Ordinance 3993 Westgate WMU.pdfORDINANCE NO. 3993
AN ORDINANCE OF THE CITY OF EDMONDS,
WASHINGTON, ADOPTING AMENDMENTS TO THE
EDMONDS COMMUNITY DEVELOPMENT CODE,
ADOPTING NEW CHAPTERS 16.110 WMU — WESTGATE
MIXED USE ZONE DISTRICT, AND 22.110 DESIGN
STANDARDS FOR THE WMU — WESTGATE MIXED USE
ZONE DISTRICT, REZONING CERTAIN PROPERTY TO
WMU, AND FIXING A TIME WHEN THE SAME SHALL
BECOME EFFECTIVE.
WHEREAS, the Planning Board held a public hearing on the Westgate zoning
text and map amendments March 12, 2014, a work/review session on May 14, 2014, and another
public hearing on May 28, 2014; and
WHEREAS, on June 11, 2014, the Planning Board voted 5-0 to recommend
adoption of the proposed Westgate zoning text amendments, with certain amendments, to the
City Council; and
WHEREAS, on June 11, 2014, the Planning Board also voted 5-0 to recommend
adoption of the Westgate zoning map amendment; and
WHEREAS, this proposal constitutes an area -wide rezone due to the size of the
affected area and the number of different parcels and ownerships involved; and
WHEREAS, on August 4, 2014 and October 7, 2014, the City Council held public
hearings on the proposed Westgate zoning amendments; and
WHEREAS, pursuant to ECDC 20.40.010, at least the following factors shall be
considered in reviewing a proposed rezone:
A. Comprehensive Plan. Whether the proposal is consistent with the
comprehensive plan;
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B. Zoning Ordinance. Whether the proposal is consistent with the purposes of the
zoning ordinance, and whether the proposal is consistent with the purposes of the proposed zone
district;
C. Surrounding Area. The relationship of the proposed zoning change to the
existing land uses and zoning of surrounding or nearby property;
D. Changes. Whether there has been sufficient change in the character of the
immediate or surrounding area or in city policy to justify the rezone;
E. Suitability. Whether the property is economically and physically suitable for
the uses allowed under the existing zoning, and under the proposed zoning. One factor could be
the length of time the property has remained undeveloped compared to the surrounding area, and
parcels elsewhere with the same zoning;
F. Value. The relative gain to the public health, safety and welfare compared to
the potential increase or decrease in value to the property owners; and
WHEREAS, the city council finds, after considering the above factors, that the
proposal should be approved; NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF EDMONDS, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section _] ., Anew chapter 16.110, entitled "WMU —WESTGATE MIXED USE
ZONE DISTRICT," is hereby added to the Edmonds Community Development Code to read as
set forth in Exhibit 1, which is attached hereto and incorporated herein by this reference as if set
forth in full.
Sections, 2. Anew chapter 22.110, entitled "DESIGN STANDARDS FOR THE
WMU — WESTGATE MIXED USE DISTRICT," is hereby added to the Edmonds Community
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Development Code to read as set forth in Exhibit 2, which is attached hereto and incorporated
herein by this reference as if set forth in full.
Section 3. That certain real property depicted on Exhibit 3, which is attached
hereto and incorporated herein by this reference as if set forth in full, is hereby rezoned to
Westgate Mixed Use (WMU).
Section 4., The Development Services Director or her designee is hereby
authorized and directed to make appropriate amendments to the Edmonds Zoning Map in order
to properly designate the rezoned property as "WMU" pursuant to Section 3 of this ordinance.
Section 5. Effective Date. This ordinance, being an exercise of a power specifi-
cally delegated to the City legislative body, is not subject to referendum, and shall take effect
five (5) days after passage and publication of an approved summary thereof consisting of the
chapter.
ATTEST/AUTHENTICATED:
� ww_wwwwwww_.._
CITY CL.ERK', kOO-I'�.� . A S S E Y
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY
BY
JEFFREY B. TARADAY
A:P 1'R
-3-
1 M '• I 931=3 6
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.
April 3, 2015
April 7, 2015
April 22, 2015
April 27, 2015
3993
m
SUMMARY OF ORDINANCE NO. 3993
of the City of Edmonds, Washington
On the 7th day of April, 2015, the City Council of the City of Edmonds, passed
Ordinance No. 3993. A summary of the content of said ordinance, consisting of the title,
provides as follows:
AN ORDINANCE OF THE CITY OF EDMONDS, WASHINGTON,
ADOPTING AMENDMENTS TO THE EDMONDS COMMUNITY
DEVELOPMENT CODE, ADOPTING NEW CHAPTERS 16.110 WMU —
WESTGATE MIXED USE ZONE DISTRICT, AND 22.110 DESIGN
STANDARDS FOR THE WMU — WESTGATE MIXED USE ZONE
DISTRICT, REZONING CERTAIN PROPERTY TO WMU, AND FIXING A
TIME WHEN THE SAME SHALL BECOME EFFECTIVE.
The full text of this Ordinance will be mailed upon request.
DATED this 8th day of April, 2015.
Cl'1'"' "`� l,ER:l , SCOTT l: _.
-5-
Everett Daily Herald
Affidavit of Publication
State of Washington }
County of Snohomish } ss
Deb Grigg being first duly sworn, upon oath
deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH627868 ORDINANCE
NO 3993 as it was published in the regular and
entire issue of said paper and not as a
supplement form thereof for a period of 1
issue(s), such publication commencing on
04/22/2015 and ending on 04/22/2015 and that
said newspaper was regularly distributed to its
subscribers during all of said period.
The amount of the fee for such publication is
$30.96,
takserlled d sworn fate me ,ori. this
��.„
day +af`a° �yldi r,
File
0S 9
Notary Public in and for the State of /��trPrlpgltt k�
Washington.
City of Edmonds - LEGAL ADS 114101416
SCOTT PASSEV
SUMMARY OF ORDINANCE NO. 3993
of ItreC.ilyod Edmonds, Washington
On the 71h day of Apol 2015, the 0 Iy Counoll of the Cfily of
Edmonds passed the following Ordlnam e, A sunnnary of the
con8aoit eQ seed ordinsncs„ oonsµstlln¢at ti0e, is µ��rv�ldedas faigdws;
AN ORDINANCE OF THI.. Cl'1"Y OF: EDMONDS,
WASHINGTON, ADOPTING AMENDMENTS TO THE
EDMONDS COMMUNITY DEVELOPMENT CODE„
ADOPTING NEW CHAPTERS 16.110 WMU -WESTGATE
MIXED USE ZONE DISTRICT, AND 22.110 DESIGN
STANDARDS FOR THE WMU - WESTGATE MIXED USE
ZONE DISTRICT, REZONING CERTAIN PROPERTY TO
WMU, AND FIXING A TIME WHEN THE SAME SHALL
BECOME EFFECTIVE.
The full text of these OmInaro:es MH bemailed upon m quest.
DATED this 17th day of Apr% 2015.
CITY CI.FRK, SCOTT PASSEY
Published: April 22, 2015. EDH627866
Exhibit 1
Code Changes to Implement Westgate Study
2 (all new)
4
Chapter 16.110
6 WMU — Westgate Mixed Use Zone District
Sections:
8 16.110.000 Purposes.
16.110.010 Uses.
10 16.110.020 Site development standards.
16.110.030 Operating restrictions.
12 16.110.000 Purposes.
The Westgate Mixed Use (WMU) zone has the following specific purposes in addition to
14 the general purposes for business and commercial zones listed in chapter 16.40 ECDC:
A. Encourage mixed-use development, including offices and retail spaces in conjunction
16 with residential uses, in a walkable community center with a variety of amenity and
open spaces. The intent is to establish a connection between neighborhoods; create a
18 desirable center for local residents, while being inviting to visitors; and unify the
larger Westgate District with a distinctive character.
20 B. Create mixed-use walkable, compact development that is economically viable,
attractive and community -friendly.
22 C. Improve connectedness for pedestrian and bicycle users.
D. Prioritize amenity spaces for informal and organized gatherings.
24 E. Emphasize green building construction, stormwater infiltration, and a variety of green
features.
26 F. Establish a flexible regulating system that creates quality public spaces by regulating
building placement and form.
28 G. Ensure civic and private investments contribute to increased infrastructure capacity
and benefit the surrounding neighborhoods and the community at large.
30 H. Encourage the development of a variety of housing choices available to residents of
all economic and age segments.
