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
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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.
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(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.
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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.
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(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
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& 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
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