City of Woodinville Planning Commission Study Session Development Regulations 101: An Overview of Specific Regulatory Items To Help You in 2012
Development Regulations 101 Overview of the Different Zones Applicable to the Downtown including: CBD Park Zone Public Institutional Zones General Business Zones Office Zones Residential Zones: R-18, R-24, R-48 zones Overview of the Different Design Districts Overview of the Special District Overlays How height regulations work currently within the downtown How density regulations work currently in the downtown Commercial Design Standards WMC 21.14.300
Central Business District
Overview of Zones Central Business District (CBD) Contains approximately 176 acres Re-developable Land is approximately 45 acres mostly found between 175 th and 171 st.
Central Business District (CBD) 21.04.110 Central Business District. The purpose of zone is to provide for the broadest mix of comparison retail, higher density residential (R-12 through R-48), service and recreation/cultural uses with compatible storage and fabrication uses, serving regional market areas and offering significant employment and housing opportunities.
Central Business District (CBD) (a) Encouraging compact development that is supportive of transit and pedestrian travel, through higher nonresidential building heights and floor area ratios than those found in other business areas; (b) Allowing for outdoor sales and storage, regional shopping areas and limited fabrication uses; and (c) Concentrating large scale commercial and office uses to facilitate the efficient provision of public facilities and services.
Central Business District (CBD) (2) Use of this zone is appropriate in the urban center as designated by the Comprehensive Plan that is served at the time of development by adequate public sewers, water supply, roads and other needed public facilities and services. (Ord. 426 3, 2006; Ord. 295 4, 2001; Ord. 242 1, 1999; Ord. 175 1, 1997)
Park Zone
Park Zone 21.04.150 Park. The purpose of the Park zone (P) is to provide opportunities for public parks and other recreation facilities, such as playgrounds, trails, publicly accessible open space, or as meet the definition of parks in WMC 21.06.428. Only facilities providing such public recreation shall be allowed to locate in the Park zones. (Ord. 295 4, 2001; Ord. 242 1, 1999; Ord. 175 1, 1997)
Public Institutional Zone
Public Institutional Zone 21.04.040 Public/Institutional Zone. (1) The purpose of the Public/Institutional zone (P/I) is to provide and protect properties devoted to public and semipublic uses and uses providing social and physical services to the Woodinville community.
Public Institutional Zone This purpose is accomplished by: (a) Providing a zone in which uses serving public needs may be located; (b) Limiting residential and privately owned operations; and (c) Protecting adjacent properties from potential impacts of public uses.
General Business Zone
General Business Zone 21.04.100 General Business Zone. (1) The purpose of the General Business zone (GB) is to provide auto-oriented retail and services for local and regional service areas that exceed the daily convenience needs of residential neighborhoods but that cannot be served conveniently by the Central Business District, and to provide retail and business services in locations within the City that are appropriate for extensive outdoor storage and auto-related and commercial uses, and to provide space for offices as primary uses and for hotels and motels.
General Business Zone These purposes are accomplished by: (a) Providing a wider and more diverse range of the retail, recreation, office and business services than are found in neighborhood business areas; (b) Allowing for commercial uses with extensive outdoor storage or auto-related and industrial uses; and (c) Limiting residential, institutional and personal services to those necessary to directly support commercial activity.
Office Zones
Office Zone 21.04.120 Office zone. (1) The purpose of the Office zone (O) is to provide for pedestrian and transit-oriented highdensity employment uses together with limited complementary retail and higher density residential development in locations where the full range of commercial activities is not desirable. These purposes are accomplished by:
Office Zone (a) Allowing for uses that will take advantage of pedestrian-oriented site and street improvement standards; (b) Providing for higher building heights and floor area ratios than those found in the GB zone; (c) Reducing the ratio of required parking to building floor area; (d) Allowing for on-site convenient daily retail and personal services for employees and residences; and (e) Excluding auto-oriented, outdoor or other retail sales and services which do not provide for the daily convenience needs of on-site and nearby employees or residents.
Office Zone 2) Use of this zone is appropriate in office areas designated by the Comprehensive Plan which are served at the time of development by adequate public sewers, water supply, roads and other needed public facilities and services. (Ord. 295 4, 2001; Ord. 242 1, 1999; Ord. 175 1, 1997)
Overview of Residential Zones Lower Density Zones R-1, R-4, Moderate Density Zones R-6, R-8 Medium Density Zones R-12, (TB), R-18, Higher Density Zones R-24, CBD (R-36), R-48,
Design Districts Little Bear Creek Corridor Civic Gateway Pedestrian Core East Frame Transition
City of Woodinville Design District Map
Design District a) Civic/Gateway Design District: Public and high visibility (e.g., hotel) uses. Emphasis on attractive streets, landscaping and pedestrian connections. Development standards/guidelines emphasize design character as seen from streets and pedestrian connections.
Design District Pedestrian Core Design District: Highly integrated mix of smaller, pedestrianoriented commercial services (specialty shops, restaurants, personal services, community-oriented retail, etc.) and residential. Residential dwelling units are required subject to applicable development conditions under WMC 21.08.030.
Design District Pedestrian Core Offices above the ground floor are encouraged. The goal is to develop at least 1,000 dwelling units in this area to support retail and provide activity.
Design District (c) East Frame Design District: Mix of uses including accommodation of larger format retail centers. Development standards /guidelines emphasize integrated site development with good interior pedestrian circulation, ample, garden like landscaping, compatibility with adjacent uses (minimization of service area impacts), and an attractive eastern entry into the downtown
Design District (d) Little Bear Creek Design District: General commercial and office uses. Up to five stories allowed if development includes structured parking and greensward corridors on the side yard that provide pedestrian connections to the Creek and water quality treatment. The emphasis is on enhancing the environment and providing access to Little Bear Creek.
