Chapter 20.30
C COMMERCIAL ZONES

Sections:

20.30.001    C zones.

20.30.002    Repealed.

20.30.003    Downtown Design Guidelines adopted.

20.30.005    Description and purpose.

20.30.010    Permitted uses and conditionally permitted uses – C commercial zones.

20.30.015    Use interpretations.

20.30.016    Day care centers in C zone districts.

20.30.018    Wireless communication facilities in C zones.

20.30.019    Electric vehicle infrastructure.

20.30.020    Auxiliary dwelling units in C zones.

20.30.022    Accessory dwelling units in C zones.

20.30.025    Other residential uses in the CBD and CBD-Core zones.

20.30.026    Other residential uses in the CB zone.

20.30.027    Other residential uses in CL and CG zones.

20.30.028    General commercial uses in the CL zone.

20.30.0285    Road service uses in the CB zone.

20.30.029    Other commercial uses in CBD and CBD-Core zones.

20.30.030    Property development standards – C zones.

20.30.0305    Property development standard variances – CBD-Core zone.

20.30.031    Maximum front yard setback in the CBD and CBD-Core zones.

20.30.032    Maximum building height in C zones.

20.30.033    Structural lot coverage – CBD zone bonus provisions.

20.30.035    Required parking – C zones.

20.30.036    Parking lots in the CBD zone.

20.30.037    Parking lots in CL and CB zones.

20.30.038    Parking lots in the CG zone.

20.30.040    Signs.

20.30.042    Repealed.

20.30.045    Performance standards – C zones.

20.30.001 C zones.

The following C zones are established. Properties so designated shall be subject to the provisions contained in this chapter:

CBD-Core    Central business district core zone

CBD    Central business district zone

CL    Limited commercial zone

CB    Community business zone

CG    General commercial zone

(Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.002 City Hall Block designated.

Repealed by Ord. 2960. (Ord. 2851 § 5, 2006).

20.30.003 Downtown Design Guidelines adopted.

(1) The city council hereby adopts Downtown Design Guidelines in the form as prepared by Cascade Design Collaborative, Inc., and dated April 24, 2006, that shall be applicable to the CBD-Core and CBD zones. It is the city council’s intent that any structure built or remodeled within these zones shall be subject to the Downtown Design Guidelines. The standards and regulations set forth in the Puyallup Municipal Code applicable to these zones shall be applied consistent with the city council’s intent and purpose for these zones and in accordance with the Downtown Design Guidelines and other applicable provisions of the Puyallup Municipal Code. Until such time as the design review board is fully constituted and operational, the city council shall serve as the design review board.

(2) The Downtown Design Guidelines may be amended by resolution adopted by the city council.

(3) Copies of the Design Guidelines shall be maintained on file in the office of the city clerk and at the development services office, and shall be available for public inspection during regular business hours. (Ord. 2851 § 5, 2006).

20.30.005 Description and purpose.

The C commercial zones are intended to provide appropriately located areas for office uses, retail stores, service establishments, and wholesale businesses offering commodities and services required by residents of the city and its surrounding market area. In addition to this intent, each C zone has its own specific and unique intent as follows:

(1) CBD-Core Central Business District Core Zone Intent and Purpose. The intent and purpose of the CBD-Core zone is to focus civic, commercial, entertainment, cultural and urban residential uses into an intense, compact, walkable area served by public transit. The zone and any development standards or guidelines applicable to such zone should be liberally construed to enhance opportunities for significant and concentrated growth of office space, commercial space, and residential projects in the city core in order to achieve increased economic and urban activity levels within the zone, where public transit and civic amenities are more available and concentrated. This zone is specifically intended to permit higher density, larger, and taller buildings in order to develop the city’s core as a regional center with opportunities for high density residential uses, unique vistas of public spaces, nearby amenities such as recreational and shopping opportunities, or access to commuter rail and other transit.

The zone should accommodate development projects with an intentional reduction in parking requirements and an increase in building scale to accommodate high density pedestrian-oriented development in this most accessible of zoning districts. The zone is also intended to provide large-scale planned development by public entities or through public-private partnerships which provide a clear community benefit. The zone is envisioned for innovative development meeting unique community needs.

(2) CBD Central Business District Zone. The CBD zone is intended to provide for commercial services in a fashion that preserves and enhances the pedestrian scale and historic character of development in Puyallup’s downtown area and commuter rail station center areas. Both the CBD and the CBD-Core zones are also intended for residential development, with either mixed or single use development anticipated in the CBD zone, and mixed use residential in the CBD-Core zone. While the two zones are similar in intent, the CBD-Core zone is intended to develop at a more intense level of development than the surrounding CBD zone. Small, independent shops and offices are typical to this district.

(3) CL Limited Commercial Zone. The CL zone is intended to provide for professional office uses, lower intensity retail commercial, accessory uses and incidental multiple-family residential uses in areas not suitable for general commercial development or adjacent to residential development. The CL zone is also intended to provide for the establishment of well-designed and landscaped mixed use settings.

