20.690.070 Section 30 Urban Neighborhood Overlay (Optional).
A. Purpose. The purpose of the Urban Neighborhood Overlay is to allow for the location of mixed use urban activity centers with quality living, shopping and gathering places for those working and living within the Section 30 urban employment center as described in the Section 30 Employment Center Plan vision, goals, and policies. This urban neighborhood balances livability with auto-oriented accessibility and incorporates design features and uses to encourage active pedestrian environments and a sense of community. The provisions of the urban neighborhood overlay shall determine the size, character and location of a proposed urban neighborhood.
B. Applicability. No more than two urban neighborhoods may be proposed and located within the Section 30 Plan District boundary, Figure 20.690-1. The general locations of the overlays depicted in the Section 30 Employment Center Plan document are conceptual. The Urban Neighborhood Overlay is applicable to the entire area shown on Figure 20.690-1.
C. Urban Neighborhood Form. The urban neighborhood includes both a mixed use center and an adjacent residential area that is master planned as a cohesive whole. Each urban neighborhood shall be no larger than 50 acres and include no less than 850 housing units. If the minimum average density is not achieved at the outset, the required FSUP included with the Master Plan shall demonstrate how the density can ultimately and realistically be achieved. A variety of unit types shall be provided. The urban neighborhood shall be organized around a commercial and public activity center with traditional neighborhood patterns and design.
1. Urban Neighborhood Mixed Use Center. This area is the organizing element and activity center for the urban neighborhood. The mixed use center is built around a focal point, whether it is a main street, or an amenity such as a plaza, a park or a lake. Multi-story mixed use buildings with commercial or office uses on the ground floor and housing above reinforce the center’s character. A minimum of 15 percent of the total urban neighborhood housing units shall be located in the mixed use center.
2. Urban Neighborhood Residential Area. This area is organized around the neighborhood mixed use center and includes a mix of housing and densities achieving an average minimum net density of 18 units an acre. A maximum of 85 percent of all housing units shall be substantially clustered within one-quarter mile of the urban neighborhood mixed use center. The one-quarter mile shall be measured in a straight line from the outer boundaries of the neighborhood to the nearest boundary of the mixed use center.
3. Future Urban Uses are allowed as specified in Table 20.430.030 for the MX zone with the following exceptions:
a. Footnotes 2 and 6, subject to provisions of the Mixed Use zone district does not apply instead the future urban uses allowed within a designated Section 30 Urban Neighborhood Overlay are subject to provisions of this chapter.
b. Colleges, as defined in Chapter 20.160 VMC, Use Classifications, are prohibited.
c. Emergency Services, as defined in Chapter 20.160 VMC, Use Classifications, require a conditional use permit governed by Chapter 20.245 VMC, Conditional Uses.
d. Medical Centers as defined in Chapter 20.160 VMC, Use Classifications, are prohibited.
e. Religious Institutions as defined in Chapter 20.160 VMC, Use Classifications, require a conditional use permit governed by Chapter 20.245 VMC, Conditional Uses.
f. Commercial Lodging limited to bed and breakfast establishments, subject to the provisions in Chapter 20.830 VMC and lodging establishments with no more than 50 rooms as defined in Chapter 20.160 VMC, Use Classifications.
g. Bulk Sales as defined in Chapter 20.160 VMC, Use Classifications, is prohibited.
h. Non-Accessory parking surface lots as defined in Chapter 20.160 VMC, Uses Classifications, are prohibited. Non-accessory parking structures are permitted.
i. All uses under Industrial heading, as defined in Chapter 20.160 VMC, Use Classifications, are prohibited.
j. Heliports, as defined in Chapter 20.160 VMC, Uses Classifications, are prohibited.
k. Wireless Communication Facilities are permitted subject to the provisions of VMC 20.890.060(B), Higher-density Residential Districts.
4. No more than 50 percent of the total square footage envisioned by the Master Plan for any one major use type (commercial, office or residential) can be granted site plan approval until site plan approval is provided for at least 25 percent of the total square footage of all remaining use types envisioned in the Master Plan. This requirement may be waived by the planning official, if the applicant provides a security or other form of binding assurance that the remaining major use types contemplated in the Master Plan will be built.
D. Development Standards – Urban Neighborhood Mixed Use Center(s).
1. Urban Center Focal Point.
a. Urban Neighborhood Mixed Use Centers shall be organized around a focal point, which could include a main street, town square, plaza, park, or water feature consistent with the Section 30 Urban Employment Center Plan.
b. When a linear Main Street acts as the Mixed-use Center’s focal point both sides of the street shall include a mix of uses with 75 percent of the uses within vertical mixed-use buildings.
