City Planning Commission

PLANNING COMMISSION MEETING AGENDA WEDNESDAY, APRIL 13, 2022 4 P.M. CITY HALL HELD REMOTELY PURSUANT TO GOVERNOR INSLEE’S ORDER 20-28 DATED MARCH 24, 2020 – ALL PUBLIC MEETINGS WILL BE HELD REMOTELY. The Planning Commission will participate via ZOOM. The public can participate via the following: • Sign up to provide Public Comment at the meeting via calling in • Submit Written Public Comment Prior to 2 pm on April 13, 2022 • Join the Zoom Meeting Questions or Need Assistance? Please contact Planning Commission Clerk Megan Abhold at mabhold@libertylakewa.gov 1. Call to Order 2. Roll Call 3. GENERAL BUSINESS: • Review of Agenda • Approval of Minutes from March 9th, 2022 4. WORKSHOPS: • Planning Commission Work Program & Annual Docket – Lisa Key • Personal Services as a Limited Use in “I” Zone – Amy Mullerleile • Building Height Definition – Amy Mullerleile 5. REPORTS: • Secretary’s Report • Planning Commissioner Reports 6. Citizens Comments 7. Adjournment Next Meeting: May 11, 2022  PUBLIC COMMENT If you wish to provide oral public comments or testimony during the Planning Commission meeting, please register through this link: https://us02web.zoom.us/j/87335590929?pwd=YzFORU1RNFptQ2E0d0NrdFE5UmFaZz09 WRITTEN PUBLIC COMMENTS If you wish to provide written public comments for the upcoming council meeting, please email your comments to mabhold@libertylakewa.gov by 2:00 p.m. the day of the Planning Commission meeting and include all of the following information with your comments: 1. The Meeting Date 2. Your First and Last Name 3. If you are a Liberty Lake resident 4. The Agenda Item(s) which you are speaking about JOIN ZOOM MEETING To view the meeting live via Zoom Meeting, join the Zoom web meeting: Meeting Instructions: To join the Zoom web meeting: https://us02web.zoom.us/j/87335590929?pwd=YzFORU1RNFptQ2E0d0NrdFE5UmFaZz09 Dial In Phone Numbers: • +1 253 215 8782 US (Tacoma) • +1 669 900 6833 US (San Jose) Meeting ID: 873 3559 0929 Password: 067420  PLANNING COMMISSION MEETING & PUBLIC HEARING MINUTES WEDNESDAY, MARCH 9TH, 2022 HELD REMOTELY Planning Commission Members Present: Tim Olsen, Joe Mann, Stephen Ramirez, Richard Siler, Dale Robbins, Dg Garcia, Conrad Band Adjunct Member(s) Present: Jim Baumker Absent: Richard Siler Staff Present: Lisa Key, Amy Mullerleile, Jen Camp, Megan Abhold, & Michelle Binion Call to Order: Meeting was called to order at 4:01. Roll Call: A quorum of members was present. Introduction of New Senior Planner Amy Mullerleile: Amy Mullerleile introduced herself; including her education, past work history and how long she has lived in the area. Review of Agenda & Approval of Minutes: Commissioner Ramirez moved that the February 9th, 2022, minutes be approved, seconded by Commissioner Tim Olsen. The motion carried unanimously. Workshops: 2021 Annual Development Review – Megan Abhold Megan Abhold presented on the 2021 Development Statistics for the City of Liberty Lake. No follow up questions were asked. 2022 – 2027 Capital Facilities Plan Review – Lisa Key: Lisa Key presented the 2022-2027 Capital Facilities Plan that was adopted by city council on December 21st, 2021. No follow up questions were asked. Potential 2022 Annual Code & Comp Plan Amendment Cycle – Lisa Key: Director Key presented the potential 2022 Annual Code and Comp Plan Amendments. Starting with zoning map updates, need to address the 2021 CVSD annexation. 2nd council approved the split zoning on the CVSD high school. Director Key spoke on garages and carport requirements in Manufactured Homes to be addressed and revised. Director Key then went onto present Planning Commission Meeting Minutes Page 1|2 March 9th, 2022 Building Height Definition clarification. We have been talking about Parking Code Amendments. Mayor Kaminskas requested that RV/Mini Storage in Commercial zones be placed on the docket. These would be surrounded by Type 1 Visual Screen – Type III landscape buffer along outside fence. Amy spoke to her background on sign code amendments and the benefit of going through the process of initiating Sign Code Amendments, Director Key added that this would involve the businesses and sign companies along with the public input. Director Key presented the Codifying SAPS in Development Code. Privately Initiated Comp Plan & Development Code Amendments in 2022: Director Key presented the Code Amendment for I Zone allowing personal services. Commissioner Ramirez is in favor of personal services being permitted in I Zone. Commissioner Robbins wanted more examples of personal services. Director Key gave tattoo shops as an example. Referred to the code: Personal care services such as barber shops, hair and nail salons, tanning salons, etc. Commissioner Garcia would like definition for massage parlor. Director Key spoke that they would be traditional massage parlors, as is specifically defined in the Development Code. Secretary’s Report: Director Key spoke about opening public meetings referenced the Public Meetings Act 2028.14- 2028.15 remail in effect until the emergency is terminated. Remote meeting with optional in person. City council can do a hybrid because they have city issued laptops. All the Commissions are meeting remotely due to not having the option to do hybrid and the emergency not being lifted at this time. Planning Commissioner Reports: Commissioner Garcia is taking a tour of the city Friday with Director Key to get a better idea of what is going into the city. Director Key spoke on various ways in which the Planning commissioners can have influence on what