1. The area proposed for the plan district has special characteristics or constraints of a natural, economic, historic, public facility, transitional land use or development nature that are not common to other areas of the City;

2. Existing base and overlay zone provisions are inadequate to achieve a desired public benefit or to address an identified problem in the area;

3. The proposed plan district and regulations are the result of a legislative study or plan documenting the special characteristics or problems of the area and how a plan district will best address relevant issues; and

4. The regulations of the plan district are in conformance with the Comprehensive Plan and continue to meet the general purpose and intent of the base zone, and any overlay zones applied in the district and do not prohibit uses or development allowed by the base zone without clear justification.

1. Provide for the management of the Columbia River shoreline by planning for and fostering all reasonable and appropriate uses of the shoreline;

2. Give consideration to water-dependent, water-related and water-oriented uses and reserve portions of the urban shoreline for these activities;

3. Secure public shoreline access to or along the waterfront, to include waterfront access plans, construction of waterfront parks, trails, esplanades, bikeways and viewpoints.

1. The proposed development has been considered as a whole and conforms to the Comprehensive Plan and applicable zoning regulations.

2. Changes to the Comprehensive Plan and underlying zoning district have been integrated into the master plan.

3. Phased development has been properly coordinated.

4. The master plan process has been coordinated with the requirements of the State Shoreline Management Act and the city’s shoreline program, and insofar as applicable with the city’s adopted policy for a waterfront trail. (Ord. M-3764 § 3, 10/16/2006; Ord. M-3643, 01/26/2004)

1. Minimum clear height over the sidewalk shall be 12 feet.

2. Repealed by Ord. M-4278.

3. Maximum overall height of the projection shall be 85 feet above the sidewalk, except for balconies, bay windows and structured parking. Projections may be permitted only for extensions of five feet or less into the right-of-way where any supporting ground level columns are located entirely outside the right-of-way.

4. If along such frontage rain protection is also required, the projection shall be that required in the depth-of-cover and clear height standards of VMC 20.630.030(E).

5. Maximum projection from the property line into the right-of-way shall be five feet where no curb exists, or to a point no closer than two feet to the face of an existing curb.

1. New construction – required. On a street frontage designated in Figure 20.630-2, rain protection features shall be required to be incorporated into all new construction if such construction is of a new structure. Such features shall also be required if an existing structure is remodeled in such a way as to affect the appearance of that part of the structure facing the street; provided, remodeling found by the Planning Official to be minor, per the requirements of Chapter 20.255 VMC, shall not be required to provide weather protection.

2. New construction. All proposed new buildings within 15’ of the street property line shall be required to provide a rain protection feature meeting the requirements of this Section.

3. Designated. A rain protection feature meeting the requirements of this Section may be an awning, overhang, marquee, free-standing shelter, arcade or other architectural feature providing a rain-sheltered sidewalk or walkway for pedestrians along the entire street frontage of the building but may not contain usable floor area of any kind unless a vacation of air rights from the City has been secured.

1. Changes in dimensions and exceptions to general application of the standards specified in Subsection E of this section, may be allowed where the standards prescribed are found infeasible or impractical to apply, or it is found they would create disharmony with the architecture of an existing building.

2. The requirements of rain protection features shall not apply to buildings entered into the National Register of Historic Places, Buildings, or Structures, or listed in the Washington State Register of Historical Sites and Buildings, or listed in the Clark County Heritage Register or where it is found by the Historic Preservation Commission that application of the requirements would be seriously detrimental to the design integrity of the structure and/or its architectural facade.

1. Historic buildings. The following types of buildings may be exempted by the Historic Preservation Commission from the requirements of Subsection F of this section, with respect to the percent of wall devoted to windows and entrances, where in conflict with the character of the architecture, in accordance with the specified procedures concerning Design Review.

1. Up to 50 percent increase in building height (inclusive of any rooftop appurtenance) may be allowed outright by the planning official through the site plan review process upon making the following findings:

2. Over 50 percent, and up to the high number of a given range, increase in building height (inclusive of any rooftop appurtenance) may be allowed by the planning official through the site plan review process upon making the following findings:

1. Buildings fronting Main Street shall comply with the established building line, and shall rise no more than 45 feet with an allowance of an additional 3 feet for a parapet before stepping back 15 feet, beyond which the building may rise to 100 feet (inclusive of any rooftop appurtenance) upon an FAA determination of no hazard to air navigation and upon consultation with the Pearson Field Airport manager. An exception may be given for buildings fronting Main Street to rise to 60 feet before stepping back 15 feet only if the context of the subject building meets the following: Two buildings 60 feet or taller are located such that each front Main Street and are on two different adjacent sides of the subject building. The term adjacent may include buildings that front Main Street and are located directly across a street from the subject building.

2. All restoration of existing buildings and construction of new buildings shall be consistent with design guidelines and requirements of Chapter 20.510 VMC, Heritage Overlay District.

1. No new surface parking lot shall be permitted. All existing surface parking in the Retail Structural Parking Area, as defined in Section 20.160.020(C)(7) VMC became nonconforming on September 26, 1977, by enactment of Ordinance M-1791.

2. Structured parking fronting on Main Street between 6th and Mill Plain, within the area illustrated in Figure 2-.630-5, shall be setback a minimum of 25’ from the street property line.

3. Parking access to and from Main Street shall be prohibited . That portion of any lot fronting on Main Street shall be devoted at the street level to retail, consumer service, office, or other permitted uses in the use district within which the property is located.

1. Structural parking shall be allowed.

2. Surface parking lots including off-site accessory parking lots may be allowed upon approval of a phased development plan, which indicate future buildings and timelines for completion of each phase and the elimination of the surface parking. Off-site accessory lots in the Limited Surface Parking area are permitted for uses even if the minimum parking requirement is met on-site; however, such parking shall not be made available to any other business or use.

3. Accessory surface parking for residential use is not limited and shall be allowed for all hours of the day and night.

4. Accessory surface parking for commercial use shall be limited to business hours of the accessory use(s). After business hours, accessory surface parking may be made available to other nonaccessory uses.

1. A valid land use approval for the parking shall be obtained from the City no later than eighteen (18) months prior to the above deadline (July 1, 2014); and

2. Parking lots shall be improved to current development standards in accordance with VMC 20.945.040; and

3. Any unimproved lot in the Parking Control District that has not received a valid land use approval by the above deadline or has not been improved to full standards by December 31, 2015 shall be immediately discontinued; and

4. Parking lot improvements may be phased over time; however, any portion of a parking lot, which has not been approved or improved by the deadlines outlined in subsection 3 above, shall be immediately discontinued. (Ord. M-3959 § 34, 07/19/2010; Ord. M-3931 § 20, 11/02/2009; Ord. M-3922 § 29, 07/06/2009; Ord. M-3832 § 24, 06/18/2007; Ord. M-3832 § 23, 06/18/2007; Ord. M-3643, 01/26/2004)

1. Implement the principles, goals and policies of the Vancouver City Center Vision Subarea Plan for mixed-use development and connections to the waterfront.

2. Build to the highest density that is financially viable and achievable within the allowed height restrictions and grid dimensions.

3. Create an urban high activity waterfront character.

4. Create tangible connections to the waterfront, connecting Vancouver’s City Center businesses, neighborhoods and parks to a vibrant waterfront district that is accessible to all.

5. Design streets to enhance the district’s ability to function as a pedestrian-oriented urban neighborhood, encourage pedestrian activity, and create a lively active district.

6. Extend the Columbia River Renaissance Trail to the west.

7. Encourage water oriented uses along the shoreline area.

8. Encourage environmentally friendly site and development design and construction.

9. Secure public access to or along the shoreline, to include waterfront public spaces.

1. Street Grid. The street system shall be based on a grid pattern and pedestrian system similar to the existing City Center grid of 200 foot blocks. Based on site and environmental constraints the planning official may approve a limited number of smaller or larger blocks. Where blocks are 300 feet or longer on a face, mid block pedestrian connections shall be provided.