32
Westgate Approved Code 04.07.2015
16.110.010 Uses.
A. Table 16.110-1.
Permitted Uses
WMU
Commercial Uses
Retail stores or sales
A
Offices
A
Service uses
A
Retail sales requiring intensive outdoor display or storage areas, such as
X
trailer sales, used car lots (except as part of a new car sales and service
dealer), and heavy equipment storage, sales or services
Enclosed fabrication or assembly areas associated with and on the same
A
property as an art studio, art gallery, restaurant or food service
establishment that also provides an on-site retail outlet open to the public
Automobile sales and service
C
Dry cleaning and laundry plants which use only nonflammable and
A
nonexplosive cleaning agents
Printing, publishing and binding establishments
A
Public markets licensed pursuant to provisions in chapter 4.90 ECC
A
Residential Uses
Single-family dwelling
C
Multiple dwelling unit(s)
A
Other Uses
Bus stop shelters
A
Churches, subject to the requirements of ECDC 17.100.020
C
Primary and high schools, subject to the requirements of ECDC
C
17.100.050(G) through (R)
Local public facilities, subject to the requirements of ECDC 17.100.050
C
Neighborhood parks, natural open spaces, and community parks with an
A
adopted master plan subject to the requirements of ECDC 17.100.070
Off-street parking and loading areas to serve a permitted use
B
Westgate Approved Code 04.07.2015
Permitted Uses
WMU
Commuter parking lots in conjunction with a facility otherwise permitted
B
in this zone
Commercial parking lots
C
Wholesale uses
X
Hotels and motels
A
Amusement establishments
C
Auction businesses, excluding vehicle or livestock auctions
X
Drive-in businesses
C
Laboratories
C
Fabrication of light industrial products not otherwise listed as a permitted
X
use
Day-care centers
A
Hospitals, health clinics, convalescent homes, rest homes, sanitariums
C
Museums and art galleries of primarily local concern that do not meet the
A
criteria for regional public facilities as defined in ECDC 21.85.033
zoos and aquariums of primarily local concern that do not meet the
C
criteria for regional public facilities as defined in ECDC 21.85.033
Counseling centers and residential treatment facilities for current
C
alcoholics and drug abusers
Regional parks and community parks without a master plan subject to the
C
requirements of ECDC 17.100.070
Outdoor storage, incidental to a permitted use
D
Aircraft landings as regulated by chapter 4.80 ECC
X
2 A = Permitted primary use
B = Permitted secondary use
4 C = Primary uses requiring a conditional use permit
D = Secondary uses requiring a conditional use permit
6 X = Not permitted
For conditional uses listed in Table 16.110-1, the use may be permitted if the proposal
8 meets the criteria for conditional uses found in chapter 20.05 ECDC, and all of the following
criteria are met:
10 1. Access and Parking. Pedestrian access shall be provided from the sidewalk and/or
adjoining commercial areas.
Westgate Approved Code 04.07.2015M:
2. The use shall be landscaped and designed to be compatible with the pedestrian
2 streetscape, as described in chapter 22.110 ECDC.
16.110.020 Site development standards.
4 A. Building and site development standards are further specified in chapter 22.110 ECDC.
B. Building setback along external streets. A building setback is required as follows:
6 1. 16 feet from 1001h Avenue W;
2. 16 feet from SR -104;
8 C. Setbacks and Screening from P- or R -zoned property. All buildings shall be set back a
minimum of 15 feet from adjacent P- or R -zoned properties. The required setback from P- or
10 R -zoned property shall be permanently landscaped with trees and ground cover and
permanently maintained by the owner of the WMU lot. A six-foot minimum height fence,
12 wall or solid hedge running the length of the setback shall be provided within the setback
area.
14 D. Parking. Parking space requirements stated here prevail over parking space standards
contained in ECDC 17. 50. The specific parking requirements for the Westgate Mixed Use
16 zone are:
1. 1 space for every 400 square feet of leasable commercial space.
18 2. 1.2 spaces for every dwelling unit not exceeding 900 sq. ft. in livable area.
1.75 spaces for every dwelling unit over 900 sq. ft. in livable area.
20 Parking meeting the commercial parking requirements shall be open to the public
throughout business operating hours. Shared parking may be provided per ECDC 20.030.
22 E. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050.
16.110.025 Sidewalk development standards.
24 A. When a new building or building addition of at least 500 square feet is being developed
on any property adjacent to 100th Street SW or SR 104, sidewalks and adjacent planting
26 buffers along the property's entire street frontage are required to be in conformance with this
section. Required improvements shall be at the expense of the property owner or his/her
28 agent.
1. The total planting buffer and sidewalk width, as measured from back of street curb,
30 shall be a minimum of thirteen (13) feet. This shall be comprised of a planting buffer five (5)
feet wide immediately behind the street curb and a sidewalk at least eight (8) feet wide
32 adjacent to the planting buffer, except as otherwise provided in subsections A.2 or A.3 of this
section. The sidewalk may be fully within the public right of way or partly on private
34 property. For sidewalks located on private property, an easement or dedication of right-of-
way shall be given to the City.
36 2. Within the general area of the intersection of 100th Street SW and SR 104, the
sidewalk and any planting buffer shall be a minimum of thirteen (13) feet wide, measured
38 from back of curb. The sidewalk may also be required by the city engineer to be greater than
thirteen (13) feet to accommodate any needed additional width for bulb -outs or other features
40 improving safety or accessibility for pedestrians at the intersection. Where the required
sidewalk width within the general intersection area is greater than eight (8) feet, the city
42 engineer may allow the planting buffer to be reduced or excluded.
3. The width of any required planting buffer shall be continued along the property's
44 entire street frontage, except that no planting is required across an approved driveway access
Westgate Approved Code 04.07.2015
or where the city engineer determines that planting would reduce sidewalk continuity or
2 otherwise conflict with pedestrian mobility, including at but not limited to areas adjacent to
bus stop pull-out lanes. The planting buffer shall be the location for vegetation and street
4 trees. It may also be the location of street lights, utility equipment, signage, low impact
stormwater facilities, and other structures or uses typical along streets, as approved by the
6 city.
16.110.030 Operating restrictions.
8 A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed
building, except:
10 1. Public utilities and parks and uses associated with amenity and open spaces such as
outdoor dining or recreation uses;
12 2. Off-street parking and loading areas, and commercial parking lots;
3. Drive-in businesses;
14 4. Plant nurseries;
5. Public markets; provided, that when located next to a single-family residential zone,
16 the market shall be entirely within a completely enclosed building;
6. Limited outdoor display of merchandise meeting the criteria of chapter 17.65 ECDC;
18 7. Motorized and nomnotorized mobile vending units meeting the criteria of chapter
4.12 ECC.
20
B. Property Performance Standards. All uses shall comply with chapter 17.60 ECDC,
22 Property Performance Standards.
Westgate Approved Code 04.07.2015
Exhibit 2
Chapter 22.110
2 Design Standards for the
WMU — Westgate Mixed Use District
4 Sections:
22.110.000 Purpose and Intent.
6 22.110.010 Building Types.
22.110.020 Frontage Types.
8 22.110.030 Green Building Construction and Housing
22.110.050 Circulation.
10 22.110.070 Amenity Space and Green Feature Types.
22.110.080 Public Space Standards.
12 22.110.090 Height Bonus
22.110.000 Purpose and Intent.
14 The core concept for the Westgate Mixed Use District is to create a vibrant mixed-use
activity center that enhances the economic development of the city and provides housing as
16 well as retail and office uses to meet the needs of all age groups. This Chapter seeks to retain
key features of the area, including protecting the large trees and green surrounding hillsides,
18 while increasing walkability and gathering spaces, such as plazas and open spaces. Important
aspects of this Chapter include:
20 • Protecting steep slopes is a key concept;
• Designing a landscape emphasis for the primary intersection;
22 • Creating a lively pedestrian environment with wide sidewalks and requirements for
buildings to be placed close to the sidewalk;
24 • Landscaping the plazas, open spaces, and parking areas with required landscaped open
space;
26 • Promoting a sustainable low -impact development with a requirement for bioswales, rain
gardens, green roofs and other features to retain and infiltrate storm water;
28 • Providing workforce housing and increasing residential uses including small -sized
dwelling units;
30 • Providing options for non -motorized transportation linking new bike lanes into the city's
larger system of bike lanes and extending sidewalks and pedestrian paths into the surrounding
32 residential areas.
34 22.110.010 Building Types.
A. Properties in the Westgate District have varying height limits depending on location and
36 topography as identified in ECDC 22.110.0103 and ECDC 22.110.090. Seven Building
Types are allowed in the Westgate District, as listed below:
38 1. Rowhouse — A series of two or more attached townhome apartments or condominiums
with entrances facing the street or public way.
Westgate Approved Code 04.07.2015
2. Courtyard - A cluster of apartment or condominium flats arranged to share one or more
2 common courtyards.
3. Stacked Dwelling — A primarily residential building with the building massing
4 predicated on horizontal repetition and vertical stacking of residential units and which
may include ancillary commercial uses (such as exercise or health facilities or
6 convenience shopping or services) on the ground level.
4. Live -Work - An integrated residential and working space designed to accommodate
8 joint residential and work activity uses.
5. Loft Mixed -Use - A building that has vertical stacking of units organized on lobby,
10 corridor, and elevator access, with greater height per floor on one or more floors to
accommodate additional loft area within a unit.
12 6. Side Court Mixed -Use — A building with retail or service uses located on the ground
floor and office or residential uses above and including a side courtyard adjacent to the
14 public realm.
7. Commercial Mixed -Use — A mixed-use building with retail and/or service uses on at
16 least the ground floor, with additional commercial or residential uses above.
18 B. Building Height. Building heights are described in terms of stories. Regardless of the
number of stories specified, overall building heights in the Westgate Mixed Use zone cannot
20 exceed 25 feet for a two-story building, 35 feet for a three-story building, or 45 feet for
buildings with four stories. Buildings may only include a fourth story if the building meets the
22 criteria contained in section ECDC 22.110.090. Notwithstanding other methods of calculating
height elsewhere in the city, building height in the Westgate Mixed Use zone is established by
24 the finished grade at the street front, so that buildings may not use adjoining slopes to increase
the average height of the building above the street front level. Figure 22.110.010.B illustrates
26 building height limits and step back requirements for buildings in the Westgate Mixed Use
zone.
28 The only exception to these height limits is when a building contains an undivided retail
space that is at least 15,000 square feet is size. When such a space is included on the ground
30 floor of a building (such as for a grocery or drug store), then the overall building height may
be increased by 1 foot for each foot that the first floor height exceeds 10 feet, up to a total of
32 no more than 5 feet, to accommodate the additional ceiling height needed to accommodate the
large retail use. A building that has taken advantage of this additional height may not have its
34 retail space subdivided below the 15,000 square foot minimum at any time during the
building's lifetime.
36
Westgate Approved Code 04.07.2015
2
Figure 22.110.010.13 Building Height Limits and Step -back Requirements
(; Parcels eligible for potential 4 story height bonus. Parcels limited to three (3) stories in height.
