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Ordinance 3993ORDINANCE 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; -1- 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 1. A new 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. Section 2. Anew chapter 22.110, entitled "DESIGN STANDARDS FOR THE WMU — WESTGATE MIXED USE DISTRICT," is hereby added to the Edmonds Community -2- 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: CITY CLERK, kDtffASSEY APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: BY JEFFREY B. TARADAY ri� CZ: MAYbR DAVID O. EARLING -3- 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 SUMMARY OF ORDINANCE NO.3993 of the City of Edmonds, Washington On the 71h 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 Bch day of April, 2015. CIT ERK, SCOTT P SEY -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 $30.96. C zv Subscribe sworn fare me on this day of 1f fl �$'rry j�Orr \� 0 JV4SH I �GS��.•''�, Notary Public in and for the State of +rrrlrl11441 Washington. City of Edmonds - LEGAL ADS 114101416 SCOTT PASSEV SUMMARY OF ORDINANCE NO.3993 4— of the City of Edmonds, Washington On the 71h day of Apt , 2015, the Cily Counclt of the City of Edmonds passed the fallowing Ordinance. A summary of the content of said ordinance, consisling of title, is provided as follows: AN ORDINANCE OF THE CITY OF EDfulONDS, 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 lull text of these Ordlnances will be mulled upon request. DATED this 17th day of April, 2015. CITY CLERK, SCOTT PASSEY ublished: April 22, 2015. EDH627868 a� 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 A Retail stores or sales Offices A Service uses A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, restaurant or food service establishment that also provides an on -site retail outlet open to the public A Automobile sales and service C Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents A 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 17.100.050(G) through (R) C Local public facilities, subject to the requirements of ECDC 17.100.050 C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A 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 in this zone B 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 use X 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 criteria for regional public facilities as defined in ECDC 21.85.033 A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C Counseling centers and residential treatment facilities for current alcoholics and drug abusers C Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C 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 04.07.2015 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 r 2 2 J. }(Ql \J �y, _ y� f 1 r m SW* 1• 4- - h � j i IL + Ids 4 L� � Protected!,lope areas: 3 3) ') See 22.110,070 Protected slope areas: See 22.110.070 L w Stcp back any V or A" finar ' {� development at least 30 feet I 2 [ from inter"rtion ROW ( 4� 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 1001h 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 22.110.010.13 Building Type Locations 1. Rowhouse 2. Courtyard ti � � 1 ;VIP. 3. Stacked Dwelling 4. Live -Work 2 4 ------ --- W d r+ 1 I I + 5. Loft Mixed-Use-- � I• 6. Side Court Mixed -Use 7. Commercial Mixed -Use Westgate Approved Code 04.07.2015 e 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 Any floor Ground floor only Ground floor only Stacked Dwellings 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 Use Not ground floor' Not ground floor Any floor 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 �1 2 Rowhouse type diagram and allowed locations. 4 }}}NO 51 SW 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 z.. 2 - Courtyard type diagram and allowed locations. 4 M. ,r- . -- d- J 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 N l,, ! M ^ ` • � �nN b� 4 fa: uo it aGr Stacked dwellings type diagram and allowed locations. 4 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 4 10 12 4. Live -Work y r �I G y J =ry y 4—_--a 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 14 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 16 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 N 2 Loft Mixed -Use type diagram and allowed locations. 4 ------------ L- - ----- - a 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 6. Side Court Mixed -Use G L � F M�iry ` f ur•: p Z1MY _Ila Side Court Mixed -Use type diagram and allowed locations. 4 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 7. Commercial Mixed -Use Commercial Mixed -Use type diagram and allowed locations. 4 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 ,•' building form to a pedestrian scale. f 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 parapet or other architectural element that creates a shadow line. 6 - 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 0 Westgate Approved Code 04.07.2015 " ` Canopy ?ecesse N*Y Taw bay 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 f. 