comes into the city, mainly through Land Use Planning, Comprehensive Plan & Development Code Amendments. Citizens Comments: No citizen comments were made at this time. Adjournment: Commissioner Ramirez moved to adjourn the meeting, seconded by Commissioner Olsen which carried unanimously. The meeting adjourned at 5:15 p.m. Planning Commission Meeting Minutes Page 2|2 March 9th, 2022  City of Liberty Lake Comprehensive Plan & Development Code Amendment 2022 Annual Docket File # Comp Plan / Code: Proposed Amendment Staff Lead Chapter / Section LUA2022-0007 Personal Services as a Limited Use in the “I” Zone City Development Code: Privately initiated Code Amendment to allow for limited use Amy Mullerleile in “I” zone similar to general retail, restaurants and other §10-2A-4, Zoning Matrix & service §10-2J-3 (C), Limited Uses in the “I” Zone Note: Intent to Fast-Track, since no Comp Plan Amendment required for Code Amendment LUA2022-0009 Comp Plan: Updated Maps Comp Plan Maps: Add newly annexed CVSD school property to Comp Plan Amy Mullerleile Map 1.1, Liberty Lake Boundary Maps. Map 3.2, Cultural Landmarks Map 5.1, Comp Plan Land Use Depending on the outcome of MTC Comp Plan Amendment, Map 5.3, City Annexed Areas change land use designation of MTC in Map 5.1 to Map 8.1, City Street System Neighborhood Mixed Use LUA2022-0010 City Development Code: Zoning Map: Amend Zoning Map to add newly annexed CVSD property, Amy Mullerleile §10-2A-5 with zoning designation of “R-2”. Depending on the outcome of MTC Zone Change Hearing, amend zoning of MTC to M-2) LUA2022-0011 City Development Code: Update definition and method of measurement for “Building Height” Amy Mullerleile §10-1C, §10-2B, §10-2C, Replace confusing/ conflicting definition with one consistent §10-2D, §10-2E, §10-2F, with International Building Code definition §10-2G, §10-2H, §10-2I, §10-2J, §10-2K, 10-2L LUA2022-0012 City Development Code: Limited Use Requirements for Manufactured Homes Eliminate standard requiring a garage or carport as Amy Mullerleile §10-2B-3(C)(12) & burdensome §10-2C-3(C)(11) LUA2022-0013 City Development Code: Allow RV/Ministorage as a Limited Use in C-1, C-2, RDC Zones Lisa Key §10-2H-3(C) & §10-2I-3(C) Allow as limited use in the above-listed zones with solid fence River District Development or wall and Landscaping, Type I – Visual Screen Code: §10-2I-3(E) LUA2022-0014 City Development Code: Parking Generation / Parking Code Lisa Key §10-3D-3 & 4 Update Vehicular and Bicycle Parking requirements to be River District Development more consistent with demand standards based upon land use Code: §10-3D-3 & 4 2022 Liberty Lake Comp Plan & Code Amendment Docket & Long-Range Work Program 1  City of Liberty Lake Planning Commission Long-Range Work Program Staff Lead Comp Plan / Code: Proposed Amendment Chapter / Section Amy Mullerleile City Development Code: Sign Code Amendments to Address Content Neutrality §10-3E Lisa Key City Development Code: Codify SAPs (River District & Liberty Village) into City Development Code §10-2 & §10-3 TBD City Development Code: Update Architectural Design Standards §10-2B, §10-2C, §10-2D, §10-2E, §10-2F, §10-2G, §10-2H, §10-2I, §10-2J, §10- 2K, 10-2L 2022 Tentative Review Timeline & Proposed Schedule: March 9, 2022 Initial Review of Potential Docket of CPAs April 13, 2022 Workshops: • Planning Commission 2022 Docket & Long Range Work Program • Personal Services in the “I” Zone • Building Height Definition May 11, 2022 Public Hearing: • Personal Services in the “I” Zone Workshop: • Limited Use Requirements for Manufactured Homes • RV/Ministorage as Limited Use in C-1, C-2, RD-C Zones June 8, 2022 Workshops: • Comp Plan Map Amendments • Development Code Amendment: Zoning Map • Parking Code Amendments July 6, 2022 Workshops: • Sign Code Workshop • Other CPA Workshop as may be needed July 8, 2022 SEPA Notice & NOH Published July 22, 2022 SEPA Comment Period Ends August 5, 2022 SEPA Appeal Period Ends August 10, 2022 Planning Commission Public Hearing: All CPAs (except Personal Services in “I” Zone) 2022 Liberty Lake Comp Plan & Code Amendment Docket & Long-Range Work Program 2 September 7, 2022 Planning Commission Ratification of Recommendations & Conclusions Workshops: • Sign Code • Codification of SAPs October 12, 2022 Workshops: • Sign Code • Codification of SAPs November 9, 2022 TBD December 14, 2022 TBD 2022 Liberty Lake Comp Plan & Code Amendment Docket & Long-Range Work Program 3  EXHIBIT A PROPOSED DEVELOPMENT CODE AMENDMENTS Proposed Amendments to City Development Code §10-2A-4, Zoning Matrix: Comprehensive Plan Category Implementation - Zoning District Single Family Residential R-1 (Single Family Residential) Mixed Residential R-2 (Mixed Residential) Multi-Family Residential R-3 (Multi-Family Residential) Neighborhood Center M-1 (Neighborhood Center) Community Center M-2 (Community Center) Central Business District M-3 (Central Business District) Community Commercial C-1 (Community Commercial) Freeway Commercial C-2 (Freeway Commercial) Light Industrial I (Light Industrial) Public / Semi-Public Institutional P (Public / Semi-Public Institutional) Open Space / Recreation O (Open Space / Recreation) Aesthetic Corridors / Boulevards Aesthetic Corridors / Boulevards Overlay Types of Uses • Permitted Uses (P): Permitted uses are designated in matrix (10-2A-4) with the letter “P”. These uses may occur without special action by the Hearing Body, subject to development standards of the zone in which it is located, and other applicable portions of this Code. • Limited Uses (L): Limited