Attachment B: Centers and Corridors Proposal

Transcription

1 Attachment B: Centers and Corridors Proposal

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3 Table of Contents Introduction... B-7 Focus Area... B-7 History of Centers and Corridors Concept... B-8 Centers and Corridors Concept Revived... B-11 Why Centers and Corridors are Important... B-12 Benefits to an Area-Wide Approach... B-12 Public Involvement... B-13 Updates to the Initial Proposal... B-13 Centers and Corridors Framework... B-17 Land Use... B-17 Design... B-18 Mobility... B-18 Investments... B-19 Designations and Zones... B-19 Centers... B-23 Location Criteria... B-23 Centers of Local Importance... B-23 Land Use... B-25 Design... B-28 Mobility... B-30 Investments... B-31 Corridors... B-33 Location Criteria... B-33 Land Use... B-35 Design... B-39 Mobility... B-42 Investments... B-42 ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-3

4 Figures Figure 1: Focus Area Community Plan Boundaries... B-7 Figure 2: Central UGA Community Plans - Centers and Corridors Identified in Plans... B-8 Figure 3: Existing Zoning Pattern... B-10 Figure 4: Centers vs. Corridors... B-11 Figure 5: Benefits to an Area-Wide Approach to Centers & Corridors... B-12 Figure 6: Zoning Name Changes... B-13 Figure 7: Map Changes... B-14 Figure 8: Density and Height Changes... B-15 Figure 9: Centers and Corridors Framework Categories... B-17 Figure 10: Centers and Corridors Zoning... B-21 Figure 11: Centers Zoning... B-24 Figure 12: Centers Land Use Objectives... B-25 Figure 13: Centers Land Use Hierarchy... B-25 Figure 14: Town Center Land Use Summary... B-26 Figure 15: Town Center Density and Height... B-26 Figure 16: Town Center Land Use Incentives... B-26 Figure 17: Urban Center Land Use Summary... B-27 Figure 18: Urban Center Density and Height... B-27 Figure 19: Urban Center Land Use Incentives... B-27 Figure 20: Centers Design Objectives... B-28 Figure 21: Centers Amenities... B-29 Figure 22: Centers Design Incentives... B-29 Figure 23: Centers Mobility Objectives... B-30 Figure 24: Centers Investments Objectives... B-31 Figure 25: Corridors Zoning... B-34 Figure 26: Corridors Land Use Objectives... B-35 Figure 27: Corridors Land Use Hierarchy... B-35 ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-4

5 Figure 28: Employment Corridor Land Use Summary... B-36 Figure 29: Employment Corridor Density and Height... B-36 Figure 30: Employment Corridor Land Use Incentives... B-36 Figure 31: Neighborhood Corridor Land Use Summary... B-37 Figure 32: Neighborhood Corridor Density and Height... B-37 Figure 33: Neighborhood Corridor Land Use Incentives... B-37 Figure 34: Urban Corridor Land Use Summary... B-38 Figure 35: Urban Corridor Density and Height... B-38 Figure 36: Urban Corridor Land Use Incentives... B-38 Figure 37: Corridors Design Objectives... B-39 Figure 38: Employment Corridor Amenities... B-40 Figure 39: Employment Corridor Design Incentives... B-40 Figure 40: Neighborhood Corridor Amenities... B-40 Figure 41: Neighborhood Corridor Design Incentives... B-40 Figure 42: Urban Corridor Amenities... B-41 Figure 43: Urban Corridor Design Incentives... B-41 Figure 44: Corridors Mobility Objectives... B-42 Figure 45: Corridors Investments Objectives... B-42 ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-5

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7 Introduction Focus Area A large portion of the Pierce County unincorporated urban growth area is located within four community plan areas: Frederickson, Mid-County, Parkland-Spanaway-Midland, and South Hill. These communities developed community plans in the early 2000s to set forth a vision on how they would like to develop. Those community plans are being updated starting in 2016 through While the community plans are intended to reflect community-specific interests, the purpose of updating all four plans at once is to address the central urban growth area as a whole and find ways to better accommodate future growth. Figure 1: Focus Area Community Plan Boundaries ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-7