2. Traffic Calming. Traffic calming elements shall be incorporated in the master plan. Elements such as and not limited to maximize on-street parking, narrow streets, ten to twelve foot sidewalks, and visible attractive crosswalks at intersections.

3. Sidewalk.

4. Street Lights. The City’s Street Light Policy shall apply. It identifies the Sheppard’s Crook light fixtures on the waterfront trail and the Double-Acorn light fixture on the streets.

5. Parking. Within the Columbia West Renaissance District, new surface parking lots are prohibited except for surface parking lot(s) needed during phased construction and where an approved phasing plan states timelines for completion of each phase and removal of such lot(s).

Structural parking is prohibited between the river and buildings located nearest to the shoreline and at the interface of buildings and the river shoreline.

Require parking driveway access from secondary streets and require on-street parking on all streets unless otherwise approved by the Transportation Manager.

Develop orient and screen structural parking to:

6. Link to City Center. The principles of the Downtown Plan District sub-sections 20.630.020, Building Lines; 20.630.030, Rain Protection; 20.630.040, Blank Walls; 20.630.050 C, Maximum Building Heights; and Parking Control, 20.630.060 shall apply to the Columbia West Renaissance District waterfront area zoned City Center (CX). The details of how and where to apply the above mentioned sub-sections of the Downtown Plan District (20.630) shall be provided in the master plan (20.620.030) and approved by the City.

7. Pathways, Open Spaces and Connections. People shall be able to interact with the river in appropriate locations, whether by touching, viewing, or enjoying the riverbank in other ways. Visual access to the water shall be provided. Physical access shall be provided where determined appropriate and consistent with the requirements of the Critical Areas Ordinance (VMC 20.740) and Shoreline Master Plan.

Locate open spaces strategically to serve proposed uses, pedestrian linkages and nearby districts and to enhance transition from the waterfront urban environment to the river shoreline environment. Provide pedestrian connections and specific design elements to connect the varied open spaces into a cohesive open space system.

Provide public open spaces that are diverse in character, and placement. Both green and hardscape shall be provided. Hardscape open spaces designed for intense urban uses and consistent with the Critical Areas Ordinance (VMC 20.740) and Shoreline Master Plan may be appropriate in some areas of the City Center’s waterfront.

Extend the Columbia River Renaissance Trail from east to west keeping it as close to the river as possible consistent with the requirements of the Critical Areas Ordinance (VMC 20.740) and Shoreline Master Plan.

Incorporate information about the Columbia River’s natural resources and cultural history into the design of provided riverfront features such as public art, and interpretive signs.

Provide primary pedestrian connections between the existing Esther Short Park and new waterfront development. Pedestrian connections may include, but not limited to, features or amenities such as special sidewalk design, landscaping, art work, street furniture, views etc. See Landscape Plans below.

8. Landscape Plans. Employ design concepts that unify the new waterfront development with the City Center, Esther Short Park, the Columbia River, river pathways and open spaces, and surrounding activities to the east and west, by specific plant selection, furniture, lighting, art, and hardscape materials etc. Integrate landscape elements to enhance transitions with pedestrian access ways from the waterfront urban development to the river shoreline.

Arrange plant communities to reinforce diverse open spaces, provide connectivity, aesthetics, ecological functions, and variety and interest through the seasons.

Select appropriate species of native and native-like plants in the waterfront district area based on the soil, light, moisture conditions, context and adjacent uses. Planting schemes shall consider water conservation goals refer to VMC Section 20.925.100.

Specify appropriate species of native plants in the riparian management area and riparian buffer of the shoreline based on the soil, light, moisture conditions, context and adjacent uses and consistent with the Critical Areas Ordinance and Shoreline Master Plan.

The selection of tree species and the layout of trees on different streets are related to both the operation and desired character of a particular street. Species selection and tree spacing shall be coordinated with the City’s Parks and Forestry Divisions to ensure appropriate relationship to the Columbia River shoreline and Columbia River Renaissance Trail, connectivity to the City Center, and desired character of specific streets. For street tree selection, refer to VMC 20.925.060.

9. Building Design. While creating an urban façade to the property line, development in the Columbia West Renaissance District should not present a wall between the downtown and the river, nor should it represent themed building types or styles. To avoid monolithic building mass, vary the footprint and façade plane of buildings that face the Columbia River to create a diversity of building forms and urban spaces adjacent to the shoreline. This may be accomplished by:

10. View Protection. Within the Columbia West Renaissance District, buildings shall be arranged and designed to maximize views and preserve views of the shoreline.

11. Sustainable Site and Development Design. As much as practicable incorporate sustainable design concepts as integral components of urban site and development designs. Examples include but are not limited to:

1. A master plan that complies with Section 20.268.070 Master Plan Components is submitted.

2. The modification(s) is warranted given site conditions and/or characteristics of the design.

3. The benefits accruing from the implementation of the modification meet or exceed the current design and development standards in Section D above.

4. Any impacts resulting from the modification are mitigated to the extent practical.

1. Gateways at Interstate-5. The four major street intersections at Interstate 5 that include: Columbia Way, Evergreen Street, Mill Plain Boulevard, and Fourth Plain Boulevard are essential east/west connections that should be enhanced to act as prominent gateways that unify Vancouver Central Park Plan District and the Vancouver City Center. These prominent locations shall include design elements that provide a safe and welcoming environment, unify the east and west sides of I-5, and create gateways that announce the arrival to Central Park to visitors and residents in all modes of travel. New connections between Vancouver Central Park Plan District and Vancouver’s City Center shall also be made when any realignments and/or upgrades are added to I-5. Design elements shall include, but are not limited to the following:

2. Great Streets. The intention of a “great street” is to provide full multimodal facilities that include equally safe access for pedestrians, bicyclists, transit users and drivers. Great streets are also visually appealing with design features that should include street trees, landscaping, special paving, pedestrian scale lighting, and street furniture. All streets in the Vancouver Central Park Plan District should be developed, as much as practicable, with Great Street design elements such as:

3. Pedestrian Connectivity. Sidewalks and walkways shall provide linkages between the various facilities, transit stops, and parking areas within the Vancouver Central Park Plan District and into the surrounding areas. Pedestrian crossings of major streets shall be safe and effectively located to enhance district cohesiveness and reduce walking distances. Pedestrian crossings of major streets should be no more than 400 feet apart.

4. All site and development design should incorporate sustainable practices to minimize the use of energy, water, and other natural resources and to provide a healthy productive environment. Sustainable design concepts and practices such as, but are not limited to the following:

5. Fencing and screening.

6. Building Design.

1. Permitted uses. The following uses are permitted on all properties within the Officers Row Conservation District:

2. Conditional uses. The following uses will be permitted conditionally, subject to a Type III Conditional Use, as governed by VMC 20.225, Conditional Uses, provided that the applicant demonstrates that the use will comply with subsection D of this section, and will be compatible with the historic appearance of Officers Row. These uses are further subject to such conditions as the Hearings Examiner finds necessary to protect the historic values of the area.

1. Signs shall comply with the regulation for Higher Density Residential, as governed by VMC 20.960, Signs, except no fascia signs are allowed.

2. Signs shall be, or shall appear to be, made of wood and shall be designed to be compatible with the historic buildings of Officers Row.

3. Officers Row development standards.

1. Permitted uses. The following uses are permitted on all properties within the Historic Reserve Conservation District. Special Standards D. 2. below provides information regarding compatible uses.

1. Development and changes that have taken place over the course of time are evidence of the unique history and character of each building, structure, or site and its environment. Further changes to the existing development shall be compatible with the eight historic periods established for specific areas within the Historic Reserve. These eight historic periods include: Indian Country (pre-1824), Hudson Bay Company Period (1824-1846), Fort Vancouver and Vancouver Barracks (1847-1860), U.S. Army (1861-1916), U.S. Army and World War I (1917-1918), U.S. Army and Civilian Conservation Corps (1919-1941), U.S. Army and World War II (1942-1947), and Modern Era/ National Park Service Period (1948----).

