Chapter 15.18 — MIXED-USE DEVELOPMENT STANDARDS FOR THE HIOZ

(A) The following development standards apply to mixed-use developments in the HIOZ and are supplemental to the development standards prescribed in the applicable underlying base or overlay zone. Where conflicts between provisions exist, the more restrictive standard shall apply.

(B) The following development standards apply to both horizontal and vertical mixed-use develop- ments as defined in § 15.18.020 (Definitions).

(C) The following development standards for mixed-use developments are intended to enhance the design of buildings and the public realm that promote active, ground floor pedestrian activity.

(Ord. 3335, passed 1-21-2025)

For the purpose of this chapter, the following definitions, and those found in Chapter 15.08, shall apply unless the context clearly indicates or requires a different meaning.

HORIZONTAL MIXED-USE DEVELOPMENT. A development project that combines residential and commercial land uses into a single development project where uses are adjacent to one another, either in separate buildings on the same parcel or on adjoining parcels in a development project. Internal streets and pedestrian pathways physically and visually connect the separate but adjacent uses into one unifying development.

VERTICAL MIXED-USE DEVELOPMENT. A development project that combines residential and commercial land uses into a single development project where uses are physically integrated into one building. Typically, publicly accessible uses occupy the ground level, such as commercial or common residential uses, while private uses occupy the upper levels, such as dwelling units.

(Ord. 3335, passed 1-21-2025)

(A) Applicable underlying base or overlay zone standards.

(1) The development standards for the following elements as prescribed in the applicable underlying base or overlay zone shall apply to mixed- use developments.

• (2) Where conflicts between provisions exist, the more restrictive standard shall apply.

• (a) Lot/parcel;

• (b) Setbacks;

• (c) Step-backs;

• (d) Building height;

• (e) Building facade modulation and articulation;

• (f) Landscaping; and

• (g) Fences and walls.

(B) Parking standards.

(1) For dwelling units within a mixed-use development, parking facilities shall be provided at the rate of that specified in § 15.17.075.

(2) For commercial uses within a mixed-use development, parking facilities shall be subject to the provisions for the C-3 Zone in § 15.30.060 (Parking Standards) and § 15.30.070 (Access and Circulation Standards).

(3) Parking facilities within a mixed-use development shall be designed to the vehicular access and layout standards prescribed for multiple-family residential projects in § 15.17.075(C)(2) (Vehicular Access and Layout Standards).

• (C) Open space standards.

(1) For dwelling units within a mixed-use development, open space shall be provided at the rate specified in § 15.17.075.

(2) If the proposal only involves the conversion of existing building area to create the residential use, the requirement for open space shall be waived.

(Ord. 3335, passed 1-21-2025)

Those permitted uses in the C-3 Zone shall apply to commercial uses for all mixed-use developments.

(Ord. 3335, passed 1-21-2025)

(A) Ground floor height. Buildings shall have a minimum ground floor height of 12 feet, measured from the finished grade of the sidewalk to the finished floor of the second floor or bottom of the roof structure, whichever is less.

(B) Ground floor building entries.

(1) Each building facade with frontage along a street shall provide a minimum of one ground floor building entry with a pedestrian connection to the public right-of-way, such as a sidewalk or walkway.

• (2) All building entries shall be recessed a minimum of 30 inches from the facade.

(3) Primary building entries shall be distinguished by the use of architectural features, such as overhead projections, awnings, canopies and the like.

(C) Ground floor facade openings.

• (1) Ground floor facades with frontage along a street shall dedicate at least 70% of the facade area to facade openings, such as windows or doors. The use of tinted, mirrored or reflective glass is prohibited.

(2) Ground floor facades with frontage along a street shall not span a continuous horizontal length greater than 20 feet unless it includes a facade opening, such as window or door.

(D) Public improvements. Mixed-use developments with at least 100 feet of frontage along a major arterial shall provide public improvements within the public right-of-way as required by the City Engineer subject to the provisions of Chapter 16.05 (Public Improvements, Dedications, Performance Agreements and Improvement Securities), including, but not limited to, the following:

• (1) Sidewalk and walkways;

• (2) Street lighting;

• (3) Parkway trees;

• (4) Landscaped parkway.

(E) Outdoor seating and dining. Outdoor seating and dining within the public right-of-way associated with a ground floor commercial use shall be subject to the provisions of the city’s standard outdoor dining guidelines.

(F) Outdoor display or sale of merchandise. Outdoor display or sale of merchandise associated with a ground floor commercial use shall be subject to the provisions of § 15.55.020 (Special Uses Permitted with Provisions).

(G) Signs. Signs shall be subject to the provisions of Chapter 15.49 (Sign Standards and Regulation).

(Ord. 3335, passed 1-21-2025)

Proposals to create new dwelling units as part of a mixed-use development shall be subject to the following review procedures.

(A) No discretionary approval will be required if the development involves only the conversion of existing building area, and the number of units is less than seven.

(B) Approval of a minor site plan or minor development project will be required if the proposal involves new building area on the property and the number of units is less than seven, or if the project is within the HIOZ.

(C) Approval of a major site plan or major development project will be required if the proposal involves the creation by new construction or conversion of existing building area of seven or more dwelling units on the property.

(Ord. 3335, passed 1-21-2025)