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Home My WebLink AboutITEM III-B * crnr oF - ~ Memorandum R~~ • ~ - ' planning and Development Deparhnent WASHINGTON To: Downtown Redevelopment Committee From: Elizabeth Chamberlain, Principal Planner CC: Kevin Snyder, Interim Planning & Development Director Date: March 3, 2010 Re: Proposed Changes to Downtown Urban Center Design Standards Backqround The Downtown Urban Center Design Standards were originally adopted as part of the Downtown Urban Center (DUC) zone by the City Council February 2007. Subsequent amendments have been made to the standards to address the two project nearing completion; the One Main Building and Medical Office Building/Parking Garage. Staff brought for discussion the standards to the January 26, 2010 committee meeting where the committee members provided feedback Discussion Staff took the feedback provided by the Committee and incorporated proposed changes to the Downtown Urban Center Design Standards. The changes are summarized as follows: • Added definitions page • Re-formatted the table of contents . Permit compact parking stalls in surface lots • Clearer language for screening rooftop mechanical equipment • Added language about height of buildings that front Main Street requiring a building setback beyond two stories . Language regarding signage in downtown (from previous meeting discussion) • Modified which streets are designated Pedestrian 1 streets versus Pedestrian 2 streets. At the March 9, 2010 meeting, staff would like to walk through the proposed changes to the design standards with the Committee and have the Committee either modify the recommended changes or recommend approval to the Planning and Community Development Committee. Page 1 of 1 AUBURN * MORG THAN YOU IMAGINED Downtown Urban Center Design Standards ADOPTED 2/12/07 AMENDED 4/14/08 AMENDED 06/9/08 AMENDED 06/16/09 . AMENDED 03/XX/10 Design Standards 1 Downtown Urban Center Zone X 2010 ~ ' ^u.,~-.o--~~, March. TABLE OF CONTENTS 1. Definitions/Architectural Terms II. Design Guidelines Aaplicable to All Development . Site Design Pape X . Buildinq Design Paae X • Siqn Desiqn Page X III. Design Guidelines Applicable to Pedestrian Streets . Site Desiqn Pape X . Buildinq Design Paqe X . Siqn Desiqn Paqe X Design Standards 2 Downtown Urban Center Zone ~ Ju^~ ,6~'~~nn~March X, 2010 I. DEFINITIONS/ARCHITECTURAL TERMS These words shall have the followinq meanings for the purposes of these quidelines a. Articulation - in art and architecture, is first of all a joint. Exoandinq from that definition articulation is also a method of stvlinp the ioints in the formal elements of architectural desian Throuqh degrees of articulation, each part is united with the whole work bv means of a joint in such a wav that the ioined parts are put toqether in styles ranqinq from exceptionally distinct iointinq to the oqqosite of hiqh articulation- fluiditv and continuitv of joininq. In hiqhlv articulated works each part is defined preciselv and stands out clearly. The articulation of a building reveals how the oarts fit into the whole by emqhasizinp each part separatelv. b. Canopv - means a cover over a sidewalk providinq protection from the rain which is constructed of durable, permanent materials. c. Cornice - upper section of an entablature a projecting shelf along the top of a wall often supported by brackets. d. Director - means the director of the Auburn olanning and develooment department e. Neo-traditional - Desian conceot that Aromotes a more livable and alive communitv for residents more sustainable since it preserves land bv encouraqinq more compact development and reduces air oollution and carbon dioxide emissions bv creatina new opportunities to walk and bike rather than usina a car and mixed-use with a combination of commercial and residential develooment. f. Parkinq, structured - means parkinq contained within an enclosed buildina either part of or desiqned to appear like it is part of the laraer buildinp complex or a freestanding structure devoted exclusivelv to above-grade parkincl q. Personal service uses - means uses such as hair salons, nail salons, custom tailorina drv cleaninq and similar related uses. Personal service uses can also include banks. h. Plinth - a block used as the base of a column or other upriaht supqort. i. Public art - means anv form of paintinq, mural, mosaic, sculpture, or other work of art, so lona as it can be appraised as a work of art and its value as such documented, displayed on the exterior of a buildino at or near the pedestrian entrance, or on a public plaza, and visible to users of the public riqht-of-wav at all times. j. Plaza - means an oqen space that is visible and accessible to the oublic at all times predominantly oqen to the skv, and for use orincipallv bv people, as opposed to merely a settinq for the buildina. k. Street level retail - means uses qrovidincgoods and services includinq food and drink adjacent to visible from, and directly accessible from the public sidewalk. Design Standards 3 Downtown Urban Center Zone ~ duae'~-o;'o9°March X, 2010 ni iinEi iniFc nooi iCnQi E Tn ni 1 IICVCI lIOMCNIT SiteDB&ig,^, o.,.k L..ts r .,..os o,.a,.l;tr-,., r,.....,.,.ti,. Shiouens cdc ce e Areas Public za GFOI+RGI-LBV2HB2t211 S . . Base / M dd 8-/--T6p . . 1 I......r 1 ..1 C..14.-...Ls T.ei nn Rl23{-~k--VYaIfJ y ~ 13Se- Bf--Pleen F=rkiag-StfUstaces Sefee^:^^ °^^"dipFnent G..~.,..,~s `ey SignDesagn '",,,tegFat,,..,,.,,.h A~,.h,.....t,,.,. GceaEE}v+4y LandmaF'( Sigas Ground 8 gns nnnirinnini r_i unFi IAICC C(1D ncvoi /IOMCA1T CITCC ppJqE€p}T-Tg_oonEeTOinu eTOOFre site-Design I nn~,t n nf D~..L'n ~T'J Euild+ng-Desig,^, La^-~~ ~se nn „ r_...l -..a i .,i r..,..G............. We"chlheFRfBtEGE+BR " ~ign Dcsign oedosr. a.. n: e..tat16Fl Design Standards • 4 Downtown Urban Center Zone ~ Jun^'6,~^^°March X. 2010 GUIDELINES APPLICABLE TO ALL DEVELOPMENT IN DOWNTOWN Slle De,clo11 ~ GUIDELINES APPLICABLE TO SITE DESIGN 1. PARKING LOTS AND GARAGES Intent: Reduce the visual impact of surface parking lots and garages ' A~•- A. General 1. Parking shall be located over, under, behind, or to the side of buildings. _ J , Parkjng structures are strongly encouraged. I 2. All parking lots shall meet the design and construction standards of ACC 18.52 unless modified herein. ~ Parking stall standards for 90 degree stalls in structured parking rc • facilities shall be 18 feet in length and 9 feet in width. All other dimensions shall meet ACC 18.52. ~ . 3. AJe Csompact parking stalls shall be i mi ' IeEspermitted but onlv 30% of the parkinp provided mav be dedicated to compact parkinq. FIl a.. ff} gTl B. Screening and Landscaping 1. Surface parking lots consisting of ten or more stalls shall feature 1gr~ landscaped planter beds at a ratio of one to every six (6) stalls. Each planter bed shall include at least one tree, a minimum caliper of two (2) A inches at the time of planting. _ I 2. The minimum planter size shall be 100 square feet. Planters shall be ' - ' J protected by concrete curbs and shall also feature shrubs and/or groundcover. I 3. Surface parking lots located adjacent to any street (exduding alleys) shall be screened by one or a combination of the following: I a. Low walls made of decorative concrete, masonry, or other similar material, not exceeding a maximum height of 30 inches. I b. Raised planter walls planted with a minimum of 80% evergreen shrubs, not exceeding a total height of 30 inches I c. Landscape plantings consisting of trees (of which at least 80% are deciduous) and shrubs and groundcover materials (of which at least 80% are evergreen). d. All plant material used for parking lot screening shall provide clear views between 30 inches and eight (8) feet above the ground surtace, for visibility and safety. I e. Planting areas shall be a minimum of five (5) feet in width and shall be irrigated. Design Standards 5 Downtown Urban Center Zone ~ Jd^° .0-2o9°March X. 2010 GUIDELlNES APPLlCABLE TO ALL DEVELOPMENT IN DOWNTOWN . Sl/[' DL'.Cl~N ~ PARKING LOTS AND GARAGES (Cont.) ~ C. Pedestrian Connections ' I f~1.Pedestrian connections not less than five (5) feet wide shall be provided through parking lots to building entrances, sidewalks - and/or transit stops. -m I 82.Pedestrian connections should be clearly defined by at least two of the following: a. Six (6) inch vertical curb in combination with a raised walkway; - b. Textured paving, including across vehicular lanes, such as unit pavers, stamped and scored concrete; c. Bollards; - ^ ~ •~-ijr`'•~ "ya. d. Trellis; - e. Continuous landscape area at least three (3) feet wide and at least on one side of the walkway; t~ f. Pedestrian-scale lighting to aid in wayfinding. D. Width I Spacing of Driveways I a1. Driveways should not exceed 24 feet in width at the property line. ~J Distance between curb cuts should not be less than 100 feet, measured from the outer edge of the driveway aprons. I b2.The sidewalk pattern and material shall continue across the Pedest~iancwmectranthrcraghparkTrgbi driveway. 