18.05.070 Development standards | Maywood Park Municipal Code

18.05.070 Development standards.

The following development standards apply only to properties zoned mixed commercial/residential.

A. Lot Size. Creation of new lots in commercially zoned properties is prohibited.

1. Purpose. The height limits are intended to control the overall scale of buildings. Light, air, and the potential for privacy are intended to be preserved in adjacent residential zones.

2. Height Standard. The height standard for the mixed commercial/residential zone is 45 feet. Exceptions to the maximum height standard in the mixed commercial/residential zone are stated below.

a. Projections Allowed. Chimneys, flag poles, satellite receiving dishes, and other similar items attached to a building, with a width, depth, or diameter of five feet or less may rise 10 feet above the height limit, or five feet above the highest point of the roof, whichever is greater. If they are greater than five feet in width, depth, or diameter, they are subject to the height limit.

b. Rooftop mechanical equipment and stairwell enclosures that provide rooftop access may extend above the height limit as follows; provided, that the equipment and enclosures are set back at least 15 feet from all roof edges on street-facing facades:

i. Elevator mechanical equipment may extend up to 16 feet above the height limit; and

ii. Other mechanical equipment and stairwell enclosures that cumulatively cover no more than 10 percent of the roof area may extend up to 10 feet above the height limit.

c. Antennas, utility power poles, and public safety facilities are exempt from the height limit.

d. Small building- or pole-mounted wind turbines must meet the following standards:

i. The maximum rotor swept area, as defined by the American Wind Energy Association (AWEA) may not exceed 150 square feet;

ii. The pole and turbine must be set back at least 10 feet from all lot lines;

iii. A turbine may not be higher than 45 feet above the height of the building it is mounted on;

iv. Turbines must have an AWEA-rated sound level of 45dBA or less;

v. Roof-mounted solar panels are not included in height calculations and may exceed the maximum height limit if the following are met:

(A) For flat roofs or the horizontal portion of mansard roofs, they may extend up to five feet above the top of the highest point of the roof.

(B) For pitched, hipped, or gambrel roofs, they must be mounted no more than 12 inches from the surface of the roof at any point, and may not extend above the ridgeline of the roof. The 12 inches is measured from the upper side of the solar panel.

1. Purpose. The required building setbacks promote streetscapes that are consistent with the desired character of the properties zoned commercial. The setback requirements for areas that abut residential zones promote commercial development that will maintain light, air, and the potential for privacy for adjacent residential zones. The setback requirements along transit streets and in pedestrian districts create an environment that is inviting to pedestrians and transit users.

2. Minimum Building Setbacks. The minimum building setback standards apply to all buildings and structures on the site as specified in this section.

Buildings adjacent to residential lots in the mixed commercial/residential zone must have a minimum 10-foot setback.

D. Building Coverage. The maximum building coverage standard is 50 percent of the site area. The building coverage standard limits the footprint of buildings and works with the height and setback standards to control the overall scale of development. This standard promotes buildings at a scale compatible with surrounding residential development.

1. Landscaping is required because it is attractive and it helps to soften the effects of built and paved areas. Landscaping also helps cool the air temperature, intercept rainfall and reduce storm water runoff by providing nonpaved permeable surface. Landscaping can also provide food for people and habitat for birds and other wildlife. Landscaping is required for all commercial-zoned lands abutting residential properties to provide buffering and promote the livability of the residential lands.

2. Minimum Landscaped Area Standard. The required amount of landscaped area is 15 percent of the site. Required landscaped areas must be at ground level. However, up to one-third of the required landscaped area may be improved for active or passive recreational use, or for use by pedestrians. Examples include walkways, play areas, plazas, picnic areas, and unenclosed recreational facilities. Any required landscaping, such as for required setbacks, applies towards the landscaped area standard.

F. Ground Floor Windows. Blank walls on the ground level of buildings in the mixed commercial/residential zone are limited in order to provide a pleasant, rich, and diverse pedestrian experience by connecting activities occurring within a structure to adjacent sidewalk areas and to encourage continuity of retail and service uses.

The windows must be at least 50 percent of the length and 25 percent of the ground level wall area. On lots with more than one street frontage, the general standard must be met on one street frontage only. Ground level wall areas include all exterior wall areas up to nine feet above the finished grade. The requirement does not apply to the walls of residential units.

Required window areas must be either windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall.

G. Screening. The screening standards address specific unsightly features which detract from the appearance of commercial areas.

1. Garbage and Recycling Collection Areas. All exterior garbage cans, garbage collection areas, and recycling collection areas must be screened from the street and any adjacent properties. Trash receptacles for pedestrian use are exempt.

2. Mechanical Equipment. Mechanical equipment located on the ground, such as heating or cooling equipment, pumps, or generators, must be screened from the street and any abutting residential zones by walls, fences, or vegetation and be tall enough to screen the equipment. Mechanical equipment placed on roofs must be screened in one of the following ways, if the equipment is within 50 feet of a residential lot:

a. A parapet along facades facing the R zone that is as tall as the tallest part of the equipment;

b. A screen around the equipment that is as tall as the tallest part of the equipment; or

c. The equipment is set back from roof edges facing the R zone three feet for each foot of height of the equipment.

H. Transit Street Main Entrance. Locating the main entrance to a use on a transit street provides convenient pedestrian access between the use and public sidewalks and transit facilities, and so promotes walking and the use of transit.

I. Exterior Display, Storage, and Work Activities. The standards of this section are intended to assure that exterior display, storage, and work activities will be consistent with the desired character of the zone, will not be a detriment to the overall appearance of a commercial area, will not have adverse impacts on adjacent properties, especially those zoned residential; and will not have an adverse impact on the environment.

1. Exterior Display. Exterior display areas must be set back at least five feet from street lot lines and be landscaped. Exterior display areas must be set back at least five feet from lot lines abutting R zones and be landscaped.

2. Exterior Storage. Exterior storage is limited to 10 percent of the site area and must be set back five feet from nonstreet lot lines and 10 feet from street lot lines, with the setback area landscaped.

3. Exterior Work Activities. The following exterior activities are allowed in the mixed commercial/residential zone: outdoor eating areas, entertainment and recreation uses that are commonly performed outside, and outdoor markets.

4. Paving. All exterior display and storage areas must be paved. [Ord. 9G, 2019.]