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HomeMy WebLinkAbout3515 Ordinance ORDINANCE NO. 3515 AN ORDINANCE relating to land use and zoning amending PMC Title 25 by adding a new Chapter 25.58 creating design standards for the I-182 Corridor. WHEREAS, cities have the responsibility to regulate and control the physical development within their borders and insure the public health, safety and welfare are maintained; and WHEREAS, the City of Pasco has zoning regulations that encourage orderly growth and development of the City; and WHEREAS, the City Council has determined that to further the purposes of comprehensive planning and to maintain and protect the welfare of the community, it is necessary to amend PMC Title 25; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. That a Title 25 of the Pasco municipal Code be and the same is hereby amended to include a new Chapter 25.58 read as follows: CHAPTER 25.58 1-182 CORRIDOR OVERLAY DISTRICT Sections: 25.58.010 Purpose 25.58.020 Applicability 25.58.030 Use in Combination 25.58.040 Plan Required 25.58.050 Conditions of Approval 25.58.060 Landscape Standards 25.58.070 Landscape Maintenance 25.58.080 Building Standards 25.58.090 Screening Standards 25.58.100 Sign Standards 25.58.110 Loading Area Standards 25.58.120 Parking Standards 25.58.130 Non Conforming Lots, Structures, Uses 25.58.140 Relief 25.58.150 Penalty-Enforcement 25.58.016 Additional Remedy - Lien 25.58.010 Purpose. The purpose of the 1-182 Overlay District is to provide additional development regulations to create aesthetically attractive buildings and commercial development within the I-182 corridor of the City. It is intended that the additional provisions of this chapter will provide design control for building height building and site illumination, off-street parking and loading, building setbacks, and building materials all to facility an aesthetically pleasing environment. The purpose and intent of this chapter are met by adhering to the following design control categories: (A) Building Location - building location and the relationship of one building to another to provide for pedestrian areas such as courtyards, plazas, parks, walkways, etc. (B) Functionality - the layout of the buildings, parking areas, pedestrian areas, landscape and open areas are conducive to the topography and existing features of the site. Parking areas function well with the overall site and do not inhibit pedestrian movement. Traffic flow and circulation is predictable within designated driving areas. (C) Lighting - lighting standards and fixtures are of a size compatible with the general character of the buildings and general area. All lighting provides adequate light for safety and should be limited to specific sites and not produce glare to surrounding areas. (D) Natural Setting - the relationship of the natural setting or the site to the corridor and the slope to the river is used to enhance the overall layout of the plan. (E) Architectural Amenities - create aesthetically attractive buildings within commercial areas that enhance the overall development of the commercial uses. 25.58.020 Applicability. The Development and Design Standards of this Overlay District will apply to all multi-family zones, office districts (0), retail business districts (C-1), general business districts (C-3), regional business districts (C-R) and business park districts (B-P) located in the I-182 Corridor which is described as follows: Beginning at a point on the North Bank of the Columbia River at the intersection of the north line of the SE quarter of Section 11, T9N, R28E; thence, easterly along the north line of said southeast quarter and continuing easterly along the north line of the SW quarter of Section 12, T9N, R28E to the center of said Section; thence northerly along the centerline of said Section 12 to the north line thereof; thence easterly along the north line of said Section 12 and continuing easterly along the north line of Sections 7, 8, 9, 10 and 11 all in Township 9 North, Range 29 East to the NE corner of Section 11; thence southerly along the east line of said Section 11 and continuing southerly along the east lines of Sections 14 and 23, Township 9 North, Range 29 East, to the intersection with the south right-of-way line of I-182; thence northwesterly along the south right-of-way line of I-182 to the intersection with the south 2 line of the Franklin County Irrigation District Canal; thence westerly along the south line of the Franklin County Irrigation District Canal to the intersection with the east right-of-way line of road 100; Thence southerly along the east right-of-way line of Road 100 to the intersection with the southeasterly projection of the center line of Block 2 Peppermint Terrace Third Addition; Thence northwesterly along said projected line and continuing northwesterly along the center line of Block 2 Peppermint Terrace Third Addition to the northwest boundary of said Addition; Thence continuing northwesterly along the northwesterly projection of the center line of Block 2 Peppermint terrace Third Addition for a distance of 657.5 feet; Thence south 46. 45' 43" west a distance of 779 feet; Thence north 43. 14' 17" west for a distance of 450 feet; Thence north 46. 42' 28" east a distance of 312 feet; Thence north 43* 17' 32" for a distance of 300 feet; Thence north 46. 42' 28" east for a distance of 85 feet; Thence north 43. 17' 32" west for a distance of 340 feet to the easterly right-of-way line of Crescent Drive; thence northeasterly along the easterly right-of-way line of Crescent Drive to the intersection with the south line of the FCID canal; Thence westerly along the south line of the FCID canal to the intersection with the north line of Section 18, T9N, R29E; thence westerly along the north line of said Section 18 to the intersection with the south right-of-way line of I-182; thence southwesterly along the south right-of-way line of the I- 182 right-of-way to the intersection with the Columbia River; Thence northwesterly along the north bank of the Columbia River to the point of the beginning. 