Town Center Land Use Regulations

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Town Center Land Use Regulations
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LFP Town Center Summary History of Land Use
Regulation

• 1962 - City enters into a Development Agreement
  with the mall developer and owner. The use and
  regulation of the property is pursuant to the
  agreement.
• 1987 City amends the original agreement by
  entering into a Concomitant Agreement. The
  agreement establishes land use controls governing
  uses, design, signage, parking and landscaping.
  The mall expands and is significantly remodeled.
• 1995 City establishes and adopts land use
  policies in its Growth Management Comprehensive
  Plan.
• 1999 City adopts zoning code, creating the Town
  Center zoning district and establishing land use
  regulations replacing the concomitant agreement.

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LFP Comprehensive Plan LFP

• (1995) Pol. LU 1.3 - Creates the Mixed Use Town
  Center land use designation. Encourages housing
  as part of a commercial, civic and recreational
  mix of uses.
• (1995) Pol. LU 1.3 - Directs City to adopt more
  conventional zoning regulations and abandon the
  regulatory provisions of the Concomitant
  Agreement. (2001 LU 1.11)
• (1995) Pol. LU 2.11 Directs the City to
  cooperate with shopping center management and
  exert influence toward making the shopping center
  an interesting an vital place for residents and
  the nearby community.

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LFP Codes RegulationsZoning Environmentally
Sensitive Areas Protection
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• The City zoning regulations contained within the
  LFP Municipal Code Chapter 18 contain provisions
  governing the permitted uses, parking,
  landscaping, signage, and bulk standards such as
  size, height, setbacks and design issues.

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The City zoning regulations contained within the
LFP Municipal Code Chapter 18 contain provisions
governing the permitted uses, parking,
landscaping, signage, and bulk standards such as
size, height, setbacks and design issues.
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The City zoning regulations contained within the
LFP Municipal Code Chapter 18 contain provisions
governing the permitted uses, parking,
landscaping, signage, and bulk standards such as
size, height, setbacks and design issues.
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The City zoning regulations contained within the
LFP Municipal Code Chapter 18 contain provisions
governing the permitted uses, parking,
landscaping, signage, and bulk standards such as
size, height, setbacks and design issues
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LFP Codes RegulationsZoning Environmentally
Sensitive Areas Protection

• The City Sensitive Areas Codes regulate for the
  protection of environmentally sensitive areas.
  There are three sensitive areas designations
• 1) Stream Corridor
• 2) Flood Hazard Area
• 3) Seismic Hazard Area

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Zoning ProvisionsPermitted Uses

• The City zoning regulations are written and apply
  in a restricted manner, this means uses not
  listed as allowed, or substantially similar to
  those allowed, are prohibited.
• The purpose of the Town Center Zone is to
  encourage neighborhood and community scale
  developments and uses which create interesting
  and vital places for residents Uses should be
  developed in a manner that is compatible with the
  residential character and scale of the
  City(LFPMC 18.42.010)

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• Uses permitted include general retail services,
  professional office, government, educational /
  instructional, restaurants, entertainment,
  recreational, health clubs

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• Uses permitted include general retail services,
  professional office, government, educational /
  instructional, restaurants, entertainment,
  recreational, health clubs

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• Uses permitted include general retail services,
  professional office, government, educational /
  instructional, restaurants, entertainment,
  recreational, health clubs

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• Uses permitted include general retail services,
  professional office, government, educational /
  instructional, restaurants, entertainment,
  recreational, health clubs

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• Permitted uses
• Residential uses, including multi-family, senior
  housing, nursing and retirement homes, developed
  as part of mixed use project.

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Zoning ProvisionsProhibited Uses cont.

• Uses prohibited include auto service stations,
  pet sales and veterinary clinics, repair, rental
  or sale of heavy equipment, boats, tires and
  motor vehicles

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Zoning ProvisionsUse limitations

• Use Limitations Individual commercial uses shall
  contain a maximum of no more than 60,000 square
  feet per use. Uses greater than 60,000 square
  feet and less than 100,000 square feet are
  permitted only after obtaining a Conditional Use
  Permit.