2 ; Parcels limited to two (2) stories in height.
4 C. Building Locations. Setbacks established in section ECDC 16.110.020 describe the
minimum distances buildings must be placed from the SR -104 and 100th Avenue W rights -of -
6 way. In general, buildings shall be located at or within 10 feet of the setback line so that the
buildings can relate to each other, not stand in isolation, and help to define the adjoining open
8 space and amenity spaces that will surround them. Exceptions may be granted as part of the
design review process when it can be demonstrated that the proposed development will
10 achieve these connectivity and space -shaping goals more effectively by allowing such an
exception in light of the established building and circulation pattern, provided that vehicle
12 parking shall not be located so as to separate the building from the public street.
D. Building Type Descriptions. The following describe the different building types and
14 include diagrams indicating where each building type is allowed. Note that where descriptions
and standards refer to "street" this is intended to refer to either an external street or an internal
16 street or drive which provides secondary vehicular and pedestrian access within the overall
development(s).
18 Each building type is allowed only within specified locations within the Westgate Mixed
Use zone, as shown in Figure 22.110.010.D. Allowed uses per floor are specified in Table
20 22.110.010.D. Most properties have an option for more than one building type. Multiple
buildings are allowed per site, so long as each building conforms with the building type
22 locations specified in Figure 22.110.010.D.
Westgate Approved Code 04.07.2015
Figure 22.110.010.131 Building Type Locations
2. Courtyard
2
4
7. Commercial Mixed -Use
Westgate Approved Code 04.07.2015
Table 22.110.010.D Table of general allowed uses by floor for each building type,
Building Type
Residential Uses
Office Uses
Retail
Rowhouse
Any floor
Not allowed
Not allowed
Courtyard
Anv floor
Ground floor only
Ground floor only
Stacked Dwelling_ s
Any floor
Ground floor only
Ground floor only
Live -Work
Not ground floor'
Ground floor only
Ground floor only
Loft Mixed Use
Not ground floor'
Any floor
Any floor
Side Court Mixed Use
Not ground floor'
Any floor
Ground floor only
Commercial Mixed
Not ground floor'
Not ground floor
Any floor
Use
1 "Not ground floor" means the use may locate on any floor other than the ground
floor of a building.
Westgate Approved Code 04.07.2015 =
1. Rowhouse
2
Rowhouse type diagram and allowed locations.
4
rr"
6
Description.
8 A series of two or more attached dwellings with zero side yard setbacks located on a
qualifying lot in the Westgate District as shown in Figure 22.110.010.D.
10 Access.
The primary entrance to each dwelling shall be accessed directly from and face the external
12 street or sidewalk if feasible. Where dwellings are accessed from internal streets or circulation
drives, then the primary entrance to each dwelling shall be accessed directly from and face the
14 internal street or circulation drive. Parking and services shall be accessed from an internal
street or alley or tuck -under parking. Parking entrances are allowed on an internal street if the
16 garage entrance does not occupy more than one half the building frontage.
Amenity Space.
18 Publicly accessible amenity space shall be provided as described in section 22.110.070
ECDC. Usable outdoor amenity space shall be provided in conjunction with and related to
20 the dwelling units at no less than 15% of the lot area. The outdoor space shall be of a regular
geometry so that the space is usable for recreational or leisure use.
Westgate Approved Code 04.07.2015
Open Space
2 • The minimum open space area shall be 15% of the lot area. Additional amenity space
provided in excess of the 15% minimum amenity space requirement may also count as open
4 space.
• Open space may be public or private. Open space shall not include balconies or areas
6 covered by or located under buildings, such as arcades.
• A roof deck or green roof may only count as open space if is accessible, and may not
8 count toward more than 50% of the required open space.
• Protected slope areas may also count as open space.
10 Landscape.
Landscape may be used to separate a front yard from the front yards of adjacent units or
12 buildings. Any front yard trees shall be of porch scale where adjacent to the porch (at
maturity, no more than 15 feet tall) except at the margins of the lot and as a part of the
14 frontage landscaping at the street sidewalk interface, where they may be of house scale (no
more than 30 feet tall at the maturity of the tree). In general, medium -to -large trees shall be
16 dispersed through the development (either new or existing trees) and landscaping provided for
shade and privacy.
18 Building Design and Massing.
Buildings on corner properties adjacent to streets shall be designed with a main facade and
20 a secondary fagade to provide street frontage on all streets. In a 3 story building, a townhouse
dwelling may be stacked over a ground floor flat. In this case, the flat shall be accessed by its
22 own front doors at the street and the townhouse dwelling shall be accessed by a separate front
door and an internal stair. In a 2 story building, the rowhouse consists of a townhouse
24 dwelling that is accessed from the street and faces the street, or residential flats that each have
a street entry.
26 Rowhouse buildings shall comply with the (1) Massing and Articulation, (3) Ground Level
Details, and (5) Treating Blank Walls design treatments specified in section ECDC
28 22.110.015.
30
Westgate Approved Code 04.07.2015
2. Courtyard
y�
r � m
µ_
Y,
t(
2 -
Courtyard type diagram and allowed locations.
4
Description.
8 A cluster of dwelling units arranged in one or more buildings to share one or more common
courtyards. The individual units may be any combination of rowhouses or flats or stacked
10 flats. The courtyard is private space that is adjacent to the public realm and may provide
access to tuck -under parking. Courtyard building types may house ground floor
12 commercial/flex uses.
Access
14 • The main entry to each ground floor dwelling shall be directly off a common courtyard or
directly from a street. Access to commercial uses shall be directly from a street.
16 • Access to second -story units may be through an open or open roofed stair.
• Parking shall be accessed through an alley or interior street if present.
18 Amenity Space.
Publicly accessible amenity space shall be provided as described in section ECDC
20 22.110.070. Sites shall be designed to provide usable amenity space with a total area of not
less than 15% of the lot. A central courtyard and / or multiple separated or interconnected
22 courtyards, plazas and courtyards may be included in the cumulative total area only if they are
Westgate Approved Code 04.07.2015
accessible to the public. In a project with multiple courtyards at least two of the courtyards
2 shall conform to the patterns below:
• Optimal court dimensions are a minimum of 40 feet when the long axis of the court is
4 oriented East/West and a minimum of 30 feet when the court is oriented North/South.
• In 40 -foot wide courts, the frontages allowed within the applicable zone are permitted on
6 two sides of the court; they are permitted on one side of a 30 -foot wide court.
Open Space
8 • The minimum open space area shall be 15% of the lot area. Additional amenity space
provided in excess of the 15% minimum amenity space requirement may also count as open
10 space.
• Open space may be public or private. Open space shall not include balconies or areas
12 covered by or located under buildings, such as arcades.
• A roof deck or green roof may only count as open space if is accessible, and may not
14 count toward more than 50% of the required open space.
• Protected slope areas may also count as open space.
16 • Courtyards shall be connected to the public way and/or to each other. Connecting spaces
shall be at least 10 feet wide.
18 Landscape.
Landscape shall not be used to separate a front yard from the front yards on adjacent lots.
20 Front yard trees shall be of porch scale where adjacent to the porch (at tree's maturity, no
more than 15 feet tall) except at the margins of the lot and as a part of the frontage
22 landscaping at the street sidewalk interface, where they may be of house scale (no more than
30 feet tall at the maturity of the tree).
24 In general, medium -to -large trees shall be dispersed through the development (either new
or existing trees) and landscaping provided for shade and privacy.
26 Building Design and Massing.
• Entrance doors and living spaces (great room, dining, living, family) should be oriented
28 toward the courtyard and exterior street. Service rooms may be oriented toward the side -yard,
rear yard or alley.
30 • No exterior arcade shall encroach into the required minimum width of the courtyard.
• Stoops up to 3 feet in height may be placed above below grade parking.
32 Building size and massing.
• Buildings shall be composed of flats and rowhouses alone or in combination.
34 • Units may be repetitive or unique in design.
• Buildings shall be composed of one, two, or three story masses, each using design
36 features such as combinations of materials, windows or decorative details to suggest smaller -
scale 30 -foot -wide individual residential masses.
38 • The building is not required to appear to be one building.
Courtyard buildings shall comply with the (1) Massing and Articulation, (2) Orientation to
40 Street, (3) Ground Level Details, and (5) Treating Blank Walls design treatments specified in
section ECDC 22.110.015.
42
Westgate Approved Code 04.07.2015
3. Stacked dwellings
2
4
Stacked dwellings type diagram and allowed locations.
6
Description
8 Stacked Dwellings are predicated on horizontal repetition and vertical stacking of units
organized on lobby, corridor, and stairs or elevator access. These buildings may be used for
10 ancillary non-residential commercial uses (such as exercise or health facilities or convenience
shopping or services) on the ground level only.
12 Access
• The primary entrance to each dwelling shall be accessed through a lobby accessible from
14 the street.
• Interior circulation to each unit shall be through a double or single loaded corridor.
16 Amenity space.
Publicly accessible amenity space shall be provided as described in section ECDC
18 22.110.070.
Westgate Approved Code 04.07.2015
s,
q
Stacked dwellings type diagram and allowed locations.
6
Description
8 Stacked Dwellings are predicated on horizontal repetition and vertical stacking of units
organized on lobby, corridor, and stairs or elevator access. These buildings may be used for
10 ancillary non-residential commercial uses (such as exercise or health facilities or convenience
shopping or services) on the ground level only.
12 Access
• The primary entrance to each dwelling shall be accessed through a lobby accessible from
14 the street.
• Interior circulation to each unit shall be through a double or single loaded corridor.
16 Amenity space.
Publicly accessible amenity space shall be provided as described in section ECDC
18 22.110.070.