2. Reasonable effort shall be made to provide a compatible use for a property, that will require minimal change to the defining characteristics, of the buildings, structure, or its site and its environment in conformance with the Secretory of the Interior’s Standards for Rehabilitation, or to use a property for its originally intended purpose. A compatible use is defined as a use that is consistent, complementary and does not conflict with the historic period.

3. The distinguishing original qualities or character of a building, structure, or site and its environment, as defined in the West Barracks by the National Park Service 2002 “Historic Structures Report” and for National Park Service owned property as outlined in the “General Management Plan” shall not be destroyed.

4. New construction should be limited to the reconstruction of the vanished or nonsurviving portions of a historic property or infill construction compatible with the scale and design of buildings in the immediate area. As described in The Secretary of the Interior’s Standards for the Treatment of Historic Properties-1995, reconstructions is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a nonsurviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.

5. Distinctive stylistic features or examples of skilled craftsmanship that characterize a building, structure, or site shall be preserved except where demonstrated to be economically or physically impracticable as determined by the City’s Planning Official.

6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall, to the extent practicable, match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features shall be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

8. Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to, any project. Activities within the special district will be required to meet the archaeological provisions of VMC 20.710.

9. Contemporary design for alterations and additions to existing properties shall be permitted when such alterations and additions do not destroy significant historical, architectural or cultural material, and/or the character of the property, neighborhood or environment.

10. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

11. Non-contributing buildings and structures, as identified in the 2007 National Historic Register listing of the Vancouver National Historic Reserve, may be removed.

12. Use of sustainable (environmentally sound and energy efficient) products and materials shall be required for all new construction and reconstruction throughout the special district. An exception may be granted by the Planning Official provided the applicant can clearly demonstrate that use of sustainable products and materials will significantly detract from the historic integrity of the individual building or the special district.

13. Public art and commemorative works within the special district shall be consistent with the Vancouver National Historic Reserve Public Art and Commemorative Works Policy.

14. Holiday or theme decorations and lighting shall present a coordinated appearance appropriate to the historic period of a building, structure, or site and its environment. All such decorations and lighting shall be subject to review and approval by the Reserve Partners and shall comply with applicable safety regulations.

15. Buildings shall be maintained at a minimum to the provisions of VMC 17.14 Minimum Property Maintenance Code as adopted by the city.

16. Off-street parking shall be provided as required in VMC 20.945 Parking and Loading. No parking lot may be developed in the front yard of any building within the Vancouver Barracks (parking in side yards should seldom be allowed, if at all).

17. Undergrounding of utilities is required throughout the special district except where demonstrated to be economically or physically impractical as determined by the City’s Planning Official. The Hudson Bay Company cemetery property is exempt from this requirement due to federal regulations regarding disturbance of tribal cemeteries.

18. Site and building improvements shall be designed to consider accessibility throughout the special district and to incorporate those provisions in ways that result in minimal visual impact, such as utilizing elevated grades in lieu of ramps, and providing public access to main entrances in lieu of secondary entrances.

19. Screening of Off-Street Parking Areas.

20. Pedestrian Connectivity.

21. Thematic Landscape.

22. Exterior Light Standards.

23. Seat Benches and Trash Receptacles.

24. Fences and Walls.

25. Signs.

26. Access Control Bollards.

27. Screening of Service Areas and Mechanical Equipment.

1. Basic Utilities as defined in Section 20.160.020, Use Classifications, except for Vancouver Water Works Park where offices may be included as Operations Support Buildings as defined in the Water Works Park Public Facilities Master Plan PRJ2005-00739/MPF2005-00004.

2. Colleges as defined in Section 20.160.020, Use Classifications.

3. Community Recreation excluding the following: health/fitness clubs, indoor tennis/racquetball and soccer clubs, unless in conjunction with a school or community center, golf courses and shooting ranges as defined in Section 20.160.020, Use Classifications.

4. Cultural Institutions as defined in Section 20.160.020, Use Classifications, except for a performing arts center is also a permitted use.

5. Parks/Open Space as defined in Section 20.160.020, Use Classifications, except for Vancouver Water Works Park where property under the direction of the parks department will be used as Urban Natural Areas and Open Space, as defined in the Vancouver-Clark Comprehensive Parks, Recreation, and Open Space Plan 2007.

6. Schools as defined in Section 20.160.020, Use Classifications.

7. Transportation facilities as defined in Section 20.160.020, Use Classifications, except for park and ride facilities that are a Limited Use. Accessory eating and drinking establishments are permitted within the park and ride transit facility.

8. General Office, as defined in Section 20.160.020(C)(6)(a), Use Classifications.

9. Rail Lines/Utility Corridors as defined in Section 20.160.020, Use Classifications.

10. Temporary Uses subject to VMC Chapter 20.885.

11. Wireless communications facilities as permitted in Chapter 20.890, Wireless Communication Facilities.

12. EV Basic Charging Stations, if accessory to a permitted use.

13. EV Rapid Charging Stations, if accessory to a permitted use.

1. Trees and Landscape Planting.

2. Parks and Open Space. Preserving parks and open space is a priority of the Central Park Plan and may be accomplished by, but is not limited to, the following:

3. Properties located north of Officers Row and south of Mill Plain Boulevard. Due to the importance of the public uses located within this area and their prominent location adjacent to Officer’s Row and the importance and unique character of Officer’s Row site and historic buildings, the following special regulations are deemed necessary to preserve and enhance the co-existence of both the public uses within this area and the adjacent Officer’s Row.

4. Great Streets. The intention of a “great street” is to provide full multimodal facilities that include equally safe access for pedestrians, bicyclists, transit users and drivers. Great streets are also visually appealing with design features that include street trees, landscaping, special paving, pedestrian scale lighting, and street furniture.

5. Transit and associated transit facilities.

6. Gateways. Gateways should be developed at Mill Plain Boulevard and Fort Vancouver Way; Fort Vancouver Way and Fourth Plain Boulevard; Mill Plain Boulevard and East Reserve. Gateway features, in addition to required street trees, shall include special gateway plantings that address height and width of trees for gateway affect and shall include under story or smaller ornamental trees, shrubs, and groundcover plantings that display year round seasonal color. The City Urban Forester or Parks Design Division shall approve gateway plantings.

In addition, the following gateway features should be considered. Features such as, but are not limited to, the following

7. Parking Standards.

8. Signs shall comply with the regulation for Higher Density Residential Districts as required in VMC 20.960

9. Lighting.

10. Central Promenade. The intent of the Central Promenade is to provide a shared use and as much as possible off-road path that runs the length of the planning area, linking from the south, Columbia River waterfront trail, to the north, Fourth Plain Boulevard, and uniting all of Central Park’s significant resources. This is a place holder for future development standards and guidelines. (Ord. M-4002 § 11, 12/05/2011; Ord. M-3959 § 36, 07/19/2010; Ord. M-3931 § 21, 11/02/2009; Ord. M-3891, Added, 11/03/2008, Sec 15-Effective 12/03/08)

1. Implement the goals and policies of the Comprehensive Plan for mixed-use development within the waterfront area.

2. Ensure functionally coordinated, cohesive site planning and design that maximizes land use through mixed-use developments.

3. Ensure compatibility of mixed-use developments with the surrounding uses and minimize any off-site impacts associated with development.

4. Encourage water-dependent, water-related and water-oriented uses within the waterfront area.

5. Encourage a high-activity and high-density urban environment that permits access to the waterfront not only to the residents of developments but also to the public at large and invokes a sense of community and compatibility with other uses.

6. Prohibit the development of single-family detached dwellings.

7. Secure public shoreline access to or along the waterfront, to include waterfront access plans, construction of waterfront parks, trails, esplanades, bikeways and viewpoints. (Ord. M-3643, 01/26/2004)

1. Assure that the proposed development is considered as a whole and will conform to the Comprehensive Plan and the underlying requirements of the zoning district.

2. Require any changes to the Comprehensive Plan and underlying zoning district to be integrated into the master plan.

3. Assure that phased development is properly coordinated.

4. Provide the developer/property owner with reliable assurances of the city’s expectations for the overall project as a basis for detailed planning and investment.