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Zoning ProvisionsConditional Use

• New drive-through window services require a
  Conditional Use Permit

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Zoning ProvisionsBulk Standards

• Maximum height of 30 feet, measured from average
  existing grade. If residential units are
  incorporated into a mixed use building, then the
  maximum height is 40 feet.
• Minimum side, rear and front building setback of
  20 feet
• Maximum building coverage of 45
• No Maximum impervious surface coverage

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Zoning ProvisionsLandscape Sign Provisions

• A landscape plan that provides for extensive
  landscaping consisting f a variety of species
  (native encouraged) that includes buffering
  between the TC zone and abutting RS / RM zones.
• Landscaping to minimum depth of six feet around
  the perimeter of the site.
• Requirements for vegetation density and types.

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Zoning ProvisionsLandscape Sign Provisions

• Signage for each parking area or street on
  which a business fronts a sign ranging from 75
  150 square feet is allowed.
• Businesses which occupy more than 20,000 s.f. may
  have up to a 250 s.f signs. Stand alone buildings
  may not exceed 75 s.f. per frontage

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• The shopping center may have 2 freestanding signs
  of 20 s.f, 1 sign of up to 60 s.f., and 1 sign of
  up to 300 s.f.. These include location, height
  and type requirements.

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• Signage for each parking area or street on
  which a business fronts a sign ranging from 75
  150 square feet is allowed.
• Businesses which occupy more than 20,000 s.f. may
  have up to a 250 s.f signs. Stand alone buildings
  may not exceed 75 s.f. per frontage
• The shopping center may have 2 freestanding signs
  of 20 s.f, 1 sign of up to 60 s.f., and 1 sign of
  up to 300 s.f.. These include location, height
  and type requirements.

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Zoning ProvisionsDesign Review and Standards

• Any new developments and significant exterior
  modifications to existing developments require a
  design review by the Planning Commission with a
  recommendation forwarded to the City Council. The
  City Council may approve, approve with conditions
  or deny a proposed design.

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsDesign Review and Standards

• Design elements reviewed include
• Building Façade Articulation
• Entries
• Landscaping
• Buildings (size, shape, color, texture)
• Pedestrian Amenities
• Height

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Zoning ProvisionsParking Requirements

• Parking requirements are based upon the types of
  uses and the amount of area dedicated to those
  uses. There are regulatory provisions allowing
  shared spaces, reductions, and variations based
  upon an approved parking management plan or
  agreement.
• Retail and office uses generally require one
  space per 200-250 square feet of gross floor
  area.
• Restaurants generally require one space per xxx
  square feet.
• Educational uses generally require one space per
  instructor and one space per two students

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• The mall, professional office building, Bank of
  America, and City Hall parking are regulated by a
  shared use parking management plan / agreement.

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• The mall, professional office building, Bank of
  America, and City Hall parking are regulated by a
  shared use parking management plan / agreement.

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• The mall, professional office building, Bank of
  America, and City Hall parking are regulated by a
  shared use parking management plan / agreement.

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• The mall, professional office building, Bank of
  America, and City Hall parking are regulated by a
  shared use parking management plan / agreement.

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Environmentally Sensitive Area Regulations

• Streams Minimum 25-foot buffer (native growth)
  plus 15-foot building setback from the buffer
  edge.
• Buffers may be averaged subject to qualifiers
• Streams may be crossed if reasonable alternatives
  do not exist bridges or fish friendly designed
  culverts

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Environmentally Sensitive Area Regulations

• Flood Hazard Area Most development activity must
  obtain a flood hazard area development permit

• Buildings, bridges or related structures must be
  built 1-foot above flood elevation or contain
  flood mitigating design.

• Seismic Hazard Area requires specialized
  geotechnical and structural design standards and
  review (UBC / IBC)

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Questions?