Chapter 30.34A
URBAN CENTER DEVELOPMENT

Sections:

30.34A.010    Purpose and applicability.

30.34A.020    Permitted uses.

30.34A.025    Minor development activities.

30.34A.026    Expansion of existing structures containing a permitted use.

30.34A.030    Floor area ratios.

30.34A.035    Floor area ratio bonuses.

30.34A.040    Building height.

30.34A.050    Parking.

30.34A.060    Landscaping.

30.34A.070    Open space.

30.34A.080    Access and road network requirements.

30.34A.085    Access to public transportation.

30.34A.087    Development within an airport compatibility area.

30.34A.090    Design standard - signs.

30.34A.095    Design standard - above grade parking structures.

30.34A.100    Design standard - screening trash/service areas and rooftop mechanical equipment.

30.34A.105    Design standard - drive-through facilities.

30.34A.110    Design standard - lighting.

30.34A.120    Design standard - step back and roof edge.

30.34A.130    Design standard - massing and articulation.

30.34A.140    Design standard - ground level detail and transparency.

30.34A.150    Design standard - weather protection.

30.34A.160    Design standard - blank walls.

30.34A.163    Pre-application meeting.

30.34A.165    Pre-application design review board public meeting.

30.34A.170    Submittal requirements.

30.34A.175    Design review board.

30.34A.180    Review processes.

30.34A.183    Approval expiration.

30.34A.185    Revisions to an approved urban center development.

30.34A.190    Public spaces and amenities.

30.34A.200    Priority permit processing.

30.34A.210    City or town review.

30.34A.220    Repealed.

30.34A.010 Purpose and applicability.

(1) This chapter establishes regulations, design standards and review procedures for development in the UC zone.

(2) The regulations and design standards established in this chapter promote higher density transit- and pedestrian-oriented development consistent with SCC 30.21.025(1)(e).

(3) The provisions of this chapter apply to any property that is zoned UC on the Snohomish County Official Zoning Map, unless specifically exempted in subsection (4) of this section.

(4) This chapter does not apply to:

(a) Personal wireless communications facilities which are regulated under chapter 30.28A SCC.

(b) Nonconforming uses which are regulated under SCC 30.28.072.

(c) Service stations which are legally existing on May 29, 2010. Any alterations or reconstruction shall meet the requirements of the Planned Community Business zone.

(d) Manufacturing uses and structures on sites that are a minimum of 25 contiguous acres which are under single ownership or unified development control and which legally existed on May 29, 2010. The existing 100 foot wide on-site buffer adjacent to any residential zone shall be retained. Any alterations, reconstruction or construction of new structures thereon shall meet the requirements of the Business Park zone.

(5) If there is a conflict between the regulations in this chapter and other sections of this title, the regulations in this chapter shall control.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013; Amended by Amended Ord. 13-100, Jan. 8, 2014, Eff date Jan. 23, 2014)

30.34A.020 Permitted uses.

Permitted uses in the UC zone are governed by the matrix in SCC 30.22.100 and reference notes in SCC 30.22.130.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.025 Minor development activities.

(1) Minor development activities include:

(a) Interior alterations to an existing structure including, but not limited to, alterations needed to repair damage.

(b) Exterior alterations to an existing structure including, but not limited to, alterations needed to repair damage.

(c) Normal or routine structure and site maintenance or repair, including repaving and striping parking lots.

(d) Reconstruction of a structure within the same building footprint if the structure is accidentally destroyed.

(e) Replacement, modification, extension, installation and construction of utility facilities, transmission wires, pipes and supports permitted in the UC zone.

(f) Construction of the following temporary or seasonal uses or structures:

(i) Temporary dwelling during construction;

(ii) Temporary residential sales coach;

(iii) Temporary dwelling for a relative;

(iv) Farm stands, when in operation for less than nine months annually;

(v) Christmas tree sales lots; and

(vi) Firework stands.

(g) Construction of public parks or regional trails.

(h) Home occupations that comply with SCC 30.28.050.

(i) Felling or topping of hazardous trees based on review by a qualified arborist.

(j) Minor replacement, modification or installation of drainage, water quality or habitat enhancement projects.