Design District (e) Transition Area Design District: Mix of uses including accommodation of medium format retail centers. Development standards/guidelines emphasize many of the same characteristics of the East Frame, but focus on transitioning to the residential areas to the east.
Design Districts WMC 21.12.040B (21) (Continued) Design District Gross Square Foot age (GSF) Old Town District 35,000 Square Feet 57 Feet Little Bear Creek Corridor Design District Civic Gateway Design District Pedestrian Core Design District East Frame Design District 80,000 Square Feet 60 Feet 25,000 Square Feet 57 Feet 30,000 Square Feet 57 Feet 150,000 Square Feet 57 Feet Transition District 75,000 Square Feet 57 Feet Maximum Height With Structured Parking (5) Floors
Special District Overlays 21.38.050 Pedestrian Oriented Commercial Development 21.38.065 Tourist District Overlay 21.38.060 Special District Overlay Office Research Park Development 21.38.090 Transit Oriented Housing Development Overlay
Overview of Special District Regulations (3) Establishing authority to approve alternative development standards for specific areas through a development agreement; provided, that nothing in this chapter shall be construed as requiring the City to approve or otherwise execute any development agreement regarding a particular property or properties. The City expressly reserves full discretion in determining whether to approve, condition and/or reject any proposed development agreement. (Ord. 400 19, 2005; Ord. 390 5, 2005; Ord. 175 1, 1997)
WMC 21.12.040 Densities and Dimension Standards Residential density for residential developments and residential Commercial mixed use developments located in the CBD zone may be determined by the use of a floor area ratio of 2.0 that Provide for mitigation or public benefits that exceed those required standard regulations. Said mitigation and public benefits shall include exceptional design in architectural features of structure and/or site design which features will include at least two items from each category as listed below and as my be further defined:
WMC 21.12.040 Densities and Dimension Standards Mitigation and Public Benefits For Residential FAR Category I Water Features Pedestrian and Bicycle Facilities Kiosks limited to one per 300 feet of street frontage Street Furniture Enhanced weather canopies Category II Courtyards Public Open Space Transit Facilities Exceptional Design Affordable Housing (10% of the total units to be affordable) LEED Certified Structures (minimum silver ) or equivalent
WMC 21.12.040 Densities and Dimension Standards
Overview of Special District Regulations WMC 21.38.010 21.38.010 Purpose. The purposes of this chapter are to provide for alternative development standards to address unique site characteristics, and to address development opportunities which can exceed the quality of standard developments, by:
Overview of Special District Regulations WMC 21.38.010 (1) Establishing authority to adopt property-specific development standards for increasing minimum requirements of the code on individual sites; (2) Establishing special district overlays with alternative standards for special areas designated by master or neighborhood plans; and
Overview of Special District Regulations WMC 21.38.010 21.28.030 Specific development standards High density residential (R-=48)/Office 21.38.050 Special district overlay-pedestrian Oriented Commercial Development 21.38.060 Special district overlay Office/Research Park Development 21.38.065 Special district overlay Tourist District
Woodinville Zoning Map Ped. Oriented Com. Dev. The Ped. Oriented Mixed Use Development Special District Overlay
Overview of Special District Regulations WMC 21.38.010 The purpose of the Pedestrian Oriented Mixed Use Overlay Development Special District Overlay is to provide high density, pedestrian oriented housing/retail/employment uses. This overlay is intended to promote development that: (a)provides adequate protection of environmental resources: (b)provides adequate private and public infrastructure, including but not limited to park and opens space, transportation and parking facilities:
Overview of Special District Regulations WMC 21.38.010 (Continued) The purpose of the Pedestrian Oriented Mixed Use Overlay Development Special District Overlay is to provide high density, pedestrian oriented housing/retail/employment uses. This overlay is intended to promote development that: (c) Makes efficient use of the land (d) Meets minimum requirements for development parcel size and type of development (e) Is consistent with the Comprehensive Plan goals for the district.
Overview of Special District Regulations WMC 21.38.010 (Continued) Key Points Findings support partnerships through development agreements in this area: (a)significantly increasing sales and tax revenues and other revenues to the City; (b)increasing real property tax revenues; (c)increasing the City s employment base; (d)redirecting the public s retail expenditures to businesses located within the City (e)increasing the City s access to goods and services; (f)redirecting the public s retail expenditures to business located in the City limits;
Follow Up Items Key Points Additional Follow Up Session to Cover Height Density More Specifics on Design Specific requests from Planning Commission
Overview of Special District Regulations WMC 21.38.010 (Continued) Key Points Findings support partnerships through development agreements in this area (continued):
WMC 21.37 Development Agreement Procedure and Criteria Key Points Development agreements can provide certainty; Balance of public and private interests; Address other issues important to the public such as affordable housing, pedestrian oriented mixed use communities, mixed use development, and the creation of public amenities such as parks and open spaces;
WMC 21.37 Development Agreement Procedure and Criteria Key Points 21.37 Development Agreement Public Hearing and Notice Planning Commission Hold a Public Hearing on the Development Agreement City Council to Hold a Public Hearing on the Development Agreement
City of Woodinville Design District Map
Updated Map Future development proposal will determine the exact position of the 135 th Street Grid Road and the location of retail frontage as it relates to these properties. The street tide markings do not represent the required depth of the designated use. Where retail is provided on the ground floor, it shall be a minimum of 30 feet deep and when constructed at street corners or intersections, shall be constructed in compliance with WMC 21.14.600 and WMC 21.14.920