Chapter 17.230
COMMERCIAL DISTRICTS (C AND MX)

Sections:

17.230.010    Purpose.

17.230.020    Uses.

17.230.030    Development standards.

17.230.010 Purpose.

(1) Commercial (C) District. These commercial areas are intended to provide for the regular shopping and service needs for the community and adjacent service areas. Typical allowed uses include convenience food markets, beauty and barber shops, bakeries and service industries. These areas are held to a high standard of site plan review due to the close proximity of residential zones. Development activity shall meet, as applicable, the design guidelines contained in this code.

(2) The mixed-use (MX) district requires mixed-use developments to provide the community with a mix of mutually supporting retail, service, office and medium- or high-density residential uses. The zone is designed to promote cohesive site planning and design that integrates and interconnects two or more land uses into a development that is mutually supportive. It can provide incentives to develop a higher density, active, urban environment than generally would be found in a suburban community. This type of development is further expected to:

(a) Achieve the goals and objectives of the city’s comprehensive plan and capital facilities plans;

(b) Enhance livability, environmental quality and economic vitality;

(c) Maximize efficient use of public facilities and services;

(d) Create a safe, attractive and convenient environment for a variety of uses including living, working, recreating and traveling.

(3) Applicability.

(a) General. The provisions of this section shall be applied to parcels or groups of contiguous parcels designated mixed-use on the city’s official zoning map.

(b) Interpretation. If the requirements of the mixed-use district conflict with other regulations, the more stringent shall apply.

(4) Definitions. For the purposes of this section, the following definitions shall apply:

(a) “Mixed-use development” shall mean a group of structures planned as a single entity and containing within and/or among them a variety of complementary and/or mutually supporting uses (such as housing, offices, retail, public service or entertainment).

(b) “Net acre” means an acre of the developable portion of the site, which is derived from the total (gross) acreage of the site minus the area required to be, or voluntarily, set aside, as critical and environmentally sensitive lands and the corresponding buffers, public rights-of-way, road easements and any similar public facilities. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.230.020 Uses.

The uses set out in Table 17.230.020 are examples of uses allowable in the commercial and mixed-use districts. Where a specific use is not listed in the table, the director shall determine the most appropriate similar use in the table. P = Permitted use; C = Conditional use; X = Prohibited use.

Table 17.230.020 – Uses 

Use

C

MX

Residential

Residential uses above the ground floor or story and up to 30% of ground floor or story

P

P

Existing single-family residential uses may be rebuilt if discontinued for a period of not less than 24 months

P

P

Tourist habitation/bed and breakfast/home occupations

P

P

Medium density residential

C

P

Retail Sales – Food

Markets in excess of 15,000 square feet gross floor area

P

C

Markets – Under 15,000 square feet of gross floor area

P

P

Bakery – Primarily retail outlet (greater than 10,000 square feet of gross floor area)

P

P

Bakery – Primarily retail outlet (less than 10,000 square feet of gross floor area)

P

C

Retail Sales – General

General retailer (over 25,000 square feet gross floor area)

P

P

General retailer (under 25,000 square feet gross floor area)

P

C

Single purpose/specialty retailers (less than 10,000 square feet gross floor area)

P

P

Single purpose/specialty retailers (greater than 10,000 square feet gross floor area)

P

C

Yard and garden supplies, including nurseries

P

X

Adult entertainment

C

X

Retail Sales – Restaurants, Drinking Establishments

Restaurants and drinking establishments

P

P

Drive-through, drive-in or drive-up facilities subject to the requirements of CBDC 17.335.070

P

P

Retail Sales and Services – Automotive and Related Automotive and Equipment

Sales/rentals, light equipment – Sale, retail, or wholesale, and/or rental from the premises of autos, noncommercial trucks, motorcycles, motor homes, recreational vehicles, boats, and trailers with generally less than a 10,000-pound gross cargo weight together with incidental maintenance. Typical uses include automobile dealers, car rental agencies, or recreational vehicle sales and rental agencies, and small boat sales.

C

X

Sales/rentals, heavy equipment – Sale, retail or wholesale, and/or rental from the premises of heavy construction equipment, trucks, and aircraft, together with incidental maintenance. Typical uses include aircraft dealers, farm, logging, and heavy construction equipment dealers, or tractor trailers.