(k) Sign permits.

(2) Minor development activities shall meet the following requirements:

(a) The UC zone bulk regulations in chapter 30.23 SCC; and

(b) Any other applicable regulation in this title.

(3) Minor development activities shall not be subject to the floor area ratios in SCC 30.34A.030.

(4) Minor development activities identified in subsection (1) of this section that require a permit or land use approval application shall be processed pursuant to SCC 30.34A.180(1).

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.026 Expansion of existing structures containing a permitted use.

Permit or land use approval applications for the expansion of existing structures containing a permitted use shall be processed pursuant to SCC 30.34A.180(1) if the expansion satisfies the following requirements:

(1) The total square feet of the expansion or expansions of a building or buildings on a development site existing as of October 3, 2013, permitted under this section shall not exceed the greater of either:

(a) One hundred percent of the total gross floor area existing as of October 3, 2013, up to a maximum of 12,000 square feet of total additional gross floor area; or

(b) Ten percent of the total gross floor area existing as of October 3, 2013.

(2) Any future increase in gross floor area beyond that permitted under this section shall be subject to all of the provisions in this chapter.

(3) The expansion shall not create nonconformity with the existing regulations.

(4) The existing structure and the expansion shall meet the following requirements:

(a) The minimum setbacks and height in SCC 30.22.030 and SCC 30.22.041.

(b) The parking standards in SCC 30.26.032. If there are existing parking spaces in excess of the maximum permitted, the parking spaces may remain. The creation of new parking spaces in excess of the maximum shall not be permitted.

(c) The design standards in SCC 30.34A.100 through SCC 30.34A.160.

(d) The access and circulation requirements of chapter 30.24 SCC.

(e) The sign requirements of chapter 30.27 SCC.

(f) The requirements of chapter 30.66B.

(5) Expansion of an existing structure containing a permitted use shall not be subject to the minimum floor area ratio in SCC 30.34A.030.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.030 Floor area ratios.

(1) The floor area ratios (FAR) required in the UC zone are established in SCC Table 30.34A.030(1).

Table 30.34A.030(1)

Floor to Area Ratios
 

 

Minimum

Maximum

Maximum Allowable with Bonus (Table 30.34A.035(1))

Mixed Use

0.5

1.0

3.75

All Other Development

0.5

0.75

2.5

 

(2) Additional FAR is allowed in accordance with the bonuses established in SCC 30.34A.035;

(3) For purposes of SCC Table 30.34A.030(1), an Urban Center development shall be considered "mixed-use" when the development contains:

(a) Four or more buildings where at least two of the buildings contain residential uses only and two of the buildings contain nonresidential uses only; or

(b) Three or less buildings in which the entire first floor of at least one of the proposed buildings is devoted to nonresidential uses.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.035 Floor area ratio bonuses.

(1) The FAR bonuses are established in SCC Table 30.34A.035(1). The bonuses established in SCC Table 30.34A.035(1) may be used in combination with each other, but may not exceed the maximum allowable bonus established in SCC Table 30.34A.030(1).

 

Table 30.34A.035(1)

Floor Area Ratio Bonuses
 

Feature

Additional Bonus Floor Area for Each Feature

Above or Below Grade Structured Parking

0.5 FAR for over 75% of required parking contained in a structure

0.25 FAR for 50% to 75% of required parking contained in a structure

Affordable Housing Pursuant to SCC 30.34A.035(2)

5 sf of floor area for each sf of affordable housing

Community Gardens for Use by Residents

10 sf of floor area for each sf of community garden

Covered Civic Space Pursuant to SCC 30.34A.035(5)

5 sf of floor area for each sf of covered civic space

Daycare

5 sf of floor area for each sf of daycare

Green Roof Pursuant to SCC 30.34A.035(6)

5 sf of floor area for each sf of green roof

One Percent of Total Construction Cost for Public Art

0.2 FAR for each one percent of the total construction cost for public art

Public Plaza Pursuant to SCC 30.34A.035(4)

5 sf of floor area for each sf of public plaza

Rooftop Solar Panels

10 sf of floor area for each sf of solar panel

Transfer of Development Right (TDR) Credit Pursuant to SCC 30.34A.035(3)

10,000 square feet for each TDR credit from farmland or 5,000 square feet for each TDR credit from land use designations other than farmland

(2) Affordable housing FAR bonus is allowed when:

(a) Affordable housing is leased, rental, or owner-occupied housing that has gross housing costs which do not exceed 30 percent of the gross income of individuals or families with household income not to exceed 80 percent of the county median income.

