The purpose of this chapter is to set forth design overlay standards
for new neighborhood master plans to insure the orderly conversion
of a large amount of urbanizable land to mixed use, residential and
commercial land within the City to higher intensity, urban uses to
maximize investment in public facilities. The standards will apply
to areas identified through City or developer initiated master planning.
The subject areas are largely vacant and currently have a low level
of urban services. These areas are projected to develop over time
to a density of at least 25 units per acre similar to High Density
Residential Zone (RH). This chapter is intended to insure that public
facilities adequate to serve development at this density are provided,
either before or concurrent with development.
(Ord. 1233 § 1, 2020)
The neighborhood master plan standards in this chapter shall
apply to areas designated on the Comprehensive Plan/Zone Map with
the symbol "NMP-NAME." In addition, a specific master plan will be
adopted and referenced herein that illustrates the boundaries and
physical layout of new streets, parks, and other land uses.
(Ord. 1233 § 1, 2020)
The following standards shall apply to new development within
designated areas:
A. All
development shall provide the following primary urban services: water,
sanitary sewer facilities connecting to the City sewer system, local
streets, fire protection and drainage. An inability to provide an
acceptable level of all primary services shall result in the denial
of a land use application.
B. All
development shall be reviewed to ascertain whether an adequate level
of the following secondary urban services exists: collector and arterial
streets, transit, schools, police protection, and parks. Where the
City determines and supports with findings that an unacceptable level
of secondary urban services exist, the City may deny the land use
application unless the developer insures the availability of an acceptable
level of the services within five years from occupancy.
C. City
specifications shall be the standard used as measurement of acceptability
of a service, including traffic engineering and adopted City transportation
policies, to disperse new traffic trips generated by the impact of
new development. If street standards are proposed that differ from
the TSP, findings and analysis shall be provided to demonstrate compliance
and consistency with neighborhood planning principles.
D. Encourage
the maximum redevelopment of the area to facilitate the creation of
a pedestrian friendly, transit supportive, and people oriented neighborhood
where residents and visitors can walk to services within the neighborhood
and adjacent areas.
E. Development
proposed within the neighborhood overlay that is consistent with the
master plan is streamlined whereas any proposed development that does
not support neighborhood planning principles in Comprehensive Plan
and other policies should be discouraged.
(Ord. 1233 § 1, 2020)
The following standards shall apply to new development in the
Spur 104 Neighborhood Master Plan area.
A. Development
shall consider either the "Mixed Use Concept" or "Residential Concept"
contained herein. At a minimum, streets, parks, open space, and trails
shall be adhered to and planned for in future development.
B. The
total number of housing units for the new neighborhood shall not exceed
350 units. The types of units and minimum density are described in
the Commercial Mixed Use (CMU) Zone and High Density Residential Zone
(RH) standards. Housing units that existed prior to 2018 shall not
be counted towards the cap on the total amount. Adaptive reuse of
cultural or historic structures built prior to 1940 is strongly encouraged.
C. The
total amount of commercial space shall not exceed 50,000 SF. No building
footprint shall be larger than 20,000 SF to encourage a mixed use,
neighborhood scale, and pedestrian-oriented design. Maximum of building
floor area shall be regulated by height standard. The types of uses
allowed are described in the Commercial Mixed Use (CMU) Zone. However,
drive thrus shall be prohibited to reduce traffic impacts.
D. Architectural design shall be governed by Chapter
16.116 Design Standards. In addition, at least three distinct exterior materials shall be used. Glass entries and vestibules shall not be counted towards the required amount of materials. A distinctive entry is required. New parking for commercial uses should be located to the rear or side portion of the lot.
E. All
new development shall contribute to planned parks and trails identified
on the concept plans and Parks Master Plan.
F. Zero
lot line developments for single family attached are allowed subject
to site design review.
(Ord. 1233 § 1, 2020)