The purpose of this chapter is to establish form-based standards that will implement goals, policies, and objectives set forth in the Fircrest comprehensive plan relating to preservation of community character and community vitality, appropriate urban form, and design principles emphasizing pedestrian orientation, integration of land uses, treatment of streetscapes as community living space, and environmentally sensitive building design and operation.
(Ord. 1667 § 18, 2020)
The provisions of this chapter shall augment and/or supersede existing regulations in this title. When provisions included in these form-based standards conflict with other requirements of this title, these standards shall apply unless otherwise provided.
(Ord. 1667 § 18, 2020)
(a) 
The form-based standards adopted pursuant to this chapter shall apply to development proposed to be constructed or carried out in any areas subject to the provisions of this chapter. These include the neighborhoods, corridors, or districts identified in the comprehensive plan and reiterated below:
(1) 
Mixed-use urban (MUU) district.
(2) 
Mixed-use neighborhood (MUN) district.
(b) 
The form-based standards are designed to prescribe appropriate land uses, and project and site design principles relating to appropriate building types, housing mix, integration of land uses, and appropriate form for the pedestrian orientation, streetscape, and public realm in the subject area.
(Ord. 1667 § 18, 2020)
Administrative design review is required for development subject to compliance with the form-based standards adopted pursuant to this chapter. The city shall review applications in accordance with Chapter 22.66 FMC. In addition, for certain uses specified in a zoning district, administrative use permit approval may be required in accordance with Chapter 22.70 FMC, conditional use permit approval may be required in accordance with Chapter 22.68 FMC, or site plan approval may be required in accordance with Chapter 22.72 FMC.
(Ord. 1667 § 18, 2020)
(a) 
An amendment to the "Fircrest Form-Based Code" shall be processed in accordance with the procedures set forth in Chapter 22.78 FMC.
(b) 
An amendment to the text, tables, or graphics contained within the "Fircrest Form-Based Code" shall be processed as a development regulation amendment.
(c) 
An amendment to a regulating plan contained within the "Fircrest Form-Based Code" that requires a change to the boundaries of an underlying zoning district shall be processed as a zoning map amendment.
(Ord. 1667 § 18, 2020)
(a) 
Minor departure from the streets and open space areas configurations shown on the regulating plan established in Figure RP.1 of the "Fircrest Form-Based Code" may be approved by the review authority in accordance with FMC § 22.66.006(b) and (c), and as follows:
(1) 
Where a planned street is shown on the regulating plan, the center line may be moved up to 50 feet in either direction if:
(A) 
The street will be entirely contained within one development project.
(B) 
The change will not result in less connectivity of the network of blocks and streets, and no new dead-end streets or offset connections will be created.
(C) 
No street intersection will occur within 100 feet of another street intersection or planned street intersection.
(D) 
The new alignment will not shift a zoning district boundary in accordance with FMC § 22.30.004(a)(1).
(2) 
An alley may be reoriented to run north-south instead of east-west, or vice versa.
(3) 
Additional streets may be added to the regulating plan during review process to create a smaller block pattern; however, no streets may be deleted without being replaced.
(4) 
The boundaries of open space areas shown on the regulating plan may be reconfigured to reflect new or modified street rights-of-way and block configurations, if the size, location and configuration of the open space will serve the same purpose and function as originally intended by the regulating plan.
(b) 
Any amendment or change to the regulating plan, beyond those specified above, shall be processed in accordance with the procedures set forth in Chapter 22.78 FMC.
(Ord. 1667 § 18, 2020)