8 History of Centers and Corridors Concept Historically, the Pierce County Comprehensive Plan and Community Plans have designated commercial, industrial, and higher density residential along four major roads in the central urban growth area: Pacific Avenue South (SR7), Meridian East (SR161), 112th Street East, and 176th Street East. These roads connect the Community Plan areas, and provide commercial services and employment industries. Figure 2: Central UGA Community Plans - Centers and Corridors Identified in Plans In the 2015 update of the Pierce County Comprehensive Plan, the County adopted policies to support compact centers and transit-oriented corridors. In 2016, the County Council adopted the Urban Communities of Pierce Report and Implementation Actions through Resolution s. This Resolution is intended to expand upon and implement the idea carried forward in the community plans. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-8

9 The four community plans have already developed some level of policy language to support the Centers and Corridors framework: Frederickson Provide well-designed, appropriately scaled retail and service development at limited locations in the community. Retail and service development within the plan area should be scaled to meet neighborhood and community needs, rather than regional needs, in recognition of abundant regionally oriented shopping centers in other nearby communities. Mid-County Encourage commercial centers, corridors, and districts to contain a diverse mix of uses. The mix of uses will be influenced by the intensity, character, and circulation established for each center and district through the policies of this plan. Recognize and support the Community Centers near SR512 and Portland Avenue and SR512 and Canyon Road as regional commercial and limited mixed use residential areas, whose growth must be nurtured in a motor vehicle-oriented market environment with a balance of pedestrian and transit facilities. Parkland-Spanaway-Midland Commercial centers shall be focused around key intersections in transportation corridors that serve one or more neighborhoods or communities and provide a people place as well as a commercial focus for businesses along the corridor. Through public and private project design and regulation, create recognizable, compact, pedestrian-oriented commercial centers. South Hill Create separated and distinguishable districts along Meridian Avenue providing the highest quality private and public sector development that connects to adjacent neighborhoods, preserves pockets of natural areas, and moves through traffic safely and efficiently. Reshape the existing commercial corridor along Meridian Avenue into separated commercial nodes distinguishable through activities, architecture and site design and are based on the surrounding neighborhood and development potential. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-9

10 Existing Zoning and Development Pattern The areas identified as mixed use centers and corridors in the community plans have been developing as commercial and higher density residential uses. The map below shows the current zoning in the area. The various shades of red are mixed use zones, the yellow shades are moderate density single-family residential, and the blue shades are industrial employment. The existing pattern was taken into account as the basis for updating the concept of Centers and Corridors. Figure 3: Existing Zoning Pattern ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-10

11 Centers and Corridors Concept Revived The Centers and Corridors concept builds on the historic land use pattern and supports the development patterns described in the community plans. The key components to enhancing these areas include: Compact, High-Density Communities Establish centers along major transportation corridors that will develop into compact communities. Between centers, overlay the area within 1/4 mile on either side of the corridors with a density of 12+ units per acre to create land use patterns and densities that will support transit. Access to Transit Seek ways to serve the corridors with short-interval local transit, such as trolleys for shopping and commuter transit, and express service to regional connections, such as the Puyallup and Lakewood transit stations. Pedestrian and Bicycle Connectivity Develop pedestrian and bicycle paths throughout the corridor connecting to centers. Focus on ensuring connections from residential areas to goods and services for everyday needs. Target Infrastructure Investments Focus infrastructure expenditures to support increased density and transit services within these areas. Centers should be the primary recipient of investments while corridors would be improved with support infrastructure. Figure 4: Centers vs. Corridors Centers Central place Destination park once and walk around Social activity use type restaurants, shopping, services, leisure activities Multifamily housing live near amenities Transportation hub transit access, bicycle routes, pedestrian-oriented More design standards appealing place to spend time Corridors Supplement Centers capture spillover growth and link Centers Allow for auto-oriented uses larger shopping complexes, gas stations, auto repair Less design standards than Centers Improve traffic flow along major roads, parallel roads serve as local, pedestrian, and bicycle connections ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-11

12 Why Centers and Corridors are Important Centers and Corridors serve as areas to focus future growth and investment. Promoting growth in these areas helps preserve and protect the existing single-family residential neighborhoods from incompatible uses. The concept designates areas for growth along existing transportation corridors that could benefit from higher densities to attract more transit and other modes of transportation with the goal of creating more local and regional transportation connections. Benefits to an Area-Wide Approach While these concepts have been identified in each community plan over the years, it has become apparent that a more cohesive approach would benefit the communities. In 2015, the Comprehensive Plan adopted overarching language regarding compact communities and transit-oriented corridor development. It is important to be consistent between plans and look at the central urban growth area as a whole rather than separated by each community. There are many reasons for and benefits to taking an area-wide approach, such as: Figure 5: Benefits to an Area-Wide Approach to Centers and Corridors General Public Benefits Increases housing and employment choices Development Community Benefits More opportunity for the market to dictate development Protects the single-family areas from significant growth Increases transportation options, connections, and funding opportunities Design standards keep development in line with community vision Economic vitality Incentivizes priority areas for more growth County may supplement some of the infrastructure and environmental review costs Simplified regulations Encourages redevelopment Consistency in language: Cohesive approach to: Emphasize parallel goals: Between community plans With the Comprehensive Plan Planning for future growth Transportation issues Benefits to all community plan areas ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-12

