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Mill Creek City Zoning Code

CHAPTER 17

19 EGUV – EAST GATEWAY URBAN VILLAGE

§ 17.19.010 Purpose.

The purpose of this chapter is to implement the urban center land use designation and East Gateway Urban Village subarea policies contained in the Mill Creek comprehensive plan. This district is intended to accommodate pedestrian-oriented mixed-use commercial, office, residential and public uses that conform to the design and layout of an approved detailed master development plan.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A); Ord. 2024-928 § 2 (Exh. A))

§ 17.19.020 Detailed master development plan required.

Development in this district requires approval of a detailed master development plan that shall include a binding site plan and a development agreement between the owner and the city setting forth conditions for development. The detailed master development plan may be for all or a portion of the site and shall be substantially consistent with the East Gateway Urban Village illustrative development plan. The detailed master development plan shall be reviewed in accordance with the binding site plan provisions of MCMC Title 16. All development and uses shall thereafter occur in accordance with the approved detailed master development plan.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2010-718 § 16 (Exh. P); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.030 Detailed master plan elements.

The detailed master development plan shall contain, at a minimum, the following elements:
A. 
A binding site plan that includes the specific location of the following:
1. 
Buildings;
2. 
Roads;
3. 
Parking areas;
4. 
Open spaces, e.g., plazas, squares or courtyards;
5. 
Wetland areas and required buffers;
6. 
Pedestrian pathways;
7. 
Transit facilities;
8. 
Landscape areas;
9. 
Additional requirements as set forth in MCMC § 16.12.080 through 16.12.110;
10. 
Other elements as determined by the director.
B. 
An evaluation of consistency with the adopted urban village design guidelines that at a minimum specifically address the following design components as set forth in Chapter 17.34 MCMC:
1. 
Overall architectural character illustrated through building elevations and orientation of buildings to streets, parking areas, and pedestrian ways;
2. 
Public plazas, open spaces and buffer areas;
3. 
Relationship to adjacent properties, parcels, neighboring uses, and adjacent buildings;
4. 
Pedestrian pathways and sidewalks;
5. 
Construction materials and colors;
6. 
Coordinated signage and graphics;
7. 
Streetscape plan including landscaping and street tree location and species, street furniture such as benches, kiosks, fountains, etc.;
8. 
Landscape plans for individual sites and parking areas; and
9. 
Stormwater management facilities emphasizing low impact development (LID) techniques to minimize stormwater facilities that manage stormwater as close to where it falls as possible and help facilitate the natural hydrologic patterns of the area. LID stormwater management techniques include, but are not limited to, on-site bio-retention facilities, the use of permeable surfacing alternatives, and the retention of clustered, native vegetation.
C. 
Development agreement in accordance with RCW 36.70B.170.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.040 Principal uses.

All uses shall be identified on the approved detailed master development plan. Principal uses are:
A. 
Retail sales and services except automotive, boat, and recreational vehicle sales;
B. 
Eating and drinking establishments (drive-through service prohibited);
C. 
Banks, financial and professional services;
D. 
Multi-Unit Dwellings.
1. 
West of the 44th Avenue SE intersection, residential uses are permitted only above ground floor commercial;
E. 
Business and professional offices;
F. 
Personal services, dry cleaners, salons, etc.;
G. 
Medical and dental clinics and offices;
H. 
Parking structures;
I. 
Commercial day care;
J. 
Craft shops and galleries;
K. 
Public buildings, facilities/utilities;
L. 
Transit facilities/stops;
M. 
Hotel and motels;
N. 
Open space, parks and plazas;
O. 
Religious facilities;
P. 
Theaters and performing arts uses;
Q. 
Emergency housing;
R. 
Emergency shelters;
S. 
Permanent supportive housing;
T. 
Transitional housing; and
U. 
Other uses consistent with the purposes of the district.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A); Ord. 2024-928 § 2 (Exh. A))

§ 17.19.045 Secondary uses. [1]

Secondary uses are:
A. 
Outside sales, display and eating/drinking establishment seating subject to the performance standards under MCMC § 17.22.070(C).
B. 
Accessory buildings that are subordinate to an existing single-family residence and are incidental to the use of the single-family residence on the same lot in accordance with MCMC § 17.22.050. Accessory buildings are not required to meet the requirements of MCMC § 17.19.010 through 17.19.040 or 17.19.050 through 17.19.110. The bulk standards in MCMC § 17.04.080 through 17.04.100 shall apply to accessory buildings as supplemented by MCMC § 17.22.050.
(Ord. 2008-682 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A); Ord. 2022-884 § 2)
[1]
Code reviser’s note: This section was added by Ordinance 2008-682 as 17.19.050. It has been renumbered as 17.19.045 to prevent duplication.

§ 17.19.050 Project design. [1]

A. 
The design, layout and distribution of uses and site elements such as buildings, roadways, landscaping, parking areas, open space, public areas, pedestrian facilities and streetscapes shall comply with the approved detailed master development plan and adopted design guidelines.
B. 
Buildings proposed for sites adjacent to the central spine street shall be designed to accommodate ground floor nonresidential uses.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))
[1]
Code reviser’s note: The East Gateway Urban Village Design Guidelines were adopted by Ordinance 2008-684 and are available for review in the city clerk’s office.

§ 17.19.060 Minimum number of dwelling units.

Repealed by Ord. 2012-746.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C))

§ 17.19.070 Maximum height.

The maximum height shall be four stories not to exceed 50 feet, except for mixed-use residential buildings, which shall be a maximum of five stories and 60 feet; provided, that the maximum height shall be three stories and 35 feet for buildings built adjacent to the single-unit dwellings in the adjacent NR zoning district.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A); Ord. 2024-928 § 2 (Exh. A))

§ 17.19.075 Maximum ground floor commercial use.

Repealed by Ord. 2012-746.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C))

§ 17.19.080 Setbacks.

Setbacks will be established through the design guidelines, and in compliance with other applicable city regulations (e.g., Chapter 18.06 MCMC, and the streetscape element of the comprehensive plan).
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.085 Streetscape and roadway buffer/cutting preserves.

Streetscape design and roadway buffer/cutting preserve tracts adjacent to arterial and collector streets shall be provided in accordance with the comprehensive plan, streetscape element. Road-way buffer/cutting preserves to be provided range from 35 feet from the right-of-way for nonresidential uses to 50 feet for residential uses adjacent to arterial streets.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.090 Major and minor modifications.

A. 
Minor amendments to an approved detailed master development plan may be administratively approved by the director of community development subject to the provisions of MCMC § 14.09.010(A)(3).
B. 
Major amendments are changes that do not qualify as minor amendments. Major amendments shall be processed as a new development application pursuant to this chapter. Approval may require re-recording of project documents.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.100 Recoupment of costs.

The city manager is authorized to keep account of all administrative time and costs expended in developing, reviewing and implementing the detailed master development plan(s) contemplated by this chapter. The city manager is authorized to assess against the developer of any parcel of land, or portion thereof, governed by a detailed master development plan, a fee or charge as determined by Chapter 3.42 MCMC, which shall be payable prior to issuance of any building permit.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))

§ 17.19.110 Open space and recreation facilities.

Open space and recreation facilities shall be provided pursuant to the provisions of Chapter 17.22 MCMC or as may be established through the approved detailed master plan.
(Ord. 2008-676 § 2; Ord. 2009-702 § 2 (Exh. C); Ord. 2012-746 § 1 (Exh. A))