Chapter 19.60
DISTRICT PURPOSE AND SUPPLEMENTAL USE REGULATIONS – COMMERCIAL, OFFICE AND MIXED USE ZONES
Sections:
19.60.010 General requirements.
19.60.020 GO, Garden Office district.
19.60.030 O, Office district.
19.60.040 NC, Neighborhood Commercial district.
19.60.050 C, Community Commercial district.
19.60.060 RC, Regional Commercial district.
19.60.070 MUC, Mixed Use Center district.
19.60.080 CMU, Corridor Mixed Use district.
19.60.090 CC, City Center district.
19.60.100 P/OS, Parks/Open Space.
19.60.010 General requirements.
A. Nonresidential development shall meet the minimum setback and the maximum height requirements shown in Table 19.60-1.
B. Parking areas shall be paved and landscaped in accordance with Chapter 22.50 SVMC.
C. New development exceeding three stories in height shall be provided with paved service lanes not less than 16 feet in width.
D. All new development shall provide for shared access with adjacent properties.
E. All outdoor trash, garbage and refuse storage areas shall be screened on all sides visible to public views or rights-of-way with a minimum five-and-one-half-foot-high concrete block or masonry wall or sight-obscuring fence with a sight-obscuring gate and two feet of Type II landscaping in accordance with Figure 22.70-8 SVMC.
F. The following structures may be erected above the height limits of this code in the Office, Commercial, and Mixed Use zones, provided: (1) the structure is accessory to or part of a building which is a permitted use in the zone; (2) the structure complies with the height limits in the Airport Overlay zone; and (3) no residential use of the structure shall occur above the height limits prescribed in the zone:
1. Penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment to operate and maintain a building.
2. Fire or parapet walls, skylights, flagpoles, chimneys, church steeples, belfries, wireless masts, and similar structures.
3. Structures such as silos, feed mills, batch plants, and fixed cranes which are used in a manufacturing process which utilizes vertical processing and storage of materials.
4. Water stand pipes and tanks.
G. The following features attached to structures are allowed as exceptions to the setback standards:
1. Minor Projections Allowed. Minor features of a structure, such as eaves, chimneys, fire escapes, bay windows no more than 12 feet long and which cantilever beyond the foundation of the structure, uncovered stairways, wheelchair ramps and uncovered decks or balconies, may extend into a required structure setback up to 20 percent of the depth of the setback. However, they may not be within three feet of a lot line when a setback is required.
2. Full Projections Allowed. In addition to subsection (G)(1) of this section, the following features are allowed to project farther into the required structure setback:
a. Canopies, marquees, awnings and similar features may fully extend into a street setback and may extend into the public right-of-way subject to the requirements of the building code and adopted street standards.
b. Uncovered stairways and wheelchair ramps that lead to one entrance on the street-facing facade of a building may fully extend into a street setback.
c. Uncovered decks and stairways that are no more than 42 inches above the ground may fully extend into a required structure setback.
d. On lots that slope down from the street, vehicular and pedestrian entry bridges that are no more than 42 inches above the average sidewalk elevation may fully extend into a required structure setback.
e. Balconies may extend into public rights-of-way as allowed in the building code and adopted street standards.
f. Attached mechanical equipment such as heat pumps, air conditioners, emergency generators and water pumps are allowed to project into the side or rear yard setback only.
H. Mobile food vendors with permission of the property owner, health certificate and permit.
I. Community facilities and public utility distribution facility(ies), except power poles and underground transformers, shall comply with the following conditions:
1. The requirements for landscaping, signage, lighting and other requirements shall apply.
2. Type I landscape screening is required along property line(s) adjacent to a residential use or zone.
J. Public utility transmission facility shall comply with the following conditions:
1. The utility company shall secure the necessary property or right-of-way to assure for the property construction, continued maintenance, and general safety to the property adjoining the public utility transmission facility;
2. All support structures for electric transmission lines shall have their means of access located a minimum of 10 feet above ground;
3. The facilities shall be compatible with the surrounding uses either by distance, landscaping, buffering, or design, as determined by the director; and
4. The height of any structure above ground does not exceed 125 feet.
|
|
Office |
Commercial |
Mixed Use |
Industrial |
||||||
|---|---|---|---|---|---|---|---|---|---|---|
|
|
GO |
O |
NC |
C |
RC |
CC* |
CMU* |
MUC* |
I-1 |
I-2 |
|
Minimum Front Yard Setback |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
|
Minimum Flanking Street Setback |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
|
Minimum Side and Rear Yard Adjacent to a Residential Use or Zone |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
20 |
35 |
35 |
|
Maximum Building Height (in feet) |
45 |
100 |
35 |
35 |
100 |
Unlimited |
50 |
60 |
40 |
65 |
|
* Except as otherwise required |
||||||||||
(Ord. 09-017 § 1, 2009; Ord. 08-026 § 6, 2008; Ord. 08-017 § 1, 2008; Ord. 08-006 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.020 GO, Garden Office district.
A. The Garden Office designation is intended primarily for low-rise office development with limited retail or commercial uses. Retail and commercial uses are limited to those that are clearly subordinate to the primary office use or the retail function primarily serves the office uses in close proximity to the retail or commercial use. Garden Office uses provide a buffer between residential uses and commercial uses. Primary uses including medical and dental facilities, education services, insurance, real estate, financial institutions, design firms, and legal services are representative of this Comprehensive Plan category.
B. Supplemental Permitted Use Regulations.
1. Convenience Store.
a. Exterior loudspeakers, public address systems or similar audio equipment shall not be permitted; and
b. The proposed location shall be directly adjacent to at least a principal or minor arterial street or collector street.
2. Dwelling units shall be allowed only in a building or structure with nonresidential on the entire ground floor. Parking for residents must be reserved and clearly marked, except housing provided as part of an institutional “continuum of care” concept to encourage independent living.
3. Traffic from the proposed use on a side street shall be directed to the nearest arterial or collector street and shall not be routed through an adjoining neighborhood. (Ord. 09-017 § 1, 2009; Ord. 07-015 § 4, 2007).
19.60.030 O, Office district.
The Office designation is intended primarily for medium- to high-rise office development with limited retail or commercial uses. Retail and commercial uses are limited to those that are clearly subordinate to the primary office use or the retail function primarily serves the office uses in close proximity to the retail or commercial use. Primary uses including medical and dental facilities, education services, insurance, real estate, financial institutions, design firms, and legal services are representative of this Comprehensive Plan category. (Ord. 07-015 § 4, 2007).
19.60.040 NC, Neighborhood Commercial district.
A. The Neighborhood Commercial designation is intended to provide a limited number of commercial goods and services to surrounding residential neighborhoods.
B. Supplemental Permitted Use Regulations.
1. Animal clinic/veterinary limited to small animals.
2. Carwash limited to a single bay.
3. Grocery or specialty food store limited to no more than 25,000 square feet of net retail space.
4. Below ground storage of fuel incidental to retail sales only.
5. All storage in the NC district shall be within an enclosed building; provided, that retail products which are for sale or rental may be displayed outdoors during business hours only, so long as the storage does not occur within any required front or flanking street yard or in any public street or right-of-way.
6. Indoor kennels, doggie day care facilities and kennels associated with veterinarian clinics; provided, that:
a. There are no outside runs or areas;
b. The structure(s) housing animals is adequately soundproof to meet the requirements of Chapter 173-060 WAC;
c. One parking stall provided for every 10 animal confinement areas; and
d. Compliance with noise standards for a commercial noise source as identified by WAC 173-60-040 has been demonstrated by the applicant. (Ord. 09-017 § 1, 2009; Ord. 08-002 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.050 C, Community Commercial district.
A. The Community Commercial classification designates areas for retail, service and office establishments intended to serve several neighborhoods. Community Commercial areas should not be larger than 15 to 17 acres in size and should be located as business clusters rather than arterial strip commercial development. Community Commercial centers may be designated through the adoption of the Comprehensive Plan, Comprehensive Plan amendments or through subarea planning. Residences in conjunction with business and/or multifamily developments may be allowed with performance standards that ensure compatibility.
B. Supplemental Permitted Use Regulations.
1. Indoor kennels, doggie day care facilities and kennels associated with veterinarian clinics; provided, that:
a. There are no outside runs or areas;
b. The structure(s) housing animals is adequately soundproof to meet the requirements of Chapter 173-60 WAC;
c. One parking stall provided for every 10 animal confinement areas; and
d. Compliance with noise standards for a commercial noise source as identified by WAC 173-60-040 has been demonstrated by the applicant.
2. Wind turbine support tower provided the provisions of SVMC 19.40.110 are met.
3. All storage in the C district shall be within an enclosed building; provided, that retail products which are for sale or rental may be displayed outdoors during business hours only, so long as the storage does not occur within any required front or flanking street yard or in any public street or right-of-way. Vehicles, machinery or other items normally displayed for sales purposes on an open lot may be so displayed. No inoperable or not currently licensed vehicles or remnants thereof shall be stored or displayed out of doors.
4. Recycling facility; provided, that:
a. All recyclable materials and equipment must be contained indoors;
b. All activities must meet the noise requirements of SVMC 7.05.040(L);
c. When adjacent to an existing residential use or residential zone, screening in SVMC 22.70.030(B) shall be required;
d. The site must have frontage on an existing arterial or state highway and access will be limited to such frontage; and
e. No dangerous or hazardous materials as defined in Appendix A shall be recycled or processed on site. (Ord. 11-021 § 1, 2011; Ord. 08-002 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.060 RC, Regional Commercial district.
A. The Regional Commercial designation allows a large range of commercial and business uses. Community design guidelines address design quality, mixed use, and the integration of auto, pedestrian, and transit circulation.