13 Public Involvement Public outreach, involvement, and feedback is detailed in the other attachments. Staff collected and reviewed input from members of the community, community groups, stakeholders, and other County departments and divisions. The input was used to make changes to the initial proposal which are outlined in the following section. Updates to the Initial Proposal Zoning Name Changes After reviewing the naming conventions for the new proposed zones, it is recommended that some of the names should change to better reflect the intent of the zones. Changes are outlined below: Figure 6: Zoning Name Changes Original Zone Name Mixed Use-Commercial Center (MU-COM) Mixed Use-High Density Residential Center (MU-HDR) Employment Corridor (E) Mixed Use Corridor (MU) Residential Corridor (R) Updated Zone Name Town Center (TCX) Urban Center (UCX) Employment Corridor (E) Urban Corridor (U) Neighborhood Corridor (N) Map Changes Major map changes to the initial proposal include: Changes to the Urban Corridor zoning boundaries and a change to Neighborhood Corridor zoning along the outer edge to serve as a buffer for adjacent singlefamily neighborhoods. Reduced boundaries of the Corridor zoning in areas with established subdivisions where the designation reaches outside the 1/4-mile radius. Remove the Corridor designation along 176th (keep the Center at Canyon and 176th). ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-13

14 Figure 7: Map Changes Note: does not show areas that were removed from the proposal. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-14

15 Policy Changes Major policy changes to the initial proposal include: Height limit on all zones that initially had unlimited height. Unlimited densities were retained because of the adequacy of bulk standard limitations to dictate size and density. Increased minimum height for Centers. Reduced maximum density in the Neighborhood Corridor. Increased minimum density in Town Center and Urban Centers. Employment Corridor will be under the existing Employment Center Land Use Designation. Allow big box in Urban Centers, but design to mitigate impacts to Center connectivity and walkability. Include parking standards in Centers. Look for reducing parking but not eliminating the requirement. Flexibility for commercial but not multifamily unless in close proximity to transit. Figure 8: Density and Height Changes Zone Minimum Density Maximum Density Min/Max Height Town Center (TCX) units/acre Unlimited Unlimited 2 stories/45 Urban Center (UCX) units/acre Unlimited Unlimited 2 stories/65 Employment Corridor (E) No Residential No Residential Unlimited None/65 Urban Corridor (U) 12 units/acre Unlimited Unlimited None/65 Neighborhood Corridor (N) 6 units/acre units/acre None/45 ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-15

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17 Centers and Corridors Framework There are four aspects to developing successful Centers and Corridors: Figure 9: Centers and Corridors Framework Categories Land Use Design Mobility Investments Land Use Land use refers to the allowed uses and intensity for future development. The policies dictate what types of development may occur, and how dense and what size they may be. Land use provisions differ between Centers and Corridors to meet the vision for those areas. Centers are intended to be more densely populated and provide access to goods, services, and leisure activities within walking distance to residents. Corridors are more auto-oriented commercial and high-density residential uses, supportive of and with connections to the Centers. High density Pedestrianoriented uses Mixed use ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-17

18 Design Design refers to the look and feel of a destination. Design policies will focus on creating a sense of place and destination that is safe for all users. Internal circulation within developments and how they connect to surrounding uses is a major focus for Centers and Corridors. The County would explore ways to establish a better system of connections. Developments will be required to: Build aesthetically pleasing and functional buildings Contribute to amenities and Center identifiers Creatively minimize parking areas Provide non-motorized connections to surrounding areas Consolidate and establish uniform signage Mobility Mobility refers to the pedestrian, bicycle, transit, and automobile movement outside of specific projects. Mobility should be addressed holistically along the Corridors and around the Centers in order to have a cohesive and connected transportation system for all users. While there are some project-oriented requirements, the majority of mobility policy directs the County to plan for a better system and coordinate with other agencies and existing development. Pedestrianoriented design and circulation Green spaces and connections to parks/rec Connect to transit Amenities Nonmotorized access Retrofit ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-18