5. Coordinate the master plan process with the requirements of the State Shoreline Management Act and the city’s shoreline program, and insofar as applicable with the city’s adopted policy for a waterfront trail. (Ord. M-3643, 01/26/2004)

1. Multiple buildings on a single site shall be designed to create a strong visual relationship between or among the buildings. Architectural treatment of a building shall be consistent on all sides.

2. Development shall take into account the relationship of adjacent buildings in terms of height, materials, scale and architecture. The goal is to achieve attractive structures and preserve significant views.

3. Mixed-use developments shall be encouraged to provide increased opportunities for informal and planned activities beyond the typical 9:00 a.m. to 5:00 p.m. work hours, including secure, well-lighted amenity zones and programmed activities. In addition, design that will increase opportunities for activities both within the project boundaries and between existing adjacent developments and neighborhoods shall be promoted.

4. Interest shall be created by both the repetition and changes in various patterns from window openings to paving designs. Developers shall consider the use of decorative pavement accents in sidewalks and near street intersections.

5. When a project occurs in a visually rich context, such as the waterfront, its form, materials, orientation, and detailing shall incorporate the assets offered by its setting.

6. The size, character and siting of proposed projects shall relate to the functions of adjacent streets and pedestrian networks. Buildings shall be oriented to the public rights-of-way and shall be placed close to pedestrian movement.

7. Environments shall be created that encourage a number of specific activities to front a street, court or plaza at ground level to provide variety at a human scale.

8. Where feasible, the design of multi-use facilities to accommodate retail and other uses at the pedestrian level that increase activity and use shall be encouraged.

9. Buildings shall be designed and located to complement and preserve existing buildings, streets and paths, bridges and other elements of the built environment.

10. Buildings shall be designed to be complementary in appearance to adjacent structures of good design with regard to:

11. Where existing buildings are to remain on site, new development shall be designed to:

12. Bus shelters, drinking fountains, benches, mail boxes and related amenities shall be designed to be complementary in appearance to buildings.

13. The following amenities shall be designed to be complementary in appearance to those buildings or structures upon which they are located: windows, doors, mailboxes, mechanical equipment, downspouts, utility connections and meters, chimneys, lights, signs, awnings, foundations, vents, stairs, decks and railings, weather vanes, aerials and other appendages attached to the roof or projecting above the roofline.

14. Awnings, signs and lights shall be placed at the specific location on the wall to define the first floor or retail cornice height.

15. Trees and other natural elements shall be used to help define building proportion relationships and to provide scale to the structure as a whole.

16. Thematic consistency shall be encouraged and the variety of styles of building elements shall be minimized while allowing a diversity of architecture.

17. Buildings shall be designed and located to complement and preserve existing natural landforms.

18. To the extent practicable, landforms shall be incorporated as design elements that relate to building elevations to determine scale and proportion.

19. Foundations shall be designed to match the scale of the building being supported. Use of berms, re-siding, or sheathing the foundation structure with wall siding are methods that accomplish this purpose.

20. Decks, railings and stairs that relate a building to the contours of the land shall be used.

21. Buildings shall be designed to minimize the personal security risks of users and to minimize the opportunities for vandalism and theft.

22. Buildings shall be designed and constructed to reduce noise impacts on interior occupied spaces and adjacent property.

23. Natural barriers shall be used where possible, and where it is not possible, the use of solid barriers such as fences, berms, or structures to reduce sound levels shall be considered.

24. Heat pumps or similar mechanical equipment shall be located so that operating noise does not affect use of living areas such as bedrooms, outdoor decks, patio areas of the use or adjacent uses.

1. A large structure shall contain design elements that create a transition to the human scale, particularly near the ground.

2. If a development is larger or smaller than surrounding uses, the design shall provide transitional elements at the perimeter to integrate it with its surroundings.

3. Transition using variety of scale, pattern and texture of building and landscaping elements is encouraged to create a more visually interesting project.

4. Buildings shall be designed to reveal or express their primary patterns of use and entry.

5. The proposed building orientation shall respect the orientation of surrounding buildings and streets and shall relate to other buildings on the same site in regard to pedestrian circulation.

6. Buildings shall be designed and located to complement and preserve existing natural landforms, trees, shrubs and other natural vegetation, where appropriate.

7. A balance in the height, bulk and scale of the buildings constructed within the site shall be achieved so that large and/or long blank walls are either not constructed or their features are minimized. These standards can be achieved by the use of certain landscape features, specific building materials, limited size and length of buildings, preserving significant existing trees, screening mechanical equipment, innovative signage, limiting or prohibiting structures within side building setbacks, limited fences and/or hedges within view corridors, and visual penetration through structures.

1. Views from the residential areas above the river to the river shall be protected to the greatest extent practicable.

2. Views within the waterfront property to the river shall be protected to the greatest extent practicable. Access to views of both the project’s users and the general public shall be considered.

3. Major views and view corridors that give special emphasis to open space, the river, and special man-made or natural landmarks shall be protected to the greatest extent practicable.

4. Buildings shall be located and designed to provide access to desirable views, while not blocking the views of others unnecessarily.

1. Buildings shall reflect a strong sense of human scale and interest within the pedestrian environment.

2. Ground floor levels of buildings shall include elements of pedestrian interest.

3. Development, especially buildings taller than 40 feet, shall address pedestrian scale and open space requirements and maintain human scale by creating variation of the urban form.

4. Separation of pedestrians and automobiles shall be encouraged. This can be accomplished by providing on-street parking and/or planting strips between the street and sidewalk.

5. The areas immediately adjacent to buildings shall be designed to integrate with the surrounding landscape and pedestrian walkways. Elements such as courtyards, colonnades and public art may be used to define this space.

6. Development shall provide convenient pedestrian access via sidewalks to transit stops.

7. Building entrances shall be identifiable and directly accessible from a public sidewalk. Entry areas shall be emphasized and strengthened through design articulation.

1. Environments shall be created that are understandable and help orient the user and the general public.

2. Sites shall be planned to respect existing natural and man-made landmarks and to create landmarks for the ease of public recognition.

3. Major vistas and panoramas that give special emphasis to open space and the river shall be protected to the greatest extent practicable. (Ord. M-3643, 01/26/2004)

1. Overhangs and canopies shall be integrated in the building design along all pedestrian thoroughfares.

2. Comfortable and attractive street furniture, such as seating and tables, fountains, trash receptacles, information kiosks, and directories which are accessible to the physically disabled shall be provided in public spaces for public enjoyment and comfort.

1. Site design shall minimize the removal of mature trees and other existing mature vegetation.

2. The proposed grading shall be designed with slopes and topographic features that match the natural grade to the maximum extent practicable.

3. Sites shall be designed to minimize erosion.

4. Where they exist in their natural state, significant wetlands, drainageways and streams shall be preserved.

1. The use of art is encouraged and shall be integrated into the overall design of a project, if proposed.

2. Lighting fixtures and illumination shall be of similar design and character as the project’s building components.

1. Public use and access to the Columbia River shoreline shall be provided.

2. A trail that extends along all of the waterfront from the Burlington Northern Railroad bridge to the eastern city limits with viewpoints and access points shall be provided within 35 feet of the ordinary high water mark. Flexibility may be allowed to vary the location of the path, keeping it as close to the river as possible. Under special circumstances, the path may be allowed to vary or depart from the river for short distances. Also, it may be necessary from time to time to temporarily close a portion of the path. As part of an application submitted in compliance with VMC 20.650.025, the location of the path, viewpoints and access points shall be shown and an explanation shall be submitted as to why the proposed location is the most appropriate for the site and that the equivalent of the pathway requirement can be met.

3. Along the pathway there shall be viewpoints and access points provided for the public. The location of the viewpoints and access points shall be determined after the analysis, as stated in Building Heights/Views, is complete.

4. All applications submitted shall comply with the intent and purposes of Resolution No. M-2739 regarding the pathway along the river, which outlines the city’s responsibilities in terms of the pathway requirement including, but not limited to, planning for a trail from the Burlington Northern bridge to the eastern city limits which includes some public amenities and includes the providing by the city of adequate maintenance and public safety.

