Loading...
HomeMy WebLinkAboutORD 5499Amends ORD 5099 CITY OF RENTON, WASHINGTON ORDINANCE NO. 5^99 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ADOPTING THE 2009 AMENDMENTS TO THE CITY'S 2004 COMPREHENSIVE PLAN, MAPS, AND DATA IN CONJUNCTION THEREWITH. WHEREAS, the City Council of the City of Renton has heretofore adopted and filed a "Comprehensive Plan" and the City Council of Renton has implemented and amended said "Comprehensive Plan" from time to time, together with the adoption of various codes, reports and records; and WHEREAS, the Planning Commission has heretofore fully recommended to the City Council, from time to time, certain amendments to the City's "Comprehensive Plan"; and WHEREAS, the City of Renton, pursuant to the Washington State Growth Management Act, has been required to review its "Comprehensive Plan"; and WHEREAS, a portion, including tax parcel numbers 0001400009, 1323049010, and 1323049006 of the Comprehensive Plan Amendment M-03 Sunset Bluffs, has been continued to the 2010 Comprehensive Plan Amendment cycle per the applicants request; and WHEREAS, the City has held a public hearing on this matter on or about September 9, 2009;and WHEREAS, the Planning Commission has made certain findings and recommendations to the City Council, including implementing policies; and WHEREAS, the City Council has duly determined after due consideration of the evidence before it that it is advisable and appropriate to amend and modify the City's "Comprehensive Plan" and ORDINANCE NO. 5499 WHEREAS, such modification and elements for the "Comprehensive Plan" being in the best interest for the public benefit; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. The above findings and recitals are found to be true and correct in all respects. SECTION II. The following "Comprehensive Plan," elements are hereby modified, amended and adopted in their entirety: Environment, Land Use Map, and Community Planning as shown on Attachments A, B, and C and incorporated herein as if fully set forth. SECTION III. The "Comprehensive Plan" Land Use element is hereby modified and amended only in part, in the subsection entitled "Commercial/Office/Residential Land Use Designation", as shown on Attachment D. SECTION IV. The Community and Economic Development Administrator or designee is hereby authorized and directed to make the necessary changes on said City's "Comprehensive Plan" and the maps in conjunction therewith to evidence the aforementioned amendments. SECTION V. The City Clerk is authorized and directed to file this ordinance as provided by law, and a complete copy of said document likewise being on file with the office of the City Clerk of the City of Renton. SECTION VI. This ordinance shall be effective upon its passage, approval, and five (5) days after publication. ORDINANCE NO. 5499 PASSED BY THE CITY COUNCIL this 16th day of November _ 2009. Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 16th day of November _ 2Q09. ^ V_X^ Denis Law, Mayor ApprovedLas to form: Lawrence J. Warren, City Attorney Date of Publication: 11/20/2009' (summary) ORD.1587:ll/5/09:scr ATTACHMENT A ORDINANCE NO. 5499 ENVIRONMENT ELEMENT GOAL Protect and enhance Renton's natural ecosystems, natural beauty, and environmental quality. VI-1 ATTACHMENT A ORDINANCE NO. 5499 Introduction A goal of the Washington State Growth Management Act is to use Comprehensive Plans to protect the environment. Specifically this goal directs jurisdictions to: "Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water." The purpose of the environment element is to achieve this goal. This element provides the policy background and basis for future environmental actions by the City of Renton as it attempts to balance urbanization, economic development, tree canopy cover, natural area protection, and a high quality of life for all residents. Environmental policies will be implemented through economic development decisions, natural resource management and planning, critical areas regulations, and incentives for environmental protection. Resource Protection The quality of Renton's environmental resources holds great importance for the citizens. Environmental resources, such as wetlands or wildlife habitat, are intrinsically valuable and should be protected for the unique features that are provided. The City of Renton, unlike many major Puget Sound cities, has several unique areas of habitat, many of which coincide with our wetlands and water resources. The Cedar River supports major fish runs during the year. Springbrook Creek, Honey Creek, and May Creek also provide habitat for salmonids. The Black River Riparian Forest provides habitat for over 35 species of birds, including heron and eagles, and many small mammals. The Cedar River, May Creek, and Panther Creek corridors have forested, meadow, and shrub habitats that provide shelter and food for many species. Policies that preserve