Chapter 17.49
DOWNTOWN – MIXED USE DISTRICT (D-MU)
Sections:
17.49.030 Downtown – Mixed use district (D-MU) performance standards.
17.49.040 Area and dimensional requirements.
17.49.050 General building development standards.
17.49.060 Building setback requirements.
17.49.070 Off-street parking and loading requirements.
17.49.080 Architectural design requirements – Applicability.
17.49.090 Architectural design requirements.
17.49.100 Permit review process.
17.49.110 Outdoor lighting standards.
17.49.120 Fencing, screening and landscaping.
17.49.130 General regulations.
17.49.140 Transition regulations.
17.49.010 Purpose.
The downtown – mixed use district is intended to promote a pedestrian-oriented mix of commercial uses, including small-scale retail, restaurants, and professional services, with residential uses intermixed, within the community center in support of an attractive, sustainable, “downtown” business core. This chapter includes land use, development, and design standards to foster a pleasing mix of compatible uses. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017].
17.49.020 Essential uses.
The essential uses of this district are existing single-family residential development, multifamily residential development, and retail/commercial and/or professional services that directly support the city. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017].
17.49.030 Downtown – Mixed use district (D-MU) performance standards.
All uses permitted in the D-MU district must comply with this title and other applicable provisions of this code; in addition, permitted uses in the D-MU district must comply with the following performance standards:
A. All business, service or merchandise display shall be conducted wholly within an enclosed building, except for off-street automobile parking.
B. Outdoor display shall only include those quantities sold in a day’s operation.
C. Outdoor storage is prohibited.
D. Processing or manufacturing hazardous substances is prohibited.
E. On-site storage or treatment of hazardous waste is prohibited.
F. Existing mobile/manufactured home parks are allowed to continue, but shall not be expanded.
G. Existing mobile/manufactured homes on residential lots can only be replaced with improved manufactured homes (see WRMC 17.54.090) or stick-built homes. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.060].
17.49.040 Area and dimensional requirements.
Area and dimensional requirements including lot area, lot width, lot depth, building height and lot coverage are found in tables included in WRMC 17.54.050 except that WRMC 17.49.050 provides additional regulations that take precedence; specific exceptions are listed in the notes. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.070].
17.49.050 General building development standards.
The following development standards shall apply in the downtown – mixed use district to all buildings constructed after the effective date hereof:
A. Building Height. The maximum height for any new commercial or multifamily building within the downtown – mixed use district shall be 40 feet. The maximum height for any new or replacement single-family residence shall be 35 feet. Rooftop mechanical equipment shall not be considered part of the building for height calculation purposes.
B. Rooftop mechanical equipment:
1. Shall be set back a minimum of 15 feet from the street facing building edge; and
2. Shall be screened from view of the adjacent street or sidewalk. Screening may be accomplished utilizing one of the following techniques:
a. Provide parapets that are at least as tall as the tallest equipment;
b. Incorporate an architectural screen around the equipment; or
c. Set the equipment back from the building edge a minimum of three feet for every one foot of equipment height, but in no case by less than 15 feet as required above. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.080].
17.49.060 Building setback requirements.
The following building setbacks shall apply in the downtown – mixed use district to all buildings constructed after the effective date hereof:
A. Setback Requirements.
1. A minimum building setback of five feet from all property lines shall be required for all new commercial and multifamily structures.
2. The replacement of existing single-family residences with new single-family residences shall comply with the following setbacks:
a. Front yard: 20 feet.
b. Rear yard: eight feet.
c. Side yard: five feet.
d. Side yard, corner: 15 feet. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.090].
17.49.070 Off-street parking and loading requirements.
For provisions on off-street parking and loading requirements, see Chapter 17.57 WRMC. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.100].
17.49.080 Architectural design requirements – Applicability.
A. Architectural design standards shall apply to all new construction and renovations of existing structures within the downtown – mixed use district, except those project types specifically exempted.
B. The following project types shall be exempt from design standards detailed in this section:
1. Interior remodels;
2. Normal or routine maintenance and repair of buildings, ancillary structures, parking lots, and pedestrian areas;
3. Any type of construction that does not require a building permit;
4. Temporary structures as allowed per zoning code, and emergency structures; and
5. Single-family detached dwellings.
C. Determinations on the architectural design features are subject to a Type II review process pursuant to WRMC 14.01.030. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.110].