1. Types. Business park type monument base signs are permitted. The maximum height of a monument base sign is 15 feet. The maximum size of a monument base sign is 50 square feet. Rotating, flashing and free-standing pole and rooftop signs are prohibited. Fascia signs are permitted as set forth in Chapter 20.960 VMC, Signs; provided, that they are consistent with the standards set forth in this subsection.

2. Standards.

1. Maximum lot coverage. The maximum lot coverage shall be 70 percent, including building footprints and all paved areas devoted to vehicular parking, loading and circulation.

2. Minimum landscaping/open space. The minimum landscaped area shall be 20 percent. The height of all planted trees shall be coordinated with view corridors and with the height of adjacent buildings. This will help ensure that the view corridors are protected.

1. Parking adjacent to the river. No parking shall be allowed adjacent to the river. This is to avoid potential problems related to storm water run-off and other water quality problems impacting the river and to enhance the view corridors through and along the river. In some cases, parking may be allowed adjacent to the river but only if:

2. Shared parking between and among uses shall be encouraged.

3. Joint circulation and shared access between abutting properties is encouraged.

4. Adequate lighting for parking lots shall be provided to ensure personal safety. Lighting shall be integrated into the architectural character both in terms of illumination.

1. Depending on the type and intensity of development proposed, certain transit facilities may be required including, but not limited to, bus shelters and bus pull-outs.

2. Where bus shelters and other transit facilities are provided, they shall be located near building access and/or activity areas and be incorporated in the building design.

1. Required perimeter setbacks from the project boundary shall be based upon the setbacks of the adjacent zone or the following requirements, whichever are greater:

2. An accessway shared by property zoned commercial and residential is not subject to the yard requirement.

3. There are no mandatory setbacks required within the site. However, a requirement may be established at the time of planning commission review depending upon the type and intensity of development proposed. (Ord. M-3643, 01/26/2004)

1. Area 1: Properties along the east and west sides of NE Auto Mall Drive and auto dealers directly to the south fronting on NE Fourth Plain Boulevard.

2. Area 2: The northwest corner of the intersection of SR-500 and Andresen Boulevard and the property located directly across the street to the north of NE 40th Street.

3. Area 3: Properties located east of NE 66th Avenue and north of Fourth Plain Boulevard.

1. Allowable area: 1.75 sq. ft. total per linear foot of property frontage on which the sign is located. No one sign face can be more than 0.875 sq. ft. per linear foot.

2. Number of signs: One (1) complex sign is allowed per plan district entrance where entrance is defined as public street access into the plan district. Additionally, one (1) franchise sign is allowed per entrance to each dealership within the district boundaries.

3. Height of signs: Maximum 30’ to be measured from grade to top of sign, except in cases where the property abuts or is immediately adjacent to a state or federal highway. In these instances, the allowable height is 45’.

4. Encroachment above public right-of-way: Maximum allowed encroachment is 3’, but not closer than 2’ from curb line. Minimum allowed height to bottom of sign is 10’.

1. Existing. Existing changing image signs are permitted and may be replaced or altered provided the sign area is not increased and the brightness of the sign is not increased. Maximum height of signs to be 30’ measured from grade to top of sign, except in cases where the property abuts or is immediately adjacent to a state or federal highway. In these instances, the allowable height is 45’.

2. New. No new changing image signs are permitted.

1. Allowable area: Maximum 12% of building elevation on which the sign is erected. Minimum of 30 sq. ft.; maximum of 250 sq. ft.

2. Number of signs: No more than a total of two (2) per franchise per elevation.

3. Height of sign: No sign shall extend more than 3’ above parapet or eave line.

4. Encroachment above public right-of-way. Per 20.960.060D4, no encroachment allowed for signs less than 8’ above grade; encroachment allowed if not to exceed 3’ for signs 8’ to 10’ above grade, 4’ for signs 10’ to 12’ above grade, and 6’ for signs more than 12’ above grade.

1. Allowable area: 8 sq. ft. per side per sign.

2. Number of signs: One per each side of driveway access to each dealership.

3. Height of sign: Maximum 4’ from grade to top of sign.

4. Sign placement shall comply with the sight vision clearance triangle as required by Section 20.985.

1. Allowable types: Wall-hung, pole-hung, or affixed to permanent canopies or membrane structures.

2. Allowable area: Wall-hung banners or banners affixed to a canopy shall not exceed 100 sq. ft. in size per banner. Pole-hung banners shall not exceed 40 sq. ft. in size.

3. Number of banners: Wall-hung banners shall not exceed more than 15% of the allowable signs per dealership. Wall-hung banners shall not cover permanent signage or address numbers. No more than one pole-hung banner shall be located on each side of any on-site pole or light standard. There are no restrictions on the number of pole-hung banners per dealership.

1. Purpose: Consistent with 20.960.090A1, permanent portable signs shall be defined as “on-site” signs placed in the right-of-way along the business frontage and on the same side of the street as the building or establishment which it advertises. Permanent portable signs shall be meant for continuous display during the hours the business is open and shall have the primary purpose of identifying the business. They also shall be allowed for the purpose of directing persons to the premises.

2. Allowable area: Maximum size of sign shall be 9 sq. ft. per sign face, with a maximum of two sign faces per sign.

3. Number of signs: One per each side of driveway access to each dealership.

4. Height of signs: Maximum 36" from grade to top of sign.

5. Duration: Permanent portable signs may be on display in the right-of-way during the hours the business is in operation.

1. Purpose: Temporary portable signs may be placed in the right-of-way within the Plan District for the purpose of advertising. Temporary portable signs may be used to advertise the dealership or a special event at the dealership.

2. Allowed area: Maximum size of sign shall be 9 sq. ft. per sign face, with a maximum of two sign faces per sign.

3. Number of signs: Maximum number of 3 signs per dealership.

4. Height of signs: Maximum 36" from grade to top of sign.

5. Duration: Temporary portable signs may be on display in the right-of-way during the hours the dealership is open.

6. Location: No temporary portable signs shall be located outside the designated plan district.

1. Banners

2. Portable Signs (temporary or permanent) (Ord. M-3733, Added, 01/23/2006, Sec 3)

1. Purpose. Canopies may be erected by Auto Dealers on their lots for the purpose of sheltering employees and customers from inclement weather

2. Definition. A structure, enclosure, or shelter constructed of fabric or pliable materials supported by any manner, except by air or the contents it protects, and open without sidewalls or drops on 75% or more of the perimeter, consistent with Vancouver Fire Code Title 16, Section 16.04.060 and the International Fire Code (IFC).

3. Approval criteria. Canopies may be erected on a permanent year-round basis if the following criteria are met:

4. Permit requirements. Canopies are subject to a Type 1 permit review process.

5. Exclusions. The following activities shall not be permitted under canopies:

1. Commercial frontage.

2. Active commercial frontage.

3. Residential frontage.

4. Mixed residential/commercial frontage.

5. Limited commercial frontage.

c. Institutional uses prohibited.

1. Uses.

2. Standards.

1. Minimum Density. The minimum residential densities in Table 20.670.040-1 shall apply in the HX district.

2. Building Heights. The building height standards in Table 20.670.040-2 shall apply in the HX district.

3. Height exceptions. In addition to the height exceptions allowed by VMC 20.910.030, maximum height limitations set forth in this chapter and elsewhere in this title shall apply to the following in the HX district:

4. Building step downs and transitions. In the District Gateway sub-district, building heights shall be reduced to a maximum of 40 feet within 60 feet of a shared property line with residential uses, and a maximum of 35 feet within 140 feet of Idaho Street.

5. Building façades. Building façades shall not exceed 165 feet in length without an intervening break.

6. Build to Line.

7. Ground floor plane. For buildings five stories and above, the maximum ground floor plane area shall not exceed 16,000 square feet. An option to this standard is to demonstrate significant massing breaks in the building façade to include breaks and ground plane openings as pedestrian connections.

