Centers & Corridors
The proposal would affect the areas shown below:
The Centers and Corridors concept builds on the historic land use pattern and supports the development patterns described in the community plans. The key components to enhancing these areas include:
Compact, High-Density Communities
- Establish centers along major transportation corridors that will develop into compact communities.
- Between centers, overlay the area within ¼ mile on either side of the corridors with a density of 12+ units per acre to create land use patterns and densities that will support transit.
- Develop pedestrian and bicycle paths throughout the corridor connecting to centers.
- Focus on ensuring connections from residential areas to goods and services for everyday needs.
- Seek ways to serve the corridors with short-interval local transit for shopping and commuter trips, and express service to regional connections such as the Puyallup and Lakewood transit stations.
- Focus infrastructure expenditures to support increased density and transit services within these areas.
- Centers should be the primary recipient of investments while Corridors would be improved with support infrastructure.
The four community plans already contain policies directing growth to mixed use centers and along major transportation corridors. The community plans were all adopted at different times and did not have the opportunity to look at the area as a whole. The draft Centers and Corridors framework you are reviewing has considered and built upon the existing policies of the community plans. The map below shows the existing zoning pattern and the area being considered under the draft Centers and Corridors proposal.
Existing Zoning Map with 1/4 Mile Radius Overlay
Overview of Proposed Designations
|General Public||Development Community|
Land Use Designation
The Center (CTR) land use designation applies to areas along the major transportation corridors that are characterized as a local focal point of the community, or have a draw that consistently attracts a variety of users. The designation is limited to a walkable boundary. Areas designated as a Center are a high priority for investments.
Centers allow for a variety of high-density multifamily uses, access to goods and services for residents’ everyday needs, and leisure activities. Centers should be a hub for activity and offer a variety of options to residents within walking distance of their residence. Connections to nearby parks and recreation opportunities are a priority.
Under the Centers land use designation there would be two different zoning classifications:
- Mixed Use-High Density Residential (MU-HDR)
- Mixed Use-Commercial (MU-COM)
Allowed Uses and Density
Land Use Designation
The Corridor (COR) land use designation applies to areas along the major transportation corridors that are not designated as a Center. This designation is intended to create links between Centers and offer transit-supportive densities and complimentary uses. As opposed to Centers, Corridors allow for more auto-oriented uses and a wider variety of housing densities, and do not have as high of a priority for investments. The Corridors should complement and supplement the Centers as areas for more housing and employment opportunities and activities not available in or compatible with Centers.
Under the Corridor designation there would be three zoning classifications:
- Employment (E)
- Mixed Use (MU)
- Residential (R)
Allowed Uses and Density
Employment (E)The Employment zone is intended to attract jobs-based industry and offices. The Employment Corridors are intended to break up areas of residential and commercial with larger employers, particularly on Corridors intended for freight movement, such as Canyon Road East. Job creation in the Employment Corridors should help alleviate the need for residents to travel outside the area.
Mixed Use (MU)The Mixed Use zone promotes transit-supportive residential densities while still allowing a market for auto-reliant and more land-intensive commercial between Centers. The Mixed Use Corridors should connect Centers and contain supportive uses not available in Centers.
The Residential zone is intended to help buffer lower density residential neighborhoods from higher intensity areas along the Corridors. Residential Corridors are able to develop at slightly higher densities than typical single-family zones and allow for some neighborhood-scale services and amenities for residents in walking distance.
How people get around the Centers and Corridors is a significant part of making these areas successful. The proposal identifies ways to improve the flow of traffic on the major transportation corridors and increase the types of and access to transportation modes through the Corridors. The goals and approach for each type of transportation mode are outlined below:
The overall look and feel is dictated by design. Each community will have a chance to influence the design of their Centers and Corridors. The framework identifies general objectives that are important for successful design. The communities will determine the specifics through this process.
Both public and private investment will be necessary to implement the vision for Centers and Corridors. Incentives and investments have been outlined in the proposal to ensure there is an effort to achieve the goals set out in land use, design, and mobility. Centers would be the primary recipients of investments to encourage development, while Corridors would receive investments to create connections and improve movement through the Corridors to the Centers.
Want to know if your property could be affected by the Centers and Corridors proposal?
Use our searchable map to see if your property falls within or near one of the proposed Center or Corridor zones. You can also see your existing zoning to understand how this might change allowed uses on your property.
If you have a legally established use on your property, this proposal would not disallow that use. A change in zoning would only affect your property should you wish to redevelop.
Example: You own a single-family house in an area zoned for commercial use. You would never be forced to change it to a commercial use. This does mean, however, that your neighbors who are also within a commercial zone could redevelop their property as commercial. It also means that you could sell your property to a developer and they could redevelop the property as a commercial use.