these areas not only preserve their unique features, but also enhance the quality of life and provide recreational opportunities for Renton residents. It is important to protect natural areas for public health and safety reasons, as well as for recreational and environmental reasons. Human and natural systems are interrelated, thus when natural systems are threatened, human health and quality of life is threatened. Preservation and protection of riparian corridors can prevent storm water effects such as erosion and sedimentation. Aquifer protection policies and ordinances, limit discharges of pollutants to Renton's water supply. For areas that have already been degraded, all efforts should be made to naturalize them. For new areas, the natural systems should be protected. When natural systems are protected and enhanced, human health and quality of life is protected and enhanced. Objective EN-A: Protect and enhance water quality of surface water resources including the City's lakes, rivers, major and minor creeks, and intermittent stream courses. Policy EN-1. Manage water resources for multiple uses including recreation, fish and wildlife, flood protection, erosion control, water supply, energy production, and open space. Policy EN-2. Minimize erosion and sedimentation by requiring appropriate construction techniques and resource practices. VI-2 ATTACHMENT A ORDINANCE NO. 5A99 Policy EN-3. Limit discharges of pollutants such as chemicals, insecticides, pesticides, and other hazardous wastes to surface waters. Policy EN-4. Degraded channels, streams, creeks, and banks should be naturalized by public programs and new development. Objective EN-B: Preserve and protect wetlands for overall system functioning. Policy EN-5. Achieve no overall net loss of the City's wetlands. In no case should development activities decrease net acreage of existing wetlands. Policy EN-6. When development may impact wetlands, the following hierarchy should be followed in deciding the appropriate course of action: a. avoid impacts to the wetland, b. minimize impacts to the wetland, c. restore the wetland when impacted, d. recreate the wetland at a ratio which will provide for its assured viability and success, e. enhance the functional values of an existing degraded wetland. Policy EN-7. Protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. Policy EN-8. Water level fluctuations in wetlands used as part of storm water detention systems should be similar to the fluctuations under natural conditions. The utilization, maintenance, and storage capacity provided in existing wetlands should be encouraged. Policy EN-9. Pursue an overall net gain of wetland functions and values by enhancing significant wetlands and providing incentives for the enhancement of wetland functions and values through private development. Objective EN-C: Ensure the long-term protection of the quality and quantity of the groundwater resources of the City of Renton in order to maintain a safe and adequate potable water supply for the City. Policy EN-10. Emphasize the use of open ponding and detention,vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that maximize water quality and infiltration where appropriate and which will not endanger groundwater quality. Policy EN-11. Acquire the most sensitive lands such as wetlands and flood plains for conversion to parks and greenbelts. VI-3 ATTACHMENT A ORDINANCE NO. 5499 Objective EN-D: Protect and enhance wildlife habitat throughout the City. Policy EN-12. Identify unique and significant wildlife habitat as defined by Washington State Habitat and Species Project and ensure that buildings, roads, and other features are located on less sensitive portions of a site. Policy EN-13. Encourage protection of existing habitat areas through regulation and the preservation and enlargement of existing habitat areas through development incentives. Policy EN-14. Re-establish self- sustaining fisheries resources in appropriate rivers and creeks through habitat improvement projects that encourage and enhance salmonid use. Hazards Renton is located in a geographically unique area filled with recognized hazards such as: landslide hazards, erosion hazards, seismic hazards, steep slopes, floodways, and coal mine hazards. The walls of the plateaus and river valleys contain both steep and erosive conditions. Numerous landslides create costs borne by the public agencies every year and private owners often suffer property damage from these same events. Due to the high annual rainfall and soil conditions, erosion damage can occur on relatively level areas as well as steep ones. In addition to natural hazards, Renton has a long history of coal mining. Although these operation have ceased, there may be subterranean dangers that are often unnoticeable on the surface. These policies set up standards which will protect public health, safety and welfare and allow development to