Article 15.04.203 — COMMERCIAL DISTRICTS

The specific purposes of the Commercial Districts are to:

A.

Designate adequate land for general commercial uses that are not compatible with mixed use development, including auto service uses.

B.

Maintain and strengthen the City's economic and fiscal resources and provide employment opportunities for residents of the City and surrounding communities;

C.

Establish appropriate development, design standards, and buffering requirements to protect adjacent uses and ensure land use compatibility; and

D.

Minimize the impacts of commercial development on adjacent residential uses.

The following Commercial Districts implement General Plan classifications of "Regional Commercial Mixed-Use" and "Marine and Waterfront Commercial".

CG General Commercial. This district is intended to accommodate retail, service, office, research and development, and limited industrial uses that are not compatible with mixed use development. This district offers maximum flexibility to allow the market to determine the mixture of non-residential uses. No residential uses are allowed.

CR Regional Commercial. This district is intended for mid-rise mixed-use development and regional shopping centers (e.g. Hilltop, Pacific East Mall, and Target) characterized by intensive development of retail space in compact and pedestrian-friendly environments. Office, retail and residential uses are allowed in mid-rise buildings.

CC Coastal Commercial. This district is intended to provide areas for waterfront-related retail and service uses in building forms appropriately scaled to the Bayfront. Shoreline access for the public must be provided. No residential uses are allowed.

The City Council may find, on case-by-case basis, that one or more of these commercial districts are conditionally consistent with certain General Plan "Mixed-Use" designations because mixed use development is not viable in the near- to mid-term and applying these districts to specific geographic areas would not impede implementation of the General Plan over the long-term.

Table 15.04.203.020 prescribes the land use regulations for "Commercial" Districts. The regulations for each district are established by letter designations as follows:

"P" designates permitted uses.

"A" designates use classifications that are permitted after review and approval of an administrative use permit by the Zoning Administrator.

"C" designates use classifications that are permitted after review and approval of a conditional use permit by the Planning Commission.

"L#" designates numbered limitations listed at the end of the table.

"x" designates uses that are not permitted.

Use classifications are defined in Article 15.04.104 (Key Terms and Definitions). In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. Section numbers in the right hand column refer to other sections of this Ordinance.

specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. Section numbers in the right hand column refer to other sections of this Ordinance.

Utilities, Major C C C Utilities, Minor P P P OTHER Accessory Uses and Structures Caretakers units are not allowed in the Industrial Buffer Zone shown on the Zoning Map. See § 15.04.601.010 Accessory Uses and Structures Nonconforming Uses See Article 15.04.606, Nonconforming Uses, Structures, and Lot Temporary Use See Article 15.04.807, Temporary Use Permits NOTES: L1 Only allowed on the ground floor in mixed-use buildings; an administrative use permit is required for more than 3,000 sq. ft. Full service restaurants require a conditional use permit for 1,500 square feet or more. L2 Small-scale establishments serving local businesses and workers occupying less than 1,000 sq. ft. are allowed. L3 Only water-related stores allowed occupying less than 1,000 sq. ft. are allowed. L4 Only small-scale marine-related industrial uses and services occupying less than 3,000 sq. ft. are allowed. L5 Only water-related storage or storage associated with a marine-related use or service allowed as an accessory use. L6 Permitted above the ground floor or behind an allowed ground floor use, otherwise, a conditional use permit is required. L7 Only allowed on arterial streets that are not within the Industrial Buffer Zone shown on the Zoning Map, occupying 2,500 sq. ft. or less unless greater floor area, up to 5,000 square feet is approved with a conditional use permit. This Industrial Buffer Zone is functionally equivalent to the Industrial Buffer Zone/Transition Zone established by Ordinance No. 18-18 N.S. L8 Up to 25 beds are permitted; for more than 25 beds, a conditional use permit is required. See Section 15.04.610.180 (Emergency Shelters). L9 Requires a conditional use permit and not allowed in the Industrial Buffer Zone shown on the Zoning Map. This Industrial Buffer Zone is functionally equivalent to the Industrial Buffer Zone/Transition Zone established by Ordinance No. 18-18 N.S. L11 Requires a conditional use permit and, if there is on-sale consumption of alcoholic beverages, the standards of Section 15.04.610.060 (Alcoholic Beverage Sales) apply.

1 Schools with conditional use permits that are nonconforming can seek modifications to existing conditions of approval pursuant to Section 15.04.606.040(C), Expansion of nonconfirming uses.

(Ord. No. 27-18 N.S., § I(Exh. A), 11-20-2018; Ord. No. 30-18 N.S., § I(Exh. A), 12-18-2018)

Table 15.04.203.030 prescribes the development standards for Commercial Districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this article, while individual letters refer to subsections that directly follow the table. The numbers in each illustration below refer to corresponding regulations in the "#" column in the associated table.

TABLE 15.04.203.030: DEVELOPMENT STANDARDS—COMMERCIAL DISTRICTS

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Additional Development Standards—Commercial Districts

A.

