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Land Uses and Densities

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Land Uses and Densities APPENDIX C PERMITTED LAND USES AND DENSITIES Section 1.0 Purpose and Intent Section 2.0 Scope Section 3.0 Definitions Section 4.0 Land Use Established Section 5.0 Standard Lot Dimensions by Land Use Section 6.0 Structure Height Section 7.0 Accessory Dwelling Units Section 8.0 Enforcement Section 9.0 Administrative Modifications of Standards Exhibit C-1 Land Use Categories 1.0 Purpose and Intent The purpose of this appendix is to encourage a variety of land uses, densities, and housing types to achieve the East VillageTALUS vision of an urban village, as described in the Planning Goals (Appendix A) and the Urban Village Design Guidelines (Appendix B). The standards set forth within this appendix are intended to guide the general location, bulk, and densities for the various land uses while allowing flexibility to respond to new and innovative approaches to an urban village setting. 2.0 Scope The provisions of this appendix shall apply to the East VillageTALUS Project. 3.0 Definitions 3.1. Accessory Dwelling Unit “Accessory Dwelling Unit” “(ADU)” means a room or set of rooms, either free standing, added onto or created within a single family residence. It generally includes living, sleeping, kitchen, and bathroom facilities, and has a lockable entrance. 3.2. Administrative Minor Modification “Administrative Modification” means those modifications to the East VillageTALUS Project meeting the standards and procedures for an administrative minor modification in Appendix K (Elections and Modifications), processed and approved pursuant to Appendix J (Processing). 3.3. Administrative Review “Administrative Review” means the administrative process established in Appendix J (Processing) of the East VillageTALUS Development Agreement. Revised 2009 – Adopted December 1999 C-1 Final Document 3.4. Applicant “Applicant” means either the Master Developer or a Parcel Builder as the submitter of an application to the City to develop or improve one or more Development Parcels, or (in the case of the Master Developer) as the submitter of an application to develop or improve general facilities, infrastructure, or amenities for the East VillageTALUS project. 3.5. Commercial Use “Commercial Use” means an occupation, employment, or enterprise that is carried on for profit by the owner, lessee, or licensee. For the purposes of this Agreement, aside from Home Occupations and Live/Work Units, Commercial Uses are listed in Subsections 4.5 and 4.6 of this appendix. 3.6. Cultural Facility A public or community gathering place such as a community center, theater, etc. 3.7. Day Care Any type of group program, for children or adults. 3.8. Designated Official “Designated Official” means the person, appointed by the Mayor, empowered, authorized, and charged with the duty to administer, interpret, process and approve plans as required by this appendix. 3.9. Density “Density” means the number of dwelling units per gross site area. The allowable number of dwelling units is determined by multiplying the gross site area (in acres) by the applicable density. Fractional numbers one-half (½) or above shall be rounded to the next higher whole number. Fractional numbers less than one-half (½) shall be rounded down to the next lowest whole number. 3.10. Development Parcels “Development Parcels” means the Development Parcels 1 through 21, as conceptually shown in Exhibit 3 (Cougar Mountain East VillageTALUS Development Area Exhibit) and as further defined in this Appendix C which are authorized for development pursuant to the pre- approved uses, densities and other Development Standards established in this Agreement. 3.11. Dwelling Unit, Multifamily A building containing more than two Dwelling Units, located on a single parcel, that may have one or more vertical walls and/or one or more horizontal walls in common. 3.12. Dwelling Unit, Single Family Attached A building that contains multiple dwelling units that occupy the entire space from the ground to the roof, and have one or more vertical walls in common with, or abutting, other Dwelling Units. Revised 2009 – Adopted December 1999 C-2 Final Document 3.13. Dwelling Unit, Single Family Detached A free-standing Dwelling Unit on a separate parcel. 3.14. Finish Grade “Finish Grade” means the land surface elevation of the site after final alterations are completed. 3.15. Gross Floor Area or Gross Square Footage “Gross Floor Area” or “Gross Square Footage” means the number of square feet of total floor area bounded by the inside surface of the exterior walls of the structure as measured at the floor line excluding parking, mechanical floor area and outside balconies that do not exceed a projection of six feet beyond the exterior walls of the building. 3.16. Gross Site Area “Gross Site Area” means the total area of a Development Parcel prior to any deductions for public or private roadways, dedicated right-of-way, exclusively used easements or special purpose overlay districts. 