Westgate Approved Code 04.07.2015
Open Space
2 • The minimum open space area shall be 15% of the lot area. Additional amenity space
provided in excess of the 15% minimum amenity space requirement may also count as open
4 space.
• Open space may be public or private. Open space shall not include balconies or areas
6 covered by or located under buildings, such as arcades.
• A roof deck or green roof may only count as open space if is accessible, and may not
8 count toward more than 50% of the required open space.
• The primary shared open space is the rear yard, which shall be designed as a courtyard.
10 The rear yard may be designed for ground installation or as the lid of a below -grade parking
garage. Side yards are allowed for common use gardens.- Protected slope areas may also
12 count as open space.
Landscape.
14 Landscape may not be used to separate a front yard from the front yards on adjacent lots.
Trees may be placed in front yards and in side yards to create a sense of place.
16 In general, medium -to -large trees shall be dispersed through the development (either new
or existing trees) and landscaping provided for shade and privacy.
18 Courtyards located over below grade garages shall be designed to avoid the sense of
planters and hardscape landscaping.
20 Building Design and Massing.
Buildings shall be composed of flats, lofts, and rowhouses alone or in combination.
22 • Units may be repetitive or unique in design.
• Buildings shall be composed of individual masses that are intended to break up the
24 building into identifiable housing units rather than large undifferentiated blocks. The building
is not required to appear to be one building.
26 Stacked dwelling buildings shall comply with the (1) Massing and Articulation, (3) Ground
Level Details, and (5) Treating Blank Walls design treatments specified in section ECDC
28 22.110.015.
30
Westgate Approved Code 04.07.2015
w
i J
4
6
8
10
12
14
16
Live -Work type diagram and allowed locations.
Description
An integrated housing unit and working space occupied and utilized by a single household
in a structure, either single family units in clusters or a multi -family building, that has been
designed to accommodate joint residential and work activity uses. Work uses shall be at the
ground floor. A live -work structure may be located on a qualifying lot in the Westgate
District, as shown in Figure 22.110.010.D.
Access
The primary entrance to each ground floor work/flex space shall be accessed directly from
and face the external street or a sidewalk if feasible. Where dwellings are accessed from
internal streets, then the primary entrance to each dwelling shall be accessed directly from and
face the internal street.
Westgate Approved Code 04.07.2015
The upstairs residential unit may be accessed by a separate entry and internal stair that is
2 accessed from and faces the street. Access may also be provided by a shared lobby that
provides separate access to the commercial/flex and dwelling uses.
4 Parking and services shall be accessed from an alley or tuck -under parking located under
the building. Parking entrances are allowed on an internal street or alley if the garage entrance
6 does not occupy more than one half the building frontage.
Amenity Space
8 Publicly accessible amenity space shall be provided as described in section ECDC
22.110.070.
10 Amenity space shall be provided behind the live -work at no less than 15% of the lot area
and of a regular geometry with a minimum dimension of 20 feet. Alternatively, 50% of the
12 amenity space may be provided at the front of the lot.
Open Space
14 • The minimum open space area shall be 15% of the lot area. Additional amenity space
provided in excess of the 15% minimum amenity space requirement may also count as open
16 space.
• Open space may be public or private. Open space shall not include balconies or areas
18 covered by or located under buildings, such as arcades.
• A roof deck or green roof may only count as open space if is accessible, and may not
20 count toward more than 50% of the required open space.
• Protected slope areas may also count as open space.
22 Landscape
Landscape shall not obscure the storefront of the ground floor flex/work space.
24 In general, medium -to -large trees shall be dispersed through the development (either new
or existing trees) and landscaping provided for shade and privacy.
26 Frontage
• Commercial/work/flex space and living areas shall be oriented toward the fronting street
28 or sidewalk. Service rooms should be oriented towards the side and rear yards.
• Commercial/work/flex spaces shall conform to Shopfront Frontage Type Standards (see
30 ECDC 22.110.020).
• Buildings on corner lots may provide an appropriate frontage type on each street front.
32 Building Design and Massing
Live -work units may be designed as individual buildings composed of 2- and/or 3 -story
34 volumes or included in larger buildings in compliance with the applicable building type
requirements.
36 Live -Work buildings shall comply with the (1) Massing and Articulation, (3) Ground Level
Details, and (5) Treating Blank Walls design treatments specified in section ECDC
38 22.110.015.
40
Westgate Approved Code 04.07.2015
5. Loft Mixed -Use
2
Loft Mixed -Use type diagram and allowed locations.
4
6
Description
8 Loft Mixed Use buildings are predicated on horizontal repetition and vertical stacking of
units organized on lobby, corridor, and stairs or elevator access. These buildings have greater
10 height on at least one floor to accommodate additional floor loft area within a unit. These
buildings may be used for residential, office, and commercial uses, except that residential
12 units may not be located on the ground floor.
Access
14 • The primary entrance to each unit may be accessed be through a street level or elevated
lobby accessible from the street.
16 • The entry to each ground floor unit may be through an elevator/stair corridor.
• Interior circulation to each unit shall be through a double or single loaded corridor.
18 • Access to upper level loft areas is via an internal stair.
Westgate Approved Code 04.07.2015
Amenity space.
2 Publicly accessible amenity space shall be provided as described in section ECDC
22.110.070.
4 Open Space
• The minimum open space area shall be 15% of the lot area. Additional amenity space
6 provided in excess of the 15% minimum amenity space requirement may also count as open
space.
8 • Open space may be public or private. Open space shall not include balconies or areas
covered by or located under buildings, such as arcades.
10 • A roof deck or green roof may only count as open space if is accessible, and may not
count toward more than 50% of the required open space.
12 • Protected slope areas may also count as open space.
Landscape
14 Landscape may not be used to separate a front yard from front yards on adjacent lots. Trees
may be placed in front yards and in side yards to create a sense of place.
16 Courtyards located over below grade garages shall be designed to provide a combination of
integrated landscaping and seating/active circulation areas.
18 In general, medium -to -large trees shall be dispersed through the development (either new
or existing trees) and landscaping provided for shade and privacy.
20 Building Design and Massing.
Lofts may be provided as part of commercial or residential units, but must be provided on
22 at least one floor of the building. Units may be repetitive or unique in design.
Loft Mixed Use buildings shall comply with the (1) Massing and Articulation, (2)
24 Orientation to Street, (3) Ground Level Details, (4) Pedestrian Facade, and (5) Treating Blank
Walls design treatments specified in section ECDC 22.110.015.
26
Westgate Approved Code 04.07.2015 =
2
Side Court Mixed -Use type diagram and allowed locations.
4
6
Description
8 A single or cluster of buildings containing a mix of uses, including commercial as well as
dwelling units or office suites arranged to share one or more common courtyards. The
10 individual units or suites are rowhouses, flats or stacked flats. The side courtyard is a semi-
public space that is adjacent to the public realm. Side courtyard building types shall house
12 ground floor commercial spaces with office or dwelling units above. Side court buildings may
be located on a qualifying lot in the Westgate District, as shown in Figure 22.110.010.D.
14 Access
• The main entry to each ground floor dwelling shall be directly off the common courtyard
16 or directly from an external street or sidewalk. Access to commercial and office uses may be
directly from an external street, sidewalk, or side courtyard.
18 • Access to second -story units or suites shall be through an open, open roofed, or internal
stair.
20 • Parking shall be accessed through an alley, internal circulation drive, or shared driveway
access. Parking shall not be accessed directly from the exterior street via individual driveways
Westgate Approved Code 04.07.2015
�l
t,
1
2
Side Court Mixed -Use type diagram and allowed locations.
4
6
Description
8 A single or cluster of buildings containing a mix of uses, including commercial as well as
dwelling units or office suites arranged to share one or more common courtyards. The
10 individual units or suites are rowhouses, flats or stacked flats. The side courtyard is a semi-
public space that is adjacent to the public realm. Side courtyard building types shall house
12 ground floor commercial spaces with office or dwelling units above. Side court buildings may
be located on a qualifying lot in the Westgate District, as shown in Figure 22.110.010.D.
14 Access
• The main entry to each ground floor dwelling shall be directly off the common courtyard
16 or directly from an external street or sidewalk. Access to commercial and office uses may be
directly from an external street, sidewalk, or side courtyard.
18 • Access to second -story units or suites shall be through an open, open roofed, or internal
stair.
20 • Parking shall be accessed through an alley, internal circulation drive, or shared driveway
access. Parking shall not be accessed directly from the exterior street via individual driveways
Westgate Approved Code 04.07.2015
• Parking entrances to below grade garages and driveways should be located as close as
2 possible to the side or rear of each lot.
• Entrance doors and living spaces (great room, dining, living, family) shall be oriented
4 toward the courtyard and/or exterior street or sidewalk. Service rooms may be oriented toward
the side -yard, rear yard or alley.
6 Amenity space.
Publicly accessible amenity space shall be provided as described in section ECDC
8 22.110.070. Courtyard buildings shall be designed to provide a side courtyard and or multiple
separated or interconnected courtyards with a minimum dimension of 20 feet and comprising
10 at least 15% of the lot area. No exterior arcade may encroach into the required minimum
width of the side courtyard.
12 In a project with multiple courtyards at least two of the courtyards shall conform to the
patterns below:
14 • Dwellings shall face a side yard or courtyard.
• Major ground floor rooms shall be open to the active side yard with large windows and
16 doors.
• When located on a side yard, a driveway shall be integrated into the design of the yard
18 through the use of a reduced paved area, permeable paving materials for a landscaped area
and usable outdoor space.
20 • Rear yards are not required.
Open Space
22 • The minimum open space area shall be 15% of the lot area. Additional amenity space
provided in excess of the 15% minimum amenity space requirement may also count as open
24 space.
• Open space may be public or private. Open space shall not include balconies or areas
26 covered by or located under buildings, such as arcades.
• A roof deck or green roof may only count as open space if is accessible, and may not
28 count toward more than 50% of the required open space.
• Protected slope areas may also count as open space.
30 Landscape
Landscape shall not be used to separate a front yard from the front yards on adjacent lots.
32 Front yard trees shall be of porch scale where adjacent to the porch (at tree's maturity, no
more than 15 feet tall) except at the margins of the lot and as a part of the frontage
34 landscaping at the street sidewalk interface, where they may be of house scale (no more than
30 feet tall at the maturity of the tree).
36 In general, medium -to -large trees shall be dispersed through the development (either new
or existing trees) and landscaping provided for shade and privacy.
38 Building Design and Massing
• The building elevation abutting an inactive side yard shall be designed to provide at least
40 one horizontal break of at least three feet and one vertical break.
• Buildings on corner lots shall be designed with two facades using similar scale and design
42 features without the use of blank walls.
• Units within the buildings may be flats and/or townhouses.
44 Side Court Mixed Use buildings shall comply with the (1) Massing and Articulation, (2)
Orientation to Street, (3) Ground Level Details, (4) Pedestrian Fagade, and (5) Treating Blank
46 Walls design treatments specified in section ECDC 22.110.015.
Westgate Approved Code 04.07.2015
2
4
L
7. Commercial Mixed -Use
Commercial Mixed -Use type diagram and allowed locations.
Description
8 Commercial Mixed Use buildings are designed for retail and service uses on the ground
floor, with upper floors configured for dwelling units or commercial uses. The buildings are
10 predicated on vertical stacking of units organized on lobby, corridor, and stairs or elevator
access. These buildings are located on a qualifying lot in the Westgate District, as shown in
12 Figure 22.110.010.D.
Access
14 • The primary entrance to each building shall be accessed through a street level lobby or
elevated lobby accessible from the street or sidewalk.
16 • Interior circulation to each unit shall be through a double or single loaded corridor.
• The entry to each ground floor commercial space shall be directly from and face the street
18 or sidewalk.
Westgate Approved Code 04.07.2015
Amenity space.
2 Publicly accessible amenity space shall be provided as described in section ECDC
22.110.070. Shared amenity space may include the lid of a below grade parking garage or
4 garage deck as long as the amenity space is within six feet of finished grade. In a project with
multiple amenity space areas at least two of the courts shall conform to the patterns below:
6 • Optimal amenity space area dimensions are a minimum 40 feet wide when the long axis
of the court is oriented East/West and a minimum of 30 feet wide when the court is oriented
8 North/South. No arcade may encroach into the required minimum width of a courtyard.
• In 40 -foot wide courts, the frontages and architectural projections allowed within the
10 applicable zone are permitted on two sides of the court; they are permitted on one side of a
30 -foot wide court.
12 Open Space
• The minimum open space area shall be 15% of the lot area. Additional amenity space
14 provided in excess of the 15% minimum amenity space requirement may also count as open
space.
16 • Open space may be public or private. Open space shall not include balconies or areas
covered by or located under buildings, such as arcades. A roof deck or green roof may only be
18 counted as open space if it is accessible.
• Protected slope areas may also count as open space.
20 • Side yards or courts are allowed for common use gardens. Landscape
Private landscaping is required. Trees may be placed in front yards and in side yards to
22 create a sense of place.
Open space areas located over below -grade garages shall be designed to avoid the sense of
24 planters and hardscape landscaping. In general, medium -to -large trees shall be dispersed
through the development (either new or existing trees) and landscaping provided for shade
26 and privacy.
Building Design and Massing
28 Buildings shall be composed of office, retail, flats, or lofts alone or above commercial
space on the ground level. Units may be repetitive or unique in design.
30 • The main volume may be flanked by one or more secondary volumes.
• Large floor plate retail such as grocery stores, drug stores, nurseries, and exercise gyms
32 are encouraged and are allowed on the first or second floors of a mixed-use building.
Commercial Mixed Use buildings shall comply with the (1) Massing and Articulation, (2)
34 Orientation to Street, (3) Ground Level Details, (4) Pedestrian Fagade, and (5) Treating Blank
Walls design treatments specified in section ECDC 22.110.015.
36
Westgate Approved Code 04.07.2015
22.110.015 Design Treatments
2 A. Purpose
This Section describes building design features that are referenced as being required in the
4 building types described in section ECDC 22.110.010.
6
8
10
12
14
16
18
20
1. Massing and Articulation
Intent: To reduce the massiveness and bulk of
large box -like buildings, and articulate the
e �
building form to a pedestrian scale. top
Buildings shall convey a visually distinct base
and top. A "base" can be emphasized by a
different masonry pattern, more architectural
detail, visible plinth above which the wall rises, base
storefront, canopies, or a combination. The top
edge is highlighted by a prominent cornice,
projecting p P ,
parapet or other architectural element �^
that creates a shadow line. ,.. , .,a, , , ,,. �0 400;
Where a single building fagade exceeds 60 feet
in length, use a change in design features (such as a combination of materials, windows or
decorative details) to articulate the building so that it appears to consist of multiple smaller -
scale building segments.
22
2. Orientation to Street
24 Intent: To reinforce pedestrian activity and
orientation and enhance the liveliness of the street
26 through building design.
Building frontages shall be primarily oriented to
28 the adjacent street, rather than to a parking lot or
alley. Ground floor commercial space shall be
30 accessible and within an elevation of 7" from the
adjoining sidewalk. Entrances to buildings shall be
32 visible from the street and shall be given a visually
distinct architectural expression by one or more of
34 the following elements:
a. Higher bay(s);
36 b. Recessed entry (recessed at least three feet);
c. Forecourt and entrance plaza.
38
Westgate Approved Code 04.07.2015
3. Ground Level Details
2 Intent: To reinforce the character of the streetscape
by encouraging the greatest amount of visual 'interest
4 along the ground level of buildings facing pedestrian
streets. Ground -floor, street -facing facades of
6 commercial and mixed-use buildings shall incorporate
at least five of the following elements:
8 a. Lighting or hanging baskets supported by
ornamental brackets;
10 b. Medallions;
c. Belt courses;
12 d. Plinths for columns;
e. Bulkhead for storefront window;
14 £ Projecting sills;
g. Tile work;
16 h. Transom or clerestory windows;
i. Planter box;
18 j. An element not listed here but that is of a similar
character and meets the intent.
20
4. Pedestrian Fagade
22 Intent: To provide visual connection between activities inside and outside the building. The
ground level facades of buildings that face a street front shall have transparent windows
24 covering a minimum of 40 percent of the ground floor fagade that lies between an average of
two feet and 10 feet above grade. To qualify as transparent, windows shall not be mirrored or
26 consist of darkly tinted glass, or prohibit visibility between the street and interior.
28
5. Treating Blank Walls
Intent. To ensure that buildings do not display blank, unattractive walls. Walls or portions
30
of walls on abutting streets or visible from residential areas where windows are not provided
shall
have architectural treatment. At least five of the following elements shall be
32
incorporated into any ground floor, street -facing facade:
a.
Masonry (except for flat, nondecorative concrete block);
34
b.
Concrete or masonry plinth at the base of the wall;
c.
Belt courses of a different texture and color;
36
d.
Projecting cornice;
e.
Decorative tile work;
38
f.
Medallions;
g.
Opaque or translucent glass;
40
h.
Artwork or wall graphics;
i.
Lighting fixtures;
42
j.
Green walls;
k.
An architectural element not listed above, as approved, that meets the intent.
Westgate Approved Code 04.07.2015
lighting fixture, opaque glass
medallion
pr4ecting cornice
masonry
belt course
metal canopy '/-7---V'-
recess . ._.
recess
plinth
Blank walls shall be treated with architectural
elements to provide visual interest.
2 22.110.020 Frontage Types.
A. Purpose
4 This Section defines how the buildings within the Westgate Mixed Use zone relate to the
public realm of the sidewalk and other common use areas. The purpose of defining Frontage
6 Types is to encourage the development of a variety of frontage types and to encourage each
building to relate to the public realm in ways that are attractive, inviting, and accessible to all.
8 B. Principles and Standards
The frontage types for each proposed development shall be designed in concert with the
10 Building Types and standards presented in sections 22.110.010.
Primary frontage. "Primary frontage" is frontage that faces main public spaces or
12 circulation areas of higher pedestrian importance. Entrances are required. Examples are street
fronts or interior access drives that link developments.
14 Secondary frontage. "Secondary frontage" is frontage that faces areas of lesser pedestrian
importance. Entrances to buildings are not required. Examples include SR -104 when an
16 alternative interior drive or pedestrian walkway is able to provide linkage to other
developments and pedestrian connections within the overall developed area or Westgate
18 quadrant.
This section identifies five Frontage Types for primary and secondary frontages, as shown
20 in the figure on the next page. Each of the five frontage types are described and depicted in a
section view. For each Frontage Type, the description concludes by identifying those Building
22 Types for which that Frontage Type is permitted. For secondary frontages (permitted along
portions of SR 104, for example), no building entrance is required and the frontage types do
24 not apply. Frontages for retail uses are required to provide windows facing the public street,
circulation drive, or sidewalk, glazed with clear glass and occupying no less than 60% of the
26 ground -level frontage.
Westgate Approved Code 04.07.2015
In general, entries to ground floor commercial space shall be directly from and face the
2 related primary frontage. Additional entries may be provided, for example from parking or
secondary frontages.
4 Blank walls are not permitted.
Private6 Public 6
Frontage Frontage
Building (Right-of-way
a. Terrace or Elevated Entry: The main facade is set back from the frontage line by an
elevated terrace or entry. This type buffers residential use from sidewalks. The
elevated terrace is also suitable for outdoor cafes. Terrace or Elevated Entry frontage
is allowed on all building types.
b. Forecourt: The main facade is at the building line with with a portion set back for a
small court space. The court could be used to provide shopping or restaurant seating
in commercial buildings, or as an entry court for residential uses. This type should be
used sparingly. Forecourt frontage may be used on Courtyard, Stacked Dwellings, and
Live -Work building types.
c. Stoop: The main fagade is near the frontage line with the first story elevated to
provide privacy. The stoop is appropriate for ground floor residential uses. Stoop
frontage may be used on Rowhouse, Courtyard, Live -Work and Stacked Dwellings
building types.
d. Shopfront: The main fagade is aligned close to the frontage line with the building
entrance at sidewalk grade. The covering shall extend far enough to provide
pedestrians protection from the weather. This type is appropriate for retail or office
uses. Shopfront frontage may be used on Stacked Dwellings, Live -Work, Loft Mixed -
Use, Side Court Mixed -Use, or Commercial Mixed -Use building types.
e. Gallery (or arcade): The main fagade is set back from the frontage line with an
attached cantilevered colonnade overlapping the sidewalk. The entry should be at
sidewalk grade. The gallery/arcade should be no less than 8' wide. This type is
appropriate for retail or office uses. Gallery/arcade frontage may be used on Stacked
Dwellings, Live -Work, Loft Mixed -Use, Side Court Mixed -Use, or Commercial Mixed -
Use building types.
44 22.110.030 Green Building Construction and Housing.
A. Purpose
46 The purpose of this Section is to encourage the development of a variety of housing choices
available to residents of all economic segments and to encourage sustainable development
48 - through the use of development standards, requirements and incentives.
Westgate Approved Code 04.07.2015
B. Green Building and Site Design Criteria
2 All development in the Westgate District shall meet Built Green 1 -to -3 star or LEED
Certified rating or equivalent as a requirement and shall meet a minimum Green Factor Score
4 of 0.3.
C. Sustainable site design.
6 All development shall meet Built Green 1 -to -3 star or LEED Certified standards, or an
equivalent. Green Factor Score requirements shall be used in the design of sustainable site
8 features and low -impact stormwater treatment systems. A Green Factor Score of 0.3 is
required of all developments (see ECDC 22.110.070).
10 Pervious surfaces shall be integrated into site design and may include: pervious pavement,
pervious pavers and vegetated roofs. Capture and reuse strategies including the use of
12 rainwater harvesting cisterns may be substituted for the effective area of pervious surface
required.
14 Runoff generated on—site shall be routed through a treatment system such as a structured
stormwater planter, bioswale, rain garden, pervious pavement, or cisterns. Runoff leaving the
16 site shall conform to City of Edmonds Stormwater Management Code chapter 18.30 ECDC.
D. Housing.
18 To promote a balance in age demographics and encourage age diversity, the City of
Edmonds is actively encouraging a greater number of dwelling units targeting young
20 professionals and young workers through workforce housing provisions. The Westgate Mixed
Use District requires that at least 10% of residential units shall be very small units designed
22 for affordable workforce housing (under 900 square feet) and that not more than 10% of all
dwelling units may exceed 1,600 square feet in size.
24 22.110.050 Circulation and parking.
A. Alternative transportation.
26 The goals of the Westgate Mixed Use District include improving connectedness for
pedestrian and bicycle users. Developers of private property within Westgate shall support the
28 pedestrian and bicycle use of the District by providing:
• Internal circulation systems for both bicyclists and pedestrians within the property,
30 • Connections to off-site systems in the public right-of-way and on adjacent properties,
• Bicycle racks and other supportive facilities, and
32 • Connections to bus stops and transit routes.
B. Access management and internal circulation drives.
34 Access management to properties in Westgate is important for safe and efficient travel
within and between the four quadrants. The number, location and permitted turning
36 movements into and out of driveways on 100th Ave W and SR 104 shall be controlled by the
Westgate Conceptual Access Management Plan (see Figure 22.110.050.B-1). The concepts
38 illustrated in Figure 22.110.050.B-1 are intended to guide review of future access and
circulation within the WMU zone. As permits are processed for properties in the WMU zone,
40 existing driveways that are inconsistent with the Westgate Conceptual Access Management
Plan shall be required to be relocated, reconfigured or eliminated to achieve the City's access
42 management objectives of providing safe and efficient circulation for vehicles while
providing for safe pedestrian and bicycle circulation.
Westgate Approved Code 04.07.2015
Internal circulation drives shall be subject to the dimensions and features specified in this
2 section, and shall connect with the driveways as generally identified in the Conceptual Access
Management Plan.
4 The exact placement of internal circulation drives and access driveways shall be evaluated
and approved as part of the design review process for permit applications within the WMU
6 zone. Approval shall be conditioned on the construction of the internal circulation drive(s) or,
where an applicant does not control all the property that would be necessary to construct the
8 entire circulation drive, the project conditions may be limited to specific components that will
help achieve the overall goal. Such conditions may require the construction or binding
10 commitment for construction of a drive segment that, by itself, would not provide circulation
but would allow for future circulation when eventually joined with other segments.
12 The concept for an Internal Circulation drive is that of a shared street. This concept is
intended to provide access to new residential developments, new and existing businesses,
14 provide pedestrian connectivity, and to reduce the impact of local traffic movement on
surrounding arterial streets.
16 Thoroughfare Type: shared street
Movement: yield
18 Design Speed: 10 mph
Traffic Lanes: 10 feet
20 Parking: none
Curb to Curb Distance: no curbs
22 Sidewalks: 6 feet
Westgate Approved Code 04.07.2015
Figure 22.110.0503-1. Conceptual Access Management Plan
Figure 22,110.050.8-2. Sample street section.for internal circulation drive.
P., m, �y Swdjo I dnletl16""y [ravel uavei amemaes) a Dd r
. ,, 7 9`�3°�
L.— ROW 42'
NOT TO SCALE
Westgate Approved Code 04.07.2015
C. Parking
2 The Westgate District parking standards are intended to reinforce that the area is
pedestrian -oriented and intended to be equally accessible by people on foot, in wheelchairs,
4 on bicycles, or travelling by motorized vehicles. These standards strive to:
(a) maximize a compatible mix of parking and pedestrian circulation; and
6 (b) encourage the development of shared parking; and
(c) promote density and diversity of the built environment.
8 Design standards for parking lots include the following:
(a) No lot shall be used principally as a parking lot unless it provides centralized parking
10 for the larger developed area framed by external streets (e.g. a parking garage).
(b) The edge of any surface parking lot shall be planted with shrubs or street trees, planted
12 at an average distance not to exceed thirty (30) feet on center and aligned three (3) to seven
(7) feet behind the common lot line. This requirement may be reduced for parking lot edges
14 abutting parking on adjacent lots, when parking lots are linked by vehicular and pedestrian
connections (see item (f) below).
16 (c) Plantings designed to provide a minimum tree canopy coverage of at least 40% in 10
years and no less than 60% in 20 years.
18 (d) Parking lot pathways are to be provided at least every four rows of parking and a
maximum distance of 180 feet shall be maintained between paths. Pathways shall connect
20 with major building entries or other sidewalks, pathways, and destinations, and must be
universally accessible and meet ADA standards.
22 (e) Landscaping in parking lots shall integrate with on-site pathways, include permeable
pavements or bioswales where feasible, and minimize use of impervious pavement.
24 (f) Where a parking lot is abutting another parking lot on an adjacent lot, vehicular and
pedestrian connections between lots are required, to facilitate circulation within Westgate and
26 to reduce the need for vehicles to return to the street when traveling between sites.
(g) Parking may not be located within the first 30 feet of the exterior of any building where
28 such building exterior fronts SR -104 or 100th Ave W.
22.110.070 Amenity Space, Open Space, and Green Factor Standards.
30 A. Purpose and intent.
This section identifies the types of amenity space and open space allowed to satisfy the
32 requirements of the Westgate Mixed Use zone, and provides design standards for each type to
ensure that proposed development is consistent with the City of Edmonds' goals for character
34 and quality of the buildings and spaces to be constructed on private property within the
Westgate area. This section also describes the Green Factor requirements that apply to each
36 development within Westgate.
The intent of the proposed system is not only to establish amenity spaces that serve the
38 community and local needs, but also to provide for the protection and enhancement of natural
resources for the benefit of the greater community. Core principles of the Westgate Mixed
40 Use Zone are to promote:
• an environment that encourages and facilitates bicycling and pedestrian activity —
42 "walkable" streets that are comfortable, efficient, safe, and interesting; and
Westgate Approved Code 04.07.2015
• coherence of the public -right-of-way, serving to assist residents, building owners and
2 managers with understanding the relationship between the public right-of-way and their own
properties; and
4 • sustainability by providing for trees and plants which contribute to privacy, the reduction
of noise and air pollution, shade, maintenance of the natural habitat, conservation of water and
6 rainwater management.
8 B. Green Factor Requirements
1. Overview
10 The Green Factor sets a minimum score that is required to be achieved by each
development through implementation of landscaping practices. The program provides a menu
12 of landscaping practices that are intended to increase the functional quantity of landscape in a
site, to improve livability and ecological quality while allowing flexibility in the site design
14 and implementation. In this approach, each qualified landscape feature utilized in a project
earns credits that are weighted and calculated through use of the Green Factor Scoresheet. The
16 score is based upon the relationship between the site size and the points earned by
implementation of the specified landscape features.