(4) CB Community Business Zone. The CB zone is intended to provide for a full range of business, professional and personal service uses and consumer retail activity in well-designed, integrated developments. Multiple-family and senior housing may also be included as integral elements of mixed use developments. The size of CB zones may vary from smaller districts primarily intended to serve the Puyallup market to larger districts serving significant portions of Pierce County. The intent of this zone is to accommodate indoor retail and service activities in shopping centers, commercial malls and office complex environments. Outdoor displays and sales are to be allowed only as incidental or accessory activities to a primary use; land-intensive uses such as automobile sales are prohibited.

(5) CG General Commercial Zone. The CG zone is intended to provide for retailing and other commercial services that serve the large market area surrounding the Puyallup community. Such commercial developments usually rely upon the automobile as their principal source of access. In contrast to the CB zone, some uses in the CG zone may require large tracts of land and involve outdoor display of products for sale (such as automobile sales). The CG zone is also intended to allow some uses which are quasi-light industrial in character. (Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.010 Permitted uses and conditionally permitted uses – C commercial zones.

The following table (Table 20.30.010) details permitted and conditionally permitted uses in the C commercial zones. Where a “P” is indicated, the respective use in the same row is permitted in the zone classification in the same column. Where a “CUP” is indicated, the respective use in the same row is conditionally permitted in the zone classification in the same column. A conditional use permit pursuant to Chapter 20.80 PMC shall be required and in full force and effect in order to establish said conditional uses. An “ACUP” indicates that an administrative conditional use permit issued under Chapter 20.81 PMC may conditionally permit the use. Accessory buildings and uses customarily incidental to a permitted or conditionally permitted use shall also be allowed.

Table 20.30.010

Permitted and Conditionally Permitted Uses – C Zones 

CBD

CBD-Core

CL

CB

CG

(1)

Professional offices and services

P

P

P

P

P

(2)

General commercial uses

P*

*Refer to 20.30.029

P*

*Refer to 20.30.029

Refer to 20.30.028

P

P

(3)

Commercial recreation uses, minor

P

P

P

P

P

Commercial recreation uses, major

–

–

–

–

P

(4)

Road service uses

–

–

–

Refer to 20.30.0285

P

(5)

Public service uses

P

P

CUP

CUP

P

(6)

Community facility uses

CUP

CUP

–

CUP

CUP

(7)

Manufacturing park uses

–

–

–

–

CUP

(8)

Limited manufacturing uses

–

–

–

–

CUP

(9)

Multiple-family uses

Refer to 20.30.024

Refer to 20.30.025

P*

*Refer to 20.30.027

P*

*Refer to 20.30.026

P*

*Refer to 20.30.027

(10)

Churches/religious institutions

P

P

P

P

P

(11)

Hazardous waste treatment and storage facility, on-site

–

–

–

–

P

(12)

Day care facilities:

(a) Family day care providers

P

P

P

P

P

(b) Day care centers as principal use

P

P

P

P

P

(13)

Veterinary clinic

P

P

CUP

P

P

(14)

Dog kennel, principal use

–

–

–

–

P

Dog kennel, accessory use

P

P

CUP

CUP

P

(15)

Outdoor storage:

(a) Merchandise display

principal use

–

–

–

–

–

accessory use

P

P

–

CUP

P

(b) Equipment and material storage

principal use

–

–

–

–

–

accessory use

–

–

–

–

P

(c) Junk and scrap storage

principal use

–

–

–

–

–

accessory use

–

–

–

–

CUP

(16)

Boardinghomes

up to 6 persons

P

P

P

P

P

7 or 8 persons

ACUP

ACUP

ACUP

ACUP

ACUP

More than 8 persons

CUP

CUP

CUP

CUP

CUP

(17)

Residential care facility

up to 4 persons

P

P

P

P

P

5 or 6 persons

ACUP

ACUP

ACUP

ACUP

ACUP

More than 6 persons

CUP

P

CUP

CUP

CUP

(18)

Community recreational facility/ health club

P

P

–

P

P

(19)

Electric vehicle infrastructure

P*

*Refer to 20.30.019

P*

*Refer to 20.30.019

P

P

P

(Ord. 2980 § 12, 2011; Ord. 2866 § 3, 2006; Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2518 § 1, 1997; Ord. 2487 § 1(Att. A § 4.a), 1996; Ord. 2454 § 1, 1995; Ord. 2410 § 1, 1994; Ord. 2393 § 1, 1994; Ord. 2346 § 1(7), 1993; Ord. 2316 § 1, 1992; Ord. 2165 § 2, 1988; Ord. 2147 Exh. A, 1987).

20.30.015 Use interpretations.

Whenever a use is proposed to be established for property in the C zones, the planning director shall determine the appropriate classification of the use under the classifications set forth in Table 20.30.010 of this chapter. All such determinations shall be based upon a finding that the use is consistent with the description and purpose for the respective C zones set forth under PMC 20.30.005 and that such uses are similar to and compatible with the types of use examples provided in the definition of the relevant use classification set forth in Chapter 20.15 PMC. All determinations pursuant to this section may be appealed as an interpretation review to the hearing examiner pursuant to Chapter 20.87 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2316 § 1, 1992; Ord. 2147 Exh. A, 1987).

