Chapter 19.44
REGIONAL COMMERCIAL (RC) DISTRICT
Sections:
19.44.050 Development standards.
19.44.055 Micro-unit conversions.
19.44.060 Performance standards.
19.44.010 Purpose.
This district is intended to provide for retail, service and office uses which primarily serve the businesses, tourists and general population of the Puget Sound region. The district is further intended to provide for a variety of housing densities and types. The uses are intended to exist in a compatible and complementary manner with surrounding uses and districts. Street-based store frontages and plazas are encouraged in order to provide for a pedestrian-friendly atmosphere. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1777 § 1 (Exh. A), 2012; Ord. 1317 § 3, 1998).
19.44.020 Permitted uses.
Permitted uses in the RC district are:
A. Single-family dwelling;
B. Duplex dwelling;
C. Triplex dwelling;
D. Multifamily structure consisting of retirement home located within 500 feet of a transit line permitted through a planned residential development (PRD);
E. Mixed use structure only if permitted through a planned residential development (PRD), and where all residential units are located on the upper floors of a mixed use structure with nonresidential uses on the first floor, and meeting the design requirements of Chapter 19.60 FMC;
F. Adult or child day-care center;
G. General group home;
H. Manufactured home park through a planned residential development (PRD);
I. Agricultural use, including plant nursery, feed and seed store, livestock (see Chapter 19.68 FMC) and roadside stand for the sale of agricultural goods;
J. Professional office;
K. Veterinary clinic, with treatment and storage of animals within an enclosed building;
L. Retail sales store including, but not limited to, the sale or rental of the following items: antiques, appliances, art, automobiles, baked goods, bicycles, boats, books, carpets, clothing, convenience goods, fabrics, flowers, food, furniture, garden supply, gifts, glass (artistic or commercial use), hardware, hobby supplies, jewelry, lumber, motorcycles, newspapers, office equipment or supplies, paint, pets or pet supplies, pharmaceuticals, photography supplies, pottery, secondhand merchandise, shoes, sporting goods, stationery, textile, tile, toys, vehicle parts (new/remanufactured), videos and wallpaper;
M. Retail sales office and lot including, but not limited to, automobile, boat, manufactured home (sales only), recreational vehicle and truck sales;
N. Commercial service including, but not limited to, advertising, ambulance (private), auction (indoor), banking, beauty and hair care, cleaning, consulting, construction contracting, copying, decorating, dry cleaning, employment, funeral, glass (repair, replacement, studios), financial, gasoline (station), health (club), insurance, kennel (indoor), laundry, locksmithing, masonry, newspapers, paging, parcel delivery, pet grooming, plumbing, printing (small-scale), studio photography, real estate sales, repair of products listed in subsection (L) of this section, roofing, security, signs, tailoring, telecommunication sales, title, upholstery, vehicle detailing, vehicle painting and vehicle washing;
O. Indoor entertainment facility including, but not limited to, arcade, billiard room, bowling alley, movie or stage theater, miniature golf course, skating/skateboard facility, racquetball court and tennis court. Excludes shooting range;
P. Commercial instruction including, but not limited to, airline, art, barber, beauty, business, computer, dance, driving, gaming dealers, language, music, photography, self-defense and trade;
Q. Public and quasi-public use and facility including, but not limited to, community center, court, fire station, governmental office, museum, parking facility, park, police station, pool, post office, public works facility, senior center, school, substation, utility and well facility;
R. Vehicle repair, minor or major. A vehicle for repair shall not be located in the front yard for more than one week. On-site storage of vehicles not actively being repaired or used by the facility shall be prohibited;
S. Radio station;
T. Hotel;
U. Supermarket;
V. Shopping center;
W. Restaurant, excluding dancing, live stage or similar entertainment activities;
X. Espresso stand;
Y. Liquor store, located at least 500 feet from the closest property line of any public school or park;
Z. Bar, tavern and nightclub, located at least 500 feet from the closest property line of any public school, park, adult use business, residential use and residential zoning district;
AA. Religious institution;
BB. Civic, labor, social or fraternal organization;
CC. Technological use including, but not limited to, scientific research, testing and experimental development laboratory (excludes biotechnology);
DD. Attached wireless communication facility (WCF) on nonresidential attachment structure (see Chapter 19.72 FMC);
EE. An off-site parking lot located within 500 feet of the associated use lot; provided, that the off-street parking lot is legally encumbered to serve the associated use;
FF. Mini-storage;
GG. Electric vehicle infrastructure;
HH. Mobile food units subject to the requirements of FMC 19.68.075;
II. Marijuana retailing subject to the requirements of FMC 19.10.060(B) and 19.68.085(B);
JJ. Medical or dental clinic, located at least 300 feet from the closest property line of single-family or multi-family residential use at time of application. Residential uses that are part of a mixed use complex are exempt from the buffer requirement. (Ord. 2043 § 1 (Att. A), 2021; Ord. 2003 § 3, 2019; Ord. 1957 § 4, 2017; Ord. 1888 § 1, 2014; Ord. 1858 § 4, 2014; Ord. 1780 § 13, 2012; Ord. 1620-07 § 5, 2007; Ord. 1481-03 § 1, 2003; Ord. 1317 § 3, 1998).