19 Investments Investment refers to County investments in infrastructure, services, and programs for increasing the success of Centers and Corridors. Investments should be primarily focused in the Centers, with necessary transportation improvements in the Corridors. Infrastructure prioritization would help increase the ability to develop these areas at a higher density. Adoption of a programmatic environmental impact statement (EIS) for the Centers would encourage developers to invest in the communities. Exploring potential public facilities and services to locate in the Centers would bring more jobs and investment. Setting up Business Improvement Districts for businesses within Centers to buy into and operate would help create a sense of place and maintain investments and amenities. Designations and Zones Infrastructure prioritization Public services Business Improvement Districts Center (CTR) Designation The Center land use designation applies to areas along the major transportation corridors that are characterized as a local focal point of the community, or have a draw that consistently attracts a variety of users. The designation is limited to a walkable boundary. Areas designated as a Center are a high priority for investments. Town Center (TCX) Zone The Town Center zone promotes moderate-density multifamily, some attached singlefamily, and a range of commercial uses. These Centers should be a resource for everyday needs and leisure activities. Urban Center (UCX) Zone The Urban Center zone promotes high-density multifamily uses, access to goods and services for residents everyday needs, and leisure activities. These Centers should be a hub for activity and offer a variety of options to residents within walking distance of their residence. Connections to nearby parks and recreation opportunities are a priority if possible. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-19

20 Corridor (COR) Designation The Corridor land use designation applies to areas along the major transportation corridors that are not designated as a Center. This designation is intended to create links between Centers and offer transit-supportive densities and complimentary uses. As opposed to Centers, Corridors allow for more auto-oriented uses and a wider variety of housing densities, and do not have as high of a priority for investments. The Corridors should complement and supplement the Centers as areas for more housing and employment opportunities and activities not available in or compatible with Centers. There should be continuous connectivity throughout the Corridors and to the Centers for all modes of transportation. Employment Corridor (E) Zone The Employment Corridor zone is intended to attract jobs-based industry and offices. The Employment Corridors are intended to break up areas of residential and commercial with larger employers, particularly on Corridors intended for freight movement, such as Canyon Road East. Job creation in the Employment Corridors should help alleviate the need for residents to travel outside the area. Neighborhood Corridor (N) Zone The Neighborhood Corridor zone is intended to help buffer lower density residential neighborhoods from higher intensity areas along the Corridors. Residential Corridors are able to develop at slightly higher densities than typical single-family zones and allow for some neighborhood-scale services and amenities for residents in walking distance. Urban Corridor (U) Zone The Urban Corridor zone promotes transit-supportive residential densities while still allowing a market for auto-reliant and more land-intensive commercial between Centers. The Mixed Use Corridors should connect Centers and contain supportive uses not available in Centers. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-20

21 Figure 10: Centers and Corridors Zoning ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-21

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23 Centers Location Criteria The following criteria apply to all Centers: Within the urban growth area; Existing areas with a multifamily, commercial, or mixed use base; Potential for further development or redevelopment; Walkable boundaries and size; Proximity to infrastructure/transportation; Has a draw or is an established focal point of community; On SR7, SR161, 176th, or 112th; and The boundary of an existing Center designation should not be extended unless expanding within 1/4-mile radius of the center of that Center designation. In addition, Centers must meet the following criteria by zone: Town Center Areas that are not targeted for or feasible to develop at higher densities due to geographical constraints, including: Proximity to an airport (area of influence constraints) Proximity to a freight corridor Existing development patterns Urban Center Areas that have the ability to support higher intensity uses and are not limited by geographical constraints. Centers of Local Importance The Centers included in this proposal would also be formally adopted as Centers of Local Importance (CoLI) in the Pierce County Comprehensive Plan. These CoLI would be areas for the County to apply for funding through Pierce County Regional Council and Puget Sound Regional Council. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-23

24 Figure 11: Centers Zoning ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-24

25 Land Use Figure 12: Centers Land Use Objectives Transit-Supportive Densities High-density residential Unlimited density The Centers designation allows for the following zones: Figure 13: Centers Land Use Hierarchy Central Place Mixture of uses Incentivize multiple and compatible uses within projects Land Use Designation Center Zoning Town Center Urban Center Uses Allowed Multifamily, Townhomes Most Commercial Multifamily Select Commercial ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-25