2. SHIELDED LIGHTING Intent: Ensure that exterior site lighting contributes to the character of the site such as accentuating architectural features (e.g., building entrances) and does not disturb adjacent development A. Only City-approved standard fixtures shall be used for public sidewalk lighting. B. All site lighting shall be shielded from producing off-site glare, either through exterior shields or through optical design inside the fixture, so that the direction of the light is downward. _ z, f8'maa. heigMV~ a'mp paking C. The maximum height allowed for parking lot lighting is 24 feet. The ,°o~"°Y;' maximum height along pedestrian walkways is 16 feet. i D. Site lighting should be appropriate to create adequate visibility at night, Design Standards 6 Downtown Urban Center Zone ~ dwae-96-2988March X, 2010 I evenly distributed to increase security, and coordinated with adjacent landscaping to avoid casting long shadows. E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting. GfJlDEL1NES APPLICABLE 70 ALL DEVELOPMENT !N DOWN70WN S11P nC'.Cf ~ 3. SCREENING OF TRASH / SERVICE AREAS Intent: screen trash storage, loading and service areas from public view A. Trash and service areas shall be placed away from streets. I B_All service, loading and trash collection areas shall be screened by a combination of masonry walls.and planting, with similar.character to the design of the building it serves. If landscaoinq cannot be accomplished due to existinq site conditions (e.q. existinq parkinq areas) then the Planning Director may approve artistic features on the face of th4e masonrv wall in place of landscapinq. C. Loading and service areas shall not face any residential areas, unless no other location is feasible. Effort should be made to buffer impacts to residential areas. 4. PUBLIC PLAZAS I Intent: If inc/uded in the development, ensure public plazas are readily accessi6/e for use and offer a pleasant environment I 2-A. Public plazas must abut and be within three (3) feet in elevation of a public sidewalk. Ramps shall be provided consistent with ADA standards. B. At least ten (10) % of the plaza area shall be planted with trees and other vegetation. I 4;-.C. Plazas shall include adequate lighting, allow for penetration of sunlight, and provide seating in the form of low walls, benches and/or tables and chairs. . ~ I G-D. Accessory site features such as, waste receptacles, street " " furniture and movable planters shall be of compatible design to the main building served by the plaza. `'v ~ ~r Design Standards i` Downtown Urban Center Zone ~ diFne 16-2998March X 2010 GUIDELINES APPL7CABLE TO ALL DEVELOPMENT fN DOWNTOWN Rrrilrliit,~ De.~i~ir ~ 1. ENTRANCES Intent: ensure that entrances are easily identifiable and accessible from streets and sidewalks A. Main building entrances should be oriented to the property line abutting the primary street rather than to a parking lot. . . 4 ~ ~ B. Locate primary entrances so that they are visible from the public right-of-way. The entry should be marked by architecturally prominent elements such as canopies, ornamental lighting fxtures and/or fixed seating that offer visual prominence and a sense of safety. - • 2. GROUND LEVEL DETAILS Intent: reinforce the character of the streetscape I A. Street-oriented fagades of commercial and mixed-use buildings shall be designed to be pedestrian-friendly through the inclusion of at least four of the following elements: R 1= Kickplates for storefront windows; ` Ei 82.Projecting window sills; mmsnt~mi G3. Pedestrian scale signs; D-4. Canopies; €5.Plinths for columns; €=6. Containers for seasonal plantings; 6-7. Omamental tilework; 9-8. Medallions; - - - 1-9. Belt courses; J-10. Lighting or