(b) Gross housing costs for owner-occupied housing include mortgage principal, interest, property tax, hazard insurance and condominium or association fees. Gross housing costs for leased and rental units include rent and utilities.

(c) The applicant records a covenant approved by the department. The covenant shall require the square footage designated for affordable housing to remain affordable housing until such time as the property is redeveloped.

(3) Transfer of development rights FAR bonus shall meet the following requirements:

(a) Credits used shall be certified through the Snohomish County Transfer of Development Rights program authorized in chapter 30.35A SCC.

(b) The applicant must apply TDR certificates to the receiving site consistent with SCC 30.35A.115 or make the appropriate payment in lieu of TDR credit with the Urban Center development application.

(c) If the applicant chooses to pay in lieu of using a TDR credit, the amount of the payment shall be $21.00 per square foot of bonus floor area.

(4) The public plaza shall be located at a building entry, on a street corner, or other location that is visible and accessible from either a public sidewalk or pedestrian connection. No dimension shall be less than 20 feet, and total usable space is to be no less than 500 square feet, not including adjacent public right-of-way. This space shall be available to the public at least for the period between 7:00 a.m. and dusk.

(5) The covered civic space shall be available for public gatherings, meetings, and recreational events. The total useable space shall be a minimum of 1,000 square feet.

(6) Green roofs shall be designed to increase on-site water retention, reduce urban runoff and heat island effect.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.040 Building height.

(1) The maximum building height in the UC zone shall be 90 feet. A building height increase up to an additional 35 feet may be approved under SCC 30.34A.180 when the project is located within one-eighth mile of a high capacity transit station, major transit corridor or transit center.

(2) New buildings or portions of new buildings that are located within 90 feet of R-9600, R-8400, R-7200, T or LDMR zoning shall be scaled down and limited in building height to a height that represents half the distance the building or that portion of the building is located from the R-9600, R-8400, R-7200, T or LDMR zoning line.

(3) Where the UC zoning line abuts a critical area protection area and buffer, utility easement at least 20 feet wide, railroad, right-of-way or private road, building heights shall not be subject to the limitation in SCC subsection (2) of this section if the critical area protection area and buffer or utility easement, railroad, right-of-way or private road provides an equal or greater distance between the building(s) and the zoning line than would be provided in subsection (2) of this section.

(4) All ground floor residential units in a building placed on a site where the building front is five feet or less from a public road shall maintain a minimum structural ceiling height of 13 feet to provide the opportunity for future conversion to nonresidential use.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.050 Parking.

Parking shall comply with the requirements of chapter 30.26 SCC.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.060 Landscaping.

Landscaping shall comply with the requirements of chapter 30.25 SCC.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.070 Open space.

(1) All developments in the UC zone shall have a coherent, clearly defined integrated open space network that links together the various open spaces within the project.

(2) All developments shall provide a minimum amount of open space at a rate of 150 square feet per residential unit and two percent of the floor area of nonresidential development (excluding parking).

(3) At least 50 percent of the open space required under subsection (2) of this section shall be accessible to the public for active recreation.

(4) A minimum of 25 percent of area required for active recreation shall be consolidated in one location within the development.

(5) Active recreation includes:

(a) Playgrounds developed with children’s play equipment;

(b) Outdoor or indoor sports courts (such as volleyball, basketball or tennis courts), swimming pools, and similar facilities;

(c) Picnic areas with permanent tables, benches or gazebos;

(d) Community gardens for use by residents;

(e) Improved trails or paths not otherwise required to provide pedestrian connections including those within critical area buffers provided they meet the requirements of chapter 30.62A SCC;

(f) Plaza;

(g) Courtyard;

(h) Forecourt;

(i) Rooftop garden; or

(j) Other active recreational uses approved by the director.