proceed in appropriate areas. Objective EN-E: Protect the natural functions of 100 year floodplains and floodways to prevent threats to life, property, and public safety associated with flooding hazards. Policy EN-15. Prohibit permanent structures from developing in floodways and limit development within the 100 year floodplain. Policy EN-16. Emphasize non-structural methods in planning for flood prevention and damages reduction. Policy EN-17. Dredge the Cedar River bed within the existing engineered channel as one method of flood control. Objective EN-F: Reduce the potential for damage to life and property due to seismic events and geologic hazards. Policy EN-18. Land uses in areas subject to geologic hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. Existing vegetation and tree canopy coverage should be preserved and enhanced to the VI-4 ATTACHMENT A ORDINANCE NO. 5499 maximum extent possible in order to protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values. Policy EN-19. Allow land alteration only for approved development proposals or approved mitigation efforts that will not create unnecessary erosion, undermine the support of nearby land, or unnecessarily scar the landscape in areas subject to geologic hazards. Policy EN-20. Protect high landslide areas from land use development and roads. Objective EN-G: Reduce the potential for damage to life and property due to abandoned coal mines, and return this land to productive uses. Policy EN-21. Allow land uses to locate in coal mine hazard areas, provided the hazards are precisely located and all significant hazards associated with the mines are eliminated, making the site as safe as a site which has not been previously mined. Sustainable Development Planning for hazards, and for the protection of natural resources, are steps that clearly meet the environment goal of the Growth Management Act. However, it is necessary to go beyond these steps to achieve sustainable development that will ultimately enhance quality of life in the long term. Environmental systems, whether at the scale of the global climate, or at the scale of local forest, often change incrementally. Cumulative effects are best managed through a combination of engineering, preservation of natural systems, education, and collective action. Objective EN-H: Protect and promote clean air and minimize individual and cumulative noise impacts to ensure a healthful environment. Policy EN-22. Maintain high air quality standards through efficient land use patterns promote air quality through reduction in emissions from industry, traffic, commercial, and residential uses. Policy EN-23. Analyze Renton's existing tree canopy cover, establish canopy cover goals, and promote urban forestry programs in order to maintain healthy atmospheric conditions. Policy EN-24. Use land use planning and development regulations to ensure that the design, construction, and on-going operations of land uses do not create noise impacts on adjacent land uses and activities. Objective EN-I: Implement a stormwater management program which optimizes Renton's water resources and promotes low impact development to combine engineering with the preservation of natural systems. VI-5 ATTACHMENT A ORDINANCE NO. 5499 Policy EN-25. Maintain, protect, and enhance natural drainage systems and natural surface water storage sites to protect water quality, reduce public costs, and prevent environmental degradation. Policy EN-26. Promote the return of precipitation to the soil at natural rates near where it falls through development design which minimizes impermeable surface coverage and maximizing infiltration through the exposure of natural surfaces through the use of grassy swales, trees, landscaping, where feasible. Objective EN-J: Create a sustainable urban forest that enhances the livability of the community. Policy EN-27. Promote development of Renton's urban forest through tree planting programs, tree maintenance programs that favor the use of large healthy trees along streets, in parks, in residential, commercial, and industrial areas, and through the protection and restoration of forest ecosystems. Policy EN-28. Require trees and other vegetation along newly constructed or reconstructed streets to reduce impacts from development. Policy EN-29. Establish canopy cover goals for public and private development through the survey of forested areas and the development of site specific forest management plans. Policy EN-30. Integrate urban forestry plans with other City plans and projects to maximize environmental, economic, and health benefits. Objective EN-K: Protect, restore and enhance environmental quality through land use plans and patterns, surface water management programs, park master programs, urban forestry programs, transportation planning, development reviews, incentive programs and work with citizens, land owners, and public and private agencies. Policy