hanging baskets supported by ornamental brackets; I K-11. An element, as approved by the City, which ~ meets the intent of this section. E ~ Design Standards 8 Downtown Urban Center Zone ~ ju.;e 16, 2999March X. 2010 GUlDELlNES APPLlCABLE TO ALL DEVELOPMENT IN DOWNTOWN Rrrilt/irr, De.ei-ir ~ 3. BASE / MIDDLE / TOP Intent: primarily emphasi2e the street level, but also create a visually interesting skyline A. New structures that front Main Street shall be a maximum heiqht of 0 two stories with the upper stories beinq setback to connect historic r~ - Main Street with new development and retain a main street =i 101 -R pedestrian scale. ~ _ - - - A B. Buildings above 30 feet in height should distinguish a"base" at ° - ground level using articulation and materials such as stone, ' masonary, or decorative concrete. I S-C. The "top" of the building should emphasize a distinct profile or outline with elements such as a projecting parapet, comice, upper level setback or pitched roofline. Materials shall be coordinated - within the oroject. I G-.D. The "middle" of the building should be distinguished by a change 1 in materials or cobr, windows, balconies, stepbacks and signage. ~ ~ y~ . 4. UPPER LEVEL SETBACK Intent: reduce the apparent bulk of multi-story buildings and maintain pedesirian scale A. Building fagades abutting streets shall have an upper level setback at a height 25-40 feet above grade, with a minimum depth of ten (10) rr ~ _ feet. v - - - Design Standards 9 Downtown Urban Center Zone ~ duae-1-6;~988March X. 2010 GUlDELlNES APPLlCABLE TO ALL DEVELOPMENT !N DOWNTOWN Rrrilrliir, De.ci~~r ~ 5. TREATMENT OF BLANK WALLS Intent: reduce the visual impact of blank walls by providing visual inferest A. Blank walls visible from the public street longer than 30 feet shall . incorporate lwo (2) or more of the following features v I ~ ,41.Vegetation, such as trees, shrubs, ground cover and/or vines ' adjacent to the wall surface; 1 6=2.Artwork, such as bas-relief sculpture, murals, or trellis ' structures !~a I 6-3. Seating area with special paving, lighting fixtures and seasonal plantings; and/or 1 ` I 8-4. Architectural detailing, reveals, contrasting materials or other special interest, consistent with character of the downtown. 6. USE OF NEON Intent: encourage the use of neon as an architectural embellishment in keeping with the character of downtown. A. Neon may be allowed to emphasize unique building features. B. Neon may be used as artwork or as graphic symbols that portray the nature of the business, provided that no written words shall be allowed. Design Standards 10 Downtown Urban Center Zone I i..e 1~~nnoMarch X. 2010 GUIDELlNESAPPLICABLE TO ALL DEVELOPMENT IAf DOWNTOWN Brrildiit,~ Dc.ri,~i ~ 7. PARKING STRUCTURES Intent: reduce the visual impact of structured parking located above grade A. At ground level, free-standing parking structures shall comply with guidelines addressed under'Ground Level Details.' _r I B. Upper levels of structured parking should be screened or treated architecturally by two or more of the following: ~ . . x~. 1. Roughly square openings rather than horizontal 2. Planting designed to grow on the fagade 3. Louvers . 4. ExPanded metal Panels 5. Decorative metal grills 6. Spandrel (opaque) glass 7. An element, as approved by the City, which meets the intent of thissection. • C. Lighting fixtures within garages should be screened from view from the street. D. In order to provide a safer environment, parking structure illumination should be designed to a maximum uniformity ratio (proportion of average to minimum illumination) of 4:1. 8. ROOFTOP EQUIPMENT REQUIREMENTS AND SCREENING Intent: screen rooftop mechanical and communicafions equipment from the ground level of nearby streets and residential areas W~q A. Mechanical equipment shall be screened by an extended parapet wall or other roof forms that are integrated with the architecture of the building. B. Painting of equipment and erecting fences shallare not '^^`^b'° ^n°•h^d° nP ^^F^°^ be permitted for screeninq. t 1 d`. . ~ Design Standards Downtown Urban Center Zone ~ Jane-46,-2898March X, 2010 VisiWe commoviicah'w equipmenf 7s urrcJosirabla C. An access easement to rooftops shall be provided to the City, which will