26 Town Center Uses The Town Center (TCX) zone allows for moderate density multifamily and attached single-family residential, retail/shopping, grocery, restaurants, office, civic uses, and other amenities and services. There is a wider variety of land use options and lower minimum density compared to the Urban Center zone because of the geographical limitations associated with the Town Centers. Figure 14: Town Center Land Use Summary Single-Family 1-2, detached Not Single-Family 3+, attached Multifamily Big box retail Smaller-scale retail & dining Office Industrial Not Education Not Religion Hotels Civic Requirements Figure 15: Town Center Density and Height Minimum Density 18 Maximum Density Minimum Height Maximum Height* 45 Unlimited 2 stories *Can increase using the Transfer of Development Rights Program Incentives Figure 16: Town Center Land Use Incentives Goal Mixed use vertical Maximize use Development Incentive Can have certain uses that are not permitted outright if highdensity residential is located above (must be flexible shell space). Allow rooftop development. Priority project permit process. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-26

27 Urban Center Uses The Urban Center (UCX) zone allows for high density multifamily residential, local retail, grocery, restaurants, office, civic uses, and other amenities and services. The primary goal of this zone is to create compact communities with highdensity housing with goods, services, and amenities within walking distance. A mix of uses within buildings and connectivity to surrounding uses is ideal. Development is encouraged to build vertically at high densities. Figure 17: Urban Center Land Use Summary Single-Family 1-2, detached Not Single-Family 3+, attached Not Multifamily Big box retail Smaller-scale retail & dining Office Industrial Not Education Not Religion Hotels Civic Requirements Figure 18: Urban Center Density and Height Minimum Density 30 Maximum Density Minimum Height Maximum Height 65 Incentives Unlimited 2 stories Figure 19: Urban Center Land Use Incentives Goal Mixed use vertical Maximize height Maximize use Development Incentive Can have certain uses that are not permitted if high-density residential is located above (must be flexible-sized shell space). Multistory big box allowed with smaller building footprint. Allow rooftop development. Priority project permit process. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-27

28 Design Figure 20: Centers Design Objectives Connectivity Pedestrian-friendly internal circulation Access to transit, nonmotorized facilities Pedestrian malls, urban trails Flexible Parking and Strategic Location Reduced parking requirements Incentivize parking on ground floors, garages Include pedestrian spaces and connections Building Orientation and Design Pedestrian safety/comfort Building perception/orientation Weather coverings and outdoor spaces Amenities Plazas, green space, places for rest/cover Benches/seating, art, water features, information kiosks, decorative lighting, planters, bicycle parking ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-28

29 Requirements Pedestrian safety/comfort Building perception, orientation, aesthetics No setbacks, keep developments close together Connectivity to other developments Drive-thrus must be situated to not impede pedestrian access and movement Land-intensive commercial must be designed for pedestrian access and movement and repurpose as smaller shell space. Amenities Promote walking, bicycle, and transit use Center Identifiers Contribute to entryway signage Building and lighting décor options Sign consolidation, reduce visual clutter Community to determine design specifics Incentives Figure 21: Centers Amenities Amenities Covered/Shade Structures Outdoor Seating Artistic Bicycle Racks Water Features Outdoor Dining Art Display Areas Play or Game Areas Outdoor Common Space Other (if appropriate) Figure 22: Centers Design Incentives Goal Ground floor Maximize use Sign consolidation Incentive Doesn t count toward height or density. May increase density or height by offering underground or podium-style (bottom floors) parking. Can use rooftop, building space, or bioretention areas to meet landscaping requirements. Sign programs: increase in sign size if a participant can do all under one permit. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-29

30 Mobility Figure 23: Centers Mobility Objectives Transit & Nonmotorized Access to Centers Nonmotorized and transit accessibility Limit and consolidate automobile access points Centers are linked throughout the Corridors Attract Alternative Modes of Transportation Work with transit and other agencies Shuttle service, regional and local connections, bike share Education and advertisement of transportation options Create Connections Between Existing Development Pedestrian access planning Retrofit programs/incentives Planning and Incentives Transit Planning: Work with transit agencies to provide regional and local connections. Focus on connections between Centers and connections to major transit centers. Work with WSDOT to include transit-facilitating improvements on state highways along the Corridors. Access Planning: Limit and consolidate vehicle access points along major roads in order to allow better traffic flow. Explore medians, ways to increase pedestrian, bicycle, and transit access and safety. Look to parallel roadways for multi-modal options. Work with WSDOT to address traffic flow issues on SR7 and SR161. Education: Explore educational programs to provide information about alternative modes of transportation and address misconceptions about non-automobile transportation options. Retrofit Program: Establish a retrofit program for access consolidation, and nonmotorized and transit improvements with funding/loan program options for participants. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-30