EN-31. Reduce the impact of new development on the environment by encouraging the use of sustainable design techniques in public and private development, by encouraging low impact stormwater techniques, and through certification programs such as LEED (Leadership in Energy and Environmental Design) and Built Green. Policy EN-32. Build civic facilities and other City buildings to LEED silver standard or better. Policy EN-33. Establish regulatory standards for sustainably developed public and private projects, to include standards for site design and layout, construction, and on-going maintenance and operation. Policy EN-34. Promote elements of sustainability in development and redevelopment of Renton's transportation network by expanding non-motorized and alternative transportation modes. VI-6 ATTACHMENT A ORDINANCE NO. 5499 Policy EN-35. Establish and maintain a secondary system of corridors to protect agriculture, forest lands, and wildlife habitat, and to provide linkages between critical areas in order to provide for public health and safety, and provide visual relief from urban structures and development. Policy EN-36. Where appropriate combine environmentally sensitive areas with to provide public access and educational opportunities. Policy EN-37. Utilize review at the project specific level for the final identification of environmentally sensitive or critical areas, hazardous sites or portions of sites. Policy EN- 38. Develop the urban forestry program to maintain and expand vegetation on public and private property in order to minimize the impact of development on natural systems such as forests and individual trees and increase canopy cover to increase the ecosystem services that trees and other vegetation provide. Objective EN-L: Support and sustain educational, informational, and public involvement programs in the City over the long term in order to encourage effective use, preservation, and protection of Renton's resources. Policy EN-39. Provide information for and participate in informing and educating individuals, groups, businesses, industry, and government in the protection and enhancement of the quality and quantity of the City's natural resources and to promote conservation. Policy EN-40. Increase the community's understanding of the City's ecosystem and the relationship between the overall health of the ecosystem and quality of life for Renton residents.. Policy EN-41. Create the long-term community commitment that will be necessary to sustain efforts to protect, maintain, and improve the City's natural resources through educational programs. Policy EN-42. Educate residents adjacent to critical areas about the value of the resources present and encourage residents to protect the vegetative cover from damage. Objective EN-M: Increase the participation by the City of Renton in resolution of regional ecological issues that may impact Renton residents. Policy EN-43. Promote the use of interlocal agreements with other agencies to restrict land use in sensitive aquifer recharge areas to minimize possible sources of pollution and the potential for erosion, and to increase infiltration. VI-7 ATTACHMENT A ORDINANCE NO. 5499 Policy EN-44. Actively participate in regional highway planning, construction, and traffic restrictions. Policy EN-45. Discourage the continued use of, and hauling of waste to, the Cedar Hills landfill through the City of Renton. Policy EN-46. Use interlocal agreements and cooperative planning programs to coordinate, where appropriate, with King County, Tukwila, and Kent and other agencies for stormwater management, land use decisions, and waste water treatment. Policy EN-47. Actively participate in non-point source pollution watershed plans including those for the May Creek, Cedar River, and Green River Basins. Policy EN-48. Actively participate in state and regional efforts to control the atmospheric pollutants responsible for global climate change. VI-8 ORDINANCE NO. 5499 Attachment B Updated by Ordinance _ and effective as of Comprehensive Plan - Land Use Map 2,500 S£D0 nd_use_<nap\LBndUse09_ 11x17__Oct09.m A (,1—J City Limits | |_ j PAA Boundary \ Landuse m| CC - Commercial Corridor Ellf CN - Commercial Neighborhood I COR - Commercial-Office-Residential [ CV- Center Village | EAI - Employment Area Industrial . EAV-Employment Area Valley RLD - Residential Low Density ! RMD - Residential Medium Density ; RMF - Residential Muitifamily RSF - Residential Single Family UC-D - Urban Center Downtown • UC-N - Urban Center North Commiinity & Economic Development Alex Pietsch, Administrator Dala/GIS Analysis Services AdrianaA. Johnson, Patrick Roduin Map produced by the City of Renton (c), the City of Renlon al! rights reserved. No warranties of any sort, including but not limited to accuracy. fitness or merchantability, accompany this product. ATTACHMENTC ORDINANCE NO. 5499 COMMUNITY PLANNING ELEMENT GOAL Engage in