Additional Development Standards. All development in the Commercial Districts is subject to the following standards.

1.

Landscaping. A minimum of 15 percent of the site must be landscaping, which may be reduced to 5 percent if buildings are located on front and street size lot lines. Additional landscaping may be required for parking areas.

2.

Public Improvements.

a.

Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition.

b.

Street Furniture. Trash receptacles, benches, bike racks, and other street furniture shall be provided.

c.

Street Lights. Pedestrian-scale street lights shall be provided.

d.

Street Trees. Shade trees shall be planted no more than 30 feet on center. Tree guards shall be provided. Trees shall be a minimum 15 gallons in size, and at least 10 percent of the required trees shall be 24-inch box size or larger.

3.

Orientation of Primary Building Entrance. The primary building entrance shall face or be oriented to within 45 degrees of or parallel to the street frontage. This entrance(s) must allow pedestrians to both enter and exit the building and must remain unlocked during business hours. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the higher classification. If a site fronts two public streets of equal classification, the applicant may choose which frontage on which street to meet the requirement.

4.

Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side lot line shall include windows, doors, or other openings for at least 40 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk.

a.

Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

b.

Exceptions for Parking Garages. Multi-level garages are not required to meet the ground-floor transparency requirement. Instead, they must be screened and treated, consistent with the requirements of Article 15.04.607 (Parking and Loading Standards).

c.

Reductions through Design Review. The building transparency requirement may be reduced or waived if it is found that:

i.

The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and

ii.

Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Building Articulation.

a.

Any building over 75 feet wide shall be broken down to read as a series of buildings no wider than 75 feet each.

b.

Buildings shall be designed to have a distinctive base (ground floor level), middle (intermediate upper floor levels), and top (either top floor or roof level).

c.

Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

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Exterior Building Materials.

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a.
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A unified palette of materials shall be used on all sides of buildings.

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b.
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Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clap-board, painted metal clapboard or other quality, durable materials approved by the Zoning Administrator or Design Review Board, whichever has approval authority.

Pedestrian Access. On-site pedestrian circulation and access must be provided according to the following standards.

a.

Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

b.

To Circulation Network. Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main entry and sidewalk, generally no more than 125 percent of the straight line distance.

c.

To Neighbors. Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

d.

To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances. Sidewalk "bulb-outs" or bus "pull-outs" may be required at bus stops serving commercial centers (building floor area over 25,000 square feet) to provide waiting areas for transit users and safety for passing motorists.

e.

Interior Pedestrian Walkway Design.

i.

Walkways shall have a minimum unobstructed width of six feet and shall be hard-surfaced.

ii.

Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.

iii.

Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

8.

Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be screened so as not to be visible from public streets. Drop-off areas may be located at the primary building entry.

B.

Shopping Centers. Shopping centers containing 25,000 square feet or more of floor area are subject to the following standards and criteria for approval.

1.

Entry Plazas/Passenger Loading Areas. A plaza shall be provided at the entry to each anchor tenant that provides for pedestrian circulation and loading and unloading. Entry plazas and passenger loading areas shall include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping including trees or raised planters. Entry plazas with features described under paragraph 2 below may be counted toward the public plaza requirements.

2.

On-Site Public Plazas. Outdoor plazas for the use of customers and visitors shall be provided at a rate of five square feet per 1,000 square feet of floor area, up to 1,500 square feet of outdoor plaza.

a.

Location. Public plazas shall be visible from a public street, or from on-site areas normally frequented by customers, and shall be accessible during business hours.

b.

Amenities. On-site public space shall include benches or other seating, and the ground surface shall be landscaped or surfaced with highquality paving materials. Amenities shall be provided that enhance the comfort, aesthetics, or usability of the space, such as shade trees and other landscaping, shade structures, drinking fountains, water features, public art, and performance areas.

3.

Design Criteria. In order to receive design approval for a shopping center, the Design Review Board shall find that all of the following criteria have been met.

a.

Integrated Theme. Buildings and structures exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.

b.

Site Entrance. The driveway entrance provides an organizing element to the site design with features such as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island. Buildings are located within 30 feet of the corner of the driveway and public right-of-way and building elements with greater vertical emphasis are used at these corners.

c.

Building Entrances. Building entrances to anchor tenants and other large stores are prominent and inviting. The architectural details of building entrances are integrated with the overall building design in terms of materials, scale, proportion, and design elements.

d.

Vehicular Circulation. Safe, convenient vehicular circulation is provided within the development through an appropriate system of internal vehicular circulation routes based on a hierarchy of drive aisles and cross routes. Vehicular and pedestrian conflicts are minimized. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there are clearly delineated crosswalks that include clear sight lines, adequate warning signage, adequate lighting, and protective barrier posts or similar features at walkway entrances.

e.

Cart Corrals. Adequate, convenient cart corrals are provided near building entrances and throughout the parking areas.

f.

Transit Facilities. Transit facilities, where included, have effective shading from the summer sun and comfortable seating.

g.

Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting provides interesting compositions for outdoor lighting, as well as a safe, secure environment.

h.

Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, are adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques.