Chapter DOWNTOWN DISTRICT

Transcription

1 Chapter DOWNTOWN DISTRICT Sections: General urpose Building Lines Rain rotection Blank Walls Maximum Building Heights arking Control City Center West Employment Overlay City Center Waterfront Section General urpose. urpose. The purpose of this Chapter is to provide a place for all existing and possible future regulations governing the area of the City known as the Downtown lan District. (M-3643, Added, 01/26/2004) Section Building Lines. A. urpose. The building lines regulations are intended to maintain and enhance the urban quality, economic vitality and pedestrian environment of the Downtown core, including preventing the loss of the sense of enclosure, enhancing the continuity of display windows, and providing weather protection. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure

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3 C. Regulation of uses. Reserved for future use. D. Special standards. Reserved for future use. E. Street frontages. All new construction along the street frontages designated in Figure shall extend to the edge of the street right-of-way line for the first two stories. This applies to both new buildings and expansions of existing buildings. Additional street frontage requirements can be found in the Esther Short Redevelopment Subarea lan for development within this location. F. New construction. Along street frontages no less than 75% of the building line shall be located at the building line [which shall be the edge of the street right-of-way line, except as provided in Subsection (G) below]. The lanning Official may allow a building to be set back from the required building line, provided the intent of rain protection requirements are satisfied. ortions of a building at the building line shall not be less than one story in height. G. Encroachment into public rights-of-way adjustment. Any building along a street frontage containing a building line may extend into the public right-of-way as follows: 1. Minimum clear height over the sidewalk shall be Maximum clear height over the sidewalk shall be Maximum overall height of the projection shall be 35 above the sidewalk, except for balconies, bay windows and structured parking. 4. If along such frontage rain protection is also required, the projection shall be that required in the depth-of-cover and clear height standards of Section (E) VMC. 5. Maximum projection from the property line into the right-of-way shall be 15 where no curb exist, or to a point no closer than 2 to the face of an existing curb. 6. Supporting structures may be placed within the right-of-way provided that they meet the standards specified in this Section and as follows: a. Vertical supports shall have a maximum horizontal finished dimension of 2. b. Supports shall be 8 or more apart along the street frontage. c. Adequate sidewalk clearance as approved by the City Transportation Manager shall be maintained. 1. All construction above, on, or under the right-of-way requires approval of a street use permit from the City ublic Works Department. 2. roperties that are located in Heritage Overlay District are subject to the additional

4 requirements, as governed by VMC have special requirements that may take precedence over the standards listed above. H. Encroachment into public rights-of-way bonus. The gross floor area of that portion of a building constructed within the public right-of-way, as permitted by Subsection (G) above, may be included in computing the gross floor area of the building in determining the minimum floor area ratio required by Chapter VMC, relating to the Transit Overlay District. I. Residential developments. New construction of residential buildings along a frontage containing a building line, where permitted, may be exempted from the requirements of this Section, upon a determination made, as specified in Subsection (G) above or Subsection (J) below, that adherence to the requirements would be detrimental to desirable standards of open space, privacy, and/or protection from street noise for residential dwelling units, provided that in the latter case a weather-protected walkway is provided from the street property line to each entrance to a residential building occupying a site along the required building line. J. Determination of compliance. Determination as to whether a proposed building arrangement meets the intent, purposes and requirements of this Section and Section VMC, et seq., where applicable, or qualifies for the exemption provided in Subsection (I) above, shall be made in accordance with the procedures specified for design review, per VMC (M-4105, Amended, 11/17/2014, Sec 3-Effective 12/14/14; M-3959, Amended, 07/19/2010, Sec 31-Effective 8/19/2010; M-3832, Amended, 06/18/2007, Sec 15; M-3643, Added, 01/26/2004) Section Rain rotection. A. urpose. The rain protection regulations are intended to provide weather- protection for pedestrians, to enhance the economic vitality of the downtown core area and provide a needed amenity for employees, visitors and shoppers and link parking facilities, places of work, shopping and visitor areas. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure

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6 C. Regulation of uses. Reserved for future use. D. Special standards 1. New construction required. On a street frontage designated in Figure , rain protection features shall be required to be incorporated into all new construction if such construction is of a new structure. Such features shall also be required if an existing structure is remodeled in such a way as to affect the appearance of that part of the structure facing the street; provided, remodeling found by the lanning Official to be minor, per the requirements of Chapter VMC, shall not be required to provide weather protection. 2. New construction. All proposed new buildings within 15 of the street property line shall be required to provide a rain protection feature meeting the requirements of this Section. 3. Designated. A rain protection feature meeting the requirements of this Section may be an awning, overhang, marquee, free-standing shelter, arcade or other architectural feature providing a rain-sheltered sidewalk or walkway for pedestrians along the entire street frontage of the building but may not contain usable floor area of any kind unless a vacation of air rights from the City has been secured. E. Design standards. New rain protection features, whether required or not, and which are located on affected street frontages shall be in compliance with the following design standards: There shall be a minimum vertical clearance above the sidewalk or walkway of no less than 8. There shall be a maximum vertical clearance above the sidewalk or walkway of 13, except as provided for arcades in this Section. Rain protection features shall be provided within the public right-of-way (under a street use permit from the City), or within the property, or within both the public right-of-way and the property, except as provided for arcades in this Section. Rain protection features shall provide cover of at least 5 in depth over the sidewalk or other surfaced pedestrian way. Such features shall be additionally extended at least 6 in depth for each foot of vertical clearance above 8, but shall not extend closer than 2 to the curb line. In the absence of a curb line, the features shall extend a maximum of 15 from the street property line into the public right-of-way or, in the case of any publicly constructed rain protection feature parallel to the street property line only to such rain protection feature or such minimum distance beyond such feature as is necessary to provide for complete coverage of the walkway, sidewalk, property or other walkway. Where a sidewalk along a street frontage containing a required building line and a required rain protection feature has a width of less than 10, an existing building constructed at the required building line may provide a rain protection feature with a depth of less than 8 over the sidewalk, but not less than the depth between the building and 2 from the curb line. In the case of new construction where the distance between the required building line and the curb line is less than 10, the building may be set back from the required building line by no greater than that distance necessary to provide a cover of up to 12 in depth from the building line to the curb line. The rain protection feature shall extend to within 2 of the curb line

7 Along a lot frontage of at least 100, the rain protection feature requirement may be satisfied by an arcade, constructed wholly on the property within the building. This is provided that the arcade adjoins and is continuously accessible from the adjoining public right-of-way, and provides at least 10 of horizontal clearance for pedestrians. An arcade may provide greater than 13 of vertical clearance above the pedestrian walkway, provided, the 10 minimum horizontal clearance shall be increased by one foot for each foot of increase in height of the unprotected opening along the face of the arcade. Rain protection features on each building shall be designed to abut or adjoin rain protection features provided or to be provided under this Section, on adjacent buildings along the same street frontage, to the greatest extent possible to ensure a continuous protected pedestrian walkway. F. Adjustment and exception. The following adjustments and exceptions regarding rain protection features may be authorized by the lanning Official, in accordance with the procedures specified in Subsection (G) below. 1. Changes in dimensions and exceptions to general application of the standards specified in Subsection (E) above, may be allowed where the standards prescribed are found infeasible or impractical to apply, or it is found they would create disharmony with the architecture of an existing building. 2. The requirements of rain protection features shall not apply to buildings entered into the National Register of Historic laces, Buildings, or Structures, or listed in the Washington State Register of Historical Sites and Buildings, or listed in the Clark County Heritage Register or where it is found by the Historic reservation Commission that application of the requirements would be seriously detrimental to the design integrity of the structure and/or its architectural facade. G. Determination of compliance. Determination of whether a proposed building or rain protection feature meets the intent, purposes and requirements of this Section and the previous Section, or qualifies for adjustments or exemptions authorized in the previous Section, shall be made by the lanning Official, as governed by Chapter VMC. (M-3959, Amended, 07/19/2010, Sec 32-Effective 8/19/2010; M-3832, Amended, 06/18/2007, Sec 18; M-3832, Amended, 06/18/2007, Sec 17; M-3643, Added, 01/26/2004) Section Blank Walls. A. urpose. The blank wall regulations are intended to afford interest to pedestrians and to enhance the urban quality and shopping environment and to encourage pedestrian traffic within Downtown Vancouver. Blank walls at pedestrian level shall be discouraged in certain areas and shall not be allowed except with special approval from the lanning Official, upon reasonable justification of such blank wall. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure

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9 C. Regulation of uses. [Reserved for future use] D. Special standards. [Reserved for future use] E. New construction and major reconstruction. All new construction and major reconstruction along certain street frontages must provide windows and entrances or other features meeting the requirements of the Subsection (F). F. Use requirements. At least 75% of the width of any new or reconstructed first-story building wall facing a street shall be devoted to interest-creating features, pedestrian entrances, transparent show or display windows, or windows affording views into retail, office or lobby space. G. Exemptions 1. Historic buildings. The following types of buildings may be exempted by the Historic reservation Commission from the requirements of Subsection (F) above, with respect to the percent of wall devoted to windows and entrances, where in conflict with the character of the architecture, in accordance with the specified procedures concerning Design Review. a. Existing buildings entered into the National Register of Historic laces, Buildings, or Structures, or listed in the Washington State Register of Historical Sites and Buildings, or the Clark County Heritage Register or where the first story of the building is being restored or has been restored to its original architectural character, or as near as possible to its original architectural character, and where application of the requirements of the Section would interfere with such restoration. b. Existing or new buildings located within the Heritage Overlay District, as governed by Chapter VMC, where the requirements of this Section are found by the Historic reservation Commission to be inconsistent with the requirements, standards and design guidelines applicable to buildings in designated Heritage Overlay Districts. H. Determination of compliance. Determination of whether a proposed building arrangement meets the intent, purposes and requirements of preceding Sections, or qualifies for exemptions provided, shall be made in accordance with the procedures as part of the Design Review process, as governed by Chapter VMC. (M-3959, Amended, 07/19/2010, Sec 33-Effective 8/19/2010; M-3832, Amended, 06/18/2007, Sec 20; M-3832, Amended, 06/18/2007, Sec 19; M-3643, Added, 01/26/2004) Section Maximum Building Heights. Maximum building heights. Building heights in the Downtown lan District vary from 40 to 300, as illustrated in Figure A. urpose: The maximum building height regulations are intended to facilitate redevelopment opportunities and maximize waterfront development, to meet historic preservation goals (including preservation of architectural character), to protect adjacent residential and commercial neighborhoods (including compatibility in scale and character), comply with Federal Aviation Administration Regulations, art 77 and to ensure safety and livability

10 B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure C. In areas noted by a superscript 1 in Figure , a maximum building height range is shown within brackets. The low number of the range identifies the maximum building height (inclusive of any roof-top appurtenance) that may be achieved outright. The high number of the range identifies the conditionally allowed maximum building height limit (inclusive of any roof-top appurtenance). The following conditions apply with an increase in building height above the low number of any given range: 1. Up to 50% increase in building height (inclusive of any roof-top appurtenance), may be allowed outright, by the lanning Official through the site plan review process upon making the following findings: a. Such increase in height complies with FAA regulation, art 77, as confirmed by the FAA, through issuance of a determination of no hazard to air navigation; and b. Such increase in height will not affect the safe and efficient use of navigable airspace following consultation with the earson Field Airport Manager. 2. Over 50% and up to the high number of a given range, increase in building height (inclusive of any roof-top appurtenance), may be allowed by the lanning Official through the site plan review process upon making the following findings: a. Such increase in height complies with FAA regulation, art 77, as confirmed by the FAA, through issuance of a determination of no hazard to air navigation; and b. Such increase in height will not affect the safe and efficient use of navigable airspace following consultation with the earson Field Airport Manager; and c. The gross floor area of the building at each floor over 50% above the low number of any given range and up to the high number of a given range shall not exceed 12,000 square feet. D. In the area noted by superscript 2 in Figure , the following building height and design conditions apply: 1. Buildings fronting Main Street shall comply with the established building line, and shall rise no more than 45 feet with an allowance of an additional 3 feet for a parapet before stepping back 15 feet, beyond which the building may rise to 100 feet (inclusive of any roof-top appurtenance) upon an FAA determination of no hazard to air navigation and upon consultation with the earson Field Airport Manager. An exception may be given for buildings fronting Main Street to rise to 60 feet before stepping back 15 feet, only if, the context of the subject building meets the following: Two buildings 60 feet or taller are located, such that, each front Main Street and are on two different adjacent sides of the subject building. The term adjacent may include buildings that front Main Street and are located directly across a street from the subject building. 2. Buildings taller than 100 feet (inclusive of any roof-top appurtenance) that have received an FAA

11 determination of no hazard to air navigation and upon consultation with the earson Field Airport Manager would be limited to building footprints of 12,000 square feet or less per floor to ensure sufficient light at street level. 3. All restoration of existing buildings and construction of new buildings shall be consistent with design guidelines and requirements of VMC20.510, Heritage Overlay District. E. In the area noted by superscript 3 in Figure refer to Heritage Overlay District Number One, Standards and Requirements VMC a. F. For additional information, refer to Section , Meaning of Specific Words and Terms and Section , Airport Height Overlay District. Not withstanding the allowed heights as shown in Figure , no part of the building structure including any roof top appurtenances shall be taller than the adopted airport approach, transitional and horizontal surfaces (refer to and Figure )

12 (M-4207, Amended, 07/17/2017, Sec 2 effective date 08/17/17; M-3922, Amended, 07/06/2009, Sec 28; M-3832, Amended, 06/18/2007, Sec 22; M-3832, Amended, 06/18/2007, Sec 21; M-3735, Amended, 02/27/2006, Sec 2; M-3643, Added, 01/26/2004)

13 Section arking Control. A. urpose. This district is intended to prevent disruption of pedestrian circulation; to provide for smooth traffic flow; to prevent excessive use of downtown land for parking; to ensure the most efficient provision of parking facilities; to preserve the continuity of retail use and building frontage in the downtown shopping area; and to protect the public health and safety. B. Establishment of boundaries. The boundaries of the area within which these regulations apply are illustrated in Figure These regulations apply to three areas within the downtown: 1) Structural arking with Limited Access Area; 2) Structural arking Area; and 3) Limited Surface arking Area

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15 C. Structural arking with Limited Access Area. For any use located within the boundaries identified in Figure , the following restrictions and requirements shall apply: 1. No new surface parking lot shall be permitted. All existing surface parking in the Retail Structural arking Area, as defined in Section (C)(7) VMC became nonconforming on September 26, 1977, by enactment of Ordinance M Structured parking fronting on Main Street between 6th and Mill lain, within the area illustrated in Figure , shall be setback a minimum of 25 from the street property line. 3. arking access to and from Main Street shall be prohibited. That portion of any lot fronting on Main Street shall be devoted at the street level to retail, consumer service, office, or other permitted uses in the use district within which the property is located. D. Structural arking Area. For any use located within the boundaries identified in Figure , the following restriction shall apply: No new surface parking lot shall be permitted. All existing surface parking in the Structural arking Area, as defined in Section (C) (7) VMC became nonconforming on September 26, 1977, by enactment of Ordinance M E. Limited Surface arking Area. For any use located within the boundaries identified in Figure , the following restrictions and requirements shall apply: 1. Structural parking shall be allowed. 2. Surface parking lots including off-site accessory parking lots may be allowed upon approval of a phased development plan, which indicate future buildings and timelines for completion of each phase and the elimination of the surface parking. Off-site accessory lots in the Limited Surface arking area are permitted for uses even if the minimum parking requirement is met on-site; however, such parking shall not be made available to any other business or use. 3. Accessory surface parking for residential use is not limited and shall be allowed for all hours of the day and night. 4. Accessory surface parking for commercial use shall be limited to business hours of the accessory use(s). After business hours, accessory surface parking may be made available to other non-accessory uses. F. New Temporary parking lots. As of the effective date of the VCCV Ordinance, no new temporary parking lot may be established in the arking Control District. G. Existing Nonconforming Surface Lots. To prevent disruption of pedestrian circulation; to provide for smooth traffic flow; to ensure the most efficient provision of parking facilities; and protect the public health, safety, and welfare by controlling erosion and dust and by preventing bodily injury and crime, unimproved (gravel or other non-permanent surface) parking lots in the arking Control District shall be improved to current parking lot standards by December 31, 2015 as follows:

16 1. A valid land use approval for the parking shall be obtained from the City no later than eighteen (18) months prior to the above deadline (July 1, 2014); and 2. arking lots shall be improved to current development standards in accordance with VMC ; and 3. Any unimproved lot in the arking Control District that has not received a valid land use approval by the above deadline or has not been improved to full standards by December 31, 2015 shall be immediately discontinued; and 4. arking lot improvements may be phased over time; however, any portion of a parking lot, which has not been approved or improved by the deadlines outlined in subsection 3 above, shall be immediately discontinued. (M-3959, Amended, 07/19/2010, Sec 34-Effective 8/19/2010; M-3931, Amended, 11/02/2009, Sec 20 - Effective 12/2/2009; M-3922, Amended, 07/06/2009, Sec 29; M-3832, Amended, 06/18/2007, Sec 24; M-3832, Amended, 06/18/2007, Sec 23; M-3643, Added, 01/26/2004) Section City Center West Employment Overlay. A. urpose. The City Center West Employment Overlay is intended to provide for economic activity and employment growth by allowing for a wide range of commercial and industrial employment opportunities limited to avoid potential conflicts from interspersed and surrounding commercial/office and residential uses. The City Center West Employment Overlay is intended to provide an area zoned to allow uses and types of employment that are transitional between heavy and light industrial lands to the west and commercial/office and residential lands to the east. B. Establishment of boundaries. The City Center West Employment Overlay shall apply to the area outlined in Figure

17 C. Regulation of uses. ermitted, limited, conditional, and prohibited uses in the City Center West Employment Overlay are set forth in Table

18 Table City Center West Employment Overlay Use Table USE RESIDENTIAL Household Living Group Living /C 7 Transitional Housing L 2 Home Occupation L 3 HOUSING TYES Single Dwelling Units, Attached Single Dwelling Units, Detached Accessory Dwelling Units Duplexes Multi-Dwelling Units Existing Manufactured Home Development Designated Manufactured Home New Manufactured Home CIVIC (Institutional) Basic Utilities Colleges Community Recreation L 4 Cultural Institutions Day Care - Family Day Care Home /L 5 - Child Care Center L 5 - Adult Day Care Emergency Services Human Service Facilities L 2 Medical Centers arks/open Space - Neighborhood arks - Community arks

19 - Regional arks - Trails ostal Service Religious Institutions Schools (not truck driving schools) Social/Fraternal Clubs L 4 Transportation Facility ark & Ride Facilities Surface Structure COMMERCIAL Commercial Lodging Eating/Drinking Establishments Entertainment-Oriented - Adult Entertainment - Indoor Entertainment /L 6 - Major Event Entertainment General Retail -Sales - Oriented 7 - ersonal Services - Repair - Oriented - Bulk Sales - Outdoor Sales /L 8 Motor Vehicle Related - Motor Vehicle Sales/Rental - Motor Vehicle Servicing Repair (entirely indoors) L 9 - Vehicle Fuel Sales L 9 - EV Basic Charging Stations (accessory and stand-alone) - EV Rapid Charging Stations (accessory and stand-alone) - EV Battery Exchange Stations Office - General

20 - Medical - Extended Marina (See also VMC ) Non-Accessory arking C 14 Self-Service Storage INDUSTRIAL Industrial Services L 15 Manufacturing and roduction 16 Railroad Yards Research and Development Warehouse/Freight Movement Waste-Related Wholesale Sales Major Utility Facilities OTHER Agriculture/Horticulture Airport/Airpark Animal Kennel/Shelters Cemeteries C 10 Detention & ost Detention Facilities C/ 11 Dog Day Care L Heliports C 12 Recreational or Medical Marijuana Facilities Mining Rail Lines/Utility Corridors Temporary Uses L 8 Wireless Communication Facilities L/C/ 13 Offsite Hazardous Water Treatment and Storage Facilities 1 Residential Care Homes with six or fewer residents and any required on-site staff permitted by right in housing above the ground floor; all larger group home uses are permitted conditionally

21 2 3 4 Subject to provisions of Chapter VMC Human Service Facilities. Subject to the provisions of Chapter VMC Home Occupations. Subject to provisions of Section VMC Community Recreation and Related Facilities. 5 Family day care homes for no more than 12 children are permitted when licensed by the state. Child care centers (13 or more children) are Limited (L), subject to a Type II procedure in Chapter Child care centers can also be approved as part of a lanned Development, VMC In all cases child care centers must meet the standards outlined in Chapter VMC rovisions in Section VMC apply to Indoor Target Shooting Ranges. awnshops are prohibited. Subject to provisions in Chapter VMC Temporary Uses. Subject to provisions in Section VMC, Motor Vehicle Fuel Sales and Repair. Subject to provisions in Section VMC Cemeteries. Secure Transition Facilities as per are prohibited. 12 Subject to provisions in Section VMC rivate Landing Strips and Heliports. Airpark related uses are permitted in earson Airpark and Evergreen Airport only Subject to requirements in Chapter VMC Wireless Telecommunications Facilities arking structures are permitted outright. 15 The following Industrial Service uses as defined in VMC (D)(1)Use Classifications are prohibited; Sales, repair, salvage or wrecking of heavy machinery; metal and building materials; towing and vehicle storage; heavy truck services and repair; truck stops, fuel oil distribution; solid fuel yards; and laundry, dry-cleaning and carpet cleaning plants. 16 Offsite hazardous waste treatment and storage facilities are prohibited. D. Development standards. roperties within the City Center West Overlay shall comply with the requirements of the City Center Mixed Use (C) Zone, VMC Chapter ; Design Review, VMC Chapter ; and Off Site Impacts, VMC Chapter (M-4701, Amended, 03/03/2014, Sec 9-Effective 03/09/2014; ACM M-4035, Amended, 12/20/2013, Corrected Scriverner's Error in Table ; M-4035, Amended, 12/03/2012, Sec 6-Effective 12/08/2012; M-4024, Amended, 09/10/2012, Sec 10-Effective 9/30/2012; M-3832, Amended, 06/18/2007, Sec 25)

22 Section City Center Waterfront A. urpose. The following City Center (C) Waterfront design standards are intended to: 1. Implement the principles, goals and policies of the Vancouver City Center Vision Subarea lan for mixed-use development and connections to the waterfront. a. Create and support messy vitality, a dynamic and rich mix of residential, cultural, civic, retail and entertainment places that will attract growth, jobs and round-the clock activity; b. Focus waterfront redevelopment on residential uses supported by significant public access, recreation, cultural, hospitality, entertainment and limited commercial uses; c. Connect the downtown to the waterfront; d. Overcome the barrier like feeling of the railroad and berm between downtown and the waterfront; and waterfront. e. Strengthen the primary street connections to the 2. Build to the highest density that is financially viable and achievable within the allowed height restrictions and grid dimensions. 3. Create an urban high activity waterfront character. 4. Create tangible connections to the waterfront, connecting Vancouver s City Center businesses, neighborhoods and parks to a vibrant waterfront district that is accessible to all. 5. Design streets to enhance the district s ability to function as a pedestrian-oriented urban neighborhood, encourage pedestrian activity, and create a lively active district. 6. Extend the Columbia River Renaissance Trail to the west. 7. Encourage water oriented uses along the shoreline area. 8. Encourage environmentally friendly site and development design and construction. 9. Secure public access to or along the shoreline, to include waterfront public spaces. B. Boundary. The area zoned City Center (C) located within the Columbia West Renaissance District of the Vancouver City Center Subarea lan between Interstate-5 on the east, the Railroad Bridge to the west; the Railroad right of way to the north and the Columbia River to the south (refer to Figure ). C. Administration. Compliance with the provisions of this Section shall be determined through the procedures of Section A and B, Columbia River Shoreline Enhancement lan District, Administration

23 D. Design and Development Standards 1. Street Grid The street system shall be based on a grid pattern and pedestrian system similar to the existing City Center grid of 200 foot blocks. Based on site and environmental constraints the planning official may approve a limited number of smaller or larger blocks. Where blocks are 300 feet or longer on a face, mid block pedestrian connections shall be provided. 2. Traffic Calming Traffic calming elements shall be incorporated in the master plan. Elements such as and not limited to maximize on-street parking, narrow streets, ten to twelve foot sidewalks, and visible attractive crosswalks at intersections. 3. Sidewalk a. Width - Twelve to Fifteen foot wide sidewalks shall be provided on rimary corridors. Ten to twelve foot wide sidewalks shall be provided on Secondary corridors. Street classifications to be determined in master plan process. b. Accents - rovide decorative pavement accents in sidewalks and at intersection crossings and on streets that provide connections to the trail network. 4. Street Lights The City s Street Light olicy shall apply. It identifies the Sheppard s Crook light fixtures on the waterfront trail and the Double-Acorn light fixture on the streets. 5. arking Within the Columbia West Renaissance District, new surface parking lots are prohibited except for surface parking lot(s) needed during phased construction and where an approved phasing plan states timelines for completion of each phase and removal of such lot(s). Structural parking is prohibited between the river and buildings located nearest to the shoreline and at the interface of buildings and the river shoreline. Require parking driveway access from secondary streets and require on-street parking on all streets unless otherwise approved by the Transportation Manager. Develop orient and screen structural parking to: a. complement adjacent buildings; b. integrate structural parking with the building s overall design; c. reduce automobile/pedestrian conflicts; and d. support a comfortable pedestrian environment

24 6. Link to City Center The principles of the Downtown lan District sub-sections , Building Lines; , Rain rotection; , Blank Walls; C, Maximum Building Heights; and arking Control, shall apply to the Columbia West Renaissance District waterfront area zoned City Center (C). The details of how and where to apply the above mentioned sub-sections of the Downtown lan District (20.630) shall be provided in the master plan ( ) and approved by the City. 7. athways, Open Spaces and Connections eople shall be able to interact with the river in appropriate locations, whether by touching, viewing, or enjoying the riverbank in other ways. Visual access to the water shall be provided. hysical access shall be provided where determined appropriate and consistent with the requirements of the Critical Areas Ordinance (VMC ) and Shoreline Master lan. Locate open spaces strategically to serve proposed uses, pedestrian linkages and nearby districts and to enhance transition from the waterfront urban environment to the river shoreline environment. rovide pedestrian connections and specific design elements to connect the varied open spaces into a cohesive open space system. rovide public open spaces that are diverse in character, and placement. Both green and hardscape shall be provided. Hardscape open spaces designed for intense urban uses and consistent with the Critical Areas Ordinance (VMC ) and Shoreline Master lan may be appropriate in some areas of the City Center s waterfront. Extend the Columbia River Renaissance Trail from east to west keeping it as close to the river as possible consistent with the requirements of the Critical Areas Ordinance (VMC ) and Shoreline Master lan. Incorporate information about the Columbia River s natural resources and cultural history into the design of provided riverfront features such as public art, and interpretive signs. rovide primary pedestrian connections between the existing Esther Short ark and new waterfront development. edestrian connections may include, but not limited to, features or amenities such as special sidewalk design, landscaping, art work, street furniture, views etc. See Landscape lans below. 8. Landscape lans Employ design concepts that unify the new waterfront development with the City Center, Esther Short ark, the Columbia River, river pathways and open spaces, and surrounding activities to the east and west, by specific plant selection, furniture, lighting, art, and hardscape materials etc. Integrate landscape elements to enhance transitions with pedestrian access ways from the waterfront urban development to the river shoreline. Arrange plant communities to reinforce diverse open spaces, provide connectivity, aesthetics, ecological functions, and variety and interest through the seasons. Select appropriate species of native and native-like plants in the waterfront district area based on the soil, light, moisture conditions, context and adjacent uses. lanting schemes shall consider water conservation goals refer to VMC Section Specify appropriate species of native plants in the riparian management area and riparian buffer of

25 the shoreline based on the soil, light, moisture conditions, context and adjacent uses and consistent with the Critical Areas Ordinance and Shoreline Master lan. The selection of tree species and the layout of trees on different streets are related to both the operation and desired character of a particular street. Species selection and tree spacing shall be coordinated with the City s arks and Forestry Divisions to ensure appropriate relationship to the Columbia River shoreline and Columbia River Renaissance Trail, connectivity to the City Center, and desired character of specific streets. For street tree selection, refer to VMC Building Design While creating an urban façade to the property line, development in the Columbia West Renaissance District should not present a wall between the downtown and the river, nor should it represent themed building types or styles. To avoid monolithic building mass, vary the footprint and façade plane of buildings that face the Columbia River to create a diversity of building forms and urban spaces adjacent to the shoreline. This may be accomplished by: a. configuring the building s mass to be perpendicular to the river; b. articulating the façade plane to step down to the shoreline; c. articulating building facades that face the Columbia River with human scale elements; d. breaking up the building s mass to develop a variety of volumes, developing a varied set of horizontal plane and vertical façade shifts; or forms. e. using divisions inherent to the building type to break up potentially monolithic building Mixed-use developments shall be designed to provide increased opportunities for informal and planned activities beyond the typical 9 a.m. to 5 p.m. work hours. Non-residential ground floor building levels shall include elements of pedestrian interest appropriate to the use of the ground floor, such as, but not limited to, public art, display windows, arcades, courtyards, front porches and stoops, special landscaping and architectural features. Residential ground floor building levels shall include architectural elements that provide a transitional space between the public and private realm such as, but not limited to, indoor or outdoor foyers, courtyards, front porches, stoops and special landscaping areas. The design of building lights, signs, and awnings, shall be determined through the master plan process. Signage shall be appropriate for a district that is intended primarily for residential use, and should not be visible from outside the district. 10. View rotection Within the Columbia West Renaissance District, buildings shall be arranged and designed to maximize views and preserve views of the shoreline. 11. Sustainable Site and Development Design As much as practicable incorporate sustainable design concepts as integral components of urban

26 site and development designs. Examples include but are not limited to: a. integrating ecological landscape elements in site designs; b. developing special landscape environments; c. creating interior spaces within buildings that relate to or take advantage of exterior environments; and d. incorporating sustainable building practices or techniques into development designs. As much as practicable integrate innovative stormwater management systems with the overall site and development designs. Examples include but are not limited to: a. developing multifunctional stormwater management systems; b. artistically emphasizing the stormwater function of typical building elements; c. considering the potential aesthetic functions of stormwater management systems; d. integrating recreational rooftop facilities; e. creating comprehensive systems that advertise and attractively display the building s stormwater; and f. incorporating eco-roofs. Enhance the river bank with native vegetation and bio-engineered and/or bio-technical engineered solutions consistent with the Critical Areas Ordinance (VMC ) and Shoreline Master lan. Use low impact development methods as much as practicable. E. Modification. Modifications to design and development standards may be processed as part of the request for concept plan approval if the applicant can demonstrate compliance with the following approval criteria: 1. A master plan that complies with Section Master lan Components is submitted. 2. The modification(s) is warranted given site conditions and/or characteristics of the design. 3. The benefits accruing from the implementation of the modification meet or exceed the current design and development standards in Section D above. 4. Any impacts resulting from the modification are mitigated to the extent practical

27 (M-3922, Amended, 07/06/2009, Sec 30; M-3832, Amended, 06/18/2007, Sec 28; M-3832, Added, 06/18/2007, Sec 27)