Chapter 17.09 — COMMERCIAL AND MIXED-USE ZONES

The purposes of the Commercial and Mixed-Use Zones are to:

• A. Provide for the orderly, well-planned, and balanced development of commercial and mixed-use zones;

• B. Designate adequate land for a full range of local-and regional-serving commercial and retail services consistent with the General Plan;

• C. Maintain and strengthen the City's economic resources;

• D. Provide appropriately located commercial areas that provide a variety of goods and services for residents, employees, and visitors;

• E. Provide opportunities for a mix of complementary uses that may combine residential and nonresidential uses or combine a variety of nonresidential uses on the same site; and

• F. Promote pedestrian-oriented, mixed-use centers at appropriate locations.

Additional purposes of each Commercial and Mixed-Use Zone:

Central Business District (CBD). The CBD Zone is intended to preserve and expand the unique characteristics of the City's original commercial center. This zone provides for development of an urban civic and cultural core, including civic uses such as City Hall and the public library, as well as restaurants, retail, service, professional office, multi-unit residential, and similar and compatible uses. Residential densities range between 20.0 and 60.0 dwelling units per acre. This zone implements the Central Business District General Plan Land Use Designation.

Commercial (C). The C Zone is intended to provide areas for locally-oriented retail and service uses, multi-unit residential above ground floor, public and quasi-public uses, and similar and compatible uses. Residential densities range between 5.1 to 18.0 dwelling units per acre. This zone implements the Commercial General Plan Land Use Designation.

Commercial-Highway (CH). The CH Zone is intended to provide for retail, commercial, service, amusement, and transient residential uses proximate to highway locations and dependent upon highway travel. This zone implements the Highway Service Commercial General Plan Land Use Designation.

Mixed Use Neighborhood Commercial (MU-NC). The MU-NC Zone is intended to provide areas for a mix of medium-density residential units that support commercial retail, office, and open space uses. This zone provides for lower intensity mixed-use development that contains a mix of residential townhomes, condominiums, and apartments that support pedestrian-oriented shopping, office, and open space. This zone is intended to accommodate uses that provide essential daily services and retail needs as well as recreational amenities, within walking distance of the surrounding neighborhood. Residential densities range between 12.0 and 60.0 units per acre. This zone implements the Neighborhood Commercial Mixed Use General Plan Land Use Designation.

estrian-oriented shopping, office, and open space. This zone is intended to accommodate uses that provide essential daily services and retail needs as well as recreational amenities, within walking distance of the surrounding neighborhood. Residential densities range between 12.0 and 60.0 units per acre. This zone implements the Neighborhood Commercial Mixed Use General Plan Land Use Designation.

Mixed-Use Corridor (MU-C). The MU-C Zone is intended to provide areas for a mix of higherdensity residential uses that support commercial retail and office uses along the City's major corridors. This zone provides for mixed-use developments along major corridors (e.g., West Capitol Avenue) that include a mix of residential and office/commercial or single-use residential, office, or commercial, with an emphasis on non-residential uses. Residential densities range between 20.0 and 60.0 units per acre. This zone implements the Corridor Mixed Use General Plan Land Use Designation.

Waterfront (WF). The WF Zone is intended to provide areas for high-intensity mixed uses which capitalize on the City's river frontage, including amusement, retail, and visitor-serving amenities. This zone provides for marinas, restaurants, retail, amusement, hotel and motel uses, mid-rise and highrise offices, multi-unit residential units which are oriented principally to the river, public and quasi-

public uses, and similar and compatible uses. Residential densities range between 40 and 120 dwelling units per acre. This zone implements the Riverfront Mixed Use General Plan Land Use Designation.

(Ord. 19-1 § 3)

Table 17.09.020, Land Use Regulations—Commercial and Mixed Use Zones, sets the land use regulations for the Commercial and Mixed Use Zones. Land uses are defined in Chapter 17.50 , Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

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TABLE 17.09.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE ZONES

TABLE 17.09.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE ZONES

TABLE 17.09.020: LAND USE REGULATIONS—COMMERCIAL AND MIXED USE ZONES

• (3) Permitted on upper stories and in the rear of the site where nonresidential space with a minimum depth of 45 feet is provided along the majority of street frontage. Street fronting residential (more than 50%) and residential-only development is allowed subject to Conditional Use Permit approval. Live/work units along the ground floor may be counted towards the commercial requirement.

• (4) Only as accessory to a fueling station.

• (5) Allow multi-unit residential projects only with at least 10% on-site affordable to be permitted by right in the MU-NC zone.

Housing Element Carry-Over Sites: Residential-only development is allowed by-right and does not require Conditional Use Permit approval if the project is located on a low- or very-low income Housing Element carry-over site and > 20 percent of the project's total units are affordable to lower income

Specific Limitations:

households. Carry-over site means the site has been included in two or more consecutive Housing Element sites inventories.