31 Investments Figure 24: Centers Investments Objectives Infrastructure Prioritization Provide analysis on possible infrastructure investments Prioritize and fund priority projects Programmatic SEPA Planned action EIS for Centers Projects within scope don t have to duplicate environmental review Siting Public Facilities Attract agencies and services Focus on office-type, job-generating employers and local needs Business Improvement Districts Create framework for Centers to opt into and operate business improvement districts Districts to invest in and care for amenities within Centers ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-31

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33 Corridors Location Criteria The following criteria apply to all Corridors: Within the urban growth area; Generally within 1/4 mile of, and no more than 1/2 mile from: SR7, SR161, 176th, 112th, or Canyon; Property location accessible to a main corridor; Walkable boundaries and size; Link Centers together; and Connect to adjacent cities adopted centers and corridors. In addition, Corridors must meet the following criteria by zone: Employment Corridor Limited to areas with established industrial uses and limited commercial and residential Neighborhood Corridor Limited to areas that are primarily established single-family residential neighborhoods with very little other use types Urban Corridor Limited to areas with nearby commercial and multifamily Areas that could become transit-supportive ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-33

34 Figure 25: Corridors Zoning ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-34

35 Land Use The following objectives apply to the specified Corridors: Figure 26: Corridors Land Use Objectives Employment Corridor Jobs-based industrial and office No residential Neighborhood Corridor All housing types allowed Civic and neighborhood services Urban Corridor Transit-supportive densities Mix of uses No single-family residential Figure 27: Corridors Land Use Hierarchy Land Use Designation Employment Center Corridor Zoning Employment Corridor Neighborhood Corridor Urban Corridor Uses Allowed Industrial & Office Residential & Services Residential Commercial & Office ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-35

36 Employment Corridor Uses The Employment Corridor (E) zone allows for jobs-based industrial, office, and business services. Employment corridors are intended to develop with uses that create jobs, and uses that supplement the functions of employers, such as service industries. While service industries are allowed, they must be supplemental to employers and not stand-alone uses. Figure 28: Employment Corridor Land Use Summary Single-Family 1-2, detached Not Single-Family 3+, attached Not Multifamily Not Big box retail Not Smaller-scale retail & dining Office Industrial * Education Not Religion Not Hotels Not Civic Requirements Figure 29: Employment Corridor Density and Height Minimum Density Maximum Density Minimum Height Maximum Height N/A N/A None Unlimited *Industrial limited to 100,000 SF ground coverage Incentives Figure 30: Employment Corridor Land Use Incentives Goal Maximize use Create jobs Incentive Can have certain commercial uses if co-located with industrial or office. Does not count toward size limitations. Executive priority project streamlined permitting opportunity. Certain industrial/employer types can exceed the 100,000 SF threshold ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-36

37 Neighborhood Corridor Uses The Neighborhood Corridor (N) zone allows for residential, neighborhood/ small scale commercial and services, civic, amusement and recreation. Neighborhood Corridors are intended to lessen the impacts to established single-family residential areas along the major transportation corridors while allowing for walkable services and a range of housing choices. Figure 31: Neighborhood Corridor Land Use Summary Single-Family 1-2, detached Single-Family 3+, attached Multifamily Big box retail Not Smaller-scale retail & dining Office Not Industrial Not Education Religion Hotels Not Civic Requirements Figure 32: Neighborhood Corridor Density and Height Minimum Density 6 Maximum Density 20 Minimum Height None Maximum Height 45 Incentives Figure 33: Neighborhood Corridor Land Use Incentives Goal Maximize use Incentive Can go above allowed density and height if co-locating neighborhood-serving services within multifamily buildings. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-37

