibration, monitoring, and maintenance for energy
performance, the building delivers annual savings of nearly $200,000 and that after-hours heating and lighting
controls as well as the building's exterior lighting systems add another $110,000 of yearly savings. The Council
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Positive contribution to climate change – LEED platinum buildings can substantially reduce
the emission of carbon dioxide (CO2) into the atmosphere.
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During the Committee’s discussion at its March 23 meeting, staff would like to discuss the
following questions:
1.Does the Committee have additional questions or information needs that it wants staff to
research and report back on at its next meeting pertaining to LEED Platinum or other
certifications?
further reported that $500,000 was invested in efficiency upgrades, operations, and employee practices, which
generated a total of $610,000 in annual savings and that this initial investment was recovered in less than a year. The
Council’s press release also stated that according to the building's USGBC project profile, using an 8 percent
capitalization rate, the annual cost savings have increased the asset value of the building by nearly $12 million.
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18.33.040 Development standards.
Development standards in an environmental park district are as follows:
A. Minimum lot area: none required;
B. Minimum lot width: none required;
C. Minimum lot depth: none required;
D. Maximum lot coverage: 5035 percent, provided that the maximum lot coverage
may be increased to a maximum of 75 percent if compliance to ACC 18.33.050.F
can be achieved.
E. Maximum building height: 35 feet;
F. Minimum yard setbacks:
1. Front: 10 20 feet;
2. Side, interior: 15 5 feet;
3. Side, street: 10 20 feet;
4. Rear: 5 20 feet;
The planning director or designee may approve the on-site clustering of setback areas to
support innovative site design features, including but not limited to low impact
stormwater management facilities, reduced parking areas and creative and
environmentally friendly building design, provided that there are no existing residential
structures abutting the site and the front yard setback requirement is complied with. The
planning director or designee shall in his/her consideration take into account issues such
building access, building maintenance and light and air.
An additional 30-foot setback shall be required if adjacent to or separated by a street less
than 50 feet in width of any residentially zoned property
G. Fences and Hedges. Fences shall be decorative and relate architecturally to the
associated building. Acceptable materials are brick, wood, stone, metal, or textured
concrete. Colored chain link fences may be allowed subject to the planning, building and
community director's approval. Barbed wire or razor wire fences are not permitted. 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;
K. Performance standards: see Chapter 18.58 ACC. (Ord. 6036 § 10, 2006.)
18.33.050 Supplemental development standards.
Supplemental development standards in an environmental park district are as follows:
A. All activities shall be conducted entirely within a building except as follows:
1. Horticulture activities.
2. Outdoor storage associated with light manufacturing uses pursuant to ACC
18.33.020(K).
3. Refuse containers, provided they are screened from adjoining property and public
or private right-of-way with a masonry fence and a five-foot width Type III landscaping.
4. Uses listed as requiring a conditional use permit which require some outdoor
activity or display.
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B. All odors, noise, vibrations, heat, glare, or other emissions are controlled within
the confines of a building.
C. Loading and unloading docks shall not be visible from the street.
D. Mechanical equipment on rooftops shall be sited and designed to minimize noise
and effectively screen the equipment from view from adjacent properties and rights-of-
way. The following methods, or a combination thereof, may be used:
1. Set back from the roof edge to obscure visibility from below;
2. Integration into the building architecture, using building walls, roof wells or roof
parapets to conceal the equipment;
3. Equipment enclosure or sight-obscuring fencing or landscaping;
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 design of the principal structure.
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 are
prohibited. (Ord. 6036 § 10, 2006.)