20.30.016 Day care centers in C zone districts.

Day care centers, when established as an ancillary use to a site’s principal employment establishment, shall be permitted by right, subject to the following findings by the planning director:

(1) The day care center shall be subject to all applicable state and local licensing requirements, as well as applicable city codes and standards.

(2) The day care center shall be located on the site of the principal employment establishment.

(3) The day care center shall exist entirely to serve the children of employees and other persons affiliated with the principal employment establishment.

(4) The day care center shall be located so that access streets, parking and/or loading areas are sufficient to safely accommodate the number of vehicle trips associated with the day care use.

(5) A minimum 10-foot-wide landscape buffer strip shall be provided on the subject site wherever the day care center use abuts any RS- or RM-zoned property.

Vacation of the site by the principal employment establishment shall be grounds for termination of the on-site day care center, unless the day care center receives applicable permits as required by this title. (Ord. 2563 § 1, 1998; Ord. 2316 § 1, 1992).

20.30.018 Wireless communication facilities in C zones.

Wireless communication facilities are permitted as a primary, accessory or conditional use, subject to the provisions of Chapter 20.59 PMC. Nothing in this chapter or Chapter 20.59 PMC is intended to affect the installation, maintenance or use of a parabolic antenna that is two meters or less in diameter and is located or proposed to be located in a zone titled C commercial zone or other zone where commercial or industrial uses are generally permitted by nonfederal land use regulation. (Ord. 2507 § 7, 1997).

20.30.019 Electric vehicle infrastructure.

Electric vehicle infrastructure is permitted as a primary, accessory or conditional use subject to the provisions of Chapter 20.56 PMC. In CBD-Core and CBD zones, only Level 1 and Level 2 charging stations are permitted as a primary use; rapid charging stations are permitted only as an accessory use to a permitted use and shall meet the definition of “electric vehicle charging station – restricted.” (Ord. 2980 § 13, 2011).

20.30.020 Auxiliary dwelling units in C zones.

A dwelling unit established as an integral part of a commercial building for the exclusive use by the owner, operator or caretaker of the business shall be permitted in all C zones. A detached auxiliary dwelling unit may be allowed by conditional use permit in the CL, CB and CG zones, pursuant to Chapter 20.80 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.022 Accessory dwelling units in C zones.

A dwelling unit established as an integral part of a commercial building for the exclusive use by the owner, operator or caretaker of the business shall be permitted in all C zones. A detached accessory dwelling unit may be allowed by conditional use permit in the CL, CB and CG zones, pursuant to Chapter 20.80 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.025 Other residential uses in the CBD and CBD-Core zones.

In the CBD zone, residential uses are permitted with no density limit imposed; provided, that along any public street within such zone, a minimum of 25 percent of any sidewalk level frontage shall consist of, or be adaptable to, commercial space; and further provided, that such structures conform to the building design standards in the downtown design guidelines and to all other applicable standards.

In the CBD-Core zone, residential uses are permitted with no density limit imposed; provided, that along any public street within such zone, a minimum of 50 percent of any sidewalk level frontage shall consist of, or be adaptable to, commercial space; and further provided, that such structures conform to the building design standards in the downtown design guidelines and to all other applicable standards. (Ord. 2954 § 14, 2010; Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.026 Other residential uses in the CB zone.

(1) Existing nonconforming single-family, duplex and triplex residences within the CB zone are subject to the development standards of the RS-06 zone.

(2) Multifamily residential uses are permitted by right in the CB zone, subject to the following:

(a) Multifamily residential uses shall only be permitted as an accessory use to a commercial use and shall be located on the same site as the principal use;

(b) The gross floor area of multifamily residential and senior housing uses shall not exceed 50 percent of the gross floor area of the commercial uses on the site;

(c) The combined parking requirements for each use computed separately may be reduced by 10 percent; and

(d) Multifamily residential uses shall be subject to the property development standards of Table 20.30.030 and of PMC 20.30.045 and the density standards of the RM-20 zone.

(3) Retirement apartments and senior housing complexes are permitted by right as either a principal or accessory use in the CB zone and are subject to the following:

(a) If a retirement apartment or senior housing complex is developed as an accessory use to a commercial use, parking for the two uses computed separately may be reduced by 10 percent.

(b) Retirement apartments and senior housing complexes shall be subject to the property development standards of Table 20.30.030 and of PMC 20.30.045 and the density standards of the RM-20 zone. (Ord. 2563 § 1, 1998).

20.30.027 Other residential uses in CL and CG zones.

(1) Existing nonconforming single-family residences within the CL and CG zone are subject to those development standards in the RS-06 zone.

(2) Multiple-family residential uses permitted by right in a CL or CG zone shall be subject to the following requirements:

(a) Multiple-family uses shall only be permitted in mixed use developments as an accessory use to a principal use and shall be located in the same structure as the principal use;

(b) Multiple-family use shall not occupy more than 50 percent of the gross floor area of the structure, and shall not occupy more than 25 percent of the first story building wall facing a public street; and

(c) All multiple-family uses shall be subject to the property development standards set forth in Table 20.30.030 and performance standards set forth in PMC 20.30.045. (Ord. 2563 § 1, 1998; Ord. 2487 § 1(Att. A § 4.b), 1996; Ord. 2454 § 1, 1995; Ord. 2393 § 1, 1994; Ord. 2346 § 1(8), 1993; Ord. 2147 Exh. A, 1987).

