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HomeMy WebLinkAboutJ_Longacres Master Plan Proposed Code ModificationsProposed Text Changes (to be coordinated outside the scope of this application) RMC #Title Full Text Proposed Modification Method of Modification 4-2-080.16.a Attached dwelling units may only be allowed in conformance with the following: Mass Transit Facilities. At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: i. Bus Stop: An official bus service stop that offers frequent service (see code for details). ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. iii. Commuter Rail: A passenger rail station. Currently, Parcels 18, 20, and 21 are outside of the mass transit proximity zone, so can't have attached dwelling units. We intent to propose in the forthcoming Development Agreement (DA) that the project could allow parcel 18 to qualify. N/A. Note that this provision may not be modified through the PUD process (RMC 4-9- 150.B.3). 4-2-080.16.b Attached dwelling units may only be allowed in conformance with the following: Mixed Use Building. Dwelling units shall be allowed only within a vertically mixed use building with ground floor commercial designed and developed pursuant to RMC 4-4-150: Residential Mixed- Use Development Standards. Commercial uses on the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, and similar uses as determined by the Administrator. Allow residential-only buildings so long as they have some active uses on the ground floor, including ground floor residential units accessed from the ROW, transparent lobbies, amenity gym/recreation spaces, and/or amenity co-working spaces. This meets the intent of the code without requiring an overproduction of ground floor-retail throughout the district. Retail spaces will be more successful when concentrated at key intersections, rather than spread out as a small amount within each building. Text Change. Note that this provision may not be modified through the PUD process (RMC 4-9- 150.B.3). 4-9-150.D.3.h Planned Urban Development Regulations: Phasing Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. TBD. Would llike the ability to evaluate some things district wide as opposed to parcel by parcel. No code path. 4-9-150.E.2 Planned Urban Development Regulations: Private Open Space. Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units that are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). For dwelling units located above the sixth story, private open space may be provided by a shallow balcony accessed by a door with at least fifty percent (50%) glazing; any required private open space not provided by the balcony shall be added to the required common open space, pursuant to subsection E1 of this Section. The minimum dimensional standards of this Section may be modified through the planned urban development review process; provided, that the minimum area requirement is maintained. Waive this minimum requirement. Plentiful common open space will be provided throughout the district, but requiring private balconies for every residential unit is a substantial burden for new development. Some residential buildings may choose to have balconies, but we propose that this not be required. Text Change. Note that this provision may not be modified through the PUD process (RMC 4-9- 150.B.3). Proposed Interpretations of Existing Code RMC #Title Full Text Proposed Modification Method of Modification 4-2-080.16.c Attached dwelling units may only be allowed in conformance with the following: Structured Parking Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building. Allow parking for dwelling units to be provided within the district, but not necessarily within the same building. In these cases, parking will be provided per the Off-Site Parking regulations of RMC 4-4-080.E.2 and/or the Joint Use Parking Facility regulations of RMC 4-4-080.E.3, as appropriate. City Interpretation. Note that this provision may not be modified through the PUD process (RMC 4-9- 150.B.3). 4-2-120B Lot Coverage 65% of total lot area or 75% if parking is provided within the building or within a parking garage. Evaluate requirement on a district-wide basis including all parcels, not per lot. City Interpretation. Per 4-2-120C.19, may be modified with an approved Master Plan. 4-2-120B Minimum Net Residential Density 75 DU/net acre Evaluate requirement as an average of all lots within the district that include residential. Our understanding is that this requirement does not apply to lots where only commercial development is proposed. City Interpretation 4-2-120B Maximum Net Residential Density 150 DU/net acre. Up to 250 DU/net acre subject to conditional use permit approval.Evaluate requirement as an average of all lots within the district that include residential. Our understanding is that this requirement does not apply to lots where only commercial development is proposed. City Interpretation 4-4-070.F.6 Parking Lots Parking lot landscaping required.TBD. We would like to discuss whether requirements apply to temporary parking lots. City Interpretation 4-9-150.E.1.b.i Planned Urban Development Regulations: Mixed Use – Residential Portions Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. (Ord. 5676, 12-3-2012) Evaluate requirement on a district-wide basis, not evaluated per building or per lot. Plentiful common open space will be provided throughout the district. The intent of the master plan design is to aggregate common open space around the existing wetland and pond, to provide a better open space experience than could be provided through a series of discrete open spaces on each individual lot. City Interpretation. Note that this provision may not be modified through the PUD process (RMC 4-9- 150.B.3). 