community planning to improve the livability of Renton's neighborhoods, to preserve unique identity and create community character, to prioritize the provision of City services and investment in infrastructure, and to provide the public with the opportunity to participate in shaping the future of their community. Xlll-l ATTACHMENT C ORDINANCE NO. 5499 GENERAL OBJECTIVES AND POLICIES Purpose The Community Planning element envisions local residents describing how the Comprehensive Plan and its Development Regulations will be carried out in different geographic areas of the City. Community Planning Areas were established by the City Council after a public outreach initiative and in consideration of a number of factors that included, but were not limited to: shared community identity, physical features, schools, data collection units, existing infrastructure, service areas, districts, and boundaries, and access to and from a community. Community Plans will exemplify how the objectives and policies of the Comprehensive Plan play out when applied to detailed and specific conditions. Ideally, Community Plans will align the provision of City services and the allocation of infrastructure investments with community goals and priorities. They will indicate specific land use designations, appropriate densities, and the design standards that should apply in individual Community Planning Areas. Preserving and building community character while ensuring an efficient and predictable development approval process is a central theme. Community Planning results from a partnership between the City and the businesses, residents, and other stakeholders of a Community Planning Area. It addresses local issues that are not in a general Comprehensive Plan. Patterns of land use, design, traffic circulation, and services are expressed within the Community Plan for the benefit of the social, economic, physical health, safety, and welfare of the people in the community. Community Plans are a unifying force that identifies local characteristics in an area by surveying population, employment, transportation, building, and social attributes. Through the Community Planning process, communities will decide what they want to nurture and what they want to change at the local level. Priorities will be set for infrastructure investment and the provision of City services to implement the Community Plan. The purpose of Community Planning is to enhance that which the community values, as well as to identify and assure sensible growth and development. It is possible that Community Plans include visions that are radically different from the existing conditions, and it is possible that Community Plans include a vision that preserves the existing character and feel of an area. However, all Community Plans will anticipate and accommodate future growth and uphold the responsibility of implementing the Comprehensive Plan, even if there are provisions that some members of the community may not like. Otherwise, the Community Areas would shift development pressures and responsibilities outside community boundaries. Community Plans must be consistent with the overall Comprehensive Plan and the Washington State Growth Management Act. Plans should carry preambles with clearly articulated statements of purpose and should contain goals, policies, and principles that benefit both the local community and the City of Renton as a whole. Objective CP-A: Implement the goals of the City and the Growth Management Act - Foster the abilities of communities to implement the Comprehensive Plan within the Community Planning Areas of the City of Renton. XIII-2 ATTACHMENTC ORDINANCE NO. 5499 Policy CP-1. Community Plans shall apply polices that supplement and refine the goals, objectives, and policies of the Comprehensive Plan within the Community Planning Areas. Policy CP-2. Community Plans will make recommendations on land use designations, design standards, and capital improvements within the Community Planning Areas using the policies of the Comprehensive Plan and Title IV Development Regulations. Policy CP-3. Community plans will be used to align the provision of City services and infrastructure investment with community goals and priorities. Policy CP-4. The City will utilize an effective communication system that keeps people in Community Planning Areas informed at the beginning, as well as, during the process of creating a Community Plan. After plans are adopted, the City will continue to communicate with the people of Community Planning Areas regarding proposed developments and policy decisions that may affect their Community Plan or Community Planning Area. Objective CP-B: Foster community character and identity - Foster community character and preserve the unique identities of neighborhoods and Community Planning Areas. Policy CP-5. Community Plans shall involve the people of the community in plan development and amendment. This includes coordinating with existing recognized neighborhood associations, business associations, and other community groups, as well as business owners and community residents. Policy CP-6. Community Plans shall articulate a vision for the community and identify features and characteristics of communities to retain, develop, preserve, enhance, or correct. The plans shall focus on policy choices and regulatory options that can be effectively implemented and shown to be beneficial and desirable for the community. Policy CP-7. Community Plans shall use the Comprehensive Plan policies written to achieve environmental protection, create open space, provide affordable housing, and accomplish other Comprehensive Plan goals and objectives. Policy CP-8. Community Plans shall provide for a mix of land uses, housing types, and densities, while meeting the growth targets for the City. Policy CP-9. Community Plans may identify design features to be prioritized in capital facilities, multi-family residential development, commercial and industrial areas, and in landscaping. Design features may include site planning, building design, and other features which affect the character of the community. Policy CP-10. Community Plans shall recognize that unique districts and neighborhoods exist within the Community Planning Areas and may include provisions for subarea or neighborhood plans for these areas within the context of the Community Plan. XIII-3 ATTACHMENT C ORDINANCE NO. 5499 Objective CP-C: New Community Plans and updates - Support communities in the development of new Community Plans and in the update of existing Community Plans. Policy CP-11. Community Planning Areas are defined by the Community Planning Area Map adopted by the City Council. This map should not contain any gaps or overlaps between the planning area boundaries. Policy CP-12. Community Plans will include public outreach in a variety of formats, which may include, but is not limited to: community workshops, City sponsored open-house events, Commission and Council meetings, and integration into other community events. Policy CP-13. Community Plans will be initiated by the City Council, with guidance from the Mayor and Planning Commission, in order to implement objectives, principles, and standards of the Comprehensive Plan. Policy CP-14. During the Community Planning process, innovative and updated information should be shared with the Planning Commission and the Planning and Development Committee of the City Council to determine if there is a need or desire for changes citywide. Policy CP-15. Communities will be offered the opportunity to update their Community Plans on a regular basis. Objective CP-D: Consistency with the Comprehensive Plan and Development Regulations - Ensure consistency between the Comprehensive Plan, Community Plans, and Development Regulations. Policy CP-16. Establish a process for resolving land use conflicts within communities and with the Comprehensive Plan, that includes an opportunity for the participation of all stakeholders in coming up with a solution. Policy CP-17. Community Plans shall consider land uses and other growth related issues in adjacent Community Planning Areas (or in a neighboring jurisdiction, as applicable) during the planning process and in making recommendations. Policy CP-18. Community Plans should use existing Comprehensive Plan land use designations and zoning classifications rather than create new designations. New Comprehensive Plan designations and zoning should only be created if: • existing classifications are inadequate to implement the community's vision; • new classifications are consistent with citywide policies for growth and land use; and • new classifications are beneficial and desirable citywide Policy CP-19. Recommendations on regulation changes shall be integrated into Title IV of Renton's Municipal Code (the Development Regulations) in order to achieve a unified, consistent code. XIII-4 ATTACHMENTC ORDINANCE NO. 5499 Policy CP-20. Redundant and inconsistent regulations, procedures, and overlays should be eliminated in Community Plan Areas. Policy CP-21. Implement Community Plans through land use regulations and administrative decisions where possible, and through capital facilities provisions and other public programs, as applicable. Policy CP-22. Use Community Plan policies as guidelines for identifying mitigation and unacceptable impacts for projects and development proposals. XIII-5 ATTACHMENT C ORDINANCE NO. 5499 COMMUNITY PLANNING AREAS MAP The Community Planning Areas Map has been adopted to show ten Community Planning Areas in the City of Renton and its Potential Annexation Area. This map was initially created in a public outreach effort in 2009, which included a mapping workshop hosted at the annual Neighborhood Program Neighbor to Neighbor meeting. At this meeting over 100 Renton residents