B. Supplemental Permitted Use Regulations.
1. Caretaker dwelling unit limited to custodial, maintenance, management or security of a commercial property.
2. All storage in the RC district shall be within an enclosed building or within an area screened by a Type I screen consistent with the provisions of SVMC 22.70.030; provided, that retail products which are for sale or rental may be displayed outdoors during business hours only, so long as the storage does not occur within any required front or flanking street yard or in any public street or right-of-way. Automobiles, recreational vehicles, machines and other items normally displayed for sales purposes on an open lot may be so displayed.
3. Indoor kennels, doggie day care facilities and kennels associated with veterinarian clinics; provided, that:
a. There are no outside runs or areas;
b. The structure(s) housing animals is adequately soundproof to meet the requirements of Chapter 173-060 WAC;
c. One parking stall provided for every 10 animal confinement areas; and
d. Compliance with noise standards for a commercial noise source as identified by WAC 173-60-040 has been demonstrated by the applicant.
4. Recycling facility; provided, that:
a. All recyclable materials and equipment must be contained indoors;
b. All activities must meet the noise requirements of SVMC 7.05.040(L);
c. When adjacent to an existing residential use or residential zone, screening in SVMC 22.70.030(B) shall be required;
d. The site must have frontage on an existing arterial or state highway and access will be limited to such frontage; and
e. No dangerous or hazardous materials as defined in Appendix A shall be recycled or processed on site. (Ord. 11-021 § 1, 2011; Ord. 08-002 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.070 MUC, Mixed Use Center district.
A. The Mixed Use Center designation allows two or more uses on a site that can either be vertically or horizontally mixed and includes employment, lodging, and retail along with higher density residential uses.
B. Supplemental Permitted Use Regulations.
1. The outdoor storage provisions contained in SVMC 19.60.050(B)(3) shall apply to the MUC district.
2. Front and flanking street yard setbacks shall be 20 feet, except as otherwise provided.
3. Projects with residential components shall provide 210 square feet of open space per dwelling unit conforming to the requirements of SVMC 19.40.020(E) and eligible for reduction for improvements on the same basis; provided, that:
a. The requirement does not apply to the development of less than 10 new dwelling units; and
b. Additional open space is not required for residential development located within 1,300 feet of a public park.
A fee in lieu of land dedication may be assessed for the development of public parks and open spaces to meet the needs of the residents of this district. This assessment will be determined by the council and reviewed on an annual basis.
4. Indoor kennels, doggie day care facilities and kennels associated with veterinarian clinics; provided, that:
a. There are no outside runs or areas;
b. The structure(s) housing animals is adequately soundproof to meet the requirements of Chapter 173-060 WAC;
c. One parking stall provided for every 10 animal confinement areas; and
d. Compliance with noise standards for a commercial noise source as identified by WAC 173-60-040 has been demonstrated by the applicant. (Ord. 08-002 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.080 CMU, Corridor Mixed Use district.
A. The Corridor Mixed Use designation is intended to enhance travel options, encourage development of locally serving commercial/retail uses, higher density residential, lodging and offices along major transportation corridors.
B. Supplemental Permitted Use Regulations.
1. The outdoor storage provisions contained in SVMC 19.60.050(B)(3) shall apply to the CMU district.
2. Front and flanking street yard setbacks shall be 20 feet, except as otherwise provided.
3. Projects with residential components shall provide 210 square feet of open space per dwelling unit conforming to the requirements of SVMC 19.40.020(E) and eligible for reduction for improvements on the same basis; provided, that:
a. The requirement does not apply to the development of less than 10 new dwelling units; and
b. Additional open space is not required for residential development located within 1,300 feet of a public park.
A fee in lieu of land dedication may be assessed for the development of public parks and open spaces to meet the needs of the residents of this district. This assessment will be determined by the council and reviewed on an annual basis.
4. Indoor kennels, doggie day care facilities and kennels associated with veterinarian clinics; provided, that:
a. There are no outside runs or areas;
b. The structure(s) housing animals is adequately soundproof to meet the requirements of Chapter 173-060 WAC;
c. One parking stall provided for every 10 animal confinement areas; and
d. Compliance with noise standards for a commercial noise source as identified by WAC 173-60-040 has been demonstrated by the applicant.
5. Recycling facility; provided, that:
a. All recyclable materials and equipment must be contained indoors;
b. All activities must meet the noise requirements of SVMC 7.05.040(L);
c. When adjacent to an existing residential use or residential zone, screening in SVMC 22.70.030(B) shall be required;
d. The site must have frontage on an existing arterial or state highway and access will be limited to such frontage; and
e. No dangerous or hazardous materials as defined in Appendix A shall be recycled or processed on site. (Ord. 11-021 § 1, 2011; Ord. 08-002 § 1, 2008; Ord. 07-015 § 4, 2007).
19.60.090 CC, City Center district.
Reserved. (Ord. 07-015 § 4, 2007).
19.60.100 P/OS, Parks/Open Space.
The Parks/Open Space designation is intended to protect parks, open space and other natural physical assets of the community. (Ord. 09-017 § 1, 2009; Ord. 07-015 § 4, 2007).