F. The Director or designee may approve incremental an increases in the maximum
lot coverage standard from 50 percent incrementally up to a maximum of to 75 percent
for a project if compliance to one or more of the following low impact development or
green building methods subsections can be demonstrated:
Table 18.33.050-1
DescriptionIncremental
Percent
Increase in
Maximum
Lot
Coverage
Low Impact Development Methods:
Use of native and drought resistant vegetation 1%
Limitation of on-site parking spaces to one hundred (100) percent of the 1 2%
required parking
Minimal excavation foundations composed of driven piles and a 1 2%
connector at or above grade to reduce soil excavation and compaction
Construction and use of earth friendlygreen roof systems incorporating 1 2%
man-made features (e.g. solar panels and other energy recovery features)
or natural features (vegetative plants) or both
Construction and use of pervious pavement composed of concrete or 1 2%
asphalt or pavers or grid systems filled with grass or gravel
Soil amendments to areas disturbed during the construction process1 2%
Construction and use of rain gardens (also referred to as bio-retention 1 2%
cells)
Retention and incorporation of existing topographic site features that 1 2%
slow, store and infiltrate storwmater
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DescriptionIncremental
Percent
Increase in
Maximum
Lot
Coverage
Construction and use of hydrologically rough on-site landscape that slow 1 2%
storm flows and design features that slows storm flows and increases the
amount of time storm flows stay on the site
Construction and use of rooftop rainwater harvesting comprised of 1 2%
catchment or cistern systems that collect rooftop runoff for irrigation,
grey water or other non-potable water purposes
Other low impact development methods proposed by the applicant that 1 2%
the Director or designee determine are appropriate to the site and type of
development that have been substantiated by appropriate written and plan
documentation and are deemed by the Director or designee
Subtotal of Incremental Percent Increase in Maximum Lot Coverage 61 71%
Green Building Construction Methods:
Green building design guidelines and principles specified in the United 4%
States Green Building Council’s Leadership in Energy and Efficiency
®
Design (LEED) Rating System appropriate to the type and extent of
construction, provided that certification of a structure through the LEED
system shall not be required. New construction and major renovations of
existing buildings shall be designed in accordance with one or more of
the following LEED rating programs:
Silver Rated LEED for New Construction and Major Renovations
a.
Silver Rated LEED for Existing Buildings: Operations &
b.
Maintenance
Silver Rated LEED for Commercial Interiors
c.
Silver LEED For Core and Shell
d.
Grand Total of Incremental Percent Increase in Maximum Lot Coverage65 75%
1. Low Impact Development Methods. An applicant shall submit written information
and plans as specified on forms provided by the City for use of one or more of the
low impact development methods specified in Table 18.33.050-1 prior to the
submittal of a complete building permit. The Director or designee shall consult with
the City Engineer, City Building Official, and other qualified internal and external
parties as may be deemed relevant to determine the adequacy and appropriateness of
the proposed low impact development techniques. Approved low impact development
techniques shall be constructed, inspected and approved by the City prior to receipt of
final occupancy permit or other final City approval, as appropriate.
Adevelopmentproject seeking to increase its maximum lot coverage to 75 percent
shall incorporate all of the following low impact development methods, unless
otherwise excepted by the Director or designee based on written professional
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justification. Any exception to the implementation of these methods mayonly be
authorized by the Director or designee following submittal of written evidence by a
registered professional engineer in the State of Washington demonstrating that
implementation of a particular method is impractical based on topographic features or
soil composition. In those instances where site conditions make application of all of
these methods impractical, the Director or designee shall specify the most appropriate
method (s) to be used. In no instance, shall a development project be completely
waived from incorporating low impact development methods:
Minimal excavation foundations composed of driven piles and a connector at or
a.
above grade to reduce soil excavation and compaction.
Construction and use of pervious pavement composed of concrete or asphalt or
b.
pavers or grid systems filled with grass or gravel.
Soil amendments to areas disturbed during the construction process.
c.
Constructionand use of rain gardens (also referred to as bio-retention cells).
d.
Retention and incorporation of existing topographic site features that slow, store
e.
and infiltrate storwmater.
Constructionand use of hydrologically rough on-site landscape that slowstorm
f.
flows and design features that slows storm flows and increases the amount of time
storm flows stay on the site.