3.17. Home Occupation “Home Occupation" means a business carried on as a secondary, incidental or accessory use by the permanent resident(s) of the dwelling for gain or support, when on-site work is conducted entirely within a residential dwelling, an Accessory Dwelling Unit or a building accessory thereto, and when such occupation is in compliance with the terms and conditions of this appendix. 3.18. Live/Work Unit “Live/Work Unit” means a building providing the resident and opportunity to live and work at the same location. Generally, the work space has some street exposure and a separate entrance from the residence. 3.19. Master Developer “Master Developer” means the Partnership, as defined in the Main Body of this Development Agreement (Section 32), so long as the Partnership owns any then-undeveloped Development Parcel in the East VillageTALUS Project, or any Master Developer Transferee as defined in the Main Body (Section 32) of this Development Agreement. 3.20. Neighborhood “Neighborhood” means an area defined by topography, critical areas, land use, activity, significant streets, and/or other features that are distinguishable from adjacent areas. A project by a single Applicant is not a Neighborhood, unless it is defined by one or more of the above features. The term “Neighborhood”, as it is used in this appendix, includes residential, retail and commercial areas within the East VillageTALUS Project. 3.21. Net Square Footage Revised 2009 – Adopted December 1999 C-3 Final Document “Net Square Footage” means the building or unit floor space that may be utilized. This generally excludes common areas and space devoted to the heating, cooling, and other equipment of a building. 3.22. Noncritical Open Space “Noncritical Open Space” means the Open Space areas outside of Critical Areas and their buffers. 3.23. Open Space “Open Space” means areas north of the top of the slope defining the north bank of West Fork Tibbetts Creek that are located outside of Development Parcels or Utility Tracts. The Open Space areas consist of Critical Areas and their buffers and Noncritical Open Space. The Open Space areas are shown in bright green on Exhibit 3 (Cougar Mountain East VillageTALUS Development Area Exhibit). 3.24. Property Owner “Property Owner” means the legal owner or owners of the property. 3.25. Public Service and Quasi-Public Uses “Public Service and Quasi-Public Uses” means those uses that provide a public or community benefit. Those uses include, but are not limited to fire protection, law enforcement, public health, education, recreation, environmental protection, governmental services, bus/taxi stops, church (with or without day care), library, community center, clubhouses associated with residential uses, and utilities. For the purposes of this Agreement, Public Services and Quasi-Public Uses shall generally not be counted against the East VillageTALUS Allowable Development. See Section 5.4 of this appendix. 3.26. Recreational Areas “Recreational Areas” means active and passive parks, plazas, trails, informal gathering areas, community gardens, and other like facilities and areas, developed by the Master Developer on and in Development Parcels or Noncritical Open Space, including the land segregated for such uses and all equipment, appurtenances, facilities, and other improvements thereon related thereto. 3.27. Retail Use “Retail Use” means those uses providing services, or the sale of goods or merchandise to the general public for personal or household consumption, and primarily rendering services incidental to the sale of such services or goods. Retail service uses include, but are not limited to, eating and drinking establishments and real estate and financial offices. Retail trade uses include, but are not limited to, lumber yards, office supply stores, nurseries and garden centers, butcher shops, paint stores and similar uses, and shall be deemed retail trade establishments even though a portion of such business activity may concern contractors or other business establishments. For the purposes of this Development Agreement, Retail Uses within the East VillageTALUS Project shall be limited to 50,000 gross square feet as defined in Section 9 (Allowable Development) of the Main Body of this Agreement. Revised 2009 – Adopted December 1999 C-4 Final Document 3.28. Single Household “Single Household” means the occupancy of a single dwelling unit limited to family, or cohabitants, or persons who have obtained a grant of reasonable accommodation, as defined in the Issaquah Municipal Code. 3.29. Unit “Unit” means one or more rooms or structures providing complete, independent living facilities, including permanent provisions for living, sleeping, cooking and sanitation. 4.0 Land Use Established Seven main land use categories have been established for East VillageTALUS that will dictate development type and characteristics. The seven categories are: A. Low-Density Residential (3 to 12 units per Gross Site Area); B. Medium Density Residential (13 to 22 units per Gross Site Area ); C. High-density Residential (23 to 150 units per Gross Site Area); D. Village Center (23 to 200 units per Gross Site Area); E.
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