(6) The requirements in subsection (2) of this section may be reduced by up to 30 percent for residential development that is located within one-quarter mile walking distance of a public park or public school containing a playground or outdoor recreational facilities. The director shall determine the amount of reduction based on the following:

(a) The availability of safe pedestrian facilities connecting the development to the park and/or school;

(b) The availability and ability of the park and/or school facilities to accommodate additional usage by residents of the development; and

(c) The number of parks and/or school facilities located within one-quarter mile distance.

(7) Up to 30 percent of the required open space that is not dedicated to active recreation may be:

(a) Located within on-site critical areas and their buffers;

(b) Unfenced detention, retention and wet ponds;

(c) Stormwater treatment wetlands;

(d) Stormwater infiltration trenches and bioswales; or

(e) Vegetated areas located above underground detention facilities.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.080 Access and road network requirements.

Development in the UC zone shall comply with the vehicular and pedestrian circulation system requirements in chapters 30.24 and 30.66B SCC and the EDDS.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 12-049, Oct. 3, 2012, Eff date Jan. 1, 2013)

30.34A.085 Access to public transportation.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Repealed by Amended Ord. 12-069, Oct. 17, 2012, Eff date Nov. 10, 2012)

30.34A.087 Development within an airport compatibility area.

Development within an airport compatibility area shall comply with all applicable requirements in chapter 30.32E SCC.

(Added by Amended Ord. 15-025, May 6, 2015, Eff date May 24, 2015).

30.34A.090 Design standard - signs.

Signs shall comply with the requirements of chapter 30.27 SCC.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.095 Design standard - above grade parking structures.

Exterior architectural treatments for above grade parking structures and garage buildings, including individual and detached garages for townhouses, shall complement or be integrated with the architecture of the building including, but not limited to:

(1) Window openings;

(2) Plantings designed to grow on the facade;

(3) Louvers;

(4) Expanded metal panels;

(5) Decorative metal grills;

(6) Spandrel (opaque) glass; or

(7) Any other architectural detail that mitigates the presence of above ground parking structures, garage buildings or garage entrances.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.100 Design standard - screening trash/service areas and rooftop mechanical equipment.

(1) Garbage collection and service areas must be placed away from public right-of-way and screened from view on all sides with solid evergreen plant material or architectural treatments similar to those used in the design of the adjacent building.

(2) Rooftop mechanical equipment must be screened by an extended parapet wall or other roof forms that are integrated with the architecture of the building.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.105 Design standard - drive-through facilities.

The standards of this section are intended to allow for drive-through facilities by reducing the negative impacts they may create. Of special concern are noise from idling cars and voice amplification equipment, lighting and queued traffic interfering with on-site and off-site traffic and pedestrian flow.

(1) Drive-through facilities shall be attached to a primary structure.

(2) Drive-through facilities and stacking lanes shall not be located along the street frontage of a building that faces a public road network element.

(3) For each stacking lane of a drive-through restaurant, a minimum of 10 stacking spaces shall be provided. For all other drive-through uses not listed, a minimum of four stacking spaces shall be provided.

(4) Drive-through facilities windows and stacking lanes shall be visually screened from public road network elements with an evergreen screen and/or architectural element or combination thereof with a minimum height of four feet.

(5) Stacking lanes shall be physically separated from parking lots, sidewalks, and pedestrian areas by an evergreen screen and/or architectural element, or combination thereof with a minimum height of four feet.

(6) Screening elements shall reflect the design of the primary building and shall provide a physical separation that cannot be traversed in a method other than the circulation route intended for the drive-through traffic.

(7) Drive-through facilities speakers shall not be audible off site.

(8) Pedestrian paths that cross a drive-through aisle shall use a raised platform and be marked with symbols, signage and/or special painting.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.110 Design standard - lighting.

(1) All lighting fixtures must be equipped with a "cut-off," which is either an external housing or internal optics that directs light downward.

(2) Flashing lights are prohibited, except for low wattage holiday and special occasion accent lights.

(3) Lighting directed upwards above the horizontal plane (up-lighting) is prohibited.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.120 Design standard - step back and roof edge.