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. (Power basket end �medalloo Gghtrrrg .,,, 14,111 0111'114.1111 _� I; ' a11�1_. M/0010M.. 5* 4 1 pl,"rh` Srn/ bulkhead�wlndowS91/ 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 facade 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 medallion pr4ecting comice masonry belt course metal canopy ` recess plinth nnwina nlacc 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. Private ► ! Public 6 Frontage Frontage Building (Right-of-way Line V 8 a. Terrace or Elevated Entry: The main fagade 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.B-2. Sample street section for internal circulation drive. ROR 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 100`h 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 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 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 22 23006 23002 3026 23024 TACO n RFI.I G000WILL 22804 �y 10117 PARKING 901 �ry 22911 1h ryp ryry9ryh ryry�ryry ryryo�� 009 ryry -a, 23015 23019 1 23027 e' 23029 4 23102 23103 23105 23107 2311023112 23115 23717 23119 23121 120 N r 23125 O~kl� 0�00 0 o c' ry 232NU ';I OLD WOODWAY RS. fn wF z� Z PARKING QFC z C),� 22828 a titi'. is, o 'v0 '4'00`}1, -1k 5 9724 0Q —" "' � V r 227 CA 9709 22718 »7 rl, PI. SlV 22712 �� ° 22719 E 22717 N m o It N - 9706 9>� N m m 22714 z22727 01 �a 5 n N 22721 9826 22731 01 of N N N 22110E 9d N '� rn o ti rn 1�^ �BO� BLS ryry0 22811 m �' A 5 22815 H �L 9, 22809 22804 ro r'a n m 9803 m �ryo m ti m 9? �s ry� �Q� ood PCC NATURAL MARKET 9797 76 GAS WALGREEN'S PARKING 9727 m 9801 BANK 9715 DANK 9620 0 10022 -10030 10016 9930 m e m n ^^ A a VI •r r c, 0 BANK 9910 IVAR' w - n23014 23028 23025 23024 BARTELL'S W 992 230217 23028 23024 2 Q 23029 23030 23031 23030 19 �Od = 23107 2310. 23104 23105 9717 9707 114 O 23115 23110 23111 rn 23191FL MV m i22 N n 0 23118 = 23119 9718 9706 f 24 9825 23127 9729 23126 9924 N 23206 23205 23206 SALEIA m a 1 U fHFHN 0' 23214 1 vvo+s .,...... 23003 23001 23009 V; 71�r 0 23017 N 9529 23027 9601 y" 9609 rn m ,tip a n iv 23100 9610 m ° N M r N r� sy m w H N O O O a 9624 23206 9516 I— --- — 322 Protected slope line (number indicates related slope contour, if applicable) Note: 45-foot width of protected area is adjolning east edge of lot 23f0 ; line otherwise follows indicated slope 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. 6 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 T,, 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 100`h 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 Height Bonus Score Height Bonus to obtain 4 stories requires 8 points with points in at least 4 categories 1 Green Building Program (points are not additive) Points ❑ Required Z Built Green*/LEED* Certified Rating or equivalent Required El Credit 1 LEED* Silver / Built Green* 4-5 Rating 1 Cl Credit 2 LEED* Gold or Evergreen Sustainable Development Rating 2 Q Credit 3 Credit 4 Passive House Standard / LEED* Platinum Rating 4 Living Building* 6 Green Factor (points are not additive) Points Required Green Factor Score 0.3 Required ❑ Credit 1 Green Factor Score 0.4 2 El Credit 2 Green Factor Score 0.5 3 ❑ Credit 3 Green Factor Score 0.6 4 ❑ Credit 4 Green Factor Score >_0.7 5 Amenity Space (points are not additive) Points ❑ 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 Miscellaneous (points are additive) Points ❑ 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 Public art integrated into provided amenity space 1 Large Format Retail Space ❑ Credit 1 Development contains one or more retail spaces >15,000 sf 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 Edmonds Green Factor Tools This 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 0 131 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 0 H4 square feet 0 * See Green Factor score sheet for category definitions ** Enter totals on the Green Factor score sheet Green Factor Score Sheet carer sq oftaarce Parcel size (enter this value Landscape Elements Totals from GF worksheet Factor Total A Landscaped areas (select one of the following for each area) enter 1 Landscaped areas with a soil depth of less than 24" rft 0.1 2 Landscaped areas with a soil depth of 24" or greater -enter sq kt 0.6 It 3 Bioretention facilities �entersq 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 plants 2 Shrubs or perennials 2'+ at maturity - calculated 0 03 at 12 sq ft per plant (typically planted no closer than 18" on center) 3 Tree canopy for "small trees" or equivalent enter number of plants 0 03 (canopy spread 8' to 15') - calculated at 75 sq ft per tree enter number of plants 4 Tree canopy for "small/medium trees" or equivalent 0 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 6 Tree canopy for "large trees" or equivalent enter number of plants 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 0.8 with trunks 6"+ in diameter - calculated at 20 sq ft per inch diameter C Green roofs enter sq It 1 Over at least 2" and less than 4" of growth medium ® 0.4 enter sq ft 2 Over at least 4" of growth medium ® 0.7 D Vegetated walls enter sq It 0.7 sq It E Approved water features ��---enter �� I 0 0.7 - F Permeable paving 1 Permeable paving over at least 6" and less than 24" of soil or gravel enter sq It 0 0.2 enter sq It 2 Permeable paving over at least 24" of soil or gravel 0 0.5 - sqsq ft G Structural soil systems t�enter 1�0 1 0.2 sub -total of sq It = 0 H Bonuses enter sq ff 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 0 0.2 - through the use of harvested rainwater entersq It 3 Landscaping visible to passersby from adjacent 0.1 public right of way or public open spaces enter sq IT 4 Landscaping in food cultivation 0.1 - Green Factor numerator = notcount = N w C U w O CD c c N � y . 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