allow the installation of devices for wireless coverage and maintenance of those devices. The applicant shail also provide access to power on rooftops to be used for City wireless facilities. The parameters of the access easement and location of devices shall be approved by the Ciry. Any cabling and/or power shall be secured so the facilities are not damaged by other activity on the roof. D. The applicant shall install an outdoor speaker system and AM receiver, to receive the City's Main Street radio signal, on any new commercial structure within the Downtown Urban Center zone. The property owner and/or building owner shall be responsible for the outdoor speaker system and any repairs or maintenance. E. Utilitv epuiqment such as qower and qas meters shall be painted to match the structure. GfJfDELlNES APPL7CABLE TO ALL DEVELOPMENT fN DOWNTOWN . ,Sl~tv! DL'.1'l"ll.~ . 1. LANDMARK SIGNS Intent: preserve the unique character of the downtown I =A. Retain existing historic signs (as determined by the City) that r3 feature the character of the area, wherever possible. 2. INTEGRATION WITH ARCHITECTURE Inieni: ensure that signage is a part of the overall design of a project and not additive or an afterthought A. The design plans for buildings and sites shall identify locations and sizes for future signs. As tenants install signs, such signs shall be in conformance with an overall sign program that allows for advertising o~~ } which fits with the architectural character, proportions, and details of l~. the development. The sign program shall indicate location, size, and generaldesign. ~~hl! L ~ B. New signs shalleuld not project above the roof, parapet or exterior wall unless part of an integral architectural feature. Signs mounted on a roof are not allowed. A Design Standards 12 Downtown Urban CenterZone ~ daaeaF;-2909March X, 2010 GUfDELlNESAPPLICRBLE 7D ALL DEVELOPMENT fN DOWNTOWN - Sl~~1! nC.til gll ~ 3. CREATIVITY Infent: encourage interesting, creative and unique approaches to fhe design of signage ~ L`E A. Signs should be highly graphic in form, expressive and individualized. Signs should convey the product or service offered by the business in a bold, graphic form / B. If a projecting sign is designed by a graphic design professional and includes a non-verbal, three-dimensional symbol that succinctly conveys the nature of the business and constitutes a dominant proportion of the overall design, ' the sign may be allowed to exceed the maximum area otherwise allowed by 50%. 4. GROUND SIGNS 1 ~ Intent: ensure that signs are not principally u oriented to automobile traffic 5 a:n.ac A. All freestanding signs shall be ground (monument) signs no higher than five (5) feet. Pole siqns are prohibited. B. The area around the base of any ground sign shall be ~ planted with shrubs and seasonal flowers. C. Backlit siqns are permitted if the sign meets all other , standards for signaae in this document and Chapter ~ ~ 1829. D. Internally-lit signs are PFE)hib tedemeeppE qermitted when located adjacent and oriented to Auburn Way North/Auburn Way South street frontages and only with electronic message center signs in accordance with Auburn City Code Chapter 18.56 Signs. If an internally lit sign is utilized, the sign shall also conform to all other applicable standards for changing message center signs as described in this same chapter. E. Cabinet siqns are qrohibited in the Downtown Urban Center zone. Design Standards 13 Downtown Urban Center Zone ~ j ^°16, 09 March X 2010 A6DI710NAL GfJJDELlNES FOR DEVELOPMENT S7TES ADJACENT TO PEDESTRIAN STREETS :SlIL' DC'.CI~/7 ~ ADDITIONRL GUIDELlNES FOR DEVELOPMENT S1TES ADJACENT TO PEDES TRIAN STREETS 1. LIMITATIONS ON DRIVEINAYS Intent: maintain a continuous sidewalk by minimizing driveway access A. Curb cuts are prohibited on Main Street and also on other Pedestrian I Streets, unless access from no other street is available. 