2. Density.
a. An average minimum of 18 units a net acre as measured by total number of residential units divided by the net site acreage of the Urban Neighborhood Overlay area.
b. Residential uses are not allowed on the ground floor.
3. Building Height.
a. Mixed-use buildings shall be at least 30 feet in height and shall include a minimum of two useable stories.
b. Ground floor spaces shall be designed to accommodate active pedestrian uses and shall have a minimum floor to ceiling height of 15 feet.
c. Maximum building heights shall not be restricted provided architectural methods are applied to reduce the building scale and mass of at least the first three floors (including ground floor).
4. Building Setbacks.
a. All new construction along the street frontages shall extend to the edge of the street right-of-way line for the first two stories. Exception may be given when a public open space such as a courtyard or plaza is provided.
b. Mixed use buildings facing the Urban Center focal point shall comprise 75 percent of the street frontage. Parking garages where the ground floor is commercial or office uses may be counted for this requirement.
5. Building Orientation.
a. At least one fully functional and visibly identifiable public entrance shall be provided along a street frontage. Buildings organized around a courtyard may feature entrances facing the courtyard provided there is a clear pedestrian access between the courtyard and the street.
b. Service entrances shall be in the rear of the buildings.
6. Rain Protection.
a. Rain protection shall be provided on buildings facing the Urban Center focal point.
b. Rain protection features shall provide cover of at least six feet in depth over the sidewalk or other surfaced pedestrian way, but shall not extend closer than two feet to the curb line.
c. Rain protection features on each building shall be designed to abut or adjoin rain protection features provided or to be provided on adjacent buildings along the same street frontage to the greatest extent possible to ensure a continuous protected pedestrian walkway.
7. Building Form and Appearance.
a. Blank walls in excess of 15 lineal feet along sidewalks or other pedestrian areas are not permitted.
b. Transparent windows/doors shall be provided along at least 75 percent of the ground floor façades and the base of the windows shall be between one and three vertical feet above the ground or sidewalk.
8. Buffering and Landscaping.
a. All setback areas shall be landscaped consistent with the Section 30 Design Guidelines or developed as hardscape plazas.
b. Street trees that provide a medium to large, wide canopy over the streets of the Mixed-use Center shall be selected from the Street Tree Selection List found in Appendix A of the Street Tree Manual.
9. Streets and Access.
a. Context Sensitive Design
i. The block face length shall be at most 300 feet.
ii. All sidewalks shall be at least 12 feet wide.
iii. The street(s) facing or as a part of the focal point of the Mixed-use Center shall include pedestrian amenities such as benches, special plantings, art work.
iv. Street Lighting. Pedestrian scale street lighting shall be used to meet minimum lighting standards.
b. Traffic Calming measures to achieve average automobile travel speeds of 25 miles per hour or lower are required as follows:
i. The main commercial street shall be constructed with raised concrete intersections, or
ii. Equivalent traffic calming measures shall be constructed that may include some combination of:
A. Curb extensions to provide short pedestrian crossing distances.
B. Raised crosswalks.
C. Concrete or brick pavers for intersection pedestrian crossings.
D. Speed cushions.
E. Narrow travel lanes.
F. On-street parking.
c. Access
i. Vehicular access to off-street parking behind or within buildings, and to loading docks and service areas shall be through public or private alleys. If structural parking is provided access may be located on the street frontage.
ii. Direct driveway access to the surrounding arterials, SE 1st Street, NE 192nd Avenue, NE 18th Street, and NE 172nd Avenue shall be prohibited.
10. Parking.
a. Parking spaces provided for individual uses shall be no less than 60 percent of the minimum required indicated in Table 20.945.070-2, and no more than 115 percent to the amount provided in Table 20.945.070-2. The planning official may approve parking beyond the maximum or a parking reduction from the required minimum based on a parking study that justifies the need.
b. On-street parking spaces immediately, adjoining a property may be counted towards a development’s overall parking requirement.
c. Structural parking shall count toward minimum but not the maximum number of parking stalls.
d. Joint parking and parking for mixed use projects shall be governed by VMC 20.945.030(B) and (C).
e. Off-street parking shall be located to the rear of buildings.
f. Parking shall meet the Section 30 Design Guidelines.
E. Development Standards – Urban Neighborhood Residential Area(s). – Development within the Urban Neighborhood Residential Area(s)shall be subject to the development standards contained in VMC 20.420.050 for the R-22 zone unless modified as follows.
