18.05.080 Additional requirements in the mixed commercial/residential zone.
A. Purpose. These standards encourage new mixed use and residential development. They also provide for small amounts of existing nonresidential uses to remain as allowed uses, and to allow limited expansions to ensure their viability.
B. Where These Standards Apply. The standards of this section apply to sites in the mixed commercial/residential zone where any of the floor area is, or is proposed to be, used for commercial uses. For the purposes of this section, these uses are called limited nonresidential uses.
1. Measurements. For the purposes of this section, measurements are as follows:
a. Parking Excluded. Floor area does not include area devoted to structured parking.
b. Residential Common Areas. Areas shared exclusively by residential uses, such as hallways, stairs, and entries, are included in residential floor area.
c. Other Common Areas. Areas shared by residential and nonresidential uses, such as hallways, stairs, and entries, are included in nonresidential floor area.
d. Balconies. Balconies are included in residential floor area if the balcony serves only residential units and is at least 48 square feet in area and at least six feet long and six feet wide.
2. New Development. For new development, at least one square foot of residential development is required for each square foot of limited nonresidential floor area.
C. Fences.
1. Purpose. The fence standards promote the positive benefits of fences without negatively impacting the community or endangering public or vehicle safety. Fences near streets are kept low in order to allow visibility into and out of the site and to ensure visibility for motorists. Fences in any required side or rear setback are limited in height so as to not conflict with the purpose for the setback.
2. Types of Fences. The standards apply to walls, fences, and screens of all types whether open, solid, wood, metal, wire, masonry, or other material.
3. Location and Heights.
a. Fences Abutting Street Lot Lines and Pedestrian Connections. Within 10 feet of a street lot line or lot line that abuts a pedestrian connection, fences that meet the following standards are allowed:
i. Fences that are more than 50 percent sight-obscuring may be up to three and one-half feet high.
ii. Fences that are 50 percent or less sight-obscuring may be up to eight feet high.
b. Fences Abutting Other Lot Lines. Fences up to eight feet high are allowed in required building setbacks along all other lot lines.
c. Fences in All Other Locations. The height for fences in locations other than described in subsections (C)(3)(a) and (C)(3)(b) of this section is the same as the regular height limits of the zone.
D. Minimum Required Parking Space Requirements for Vehicles and Bicycles.
1. Purpose. The purpose of required parking spaces is to provide enough on-site parking to accommodate the majority of traffic generated by the range of uses which might locate at the site over time. Sites that are located in close proximity to transit, have good street connectivity, and good pedestrian facilities may need little or no off-street parking. Parking requirements should be balanced with an active pedestrian network to minimize pedestrian, bicycle and vehicle conflicts as much as possible. Transit-supportive plazas and bicycle parking may be substituted for some required parking on a site to encourage transit use and bicycling by employees and visitors to the site. The required parking numbers correspond to broad use categories, not specific uses, in response to this long-term emphasis. Provision of carpool parking, and locating it close to the building entrance, will encourage carpool use.
2. Use of Required Parking Spaces. Required parking spaces must be available for the use of residents, customers, or employees of the use. All parking areas must be designed so that a vehicle may enter or exit without having to move another vehicle to allow vehicles to enter and exit the roadway in a forward motion. Required parking spaces may not be assigned in any way to a use on another site. Also, required parking spaces may not be used for the parking of equipment or storage of goods or inoperable vehicles.
3. Improvements.
a. Striping. All parking areas must be paved and striped in conformance with the parking dimension standards. A standard parking space must be at least nine feet by 18 feet. Disabled parking space for vans and access aisles and vehicular routes serving them shall provide a minimum vertical clearance of 98 inches. Van parking spaces shall be a minimum 132 inches wide and must contain an access aisle. Car parking spaces shall be at least 96 inches in width.
b. Protective Curbs Around Landscaping. All perimeter and interior landscaped areas must have protective curbs along the edges. Curbs separating landscaped areas from parking areas may allow storm water runoff to pass through them. Tire stops, bollards, or other protective barriers may be used at the front ends of parking spaces. Curbs may be perforated or have gaps or breaks. Trees must have adequate protection from car doors as well as car bumpers.
4. Short-Term Bicycle Parking.
a. Purpose. Short-term bicycle parking encourages shoppers, customers, messengers, and other visitors to use bicycles by providing a convenient and readily accessible place to park bicycles. Short-term bicycle parking should serve the main entrance of a building and should be visible to pedestrians and bicyclists.
b. Standards. Short-term bicycle parking racks must be provided and must be outside a building at the same grade as the sidewalk or at a location that can be reached by an accessible route; and within 50 feet of the main entrance(s).
E. Signs. Signs are pursuant to the provisions of MCC 11.15.7902 through 11.15.7982 [Amended 1986, Ord. 543 § 2]. [Ord. 9G, 2019.]