Chapter 18.71
B-5 MIXED-USE BUSINESS DISTRICT
Sections:
18.71.010 General description.
18.71.020 Permitted principal and accessory uses.
18.71.060 Off-street loading and unloading regulations.
18.71.080 Requirements for areas devoted to parking or circulation of vehicles.
18.71.090 Building facade fenestration.
18.71.100 Bicycle parking requirements.
18.71.010 General description.
Pursuant to the general purposes of this chapter, the intent of the B-5 district is to encourage development of mixed land uses and to promote enhancement of the character of development along principal corridors and in other areas. The district regulations are intended to encourage appropriate infill development on undeveloped land, promote adaptive reuse of underutilized buildings or enable redevelopment of properties where continuation of current uses or adaptive reuse is not feasible, depending on the character and needs of particular areas. The district regulations are also intended to safeguard the character of adjoining properties, to maintain existing streetscape character by providing continuity of building setbacks and heights, to enhance public safety and encourage an active pedestrian environment appropriate to the mixed-use character of the district by providing for windows in building facades along street frontages, and to promote an environment that is conducive to preservation of important historic, architectural and cultural features that may exist within the district. Finally, the district regulations are intended to ensure adequate accessible parking and safe vehicular and pedestrian circulation, to facilitate a streetscape with minimum setbacks along principal street frontages and to provide for limited interruption by driveways and vehicular traffic across public sidewalk areas along principal street frontages. (Ord. 2021-25).
18.71.020 Permitted principal and accessory uses.
The following uses of buildings and premises shall be permitted in the B-5 district; provided, that drive-up facilities and facilities for dispensing motor fuels shall not be permitted in conjunction with any of the uses permitted in the district:
(1) Any use permitted in the B-2 general business district.
(2) Any use permitted in the R-4 high density residential district.
(3) Parking areas and parking lots.
(4) Parking decks and parking garages; provided, that:
(a) No portion of such structure located along a principal street frontage shall be used for parking or related circulation of vehicles, but such portion shall be devoted to other permitted principal uses which shall have a depth of not less than 20 feet along the principal street frontage or to means of pedestrian or vehicle access; provided, that vehicle access along such street frontage shall be permitted only when no other street or alley is available for adequate access. In the case of a portion of a story located along a principal street frontage and having less than five feet of its height above the grade level at the building facade along the street frontage, the provisions of this subsection prohibiting parking or related circulation of vehicles shall not apply; provided, that parking spaces shall be completely screened from view from the street by structural material similar to the material of the building facade.
(b) Except as provided in subsection (4)(a) of this section, parking spaces contained therein shall be screened from view from abutting streets by structural material of not less than 45 percent opacity.
(c) Not less than one exit lane and one entrance lane shall be provided for each 300 parking spaces or major fraction thereof contained within the structure, and any card reader or other access control device at an entrance to a parking deck or parking garage shall be provided with not less than one stacking space situated off the public right-of-way.
(5) Accessory uses and structures, including ATMs accessible only from the interior of buildings devoted to permitted principal uses other than individual dwelling units or lodging units. (Ord. 2021-25).
18.71.030 Area regulations.
Yard regulations in the B-5 district shall be as follows:
(1) Front Yard.
(a) No front yard shall be required. In no case shall a front yard with a depth greater than 10 feet be permitted.
(b) A front yard with a depth greater than permitted by application of the provisions of subsection (1)(a) of this section may be provided when such front yard is improved for purposes of a pedestrian plaza or outdoor dining area.
(2) Side Yard. No side yards shall be required except that where a side lot line abuts or is situated across an alley from property in a low density residential district there shall be a side yard of not less than 10 feet in width.
(3) Rear Yard. No rear yard shall be required except that where a rear lot line abuts or is situated across an alley from property in a low density residential district there shall be a rear yard of not less than 20 feet in depth. (Ord. 2021-25).
18.71.040 Height regulations.
Height regulations in the B-5 district shall be as follows:
(1) Maximum Height in General. No building shall exceed four stories in height; provided, that where an existing building on the same lot or on an adjacent lot along the same street frontage is greater than four stories in height, no building shall exceed the number of stories contained in such existing building.
