Evolution of the Vision for NE 181st Street Study Area

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1 City Council Action on NE 181 St Street Study Area Evolution of the Vision for NE 181st Street Study Area such uses to ensure neighborhood compatibility. More intense uses may be allowed through a conditional use permit, which would condition development. Restaurants, indoor retail business and similar uses will be allowed as part of a mixed-use family houses. Residential uses allowed outright include multi-family housing and existing legal single Commercial uses allowed outright include: professional offices, day cares, medical/dental outpatient clinics, bed and breakfasts, and other similar uses. Commercial zones. 12, R-18, and R-24), but a narrower range of uses than the Regional Business or Downtown the Neighborhood Business or residential zones currently located within the Study Area (R Generally, the Community Business zone will permit a wider range of commercial uses than Uses: zone adopted by the City Council: The following is a summary of the zoning regulations governing the new Community Business New Community Business Zone Business districts, as well as limited small-scale office uses, and mixed-use (housing and retail, professional, governmental, and personal services than are found in Neighborhood and personal services for the local community. Allowable uses include a wider range of retail/service) developments. Commercial uses with extensive outdoor storage or autorelated and industrial uses would be discouraged in the Community Business District. pedestrian-friendly, mixed-use development that both supports larger mixed-use and Community Business: The purpose ofthe Community Business District is to provide commercial areas with its residential development, and provides small-scale retail, office, pedestrian-friendly mixed-use area emphasizing small-scale commercial uses on the ground floor new zone would implement the Downtown Task Force s vision for the Study Area as a with residential uses above. The purpose statement for the Community Business Comprehensive Plan designation was amended to read: rezone most of the area in the NE 181 st Street Study Area to Community Business zone. This In December 2007, the City Council adopted the Downtown Task Force s recommendation to ATTACH ENTA

2 Auto-related uses such as gas stations and auto repair shops and uses that do not encourage Base density of 24 dwelling units per acre; maximum density of 36 dwelling units per acre Development Standards: pedestrian activity, such as self service storage, are prohibited. March 5, 2008 City of Ken more guidelines applied to Downtown would not apply to the CB zone. (Northwest Quadrant Circulation Plan, Pedestrian Bridges, and Weather Protection). Design guidelines applied to the area include the following features: Design guidelines similar to those applied Downtown would be required. Only three design buildings o Administered through city staff o Building design features include roof form and treatment of blank walls o Different standards for commercial or mixed-use buildings, and residential o Include site design features such as screening and location of driveways Design Guidelines: Maximum impervious surface coverage of 90-percent. This is similar to that allowed in the allowance in the R-6 through R-24 zones. Downtown Commercial and Regional Business zones, but higher than the impervious surface Downtown area: No front and side yard setbacks required for commercial development on the ground floor. Setbacks are required to be landscaped where they are provided. Landscaped interior lot setbacks are required where Community Business development is Setback requirements of the Community Business zone are similar to those allowed in the adjacent to single-family zoned properties (R-1 through R-8) to provide a buffer between Community Business zone and less intense zones. control that restricts height to 35 feet in the CB zone until height issues are further addressed.] Maximum height of 60 feet, as an incentive for providing mixed-use development or for any development providing structured parking. [NOTE: City Council passed an interim zoning CB zone until height issues are further addressed.] [NOTE.- City Council passed an interim zoning control that restricts height to 35 feet in the base heights of the R-12, R-18, and R-24 zones, which have a base height of 60 feet. Base height 35 feet. This is similar to the Downtown Commercial zone but lower than the 24 properties. (can only be achieved with a mixed-use development). This represents an increase in density over that currently allowed on R-12 and R-18 properties, but is similar to that allowed on R

