Chapter 17.19


17.19.010    Purpose.

17.19.020    Detailed master development plan required.

17.19.030    Detailed master plan elements.

17.19.040    Principal uses.

17.19.045    Secondary uses.

17.19.050    Project design.

17.19.060    Repealed.

17.19.070    Maximum height.

17.19.075    Repealed.

17.19.080    Setbacks.

17.19.085    Streetscape and roadway buffer/cutting preserves.

17.19.090    Major and minor modifications.

17.19.100    Recoupment of costs.

17.19.110    Open space and recreation facilities.

17.19.010 Purpose.

The purpose of the planned urban village zone district (“PUV” or “district”) is to implement the planned urban village policies and East Gateway Urban Village illustrative development plan contained in the Mill Creek comprehensive plan. This district is intended to accommodate pedestrian-oriented mixed-use commercial, office, residential and public uses that conform to the design and layout of an approved detailed master development plan. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.020 Detailed master development plan required.

Development in this district requires approval of a detailed master development plan that shall include a binding site plan and a development agreement between the owner and the city setting forth conditions for development. The detailed master development plan may be for all or a portion of the site and shall be substantially consistent with the East Gateway Urban Village illustrative development plan. The detailed master development plan shall be reviewed in accordance with the binding site plan provisions of MCMC Title 16. All development and uses shall thereafter occur in accordance with the approved detailed master development plan. (Ord. 2012-746 § 1 (Exh. A); Ord. 2010-718 § 16 (Exh. P); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.030 Detailed master plan elements.

The detailed master development plan shall contain, at a minimum, the following elements:

A. A binding site plan that includes the specific location of the following:

1. Buildings;

2. Roads;

3. Parking areas;

4. Open spaces, e.g., plazas, squares or courtyards;

5. Wetland areas and required buffers;

6. Pedestrian pathways;

7. Transit facilities;

8. Landscape areas;

9. Additional requirements as set forth in MCMC 16.12.080 through 16.12.110;

10. Other elements as determined by the director.

B. An evaluation of consistency with the adopted urban village design guidelines that at a minimum specifically address the following design components as set forth in Chapter 17.34 MCMC:

1. Overall architectural character illustrated through building elevations and orientation of buildings to streets, parking areas, and pedestrian ways;

2. Public plazas, open spaces and buffer areas;

3. Relationship to adjacent properties, parcels, neighboring uses, and adjacent buildings;

4. Pedestrian pathways and sidewalks;

5. Construction materials and colors;

6. Coordinated signage and graphics;

7. Streetscape plan including landscaping and street tree location and species, street furniture such as benches, kiosks, fountains, etc.;

8. Landscape plans for individual sites and parking areas; and

9. Stormwater management facilities emphasizing low impact development (LID) techniques to minimize stormwater facilities that manage stormwater as close to where it falls as possible and help facilitate the natural hydrologic patterns of the area. LID stormwater management techniques include, but are not limited to, on-site bioretention facilities, the use of permeable surfacing alternatives, and the retention of clustered, native vegetation.

C. Development agreement in accordance with RCW 36.70B.170. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.040 Principal uses.

All uses shall be identified on the approved detailed master development plan. Principal uses are:

A. Retail sales and services except automotive, boat, and recreational vehicle sales;

B. Eating and drinking establishments (drive-through service prohibited);

C. Banks, financial and professional services;

D. Multi-Family Residential.

1. West of the 44th Avenue SE intersection, multi-family residential is permitted only above ground floor commercial;

E. Business and professional offices;

F. Personal services, dry cleaners, salons, etc.;

G. Medical and dental clinics and offices;

H. Parking structures;

I. Commercial day care;

J. Craft shops and galleries;

K. Public buildings, facilities/utilities;

L. Transit facilities/stops;

M. Hotel and motels;

N. Open space, parks and plazas;

O. Religious facilities;

P. Theaters and performing arts uses; and

Q. Other uses consistent with the purposes of the district. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.045 Secondary uses.1

Secondary uses are:

A. Outside sales, display and eating/drinking establishment seating subject to the performance standards under MCMC 17.22.070(C). (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-682 § 2)

17.19.050 Project design.2

A. The design, layout and distribution of uses and site elements such as buildings, roadways, landscaping, parking areas, open space, public areas, pedestrian facilities and streetscapes shall comply with the approved detailed master development plan and adopted design guidelines.

B. Buildings proposed for sites adjacent to the central spine street shall be designed to accommodate ground floor nonresidential uses. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.060 Minimum number of dwelling units.

Repealed by Ord. 2012-746. (Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.070 Maximum height.

The maximum height shall be four stories not to exceed 50 feet, except for mixed-use residential buildings, which shall be a maximum of five stories and 60 feet; provided, that the maximum height shall be three stories and 35 feet for buildings built adjacent to the single-family homes in the adjacent LDR zoning district. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.075 Maximum ground floor commercial use.

Repealed by Ord. 2012-746. (Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.080 Setbacks.

Setbacks will be established through the design guidelines, and in compliance with other applicable city regulations (e.g., Chapter 18.06 MCMC, and the streetscape element of the comprehensive plan). (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.085 Streetscape and roadway buffer/cutting preserves.

Streetscape design and roadway buffer/cutting preserve tracts adjacent to arterial and collector streets shall be provided in accordance with the comprehensive plan, streetscape element. Roadway buffer/cutting preserves to be provided range from 35 feet from the right-of-way for nonresidential uses to 50 feet for residential uses adjacent to arterial streets. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.090 Major and minor modifications.

A. Minor amendments to an approved detailed master development plan may be administratively approved by the director of community development subject to the provisions of MCMC 14.09.010(A)(3).

B. Major amendments are changes that do not qualify as minor amendments. Major amendments shall be processed as a new development application pursuant to this chapter. Approval may require re-recording of project documents. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.100 Recoupment of costs.

The city manager is authorized to keep account of all administrative time and costs expended in developing, reviewing and implementing the detailed master development plan(s) contemplated by this chapter. The city manager is authorized to assess against the developer of any parcel of land, or portion thereof, governed by a detailed master development plan, a fee or charge as determined by Chapter 3.42 MCMC, which shall be payable prior to issuance of any building permit. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)

17.19.110 Open space and recreation facilities.

Open space and recreation facilities shall be provided pursuant to the provisions of Chapter 17.22 MCMC or as may be established through the approved detailed master plan. (Ord. 2012-746 § 1 (Exh. A); Ord. 2009-702 § 2 (Exh. C); Ord. 2008-676 § 2)


Code reviser’s note: This section was added by Ordinance 2008-682 as 17.19.050. It has been renumbered as 17.19.045 to prevent duplication.


Code reviser’s note: The East Gateway Urban Village Design Guidelines were adopted by Ordinance 2008-684 and are available for review in the city clerk’s office.