A primary concept of the general plan is to promote the development
of village centers throughout the city. The village center zoning
districts are intended to provide a sense of place to the community
and avoid adverse impacts from traffic and incompatible intrusions
of commercial uses in the single family residential areas. The village
center zoning district is intended to provide the flexibility in planning
and design to effectively implement the goals and policies of the
general plan. Each designated village center area may have unique
design objectives that will promote appropriate mixtures of retail,
office, open space, and residential uses. The village center zoning
district may require an overall development plan to assure that the
properties in the area are planned and developed in a comprehensive
and coordinated manner even though there may be multiple property
owners. A purpose of the village center zoning district is to provide
for the creative and effective planning and design of portions of
the city which require a more comprehensive and coordinated approach
to planning than can be achieved through the conventional application
of zoning regulations.
Development intensities for the village center zoning districts
will be consistent with those permitted in the underlying zoning districts.
However, as a part of the approval process floor area intensity or
residential density bonuses may be considered if the project provides
unique design approaches and offers particular public benefits.
(Ord. 95-16 § 2; Ord. 02-11 § 3(B))
A.
Presubmittal
and Preparation of Village Center Plans.
1.
A
presubmittal application and fee are required prior to filing a formal
village center plan application. A preapplication conference with
department representatives is required prior to filing of the application.
The planning director, planning commission, and city council may also
initiate the preparation of a village center plan.
2.
Prior
to the preparation of a village center the applicant shall hold a
public scoping meeting to identify potential community concerns about
the project. Public notice of the scoping meeting is required. Noticing
procedures shall be defined by the planning department at the preapplication
conference.
B.
Hearing and Notice. Upon receipt in proper form of a village center plan application, or direction of the city council, hearings shall be set before the planning commission and city council. Notice of the hearings shall be given pursuant to the requirements of Section 17.03.040 of this development code.
C.
Planning Commission Action on Village Center Plans. The planning commission shall make a written recommendation on the proposed village center plan whether to approve, approve in modified form or disapprove, based upon the findings contained in subsection E of this section.
Planning commission action recommending that the proposed village
center plan be approved, approved in modified form, or denied shall
be considered by the city council following planning commission action.
D.
City Council Action on Village Center Plans. Upon receipt of the planning commission's recommendation, the city council may approve, approve with modifications, or disapprove the proposed village center plan based upon the findings contained in subsection E of this section.
E.
Findings.
A village center zoning district may be adopted only if all of the
following findings are made:
1.
The
proposed village center plan is consistent with the general plan and
development code.
2.
The
proposed plan would not be detrimental to the public interest, health,
safety, convenience or welfare of the city.
3.
The
subject property is physically suitable for the requested land use
designations and the anticipated land use developments.
4.
The
proposed village center plan shall ensure development of desirable
character which will be compatible with existing and proposed development
in the surrounding neighborhood.
(Ord. 95-16 § 2; Ord. 96-19 § 2(MM); Ord. 02-11 § 3(B))
The adoption of a village center plan zoning district shall
include an amendment to the zoning map. The designation on zoning
map shall include the designation "VC" followed by a reference number
that corresponds to the name of the village center plan. Land use
designations and zoning for the area will then be guided by the provisions
of the adopted village center plan.
(Ord. 95-16 § 2; Ord. 02-11 § 3(B))
A village center plan application shall include text and diagrams
which contain, at a minimum, the following:
A.
A boundary
survey map of the property and calculation of the gross land area
within the proposed zoning district. A tentative subdivision map may
be substituted if the applicant proposes to subdivide the property.
B.
A topographical
map and general grading concept plan with specific sections for sensitive
areas.
C.
A diagram,
text and exhibits describing the site, proposed land uses, circulation,
public facilities and services and phasing.
D.
A preliminary
report describing anticipated requirements and proposed means of providing
utility facilities and public services, including but not limited
to, storm drainage, sewage disposal, water supply, parks and recreation
and school facilities.
E.
A discussion
of how the village center plan implements the applicable elements
of the general plan and the performance standards of this development
code.
F.
A description
of site development standards including but not limited to, listing
of allowable uses, maximum and minimum regulations, required setbacks
and supplemental illustrations as required, establishing the basic
community architectural character, environmental character and environmental
design qualities to be attained throughout the village center plan
area.
G.