19.44.030 Accessory uses.
Accessory uses in the RC district are:
A. Accessory dwelling unit (see Chapter 19.80 FMC);
B. Family day-care provider’s home facility (see Chapter 19.68 FMC);
C. Home occupation (see Chapter 19.68 FMC);
D. Microcell for residential use. Excluded from front yard;
E. Amateur and citizen band transmitter, support structure and antenna array (see FMC 19.68.020(B));
F. Residential accessory use or structure which is subordinate and incidental to a permitted residential dwelling unit. Residential accessory uses and structures include, but are not limited to, garage, carport, storage shed, noncommercial greenhouse, fences (six feet or less in height) and the accessory uses listed above. Accessory structures constructed after the effective date of the ordinance codified in this title shall be less than or equal to 65 percent of the gross floor area of the primary residence or 1,200 square feet, whichever is greater, and less than or equal to 20 feet in height;
G. Employee recreation facility and play area;
H. Shooting range;
I. Food and/or espresso cart as an accessory to a permitted use;
J. Temporary accessory structures and uses (see Chapter 19.68 FMC);
K. Co-location on WCF support structure;
L. Gambling premises, if included within the same building as a three-diamond or higher Automobile Association of America (AAA) rated hotel having at least 100 hotel rooms. In cases where the hotel is comprised of multiple buildings, the gambling premises shall be located within the building with the greatest number of hotel rooms. Only one gambling premises per hotel shall be allowed;
M. Hobby farm as an accessory to an existing residence (see Chapter 19.68 FMC);
N. Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director. (Ord. 1897 § 8, 2015; Ord. 1882 § 2, 2014; Ord. 1317 § 3, 1998).
19.44.040 Conditional uses.
Uses permitted subject to the granting of a conditional use permit by the hearing examiner are:
A. Residential accessory structure which exceeds the gross floor area and/or height limit listed in FMC 19.44.030(F);
B. Home occupation exceeding the gross floor area requirements listed in Chapter 19.68 FMC;
C. Veterinary hospital;
D. Outdoor entertainment and recreation including, but not limited to, amusement park, fairground, horse riding arena, miniature golf course, racquetball court, skating/skateboard facility, sports stadium and tennis court. Excludes shooting range;
E. Recreational vehicle park;
F. Machine shop;
G. Adult use business (see Chapter 19.76 FMC);
H. Monopole or lattice WCF with a height less than or equal to 100 feet (see Chapter 19.72 FMC);
I. Lumber yard;
J. Go-kart facility (indoor);
K. Wholesale sales facility;
L. Bar, tavern and nightclub, located at least 500 feet away from the closest property line of any public or private children’s school, public park, or adult use business, and located within 500 feet of a residential use or residential zoning district;
M. Commercial parking garage, excluding long-term parking or storage of vehicles;
N. Essential public facility (see Chapter 19.68 FMC);
O. A use not listed above which is not listed in another district as a permitted use or conditional use, is similar in nature to the above list of permitted and conditional uses, is consistent with the purpose and intent of this zoning district, and is compatible with the uses on adjoining properties. (Ord. 1888 § 2, 2014; Ord. 1882 § 3, 2014; Ord. 1620-07 § 5, 2007; Ord. 1593-06 § 62, 2006; Ord. 1317 § 3, 1998).
19.44.045 Prohibited uses.
Repealed by Ord. 1957. (Ord. 1872 § 10, 2014).
