Chapter 10.36


10.36.005    Purpose.

10.36.010    Land uses.

10.36.050    Development standards.

10.36.005 Purpose.

The college district (CD) land use classification is intended to implement the Wenatchee urban area comprehensive plan and specifically to:

(1) Provide for the needs of the Wenatchee Valley College to grow and adapt to changing educational activities and needs;

(2) Create safe, peaceful conditions in surrounding neighborhoods; and

(3) Enhance the campus’s visual character by maintaining an attractive edge around the campus and welcoming transition between the campus and the surrounding community. (Ord. 2020-35 § 3 (Exh. A))

10.36.010 Land uses.

All permitted, accessory, conditional and prohibited uses allowed in this district shall be as shown in Chapter 10.10 WCC, District Use Chart, provided all applicable provisions of the WCC are met. Institutions of higher education, that are recognized by the state of Washington as such, are granted broad authority in the range of instructional, administrative, facility maintenance, and campus life functions in the college district. Any function and use within the scope of and operated by an institution of higher education, recognized by the state of Washington as such, shall be assumed to fit under that land use category and therefore is a permitted use. Any proposed land use that is operated by a third party purveyor that is not an institution of higher education shall be categorized under the appropriate land use category and reviewed in accordance with this title. The visibility of private businesses (the third party purveyors mentioned above) should be minimized from the exterior of the college district boundary. (Ord. 2020-35 § 3 (Exh. A))

10.36.050 Development standards.

Development in this district shall meet all of the applicable provisions of Chapter 10.46 WCC, this title and all other rules, regulations and provisions of the CD, including the provisions below.

(1) Development standards in the CD zoning district are detailed in WCC 10.46.040.

(2) Campus Edge.

(a) Streetscape Enhancements. Provide streetscape enhancements within the public ROW in accordance with WCC 10.62.120(5) as a condition of development as determined by the city.

(b) Screening of Parking Lots. All parking lots shall be screened from a public right-of-way according to WCC 10.62.120. Parking lots in the CD may be located in front of buildings provided enhanced landscaping per WCC 10.62.120 is installed.

(c) Street Frontage Landscaping. Provide landscaping in areas visible from a public ROW according to WCC 10.62.120.

(3) Building Articulation and Massing for Buildings Greater than 60 Feet Away (as Measured from the Street ROW to the Nearest Point of the Building) and Visible from a Public ROW. In order to prevent the appearance of a monolithic structure as viewed from a public street, street facing building facades whose facade profile as seen from the nearest point on a public street ROW do not fit within a 45 degree cone of vision must feature a prominent building modulation or building element to break up the uniformity of the facade, including at least one of the following (subsection (3)(a) or (b) of this section):

Figure 10.36.050(3.1). Buildings facing the viewer for which the width is less than 0.8 times the distance to the viewer will fit within the 45 degree cone of vision and appear as individual elements. Those buildings that are outside the cone of vision appear more like a wall. Therefore, such wider facades should be modulated per WCC 10.36.050(3).

Figure 10.36.050(3.2). Seen from a proper distance, a building 0.8 times viewing distance will appear as an individual element within its surroundings. Even though the main facade is uniform, it does not feel too dominant. Note that the articulated corner, the articulated entry and the other building elements plus the amount of window area make the building more interesting and seem “friendlier.” Also note the way the trees reduce the building’s visual impact.

(a) Prominent modulation at least eight feet in depth and at least 30 feet wide.

Figure 10.36.050(3)(a). Minimum dimension needed to satisfy WCC 10.36.050(3)(a).

(b) A prominent building element that breaks up the facade’s visual bulk and meets both of the following criteria:

(i) The feature must be at least 12 feet wide and visible from the public right-of-way; and

(ii) The feature must be distinctive in that it features modulation or articulation through one of the following:

(A) A projection or recess from the building facade of at least eight feet, such as the right example of Figure 10.36.050(3)(b)(ii); or

(B) A different geometric form such as a curved surface, such as the middle example of Figure 10.36.050(3)(b)(ii); or

(C) A functional element that extends at least two stories, such as the left example of Figure 10.36.050(3)(b)(ii); or

(D) An element that varies the roofline at least one-half story in height, such as the right example in Figure 10.36.050(3)(b)(ii); or

(E) A courtyard or other semi-enclosed space of at least 200 square feet and visible from the ROW.

Figure 10.36.050(3)(b)(ii). Examples of prominent building features.