A phasing
and financing plan to assure the adequate provision of public utilities,
improvement and other facilities.
H.
Other
data and related exhibits deemed necessary by the planning director,
planning commission or city council.
(Ord. 95-16 § 2)
No public works project, tentative map or parcel map may be
approved, adopted or amended within an area covered by a village center
plan, unless found to be consistent with the adopted village center
plan.
(Ord. 95-16 § 2)
Amendment to approved village center plans shall be made using
the same procedure as was followed when the plan was adopted. Any
adopted village center plan may also be repealed by the same procedure
as was applied when the plan was originally adopted. Prior to the
adoption of an ordinance to repeal and discontinue a village center
plan, the city council with a recommendation from the planning commission
shall find that the plan is no longer necessary for the orderly and
systematic implementation of the general plan. The repealing ordinance
shall include provisions for the immediate application of appropriate
zoning to the area covered by the repealed plan.
(Ord. 95-16 § 2)
Design Considerations.
A.
Mixtures
of Land Uses.
1.
Complement
retail uses with personal service shops, office and residential uses.
2.
Consider
integration of mixed uses into a single structure with retail on the
lower level, office and residential on upper levels.
3.
Provide
for community gathering spaces, public meeting rooms, conference rooms
and exhibition areas for art displays.
B.
Building
Scale and Design.
1.
Allow
for increased building heights in order to provide ground level open
spaces, plazas and pedestrian walkways.
2.
Step
heights of buildings away from existing low density residential development
in the adjoining areas.
3.
Require
the overall design of buildings in the village center areas to be
compatible in terms of landscaping, architectural design, building
materials and the relationship between buildings.
C.
Intensification.
1.
Promote
creative site planning and design by providing floor area ratio bonuses
for exceptional quality planning and design.
2.
Encourage
the provision of community facilities in village center areas by offering
floor area ratio bonuses for providing needed public facilities.
3.
Allow
for residential density increases for those projects that offer mixed
uses with a diversity of housing opportunities including the provision
of affordable housing.
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D.
Parking
Lot Design.
1.
Shared
parking between businesses should be provided whenever possible.
2.
Parking
areas should be well-landscaped internally as well as along the perimeter.
3.
Parking
lots should be located internally within the project area and not
located only on the perimeter as with the typical shopping center.
4.
Large
expanses of paving uninterrupted by landscaping shall not be permitted.
One tree shall be provided for every four parking stalls.
5.
Parking
aisles should be separated from pedestrian access routes whenever
possible.
6.
Separate
vehicular and pedestrian circulation systems should be provided in
village center areas.
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E.
Pedestrian-Oriented
Design.
1.
Site
planning for the village center areas should provide pedestrian circulation
areas that are linked to the citywide open space and trail system.
2.
The
design of the building facades should be architecturally interesting
and in scale with the pedestrian.
3.
Ground
floor elevations should avoid large blank walls, with windows and
doorways located at frequent intervals.
4.
Large
wall surfaces should be divided with offsets, projections, step-backs
and penetrations to provide distinctive shadow lines.
5.
The
linear continuity of the building facades should not be disrupted.
6.
Site
planning and design should be sensitive to the need to create defensible
spaces for the protection of the pedestrian.
7.
The
design of the streetscape should include attractive landscaping of
exterior as well as interior streets. Village center projects should
have continuity in landscape design, placement of street furniture,
sitting areas, and use of paving materials and lighting.
F.
Signage.
1.
The
signage in the village center areas should be consistent with a comprehensive
signage plan for each project. The staff shall assure consistency
between each project area.
2.
If
the village center area has an overall theme the signage for each
project should be consistent with this theme.
3.
Encourage
the provision of small signs with distinctive shapes, unique textures,
symbols and materials.
4.
Avoid
glaring or excessively large signage.
5.
Prohibit
roof-mounting projecting signs.
6.
Promote
a style of signage which maximizes creativity and liveliness.
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G.
Circulation/Transit
Alternatives.
1.
Provide
pedestrian and nonmotorized vehicular access between village center
areas and other activity centers in the community.
2.
Consider
higher residential densities and intensities that will support mass
transit options.
3.
Consider
shuttle loop linkages between activity centers and residential areas.
4.
Provide
facilities for future connections to regional bus systems, and light
rail transit along the I-15 corridor.
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(Ord. 95-16 § 2)