17.49.090 Architectural design requirements.
The following architectural design features shall be required in all new construction and renovations that are subject to the requirements of this section:
A. Prohibited Materials. The following materials shall be prohibited for use on building facades that are street-facing or alley-facing, and for a building facade facing a parking lot:
1. T-111 or similar sheet materials;
2. Vinyl siding;
3. Asphalt shingles;
4. Log siding and construction; and
5. Mirrored, translucent, or otherwise nontransparent windows.
B. Color Palette. The following limitations and restrictions in the color palette shall be required:
1. Each building shall be limited to no more than three principal facade colors.
2. Bright colors that have intense and bright hues (such as primary or neon colors) shall be prohibited as principal facade colors.
3. For the purpose of these requirements, “principal facade color” shall be defined as any color encompassing greater than 30 percent of the building facade (excluding the area of windows for the purpose of this calculation).
C. Architectural Design Standards. The design proposed by the developer must be demonstrated to incorporate design elements which meet the objectives of each of the following design goals:
1. Pedestrian-Oriented Ground Floors. To design street- and sidewalk-facing facades to be inviting and easily accessible to passersby; to ensure that the ground floor promotes a sense of interaction between activities in the building and activities in the public realm.
2. Reinforced Corner. To create dynamic public gathering spaces and building entries where streets intersect; to enhance way finding and the comprehension of the downtown (applicable only to projects located on a corner at the intersection of two streets).
3. Tripartite Facade. To have street-facing and front building facades that create a clear and distinct base, middle and top to break up the vertical mass, utilizing horizontal bands, changes in colors, and/or changes in materials. This goal applies to buildings of all heights and numbers of stories.
4. Cohesive Architectural Elements. To enhance the experience of passing motorists, pedestrians, and bicyclists by incorporating architectural design elements into the ground floor street-facing and front building facades (and alley-facing facades where feasible).
5. Semipublic Spaces. To create safe, friendly and more intimate gathering zones (that relate to the functions inside the building) while allowing people to stop, sit, people watch and dine (applicable only to buildings located on lots with public street frontage).
6. Weather Protection. To protect pedestrians from sun, wind, and rain.
7. Materials. To use building materials and construction to evoke a sense of permanence; incorporate materials that are compatible with the surrounding built and natural environment, utilizing indigenous materials, when possible. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.120].
17.49.100 Permit review process.
A. Application Requirements. A completed administrative architectural design review checklist, submitted concurrently with the building permit and site plan application, shall be required. Said application shall list all design elements which are incorporated into the project design to address each of the applicable design criteria, as detailed above.
B. Process. Administrative design review is completed by city staff concurrently with the site plan and building plan reviews.
C. Standard for Approval.
1. The proposal incorporates all architectural design requirements; and
2. The applicant has demonstrated that the proposal addresses each of the applicable architectural design criteria, utilizing elements or approaches identified for each criteria.
D. Decision.
1. Upon granting or denying an application, the city staff shall specify in writing the basis of decision, the reasons for approval or denial, and the actions, if any, that the applicant could take to obtain approval.
2. An affected party may appeal the decision to the city council. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020; Ord. 12-18 § 1, 2018; Ord. 6-18 § 1, 2018; Ord. 15-17 § 1 (Exh. A), 2017. Formerly § 17.49.130].
17.49.110 Outdoor lighting standards.
All outdoor lighting within the downtown – mixed use district shall conform to the outdoor lighting standards detailed in Chapter 17.55 WRMC. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020. Formerly § 17.49.140].
17.49.120 Fencing, screening and landscaping.
All fencing, screening and landscaping within the downtown – mixed use district shall conform to the standards detailed in Chapter 17.56 WRMC. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020. Formerly § 17.49.150].
17.49.130 General regulations.
For provisions on general regulations, see Chapter 17.54 WRMC, Articles I through IV. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020. Formerly § 17.49.160].
17.49.140 Transition regulations.
For provisions on transition requirements, see WRMC 17.54.300 through 17.54.330. [Ord. 15-21 § 12, 2021; Ord. 21-20 § 15, 2020. Formerly § 17.49.170].