(1) Any parts of the building facade over 60 feet high facing a public right-of-way and those portions of buildings facing R-9600, R-8400, R-7200, T or LDMR zoning must be stepped back at least 10 feet from the first floor facade.

(2) Facades of floors that are stepped back must be distinguished by a change in elements such as window design, railings, trellises, details, materials and/or color so that the result is a rich and organized combination of features that face the street. Balconies may extend into the step back areas.

(3) Buildings with pitched roofs must have a minimum slope of 4:12.

(4) An alternative step back may be approved under SCC 30.34A.180 provided the effect is that the upper floor(s) appears to recede from view.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.130 Design standard - massing and articulation.

(1) Buildings over 30 feet in height must distinguish a "base" at ground level using articulation and materials such as stone, masonry, or decorative concrete.

(2) The "top" of the building must emphasize a distinct profile or outline with elements such as projecting parapet, cornice, upper-level setback or pitched roof line.

(3) For buildings over 60 feet in height, the "middle" of the building may be distinguished from the top and base by a change in materials or color, windows, balconies, step backs and signage.

(4) An alternate design for massing and articulation may be approved under SCC 30.34A.180 provided the design reduces the apparent bulk of multi-story buildings and maintains pedestrian scale.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.140 Design standard - ground level detail and transparency.

(1) Facades of buildings that are oriented towards and within 15 feet from a public or private road must be designed to be pedestrian-friendly through the inclusion of at least three of the following elements:

(a) kickplates for storefront windows;

(b) projecting window sills;

(c) pedestrian scale signs;

(d) plinth;

(e) containers for seasonal plantings;

(f) ornamental tilework;

(g) pilasters;

(h) cornice;

(i) medallions;

(j) porches or stoops with a minimum of six feet in depth;

(k) decorative or textual building materials, including decorative masonry, shingle, brick, or stone;

(l) lighting or hanging baskets supported by ornamental brackets; or

(m) an element not listed above that is approved by the director, if it reinforces the character of the streetscape and encourages active and engaging design of the pedestrian edge of the streetscape.

(2) Street-facing, ground-floor facades of commercial and mixed-use buildings must incorporate glass in storefront-like windows in sufficient type and quantity to produce the following quality and dimensions: clear, transparent glass must be incorporated in at least 40 percent of the ground level facade length and the bottom of such glass must be located no higher than two feet above grade and top of such glass must be located up to at least 10 feet above grade.

(Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.150 Design standard - weather protection.

(1) Overhead weather protection elements such as canopies must be installed on the full length of street-facing facades adjacent to public sidewalks on county arterials and road network elements intended for pedestrian activity and connectivity within the urban center. Canopies or awnings must be a minimum of five feet in width.

(2) Canopies or awnings must be at least 10 feet, but not more than 13 feet, above the public sidewalk.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.160 Design standard - blank walls.

Blank walls longer than 20 feet must incorporate two or more of the following:

(1) vegetation, such as trees, shrubs, ground cover and/or vines adjacent to the wall surface;

(2) artwork, such as bas-relief sculpture, murals, or trellis structures;

(3) seating area with special paving, lighting fixtures and seasonal plantings; and/or

(4) architectural detailing, reveals, contrasting materials or other techniques that provide visual interest.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.163 Pre-application meeting.

(1) A pre-application meeting is required for all Urban Center development applications, except:

(a) For minor development activities pursuant to SCC 30.34A.025; and

(b) To expand an existing structure containing a permitted use pursuant to SCC 30.34A.026.

(2) The pre-application meeting shall be held prior to the pre-application design review board public meeting pursuant to 30.34A.165.

(3) The pre-application meeting shall be conducted pursuant to the provisions of SCC 30.70.020(2) through (5).

(4) An applicant shall pay the fees established in SCC 30.86.400(4).

(5) The department shall invite a staff representative from any city or town in whose urban growth area, municipal urban growth area (MUGA) or potential annexation area the proposed development will be located to attend the pre-application meeting.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.165 Pre-application design review board public meeting.

(1) A pre-application design review board public meeting is required for development applications in the UC zone prior to submittal except:

(a) For minor development activities pursuant to SCC 30.34A.025.