3 o Encourage quality design of buildings and pedestrian orientation This summary is followed by an outline of the evolution of the Vision for the NE 18 1st Street Study Area that occurred over the course of March 5, 2008 City of Kenmore leaving the higher elevation within the study area as a multi-family residential-only area. Allow mixed-use development only in the eastern and western portions of the study area, Allow mixed-use development only in the eastern portion of the study area, closest to Downtown; within the study area: 4. Allow mixture of multi-family residential areas and areas that allow mixed-use development However, commercial uses allowed in the area could be less intense uses, such as Commercial uses allowed should be less intense than Downtown Commercial uses. professional offices and personal service uses geared to serving the local community. 3. Allow commercial uses as part of mixed-use development throughout the study area. Downtown. Reduce densities as you move westward, away from Downtown. 2. Allow highest density residential in the eastern portion of the Study area, closest to the uses should be allowed. Study area should provide residences that can enjoy the views from the hillside and easily walk to the commercial areas in Downtown Kenmore. 1. Increase density of residential uses allowed within the study area. Few if any commercial consensus that the area should be pedestrian-friendly with good connections to the Downtown. transition to the single-family neighborhood to the north. When it came to more specific discussion of land use in the study area, the Task Force provided a number of ideas: The Downtown Task Force s initial discussion on their vision for the study area included a This area should be supportive of Downtown development and not compete with it. Good quality design is an important element of the vision for this area, as well as finding a way to provide a Initial Vision for NE 18 1sf Street Study Area Downtown Area, including properties fronting or gaining access from along NE 182nd Street. 62nd Avenue NE/63rd Avenue NE; and the properties between 65th Avenue NE and the study area boundaries to include the entire block between NE Bothell Way/NE 18 1st Street and At the first Task Force meeting, Task Force members expanded the proposed NE 181 St Street Revised Boundaries April 11th Meeting Summary Kenmore: NE 151st Street Areawide Review

4 Generally, the Task Force thought that this may be a unique area within Kenmore in terms of how appropriate for this area. hillside. Therefore, exploring a possibility of a new land use designation and zone may be it transitions from the more intense Downtown uses to single-family residential uses along the March City of Kenmore order to encourage lot consolidation and structured parking, among other things. Look at higher densities for the residential areas on NE 181st Street, (R-24 suggested) in Downtown. Look at what Kirkland did for the development of Market Street, north of Kirkland s parking. Possible methods of doing this included allowing extra density or setting a minimum lot area. Encourage lot consolidation to for purposes of redevelopment and encouraging structured breakfast. uses. Commercial uses that were mentioned as compatible with the area included: things like insurance and accounting offices, barber, dental/medical office, day care, bed & For the mixed-use areas, allow a mixture of smaller-scale, less intensive commercial Key points of the discussion that generated this future land use vision for the study area included: designation would allow zoning between R-6 and R-12 with a rezone application. side of NE 182nd Street to the north of the study area. This transitional future land use Allow a new, transitional future land use designation on the parcels fronting on the south the corridor in this area. parcels fronting on Bothell Way NE) Regional Business for consistency with the rest of Make the street frontage along Bothell Way NE (including the Bethany Baptist Church where the hill is steeper, there and there are more pronounced views to the Lake. Allow higher density residential (R-24) zoning in the central portion of the study area those found in the Downtown Commercial or Regional Business zones. Commercial uses allowed in the mixed-use should be smaller-scale and less intense than arterial intersections. Allow flexible mixed-use at both the western and eastern ends of the study area, near the scenario for the NE 181st Street study area. Key features of the land use vision developed by the Task Force included: At the April 25th Task Force meeting, the Task Force developed an initial future land use April 25th Meeting Summary Kenmore: NE 181st Street Areawide Review

5 Encourage businesses on the street-level, but also possibly allow them on the 2nd floor for office-type uses. break up driveways. Include design standards, landscaping, and other methods to help hide garages, and to March 5,2008 City of Kenmore There was a discussion about whether mixed-use should be required or encouraged. Community Business zone? The general consensus was to encourage mixed-use but not Should stand-alone residential and stand-alone commercial be allowed within the A Task Force member mentioned that they wanted the market to decide what is the highest and best use of land along NE 181st Street, and that a residential zone will not provide that. Some Task Force members discussed the possibility of existing building stock being able Seattle s Wedgewood neighborhood. to be converted to non-residential uses, similar to what occurs along NE 35th Street in Way. Allowing a wider range of non-residential uses along the full length ofne 181st Street, rather than confining them to the eastern and western edges. Keep non-residential uses smaller scale and less intense than those found in the Downtown or along NE Bothell 182nd Street. Revising the land use designations from R- 12 to R-24 along NE 181st Street is not impacting anyone s views to the north, since existing regulations allows up to 60 feet in height for R-12 anyway. Therefore, retain the new future land use designation along NE Discussion on the proposal created at the April 25th meeting included the following key points: Density Residential) that allows between R-6 and R-12 residential zoning designations to parcels on the south side of NE 182nd Street. 3. Application of a new Comprehensive Plan Future Land Use designation (Medium owned by Bethany Baptist Church; and 2. Application of Regional Business (RB) to the SR-522 frontage, including the parcels parcels fronting on NE 1 81St Street throughout the study area; 1. Application of a new future land use designation called Community Business (CB), to the meeting. The results of this discussion produced a revised future land use vision for the NE 181st Street study area. This future land use proposal includes the following features: At the May 9th meeting, the Task Force re-evaluated the proposal produced at the April 25th May 9th Meeting Summary