C

X

Repairs, light equipment – Repair of automobiles and the sale, installation, and servicing of automobile equipment and parts but excluding body repairs and painting. Typical uses include muffler shops, auto or motorcycle repair garages, or auto glass shops.

P

P

Repairs, heavy equipment – Repair of trucks, construction and logging equipment, as well as the sale, installation, or servicing of automotive equipment and parts, together with body repairs, painting, and steam cleaning. Typical uses include truck transmission shops, body shops, or motor freight maintenance groups.

X

X

Manufactured home sales

C

X

Cleaning – Washing and polishing of automobiles. Typical uses include auto laundries or car washes.

P

C

Fleet storage – Fleet storage of vehicles used regularly in business operation but not for the long-term storage of vehicles, nor for vehicles available for sale. Typical uses include taxi fleets, mobile catering truck storage, or auto storage garages.

P

X

Commercial off-street parking facilities

P

C

Storage, nonoperating vehicles – Storage of nonoperating motor vehicles. Typical uses include storage of private parking tow-away or impound yards.

P

X

Transportation terminals

 

 

– Freight

C

X

– People

P

P

Retail Sales – Building Materials and Farm Equipment

Lumber and other building materials stores and yards, with only incidental cutting and planing of products sold

P

X

Heating and plumbing equipment, including incidental fabrication (operated entirely within an enclosed building)

P

C

Hardware, home repair and supply stores (over 100,000 square feet gross floor area)

P

X

Hardware, home repair and supply stores (10,000 to 100,000 square feet gross floor area)

P

C

Hardware, home repair and supply stores (under 10,000 square feet gross floor area)

P

P

Farm equipment and implement dealer

P

X

Hay, grain, and feed stores

P

X

Retail Sales – Products (Finished product retailers with primary fabrication or assembly on site and within an entirely enclosed building.)

Uses of less than 10,000 square feet gross floor area

P

P

Uses of 10,000 square feet gross floor area or greater

P

P

Services – Personal

Convenience sales and personal services – Establishments or places of business primarily engaged in the provision of frequently or recurrently needed small personal items or services. These include various general retail sales and personal services of an appropriate size and scale to meet the above criterion. Typical uses include neighborhood grocery, drug stores, laundromat/dry cleaners, or barbershops.

P

P

Personal services, general – Establishments primarily engaged in the provision of informational, instructional, personal improvement, and similar services of a nonprofessional nature, but excludes services classified as “spectator sports and entertainment,” or “participant sports and recreation,” or “group care.” Typical uses include photography studios, driving schools, or reducing salons, laundromats, or dance instruction.

P

P

Funeral and interment services: undertaking – Undertaking services such as preparing the dead for burial and arranging and managing funerals

P

P

Services – General

Business support service – Establishments primarily engaged in the provision of services of a clerical, employment, protective, or minor processing nature to firms rather than individuals and where the storage of goods other than samples is prohibited. Typical uses include secretarial services, telephone answering services, blueprint services, or printing and duplicating firms.

P

P

Professional and administrative services – Offices or private firms or organizations which are primarily used for the provision of professional, executive, management, or administrative services. Typical uses include administrative offices, legal offices, or architectural firms.

P

P

Building/property maintenance service – Establishments primarily engaged in the provision of maintenance and custodial services to firms rather than individuals. Typical uses include janitorial, landscape maintenance, or window cleaning services.

P

P

Moving and storage (mini-storage)

C

X

Financial, insurance, and real estate services – Establishments primarily engaged in the provision of financial, insurance, real estate, or securities brokerage services. Typical uses include banks, insurance agencies, or real estate firms.

P

P

Event facilities (less than 10,000 square feet)

P

C

Event facilities (greater than 10,000 square feet)

P

P

RV storage

P

C

Services – Tourist Habitation

Lodging – Lodging services involving the provision of room and/or board. Typical uses include hotels or motels.

P

P

Campground – Campground services involving transient habitation areas for travelers in recreational vehicles or tents. Typical uses include recreational vehicle parks.

C

X

Services – Medical and Health

Hospitals

X

X

Medical services – Establishments primarily engaged in the provision of personal health services ranging from prevention, diagnosis, and treatment, or rehabilitation services provided by physicians, dentists, nurses, and other health personnel as well as the provision of medical testing and analysis services

P

P

Ambulance services

P

P

Sanitaria, convalescent and rest homes

P

P

Orthopedic equipment and supplies, rental, sales and services

P

P

Services – Animal Sales and Services

Auction – Auctioning of livestock on a wholesale or retail basis with incidental storage of animals produced off property not exceeding a 48-hour period. Typical uses include animal auctions or livestock auction yards.