(b) To expand an existing structure containing a permitted use pursuant to SCC 30.34A.026.

(c) For development applications less than 12,000 square feet of gross floor area or 60 dwelling units.

(2) The design review board established by SCC 30.34A.175 shall hold a public meeting to discuss the proposed development application.

(3) The purpose of the design review board public meeting is to:

(a) Ensure that neighborhood residents, cities, towns, transit agencies, utilities, school and fire districts, federal or state agencies, and tribes and business owners have an opportunity at an early stage to determine how the proposed development might impact them and to work with the applicant to resolve concerns prior to application submittal.

(b) Ensure effective public participation in conjunction with the proposed development. The meeting shall provide an early opportunity for the applicant to understand and respond to comments, concerns and issues expressed at the meeting and mitigate impacts that the proposed development might have on residents in the neighborhood or neighboring cities.

(4) The applicant is responsible for providing notice for the design review board public meeting pursuant to the following requirements:

(a) Public notice for the design review board public meeting shall include:

(i) Date, start time, and location of the meeting;

(ii) Proposed development name;

(iii) Map showing the location of the proposed development and the location of the design review board public meeting;

(iv) Description of proposed development; and

(v) Name, address and phone number of the applicant or representative of the applicant to contact for additional information;

(vi) The department shall establish administrative procedures for the design review board public meeting.

(b) Public notice shall be mailed to the department at least 10 days prior to the design review board public meeting and shall, at a minimum, be mailed to:

(i) Each taxpayer of record and each known site address within 500 feet of any portion of the boundary of the subject property and contiguous property owned by the applicant.

(ii) Any city or town whose municipal boundaries are within one mile of the subject property and contiguous property owned by the applicant.

(iii) Any transit agency, utility, school and fire district, federal or state agencies, and tribes that provide service or have jurisdiction within one mile of the subject property and contiguous property owned by the applicant.

(c) The department, upon request, shall provide the applicant with necessary names and addresses or mailing labels. The applicant shall reimburse the department for any costs associated with this request consistent with department procedures.

(d) The design review board public meeting shall be held at a location accessible to the public and within a reasonable distance from the boundary of the proposed development.

(e) At a minimum the applicant shall provide at the design review board public meeting:

(i) Conceptual site plan depicting the size, layout and design of the proposed development;

(ii)  Photographs or illustrations depicting the style of architecture for the proposed buildings;

(iii) Proposed mix of land uses including the number of dwelling units and the amount of non-residential square footage;

(iv) Proposed building heights and FAR;

(v) Number of parking spaces; and

(vi) Location and amount of open space.

(5) The design review board shall provide recommendations to the applicant regarding potential modifications to the project, such as:

(a) Scale;

(b) Density;

(c) Design;

(d) Building mass;

(e) Circulation within the development;

(f) Access to adjacent properties and neighborhoods;

(g) Access to transit from the development; and

(h) Proposed uses.

(6) The department shall establish administrative procedures for the design review board public meeting.

(7) The recommendation of the design review board shall be included in the staff report to the hearing examiner for a Type 2 application.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.170 Submittal requirements.

(1) All applications in the UC zone shall comply with the Urban Center development submittal checklist established by the department pursuant to SCC 30.70.030.

(2) The department shall invite a staff representative from any city or town in whose urban growth area, municipal urban growth area or potential annexation area the proposed development will be located to attend the application submittal meeting.

(3) A complete application shall vest pursuant to SCC 30.70.300.

(4) An application for urban center development shall expire pursuant to SCC 30.70.140.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013; Amended by Amended Ord. 16-004, Mar. 16, 2016, Eff date Apr. 1, 2016)

30.34A.175 Design review board.

(1) A design review board shall be convened for the purpose of reviewing urban center developments. The design review board shall be comprised of five persons nominated by the Snohomish County Executive and appointed by the Snohomish County Council. Members of the design review board:

(a) shall reside in Snohomish County;

(b) shall possess experience in neighborhood land use issues and demonstrate by their experience sensitivity in understanding the effect of design decisions on neighborhoods and the development process; and

(c) should possess familiarity with land use processes and standards as applied in Snohomish County.