1. Ground floor transparency. Buildings with ground floor commercial uses visible from the public way or public areas such parks and other publicly accessible space shall have a minimum 75 percent ground level façade transparency between two feet and eight feet above sidewalk grade.

2. Ground floor to floor height. The ground floor of commercial buildings shall have a minimum of 16 feet building floor to floor height.

3. Modulation. A minimum building modulation along the façade shall be one foot in depth and the minimum width shall be five feet.

4. Building entry. Main entrances shall be easily identifiable through the use of building articulation and modulation.

1. Ground floor level. Ground floor residential uses shall be elevated above the sidewalk grade a minimum of two feet six inches to create privacy adjacent to the public realm. For these units, ensure an alternate access point that is accessible (as required by the building code).

2. Entryways. Ground floor residential entrances shall be set back from the property line a minimum of six feet and a maximum of 10 feet to ensure privacy from the public realm. Porches, patios, private spaces allowed within the setback.

3. Recessed ground floor level. Recessed ground floors shall be restricted to one level height, except at main entrances.

4. Vehicle entries. For mixed use residential and commercial buildings requiring vehicular garage entrances, the garage opening shall be set back from the building frontage a minimum of six feet. Adhere to all required visual sight setbacks.

5. Townhome Garage Parking. A minimum of three-foot setback shall be applied for alleyway garage or tuck under parking.

1. Roof lines. The length of any continuous flat roofline shall not exceed more than 165 feet without modulation.

2. Roof Materials. Roof materials shall meet the minimum SRI (solar reflectance index) standards to reduce urban heat gain. Inappropriate materials such as wood shingles, cement tiles and plastic slate and shingles shall be discouraged.

3. Rooftop Projections. Elevator cores, stair projections, solar panels and mechanical equipment shall be incorporated into the architecture of the building with consistent building materials. See subsection (A)(3) of this section for provisions regarding height, setbacks, and screening of rooftop features.

4. Roof Decks. Accessible roof decks shall provide safety setback standards from the roof edge and mechanical equipment as required.

1. Visual Interest. Add visual depth to façades where appropriate by incorporating balconies, canopies, awnings, decks, or other secondary elements into the façade design.

2. Encroachment. A building’s enclosed occupiable space shall not encroach into the right-of-way, with the exception of bay windows or balconies. Bay windows and balconies shall not extend more than four feet into the right-of-way and 30 percent of width of residential units or 50 percent of the width of hospitality units.

3. Weather Protection. Overhead weather protection shall be provided along all streets with a minimum clear height of 10 feet and maximum clear height of 15 feet consistent with the provisions of VMC 20.630.030 except in instances where the pedestrian amenities articulated in subsection (A)(6)(b) of this section are utilized.

4. Pedestrian oriented features. At least 75 percent of the width of any new or reconstructed ground-level building wall facing a street shall be devoted to pedestrian-oriented features or material variation, pedestrian entrances and/or windows affording views into retail, storefront, office or lobby space.

5. Blank walls. Continuous blank walls shall not exceed 15 feet in length. Where blank walls are present, incorporate a range of design approaches such as green walls, façade articulation, art or other approved applications to create interest at the adjacent pedestrian area.

1. Prohibited materials. The following are prohibited exterior building materials: plastic laminate, glossy or large expanses of acrylic or plexiglass, pegboard, mirror, highly polished or plated metals (except as a trim), mirrored glass, fabric or paper wall coverings, plywood or particle board, sheet or modular vinyl, shingles, shakes and horizontal lap siding.

2. Mechanical equipment. Mechanical equipment and above grade utilities shall be located or screened with quality materials to minimize visual impact on the public right-of-way.

1. Adaptive Plant Types. Use The Heights-Specific Preferred Native and Adaptive Plant Species List as a primary resource for all at-grade planting areas both on site and within the public right-of-way. If the plant species are not available, applicants shall submit no less than five statements from wholesale plant nurseries stating that plant materials are not available. If the planning official approves, applicants must provide plant substitutions that meet the same characteristics of the preferred plants such as but not limited to size, shape, fall color, flower, genetic potential. The characteristics must come from objective sources, such as books, manuals, or green industry cut sheets. The full Heights-Specific Native and Adaptive Plan Species List can be found in The Heights District Urban Design Standards and Guidelines, Appendix 1.0.

2. Landscape requirements. All development will meet or exceed landscaping standards in VMC 20.925.030-1 for the HX zone.

3. Tree Cap Program. Establish minimum standards for the district consistent with the city of Vancouver Tree Canopy Achievement Program (Tree CAP) neighborhood Gold Leaf standard for neighborhoods. More information about the city of Vancouver Tree CAP program can be found at: https://www.cityofvancouver.us/publicworks/page/tree-canopy-achievement-program-treecap.

4. Landscaped Buffers, Planter Strips, and Vegetated Swales. All landscape buffers, planter strips and vegetated swales approved as part of the development on site and/or within the public right-of-way shall be maintained. Plants shall be maintained in a vigorous and healthy condition, free from diseases, pests, and weeds. Competing vegetation shall be controlled to the extent necessary to allow establishment, survival, and growth of the plantings per the approved landscape plan. Plants which become diseased, severely damaged, or which die, shall be removed and replaced by the owner as soon as possible but no later than 60 days if notified by the city. All plants removed shall be replaced with a healthy plant of the same size and species as required by the approved landscape plan for the property.

1. Integrated Stormwater Management Systems. The district shall incorporate stormwater management systems as a principle design element in order to manage and direct stormwater runoff while creating an opportunity to integrate public space amenities as part of the sustainable site management approach.

2. System Design. Stormwater infrastructure shall be designed as a complete system connecting buildings, sites, parcels and blocks as an interconnected system. The loop feature is a key stormwater management infrastructure that shall be connected to the MacArthur Greenbelt. These corridors shall serve as a passive public space and amenity while integrating functional roadway and stormwater features using the existing street rights-of-way.

3. Sustainable Plant Materials. Select plant materials conducive to periods of high-water levels, as well as prolonged periods of drought shall be utilized to mitigate varying seasonal conditions.

4. Stormwater Management Infrastructure. Stormwater infrastructure located in the public right-of-way shall be provided consistent with the city of Vancouver Transportation Standard Details for The Heights District and The Heights District Stormwater and Urban Forestry Guidance Document.

1. All signage shall comply with the provisions of Chapter 20.960 VMC for number, location and size restrictions unless as modified herein.

2. Sign Location. Building signage shall be located no higher than the first floor of the building.

3. Monument Signage. Standalone monument signage is permitted if located on private property and shall not impede right-of-way vision triangles. Monument signs shall be no taller than eight and one-half feet above grade, no wider than four feet and be constructed of materials contained on the exterior of adjacent buildings.

4. Electronic Message Center signage. Electronic message center signage shall not be permitted.

5. Master Sign Program – Individual Buildings. Individual buildings that accommodate multiple businesses and require signage for each business shall produce a master signage program that defines the size, number, and locations of signs. The design of signs shall be reviewed and approved by the city as a part of the master sign program and building design review process to ensure the signage is integrated into the architecture and overall development.

6. Master Sign Program – District. All signs shall adhere to the master development signage program for The Heights district.

7. Materials. Signage shall be constructed of high quality, durable materials.

8. Illumination. Direct illumination such as goose neck, exterior illumination as well as halo style lettering or back lit lettering are the preferred method of signage illumination. Channel letter signage is allowed as an option only if exterior lighting applications are demonstrated to not be possible based on constraints for the mounting location, ambient light levels or to eliminate the use of a backer board.

9. Prohibited signage. In addition to prohibited signage contained in VMC 20.960.030, the following signage or signage materials are prohibited:

10. Application. Signage shall be appropriate for its intended use such as residential, office, and retail.

11. Public Realm Signage. Kiosk, wayfinding and interpretive signage intended to promote a comprehensive district placemaking strategy shall be allowed upon review from the city.

1. Parking Strategy. Provide a dispersed, shared parking strategy through a combination of surface, at-grade, podium and above-grade mixed-use parking structures that meet the demand of residents, visitors, and employees.