were given information about the Community Planning effort and criteria to guide the development of Community Planning Areas citywide. Nine different maps were produced. Staff and elected officials consolidated the maps into a single map that was then publicly reviewed before the Planning Commission and City Council. These lines are expected to be used as the basis for the initiation of the Community Planning process. Boundaries should not be considered final until the adoption of the Community Plan. XIII-6 ATTACHMENT C ORDINANCE NO. 5499 XIII-7 ATTACHMENT D ORDINANCE NO. 5499 COMMERCIAL/OFFICE/RESIDENTIAL LAND USE DESIGNATION Purpose Statement: The Commercial/Office/Residential (COR) designation provides opportunities for large-scale office, commercial, retail, and multi-family projects developed through a master plan and site plan process incorporation significant site amenities and/or gateway features. COR sites are typically transitions from an industrial use to a more intensive land use. The sites offer redevelopment opportunities on Lake Washington and/or the Cedar River. Commercial/Office/Residential zoning implements the COR land use designation. Objective LU-CCC: Development at Commercial/Office/Residential designations should be cohesive, high quality, landmark developments that are integrated with natural amenities. The intention is to create a compact, urban development with high amenity values that creates a prominent identity. Policy LU-270. Designate Commercial/Office/Residential in locations meeting the following criteria: 1) There is the potential for redevelopment, or a sufficient amount of vacant land to encourage significant concentration of development; 2) The COR site could function as a gateway to the City; 3) COR sites should be located on major transit and transportation routes; and 4) The COR location has significant amenity value, such as water access, that can support landmark development. Policy LU-271. Consistent with the location criteria, Commercial/Office/Residential designations may be placed on property adjacent to, or abutting, residential, commercial, industrial designations or publicly owned properties. COR designations next to higher intensity zones such as industrial, or next to public uses, may provide a transition to less intense designations in the vicinity. Site design of COR should consider the long-term retention of adjacent or abutting industrial or public uses. Policy LU-272. Uses in Commercial/Office/Residential designations should include mixed-use complexes consisting of office, and/or residential uses, recreational and cultural facilities, hotel and convention center type development, technology research and development facilities; and corporate headquarters. Policy LU-273. Commercial uses such as retail and services should support the primary uses of the site and be architecturally and functionally integrated into the development. Policy LU-274. Commercial development, excluding big-box, may be a primary use in a Commercial/Office/Residential designation, if: 1) It provides significant economic value to the City; 2) It is sited in conjunction with small-scale, multiple businesses in a "business district;" ATTACHMENT D ORDINANCE NO. 5499 3) It is designed with the scale and intensity envisioned for the COR; and 4) It is part of a proposed master plan development. Policy LU-275. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the COR designation, or if proposed as part of a phased development and multi-parcel proposal that includes a mix of uses. Policy LU-276. Sites that have significant limitations on redevelopment due to environmental, access, and/or land assembly constraints should be granted flexibility of use combinations and development standards through the master plan process. Policy LU-277. Adjacent properties within a designated COR should be combined for master planning purposes and public review regardless of ownership. Policy LU-278. Master plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identification of gateway features, signs, circulation, transit opportunities, and phasing regardless of ownership of individual parcels. Policy LU-279. Residential densities at COR designated sites should provide the flexibility to allow for high density residential development, that could support the potential onsite commercial uses and, at the same time, provide for the opportunity for mixed-use developments that can support the City's employment goals. The same area used for commercial and office development may also be used to calculate residential density. Policy LU-280. Commercial/Office/Residential master plans should be guided by design criteria specific to the location, context, and scale of the designated COR. COR Design Guidelines should fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations for the various components of each proposed project within the COR development.