25.58.030 Use in Combination. This chapter shall be used in addition to and in combination with the districts identified in Section 25.58.020 and development regulations contained in this Title as they apply to the lands described in Section 25.58.020. The requirements of this chapter shall take precedence over the requirements of the underlying district regulations. 25.58.040 Plan Required. Prior to issuance of building permits, two (2) copies of a site development plan must be submitted to the building division of the Community Development Department for review for consistency with the provisions of this chapter. The site development plan must be drawn to scale and shall include the following: (A) All relevant data regarding the existing site that will include existing streets, walks, property lines, existing buildings and/or easements. (B) Boundaries and dimensions of the site. (C) Designation of all use areas within the site. (D) Identification of any existing trees or plantings that are to remain on the site. (E) Location of all proposed (boundaries and dimensions) landscape areas including the location and common names of all landscape elements. (F) Area in square feet of individual and collective landscape areas. (G) Location, type and design of all irrigation facilities. 3 (H) Location and description of other site features such as buildings, berms, walls, fences, screens, storage areas, parking areas, street furniture, lights and circulation areas. (I) Schematic building elevations showing exterior building walls. 25.58.050 Conditions of Approval. Upon receipt of a completed application and site development plan the Economic & Community Development Director will review the application and notify the applicant of approval, approval with modifications and conditions or denial. 25.58.060 Landscape Standards. The requirements set forth in this section shall be deemed to be minimum standards for landscaping and shall apply to all development in the 1-182 Corridor overlay district. (A) Existing trees and shrubs may be included in the application of these standards provided they are depicted on the plan and retained. (B) No landscape area shall contain artificial grass, trees, plants or other materials as a vegetative substitute. (C) Unless otherwise specified, landscaping shall consist of a mix of deciduous and evergreen trees, shrubs, and ground cover. There shall be at least one (1) tree and three (3) shrubs for every three hundred (300) square feet of landscaped area. (D) All areas within six (6) feet of a primary structure excluding sidewalks, loading ramps or emergency ramps shall be considered "landscape areas" and will meet the general requirements outlined herein. Landscaping shall be required of all parking areas based on a percentage of the gross parking area. The parking area to landscape area ratios are as follows: 1-50 Spaces = 8% of the area. 51-99 Spaces = 10% of the area. 100+ Spaces = 12% of the area. Each parking space shall be considered as two hundred (200) square feet. Parking lots and the accompanying landscaping shall be configured so that no parking space is more than seventy-five (75) feet from a landscaped area. (E) Road Frontage: (1) The area adjacent to all public road frontages shall be landscaped to include a buffer area of ten (10) feet on arterials and five (5) feet on local access streets. The landscaped buffer areas along private streets shall be at least five (5) feet. (F) Pedestrian Walkways: (1) Walkways shall be landscaped their entire length. Trees shall be a minimum of three (3) feet from sidewalks and curbs at the time of planting, except where tree wells are utilized. 4 i 25.58.070 Landscaping Maintenance. Each owner of a building site shall be responsible for the permanent maintenance of the landscaping in accordance with the approved landscape plan and the Landscaping and Screening requirements of Section 25.76.110 and shall be kept in a clean, safe, well-maintained condition. 25.58.080 Building Standards. The following design standards shall apply to all buildings in the I-182 Corridor Overlay District to provide for and encourage architectural amenities. Building designs should incorporate architectural features and detailing to create visual interest. (A) All buildings within a multi-building complex must achieve unity of design through the use of similar architectural elements, such as roof form, exterior building design and materials, colors and window patterns. (B) All new buildings shall have exterior walls that are constructed of one or more of the following materials: wood, brick, stucco, block, glass, composite materials and shall have textured, embossed, sculpted or painted finishes. Exterior walls may include columns, pilasters, belt courses, brackets, arches, decorative molding, quoins and similar architectural features. (C) All new retail buildings shall have windows, doors or display areas that cover 25% of the first floor frontage wall area (walls that face frontage streets). Structures in residential zones are not required to have a minimum amount of glass or display area. (D) Pedestrian entries for all structures shall be visible from the frontage street, driveways and off-street parking areas. Pedestrian entries should be emphasized through landscaped entry approaches consistent with the building design and theme, by the use of modulation to emphasize indentation or protrusion of that portion of the building containing the entrance, or by the inclusion of porte-cochere or other covered entry methods. (E) Signage affixed to the building must be no higher than the roofline of the building. (F) No heating, air conditioning, electrical or other mechanical equipment shall be installed on a roof slope that faces a public street. All equipment installed on the roof must be screened from the street level by a solid, non-reflective barrier that incorporates the buildings architectural style. 