Zoning Standards for Small Area Plans

The draft amendments propose establishing a new "Activity Center Zoning District" that any property within an activity center (as shown on this map) could request to rezone to. It does not propose the city proactively rezoning properties.

A rezoning request to this new proposed zoning district would require a Unified Development Plan which has a unique set of submission requirements that ensure enough information is provided by the applicant to allow proper review per the standards proposed in the Activity Center Zoning District. 

As a part of their rezoning application, an applicant could request "Alternative Compliance" which is a process  proposed to accommodate deviations from the standards of the new zoning district. Currently, alternative compliance standards are proposed in the draft for parking and frontages, but could be expanded to other standards as well.

See above for a summary of the proposed new district. To view the proposed text for this section of the draft amendments, click here.

This is the primary "use" related topic in the draft amendments. Since the small area plans are generally flexible on uses and design of upper floors, most character defining elements are established on the ground floor of new development. This section establishes both use and design standards for the three frontage types described in the small area plans (priority retail, flexible commercial, and open space) and adds a general "residential" frontage in other areas.

See above for a summary of the proposed frontages section. To view the proposed text for this section of the draft amendments, click here.

The Activity Center height maps show the maximum height allowed within the activity centers.

The maximum base height proposed for the Activity Center District is 5 stories or 65 feet. A single height bonus can be awarded for achieving any of the community benefits (click here for more information).

The proposed amendments include a required step down to residential neighborhoods and considerations for adjacent neighborhoods and historic structures.

See above for a summary of the proposed height standards. To view the proposed text for this section of the draft amendments, click here.

The maximum density for the Activity Center district is 48 dwelling units per acre.

Bonus density could be earned by providing community benefits (click here for more information) like open space and transportation infrastructure.

A land assembly program incentive is proposed to encourage property owners to consolidate properties to an adequate size to support cohesive development. This program applies to all activity centers except Old Town, and allows density bonuses between 20% and 30% depending on the achieved assembly.

See above for a summary of the proposed density standards. To view the proposed text for this section of the draft amendments, click here.

The proposed amendments establish unique open space standards for the new Activity Center Zoning District to help ensure the character and extent of open spaces described in the plans can be achieved through redevelopment.

The proposed open space requirement for the new district is 10%, which is similar to most other commercial districts in the city. However, these amendments include specific open space types which are defined with design criteria. This would ensure all spaces counted toward the 10% requirement  match the intent and vision of open space in the small area plans.

In addition, the proposed weighting factor would apply to the defined open space types, so more desirable open space uses contribute more toward to the requirement than an equivalent area of less desirable open space uses.

See above for a summary of the open space section. To view the proposed text for this section of the draft amendments, click here.

The community benefit bonuses listed in the draft amendments are for applicants who provide open space beyond standard requirements and/or portions of the transportation network. The bonuses that can be received are additional height and density.

The maximum height that can be achieved is no more than what is depicted in the small area plans. A single height bonus is award for achieving any of the community benefits. 

Increased density is awarded on a scaled basis, with a set number of residential units awarded for each community benefit. There is no defined maximum density in the draft amendments.

See above for a summary of the proposed community benefits program. To view the proposed text for this section of the draft amendments, click here.

The draft amendments include options for parking reduction of up to 25% in activity centers if an applicant provides transportation related benefits and amenities.

An alternative would be to support parking reductions at different rates for different uses, based on recent data. With this option, the most significant reductions would be proposed for office uses with more modest reductions for retail and multifamily uses.

A final alternative would be to allow up to a 25% reduction through benefits in addition to the above proposed reductions by use.

See above for a summary of the proposed parking requirements. To view the proposed text for this section of the draft amendments, click here.

The Urban Forest Masterplan recommends establishing a Citywide Tree Conservation Ordinance. The ordinance will provide more structure to the City's tree standards in the Zoning Ordinance and other documents, and add standards for topics such as tree protection. This would apply citywide, not just in the proposed Activity Center zoning district.

See above for a summary of the proposed tree conservation ordinance. To view the staff report, click here.