Construction and use of rooftop rainwater harvesting comprised of catchment or
g.
cistern systems that collect rooftop runoff for irrigation, grey water or other non-
potable water purposes.
Limitation of on-site parking spaces to one hundred twenty-five (125) percent of
h.
the required parking.
Native vegetation shall be used and non-native vegetation shall be prohibited.
i.
Other low impact development methods proposed by the applicant that the
j.
Director or designee determineare appropriate to the site and type of development
that have been substantiated by appropriate written and plan documentation and
are deemed by the Director or designee
2.Green Building Construction Methods. An applicant shall submit written information
and plans as specified on forms provided by the City for use of one or more of the
green building construction methods specified in Table 18.33.050-1 prior to the
submittal of a complete building permit. The Director or designee shall consult with
the City Engineer, City Building Official, and other qualified internal and external
parties as may be deemed relevant to determine the adequacy and appropriateness of
the proposed low impact development techniques. Approved low impact development
techniques shall be constructed, inspected and approved by the City prior to receipt of
final occupancy permit or other final City approval, as appropriate.
Adevelopmentproject seeking to increase its maximum lot coverage to 75 percent
shallincorporate design guidelines and principles specified in the United States Green
®
Building Council’s Leadership in Energy and Efficiency Design (LEED) Rating
System appropriate to the type and extent of construction, provided that certification
of a structure through the LEED system shall not be required. New construction and
major renovations of existing buildings shall be designed in accordance with one or
more of the following LEED programs:
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a.LEEDforNew Construction
b.LEED for Existing Buildings: Operations & Maintenance
c.LEED for Commercial Interiors
d.LEED For Core and Shell
An applicant shall submit a written proposalon forms provided by the City foruse of
one or more of the LEED rated programs specified above prior to the submittal of a
complete building permit. The Director or designee shall consult with the City
Building Official, and other qualified internal and external parties as may be deemed
relevant to determine the adequacy and appropriateness of the proposed LEED
program (s).
For the purposes of this Section, major renovations shall be defined as the
construction of an addition to an existing structure that exceeds fifty (50) percent of
the assessed valuation of the existing structure pursuant to the City’s currently
adopted Building Valuation Data is 7,500 square feet or greater in sizeor the entire
replacement or upgrade of mechanical equipment or plumbing equipment or heating
and ventilation equipment.
Green building methods as specified above shall be required, unless otherwise
excepted by the Director or designee based on written professional justification. Any
exception to the implementation of these methods may only be authorized by the
Director or designee following submittal of written or plan evidence by a registered
professionalarchitect in the State of Washington demonstrating that implementation
of a particular method is impractical based on site configuration, topographic features
or soil composition. In those instances where one or more site conditions make
application of all of these methods impractical, the Director or designee shall specify
the most appropriate method (s) to be used. In no instance, shall a development
project be completely waived from incorporating green building methods.
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18.50.050 Regulations by zone.
I. EP District.
1. Except as provided for in subsection (I)(2) of this section, all required yards shall
be landscaped with Type III landscaping; provided that the planning director or designee
shall have the authority to modify the requirements for Type III landscaping to support
innovative site design features, including but not limited to low impact stormwater
management facilities, reduced parking areas and creative and environmentally friendly
1
building design.
2. The planning director may reduce the width of required landscaping by up to 50
percent for projects employing drip irrigation or similar water conservation measures, use
of native plant materials, or xeriscaping or other low impact development methods
proposed by the applicant that the planning director or designee determine are appropriate
to the site and type of development that have been substantiated by appropriate written
and plan documentation.
3. In no case shall less than 10 15 percent of the lot be landscaped, provided that
provided that the planning director or designee shall have the authority to reduce this
requirement by up to 30 percent to support innovative site design features, including but
not limited to low impact stormwater management facilities, reduced parking areas and
creative and environmentally friendly building design.
4. Outdoor storage areas shall be screened with a minimum width of five-foot Type I
landscaping. (Ord. 6036 § 3, 2006; Ord. 5863 § 5, 2004; Ord. 5342 § 2, 2000; Ord.