20.30.028 General commercial uses in the CL zone.

General commercial uses in a CL zone shall be of limited intensity, which serve surrounding businesses and uses, and, established as a component of a mixed use development, shall comply with the following performance standards:

(1) General commercial uses shall occupy no more than 50 percent of the cumulative floor area of the mixed use development;

(2) Shall be located adjacent to and obtain principal access from arterial or collector streets;

(3) The hours of operation shall be limited to between the hours of 6:00 a.m. and 10:00 p.m.;

(4) Outdoor storage is prohibited;

(5) Shall comply with the performance standards for properties in the C zones set forth in PMC 20.30.045 and all other applicable city codes, regulations and requirements; and

(6) For purposes of this section, general commercial uses of limited intensity shall include the following uses or uses which are similar in nature:

(a) Beauty salons and barbershops;

(b) Prescription pharmacies;

(c) Gift shops and newsstands;

(d) Art galleries;

(e) Restaurants for on-premises consumption only, with no drive-thru facilities; and

(f) Technical and trade schools not involving mechanical operations or repair. (Ord. 2563 § 1, 1998; Ord. 2468 § 1, 1996; Ord. 2454 § 1, 1995).

20.30.0285 Road service uses in the CB zone.

The CB zone is primarily intended to accommodate indoor retail and service activities, but also may serve a variety of frequent consumer needs. The following road service uses only are allowed in the CB zone:

(1) Gasoline service stations;

(2) Motor vehicle service and repair;

(3) Hotels/motels;

(4) Fast food restaurants;

(5) Convenience markets;

(6) Taverns. (Ord. 2563 § 1, 1998).

20.30.029 Other commercial uses in CBD and CBD-Core zones.

(1) Prohibited Uses.

(a) Appropriate commercial uses in the CBD and CBD-Core zones are those that promote a pedestrian shopping environment that minimizes the dependency on the automobile and encourages the use of mass transit by clustering a mix of uses that are accessible on foot. Therefore, the following uses are prohibited in the CBD and CBD-Core zones and are identified using the North American Industry Classification System (NAICS) manual, 2002 Edition, published by the United States Office of Management and Budget, which is hereby adopted by reference. A copy of the NAICS manual shall be maintained on file in the office of the city clerk, and shall be available for public inspection. The numbers in parentheses following each of the following uses refer to the NAICS code numbers:

(i) New and used car and recreational vehicle dealers (4411, 44111, 44112, 441120, 4412, 44121, 441210);

(ii) Gasoline service stations with or without an attached convenience store (447, 4474, 44711, 447110, 44719, 447190); and

(iii) Any business with a drive-through window, including limited-service restaurants (7222, 72221, 722211) except such uses as identified and conditioned in the “exceptions” subsection set forth below.

(b) Exceptions. In the CBD-Core and CBD zones, coffee shops with on-premises brewing, classified as “snack and nonalcoholic beverage bars” (722213) serving nonalcoholic beverages, such as coffee, juices, or sodas for consumption on or near the premises and commercial banking (522110) and credit union (522130) establishments, may have a drive-through window subject to the following conditions:

(i) Drive-through facilities shall be designed so that vehicles, while waiting in line to be served, will not block vehicle or pedestrian traffic in the right-of-way;

(ii) Drive-through facilities shall be appropriately and attractively screened from the public right-of-way;

(iii) Drive-through lanes, in the CBD and the CBD-Core zone, shall not have vehicular access off of South Meridian Street or Third Street SE;

(iv) In the CBD and CBD-Core zone, drive-through facilities are limited to one drive-through lane per establishment;

(v) Such drive-through facilities must have a primary customer entrance and cannot provide customer service exclusively from a drive-through or walk-up window; and

(vi) Coffee shops with a drive-through facility may carry and sell a combination of snack, non-alcoholic beverage, and other related products (e.g., coffee beans, mugs, coffee makers) but with a primary purpose and revenue derived from the promotion and sale of snacks and beverages related to coffee.

(c) An established use or existing structure lawfully created prior to adoption of this section, but which is not in compliance with this section, may continue subject to the provisions of Chapter 20.65 PMC. (Ord. 2847 § 1, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.030 Property development standards – C zones.