2. Parking Ratios.

3. Parking Standards. All parking shall meet the requirements contained in Chapter 20.945 VMC as applicable unless as contained herein.

4. Parking Structures.

5. Surface Parking. New surface parking lots shall be located behind buildings and screened from the public right-of-way. In the event screening by the building is not feasible, staff may consider surface parking lots located along the right-of-way with required screening.

6. Parking Lot Screening. A wall, fence, or evergreen planting is required between an off-street parking area and a street frontage in the HX district.

7. Existing Parking. Existing surface parking lots will be allowed to be maintained until replaced by development of the parcels.

8. Parking Access. Access to structured parking shall only be from alleys or side streets. Access to structured parking is anticipated to be from designated secondary streets consistent with the city of Vancouver standards or approved road modifications.

9. Parking Lot Lighting. Parking lots shall be well lit to provide for visibility at night.

10. Garage Openings. Garage openings visible from public streets shall include decorative screening to soften the appearance of the garage façade.

11. Parking Setbacks. Parking garage entrances and exits shall be set back six feet from the building façade.

12. Parking Signage. All parking shall have clear signage and entrances/exits lighted.

13. Bicycle parking. Bicycle parking shall be provided to meet acceptable city of Vancouver standards for the HX zone as listed below in Table 20.670.040-5, and shall be consistent with the standards of VMC 20.945.050 and the city of Vancouver Bicycle Parking Guidelines.

1. Utility and Solid Waste Locations. Utilities shall be located away from primary streets and pedestrian sidewalks and located on alleys or from secondary streets wherever possible.

1. Exterior work not visible from the public way or public areas such as parks and other publicly accessible spaces;

2. Placement of permanent signs, unless (a) inconsistent with adopted design guidelines, such as pole signs; or (b) potentially inconsistent with nearby uses;

3. Public art; and

4. Other minor construction such as replacement of doors, windows, awnings, etc., determined by the planning official to be exempt.

1. The proposed development implements The Heights District Plan and the requirements of this chapter;

2. The proposed development is consistent with The Heights District Plan vision, goals, and policies, as applicable;

3. The development is consistent with The Heights District Urban Design Guidelines or proposed standards that will achieve at least equal quality site development;

4. All new development is consistent with the conceptual street and open space layout as illustrated in The Heights District Subarea Plan and Urban Design Guidelines.

1. The requirements, guidelines, and applicable provisions of this title that are applicable to the zoning district where the property is located and including all additional zoning regulations which may apply to the use or to its area by provision for overlay district, or made applicable by any conditional use or variance approval;

2. The Heights Urban Design Guidelines kept on file and available for public inspection at the community development department;

3. The relationship found to exist between existing structures and open space, and between existing structures and other structures in the vicinity, and the expected effect of the proposed construction upon such relationships;

4. The impact of the proposed construction on adjacent uses, including impact of new or revised parking and pedestrian uses;

5. The protection of neighboring uses from identifiable adverse effects of the design of the proposed construction; and

6. The proposed development is consistent with The Heights District Plan vision, goals, and policies, as applicable. (Ord. M-4402 § 3(R), 2023; Ord. M-4341 § 3 (Exh. A), 2021)

1. For the WSDOT Quarry area as shown in Figure 20.680-1:

2. For the Fisher Quarry area as shown in Figure 20.680-1:

3. Land allocation calculations shall be made as follows:

1. Vertical Mixing. A minimum of 25 percent of all buildings in the WSDOT Quarry and 10 percent of all buildings in the Fisher Quarry, exclusive of single-family residences, shall contain a mix of two or more use types.

2. Floor Area Ratios. All buildings other than single-family residences shall achieve minimum floor area ratios (FAR) as follows:

1. Existing land uses, physical features, and topography

2. Proposed land uses, including the following:

3. Mapping of the following proposed public and private infrastructure, description of their capacity, and resulting consistency with applicable City standards:

4. Traffic Analysis and Mitigation Plan

5. Consistency between the Master Plan with Riverview Gateway Subarea Plan in the following areas:

6. Architectural guidelines, including conceptual building elevations and description of consistency with the Riverview Gateway Design Guidelines.

7. Sign program and how it is consistent with the Riverview Gateway Design Guidelines.

8. A master landscape plan and landscaping guidelines, consistent with the Riverview Gateway Design Guidelines.

9. Consistency with the intent of the Riverview Gateway Subarea Plan to create a distinctive, pedestrian-friendly, mixed-use urban center.

10. Anticipated phasing of development and potential site plan submittal timelines.

11. Anticipated site ownership, or common management provisions if any.

12. Provisions for buffering adjacent mining activities if applicable, at a level of detail sufficient to judge adequacy of buffering from adverse noise, dust, and visual impacts.

13. Proposed site topography, individual building heights, and an assessment of potential impacts of views from surrounding properties. The assessment must include graphic visualization of any buildings which would block or partially block views of the Columbia River or Mt Hood, as seen from the Overlook park facility or the southeast corner of the Fisher’s Creek neighborhood.

14. Proposed parking management plan.

15. Analysis of impacts to the adjacent quarry’s ability to achieve development envisioned in the Riverview Subarea Plan.

16. SEPA Checklist.

1. The Master Plan implements the Riverview Gateway Subarea Plan and the requirements of this chapter, and allows the adjacent quarry to implement the subarea plan, and the requirements of this chapter.

2. All applicable standards of Vancouver Municipal Code and other requirements are met.

3. There is or will be sufficient capacity in transportation system, and public sewer, water, police, fire and stormwater services to adequately serve all portions of the site at the time of development. Utilities should be placed underground to the fullest extent feasible.

4. Off-site impacts including noise, glare, and traffic are minimized to the extent practicable and as required under the Vancouver Municipal Code and Revised Code of Washington.

5. The Master Plan is consistent with the Riverview Gateway Design Guidelines or proposes standards that will achieve at least equal quality site development.

6. The Master Plan achieves the following objectives:

1. Process.

2. Modification Approval Criteria.

1. Under the provisions for uses and standards determined by the recorded development agreements; or

2. Under the provisions of the zoning code as it exists on the date of application including uses and standards; or

3. Under the provisions for uses determined by the development agreements and code standards existing on the date of application;

4. Alternative PADA Path. In order to encourage properties with valid pre-annexation development agreements (PADAs) to be developed for higher density mixed use projects, additional flexibility is allowed as stated below. Any standard not modified by this section shall apply as written for applications which utilize the alternative PADA path:

1. Any development adjacent to the principal arterial streets bordering the Section 30 Plan District shall provide a 20-foot minimum landscaped setback from the back of sidewalk. [Alternative PADA path: Setbacks for Urban Neighborhood Overlays shall be subject to VMC 20.690.070(D)(4) and (E)(4).]

2. All other street setbacks shall be a landscaped 10-foot maximum from the back of sidewalk. An exception for up to a 20-foot maximum setback shall be allowed for proposed green street features, publicly accessible plazas, or due to topographic constraints. [Alternative PADA path: Setbacks for Urban Neighborhood Overlays shall be subject to VMC 20.690.070(D)(4) and (E)(4).]

3. New heavy industrial uses allowed by recorded development agreements shall provide a minimum 10-foot landscaped side and rear set back. Landscape shall include shrubs to form a six-foot-high buffer screen 95 percent opaque year-round.

4. All landscaped setbacks shall at a minimum meet the Section 30 Landscape Design Guidelines. [Alternative PADA path: The Section 30 Landscape Design Guidelines shall not apply.]

1. Collector arterial roadway alignment shall be consistent with the conceptual roadway alignments shown in the Section 30 Employment Center Plan document.

2. Connections to streets that border Section 30 Plan District shall be substantially as shown in the Section 30 Employment Center Plan document.

3. All collector arterial to collector arterial intersections internal to the Plan District (excludes the four surrounding arterials) shall be roundabout intersections. Use of roundabouts for local roadway connections is also encouraged to promote system efficiency and create a unique identity.