4914 § 1, 1996; Ord. 4304 § 1(36) – (39), 1988; Ord. 4229 § 2, 1987.)
18.50.060 General landscape requirements.
E. Lawn Substitution. Sodded lawn may be substituted for the required shrubs or
ground cover but all portions of the lawn area must be served by an automatic irrigation
system. The use of sodded lawn shall not be allowed for new development or
redevelopment in the EP District, except when the source of the irrigation is recycled on-
site water.
H. Parking Lots.
1. A planter area shall be required along the entire street frontage(s), except
driveways and walkways; provided, that no sight-obscuring plants will be allowed
whenever safe sight clearance is necessary for ingress and egress from a public street.
The width of the planter area shall be as required in ACC 18.50.050(A) through (H) for
street frontages, provided that for the EP District only that the planning director or
designee shall have the authority to modify the requirement for a planter area along the
entire street frontage to support innovative site design features, including but not limited
1
Per ACC 18.50.040.C, Type III landscaping is intended to provide a visual separation of uses from the
street and the visual separation of compatible uses. Type III landscaping shall consist of evergreen and
deciduous trees, with no more than 75 percent being deciduous, planted 30 feet on center. In addition to the
trees, shrubs shall be planted at four-foot spacing in all directions, and groundcover provided.
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to low impact stormwater management facilities, reduced parking areas and creative and
environmentally friendly building design;
2. All lots with more than 12 spaces, a 100-square-foot planter area shall be required
at the end of each single row of parking, but in no case shall there be more than 10
parking spaces between any required planter area. The location of the planter area may be
varied upon evidence submitted which shows that the intent of the landscaping
requirements have not been lessened. Any variation must receive planning director
approval. For the EP District only, the location, size and design of planter areas may be
modified by the planning director or designee to support innovative site design features,
including but not limited to low impact stormwater management facilities, reduced
parking areas and creative and environmentally friendly building design;
3. Each planter area shall contain at least one tree, a minimum of one and one-half to
two inches in caliper. For planter areas in excess of 30 feet in length, more trees are
required and shall be spaced not further than 30 feet apart; provided that for the EP
District only, the planning director or designee shall have the authority to modify the size,
spacing and location of trees in the planter area to support innovative site design features,
including but not limited to low impact stormwater management facilities, reduced
parking areas and creative and environmentally friendly building design. The planning
director or designee shall in any modification decision consider the public health, safety
and welfare;
4. Each planter area shall contain shrubs, spaced three feet on center, and be a
minimum of one gallon in size; provided that for the EP District only, the planning
director or designee shall have the authority to modify the size, spacing and location of
shrubs in the planter area to support innovative site design features, including but not
limited to low impact stormwater management facilities, reduced parking areas and
creative and environmentally friendly building design. The planning director or designee
shall in any modification decision consider the public health, safety and welfare;
5. Residential parking lots with five or less spaces, and nonresidential parking lots,
with three or less spaces, shall be exempt from the parking lot landscape requirements.
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18.52.010 General.
B. These regulations shall not be retroactive to include any building or use existing
at the time of passage of the ordinance codified in this chapter, except as follows:
1. When a building is located on a different site, there shall be provided off-street
parking and loading spaces as required for new buildings.
2. When the number of units is increased by alteration or addition to a dwelling or
other structure containing sleeping rooms, there shall be provided off-street parking and
loading spaces for such additional units. When there are other alterations to a residential
structure, the requirements of this chapter shall apply whenever the value of such
alterations or the cumulative value of previous alterations after the effective date (April 1,
1997) of the ordinance amending this section exceeds 50 percent of the assessed
valuation of the structure.