The following table (Table 20.30.030) sets forth the required development standards applicable to properties located in the C zones. Except as otherwise indicated in this section, the numbers listed represent feet:

Table 20.30.030
Property Development Standards – C Zones

CBD

CBD-Core

CL

CB

CG

(1)

Minimum lot area per building site in square feet

–

–

–

–

–

(2)

Minimum lot width

30

30

75

75

50

(3)

Minimum lot depth

70

70

100

100

100

(4)

Minimum front yard setback

Refer to 20.30.031

Refer to 20.30.031

20

10

20

(5)

Minimum rear yard setback

0

0

20

10

0

(6)

Minimum interior side yard setback

0

0

10

–

0

(7)

Minimum street side yard setback

0

0

15

10

10

(8)

Minimum street frontage

30

30

35

35

35

(9)

Minimum landscaped setback along any common boundary with property zoned RS, RM or PDR

15

Refer to 20.26.500

15

Refer to 20.26.500

15

Refer to 20.26.500

15

Refer to 20.26.500

15

Refer to 20.26.500

(10)

Maximum lot coverage

90%*

Refer to 20.30.033

100%

50%

75%

75%

(11)

Base building height

36*

65*

36*

50*

50*

*Refer to 20.30.032

*Refer to 20.30.032

*Refer to 20.30.032

*Refer to 20.30.032

*Refer to 20.30.032

(12)

Minimum setback from principal or minor arterial as designated in the comprehensive plan

0

0

25

25

25

(13)

Maximum floor area ratio

–

–

1.5

4.0

4.0

(Ord. 2851 § 5, 2006; Ord. 2656 § 1, 2000; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2196 § 3, 1989; Ord. 2147 Exh. A, 1987).

20.30.0305 Property development standard variances – CBD-Core zone.

For projects in the CBD-Core zone, variance requests to development standards contained in Table 20.30.030 may be considered and granted by the design review board. Such requests shall be consolidated with the application before the design review board. Granting such requests shall be subject to findings by the design review board that the project, with said variance(s), satisfies and promotes the intent and purpose of the CBD-Core zone; achieves the goals and intent of the design guidelines; and that granting any variance will not be detrimental to the public health, safety or general welfare or adversely affect abutting properties. (Ord. 2851 § 5, 2006).

20.30.031 Maximum front yard setback in the CBD and CBD-Core zones.

Building shall be located on the front setback line (i.e., a zero-foot front yard setback) but may be set back far enough to incorporate one or a combination of the following site amenities:

(1) Pedestrian-oriented plaza space up to 200 square feet in area incorporated into a niche or recess in the building’s front facade;

Example of Front Facade Features

(2) A pedestrian-oriented plaza space in front of the building at least eight feet deep running the full width of the building; and/or

(3) A landscape strip at least four feet wide and no greater than eight feet wide located between the sidewalk and the building edge. (Ord. 2851 § 5, 2006; Ord. 2694 § 5, 2001; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.032 Maximum building height in C zones.

(1) The maximum building height in the CBD-Core zone shall be 65 feet. Rooftop mechanical equipment, including elevator penthouses, parapets, roof forms and decorative elements not intended for occupancy, shall be excluded from the total structural height in these zones where such features are screened or installed consistent with applicable design standards. All structures shall conform to the building design standards in the downtown design guidelines. In the CBD zone, the maximum height shall be 36 feet, except that the height may be increased on parcels that do not abut any property listed on a National Historic Register, subject to the height bonuses described below.

In order to achieve a building height greater than 36 feet in the CBD zone, those buildings not directly abutting any residentially zoned property shall be eligible for one or more of the height bonuses described by subsections (1)(a) through (1)(e) of this section, subject to the maximum bonus provisions of subsection (1)(f) of this section:

(a) Where parking is provided within a building, and where such parking area is equal to or exceeds 60 percent of the area of the building’s footprint, a building height bonus of up to 10 feet shall be permitted.

(b) A building height bonus of up to 10 feet shall be allowed for buildings or projects within which residential uses have been created.

(c) A building height bonus of 10 feet shall be allowed for hotels.

(d) A building height bonus of up to 10 feet shall be allowed for buildings which provide a corner inset pedestrian-oriented plaza space at least 200 square feet in area.

(e) A building height bonus of up to 10 feet shall be allowed for buildings which provide a pedestrian-oriented plaza space at least five feet in depth along with principal street frontage.

(f) The sum of building height bonuses provided under subsections (1)(a) through (1)(e) of this section shall not exceed 15 feet in the CBD zone.

Example of Height Bonus Provisions

(2) CL and CG Zones. Structures in CL and CG zones shall be subject to the following building height requirements:

(a) The maximum building height shall be equal to the proposed building setback within the first 35 feet of setback from an adjoining public street or residential zone. The maximum building height may be increased by one and one-half feet for each additional one foot of setback in excess of 35 feet up to the maximum permitted building height set forth in Table 20.30.030.

(b) Building heights shall be measured from the grade of the public sidewalk or centerline of the public street adjoining the site, or from the grade of a property line adjoining a residential zone.

(c) In order to achieve a building height greater than the maximum permitted building height, those buildings located 500 feet or further from any residentially zoned property shall be eligible for one or more of the height bonuses described by subsections (1) and (2) of this section, subject to the maximum bonus provisions of this subsection:

(i) Where parking is provided within a building, and where such parking area is equal to or exceeds 60 percent of the area of the building’s footprint, a building height bonus of 10 feet shall be permitted.

The sum of building height bonuses provided under subsections (2)(a), (2)(b) and (2)(c) of this section shall not exceed 25 feet.