2. LOCATION OF PARKING Intent: reduce the visual impact of parking NMOL and enhance the pedestrian experience A. Parking shall be located under or behind buildings or within structures. (srReET) UM i I B. On all Pedestrian Streets, surface parking is not permitted belween the building and the right-of-way. f•~y 3. LOCATION OF DRIVE-THROUGH LANES Intent: Preserve a safe and comfortable pedestrian experience B. Drive-through lanes are not allowed between the building I and the public right-of-way on Pedestrian I Streets. Design Standards 14 Downtown Urban CenterZone ~ duae-16, 889March X. 2010 ADDITIONAL GUIDEUNES FOR DEVELOPMENT SITES ADJACENT TO PEDESTRIAN STREETS Rnildiir,, Desi,,n ~ 1. LAND USE Intent: enswe a rich, uninterrupted mixture of lively activities aimed at people on foot • ~ A. Along Pedestrian I Streets, ground floor uses that face the sidewalk shall be retail, restaurant or personal service uses. . " - B. Along Pedestrian II Streets, ground floor office and ~ residential uses are also acceptable when facing the sidewalk. 2. PROXIMITY TO SIDEWALK Intent: reinforce an active pedestrian experience along Pedestrian Streets 0 A. Buildings along Pedestrian Streets shall be set immediately - at the back of the sidewalk, with the exception of providing open space for public use such as plazas, courtyards and seating areas. - B. Water run-off from canopies/awnings should be controlled by - gutter or other means. Design Standards 15 Downtown Urban Center Zone ~ daae-16, 999March X. 2010 ADDl710NAL GUlDELlNES FOR DEVELOPMENT S1TES ADJACENT TO PEDESTRIAN STREETS Btriltliit- De.ci~m ~ 3. GROUND LEVEL TRANSPARENCY Intent: provide a visual connection befween activities inside and outside of buildings . {I A. Along Pedestrian I Streets, a minimum of 80% of any ground Floor fagade (between two (2) feet and 12 feet above grade) facing a street or public space shall be comprised of clear, "vision" glass. Placement of inerchandise, office equipment, or other similar items shall be limited so not to block the i visibility into the building space. B. Along Pedestrian II Streets, a minimum of 60% of any ~ ground floor faqade (between two (2) feet and 12 feet above - grade) facing a street or public space shall be comprised of clear, "vision" glass. ti C. Along Main Street, doors and windows should reflect the _ historic Main Street rhythm of 25-foot wide storefronts. ~ 4. WEATHER PROTECTION Intent: provide pedestrians with protection from the weather ~ L4~'deep A. Can opies and awnings shall be provided along all fagades that are adjacent to Pedestrian 1 Streets. 6aaepiesand .r~ . , vlreets. ~sidowa'k B. The minimum depth of any canopy or awning shall be four ~ si* (46) feet. The vertical dimension between the underside of the canopy or awning and the sidewalk shall be at least " eight (8) feet and no more than 12 feet. ~i ra?~;.✓t' C. Canopies and awnings shall be of shed or marquee style, except that bowed awnings may be used over arched windows. "Bubble" awnings and backlit awnings with ~ z translucent materials are not permitted. D. Weather protection can be combined with the method used to achieve visual prominence at entrances. Design Standards 16 Downtown Urban Center Zone ~ daae-16-~8A9March X, 2010 ADOfTfONAL GUlDELlNES FOR DEVELOPMENT S1TES ADJACEIJT 70 PEDESTRfAN STREETS SI"IF DC'.Sf"/1 ~ 1. PEDESTRIAN ORIENTATION Intent: provide signs that activate and strengthen the pedestrian realm A. Signs shall be primarily oriented to pedestrians, rather than ~ people in vehicles. The following are types of signs are encouraged along Pedestrian Streets: 1) Blade signs (projecting over sidewalk) 2) Window signs (painted on glass or hung behind glass) 3) Logo signs (symbols, shapes) 4) Wall signs over entrance. B Dnle signs n'I m on1 n n'1 o not_perm+tted ' o,.,,,..#:.,., et.,,,,... Monument signs are permitted on s-r.w& pedestrian streets onlv if the followinp are met: 1. The siqn is setback from the back of sidewalk 2. Does not create a sipht distance hazard: 3. Does not block oedestrian access: and 4. The siqn is providing pedestrian wavfindinq and not oriented to vehicles. I C. Signs shall be evaluated with respect to size, scale, and relationship to other signs, function, location and other factors. Design Standards 17 Downtown Urban Center Zone ~ duae 16-2988March X. 2010 Pedestrian Streets f p nyQ P~R[ I w - ~ •OlOR LL~ wfOM ~ E 1CNOOt ' / . ' . • ~ wP ~ C A iR r ~ . 1 , a PEOESTFtthN I STATE HWY .1B PEDcSTRIANII , s MOMM meU°'` = 600' pOWNTOWN URBAN CEIVTER ZONE Design Standards 18 Downtown Urban Center Zone I iU.,,. 1wonnnMaroh X. 2010