3. When there are alterations or additions to a nonresidential building outside the C-
2 zoning district, there shall be provided off-street parking and loading spaces for any
increase, including any cumulative increase of previous additions or alterations after the
effective date (April 1, 1997) of the ordinance amending this section, in the gross floor
area or number of seats, bowling lanes or classrooms therein, except that when the
aggregate number of spaces required for such alterations or additions is five or less, the
off-street parking need not be provided. This provision shall not apply to off-street
parking and loading in the EP District to limit the increase in the development of new
impervious off-street parking and loading areas.
4. Whenever any existing, nonresidential use in a building outside of the C-2 zoning
district is changed to another use in the same building, the requirements of this section
shall apply in full to the new use if and only if the change in parking requirements
between the old and new uses is greater than five spaces. This provision shall not apply to
off-street parking and loading in the EP District to limit the increase in the development
of new impervious off-street parking and loading areas.
5. Whenever there is a change from a residential use to a nonresidential use in an
existing building, the requirements of this title shall apply in full to the new use; except
that the hearing examiner by means of a special exception may determine that a portion
of the residential structure cannot be effectively utilized by the proposed commercial use
and such area then may be excluded from the gross floor area used to compute the
parking requirement. This provision shall not apply to off-street parking and loading in
the EP District to limit the increase in the development of new impervious off-street
parking and loading areas.
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18.52.030 Reductions of the quantity of required parking.
Except within the DUC zone, reductions of the quantity of required parking may be
allowed based upon the following provisions and the project location as shown in the
following table:
C-2ZoneCitywide
Waiver of parking requirement for change of use YesNo
or if addition is smaller than 25% of floor area
(ACC 18.52.010(A)(1) and (2))
Waiver of parking requirement for change of use N/AYes
or additions if five or less spaces (ACC
18.52.010(B)(3) and (4))
25% reduction of required parking (ACC YesNo
18.52.030(A)(1)(a)), with an additional 15%
reduction (for a total of 40%) if located within a
specified area (ACC 18.52.030(A)(1)(b))
Multifamily residential use – One space per YesNo
dwelling unit (ACC 18.52.030(A)(2))
Joint use of parking (ACC 18.52.030(B)) NoYes
Mixed occupancies and shared uses (ACC NoYes
18.52.030(C))
Reduced parking demand study (ACC YesYes
18.52.030(D))
Valet parking (ACC 18.52.030(E)) YesYes
Reduced on-site parking spaces in the EP NoNo, only
District to reduce the development of multiple allowed in the
site specific parking areas and support innovative EP District
site design features, including but not limited to
low impact stormwater management facilities,
reduced parking areas, creative parking area
design connection between multiple
developments and creative and environmentally
friendly building design
B. Joint Use of Parking Facilities.
1. A reduction in the total number of required parking spaces may be allowed when
two or more uses with different peak parking demands will share a parking facility.
2. For the EP District only: To reduce the development of multiple site specific
parking areas and promote creative parking area design connection between multiple
developments, the planning director or designee is authorized but not required to approve
joint use parking facilities for two or more uses with the same peak parking demands
only. Proposals being considered by the planning director or designee shall not be
required to demonstrate compliance to ACC 18.52.030.B.2-7. The planning director or
designee shall only approve joint use parking facilities following the submittal of written
and plan documentation submitted by the applicant’s engineer or architect demonstrating
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the provision of on-site parking and one or more multi-modal transportation options such
as a transit shuttle, bicycle facilities, carpool programs or vanpool programs. The
planning director or designee shall in any decision for joint use parking facilities consider
the public health, safety and welfare.
18.52.050 Off-street parking area development and maintenance.
Every parcel of land hereafter used as a public or private off-street parking area shall be
developed and maintained as follows:
A. The parking areas on private property, including interior driveways and access to
a public street, shall be paved with asphalt concrete or cement concrete pavement and
shall have appropriate bumper guards where needed. Where a driveway crosses an
improved public right-of-way, it shall be constructed with cement concrete. All pavement
sections shall be designed to support the post development traffic loads anticipated due to
the intended use as approved by the city engineer.