uses are designated in matrix (10-2A-4) with the letter “L”. These uses are allowed if they comply with the development standards of the zone in which it is located, and other applicable portions of this Code, including meeting the requirements for the necessary permits or approvals. These uses include accessory uses, temporary uses, home occupations, special uses, etc. • Conditional Uses (CU): Conditional uses are designated in matrix (10-2A-4) with the letters “CU”. Conditional uses are permitted to locate only after a public hearing and the decision to grant a permit (conditional use permit) imposing such performance standards as will make the use compatible with other permitted uses in the same vicinity and zone and ensure against excessive interference with other permitted uses or imposing excessive demands upon public utilities and facilities as determined by the Hearing Body. Conditional use permits require a public hearing before the Hearing Examiner. • Not Permitted (N): Uses designated in matrix (10-2A-4) with the letter “N” are not permitted. All uses not specifically authorized by this Code are prohibited. • Use Determinations: It is recognized that all possible uses and variations of uses cannot be reasonably listed in a use matrix. The Director may classify uses not specifically addressed in the matrix consistent with similar uses. Classifications shall also be consistent with Comprehensive Plan policies. • Essential Public Facilities (EPF's): Facilities that may have statewide or regional/countywide significance are listed in the Facilities and Uses column as EPF and shall additionally be evaluated to determine applicability with the “Spokane County Regional Siting Process for Essential Public Facilities”, as amended. Page A-1 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O Agriculture (actively farmed) N N N N L N N N N N N Agricultural product / craft sales N N N L L L L L L L L stand (Farmer's market) Church / religious institution P P P P P P P P P N N Funeral home / mortuary N N N N N N P N N N N Home occupation L L L L L L N N N N N Hospital - EPF N N N N P N P P P N N Large-scale retail establishments N N N N L L N L N N N Marijuana Producer N N N N N N N N N N N Mobile sales / concessions L L L L L L L L L L L Parking structure N N L L L L L L L N N Planned unit development (PUD) P P P P P P P P P N N Public assembly L L L L L L L L L L L Seasonal & special events L L L L L L L L L L L Temporary construction / sales L L L L L L L L L L L office Tower N N N N N N L N L N N Tower, private L L L L L L L L L N N Animal related Animal health services / N N N L L L L L N N N veterinarian - domestic animals Animal shelter / kennel N N N N N N N N L L N Animal, wildlife rehabilitation N N N N N N N N N N N facility Dangerous animal / livestock N N N N N N N N N N N keeping Automobile, etc. oriented Automobile, manufactured home, recreational vehicle, trailer, & boat N N N N N N L P N N N -sales Automobile parts sales (retail) N N N N L L P P P N N Automobile parts sales N N N N N N N N P N N (wholesale) Automobile, recreational vehicle, N N N N N N L P N N N trailer, truck, & taxi - rentals Page A-2 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O Automobile/truck repair or N N N N N N L L P N N maintenance (service station) Automobile impound yard N N N N N N N N N P N Automobile wrecking / recycling, N N N N N N N N N N N junk, & salvage yards Boat, recreational vehicle, & trailer - construction, repair, parts N N N N N N L L P N N sales, & maintenance Car wash (automatic or self- N N N N N N P P P N N service) Gas station / convenience store N N N N N L L L N N N Child day-care Family child day-care home (5 or P P P P P P N N N N N fewer children) Family child day-care home (6 to P P P P P P N N N N N 12 children) Child day-care center CU P P P P P P P L P N Child day-care center (in a church L P P P P P P P L L N or a school) Community recreation and facilities Athletic club / exercise facility / N N N P P P P P P N L gym Community center / hall / club L P P P P P P P N P L Golf course N N N N N N N N N N P Parks & recreation P P P P P P P P P P P Participant & spectator sports N N N L L N P P P N L facilities Recreational vehicle park / N N N N N N N N N N N campground Dining, personal services, entertainment, lodging, and retail (excluding automobile oriented) Adult entertainment establishment N N N N N N CU N N N N Adult retail use establishment N N N N N N CU N N N N Banks / financial institutions N N N P P P P P P N N (without drive-thru) Banks / financial institutions (with N N N L L L P P P N N drive-thru) Bed and breakfast inn CU CU CU CU CU CU N N N N N Building supply / hardware - sales N N N P P P P P N N N (inside sales & storage) Page A-3 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O N N N N N N N P P N N Commercial laundromat & dry cleaning facility (without drive- N N N P P P P P N N N thru) Commercial laundromat & dry N N N L L L P P N N N cleaning facility (with drive-thru) Cultural center, library, museum N P P P P P N N N P N Espresso stand N N N N N N L N N N N General retail N N N P P P P P L N L Grocery store N N N P P P P P N N N Hotel, motel, inn N N N P P P P P N N N Landscape supply, greenhouse, N N N N P N P P P N N or commercial nursery Marijuana Retailer N N N N N N N N N N N Personal care services such as barber shops, hair and nail N N N P P P P P NL N N salons, tanning salons, etc. Pharmacy (without drive-thru) N N N P P P P P N N N Pharmacy (with drive-thru) N N N L L L P P N N N Dining, personal