§ 47-13.50. General regulations.

A.

The following regulations shall apply to all development permitted within the zoning districts as indicated herein and as specified in Section 47-13.10, List of Permitted and Conditional Uses:

1.

South Regional Activity Center-South Andrews east (SRAC-SAe)

2.

South Regional Activity Center-South Andrews west (SRAC-SAw)

3.

Northwest Regional Activity Center-Mixed Use (NWRAC-MUe)

4.

Northwest Regional Activity Center-Mixed Use (NWRAC-MUw)

5.

Northwest Regional Activity Center-Mixed Use (NWRAC-MUne)

B.

Definitions.

1.

Density Pool : The total number of residential dwelling units permitted by the city's Comprehensive Plan for land within a regional activity center land use designation that has not been allocated to a particular development.

2.

Floorplate: The gross square footage (GSF) for any floor of a tower. This does not include balconies that are open on three sides.

3.

NWRAC-MU Design Standards: NWRAC-MU Illustrations of Design Standards as part of the creation of the NWRAC-MU zoning districts adopted as part of the ordinance adopted on January 21, 2015 incorporated as if fully set out herein and on file with the department.

4.

Pedestal: The portion of a building extending from the ground to the shoulder.

5.

Shoulder: The portion of a building below the horizontal stepback between a tower and a pedestal.

6.

SRAC-SA: The overall area comprised of both the SRAC-SAw and SRAC-SAe zoning districts.

7.

SRAC-SA Design Standards: SRAC-SA Illustrations of Design Standards as part of the creation of the SRAC-SA zoning districts adopted as part of the ordinance adopted on January 4, 2011, incorporated as if fully set out herein and on file with the department.

8.

Stepback: The horizontal dimension that defines the distance between the face of the tower and the face of the pedestal.

9.

Streetscape: Exterior public space beginning at the face of a building extending into the adjacent right-of-way, which includes travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for pedestrians. Streetscape may also include, but not be limited to, landscaped medians and plantings, street trees, benches, and streetlights as well as fences, yards, porches, and awnings.

10.

Streetwall: The building façade adjacent to the street, along or parallel to the lot-line.

11.

Story: The complete horizontal section of a building, having one continuous or practically continuous floor.

12.

Tower: The portion of a building extending upward from the pedestal.

C.

Density. Density within the applicable zoning districts is limited in accordance with the number of units as provided in the adopted Comprehensive Plan, as amended from time to time, as per Section 47-28, Flexibility Rules, and any other applicable provisions in the Unified Land Development Regulations.

1.

Density may be increased as provided in the Comprehensive Plan.

2.

Dwelling units are allocated at the time of development permit approval. Upon expiration of a development permit the dwelling units shall be returned to the density pool for future allocation.

3.

The allocation of dwelling units shall be subject to all applicable provisions of the ULDR at the time of development permit approval.

4.

Dwelling units are allocated on a first come, first serve basis.

5.

A development permit requesting the allocation of flex and reserve units shall comply with Section 47-28.1, Flexibility Rules, and shall not exceed a density of 50 units per gross acre. Density may be increased through the allocation of bonus density provisions for affordable housing or sleeping rooms, and shall comply with provisions on limitation as outlined in the city's Comprehensive Plan.

D.

Streetscape Regulations and Classification.

1.

The purpose of the streetscape regulations is to create a safe, comfortable and visually interesting experience for the pedestrian, thereby encouraging more street level activity by creating a well landscaped street corridor defined by a consistent streetwall.

The regulations are intended to accomplish streetscape goals by requiring or encouraging the following:

a.

Delineation of a streetwall through the limitation of space between buildings along the street.

b.

Enhancing pedestrian and vehicular safety through traffic calming measures and regulation of sidewalk width and quality as well as vehicular crossings and the location of off-site parking;

c.

Providing sufficient light and air through stepback regulations, while providing weather protection from rain and sunshine through the use of natural shade trees, canopies and awnings;

d.

Sidewalks that are safe to travel by regulating the width and quality of sidewalk and vehicular crossings, and the location of off-site parking;

e.

The provision of an interesting experience for pedestrian activity by locating non-residential, active uses on the first floor, principal building access to be oriented toward the street, requiring transparent glazing, architectural features or both on the first floor of a building fronting toward the street, and encouraging consolidated open areas along the street front along with street furniture.

f.

Permitting a mix of housing, retail and business uses that will create an active urban environment.

g.

Light and view to those occupying a building above a specified height by requiring stepbacks at this height.

( Ord. No. C-14-51, § 1, 1-21-15 ; Ord. No. C-17-34 , § 1, 10-3-17)