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Planning Commission Meeting <br /> March 8, 2005 <br /> Page 2 <br /> Avenue, the maximum building height in the B-3 zone is 150 feet which separates the two <br /> properties. On the east side of Hoyt to an alley off of Colby, the permitted building height is 200 <br /> feet, and from the alley to the west side of Wetmore, unlimited building height is permitted; east <br /> of Wetmore Avenue to the west side of Rockefeller, the permitted building height is 250 feet and <br /> in the area east of Rockefeller to the west side of Broadway, the maximum height allowed is 200 <br /> feet. <br /> Aerial Maps <br /> Primary criteria for a nonproject rezone is to eliminate split zoning boundaries between parcels <br /> of property, which may be included in a common ownership of property. The aerial map <br /> provided an example of split zoning on the Elks property—the zoning along the Rucker frontage <br /> is C-1 and the zoning that fronts on Hoyt is currently zoned B-3. So the rezone proposal would <br /> eliminate the split zoning on the property from C-1 to B-3, so the entire parcel of property could <br /> be developed under a uniform zoning designation. The second aerial map provided an example <br /> of split zoning on the properties to the south. The intent of the rezone request is to eliminate <br /> split zoning. <br /> Legal Nonconforming Uses <br /> If the area is rezoned from C-1 to B-3, two legal nonconforming uses will be created, a self- <br /> storage facility and vehicle sales and rental. Under the EMC, nonconforming uses are allowed <br /> to remain and expand under City ordinance. <br /> Comp Plan Policies <br /> Another important criteria for nonproject rezones that should be considered is that the request <br /> be consistent with comp plan polices. Staff has identified the comprehensive plan policies <br /> which support the B-3 rezone: <br /> • Continue to encourage the development of high density housing in the downtown. <br /> Promote high density residential use in well designed mixed use commercial <br /> developments and activities centers such as the downtown. <br /> • Promote central business district as a regional center for government and professional <br /> services supported by high density housing, retail and service businesses. <br /> > Encourage the intensive mix of commercial and residential uses and activities in mid rise <br /> buildings in the area located between Rucker and the harborfront and emphasize the <br /> views of Port Gardner Bay. <br /> The City feels that the B-3 zone at a maximum building height of 150 feet provides for greater <br /> flexibility and merits support for high density development in the downtown. The City has also <br /> received a number of letters supporting the rezone request because high density development <br /> in the downtown could help support office, retail, and commercial uses. The City also received <br /> letters from residents of adjacent neighborhoods concerned about the lack of design guidelines <br /> or safeguards in the downtown especially if the heights change to 150 feet. . <br /> EMC Section 22.030, Design Review Guidelines for the B-3 zone <br /> Staff identified the following design guidelines applicable in the B-3 zone: <br /> • No blank building facades abutting the sidewalk in the B-3 zone between 2 feet and 8 feet and <br /> must be transparent with glass in windows, doors or display windows to allow views into the <br /> structure. <br /> i1 <br />