services, entertainment, lodging, and retail (excluding automobile oriented), continued Printing, reprographics, N N N P P P P P P N N bookbinding, & graphic services Restaurant, cafe, deli, or ice N N N P P P P P L N L cream parlor (without drive-thru) Restaurant, cafe, deli, or ice N N N P P P P P N N N cream parlor (with drive-thru) Sports Bar N N N N L L P P N N N Tavern / pub / liquor store N N N N L L P P N N L Theater -motion picture N N N N P N N N N N N Theater - performing arts N N N P P P P P L N L Winery / Microbrew N N N N P P P P P N N Government / civic offices and facilities Detention facility - EPF N N N N N N N N N CU N Maintenance / public works facility N N N N L L L L L P L Municipal Offices / Facilities N N P P P P P P P P N Post office N N N L L L N N N P N Prison / correctional facility - EPF N N N N N N N N CU N N Public transit facilities - EPF P P P P P P P P P P N Schools - public / private Nursery / pre-school P P P P P P N N N P N Page A-4 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O Elementary school P P P P P N N N N P N Middle school / Junior High N P P P P N N N N P N High school N N P N P N N N N P N College or university - EPF N N P N P N N N N P N Specialized / vocational / trade N N P N P P N N P P N school Housing Accessory caretaker's residence N N N N N N N L L N L Accessory dwelling unit (ADU), L L L L L L N N N N N attached or detached Adult family home P P P P P P P P N N N Dwelling, multi-family N L L L L L N N N N N Dwelling, multi-family (greater N N CU N L N N N N N N than 30 units per net acre) Dwelling, single family P P P N N N N N N N N Dwelling, single family attached L L L L L L N N N N N townhome Dwelling, two-family duplex N L L N N N N N N N N Manufactured homes (on L L L N N N N N N N N individual lots) Manufactured home park N L L N N N N N N N N Housing, continued Specialty housing (independent senior, assisted living, nursing N L L L L L L N N N N home, convalescent home, Alzheimer's facilities) Zero lot line (single family N L L L L N N N N N N courtyard home) Manufacturing, equipment, and industrial production Concrete product manufacturing / ready mix concrete (excluding N N N N N N N N N N N extraction / mining) Construction / industrial N N N N N N N P P N N equipment sales or rental High impact uses N N N N N N N N N N N Light manufacturing & assembly N N N N L L P P P N N Light manufacturing & assembly N N N N L L P P P N N w/ retail sales showroom Lumber mill, sawmill, shingle mill, N N N N N N N N N N N plywood mill Machine shop N N N N N N N L P N N Marijuana Processor N N N N N N N N N N N Plastic injection molding N N N N N N L L P N N Page A-5 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O Sandblasting / cutting N N N N N N L L P N N Tool and die making N N N N N N L L P N N Welding / sheet metal shop N N N N N N L L P N N Woodworking / cabinet N N N N N N L L P N N manufacturing Woodworking / cabinet manufacturing w/ retail sales N N N N L N L L P N N showroom General office and professional facilities Communications service systems N N N N P N P P P N N Office N CU P P P P P P P N N Medical equipment supply N N N N P N P P P N N Research facility / laboratory N N N N P N L L P N N Telemarketing centers / catalog & N N N N P N P P P N N mail order houses Social services Community residential facility (6 CU CU CU N N N N N N N N or fewer residents) - EPF Community residential facility (7 N CU CU N N N N N N N N to 25 residents) - EPF Community treatment facility (8 or N CU CU N N N N N N N N fewer residents) - EPF Community treatment facility (9 to N CU CU N N N N N N N N 20 residents) - EPF Social services, continued Crisis residential center (6 or CU CU CU N N N N N N CU N fewer residents) - EPF Crisis residential center (7 to 20 N CU CU N N N N N N CU N residents) - EPF Halfway house (8 or fewer N CU CU N N N N N N N N residents) - EPF Halfway house (9 to 20 residents) N CU CU N N N N N N N N - EPF Secure Community Transition Facility (SCTF, 3 or fewer N CU CU N N N N N N N N residents) - EPF Solid waste management and recycling Commercial composting storage / N N N N N N N N N CU N processing facility - EPF Incinerator - EPF N N N N N N N N N CU N Landfill - EPF N N N N N N N N N CU N Recycling collection center N N N N N N N N N CU N Solid waste transfer site - EPF N N N N N N N N N CU N Page A-6 Facilities and Uses R-1 R-2 R-3 M-1 M-2 M-3 C-1 C-2 I P O Tire salvage yard N N N N N N N N N N N Storage, freight, and wholesale facilities Outdoor vehicle storage N N N N N N N N N N N Self service storage facility (mini N N N N N N N N N N N storage) Warehouse & freight movement N N N N N N P P P N N Wholesaling / distribution facility N N N N L N P P P N N Utilities and facilities Power plant - EPF N N N N N N N N N CU N Public utility local distribution CU CU CU CU CU CU CU CU CU CU N facility Public utility transmission facility - N N N N N N CU L L L N EPF Sewage treatment plant - EPF N N N N N N N N N CU N Wireless communication antenna N CU CU CU CU CU CU CU CU CU N array Wireless communication support N N N N N N N N CU CU N tower Proposed Amendments to City Development Code §10-2J-3(C), Limited Uses in the I (Light Industrial) Zone: 10-2J-3 Limited Uses (L) A. Limited Uses. The land uses listed in the Zoning Matrix (Section 10-2A-4) under the I (Light Industrial) District with the letter “L” are allowed in the I zone if they comply with the development standards of the I (Light Industrial) District, and other applicable portions of this Code, including meeting the requirements for the necessary