25.58.090 Screening Standards. (A) Refuse containers shall be screened from view by a 100% sight obscuring fence, wall or structure that is a minimum of six (6) feet high. (B) All equipment, material or goods not housed or stored within the primary structure shall be within a 100% sight obscuring fence, wall or structure. (C) Fencing material shall consist of wood, brick, block, glass or stucco. When sight-obscuring fencing is required, a combination of materials may be used, however, razor wire, barbed or other type of security wires of any kind are prohibited. 5 (D) Fencing shall be a maximum of six (6) feet high. (E) Gas meters, electric service boxes and other mechanical equipment shall be screened from public view by obscuring fence, walls or planting materials. 25.58.100 Sign Standards. No sign shall be erected, re-erected, constructed, painted, posted, applied or structurally altered except as provided in this section and pursuant to the approval of the Economic & Community Development Director. All signs shall comply with the Uniform Building Code and Title 17 of the Pasco Municipal Code. All signs in the I-182 overlay district shall also conform to the following: (A) Prohibited signs: (1) Portable reader boards, flashing, movable or moving signs. (2) Signs, which by coloring, shape, wording or location resemble or conflict with traffic control signs or devices. (3) Signs that create a safety hazard. (B) Permitted signs: (1) Permanent subdivision signs or area name signs of a permanent character at street entrances or entrances to a specific area or development. These signs shall not exceed six (6) feet in height. (2) Temporary banners, flags, pennants not to exceed a period of sixty (60) days. (3) Contractor, architect or engineer signs that identify the project are permitted during the period of construction. (4) Standard official, directional, informational, warning, or safety signs and street signs. (C) Non Conforming Signs: (1) Signs that were permanently installed and legally erected prior to the adoption of this ordinance shall be allowed to remain in use so long as they are continuously maintained. 25.58.110 Loading Area Standards. No loading or receiving dock shall be accessed directly from a public street. Loading and receiving docks shall not be permitted in the front yard portion of a building or building site. 25.58.120 Parking Standards. All off-street parking shall comply with the provisions of Chapter 25.78. 25.58.130 Non Conforming Lots, Structures, Uses. Existing, legal nonconforming lots, structures or uses will conform to the provisions set forth in Chapter 25.72 "Non Conforming Uses". 25.58.140 Relief. Where relief is sought from the provisions of this chapter, application shall be made in the form of a letter explaining the relief sought and the reasons therefore, accompanied by a scaled site plan and a $100.00 dollar fee. The complete application shall be filed with the Economic 6 & Community Development Director. Within fifteen working days from the date of receipt of a complete application, the Economic & Community Development Director shall issue a written decision to approve, approve with modifications, or deny the request for relief. Any decision of the Economic & Community Development Director may be appealed to the City Council if written notice of appeal, which shall include all and exclusive reasons for said appeal, is filed with the Economic & Community Development Director within ten working days from the date of the decision. In the event a written decision is not issued by the Economic & Community Development Director within the required time period, the application for relief shall automatically constitute a qualified and properly filed notice of appeal and shall be considered by the City Council in accordance with this section. The City Council, within thirty calendar days from the date of filing of the appeal, shall consider the appeal at a regular meeting thereof, but such consideration shall be limited to the reasons included in the written notice of appeal and shall include the written decision of the Economic & Community Development Director and the reasons therefore. The City Council may affirm, modify or reverse the decision of the Economic & Community Development Director. 25.58.150 Penalty and Enforcement. Enforcement of the provisions of this Title will occur through the use of the Code Enforcement Board procedures contained in Title 11. 25.58.160 Additional Remedy - Lien. In addition to the penalties prescribed above, the City Council may itself remedy a violation of this chapter and place a lien upon the property as permitted by law. Use of this provision, however, shall be preceded by written notification directed by certified mail to the owner of the property in violation. Said notification shall describe the violation and shall provide at least ten (10) calendar days from date of receipt of written notification during which the owner may cause the violation to be remedied. In the presence of seasonal or other practical consideration, the time period in which violations are to be remedied may be reasonably extended by written instrument acknowledged by the person responsible for such remedy and approved by the Economic & Community Development Director charged with enforcement of this Title. Section 2. This ordinance shall be in full force and effect five days after passage and publication as required by law. PASSED by the City Council of the City of Pasco, at its regular meeting, December 3, 2001. Michael L. a 'son, Mayor ATTEST: APPROVED AS TO FORM: Catherine D. Seaman, Deputy City Clerk Leland B. Kerr, City Attorney 8