(2) Maximum Height in Special Cases.
(a) Where greater than 50 percent of the lineal block frontage is comprised of lots occupied by existing buildings of greater than four stories in height, the average number of stories (rounded to the nearest whole number) contained in such existing buildings shall be the maximum permitted number of stories.
(b) Where there are no buildings existing on an entire block at the time of development, or where there are existing buildings to be retained and vacant land to be developed on an entire block, and where the entire block is to be developed under the same ownership or control pursuant to an overall development plan, the maximum permitted height shall be five stories.
(3) Minimum Height. Every main building hereinafter constructed shall have a minimum height of not less than two stories, except that porches, porticos and similar structures attached to a main building may be of lesser height. (Ord. 2021-25).
18.71.050 Off-street parking.
Off-street parking for nonresidential use is as regulated in Chapter 18.125 SCC (Zoning ordinance Art. 4, § 9).
Off-street parking for residential use shall be one space per one and one-half dwelling units.
(1) For purposes of calculating the number of off-street parking spaces provided for a use located in a B-5 district, on-street parking spaces provided within portions of the public right-of-way abutting the street frontage of the property shall be credited as though they were off-street parking spaces located on the premises. In a case where any portion of such on-street parking spaces are eliminated by government action subsequent to city approval of plans for development of the property, the off-street parking requirement applicable to the use shall be reduced by the number of on-street parking spaces eliminated.
(2) In the B-5 district, off-street parking spaces required for dwelling units may be supplied by off-street parking spaces provided for nondwelling uses; provided, that all of the following conditions are met:
(a) The nondwelling use is not routinely open, used or operated after 6:00 p.m. or before 8:00 a.m. on any day.
(b) The total number of off-street parking spaces provided for dwelling units, including spaces shared with nondwelling uses and spaces provided exclusively for dwelling units, shall not be less than the number of spaces required for such dwelling units by the provisions of this chapter.
(3) In the B-5 district, off-street parking spaces required for any use may be provided off the premises of the use for which they are required; provided, that at least some portion of the parking area, parking lot, parking deck, or parking garage within which such spaces are provided shall be located within a 400-foot radius of a principal entrance to the building occupied by the use for which they are required.
(4) In the B-5 district, the off-street parking requirements established by this section shall be reduced by 50 percent for uses, other than residential uses, that are located within buildings existing on September 9, 2021. (Ord. 2021-25).
18.71.060 Off-street loading and unloading regulations.
Off-street loading and unloading are as regulated in Chapter 18.135 SCC. (Ord. 2021-25).
18.71.070 Reserved.
(Ord. 2021-25).
18.71.080 Requirements for areas devoted to parking or circulation of vehicles.
(1) Location of Parking and Circulation Areas. Areas devoted to the parking or circulation of vehicles shall not be located between the main building on a lot and the primary street frontage, nor shall such areas be located closer to the street than the main building on the lot. On a lot, or lots, having more than one street frontage, the provisions of this subsection shall apply only along the principal street frontage of the lot(s).
(2) Driveways From Streets. No new driveway intersecting a street, which constitutes the principal street frontage of a lot(s) shall be permitted when other street frontage or alley access is available to serve such lot. Existing driveways and curb cuts are exempt from this restriction.
(3) Improvement Requirements and Landscaping Standards. In addition to the provisions of this section, new parking areas and parking lots shall be subject to Chapter 18.175 SCC, Landscaping and Screening. Existing parking lots are exempt from Chapter 18.175 SCC, Landscaping and Screening. (Ord. 2021-25).
18.71.090 Building facade fenestration.
Fenestration requirements applicable to building facades along street frontages in the B-5 district shall be as set forth in this section. In the case of a corner lot, the requirements shall be applicable along the principal street frontage of the lot.
(1) Street-Level Story.
(a) Nondwelling Uses. For nondwelling uses a minimum of 60 percent of the building facade between two and eight feet in height along the street frontage shall be comprised of windows or glass doors or both that allow views into and out of the interior building space. Windows used to satisfy this requirement shall have a minimum height of four feet. In the case of a street-level story having less than its full height above the mean grade level at the building facade along the street frontage of the lot, a minimum of 30 percent of the building facade above such mean grade level shall be comprised of windows or glass doors or both that allow views into and out of the interior building space; provided, that in the case of any portion of a story having less than five feet of its height above the grade level at the building facade along the street frontage of the lot, the requirements of this subsection (1)(a) shall not apply.
(b) Dwelling Uses. For dwelling uses, other than single-family and two-family dwellings, windows or glass doors or both that allow views out of the interior building space shall comprise a minimum of 30 percent of the building facade between two and eight feet in height along the street frontage. In the case of a street-level story having less than its full height above the mean grade level at the building facade along the street frontage of the lot, windows or glass doors or both that allow views out of the interior building space shall comprise a minimum of 15 percent of the building facade above such mean grade level; provided, that in the case of any portion of a story having less than five feet of its height above the grade level at the building facade along the street frontage of the lot, the requirements of this subsection (1)(b) shall not apply. In all cases, windows shall be double-hung, single-hung, awning or casement type, and fixed windows shall be permitted only as a component of a system including operable windows within a single wall opening.
(2) Upper Stories.
(a) Nondwelling Uses. For nondwelling uses windows or glass doors or both that allow views out of the interior building space shall comprise a minimum of 30 percent of the building facade between two and eight feet in height above the floor level of each story above the street-level story.
(b) Dwelling Uses. For dwelling uses, other than single-family and two-family dwellings, windows or glass doors or both that allow views out of the interior building space shall comprise a minimum of 30 percent of the building facade between two and eight feet in height above the floor level of each story above the street-level story. The types of permitted windows shall be as specified in subsection (1)(b) of this section. (Ord. 2021-25).
18.71.100 Bicycle parking requirements.
(1) In the B-5 district, the minimum number of bicycle parking spaces required for uses shall be as follows:
(a) For multifamily dwellings:
|
Number of Dwelling Units |
Number of Long-Term Bicycle Spaces Required |
Number of Short-Term Bicycle Spaces Required |
|---|---|---|
|
Less than 10 |
None |
None |
|
10 to 49 |
1 space for every 3 dwelling units or major fraction thereof |
None |
|
50 or more |
1 space for every 4 dwelling units or major fraction thereof |
2 spaces for 50 dwelling units; 2 additional spaces for every 50 dwelling units or major fraction thereof |
(b) For parking decks and parking garages containing parking spaces serving nonresidential uses:
|
Number of Parking Spaces in Facility |
Minimum Number of Bicycle Parking Spaces Required |
|---|---|
|
0 to 4 |
None |
|
5 to 20 |
1 space |
|
21 to 39 |
2 spaces |
|
Over 40 |
1 space for every 10 parking spaces or major fraction thereof |
(2) Location of Required Bicycle Parking Spaces.
(a) All required bicycle parking spaces located within a parking deck or parking garage shall be located on a level no lower than the first complete parking level below the ground floor.
(b) Long-term bicycle parking spaces shall be located on the same premises as the use which they are intended to serve.
(c) Short-term bicycle parking spaces shall be located within 120 feet of the principal entrance to the building occupied by the use they serve. In cases where short-term bicycle parking spaces are not visible from the principal street frontage, signage to direct the public to the short-term bicycle parking spaces shall be installed and maintained.
(3) The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them below:
(a) “Parking space, bicycle” means an area for the parking of one bicycle located other than within a public street or public alley right-of-way and having a paved means of access to a public street or public alley.
(b) “Parking space, long-term bicycle” means a bicycle parking space in a secure, weather- protected facility intended for use as long-term, overnight, and workday bicycle storage by dwelling unit residents, nonresidential occupants, and employees.
(c) “Parking space, short-term bicycle” means a bicycle parking space provided by a bicycle rack located in a publicly accessible, highly visible location intended for transient or short-term use by visitors, guests, patrons, and deliveries to the building or use.
For all references to “existing” in this chapter, the term “existing” shall refer to any subject existing on September 9, 2021. (Ord. 2021-25).