Example of Building Height

(3) CB Zone. The maximum building height for all structures within the first 30 feet of setback from an adjoining street or residential zone shall be one foot for each foot of setback. The maximum building height may be increased by one and one-half feet for each additional one foot of setback in excess of 30 feet up to the maximum permitted building height set forth in Table 20.30.030. Building heights shall be measured from the grade of the public sidewalk or centerline of the public street adjoining the site, or from the grade of a property line adjoining a residential zone.

(a) In order to achieve a building height greater than that otherwise permitted under this section, those buildings located 500 feet or further from any residentially zoned property shall be eligible for one or more of the following height bonuses, subject to the maximum bonus provisions of subsection (3)(a)(vi) of this section:

(i) Where parking is provided within a building, and where such parking area is equal to or exceeds 60 percent of the area of the building’s footprint, a building bonus of 10 feet shall be permitted.

(ii) A building height bonus of 10 feet shall be allowed for buildings or projects within which residential uses have been created.

(iii) A building height bonus of 10 feet shall be allowed for hotels.

(iv) A building height bonus of 10 feet shall be allowed for buildings which provide a corner inset pedestrian-oriented plaza space at least 250 square feet in area.

(v) A building height bonus of 10 feet shall be allowed for buildings which provide a pedestrian-oriented plaza space at least 10 feet in depth and a minimum of 400 square feet in area along a street frontage in conjunction with a public building entrance as required in PMC 20.30.045 (12).

(vi) The sum of building height bonuses provided under subsections (3)(a)(i) through (3)(a)(v) of this section shall not exceed 30 feet in the CB zone. (Ord. 2851 § 5, 2006; Ord. 2754 § 9, 2003; Ord. 2656 § 1, 2000; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2346 § 1(8), 1993; Ord. 2147 Exh. A, 1987).

20.30.033 Structural lot coverage – CBD zone bonus provisions.

In the CBD zone, the base structural lot coverage shall not exceed 90 percent. This standard may be exceeded, subject to use of one or more of the following structural lot coverage bonus categories:

(1) A 10 percent bonus may be granted to the base structural lot coverage when the applicant provides surplus parking stalls on the site over and above those otherwise required by code for the site uses. These stalls shall be of a number equaling no less than five percent of the total on-site code parking requirement;

(2) A 10 percent bonus may be granted to the base structural lot coverage when the applicant provides a public open space and/or park plaza area equaling at least 500 square feet in size in a site location providing significant public usage. Such publicly accessible open space and/or park plaza, to be located adjacent to but entirely outside of public right-of-way, shall provide for public art and contain appropriate pedestrian amenities (e.g., benches, landscaping); or

(3) A five percent bonus may be granted to the base structural lot coverage when the applicant provides either a public pedestrian-oriented inset plaza pursuant to PMC 20.30.032(1)(d) or a public linear pedestrian plaza pursuant to PMC 20.30.032(1)(e). Either public area shall provide for public art and contain appropriate pedestrian amenities (e.g., benches, landscaping). A 10 percent bonus may be granted if both types of pedestrian areas as delineated in PMC 20.30.032(1)(d) and (e) are fully provided on a particular site. Provision of such a pedestrian area, however, may not be used to achieve both the height bonus and structural lot coverage bonus on a particular site. (Ord. 2851 § 5, 2006).

20.30.035 Required parking – C zones.

Off-street parking for properties located in the C zones shall be provided as set forth in Chapter 20.55 PMC. (Ord. 2563 § 1, 1998; Ord. 2147 Exh. A, 1987).

20.30.036 Parking lots in the CBD zone.

(1) Parking lots shall not be located between the street and the building on the subject property unless no other feasible alternative exists.

(2) Parking lots must comply with the following standards:

(a) The maximum width of the parking lot within 20 feet of the street may not exceed the lesser of 64 feet or 75 percent of the frontage of the subject property.

Example of Parking Lot Location

(b) If a property abuts two or more streets, the parking lot may be within 20 feet of only one street.

(c) Each side of a parking lot which abuts a street must be screened from that street using one or a combination of the following methods:

(i) Installation of a compact evergreen hedge or wall extending at least two feet, six inches, and not more than three feet above the ground directly below it. A continuous trellis or grillwork may be constructed above the hedge or wall to a maximum height of six feet;

Example of Parking Lot Screening

(ii) Provision of a landscaped strip at least five feet in width and containing trees; and/or

(iii) Use of existing vegetation with trees sufficient for perimeter parking lot landscaping. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.037 Parking lots in CL and CB zones.

In order to encourage pedestrian movement and the use of public transit within commercial districts, and to promote development of an attractive streetscape, appropriate building orientation is needed to provide for convenient, safe, direct and enticing pedestrian access between commercial developments. Parking lots shall be subject to the following location and design criteria:

(1) Parking Area Location. Parking lots shall not be located between the building and a public street unless no other feasible alternative exists.