4-11-040.OO.1 Definition of "Attached Dwelling - Flat" Flat: A dwelling unit attached to one or multiple dwelling units by one or more common roof(s), wall(s), or floor(s) within a building. Typically, the unit’s habitable area is provided on a single level. Unit entrances are provided from a common internal corridor. Allow multifamily ground-floor residential accessed from the street. We are proposing ground floor units within larger apartment buildings, which would potentially be multiple stories and accessed from the public ROW. These units would function like townhomes and add activation and human scale to the pedestrian experience. Unit entrances would likely not be provided from a common corridor, but we believe these should still be permitted under the definition of "Attached Dwelling - Flat." City Interpretation Proposed Modifications per PUD Process RMC #Title Full Text Proposed Modification Method of Modification 4-2-120B Setbacks - Minimum Front Yard: Buildings Less Than 25' in Height 15'Waive required setbacks for commercial buildings of all heights, to match the requirement for residential mixed use buildings. This will allow the district to provide continuous street walls and an urban experience of commercial buildings common to dense development. Per 4-2-120C.19, may be modified with an approved Master Plan. May also be modified through the PUD (RMC 4-9-150.B.2.a). 4-2-120B Setbacks - Minimum Front Yard: Buildings 25' to 80' in Height 20'Waive required setbacks for commercial buildings of all heights, to match the requirement for residential mixed use buildings. This will allow the district to provide continuous street walls and an urban experience of commercial buildings common to dense development. Per 4-2-120C.19, may be modified with an approved Master Plan. May also be modified through the PUD (RMC 4-9-150.B.2.a). 4-2-120B Setbacks - Minimum Front Yard: Buildings Over 80' in Height 30'Waive required setbacks for commercial buildings of all heights, to match the requirement for residential mixed use buildings. This will allow the district to provide continuous street walls and an urban experience of commercial buildings common to dense development. Per 4-2-120C.19, may be modified with an approved Master Plan. May also be modified through the PUD (RMC 4-9-150.B.2.a). 4-2-120B Setbacks - Maximum Front Yard: Residential Mixed Use Buildings 15'Waive the maximum front yard setback for residential mixed use buildings in order to allow individual developments to provide public plazas or other public amenities where appropriate. Per 4-2-120C.19, may be modified with an approved Master Plan. May also be modified through the PUD (RMC 4-9-150.B.2.a). 4-2-120B Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Allow structures to overhang the clear vision area above a height of 15'. This allows for better floorplates and a more prominent urban corner, without compromising safety. PUD (RMC 4-9-150.B.2.a). 4-2-120B Maximum Gross Floor Area of Any Residential Use on a Site Limited to 25% of the total gross floor area of all buildings on site. Waive requirement. The long-term vision for the site includes substantial new office development and other non-residential uses, likely exceeding the residential area proposed. However, due to current market conditions, it is not feasible to develop commercial office in the near future. The intent of this district plan is to bring new residential development to the existing office on the site, and to build out new commercial as the site evolves and market conditions change. PUD (RMC 4-9-150.B.2.a). 4-2-120B Upper Story Setbacks Residential mixed use buildings: buildings or portions of buildings that exceed one hundred feet (100') in height shall include upper story setbacks as follows: The minimum setback for a seventh (7th) story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story, or an equivalent standard that adds interest and quality to the building. Intent is to comply along primary pedestrian routes. We propose to waive this requirement along the "West Access Road," since this is primarily a service street that is meant to take traffic off of the "Esplanade." PUD (RMC 4-9-150.B.2.a). 4-2-120B Roofline and Façade Modification Residential mixed use buildings: buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. N/A Would be at a later date when building designed.PUD (RMC 4-9-150.B.2.a). 4-3-100.6 Signage In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4- 100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District intent and guidelines, as determined by the Administrator; for proposals unable to meet the intent and guidelines a variance is required. TBD. District signage is still being evaluated. PUD (RMC 4-9-150.B.2.a). 4-4-070.F.1 Street Frontage Landscaping Required Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. We are requesting a waiver for commercial building minimum setback requirements (see above), which would similarly eliminate the need for landscaping along public frontages. This will allow the district to provide continuous street walls and an urban experience of commercial buildings common to dense development. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.6.c Fire Lane Standards: Identification i. Lanes shall be identified by a four inch (4") wide line and curb painted bright red. The block letters shall state, “FIRE LANE – NO PARKING”, be eighteen inches (18") high, painted white, located not less than one foot (1') from the curb face, at fifty foot (50') intervals. (Ord. 4130, 2-15-1988) ii. Signs shall be twelve inches by eighteen inches (12" x 18") and shall have letters and background of contrasting colors, readily readable from at least a fifty foot (50') distance. (Ord. 3988, 4-28-1966) iii. Signs shall be spaced not further than fifty feet (50') apart nor shall they be placed less than five feet (5'), or more than seven feet (7') from the ground. The installation and use of fire lane signs will preclude the requirement for painting “FIRE LANE – NO PARKING”, in the lane only. The area shall be identified by painting the curb red or in the absence of a curb, a four inch (4") red line shall be used. (Ord. 4130, 2-15-1988) TBD. Would like to discuss with the Fire Department how to allow fire access on some of the mews while maintaining an inconspicuous pedestrian focus. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.6.d Fire Lane Standards: Surfacing and Construction Requirements Fire lanes shall be an all weather surface constructed of asphalt or concrete designed to be capable of supporting a thirty (30) ton fire apparatus vehicle. Would like to discuss with the Fire Department whether grasscrete or permeable pavers could be used to allow fire access on some of the mews while maintaining an inconspicuous pedestrian focus. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Commercial within vertical mixed- use developments A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. Proposed reduced minimum of 2 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Assisted Living A minimum and maximum of 1.0 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. Proposed reduced minimum of 0.5 spaces per residential unit of assisted living. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Attached dwellings within all other zones 1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed Proposed reduced minimum of 0.9 spaces per dwelling unit (DU). The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Hotels and Motels A minimum and maximum of 1.0 per guest room plus 1.0 for every 3 employees.Proposed reduced minimum of 0.75 spaces per guest room. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Offices, Medical and Dental A minimum and maximum of 5.0 per 1,000 square feet of net floor area.Proposed reduced minimum of 4 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Offices, General A minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Proposed reduced minimum of 1.5 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Eating and drinking establishments and taverns A minimum and maximum of 10 per 1,000 square feet of dining area.Proposed reduced minimum of 8 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Retail sales and wholesale retail sales A minimum and maximum of 2.5 per 1,000 square feet of net floor area, except wholesale retail sales, which is allowed a maximum of 5.0 per 1,000 square feet of net floor area if shared and/or structured parking is provided. Proposed reduced minimum of 2 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Services, on-site A minimum and maximum of 3.0 per 1,000 square feet of net floor area.Proposed reduced minimum of 2 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Outdoor and indoor sports arenas, auditoriums, stadiums, movie theaters, and entertainment clubs A minimum and maximum of 1.0 for every 4 fixed seats or 10 per 1,000 square feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, whichever is greater. Proposed reduced minimum of 1.0 spaces for every 5 fixed seats or 8 spaces per 1,000 SF of floor area of the main auditorium, whichever is greater. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. PUD (RMC 4-9-150.B.2.a). 4-4-080.F.10.e Required Parking Ratios - Manufacturing and fabrication, laboratories, and assembly and/or packaging operations A minimum of 1.0 per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square feet of net floor area (including warehouse space). Proposed reduced minimum of 0.9 spaces per 1,000 NSF floor area. The district is well served by the Sounder commuter rail line and the RapidRide F Line. It is also planned to have a diverse mix of uses with dissimilar peak-hour demands, so much of the parking will be able to serve multiple uses. Many of the visitors to commercial uses on the site will also be new residents of the site who will visit as pedestrians. 4-4-080.F.11.b Bicycle Parking Standards Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate rows of bicycle parking spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into the right-of-way Reduce spatial requirements where it can be shown that bicycles can be safely and conveniently stored in a more efficient configuration - for example when stored vertically in a dedicated bike storage room. PUD (RMC 4-9-150.B.2.a). 4-4-100 Sign Regulations See chapter for details.TBD. District signage is still being evaluated. PUD (RMC 4-9-150.B.2.a). 4-4-150.C.2 Design Standards For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of lobby facade is generally proportional to the increased depth of commercial space. The intent is to comply, but our understanding is that building amenities such as private gyms or coworking spaces would not count toward this "lobby façade" length. Ground floor residential units accessed from the ROW would also be excluded. PUD (RMC 4-9-150.B.2.a). 4-4-150.E.1 Commercial Area Requirement Any development wherein dwelling units are proposed shall provide an amount of gross commercial floor area equivalent to 40% of the building footprint(s) of all buildings on site containing residential dwelling units Prior conversation with the City included a reduction of total ground floor commercial area to 25% of total building footprints, measured across the district rather than parcel by parcel. This meets the intent of the code without requiring an overproduction of ground floor-retail throughout the district. Retail spaces will be more successful when concentrated at key intersections, rather than spread out as a small amount within each building. PUD (RMC 4-9-150.B.2.a). 4-4-150.E.2 Ground Floor Commercial Space Standards At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along the primary facade of the building in conformance with the following standards: Propose to waive the requirement that ground floor commercial space be required along the entire length of each street frontage or primary façade. The intent is to provide as much retail in the district as can be supported, and to avoid an overproduction of ground- floor retail that will sit vacant for years. Consistent with our proposed modification to RMC 4-4-150.E.1, retail space will be more successful when concentrated at key intersections, rather than spread out as a small amount within each building. PUD (RMC 4-9-150.B.2.a). 4-4-150.E.2.b Ground Floor Commercial Space Standards A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator. Propose to modify this to a 14' floor-to-ceiling minimum height. 18' floor-to-ceiling implies a floor-to-floor height of 20'+, which is infeasible for the kind of 5/2 mixed-use residential buildings envisioned for the site. PUD (RMC 4-9-150.B.2.a). 4-4-030.D.2 Design Standards All sidewalks shall be constructed to the City standards and conform to standard specifications for municipal public works constructions, commonly known as APWA Standards. See proposed street sections.PUD (RMC 4-9-150.B.2.a). 4-6-060 Street Standards See chapter for details.See proposed street sections.PUD (RMC 4-9-150.B.2.a).