6 require it. Encourage pedestrian-orientation in the Study Area. Encourage lot consolidation in the Study Area. March City of Kenmore o Move Helistop, Hospitals, and Taxi Stand to Prohibited classification; Make edits to Community Business use allowances, including: Make the Community Business zone purpose statement more closely reflect the revised Community Business purpose statement in the Comprehensive Plan. Business designation, as well as possible design elements to be considered for the Community Business designation. The Task Force had the following feedback on proposed regulations: The Task Force reviewed proposed policy and development regulations for the Community commercial uses within the City. The Task Force decided to retain the Future Land Use Scenario that it developed on April 25th and to see the results of transportation modeling for this scenario. Depending on the results of transportation modeling the Task Force may recommend that NE classification. 181st Street have its functional classification changed to a collector or a minor arterial to past scenarios. They also reviewed it in relation to Comprehensive Plan policies on location of At this meeting, Task Force members reviewed the Future Land Use Scenario map in comparison May 23rd Meeting Summary uses would be smaller-scale, less intensive uses than found in the Downtown. Commercial uses However, in both scenarios, the Downtown Task Force foresees the study area as prohibiting the type of commercial development that would compete with Downtown businesses. Commercial would also be smaller-scale, less intensive, and less auto-oriented than those found in the Regional Business designation. The major difference between the two scenarios (see maps from meeting) developed over the past couple of Task Force meetings is the degree to which the area contains residential uses. Under the proposal developed on May 9th there is no area set aside as primarily residential within the bounds of the study area along NE 181St Street. Comparison Between Future Land Use Scenarios similar to those applied to the Downtown. Design standards are important in the Study Area. Design standards in this area can be incentives embedded in regulations. Regulatory incentives could include additional density, additional height, or other

7 (Insurance Carriers and Real Estate) are appropriate. Recommended removing see if the proposed restriction to SIC Major Group Numbers 63 and 65 Permitted classification o Move Conference Centers and Veterinary Offices/Clinics to Conditionally o Provide more detail on what types of uses are allowed in General Businesses to March CIty of Ken more setback for mixed-use development with commercial on the ground floor, whereas Street Setbacks: The Task Force discussed the street setback and the allowance for 0 residential development is required to set back from the street. An argument was made to reduce the setback requirement to 0 feet for any development. However, a majority of type development that the Task Force saw in the vision for this area. Others discussed Zoning Use Note on Townhouse Development: There was a discussion on the elimination of the zoning use note that required four unit clusters for townhouse the difficulty of being able to provide four dwelling unit townhouses on the smaller lots square feet to develop a four-unit clustered townhouse. The Task Force decided to leave this requirement out of the Community Business zone for the time being. in the study area. It was noted that a development would need approximately 6,352 development. Some argued that this requirement encouraged lot consolidation and the The Downtown Task Force focused discussion on development regulations pertaining to the new Community Business zone. June 13th Meeting agreed to retain the recommendation as it was presented for purposes of the public apply to the NE 181 st Street Study Area. The recommendation only excluded two guidelines: Northwest Quadrant Circulation Plan, and Pedestrian Bridges. After some discussion about whether or not to also exclude weather protection, the Task Force outreach effort. Design guidelines: Staff presented a recommendation for design guidelines that would the Task Force did not come to agreement on this point and retained the proposed base There was a discussion about lowering the base height from 35 feet to 25 feet. However, height of 35 feet with a maximum height of 60 feet for mixed-use developments utilizing the density bonus. allow for a maximum of 48 du/acre for mixed-use development that included on-site structured parking. cluster and required enclosed under building parking for multiple family housing. Remove the additional maximum density bonus that consultant staff suggested that would o Remove use note requiring a townhouses to have a minimum of four units in a on definition of General Business). the use note limiting to insurance and real estate SIC groups (see memo for detail Kenmore: NE 181st Street Areawide Review