1. Density and Location of Uses. An average minimum density of 18 units a net acre, as measured by total number of residential units divided by the net site acreage of the Urban Neighborhood Overlay area shall be provided.
2. Open Space for Residential Uses. Private open space at a minimum of 100 square feet per dwelling unit shall be provided and shall meet the Section 30 Design Guidelines.
3. Building Height. Maximum building heights shall not be restricted provided architectural methods are applied to reduce the building scale and mass of at least the first three floors (including ground floor).
4. Building Setbacks.
a. Urban Neighborhood Residential area boundary abutting the ECX zoned area outside of the overlay boundary shall provide a minimum 20-foot landscaped setback that meets the intent of the Design Guidelines.
b. Street frontage setbacks shall be provided with a 10-foot minimum and 20-foot maximum and meet the intent of the Design Guidelines.
5. Building Orientation.
a. At least one fully functional and visibly identifiable public entrance shall be provided along a street frontage with an exception for buildings organized around a courtyard or plaza with entrances facing the courtyard/plaza provided there is a clear pedestrian access between the courtyard/plaza and the street.
b. Buildings that are visible from the street shall be oriented to face the street.
c. Service entrances shall be in the rear of the buildings.
6. Building Form and Appearance. Building form and appearance shall be consistent with Section 30 Design Guidelines.
7. Landscaping and Fencing.
a. A minimum four-foot-wide landscape strip shall be provided between garage entrances along the alley applicable for both free standing and attached garages.
b. Landscaping and fencing shall be consistent with the Section 30 Design Guidelines.
8. Street Lighting. Pedestrian scale street lighting shall be used to meet minimum lighting standards.
9. Streets and Access.
a. Vehicular access to off-street parking including garages behind or within buildings, and to service areas shall be through public or private alleys. One access driveway to the alley per block may be provided.
b. Direct driveway access to the surrounding arterials, SE 1st Street, NE 192nd Avenue, NE 18th Street, and NE 172nd Avenue shall be prohibited.
c. The maximum block face length within the Urban Neighborhood Overlay shall be 300 feet.
10. Parking.
a. Parking spaces provided for individual uses shall meet the requirements of Table 20.945.070-1. The planning official may approve a parking reduction based on VMC 20.945.070(E). In addition to the reductions allowed in VMC 20.945.070(E), further reductions may be allowed for motorcycle/scooter parking spaces (four feet by eight feet). For every four motorcycle/scooter parking spaces provided, the number of vehicle parking spaces required may be reduced by one.
b. Structural parking shall count toward the minimum but not the maximum number of parking stalls.
c. On street parking spaces immediately, adjoining a property may be counted toward a development’s overall parking requirement.
d. Joint parking and parking for mixed use projects shall be governed by VMC 20.945.030(B) and (C).
e. Off-street parking shall be located within or to the rear of buildings.
F. Master Planning.
1. Overall. Master Plans as described herein are required prior to all development in the Urban Neighborhood Overlay in order to ensure proposed development is consistent with the Section 30 Employment Center Plan. Master plans shall address long term development of the entire Section 30 Employment Plan District as shown in Figure 20.690-1, particularly in regard to street and pedestrian connectivity, transitional grades between developments, stormwater management, open space connectivity, utility services and traffic impacts.
2. Contents of Submittal. Master Plans shall include the submittal requirements included in VMC 20.690.050(B) as applicable, with the following additions:
a. Urban Neighborhood Mixed Use Center.
i. Location and size of associated land area;
ii. Map and written description of the urban form of the Mixed Use Center’s focal point;
iii. Building elevations, including building height;
iv. Identify the number of residential units and density and the square footage of commercial uses.
b. Urban Neighborhood Residential Area.
i. Location and size of associated land area;
ii. Identify the number of residential units and density;
iii. Building elevations, including building height;
c. Street, Access, and Circulation Plan.
3. Review Criteria and Process. Master Plans shall be subject to VMC 20.690.050(C), Section 30 Employment Plan District, Master Planning with the following revisions:
a. The Master Plan implements the Section 30 Employment Center Plan and the requirements of the Urban Neighborhood Overlay.
b. Provides mixed use buildings of commercial, office and residential uses designed around an urban organizing focal point.
c. Provides a multi-directional access and circulation to the street system similar to that provided by a traditional street grid with streets intersecting at 90 degree angles at regular intervals of 200 to 300 feet, if topography allows.
4. Master Plan Modification. Master Plans shall be subject to VMC 20.690.050(D), Section 30 Employment Plan District, Master Plan Modification. (Ord. M-3930, Added, 10/05/2009, Sec 4)