B. Parking areas inclusive of parking spaces, drive aisles and pedestrian crossings in
the EP District shall be constructed with pervious pavement composed of concrete or
asphalt or pavers or grid systems filled with grass or gravel or other low impact
development methods proposed by the applicant and determined to be appropriate to the
site and type of development. The planning director or designee and the city engineer
may allow impervious pavement only after evidence that the use of pervious pavement or
other similar materials would be impractical due to soil conditions or cannot support the
post development traffic loads anticipated due to the intended use. In order to make this
determination, the planning director or designee and the city engineer will review written
and plan documentation submitted by the applicant’s engineer, architect or contractor and
make findings therein. In making their findings, the planning director or designee and the
city engineer shall in any approval of pervious paving materials consider the public
health, safety and welfare.
18.52.090 Parking space dimensional requirements.
B. Compact Sized Parking Spaces.
1. In any off-street parking lot up to 30 percent of the spaces may be designated as
“compact” spaces and be developed according to the minimum dimensional requirements
for compact spaces established under this section. Municipally owned/leased automobile
parking facilities may designate up to 50 percent of the spaces as “compact.”
2. To promote low impact development and reduce stormwater runoff impacts, up to
100 percent of the parking spaces for development in the EP District may be developed
according to the minimum dimensional requirements for compact spaces established
under this section.
E. Overhang parking may be permitted.
1. The overhang area need not be paved but must be landscaped with deciduous
trees planted 30 feet on center and groundcover or sodded lawn provided. The trees shall
be planted to avoid conflict with the vehicles. No overhang landscape areas, created
exclusively for overhang parking, shall be considered to meet the landscape requirements
of this title. The overhang landscape area must be a minimum width of five feet;
however, the maximum overhang allowed into the landscaped area shall be two feet.
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Overhangs into otherwise required landscaped areas are not permitted unless the width of
the landscaped area is increased by at least two feet and the plant material increased
accordingly.
2. All parking spaces with overhangs shall have appropriate wheel stops provided.
(Ord. 5733 § 4, 2003; Ord. 4949 § 1, 1997; Ord. 4229 § 2, 1987.)
3. The provisions of ACC 18.52.090.E.1-2 shall not apply in the EP District. To
support innovative site design features, including but not limited to low impact
stormwater management facilities, reduced parking areas and creative parking area
layout, the planning director or designee shall have the authority to authorize vehicles to
overhang into on-site landscape areas, provided that it can be demonstrated that
individual vegetation will be protected and maintained and the overall integrity of the
landscape area (s) design abutting on-site parking areas is not negatively impacted. The
planning director or designee shall in any decision pertaining to vehicle overhangs
consider the public health, safety and welfare.
18.52.130 Off-street loading space.
Buildings devoted to retail trade, retail and wholesale food markets, warehouses, supply
houses, wholesale and manufacturing trade, hotels, hospitals, laundry, dry cleaning
establishments or other buildings where large amounts of goods are received or shipped
shall provide loading and unloading space on the same premises as the building as
follows:
A. Buildings of 6,000 square feet or more of floor area, one off-street loading and
unloading space plus one additional off-street loading space for each 20,000 square feet
of floor area;
B. Each loading space shall be not less than 10 feet in width, 25 feet in length and 14
feet in height;
C. Loading space, exclusive of driveways and/or corridors leading thereto, shall not
be considered as providing off-street parking space. (Ord. 4949 § 1, 1997; Ord. 4229 § 2,
1987.)
D For the EP District only: To reduce the development of multiple site specific
loading areas promote creative parking area design connection between multiple
developments, the planning director or designee is authorized but not required to approve
joint loading facilities. The planning director or designee shall only approve joint off-
street loading facilities following the submittal of written and plan documentation
submitted by the applicant’s engineer or architect demonstrating that the off-street
loading facilities will adequately serve one or more uses and will not interfere with the
public right-of-way. The planning director or designee shall in any decision for joint use
parking facilities consider the public health, safety and welfare.
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