(a) The maximum width of a parking lots fronting on a public street shall not exceed 64 feet or 50 percent of the subject parcels frontage, whichever is greater; and

(b) Drive-through window lanes and facilities shall be oriented away from residential zones, and shall be screened from residential zones and public streets to obscure vehicle headlight from shining directly into public streets or residential zones. Required screening shall be a minimum height of three feet above the grade of the drive, and shall be sufficiently dense to obscure at least 80 percent of vehicle headlights prior to occupancy and use, and 100 percent of vehicle headlights within one year of occupancy and use. Acceptable screening materials shall include the use of building walls, berms, landscaping and/or solid fencing.

(2) Parking Lot Entrances and Driveways. The city may impose additional restriction on the width, number and location of driveways to and from the subject parcel to improve vehicle circulation or safety, or to enhance pedestrian movement or desirable visual characteristics. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.038 Parking lots in the CG zone.

Each side of a parking lot which abuts a street must be screened from that street using the appropriate landscaping as specified in the city’s vegetative management standards or by locating the building between the street and the parking lot. (Ord. 2563 § 1, 1998).

20.30.040 Signs.

All signage within the C zones shall conform to the provisions set forth in Chapter 20.60 PMC. Signs in the CB zone shall be subject to the same provisions as the CG zone. (Ord. 2563 § 1, 1998; Ord. 2147 Exh. A, 1987).

20.30.042 Commercial design review standards.

Repealed by Ord. 2694. (Ord. 2563 § 1, 1998; Ord. 2541 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.045 Performance standards – C zones.

The following special requirements and performance standards shall apply to properties located in the C zones:

(1) Exterior Mechanical Devices. Air conditioners, heating, cooling, ventilating equipment, pumps and heaters and all other mechanical devices shall be screened from surrounding RS-, RM- and PDR-zoned properties and rights-of-way. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.

(2) Required Landscaping. Landscaping required by this title and/or by conditions of approval of discretionary applications required by this title shall be designed, installed and maintained in accordance with Chapter 20.58 PMC. In no event shall such landscaped areas be used for storage of materials, placement of temporary signs or parking of vehicles.

(3) Outdoor Storage. Outdoor storage as defined in PMC 20.15.005, including merchandise display, equipment and materials storage, and junk and scrap storage, when permitted in any commercial zone shall comply with the following requirements:

(a) Fencing and Screening Required. Sight-obscuring fencing or screening is required around all portions of a lot utilized for outdoor storage of component merchandise, equipment and materials, and junk and scrap as defined in PMC 20.15.005, except for component merchandise which is stored and displayed only during business hours. All fencing and screening shall be installed in accordance with the following requirements:

(i) Building Setbacks. All fencing and screening shall comply with the building setback requirements for the zone in which it is located unless specified otherwise;

(ii) Minimum Screening Requirements. When required, all outdoor storage areas shall be screened from adjoining properties and public rights-of-way by a wall, fence, landscaping and/or structure. Such screening shall serve the purpose of concealing and obscuring the storage area from view. Landscape screening shall consist of plantings designed and installed in such a manner to provide year-round screening in terms of vegetation density and height within three years of planting, and shall be maintained in a healthy, growing condition. Landscape plantings installed to screen outdoor storage from public rights-of-way shall be installed on the right-of-way side of any wall, fence or structure;

(iii) Maximum Fence Height. Fencing and walls surrounding outdoor storage areas which are not part of a building wall shall not exceed a maximum height of eight feet;

(iv) Maintenance Required. Fences, walls and landscaping surrounding outdoor storage areas shall be maintained and kept free of litter, posters, signs, trash or stored items;

(v) Outdoor Storage Height Limitations. Outdoor storage shall not exceed the height of required screening;

(b) Exemption from Fencing and Screening Requirements. Fencing and screening is not required around those portions of a lot utilized for “complete” merchandise display, or the display of “component” merchandise when said merchandise is stored within a structure or fenced and screened area during the hours the business is closed;

(c) Improvement and Maintenance of Outdoor Storage Areas. All outdoor storage areas and access to them shall be paved or otherwise surfaced and maintained so as to eliminate dust or mud. All outdoor storage areas shall be graded and storm drainage facilities installed to collect and dispose of all surface runoff in accordance with city requirements;

(d) Outdoor Storage of Materials Prohibited. No outdoor storage of materials such as fertilizers, pesticides, etc., which potentially pose a threat to water quality shall be permitted; and

(e) Outdoor Storage Prohibited in Required Parking Areas and Walkways. No outdoor storage shall be permitted to occur in required parking areas, access drives or walkways.

(4) Outdoor Lighting. Building-mounted lighting and aerial-mounted floodlighting shall shield direct lighting from other properties. Ground-mounted floodlighting or light projection above the horizontal plane is prohibited between midnight and sunrise. All lighting shall be shielded so that the direct illumination shall be confined to the property boundaries of the light source. Temporary outdoor lighting intended to advertise a temporary promotional event shall be exempt from this requirement.

(5) C-Zoned Properties Adjacent to Residential Properties or Alleys.

(a) All C-zoned properties abutting residential zones or development are subject to the zone transition buffering provisions of PMC 20.26.500.

(b) When an alley separates a commercial site from a residential zone, the zone transition standards defined in PMC 20.26.500 shall apply, except that the on-site buffer required under PMC 20.26.500(1) may be reduced to 15 feet and a six-foot masonry wall or wood opaque fence shall be established along the property line.