38 Urban Corridor Uses The Urban Corridor (U) zone allows for high density multifamily residential, local retail/shopping, grocery, restaurants, office, civic uses, and other amenities and services. Urban Corridors allow for more autooriented uses and larger square footage for retailers, as opposed to the Centers. The intent of Urban Corridors is to capture spillover growth from the Centers and establish transit-supportive densities. Figure 34: Urban Corridor Land Use Summary Single-Family 1-2, detached Not Single-Family 3+, attached Multifamily Big box retail Smaller-scale retail & dining Office Industrial Not Education Religion Hotels Civic Requirements Figure 35: Urban Corridor Density and Height Minimum Density 12 Maximum Density Minimum Height Unlimited None Maximum Height 65 Incentives Figure 36: Urban Corridor Land Use Incentives Goal Mixed use vertical Maximize height Maximize use Incentive Can have certain uses that are not permitted outright if highdensity residential is located above. Big boxes must be designed to be converted to smaller retailers. Foundation ability to go higher after initial construction. Allow rooftop development. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-38

39 Design The following objectives apply to all Corridors: Figure 37: Corridors Design Objectives Connectivity Pedestrian-friendly internal circulation Access to transit, nonmotorized facilities Connection to other developments in Corridor Strategic Parking Location/Flexible Parking Reduced minimum requirement Incentivize parking under ground floors Shared parking Building Orientation Pedestrian safety/comfort Building perception/orientation Amenities Plazas, green space, places for rest/cover, benches/seating, art, water features, information kiosks, decorative lighting, planters, bicycle parking ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-39

40 Employment Corridor Requirements Pedestrian safety and comfort Clearly mark paths through parking areas Connectivity between developments Amenities Promote transit, bike use Employee gathering spaces Figure 38: Employment Corridor Amenities Amenities Bicycle Racks/Storage Outdoor Seating Covered/Shade Structures Other (if appropriate) Incentives Figure 39: Employment Corridor Design Incentives Goal Incentive Maximize Use Can use bioretention areas to meet landscaping requirements Neighborhood Corridor Requirements Connectivity between developments Internal roads must have pedestrian paths and outlets to the major road network New development should act as continuance of, not separate from, existing developments Amenities Promote transit, bike use Residential neighborhood look and feel Ensure non-residential uses are at a neighborhood scale and integrated with residential design Limit signage, hours of operation, and mitigate nuisances of non-residential uses Figure 40: Neighborhood Corridor Amenities Amenities Covered/Shade Structures Outdoor Seating Artistic Bicycle Racks Water Features Play or Game Areas Outdoor Common Space Other (if appropriate) Incentives Figure 41: Neighborhood Corridor Design Incentives Goal Ground floor parking Incentive Doesn t count toward height or density. May increase density or height by offering underground or podium-style (bottom floors) parking. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-40

41 Urban Corridor Requirements Pedestrian safety and comfort Building perception, orientation, aesthetics No setbacks, keep developments close together Connectivity to other developments, residential areas Amenities Promote transit, bike use Sign consolidation/reduce visual clutter Figure 42: Urban Corridor Amenities Amenities Covered/Shade Structures Outdoor Seating Artistic Bicycle Racks Water Features Outdoor Dining Art Display Areas Play or Game Areas Outdoor Common Space Other (if appropriate) Incentives Figure 43: Urban Corridor Design Incentives Goal Ground floor parking Sign consolidation Incentive Doesn t count toward height or density. May increase density or height by offering underground or podium-style (bottom floors) parking. Sign programs to reduce cost. ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-41

42 Mobility The following objectives apply to all Corridors: Figure 44: Corridors Mobility Objectives Create Links to the Centers Serve as transit-oriented links between Centers Transit links and pedestrian/bike trails through the Corridors Retrofit existing development for connectivity Planning and Incentives Corridor Plan: Map out transit access, pedestrian malls, changes to vehicle access points, medians, and needed infrastructure, including retrofit opportunities. Work with transit agencies to provide regional and local connections. Link Centers through the Corridors. Education: Explore educational programs to provide information about alternative modes of transportation, address misconceptions about non-automobile transportation options. Retrofit Program: Establish a retrofit program for access consolidation, and nonmotorized and transit improvements with funding/loan program options for participants. Investments The following objectives apply to all Corridors: Figure 45: Corridors Investments Objectives Attract Alternative Modes of Transportation Work with transit and other agencies Shuttle service, regional and local connections, bike share Education and advertisement of transportation options Infrastructure Work with transit agencies and WSDOT for transit-facilitating improvements Focus on transportation connections between Centers ATTACHMENT B: CENTERS AND CORRIDORS FRAMEWORK PROPOSAL B-42