18.45.030 Development standards.
Table 18.45.030 prescribes development regulations for the mixed use districts. The first four columns establish minimum requirements for permitted and conditional uses. Letters in parentheses in the “Additional Standards” column refer to regulations following the schedule. The letter “Y” in the district column means that the additional standard applies. The numbers in each illustration below refer to corresponding regulations in the “#” column in the associated table. Regulations applicable to multiple districts are in Division 4 of this code.
Use | District | Additional Standards | # | |
|---|---|---|---|---|
MU-N | MU-G | |||
Lot and Density Standards | ||||
Minimum Lot Area (s/f) | 7,000 | 7,000 |
|
|
Minimum Lot Width (ft.) | 60 | 60 | ❶ | |
Maximum Density (units/net acre) | 16 | 30 |
|
|
Maximum Floor Area Ratio (FAR) | 0.8 | 1.2 | (A) |
|
Building Form and Location | ||||
Maximum Building Height (ft.) | 30 | 60 | ❷ | |
Minimum Building Height (stories) | 2 | 2 |
|
|
First Floor Ceiling Height, Nonresidential Uses (ft. clear) | 12 | 12 | ❸ | |
Minimum Setbacks (ft.) | ||||
Front | 10 | 10 | ❹ | |
Interior Side, Residential Uses Only | 5 | 5 | (B) | ❺ |
Interior Side | 0 | 0 | ❺ | |
Street Side | 10 | 10 | (C) | ❼ |
Rear | 20 | 20 | (B) | ❽ |
Maximum Front Setback (ft.) | 15 | 20 | (D) |
|
Location of Parking | Y | Y | (E) |
|
Other Standards | ||||
Building Design | Y | Y | (F) |
|
Outdoor Living Area (s/f per unit) | 120 | 120 | (G) | ❾ |
Outdoor Storage | N | N | (H) |
|
Transitions | Y | Y | (I), (K) |
|
Transparency for Ground-Floor Frontages, Nonresidential Uses | Y | Y | (J), (K) |
|
Additional Standards | ||||
Accessory Structures | MCC 18.80.020, Accessory building or structures | |||
Exceptions to Height Limits | MCC 18.80.080, Exceptions to height limits | |||
Fences and Walls | MCC 18.80.090, Fences and freestanding walls | |||
Landscaping | Chapter 18.90 MCC, Landscaping | |||
Lighting | Chapter 18.95 MCC, Lighting | |||
Off-Street Parking and Loading | Chapter 18.105 MCC, On-Site Parking and Loading | |||
Outdoor Storage | MCC 18.80.100, Outdoor storage | |||
Projections into Required Setbacks | MCC 18.80.040, Building projections into yards | |||
Screening | MCC 18.80.110, Screening | |||
Signs | Chapter 18.115 MCC, Signs | |||
Swimming Pools | MCC 18.80.120, Swimming pools and spas | |||
Visibility at Driveways | MCC 18.80.150, Visibility at intersections and driveways | |||
A. Increased FAR for Mixed Use Buildings. The maximum allowable FAR may be increased by up to 25 percent for buildings that contain a mix of residential and nonresidential uses through the provision of one or more of the following elements beyond what is otherwise required, subject to conditional use permit approval:
1. Car-share or electric car facilities;
2. Additional public gathering space or contribution to a city parks fund supporting new or improved public parks within walking distance;
3. Provision of Off-Site Improvements. This may include off-site amenities and/or infrastructure (other than standard requirements and improvements) such as pedestrian or right-of-way improvements, public safety facilities, libraries, senior centers, community meeting rooms, or child care; and
4. Provision of green roofs, solar panels, and other green building measures.
B. Required Side and Rear Yards for Residential Uses. In order to provide light and air for residential units and additional separation for rooms that contain areas that require additional privacy considerations, the following minimum setbacks apply to any building wall containing windows and facing an interior side or rear yard. When the site is adjacent to a residential district, the project must comply with whichever standard results in the greater setback. The required setbacks apply to that portion of the building wall containing and extending three feet on either side of any window.
1. For any wall containing living room or other primary room windows, a setback of at least 15 feet shall be provided.
2. For any wall containing sleeping room windows, a setback of at least 10 feet shall be provided.
3. For all other walls containing windows, a setback of at least five feet shall be provided.
C. Reduced Street Side Setback. Along local streets only, the street side setback may be reduced to five feet from the lot line if the setback area is completely landscaped.
D. Maximum Building Setbacks. The street-facing facades of buildings must be located no farther from street-facing property lines than the maximum setback distance specified in Table 18.45.030. The following additional provisions apply:
1. Corner Properties. Where a property fronts on two or more streets, the maximum setback shall be met according to the following provisions:
a. Frontage on Two Primary Streets. New buildings on sites with frontage on two streets may be constructed to the maximum setback line on both frontages.
b. Frontage on Three or More Streets. Properties with frontage on three or more streets must build to the maximum setback lines of at least two of the streets.