8 provides structured parking. Therefore, a residential development providing structured did decide to include an allowance for a 0 foot street setback for development that the Task Force did not indicate a preference for reducing this setback. The Task Force parking could have a 0 foot setback. Minimum Interior Lot Setback: The Task Force decided to allow a 0 foot interior lot March 5, 2008 I City of Ken more members present were in favor of removing the Medium-Density Residential designation being proposed for the south side of NE 1 82nd Street. They said that they believed that the advantages would be outweighed by the disadvantages of view blockages north of NE 182nd Street when R of allowing those properties to increase their height through individual rezones from R-6 to R- 12 Medium-Density Residential Designation on NE 182nd Street: A couple of the Task Force as follows: Following its open house on the NE 181st Street Future Land Use proposal, the Downtown Task characterized by mixed-use development; that the area should be pedestrian-friendly, with sidewalks; and that it should have good quality design. Areas that received more discussion was Force discussed public input received and possible changes to the proposal resulting from input heard at the meeting. There was a consensus among Task Force members that the area should be July 11th Meeting Design Standards: The Task Force discussed the possibility of removing pedestrian walkways, public spaces and plazas, and site furnishings from the design guidelines being proposed by the developer. The Task Force decided to retain these features in the design guidelines for the study area. considered for the study area. It was pointed out that these design guidelines are applied administratively and that guidelines such as the public plaza are only applied if a plaza is of removing the density bonus provision from the maximum height. the study area already has a base height of 60 feet. However, the Task Force agreed to retain the 35 foot base height and 60 foot maximum height for the moment with the edit and the maximum height of 60 feet. The discussion also touched on the fact that much of Maximum Height: The Task Force discussed the difference in the base height of 35 feet zone. Staff has added some proposed zoning code amendments for the landscaping code that would permit 0 foot setbacks under certain circumstances. Landscaping Requirements: As part of the discussion on setbacks, staff pointed out a requirement in the landscaping code for Kenmore that the Task Force wanted to change. Landscaping requirements, as they stand, would not allow for 0 foot setbacks in the CB adjoining R-1 to R-8 development are required to have a 15 foot landscaped setback from required to maintain a minimum 5 foot setback on interior lot lines. All interior lot lines that lot line. line setback for commercial and mixed-use buildings. Residential buildings would be

9 After discussion, Task Force members agreed to leave this designation in the proposal for the public hearing with the understanding that they may want to remove the proposed designation after the public hearing on this proposal. Those who spoke in favor of the retaining the who wanted R-12 and 60 feet of height would have to go through a rezone process, which designation stated that it was not an automatic change in zoning, and that any property owner includes public notification and hearings, before a rezone would be granted. 12 development that can go to 60 feet started to occur on the south side of NE 182nd Street. March 5, 2008 I I CIy Of Kenmore The Task Force held a public hearing on the proposed amendments to the Comprehensive Plan and Zoning along the NE 18l Street corridor. A number of people spoke in opposition to the side of NE 182 Street. During deliberations, the Downtown Task Force decided to remove the study area. of the Redeemer property in order to help satisf concerns from neighbors located north of the proposal, with particular opposition to the heights proposed and the transition zone on the south proposed Medium Density Residential Comprehensive Plan designation that was formerly suggested for the south side of NE 182nd Street, and to retain existing R-6 zoning on the Church Task Force Public Hearing and Deliberations lots, and continues to encourage mixed-use development within the area. 35 feet, and to allow an increase in height to 60 feet only for mixed-use development that east of 66th Avenue NE. Task Force members heard a lots of public comment from property owners within the study area who were dissatisfied with the provision in the Community Business zone for height. The proposal, as presented this evening, was to allow a base height of includes ground floor commercial and mixed-use development with structured parking. Property owners thought that 60 feet of height should be allowed for multi-family development too, and that mixed-use should not be required to attain the 60 foot height maximum. After considerable debate, the Task Force decided to amend the proposal so that it allows 60 feet of height for any mixed-use development that includes ground floor commercial, and for any development with included structured parking to have a maximum height of 60 feet. Task Force members thought this was a good compromise rather than just allowing 60 feet outright for any development. This structured parking. That would allow a purely residential or a purely commercial building that revised proposal encourages parking to be contained in structures, discouraging surface parking in the new Community Business zone being proposed for NE 181St Street and NE 182nd Street Height on NE 181st Street: The most discussion of the evening focused on the height allowance