4. Traffic calming and context sensitive design shall be incorporated into the design of all internal roadways.

5. The maximum block length within the Plan District shall be 600 feet generally, and 300 feet in the Urban Neighborhood Overlay areas. [Alternative PADA path: Multi-use paths of at least 12 feet in width that allow access from the public way into the development may be used to meet maximum block spacing of 600 feet generally in the Plan District and 300 feet generally in the Urban Neighborhood Overlay areas. Such pathways shall provide pedestrian scale lighting. If found to be infeasible due to severe topographic constraints, this overall requirement may be modified by the planning official.]

6. All new streets and street improvements shall meet the intent of the Section 30 Design Guidelines.

1. Proposed grading and final elevations for all portions of the site, including transitional grades to adjacent properties.

2. Proposed employment uses, including location, lot size, and floor area ratio for industrial, office and commercial uses.

3. Proposed residential uses including location, number of dwelling units and density.

4. Proposed location of any Urban Neighborhood Overlay areas governed by VMC 20.690.070.

5. Transportation analysis that:

6. Utility and Facility analysis that includes a map and narrative of the following:

7. Analysis of impacts to the adjacent properties and mitigation proposed to achieve development envisioned in the Section 30 Employment Center Plan including future streets, roundabouts, grading, utility service, site drainage, trails and open space and land use location.

8. Full Site Utilization Plan, refer to VMC 20.690.060.

9. A master landscape plan.

10. Anticipated phasing of development, site ownership, or common management provisions, if any.

11. Provisions for buffering adjacent mining or heavy industrial activities if applicable, at a level of detail sufficient to judge adequacy of buffering from adverse noise, dust and visual impacts. Noise attenuation shall meet standards for maximum permissible environmental noise levels contained in WAC 173-60-040 as adopted or amended for proposed uses.

12. Consistency between the Master Plan and the Section 30 Employment Center Plan and Plan policies.

13. Modification. Modifications to design and development standards may be processed as part of the request for master plan approval if the applicant can demonstrate compliance with the following approval criteria:

1. The Master Plan implements the Section 30 Employment Center Plan and requirements of this chapter;

2. Impacts from ongoing heavy industrial uses on adjacent properties will be buffered and mitigated;

3. The Master Plan is consistent with the Section 30 Design Guidelines or proposes standards that will achieve at least equal quality site development; and

4. The Master Plan achieves the following objectives:

1. Process.

2. Modification Approval Criteria.

1. Locations of potential future building pads or locations of potential parking structures;

2. Locations of potential future street rights-of-way that would create a more urban street grid;

3. Narrative describing potential building types, mix of uses, density achievements and vehicle parking requirements; and

4. Anticipated phasing of development and potential site plan submittal timelines.

1. The FSUP demonstrates a realistic assessment of future building types and sizes, and future parking needs;

2. The FSUP provides for realistic areas for future building pads and structured parking facilities;

3. The FSUP adequately represents the potential to achieve the street grid and circulation requirements of VMC 20.690.040; and

4. The proposal meets the intent of the Section 30 Design Guidelines. [Alternative PADA path: The Section 30 Design Guidelines shall not apply.] (Ord. M-3930, Added, 10/05/2009, Sec 4)

1. Urban Neighborhood Mixed Use Center. This area is the organizing element and activity center for the urban neighborhood. The mixed use center is built around a focal point, whether it is a main street, or an amenity such as a plaza, a park or a lake. Multi-story mixed use buildings with commercial or office uses on the ground floor and housing above reinforce the center’s character. A minimum of 15 percent of the total urban neighborhood housing units shall be located in the mixed use center. [Alternative PADA path: Residential uses in the Urban Neighborhood Mixed Use Center shall be allowed on the ground floor of multifamily and mixed use buildings unless fronting on a main commercial street within a designated urban mixed use center. Additionally, if at least one Urban Neighborhood Mixed Use Center is approved, other UNOs areas may be proposed as Urban Neighborhood Residential Areas without a mixed use center and the minimum 15 percent requirement shall not apply.]

2. Urban Neighborhood Residential Area. This area is organized around the neighborhood mixed use center and includes a mix of housing and densities achieving an average minimum net density of 18 units an acre. A maximum of 85 percent of all housing units shall be substantially clustered within one-quarter mile of the urban neighborhood mixed use center. The one-quarter mile shall be measured in a straight line from the outer boundaries of the neighborhood to the nearest boundary of the mixed use center. [Alternative PADA path: A minimum of 50 percent of residential units shall be substantially clustered within one-half mile of the urban mixed use center.]

3. Future Urban Uses are allowed as specified in Table 20.430.030 for the MX zone with the following exceptions:

4. No more than 50 percent of the total square footage envisioned by the Master Plan for any one major use type (commercial, office or residential) can be granted site plan approval until site plan approval is provided for at least 25 percent of the total square footage of all remaining use types envisioned in the Master Plan. This requirement may be waived by the planning official, if the applicant provides a security or other form of binding assurance that the remaining major use types contemplated in the Master Plan will be built. [Alternative PADA path: This requirement is waived to allow market conditions to dictate the timing of the various uses.]

1. Urban Center Focal Point.

2. Density.

3. Building Height.

4. Building Setbacks.

5. Building Orientation.

6. Rain Protection. [Alternative PADA path: Rain protection features shall be provided pursuant to the standard but may cover only Urban Center focal point-facing ground floor windows, where impervious surfaces abut them, and building entrances.]

7. Building Form and Appearance.

8. Buffering and Landscaping.

9. Streets and Access.

10. Parking.

1. Density and Location of Uses. An average minimum density of 18 units a net acre, as measured by total number of residential units divided by the net site acreage of the Urban Neighborhood Overlay area shall be provided. [Alternative PADA path: As provided in subsection C of this section, if a UNOS is proposed to be larger than 50 acres, the minimum density inside of 50 acres shall be 18 units per net acre, and residential projects outside of the 50 acres shall provide a minimum density of 22 units per net acre.]

2. Open Space for Residential Uses. Private open space at a minimum of 100 square feet per dwelling unit shall be provided and shall meet the Section 30 Design Guidelines. [Alternative PADA path: The requirement for private open space may be waived for residential units that are within one-quarter mile of a public park. The Section 30 Design Guidelines shall not apply.]

3. Building Height. Maximum building heights shall not be restricted provided architectural methods are applied to reduce the building scale and mass of at least the first three floors (including ground floor). [Alternative PADA path: The above architectural methods shall not apply.]

4. Building Setbacks.

5. Building Orientation.

6. Building Form and Appearance. Building form and appearance shall be consistent with Section 30 Design Guidelines. [Alternative PADA path: This section shall not apply.]

7. Landscaping and Fencing. [Alternative PADA path: This section shall not apply.]

8. Street Lighting. Pedestrian scale street lighting shall be used to meet minimum lighting standards.

9. Streets and Access.

10. Parking.

1. Overall. Master Plans as described herein are required prior to all development in the Urban Neighborhood Overlay in order to ensure proposed development is consistent with the Section 30 Employment Center Plan. Master plans shall address long term development of the entire Section 30 Employment Plan District as shown in Figure 20.690-1, particularly in regard to street and pedestrian connectivity, transitional grades between developments, stormwater management, open space connectivity, utility services and traffic impacts.

2. Contents of Submittal. Master Plans shall include the submittal requirements included in VMC 20.690.050(B) as applicable, with the following additions:

3. Review Criteria and Process. Master Plans shall be subject to VMC 20.690.050(C), Section 30 Employment Plan District, Master Planning with the following revisions:

4. Master Plan Modification. Master Plans shall be subject to VMC 20.690.050(D), Section 30 Employment Plan District, Master Plan Modification. (Ord. M-3930, Added, 10/05/2009, Sec 4)

1. Under the provisions for uses and standards determined by the recorded Development Agreements; or

2. Under the provisions of the zoning code including uses and standards as it exists on the date of development application; or

3. Under the provisions for uses determined by the Development Agreements and code standards existing on the date of vested application as provided for under VMC 20.210.110, Vesting of Applications.