A. A rezone pursuant to Chapter 23.34 shall be required to change the established boundaries of the SESRA or to rezone property within the SESRA. A rezone shall be subject to the provisions of Chapter 23.76 , Procedures for Master Use Permits and Council Land Use Decisions. B. SESRA Boundaries. 1. Areas to be included within the SESRA boundaries shall demonstrate all of the following characteristics: a. An existing concentration of commercial activity or commercial activity and vacant land which abuts Rainier Avenue South or Martin Luther King, Jr. Way South; or has access to these arterials without going through residential zones; b. Adequate existing infrastructure or improvements are being planned to accommodate increased development; and c. Adequate buffers or transition areas that can reduce impacts to adjacent residential or otherwise less intensively zoned areas. 2. In addition to the above criteria, one (1) or more of the following conditions shall be met: a. The area contains vacant land, or vacant or dilapidated structures, parking or open storage uses and is abutting or across the street or alley from an existing concentration of commercial activity; or b. The area is identified by the City as a Business Improvement Area; or c. The area is targeted for Federal or State economic development funds; or d. The area can provide opportunities for expansion of existing businesses or location of new business enterprises within an existing commercial node; or e. The area has the potential to strengthen or reinforce a concentration of retail activity, personal services, employment centers or business incubators. C. Rezone Criteria for Property Within SESRA. A rezone within the boundaries of the SESRA shall be subject to the general rezone criteria of Chapter 23.34 and the locational criteria for the proposed classifications. In addition, the criteria contained in this section shall also apply. No single location shall be expected to meet all criteria, nor shall the criteria be ranked in order of importance. Specific conditions may be established as part of the rezone process to ensure negative impacts on the area and its surroundings are mitigated. 1. The proposed designation shall strengthen and reinforce existing commercial nodes, and encourage the development and retention of businesses while retaining or providing adequate buffers between commercial and residential areas; or 2. The proposed designation shall enhance the vitality of business activity according to the following: a. Increase and enhance pedestrian activity, thereby increasing property surveillance and public safety, and b. Enable an established business to expand rather than relocate outside the Rainier Valley or increase employment and job training opportunities for residents of the surrounding area or c. Increase retail, entertainment, or personal services for residents of the surrounding area, or d. Encourage development on land which is vacant or contains abated or dilapidated buildings, or e. Increase recreational opportunities in Southeast Seattle. (Ord. 120691 , § 20, 2001; Ord. 116145 , § 3, 1992.)