(c) Application and Measurement of This Subsection (3).

(i) Buildings whose facades are not perpendicular to a public right-of-way and whose footprint fits within the 45-degree cone of vision are not required to modulate per this section. Those buildings that do not fit within the 45-degree cone of vision must modulate per this section. See Figure 10.36.050(3)(c)(i).

Figure 10.36.050(3)(c)(i). An example of measuring the cone of vision and application of cone of vision requirements. The two buildings on the right are outside the cone of vision and require modulation (which they both feature). The two on the left fit within the cone of vision and do not require modulation per WCC 10.36.050(3).

(4) Building Articulation and Massing for Buildings between 15 Feet and 60 Feet Away from a Public ROW. To add interest and human scale, building facades facing the street or directly adjacent public property and between 15 feet and 60 feet away from a public ROW or adjacent property line must feature building elements, articulation and/or details including the following described in the subsections below. (Note: An approved element may concurrently satisfy the requirements of this subsection, provided they meet the identified criteria of the applicable section.)

(a) Building facade articulation or modulation at roughly 50-foot intervals or less. “Articulation” may consist of:

(i) Modulation – portions of the facade projecting or indenting at least eight feet in depth;

(ii) Building elements such as multiple balconies, bay windows, and varied and prominent window patterns;

(iii) Changes in materials;

(iv) Landscaping featuring trees (greater than 30 feet at maturity), understory shrubs and lawn or groundcover in accordance with Chapter 10.62 WCC;

(v) A prominent building feature such as a tower, entry or corner treatment at least 20 feet in width and extending at least two stories (if the building is multistoried);

(vi) Any feature that meets the criteria of subsection (3)(b) of this section.

(b) Buildings within 60 feet of a public ROW or adjoining properties not under college ownership shall not feature untreated blank walls facing the street or adjacent properties that meet the following criteria:

• Any wall or portion of a wall on the ground floor that has a surface area of 400 square feet of vertical surface without a window, door, or building modulation or other architectural feature.

• Any ground level wall surface or section of a wall over four feet in height at ground level that is longer than 15 feet as measured horizontally without having a ground level window or door lying wholly or in part within that 15-foot section.

Acceptable treatments for blank walls shall include at least one of the following options:

(i) Install a vertical trellis in front of the wall with climbing vines or plant materials. For large blank wall areas, the trellis must be used in conjunction with other treatments described below.

(ii) Provide a landscaped planting bed or a raised planter bed in front of the wall of sufficient size to support plant materials that will obscure or screen at least 50 percent of the wall’s surface within four years. Note that WCC 10.62.120(6) also applies.

(iii) Provide artwork such as a mosaic, sculptural treatment or specially crafted building element. A mosaic tile or other mural (fabricated from permanent materials is acceptable but painted murals are not acceptable), over at least 30 percent of the blank wall surface.

(iv) Other method as approved by the city, such as terraced landscape element, green wall, or decorative masonry that features multiple colors and materials.

(v) In addition to the options above, special architectural lighting may be used to highlight a successful treatment.

Figure 10.36.050(4)(b). Examples of acceptable blank wall treatments.

(c) Building facades facing a public street or adjacent property and within 60 feet of the right-of-way or adjacent property must feature at least two of the following:

(i) A prominent building entry with pedestrian covering and other enhancements such as special lighting or artwork.

(ii) A prominent building element such as a turret, tower, or large window with enhancements meeting the criteria of subsection (3)(b) of this section.

Figure 10.36.050(4)(c)(ii). A prominent entry on the left and a prominent building element (and entry) on the right.

(iii) Prominent artwork meeting the criteria of subsection (4)(b)(iii) of this section, that can be perceived from the public ROW.

(iv) A prominent roof element or at least a one-story change in roof height.

(d) Building facades facing a public street or adjacent property must feature transparent or translucent fenestration (transparent or translucent windows and doors) of at least 20 percent of the facade facing the street or adjacent property. The fenestration must not be in the form of “ribbon windows.” “Window walls” (glazed surfaces that extend more than one story) shall not occupy more than 30 percent of the facade.

Figure 10.36.050(4)(d)(i). Portions of front building facades illustrating the percentages of transparent fenestration (clear, transparent windows and doors). The upper left and lower examples feature about 35 percent transparency. The one on the upper right features about 25 percent transparency.

Figure 10.36.050(4)(d)(ii). An example of ribbon windows and of a window wall.

(5) Storage Standards and Service Areas.