permits or approvals. These uses include accessory uses, temporary uses, home occupations, special uses, etc. Only land uses which are specifically listed in the Zoning Matrix (Section 10-2A-4), and land uses which are approved as “similar” to those in the Zoning Matrix (Section 10-2A-4), may be permitted as Limited Uses. The following standards are intended to control development scale; avoid or minimize impacts associated with traffic, parking, and design compatibility; and ensure management and maintenance of common areas, as applicable. B. Determination of Similar Land Use. Similar use determinations shall be made in conformance with the procedures in Article 10-4G - Administrative Interpretations. C. Requirements for Specific I Limited Uses. 1. Agricultural product / craft sales stand (Farmer's market) a. Requires application for and approval of a Temporary Use Permit as outlined in Section 10-4I-1. b. Displays of merchandise and vendors shall be limited to crafts, cards, plants, gardening/floral products, food, books, newspapers, and similar small items Page A-7  for sale to pedestrians. c. A minimum aisle width of 6 feet shall be maintained between booths or displays. 2. Mobile sales / concessions a. Requires application for and approval of a Temporary Use Permit as outlined in Section 10-4I-1. b. Mobile food service establishments may be located on private property or adjacent parking in the public right-of-way as an accessory use, where a principal use has already been established. c. Mobile sales/concessions may be located in public right-of-way when associated with a special community event, such as Liberty Lake Yard Sale Weekend, with the approval of the adjacent property owner or business. d. Hours of operation for the mobile concession shall be limited to the hours of operation of the principal use associated with the subject property, except when associated with a community event, in which case the hours of operation for the mobile concession shall be limited to the hours of operation of that community event. 3. Parking structure a. Parking structures shall be accessed from an alley, placed underground, placed within buildings, or located behind or to the side of a building. b. Parking structure entrances facing a street shall be recessed behind the front elevation by a minimum of 4 feet. On corner lots, parking structure entrances shall be oriented to a side-street (i.e., away from the arterial or collector street) when vehicle access cannot be provided from an alley. 4. Public assembly a. Requires application for and approval of a Public Assembly Permit from the Building Official. 5. Seasonal and special events a. Requires application for and approval of a Temporary Use Permit as outlined in Section 10-4I-1. 6. Temporary construction / sales office a. Requires application for and approval of a Temporary Use Permit as outlined in Section 10-4I-1. 7. Tower a. The tower shall be enclosed by a 6-foot sight-obscured fence with a locking gate; however, no barbed wire or razor wire shall be permitted. b. The tower shall have a locking trap door or the climbing apparatus shall stop 12 feet short of the ground. c. The tower shall not exceed 15 feet above the maximum height of the underlying zone. d. The applicant shall show that the impact area (that area in all directions equal to the tower's height above grade), as designed and certified by a registered engineer, is completely on the subject property or that an easement(s) has been secured for all property in the tower's impact area. Such easement(s) Page A-8  shall be recorded with the County Auditor with a statement that only the City or its successor agency can remove the easement. e. Before the issuance of a building permit, the applicant shall demonstrate that all applicable requirements of the Federal Communications Commission, Federal Aviation Administration and any required aviation easements can be satisfied. 8. Tower, private a. The applicant shall show that the impact area (that area in all directions equal to the private tower's height above grade) is completely on the subject property or that an easement(s) has been secured for all property in the tower's impact area. Such easement(s) shall be recorded with the County Auditor with a statement that only the City can remove the easement. b. The tower shall not exceed the maximum height of the underlying zone. c. The tower must be accessory to a residence on the same site. 9. Animal shelter / kennel a. The structure(s) housing animals shall be adequately soundproofed to meet WAC 173-60. b. There shall be no outside runs or areas, however an interior courtyard may be permitted if it is adequately soundproofed to meet WAC 173-60. 10. Child day-care center a. Any outdoor play area shall be completely enclosed to a minimum height of 6 feet with a solid wall or fence. b. The facility shall meet Washington State childcare licensing requirements and applicable building codes. 11. Child day-care center (in a church or a school) a. Any outdoor play area shall be completely enclosed with a solid wall or fully sight obscuring fence to a minimum height of 6 feet. b. The facility shall meet Washington State childcare licensing requirements. 12. General retail a. Shall only be permitted when abutting or within an existing or permitted business. 13. Personal Care Services such as barber shops, hair and nail salons, tanning salons, etc. a. Shall only be permitted when abutting or within an existing or permitted business. 