X

X

Animal sales and service: grooming – Grooming of dogs, cats, and similar small animals. Typical uses include dog bathing and clipping salons or pet grooming shops.

P

P

Animal sales and service: kennel – Boarding, raising, caring, and training services for dogs, cats, and similar small animals. Typical uses include boarding kennels or dog training centers.

C

X

Animal sales and service: pet shop – Establishment for the retail sale of household pets and pet supplies

P

P

Animal sales and service: veterinary (small animals) – Veterinary services for small animals. Typical uses include pet clinics, dog and cat hospitals, or animal hospitals.

C

C

Veterinary (large animals) – Veterinary services for large animals. Typical uses include animal hospitals or veterinary hospitals.

C

X

Animal waste processing – The processing of animal waste and by-products, including, but not limited to, animal manure, animal bedding waste, and similar by-products of an animal-raising agricultural operation, for use as a commercial fertilizer or soil amendment and including composting for commercial purposes

X

X

Aquaculture – Raising, feeding, planting, harvesting fish and shellfish, and associated facilities as necessary for such use, including commercial harvest of naturally occurring clam beds

X

X

Services – Amusement

Community recreation – Recreational, social, or multi-purpose uses typically associated with parks, playfields, golf courses, or community recreation buildings

C

C

Theaters, indoor

P

P

Drive-in theaters, stadium and arena facilities

C

C

Participant sports and recreation: indoor – Those uses conducted within an enclosed building. Typical uses include bowling alleys, skating rinks (ice and/or roller), billiard/pool parlors, video arcades, swimming pools, physical fitness centers, or racquetball centers.

P

C

Participant sports and recreation: outdoor – Those uses conducted in open facilities. Typical uses include driving ranges, miniature golf courses, or swimming pools.

P

C

Zoos, circuses, carnivals, or amusement rides, excluding temporary civic events endorsed by the city council

C

X

Services – Educational

Nursery schools, preschools

P

C

Day care facilities

P

P

Libraries

P

P

Vocational schools

P

C

Artistic studios and schools including but not limited to dance, music and martial arts (less than 10,000 square feet)

P

P

Artistic studios and schools including but not limited to dance, music and martial arts (greater than 10,000 square feet)

P

C

Public parks, parkways, recreation facilities, trails and related facilities

P

C

Public/private educational institutions

P

C

Services – Membership Organizations

Business, professional and religious (not including churches)

P

P

Civic, social, fraternal, charitable, labor and political (less than 5,000 square feet)

P

P

Civic, social, fraternal, charitable, labor and political (greater than 5,000 square feet)

P

P

Churches

C

C

Distribution Facilities (In conjunction with a permitted use, all activities, except vehicle storage, located entirely within an enclosed building.)

Distribution facilities

C

X

Public Services and Facilities

Buildings entirely dedicated to public services, such as city hall, police and fire substations

P

P

Sewer, water and utility transmission lines

P

C

Wireless communications facilities

P

P

Museums, historic and cultural exhibits and the like

P

P

U.S. post offices

P

P

Public transit facilities including park and ride facilities

P

P

Bus shelters (subject to a Type II site plan review)

P

P

Accessory Uses and Activities

On-site hazardous waste treatment and storage facilities, subject to state siting criteria

X

X

Drive-through or drive-up facilities

C

C

Open Air Activities

Open air display of plants and produce in conjunction with a permitted use

P

P

Open air storage of materials

C

C

Open air work activities such as restaurants, portable walk-up vendors (not including drive-through facilities) such as espresso carts, flower stands and food stands, plant nurseries and other uses generally conducted outside in conjunction with a permitted commercial use, unless otherwise prohibited by this title

P

P

Open air storage of company vehicles, such as cars and light duty trucks, in conjunction with a permitted use

P

C

Other Uses

Temporary uses

P

P

Solid waste handling and disposal sites

X

X

Agricultural uses

X

X

All uses or services not listed, unless determined to be similar to a listed use

X

X

[Ord. 511 § 6 (Exh. 2), 2019; Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].

17.230.030 Development standards.

(1) New lots and structures and additions to structures subject to this section shall comply with the applicable standards for lots and building height, and setbacks in Table 17.230.030. Site plan review is required for all new development and modifications to existing permitted development unless expressly exempted by this title.