(6) Swimming Pools. All swimming pools having a depth of 12 or more inches shall maintain a protective fence, wall or enclosure no less than six feet in height, with no opening greater than four inches wide and equipped with a self-closing gate surrounding said pool. Hot tubs or other manmade water bodies shall maintain a similar enclosure or shall be covered when not in use so as to prevent access to the water.

(7) Trash and Recycling Receptacles. Trash and recycling receptacles shall be screened from adjacent properties and public rights-of-way by an opaque visual barrier no lower than the highest point of the receptacles.

(8) Commercial Antennas Height Exceptions. Antennas for commercial radio transmission facilities may exceed the height regulations set forth in Table 20.30.030 of this chapter.

(9) Dog Kennel/Veterinary Clinics. Dog kennels, whether operated as accessory to another use (e.g., veterinary clinic) or as a stand-alone operation, shall meet the following performance standards:

(a) Any exterior areas where dogs are impounded shall be completely surrounded by masonry or equivalent wall of at least six feet in height and shall be set back at least 25 feet from the nearest adjacent property containing a residential zone or use.

(b) All such kennel areas shall be designed and operated in a manner so as to produce no offensive odor or noise detectable on off-site properties.

(10) Within the C zones, no fence greater than three and one-half feet in height may encroach within the prescribed front and street side yard setbacks. Cornices, sills, eaves, projections, and awnings without enclosing walls or screening may project into a required yard but not more than two feet.

(11) Vending stands or kiosk (e.g., espresso stands), either portable or permanent but intended as nontemporary uses, shall be permitted to site in existing commercial establishments within the C zones, subject to the following standards:

(a) Portable vending stands permitted under this subsection shall not exceed 50 square feet in area. All vending stands shall provide adequate trash receptacles and shall not be located within any required landscape area.

(b) Placement of any vending stand or kiosk shall not be located on an established site which is nonconforming with this title’s parking standards as to required dimensions or access/egress configuration such that, in the opinion of the city engineer, siting the stand may exacerbate a substandard vehicle circulation situation. Further, no vending stand shall occupy any parking stall of an establishment which is now nonconforming with this title’s parking standards for number of stalls so as to result in a net loss of parking.

(c) Any such vending stand or kiosk which is intended to cater to motorists shall be located on a site in a manner so as to allow safe and convenient vehicular access and egress, to the satisfaction of the city engineer.

(d) All such vending stands shall comply with city licensing requirements under PMC Title 5. All stands shall further be subject to any applicable building or fire codes.

(12) Pedestrian Access and Circulation. Pedestrian walkways shall be constructed to provide safe, convenient and direct access between building entrances, transit facilities, passenger loading areas, public sidewalks, adjacent properties and pedestrian plazas. All parking lots which contain more than 90,000 square feet of paved area including driveways and traffic aisles shall include clearly defined pedestrian routes from parking stalls to main building entrances. All required walkways shall meet the following minimum requirements:

(a) All walkways shall be a minimum of five feet wide with no encroachments (vehicle overhangs, displays, etc.) permitted;

(b) All walkways shall be handicapped accessible and comply with the Washington State Barrier Free Design Standards;

(c) All walkways shall be delineated by painted markings, distinctive pavement, or by being raised a minimum of six inches above the parking lot pavement;

(d) Walkways within parking lots shall be located along major access corridors (primary driveway entrances between primary building entrances, etc.); and

(e) Walkways within parking lots shall be integrated into interior landscape areas, whenever possible, to separate pedestrian access and vehicular travel routes.

(13) Public Transit Facility Location and Design. In order to reduce the use and dependence on private vehicles and associated traffic congestion, and to encourage the use of public transit, adequate provision should be made for public transit facilities and supporting improvements. When formally recommended or requested by the local public transit authority, bus shelters, transit turnouts and supporting facilities shall be located and designed in accordance with the following provisions:

(a) Transit Facility Location Criteria. When required, transit facilities shall be located on or adjacent to arterial streets.

(b) Transit Facility Access. Convenient, safe and direct pedestrian access to and from transit facilities shall be provided between all building entrances, pedestrian plazas or walkways, and public rights-of-way in accordance with subsection (12) of this section titled Pedestrian Access and Circulation.

(c) Transit Facility Design. All transit facilities shall be designed to the standards and specifications of the public transit authority and the city’s public works department.

(14) Truck Parking and Loading/Unloading Areas. Truck parking and loading/unloading areas as required under PMC 20.55.061 shall be considered a form of outdoor storage, and shall be screened from public right-of-way and any adjoining residential zones or permitted residential use in a commercial zone. All outdoor storage associated with loading areas shall be screened as set forth in subsection (3)(a) of this section. (Ord. 2866 § 3, 2006; Ord. 2826 § 6, 2005; Ord. 2694 § 5, 2001; Ord. 2615 § 1, 1999; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2393 § 1, 1994; Ord. 2316 § 1, 1992; Ord. 2196 § 4, 1989; Ord. 2147 Exh. A, 1987).