20.680.030 Allowed Uses and Development Standards.
A. In areas not yet urbanized, mining and related uses are allowed as specified in Chapter 20.540 VMC, Surface Mining Overlay District, and development agreement recorded as 4443223.
B. Future urban uses are allowed as specified in Table 20.430.030-1, subject to development standards in Table 20.430.040-1, and any further requirements established through master plans adopted pursuant to this chapter.
C. Land Use Allocation. Future urban uses shall be allocated as follows, with specific locations determined through master plans submitted prior to or concurrent with development:
1. For the WSDOT Quarry area as shown in Figure 20.680-1:
a. Single-family residential uses shall account for a maximum of 25 percent of the total developable land area as defined herein, and multifamily residential uses no more than 10 percent.
b. Nonoffice commercial uses shall account for a maximum of 50 percent of the total developable land area in the quarry.
c. Office and/or light industrial areas shall together account for a minimum of 10 percent of the total developable land area in the quarry.
d. Parks and usable open space corridors shall account for a minimum of seven percent of the total developable land area in the quarry, to be located generally as indicated in the Riverview Gateway Subarea Plan.
2. For the Fisher Quarry area as shown in Figure 20.680-1:
a. Multifamily residential uses shall account for a maximum of 35 percent of the total developable land area in the quarry as defined herein.
b. Narrow lot development as attached single-family consistent with the standards of Chapter 20.927 VMC shall account for a maximum of five percent of the total developable land area in the quarry as defined herein, and is limited to a 35-foot maximum building height.
c. Nonoffice commercial uses shall account for a maximum of 35 percent of the total developable land area in the quarry.
d. Office and/or light industrial areas shall together account for minimum of 30 percent of the total developable land area in the quarry.
e. Parks and usable open space corridors shall account for a minimum of seven percent of the total developable land area in the quarry, to be located generally as indicated in the Riverview Gateway Subarea Plan.
3. Land allocation calculations shall be made as follows:
a. Land devoted to use types shall include buildings and associated structures, landscaping, and on-site parking and circulation.
b. Mixed use buildings may be assigned by the proponent to any of the use types in the building that occupy a full floor. For example, a multiple story office building with a first floor devoted entirely to commercial uses may be considered an office or commercial use for purposes of use allocation.
c. Total developable area shall be the full east or west quarry portion as identified herein, including parks and usable open space, but excluding planned public roads, buffers, or regional drainage facilities.
D. Buildings.
1. Vertical Mixing. A minimum of 25 percent of all buildings in the WSDOT Quarry and 10 percent of all buildings in the Fisher Quarry, exclusive of single-family residences, shall contain a mix of two or more use types.
2. Floor Area Ratios. All buildings other than single-family residences shall achieve minimum floor area ratios (FAR) as follows:
a. Buildings adjacent to 192nd Avenue; minimum 1.0.
b. Buildings in the westernmost area designated Industrial by the Comprehensive Plan; no minimum.
c. All other buildings; 0.5.
d. Methods for meeting FAR requirements through averaging among buildings in the site may be proposed during master plan review, provided they maintain urban intensity development throughout, and do not place undue reliance for meeting FAR standards on future development without sufficient assurances of being built.
e. FAR Calculation Methodology. Individual buildings and associated attached structures, including attached structured parking constructed concurrently with the building, shall be counted as floor space. The site or portion of the site devoted to those buildings, not including public right-of-way, parks or pedestrian trails, shall be counted as site area. (Ord. M-4374 § 3, 2022; Ord. M-3911 § 4, 2009)