2. Sites with More than One Building. Where there is more than one building on a site, the maximum setback standard must be met for at least 50 percent of the combined ground-level, street-facing facades of all buildings.
3. Building Additions. For any addition to a building that increases the width of a street-facing facade, 100 percent of the addition must be located on or within the maximum setback until the maximum setback standard for the entire building is met, or as otherwise recommended by the zoning administrator to meet the intent of this code.
4. Exceptions to Building Placement Requirements. The following exceptions to the build-to requirement are permitted:
a. Articulated Building Street Face. Where a portion of the building is set back from the maximum setback to provide an entry or other feature creating variation in the facade, the total area of the space created by the setback must be less than the area of one square foot per linear foot of building frontage.
b. Outdoor Eating Areas. Where an outdoor eating area will be installed on the street frontage, a portion of the building may be set back up to 12 feet farther than the maximum setback line, if at least 40 percent of the building facade is at the setback line.
c. Residential Uses. For buildings or portions of buildings that are in residential use, open porches located at or within the maximum setback shall count toward meeting the requirement if such porches are at least 10 feet wide and six feet deep.
E. Location of Parking. On-site parking areas shall be set back a minimum of 25 feet from streets within a mixed use district. Exceptions may be granted for short-term customer parking and drop-off spaces and for preexisting uses.
F. Building Design and Signage. The exterior design of all buildings, including all facades and all signage, shall be coordinated with regard to color, materials, architectural form, and detailing to achieve design harmony, continuity, and horizontal and vertical relief and interest. The design of all buildings and signage shall be compatible with the character of the neighboring area.
G. Outdoor Living Areas. As part of the open space required by MCC Title 17, Subdivisions, private or common areas for outdoor living shall be provided for upper-level residential units. Outdoor living areas include balconies, decks, common open space, and rooftop open space.
1. Minimum Dimensions.
a. Private Open Space. Private open space located above ground level (e.g., balconies) shall have no horizontal dimension less than six feet.
b. Common Open Space and Rooftop Open Space. Common open spaces and rooftop open spaces with a minimum horizontal dimension of 20 feet shall count towards the open space calculation.
2. Minimum Area Required – Private Open Space.
a. MU-N and MU-G Districts. One hundred twenty square feet per unit.
b. The amount of outdoor living area provided for individual units may vary based on unit size and location within a project, as long as the average area per unit meets the applicable standard, or as acceptable by the zoning administrator to meet the intent of this chapter.
H. Outdoor Storage. Outdoor storage areas for nonresidential uses shall be only for retail and live/work uses and shall comply with the following requirements:
1. Area. Five percent of the gross floor area of the use or 200 square feet, whichever is less.
2. Hours. Outdoor storage during business hours only.
I. Transitional Standards. Where a mixed use district adjoins an interior lot line in an RS District, the following standards apply:
1. The maximum height within 30 feet of an RS District is 30 feet. From this point, the building height may be increased one foot for each additional foot of upper-story building setback to the maximum building height.
2. The building setback from an RS District boundary shall be 25 feet for interior side and rear yards.
J. Transparency on Ground Floor Frontages for Nonresidential Uses. Windows, doors, or other openings shall be provided for at least 50 percent of the building wall area located between three and seven feet above the elevation of the sidewalk. No wall may run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
1. Exception for Structured Parking Facilities. Multi-level parking garages, where permitted, are not required to meet the ground-floor transparency requirement.
2. Sites with Multiple Buildings. On sites that contain multiple buildings, the building ground-floor transparency requirement does not need to be met along street-facing facades of buildings that are located behind other buildings and not visible from the adjacent public street.
3. Reduction through Development Plan Review. The transparency requirement may be reduced or waived by the zoning administrator upon finding that:
a. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater or communications facility; and
b. Street-facing building walls will exhibit architectural relief and detail, or will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.
K. Truck Docks, Loading, and Service Areas. Truck docks, loading, and service areas are not permitted within 25 feet of the boundary of any residential district. In addition, such loading and service areas must be located on the side or rear of buildings, and may not face a public street or a private street functioning as a public road.
L. Pedestrian Access. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, to sidewalks, and to any on-site open space areas or pedestrian amenities. Whenever feasible, direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
1. Walkways shall be a minimum of six feet wide, hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.
2. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.
3. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb, bollards, or other physical barrier. [Res. 22-12; Ord. 22-03 § 2; Res. 21-09; Ord. 21-05 § 2; Ord. 18-14 § 1; Res. 14-36 § 204.03; Ord. 14-12 § 1.]