18 For example, credits may be earned for quantity and size of trees and shrubs, bioretention
facilities, and depth of soil. Built features such as green roofs, vegetated walls and permeable
20 paving may also earn credits. Bonus points may be earned with supplementary elements such
as drought tolerant and native plants, rainwater irrigation, public visibility and food
22 cultivation. Scoring priorities come from livability considerations, an overall decrease in
impervious surfaces and climate change adaptation. The functional benefits target a reduction
24 in stormwater runoff, a decrease in building energy, a reduction in greenhouse gas emissions,
and an increase in habitat space.
26 The minimum score required for all new development in the Westgate District is 0.3,
earned through implementation of features specified below that comply with Green -Factor
28 standards. The implementation of the Green Factor does not have any effect upon other site
requirements such as Setbacks, Open Space Standards, Street and Parking Standards, and City
30 of Edmonds Municipal Stormwater Code and City of Edmonds Code for Landscaping
Requirements that also apply. Green Factor credit may be earned for these site requirements
32 only if they comply with Green Factor standards.
2. Application and Implementation
34 The Green Factor for the Westgate District uses for reference Seattle Green Factor tools.
These include:
36 * the Green Factor Worksheet
o the Green Factor Score Sheet
38 • the Green Factor Plant List
the Green Factor Tree List.
40 The Green Factor tools are adopted in ECDC 22.110.100.
In complying with the Green Factor Code, the following steps apply:
42 Step 1. Designers and permit applicants select features to include in planning their site and
building and apply them to the site design. Applicants track the actual quantity—e.g. square
44 footage of landscaped areas, pervious paved amenity space, number of trees—using the Green
Factor Worksheet.
Westgate Approved Code 04.07.2015
Step 2. Calculations from the Worksheet are entered on the Scoresheet. The professional
2 also enters the site's square footage on the electronic Scoresheet. The instrument then scores
each category of proposed landscape improvements, and provides a total score in relation to
4 the overall site size. The designer can immediately know if the site design is achieving the
required score of 0.30, and can adjust the design accordingly. Note that improvements to the
6 public right-of-way (such as public sidewalks, street tree plantings) are allowed to earn points,
even though only the private site square footage is included in the site size calculation.
8 Step 3. The landscape professional submits the Scoresheet with the project plans, certifying
that the plan meets or exceeds the minimum Green Factor Score and other requirements for
10 the property. The submission also requires indication that a Landscape Management Plan has
been submitted to the client.
12 Step 4. City of Edmonds staff verify that the code requirements have been met before
issuance of a permit.
14 Using Green Factor with Other Requirements
While a specific green feature may count for both Green Factor calculations and other
16 requirements such as Amenity Space or Open Space, the requirements for each need to be met
independently. The percentage of Amenity Space for Westgate is 15% of lot size, to be
18 addressed within each development project . The Open Space section 22.110.070(D) also
addresses green feature requirements, such as retention of vegetation on steep slopes,
20 specifications for tree size, and stormwater management (refer to ECDC18.30); these are
examples of features that are likely to overlap with and contribute to the Green Factor score
22 while also contributing to the Open Space requirement.
3. Green Factor Categories:
24 The Green Factor tools may take into account the following Landscape Elements:
• Landscaped Areas (based on soil depth)
26 • Bio-retention Facilities
• Plantings (mulch and ground cover)
28 • Shrubs and Perennials
• Tree Canopy (based on tree sizes)
30 • Green Roofs
• Vegetated Walls
32 • Approved Water Features
• Permeable Paving
34 • Structural Soil Systems
• Bonuses for Drought Tolerant Plants, Harvested Rain Water, Food Cultivation, etc.
36
C. Amenity Space
38 Amenity space is designed to provide residents and visitors of all ages with a variety of
outdoor activity space. Although the character of these amenity spaces will differ, they form
40 the places that encourage residents and visitors to spend time in the company of others or to
enjoy time in an outdoor setting.
42 All new development shall provide amenity space equal to at least 15% of the lot size.
Additional amenity space above the 15% base requirement is encouraged and can be part of
44 the development's Green Factor plan outlined in chapter 22.110.070(B) ECDC or can
contribute to bonus heights as defined in chapter 22.110.090 ECDC. All qualifying amenity
46 space shall be open and accessible to the public during business hours. Qualifying amenity
Westgate Approved Code 04.07.2015 k
space shall be open to the air and located within six feet of the fmished grade in order to
2 provide some opportunity for variety and interest in public space while assuring easy
accessibility for the public.
4 Required and bonus amenity space must be provided in one or more of the following forms
and no others:
6 (a) Lawns: An open space, available for unstructured recreation. A lawn may be spatially
defined by landscaping rather than building frontages. Its landscape shall consist of lawn and
8 trees and shall provide a minimum of 60% planted pervious surface area (such as a turf,
groundcover, soil or mulch.)
10 (b) Plazas: An open space, available for civic purposes and commercial activities. A plaza
shall be spatially defined primarily by building facades, with strong connections to interior
12 uses. Its landscape shall consist primarily of pavement. Trees are encouraged. Plazas shall be
located between buildings and at the intersection of important streets. Plazas shall provide a
14 minimum of 20% planted pervious surface area (such as a rain garden, bioswale, turf,
groundcover, soil or mulch). The remaining balance may be any paved surface with a
16 maximum 30% impervious paved surface.
(c) Squares: An open space available for unstructured recreation or civic purposes. A square is
18 spatially defined by building facades with strong connections to interior uses. Its landscape
shall consist of paths, lawns and trees with a minimum of 20% planted pervious surface area
20 (such as a rain garden, bioswale, turf, groundcover, soil or mulch). The remaining balance
may be any paved surface with a maximum 30% impervious paved surface.
22 Sidewalks: Although not counting toward required amenity space, the purpose of sidewalks is
to provide safe, convenient, and pleasant pedestrian circulation along all streets, access to
24 shopfronts and businesses, and to improve the character and identity of commercial and
residential areas consistent with the City of Edmonds vision. New development meeting the
26 standards of this Chapter may be allowed to use a portion of the sidewalk area within the
public right-of-way for outdoor seating, temporary displays, or other uses consistent with City
28 code standards.
30 D. Open Space
All new development shall provide a minimum of 15% of lot size as open space. Qualifying
32 open space shall be unobstructed and open to the air. The goal for the overall open space in
the Westgate Mixed Use zone is to create a unified, harmonious, and aesthetically pleasing
34 environment that also integrates sustainable concepts and solutions that restore natural
functions and processes. In addition to amenity space, the Westgate Mixed Use zone shall
36 incorporate open space, as described in the regulations for each building type. Features
contributing to the landscape character of Westgate also include:
38
(a) Trees: The location and selection of all new tree planting will express the underlying
40 interconnectivity of the Westgate District and surrounding neighborhoods. Species selection
will be in character with the local and regional environment, and comprised of an appropriate
42 mix of evergreen and deciduous trees. Trees will be used to define the landscape character of
open space and amenity space areas, identify entry points, and reinforce the legibility of the
44 District by defining major and minor thoroughfares for pedestrians, bicycles and vehicles.
• All new development shall preserve existing trees wherever feasible.
46 • All new development shall plant new trees in accordance with this chapter.
Westgate Approved Code 04.07.2015
Trees not included in amenity space or open space areas are not counted toward meeting
2 overall amenity space or open space requirements. For example, individual trees planted
along walkways or driveways may count toward meeting the Green Factor requirements but
4 are not counted as open space.
6 (b) Steep Slopes: New development shall protect steep slopes by retaining all existing trees
and vegetation on protected slopes, as shown on the map included in this section (Figure
8 22.110.070.D). No development activity, including activities such as clearing, grading, or
construction of structures or retaining walls, shall extend uphill of the protected slope line
10 shown on the following map. Protected slope areas may count toward required open space if
they retain existing trees or are supplemented to provide a vegetative buffer.
12
(c) Stormwater Management: Stormwater runoff from sidewalks should be conveyed to
14 planted parkways or landscaped rain gardens. Overflow from parkways and runoff from the
roadways should be directed into bioswales and/or pervious paving in curbside parking areas,
16 located along the street edges where it can infiltrate into the ground. Perforated curbs through
which street stormwater runoff can flow to open vegetated swales may also be provided,
18 wherever feasible. Stormwater features such as bioswales or planted rain gardens may count
toward required open space only if they are entirely landscaped.
20
Figure 22.110.070.D Protected Slopes
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I Protected slope line (number indicates related slope contour, if applicable)
22 Note: 45 -foot width of protected area 9s adtliolnJiin east edg!, of lot 2310f,; line otherwise follows indicated stlope contours.
Westgate Approved Code 04.07.2015
2 22.110.080 Public Space Standards.
Future development of the Westgate Mixed Use District shall capitalize on opportunities to
4 create and enhance public spaces for recreational use, pedestrian activity, and ecological
health to strengthen the overall character of the District's public spaces.
A. Public Space: General Requirements
8 Public space shall enhance and promote the environmental quality and the aesthetic
character of the Westgate District in the following ways:
10 (a) the landscape shall define, unify and enhance the public realm; including streets, parks,
plazas, and sidewalks;
12 (b) the landscape shall be sensitive to its environmental context and utilize plant species
that reduce the need for supplemental irrigation water;
14 (c) the landscape shall cleanse and detain storm water on site by utilizing a combination of
biofiltration, permeable paving and subsurface detention methods; and,
16 (d) the landscape shall be compatible with encouraging health and wellness, encouraging
walking, bicycling, and other activities.
18
B. Public Space: Sustainability
20 The goal for the overall landscape design of public spaces is to create a unified,
harmonious, socially vibrant, and aesthetically pleasing environment that also integrates
22 sustainable concepts and solutions to restore natural functions and processes. The public right
of way and urban\street runoff becomes an extension of existing drainage pathways and the
24 natural ecology.