13.14. Restaurant / cafe / deli / ice cream parlor (without drive-thru) a. Shall only be permitted when abutting or within an existing or permitted business. b. Outdoor seating shall be required. c. The facility shall meet Department of Health requirements and applicable building codes. Page A-9  14.15. Theater (performing arts) a. Shall only be permitted when abutting or within an existing or permitted business. 15.16. Maintenance / public works facility a. All equipment shall be completely enclosed within a building or shall be completely enclosed with a solid wall or fully sight obscuring fence to a minimum height of 6 feet. 16.17. Accessory caretaker's residence a. The residence is an accessory use to the primary use and is limited to the duration of need associated with the custodial, maintenance or overseeing of the owner’s property, building, and/or use. b. Construction of the primary use shall occur previous to or simultaneous with the construction of the residential unit. c. The caretaker's residence shall be limited in size to 1,000 square feet and shall be served with public water and sewer. 17.18. Public utility transmission facility – EPF a. The utility company shall secure the necessary property or right-of-way to assure for the proper construction, maintenance, and general safety of properties adjoining the public utility transmission facility. b. All support structures for electrical transmission lines shall have their means of access located a minimum of 16 feet above the ground and the height of the structure above ground shall not exceed 45 feet. c. Before issuance of a building permit, the applicant shall have complied with all applicable requirements for the siting of an essential public facility in accordance with state, regional, and local mandates.Undergrounding of all newly installed or extensively modified utilities under 55kV shall be required. 18.19. Small wireless communication facilities a. Siting Hierarchy. i. Collocation on an existing building or existing or replacement non- wooden light poles is the preferred siting location in this zone. ii. If collocation as described in the subparagraph above is demonstrated to be technically infeasible or inadequate for network objectives, collocation on an existing or replacement wooden or metal utility pole within the zoning district shall be allowed. iii. If collocation as described in the subparagraph above is demonstrated to be technically infeasible or inadequate for network objectives, a wireless only pole shall be permitted. b. Shall only be permitted on public property or in public right-of-way with a valid Franchise Agreement in place, as required in Liberty Lake Municipal Code §8-8, which expressly addresses small wireless facilities. c. Must meet design standards as detailed in City Development Code §10- 3F-4. Page A-10 d. Small Wireless Facility Permit is required, as detailed in City Development Code §10-4I-4. Page A-11  CITY OF LIBERTY LAKE DEVELOPMENT CODE AMENDMENT ADOPTING A REVISED DEFITION OF “BUILDING HEIGHT” The following amendments to the City of Liberty Lake Development Code adopts a revised definition of “building height” and incorporates the revised definition into the regulations for each zoning district. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 1C, DEFINITIONS: Building height - The vertical distance from the grade plane to the average height of the highest roof surface. above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see Chapter 2): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. Within residential zones, bell towers, steeples, and similar features are included within the maximum height and shall conform to the height requirements of the R-1, R-2, or R-3 zones. Commented [AM1]: I wanted to discuss the definition grade vs. grade plane. We currently have grade defined in the code but not grade plane. The new IBC definition uses grade plane. They are clearly defining the same term differently. So do we not include grade plane even though it is an undefined term used to define building height, do we replace grade with grade plane (which will likely require additional changes), or do we try to marry the two? Commented [AM2R1]: Longview's definition is - “Building height” is the vertical distance from grade plane to the average height of the highest roof surface. Grade plane is as defined in the International Building Code as adopted by Chapter 16.02 LMC. Grade - The average elevation of the finished ground level at the center of all exterior walls of This may be the simplest way. a building as measured five feet from the exterior wall. In case of any wall that is parallel to and within 5 feet of a lot line, elevation at the lot line adjacent to the center of the wall shall be Commented [LK3R1]: It may be simplest, but I think it considered the finished ground level. In the case of any sign, grade shall be measured or likely to create confusion. Let’s use the grade plane definition as “Grade or Grade Plane”, adding the last determined at the sign support structure(s). sentence of the grade definition, re: “In the case of any sign…” You will probably have to do a search of the code re: “grade”, to see if there are any unintended consequences Grade or Grade Plane - A reference plane representing the average of finished ground level adjoining building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line, or where the lot line is more that 6 feet from the building, between the building and a point 6 feet from the building. In the case of any sign, grade shall be measured or determined at the sign support structure(s). Grading - Excavation or fill or any combination thereof, including but not limited to the establishment of a grade following the demolition of a structure or preparation of a site for construction or development. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2B, R-1 (Single Family Residential) District: 10-2B-8 Building Height The following building height standards are intended to promote land use compatibility and support the principle of neighborhood-scale design: A. Building Height Standard. Buildings within the R-1 Zone shall be no more than 35 feet tall. Building height may be restricted to less than this maximum when necessary to comply with the Building Height Transition standard in “C” below. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. Within residential zones, bell towers, steeples, and similar features are included within the maximum height and shall conform to the height requirements of the R-1 zone. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2C, R-2 (Mixed Residential) District: 10-2C-8 Building Height The following building height standards are intended to promote land use compatibility and support the principle of neighborhood-scale design: A. Building Height Standard. Buildings within the R-2 Zone shall be no more than 35 feet tall. Building height may be restricted to less than this maximum when necessary to comply with the Building Height Transition standard in “C” below. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. Within residential zones, bell towers, steeples, and similar features are included within the maximum height and shall conform to the height requirements of the R-2 zone. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2D, R-3 (Multi-family Residential) District: 10-2D-8 Building Height The following building height standards are intended to promote land use compatibility and support the principle of neighborhood-scale design: A. Building Height Standard. Buildings within the R-3 Zone shall be no more than 35 feet tall. Building height may be restricted to less than this maximum when necessary to comply with the Building Height Transition standard in “C” below. Roof equipment and other similar features visible from a street or I-90 which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. Within residential zones, bell towers, steeples, and similar features are included within the maximum height and shall conform to the height requirements of the R-3 zone. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2E, M-1 (Neighborhood Center Mixed-Use) District: 10-2E-8 Building Height All buildings in the M-1 (Neighborhood Center Mixed-Use) District shall comply with the following building height standards. The standards are intended to allow for development of appropriately scaled buildings with a pedestrian friendly character: A. Building Height Standard. Buildings within the M-1 Zone shall be no more than 35 feet tall. The maximum height may be increased by 10 feet when housing is provided above the ground floor (“vertical mixed use”), as shown above. The building height increase for housing shall apply only to that portion of the building that contains housing. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building.  Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2F, M-2 (Community Center Mixed-Use) District: 10-2F-8 Building Height All buildings in the M-2 (Community Center Mixed-Use) District shall comply with the following building height standards. The standards are intended to allow for development of appropriately- scaled buildings with a pedestrian friendly character: A. Building Height Standard. Buildings within the M-2 Zone shall be no more than 50 feet tall. The maximum height may be increased by 10 feet when residential housing is provided above the ground floor (“vertical mixed use”), as shown above. The building height increase for housing shall apply only to that portion of the building that contains housing. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2G, M-3 (Central Business District Mixed-Use) District: 10-2G-8 Building Height All buildings in the M-3 (Central Business District Mixed-Use) District shall comply with the following building height standards. The standards are intended to allow for development of appropriately scaled buildings with a pedestrian friendly character: A. Building Height Standard. Buildings within the M-3 Zone shall be no more than 50 feet tall. The maximum height may be increased by 10 feet when residential housing is provided above the ground floor (“vertical mixed use”), as shown above. The building height increase for housing shall apply only to that portion of the building that contains housing. Roof equipment and other similar features which are necessary to the  commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2H, C-1 (Community Commercial) District: 10-2H-8 Building Height All buildings in the C-1 (Community Commercial) District shall comply with the following building height standards. A. Building Height Standard. Buildings within the C-1 Zone shall be no more than 70 feet tall, except when a lot is adjacent to a R-1 (Single Family Residential) Zone, then the maximum height is 40 feet. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2I, C-2 (Freeway Commercial) District: 10-2I-8 Building Height All buildings in the C-2 (Freeway Commercial) District shall comply with the following building height standards. A. Building Height Standard. Buildings within the C-2 Zone shall be no more than 70 feet tall, except when a lot is adjacent to a R-1 (Single Family Residential) Zone, then the maximum height is 40 feet. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2J, I (Light Industrial) District: 10-2J-8 Building Height All buildings in the I (Light Industrial) District shall comply with the following building height standards. A. Building Height Standard. Buildings within the I Zone shall be no more than 70 feet tall, except when a lot is adjacent to a R-1 (Single Family Residential) Zone, then the maximum height is 40 feet. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest  grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2K, P (Public / Semi-Public Institutional) District: 10-2K-8 Building Height All buildings in the P (Public / Semi-Public Institutional) District shall comply with the following building height standards. A. Building Height Standard. Buildings within the P Zone shall be no more than 70 feet tall, except when a lot is adjacent to a R-1 (Single Family Residential) Zone, then the maximum height is 40 feet. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO CITY DEVELOPMENT CODE §10- 2L, O (Open Space / Recreation) District: 10-2L-8 Building Height All buildings in the O (Open Space / Recreation) District shall comply with the following building height standards. A. Building Height Standard. Buildings within the O Zone shall be no more than 35 feet tall. Roof equipment and other similar features which are necessary to the commercial operation shall be screened, and shall not exceed 6 feet in height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. PROPOSED AMENDMENT TO RIVER DISRTICT SAP REGULATIONS, RD-R (Mixed Commented [AM4]: Liberty Village SAP also have this Residential): method of measurement comment. Commented [LK5R4]: They do not have separate 10-2C-8 Building Height development regs, however, so the definition in City Code prevails. Commented [AM6]: 10-2C-8 has already been referenced above as the R2 mixed residential district - The building height standards are different in the river district but the code reference is the same. How do we address that? Commented [LK7R6]: We simply identify amendments to River District SAP Regulations (FYI, they have the same Chapter 1 and Chapter 4, 5 & 6 as the City Development regs. The following building height standards are intended to promote land use compatibility and support the principle of neighborhood-scale design: A. Building Height Standard. Buildings within the RD-R Zone shall be no more than 45 feet tall. Building height may be restricted to less than this maximum when necessary to comply with the Building Height Transition standard in “C” below. B Method of Measurement. “Building height” shall be measured as defined in Article 10-1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five-foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views. Within residential zones, bell towers, steeples, and similar features are included within the maximum height and shall conform to the height requirements of the RD-R zone. PROPOSED AMENDMENT TO RIVER DISRTICT SAP REGULATIONS, RD-M (Neighborhood Center Mixed-Use): 10-2E-8 Building Height All buildings in the RD-M (Neighborhood Center Mixed-Use) District shall comply with the following building height standards. The standards are intended to allow for development of appropriately-scaled buildings with a pedestrian friendly character: A. Building Height Standard. Buildings within the RD-M Zone shall be no more than 80 feet tall. The maximum height may be increased by 10 feet when housing is provided above the ground floor (“vertical mixed use”), as shown above. The building height increase for housing shall apply only to that portion of the building that contains housing. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5’ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy. PROPOSED AMENDMENT TO RIVER DISRTICT SAP REGULATIONS, RD-C (Freeway Commercial): 10-2I-8 Building Height All buildings in the RD-C District shall comply with the following building height standards. A. Building Height Standard. Buildings within the RD-C Zone shall be no more than 70 feet tall, except when a lot is adjacent to an RD-R (Mixed Residential) Zone, then the  maximum height is 40 feet. Roof equipment and other similar features which are necessary to the commercial / industrial operation shall be screened, and shall not exceed 6 feet in height, which shall be included within the maximum height. The screen shall consist of a parapet wall or similar aesthetically pleasing architectural feature, as determined by the Zoning Administrator or designee. Equipment not visible from 5‟ above the centerline of the adjoining street will not have to meet screen requirements. B. Method of Measurement. “Building height” shall be measured as defined in Article 10- 1C.is measured as the vertical distance above a reference datum measured to the highest point of the roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building (see above examples): 1. The elevation of the highest adjoining sidewalk or ground surface within a five- foot horizontal distance of an exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above the lowest grade; 2. An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in subsection ‘1’ above is more than 10 feet above the lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Not included in the maximum height are: chimneys, bell towers, steeples, roof equipment, flag poles, and similar features which are not for human occupancy, but may be restricted in height to protect views.