(a) Service areas (including but not limited to loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas) and exterior loading areas shall not be located within 20 feet of a public ROW.

(b) Service areas must not be visible from the sidewalk and adjacent properties. Where the city finds that the only option for locating a service area is either visible from a public right-of-way or space or from an adjacent property, the area must be completely screened with either landscape or structural screening measures, as approved by the city.

(c) Ground-mounted mechanical equipment must be located and screened to minimize visual and noise impacts to pedestrians on streets and adjoining properties.

(d) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties within 20 feet of the structure. Match the color of roof-mounted equipment with the exposed color of the roof to minimize visual impacts when equipment is visible from higher elevations nearby.

(e) General Storage. Storage of materials and merchandise, other than for display purposes, shall be located inside buildings or enclosed and/or screened from public view by a 100 percent view-obstructing fence and/or landscaping.

(6) Site Planning for Security. New buildings shall provide a written narrative that accompanies the site plan that demonstrates compliance with the following:

(a) In site development planning, avoid:

(i) Entrapment areas, where a person could become trapped with no exit route. Provide two means of egress from all outdoor spaces. Ensure entrapment conditions are avoided in the design of decks and other areas open to students and the public.

Figure 10.36.050(6)(a)(i). Site and building design should avoid entrapment areas.

(ii) Areas that are dark or not visible from a public space or right-of-way.

(iii) Vegetation and fences that restrict visibility into occupiable open space, pathways and building entries.

(iv) Buildings, vegetation, or other objects (e.g., a storage enclosure) that block visibility into a space or provide places to hide.

(v) Screens or landscaping that blocks motorists’ views of pedestrians crossing streets, driveways, and vehicular circulation areas.

(vi) Where visibility is necessary to avoid creating an unsecure area and to reduce the potential for pedestrian/vehicle collisions, do not plant vegetation that will obstruct views between two feet and eight feet above the ground. (See Figure 10.36.050(6)(a)(vi).)

Figure 10.36.050(6)(a)(vi). Keep landscaping open between two feet and eight feet above grade where there is the need for visibility.

(b) In the planning of the site and design of buildings and site elements, to the extent feasible provide for:

(i) “Passive surveillance,” the ability of people occupying buildings and public spaces to view all parts of accessible spaces.

Figure 10.36.050(6)(b)(i). Example of passive surveillance.

(ii) Appropriate natural access control, that is, features that delineate where the general public should not enter without an invitation. For example, a low fence or hedge can indicate that people should not enter a yard or open space except through a gate or opening. Access control should not limit visibility or passive surveillance.

(iii) Defining territory. This means clearly indicating through site planning and design measures what parts of the site are open to the public and what parts are not. For example, pedestrian-oriented elements and walkways indicate that the public is welcome but fenced areas with a gate do not. Also, well maintained sites indicate that someone cares for the site and tends to discourage crime.

(7) Public Pedestrian Connections. Public pedestrian access onto the campus from adjacent public streets shall be provided with minimum walkway width of at least eight feet clear. An internal sidewalk or pathway system that enhances public pedestrian access within and to the campus shall be provided with a minimum walkway width of six feet.

(8) Above Grade Structured Parking. Above grade structured parking within 60 feet of a public street or visible from the street must meet the following:

(a) Above grade structured parking and parking garages must be designed to obscure the view of parked cars at the ground level. This does not require opaque screening that would create security issues in conflict with subsection (6) of this section, Site Planning for Security.

(b) Above grade structured parking must use articulation treatments (not necessarily building modulation) that break up the massing of the parking structure and add visual interest. Alternatively, this requirement may be met by including street trees sufficient to screen the facade of the building as part of the street frontage landscaping required by WCC 10.62.120(2). To accomplish this, the trees of the selected tree species must be spaced no wider than the canopy spread of the tree species at maturity.

Figure 10.36.050(8)(b). The parking garage on the left includes decorative grillwork and vines to enhance its facade. The one on the right includes landscaping to separate the parking from pedestrians.

(c) Provide landscape screening per WCC 10.62.120.

(9) All applicable provisions of Chapters 10.47 and 10.48 WCC shall apply to development in this district.

(10) Off-street parking shall be provided pursuant to Chapter 10.60 WCC.

(11) Landscaping shall be provided pursuant to Chapter 10.62 WCC.

(12) Signs are permitted in accordance with Chapter 10.50 WCC, Signs. (Ord. 2020-35 § 3 (Exh. A))