Water efficient landscaping shall be introduced to reduce irrigation requirements based on a
26 soil/ climate analysis to determine the most appropriate indigenous/native-in-character, and
drought tolerant plants. All planted areas, except for lawn and seeded groundcover, shall
28 receive a surface layer of specified recycled mulch to assist in the retention of moisture and
reduce watering requirements, while minimizing weed growth and reducing the need for
30 chemical herbicide treatments.
Where irrigation is required, high efficiency irrigation technology with low-pressure
32 applications such as drip, soaker hose, rain shut-off devices, and low volume spray will be
used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff
34 and encourages deep percolation. After the initial growth period of three to seven years,
irrigation may be limited in accordance with City requirements then in place.
36 The location and selection of all new tree planting will implement `green infrastructure'
principles and visually express the underlying interconnectivity of the Westgate development
38 by doing the following:
1. Species selection shall be comprised of an appropriate mix of evergreen and
40 deciduous trees.
2. Trees shall be used to define the landscape character of recreation and open space
42 areas, identify entry points, and reinforce the legibility of the neighborhood by
defining major and minor thoroughfares for pedestrians, bicycles, and vehicles.
44 3. Trees shall also be used to soften and shade surface parking and circulation areas.
Westgate Approved Code 04.07.2015
C. Stormwater Management.
4 Stormwater shall be consistent with chapter 18.30 ECDC.
Stormwater and hydrology components shall be integrated into the Westgate District to
6 restore and maintain natural functions and processes, mitigate negative environmental
impacts.
8 Public rights-of-way, proposed open space and parking lots shall filter and infiltrate
stormwater to the maximum extent feasible to protect the receiving waters of Puget Sound.
10 This ecological concept transcends the Westgate District to positively affect the surrounding
neighborhoods, stream corridors and the regional watershed.
12 The two primary objectives of the proposed stormwater and hydrology components are:
(a) to reduce volume and rate of runoff; and
14 (b) to eliminate or minimize runoff pollutants through natural filtration.
These objectives shall be met by:
16 (a) maximizing pervious areas;
(b) maximizing the use of trees;
18 (c) controlling runoff into bioswales and biofiltration strips;
(d) utilizing permeable paving surfaces where applicable and feasible;
20 (e) utilizing portions of parks and recreational spaces as detention basin; and
(f ) removing sediments and dissolved pollutants from runoff.
22
D. SR -104 / 100th Avenue Intersection.
24 1. The design objectives for development, amenity space, open space, and landscape
construction features at this key intersection are to provide a sense of place and convey the
26 walkable and sustainable character of the Westgate District.
2. Building step -backs, pedestrian oriented fagades and amenities are required for the
28 portions of buildings within forty feet of the corner at each quadrant of this intersection, as
illustrated in Figure 22.110.010.B.
30 3. The design objectives at this intersection shall be addressed with a combination of
building fagade treatments, public signage and amenity features (e.g. water features, art work,
32 bollards, benches, pedestrian scale lighting, arbors, greenwalls, landscaping, arcades) to
Westgate Approved Code 04.07.2015
signify the intersection's importance as a focal point of the Westgate area (see Figure
22.110.080.D for examples).
4 Figure 22.110.080.D. Examples of identity and landscape construction features
0
22.110.090 Height Bonus.
8 Areas eligible for a 4th story height bonus are shown in the diagram contained in chapter
22.110.010.13 ECDC. Areas within the Westgate Mixed Use District that are not shown in
10 diagram ECDC 22.110.010.13 may not contain four story buildings regardless of how many
points such a development could achieve on the Height Bonus Score Sheet, below. In order to
12 obtain the height bonus for projects in eligible areas, the proposal must obtain 8 points from
the Height Bonus Score Sheet, with at least one point in each of at least four different scoring
14 categories.
When a 4th story is proposed in a building, the 4th story must be stepped back at least 10
16 feet from a building fagade facing SR -104 or 100th Ave W. In addition, no 3rd or 4th story may
be located within 30 feet of the intersection of SR -100 and 100th Ave W, measured from the
18 corner points of the right-of-way intersection.
For proposals seeking to earn points in the Green Building Program category, the applicant
20 shall be required to submit a deposit sufficient for the city to retain an independent green
building consultant who is qualified to evaluate the construction of the building at key
22 milestones in order to determine that the building is being constructed in a manner that is
consistent with the points proposed on the Height Bonus Score Sheet.
24
Westgate Approved Code 04.07.2015
❑
Required Z
Built Green*/LEED* Certified Rating or equivalent
Required
❑
Credit 1
LEED* Silver/ Built Green* 4-5 Rating
............
1
❑
Credit 2
LEED* Gold or Evergreen Sustainable Development Rating
2
Credit 3
Passive House Standard / LEED* Platinum Rating
4
❑
Credit 4
Living Building*
6
Green Factor:( �'nts are of ditlu ° ;
p, ! )
Pbirits
❑
Required
Green Factor Score 0.3
Required
❑
Credit 1
Green Factor Score 0.4
2
❑
Credit 2
Green Factor Score 0.5
3
❑
Credit 3
Green Factor Score 0.6
4
El
Credit 4
Green Factor Score >_0.7
5
❑ Required Percentage of amenity space 15% Required
❑ Credit 1 Percentage of amenity space 20% 2
❑ Credit 2 Percentage of amenity space 25% 3
❑ Credit 3 Percentage of amenity space >_30% 4
❑
Required
Meet street standards incl. bikeway & pedestrian networks
Required
❑
Credit 1
Car -share parkingl, provide minimum 2 spaces
1
❑
Credit 2
Charging facility for electric cars, provide minimum 4 spaces
1
Credit 3
Indoor/covered bicycle storage and indoor changing facilities
1
❑
Credit 4
1 Public art integrated into provided amenity space
1
❑ I Credit 1 1 Development contains one or more retail spaces >15,000 sf 1 3
t See locational requirements for extra floor bonus in chapter 22.110.090 ECDC.
2 2 "Required" means required for all development, whether seeking a height bonus or not.
3" "Car -share" parking refers to parking for vehicles that are rented by the hour or portion of a day.
4
22.110.100 Green Factor Tools
6 The Green Factor Tools included in Exhibit A are adopted by reference herein as if set
forth in their entirety for use in meeting the Green Factor requirements described in ECDC
8 22.110.070(B).
Westgate Approved Code 04.07.2015 =
Exhibit A
Till p
his document includes the following materials:
Green Factor Worksheet
Green Factor Score Sheet
Green Factor Plant List
Green Factor Trees
Green Factor Worksheet*
Planting Area
1 2 3 keep adding columns as needed TOTAL**
Al square feet 0
A2
square feet
0
A3
square feet
0
Bl
square feet
0
B2
# of plants
0
B3
# of trees
0
B4
# of trees
0
B5
# of trees
0
B6
# of trees
0
B7
# of trees
0
C1
square feet
0
C2
square feet
0
D
square feet
0
E
square feet
0
F1
square feet
0
F2
square feet
0
G
square feet
0
H1
square feet
0
H2
square feet
0
H3
square feet
H4
square feetIL
LIJ
* See Green Factor score sheet for category definitions
** Enter totals on the Green Factor score sheet
Green Factor Score Sheet
Do not count Public r/alts-of-wav In parcel size calculatfon,
Total
of parcel
(Parcell size (enter this value fir,,;Q' 5.000 '
SCORIL
Landscape Elements
Totals from GF worksheet
Factor
A Landscaped areas (select one of the following for each area)
enter sq It
1 Landscaped areas with a soil depth of less than 24"
0.1
enter sq It
2 Landscaped areas with a soil depth of 24" or greater
0
0.6
enter sq It
3 Bioretention facilities
0„
1.0
B Plantings (credit for plants in landscaped areas from Section A)
enter sq It
1 Mulch, ground covers, or other plants less than 2' tall at maturity
0
0.1
enter number of prlants
2 Shrubs or perennials 2'+ at maturity - calculated
1 0 0
0.3
at 12 sq ft per plant (typically planted no closer than 18" on center)
enter number of paltmts
3 Tree canopy for "small trees" or equivalent
0
0,3
(canopy spread 8' to 15') - calculated at 75 sq ft per tree
enter number of plants
ants
4 Tree canopy for "small/medium trees" or equivalent
0
0.3
(canopy spread 16' to 20') - calculated at 150 sq ft per tree
enter number of plants
5 Tree canopy for "medium/large trees" or equivalent
�0� 0
0.4
(canopy spread of 21' to 25') - calculated at 250 sq ft per tree
enter number of plants
6 Tree canopy for "large trees" or equivalent
0 0
0,4
(canopy spread of 26' to 30') - calculated at 350 sq ft per tree
enter inches DBH
7 Tree canopy for preservation of large existing trees
�0 1 0
0.8
with trunks 6"+ in diameter - calculated at 20 sq ft per inch diameter
C Green roofs
enter srl It
1 Over at least 2" and less than 4" of growth medium
0
04
enter sq ft
2 Over at least 4" of growth medium
01
0.7
enter sq It
D Vegetated walls
0
0,7
enter sq It
E Approved water features
0.7
F Permeable paving
enter sq It
1 Permeable paving over at least 6" and less than 24" of soil or gravel
0
0.2
enters q It
2 Permeable paving over at least 24" of soil or gravel
0
0,5
enter sq It
G Structural soil systems
0
0.2
sub -total of sq ft = 0
H Bonuses
enter sq 1t
1 Drought -tolerant or native plant species
0
0.1
enter sq ft
2 Landscaped areas where at least 50% of annual irrigation needs are met L J
0.2
through the use of harvested rainwater
antersq It
3 Landscaping visible to passersby from adjacent
0
0.1
public right of way or public open spaces
enter sq IT
4 Landscaping in food cultivation
0.1
Green Factor
numerator =
Do not count Public r/alts-of-wav In parcel size calculatfon,
Total
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