19.44.050 Development standards.
A. Minimum Lot Area and Site Requirements for Regional Commercial (RC).
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Minimum lot area requirement: |
27,000 square feet for first principal structure. An additional 4,000 square feet for each additional structure. |
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Minimum lot area requirement: |
27,000 square feet for first single-family dwelling unit. An additional 2,800 square feet for each additional single-family dwelling unit. |
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Minimum lot area requirement: |
27,000 square feet for the first dwelling unit; an additional 2,800 square feet for the second dwelling unit; an additional 2,600 square feet for each additional dwelling unit. |
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Minimum lot area requirement: |
27,000 square feet for the first mixed use structure; an additional 2,700 square feet for the second dwelling unit; an additional 2,400 square feet for each additional dwelling unit. |
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Detached accessory dwelling unit (ADU): Additional lot area requirement |
750 square feet. One ADU per lot. |
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Minimum dwelling structure separation |
10 feet. |
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Minimum lot dimension circle |
130 feet. 25 feet per dwelling unit. |
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Minimum frontage width |
70 feet. 20 feet with alley or easement serving 2 lots or less, as sole access (subject to increase based on safety concerns). |
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Minimum front yard setback (see Chapter 19.64 FMC for buffering requirements) |
20 feet. See FMC 19.68.020(B) for possible front yard setback reduction. 20 feet of driveway* between the garage or carport and the front property line. Does not apply to side entry garage, or alley if sole vehicular access. |
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Minimum interior yard setback (see Chapter 19.64 FMC for buffering requirements) |
Commercial/mixed use: 5 feet. Residential: 10 feet. One side of the interior may be 5 feet (see FMC 19.68.020). An accessory dwelling unit shall maintain a 10-foot setback. Accessory structure: Commercial, 5 feet. Residential (excluding accessory dwelling units), 10 feet, or if accessory structure ≤15 feet in height and ≤33% of dwelling unit coverage, 5 feet. |
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Interior yard with alley as sole access (residential) |
5 feet abutting alley easement or right-of-way (see FMC 19.68.020(B)). |
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Maximum height |
40 feet or 3 stories, whichever is less (see FMC 19.68.020(C) for exceptions). |
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Maximum lot coverage for structures |
55%. 60% if at least one-half of lot coverage is for mixed use structures. |
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Green area factor (see FMC 19.64.025) |
30%. |
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*To prevent street and sidewalk blockage. |
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Calculations resulting in a fraction shall be rounded to the nearest whole number with .50 being rounded up. |
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B. Zoning District Development Standards. In order to develop neighborhood-like, plaza-based intersections, new retail, commercial or professional uses listed above which front on two or more streets with a minor arterial or greater classification, shall either construct a principal building located entirely within 100 feet of the intersection in compliance with FMC 19.68.020 or provide a 20-foot by 20-foot landscaped area adjacent to such intersection. The 100-foot distance shall be measured from the intersection of a corner lot’s property lines or, if the intersecting property lines form a curve, at the midpoint of such curve.
C. Additional Zoning District Development Standards. See FMC 19.68.020.
D. Parking and Circulation Regulations. See Chapter 19.56 FMC.
E. Landscaping and Buffering Regulations. See Chapter 19.64 FMC.
F. Administrative Design Review. See Chapter 19.60 FMC.
G. Planned Residential Development (PRD). See Chapter 19.52 FMC.
H. Development Agreement. See Chapter 19.68 FMC.
I. Sewer Hookup Requirement. See FMC 19.68.130.
J. Accessory Dwelling Units (ADU). See Chapter 19.80 FMC.
K. Nonconforming Lots, Structures and Uses. See Chapter 19.84 FMC.
L. Fife Municipal Code (FMC). All applicable development procedures and standards identified in the FMC shall apply.
M. Low Impact Development. See FMC Title 21. (Ord. 2043 § 1 (Att. B), 2021; Ord. 1685 § 1 (Exh. A), 2009; Ord. 1317 § 3, 1998).
19.44.055 Micro-unit conversions.1
Within the regional commercial zone, existing hotels and motels may convert to micro-units, which is a form of multifamily development. The conversion may be allowed in excess of density or parking requirements, as well as exempt from the retirement home, transit line, and PRD requirements for multifamily structures (FMC 19.44.020(D)), provided the following is met:
A. The number of units shall not be increased.
B. The conversion shall meet all applicable building codes. (Ord. 2076 § 1, 2022).
19.44.060 Performance standards.
See FMC 19.68.030 for performance standards. (Ord. 1317 § 3, 1998).
Code reviser’s note: Ord. 2076 added these provisions as FMC 19.44.050(B). This section has been renumbered to maintain consistency with code section numbering.