(2) No member of the design review board shall have a financial or other private interest, direct or indirect, personally or through a member of his or her immediate family, in a project under review by the design review board on which that member sits.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.180 Review processes.

This section establishes the review processes to be utilized for any development application subject to the requirements of this chapter. Applicants are encouraged to work cooperatively with the city and/or town in whose urban growth area or MUGA the proposed development will be located.

(1) The following applications shall be reviewed pursuant to chapter 30.71 SCC:

(a) Minor development activities pursuant to SCC 30.34A.025; and

(b) The expansion of an existing structure containing a permitted use pursuant to SCC 30.34A.026.

(2) Development applications not meeting subsection (1) of this section shall be reviewed pursuant to chapter 30.72 SCC, except as follows:

(a) Following the public comment period pursuant to SCC 30.70.060, at least one meeting shall be held to review comments on the development application. This meeting shall include the:

(i) Department;

(ii) Applicant; and

(iii) City and/or town in whose urban growth area or MUGA the proposed development will be located and any city or town whose municipal boundaries border the proposed urban center development application.

(b) The city and/or town and applicant may mutually agree in writing to waive the one meeting requirement in subsection (2)(a) of this section.

(c) Any changes agreed to by the department, city and/or town and applicant shall be:

(i) Consistent with county code;

(ii) Incorporated into the design of the development; and

(iii) Incorporated into the staff recommendation as conditions on the development.

(d) All comments from the city and/or town shall be included in the staff report to the hearing examiner for a Type 2 application.

(e) Applications that include low-income housing shall be given priority for expedited plan review as authorized in SCC 30.76.020 and SCC 30.76.030.

(3) Marijuana retail in the UC zone shall require a conditional use permit and shall be reviewed under chapter 30.72 SCC.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Amended by Amended Ord. 13-050, Aug. 28, 2013, Eff date Sept. 19, 2013; Amended by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013; Amended by Amended Ord. 17-006, Feb. 15, 2017, Eff date March 13, 2017)

30.34A.183 Approval expiration.

Urban center development approval expires pursuant to SCC 30.70.140.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013; Amended by Amended Ord. 16-004, Mar. 16, 2016, Eff date Apr. 1, 2016)

30.34A.185 Revisions to an approved urban center development.

Revisions to an approved urban center development application shall be processed pursuant to SCC 30.70.210 or SCC 30.70.220. Where an urban center development application was approved under a development agreement and the development agreement specified procedures for approving revisions the procedures of the development agreement shall govern.

(Added by Amended Ord. 13-007, Sep. 11, 2013, Eff date Oct. 3, 2013)

30.34A.190 Public spaces and amenities.

On-site recreation required in SCC 30.34A.070 and pedestrian circulation required in SCC 30.34A.080 must be installed with completion of the first building or first phase of the development if the overall development is to be phased.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.200 Priority permit processing.

Applications that include public or nonprofit housing will receive priority for expedited site plan review as authorized in chapter 30.76 SCC.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.210 City or town review.

(1) Within 60 days of the adoption of this ordinance, the county shall contact any city or town whose municipal boundaries are within one mile of the proposed urban center development or whose urban growth area includes the subject site or whose public utilities or services would be used by the proposed urban center development for the purpose of determining if the city or town wishes to consult with the county regarding the preparation of generalized design principles and development review procedures for the urban center.

(2) If the city or town responds affirmatively in writing within 60 days of receiving such notice, the county and city or town shall consult and may negotiate the terms and provisions of an interlocal agreement to define the terms related to the preparation of general design guidance for development of the urban center, development review procedures and other issues of mutual interest. The owner(s) of any property located within the urban center shall be invited to attend and participate in all such meetings and negotiations. The interlocal agreement, if any, is intended to provide general design guidance for development of the urban center, as appropriate.

(3) The county and city or town are encouraged to enter into an interlocal agreement to formalize a cooperative process.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010)

30.34A.220 Urban Centers as TDR receiving areas.

(Added by Amended Ord. 09-079, May 12, 2010, Eff date May 29, 2010; Repealed by Amended Ord. 13-064, Sept. 4, 2013, Eff date Oct. 19, 2013)