(2) Landscaping.

(a) In commercial and mixed-use zoning districts, not less than 15 percent of the total lot area shall be landscaped. Pedestrian plazas, sidewalks over the minimum width and other pedestrian amenities may be used to meet the required landscaping at a one-to-one ratio.

(b) All heating and air equipment shall be appropriately screened from public view. This does not apply to roof-mounted equipment.

(c) All storage and trash areas must be enclosed and screened from public view.

(3) Development Standards.

(a) Residential/Commercial. All residential or mixed residential/commercial areas shall provide a minimum of eight residential units per net acre and a maximum of 24 residential units per net acre.

(b) Lot Standards.

(i) All development applications in the MX zone shall comply with the applicable standards for lot area dimensions, building height, and setbacks in Table 17.230.030.

(ii) Single-family structures that are used for accessory commercial uses shall use the single-family attached/detached development standards.

(iii) The maximum building height shall exclude unique architectural features such as steeples, chimneys, flagpoles, electronic aerials, and cupolas.

(iv) There shall be no setback restrictions in the commercial zone other than those imposed by the building code, except where the property abuts low density residential (LDR-6) zone district, unless otherwise noted.

Table 17.230.030 – Lot Standards

Standard

Commercial

Mixed

Single/Multifamily

Attached

Detached

Minimum lot width

20 feet

20 feet

20 feet

30 feet

Minimum lot depth

60 feet

60 feet

60 feet

60 feet

Minimum lot area

5,000

square feet

5,000

square feet

5,000

square feet

3,000 square feet

Maximum lot area

N/A

N/A

N/A

15,000 square feet

Maximum lot coverage

85%

85%

75%

65%

Maximum height

35 feet

35 feet

35 feet

35 feet

Minimum front setback

0 feet

10 feet

10 feet

10 feet

Min. garage setback from public street

20 feet

20 feet

20 feet

20 feet

Minimum garage setback from alley

20 feet

20 feet

20 feet

20 feet

Minimum side setback

0 feet or 10 feet abutting single-family zones

0 feet or 10 feet abutting single-family zones

0 feet attached,

5 feet nonattached

5 feet

Minimum street side setback

0 feet

0 feet

10 feet

10 feet

Minimum rear setback

0 feet or 10 feet abutting single-family zones

10 feet

10 feet

10 feet

(c) Site Planning Design Guidelines.

(i) Commercial and Mixed-Use Development.

(A) Blank walls facing public streets are discouraged. Features providing visual interest such as windows (genuine, false, or display), artwork, varied building materials, relief panels, trim, balconies, ledges or other techniques shall be employed to enhance building facades facing public streets.

(B) Rooflines shall be a minimum of 4:12 for pitched roofs. Lower pitched roofs or parapet rooflines shall provide additional architectural detailing including but not limited to: cornice, cap, relief panels, bay windows, shade projections, rain protection, eaves, dormers, ledges or overhangs as approved by the director.

(C) Rain protection shall be located at the primary entrance that is effectively designed to provide a minimum of 50 square feet of rain protection. This protection may use a single or combination of techniques such as awning, eave, alcove, airlock, recessed entry or porte-cochere.

(D) Finished surfaces on building elevations shall emphasize use of architectural grade natural building products such as wood, masonry, metal, glass, stucco, fiber cement, cultured stone or other stone materials. Use of plywood, vinyl, plastic composites, fiberglass or similar are prohibited unless otherwise permitted by the director.

(E) A diverse use of color is encouraged to display individuality within the community. Finished surfaces suitable for painting shall incorporate a color palette of at least two colors consisting of a base color and an accent (trim color). Repetitive or predictable alternate color schemes are discouraged.

(F) Hardscaping (i.e., curb-to-facade sidewalks with pedestrian amenities) may be substituted in lieu of landscaping requirements subject to review and approval of the review authority.

(4) Special Limitations on Uses. All uses in the MX district(s) shall meet all of the following conditions:

(a) Odor, noise, emissions, vibration, heat and glare (except for exterior lighting) shall be controlled within the confines of the building or structure.

(b) No movement of heavy equipment on and off the site shall occur, except for truck deliveries.

(c) No outdoor testing of products or processes shall take place on the site.

(d) No highly combustible, explosive, or hazardous materials or waste shall be permitted on site. [Ord. 511 § 6 (Exh. 2), 2019; Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016].