(Ord. 19-1 § 3; Ord. 22-21 § 2; Ord. 24-1, 1/17/2024; Ord. 24-1, 1/17/2024; Ord. 24-15, 11/20/2024; Ord. 25-7, 7/16/2025)

Table 17.09.030, Development Standards—Commercial and Mixed Use Zones, prescribes the development standards for the Commercial and Mixed Use Zones. Additional regulations are denoted in the right-hand column. Section numbers in this table refer to other sections of this title.

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• A. Maximum Height Adjacent to Residential Zones. The maximum height within 40 feet of a Residential Zone is limited to 40 feet. The maximum height within 50 feet of a Residential Zone is 50 feet.

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FIGURE 17.09.030.A: MAXIMUM HEIGHT ADJACENT TO RESIDENTIAL ZONES

• B. Required Building Location. The following building location requirements apply in the CBD, MU-NC, and MU-C Zones:

  1. Build-To Line. Buildings shall be located within 10 feet of the required setback line for at least 40% of the linear street frontage.

  2. Corner Build Area. Buildings shall be located within 10 feet of the required setback line within 30 feet of the street corner.

  3. Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping.

  4. Exceptions. These requirements may be modified or waived by the Director upon finding that:

     • a. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

     • b. The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street.

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FIGURE 17.09.030.B: REQUIRED BUILDING LOCATION, CBD, MU-NC, AND MUC ZONES

• C. Limitations on Location of Parking. Off-street parking spaces shall be located to the rear of principal buildings whenever possible. Above ground parking may not be located within 40 feet of a street facing property line. Exceptions may be granted where the Director makes the following findings:

  1. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and

2. The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.

(Ord. 19-1 § 3; Ord. 24-1, 1/17/2024; Ord. 25-7, 7/16/2025)

• A. Building Transparency/Required Openings. Exterior walls facing a public street right-of-way shall include windows, doors, or other openings for at least 50% of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.

  1. Design of 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.

  2. Exceptions for Parking Garages. Multi-level garages are not required to meet the building transparency/required openings requirement.

  3. Modifications for Residential Units and Hotels. Ground floor residential units and hotels shall have a reduced building transparency/required openings requirement - at least 30% of the building wall area located between the floor and ceiling of the first habitable story shall include windows, doors, or other openings. Walls may run in a continuous plane for no more than 10 feet without an opening.

  4. Reductions. The building transparency requirement may be reduced or waived by the Community Development Director or designee upon finding that:

     • a. The proposed use has unique operational characteristics with which providing the required windows and opens is incompatible, and

     • b. 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.

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FIGURE 17.09.040.A: BUILDING TRANSPARENCY/REQUIRED OPENINGS

• B. Façade Articulation. Street-facing façades over 50 feet in width shall incorporate at least two of the following features:

  1. Windows are recessed by at least four inches from surrounding exterior wall surfaces, as measured from window frame to finished exterior wall.

  2. A minimum of 25 percent of the façade, including all building levels, is offset at a depth of at least two feet from the remainder of the façade.

  3. The façade includes at least one projection or recess of at least four feet in depth, or two projections or recesses at least two feet in depth at an interval of no more than 50 horizontal feet. For a building with two or more stories, the projection or recess must be present on at least two stories.

  4. A vertical feature such as a pilaster is provided of at least 12 inches in both width and depth that extends the full height of the façade at an interval of no more than 50 feet horizontal feet.

  5. For buildings of at least three stories, the ground level of the building is distinguished from upper levels by a change in building material that is distinct from the remainder of the façade, along with a change in plane of at least one inch in depth at the transition between the materials.

6. For buildings of at least three stories, the top floor of the building is distinguished from lower levels by a change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials.

   7. The façade includes a horizontal design feature such as a water table, belt course, or bellyband, applied to the transition between the ground floor and upper floors.

• C. Façade Length. Street-facing façades shall not exceed 150 feet in length before a minimum façade break of at least eight feet in width and at least four feet in depth, open to the sky.

• D. Windows. Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on-site or off-site).

• E. Building Entrances. The primary building entrance shall face a public sidewalk.

  1. Elevation. Entrances shall be at or within one vertical foot of the sidewalk elevation for all non-residential and residential common spaces. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall either: (1) be elevated a minimum of three feet above sidewalk elevation; or (2) shall have the entrance set back from the edge of the sidewalk by at least six feet with a planting strip abutting the sidewalk of at least three feet in width and two feet in depth.

  2. Corners. Entrances located at corners shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements.

  3. Connections. All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connect to a public sidewalk.

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FIGURE 17.09.040.D: BUILDING ENTRANCES

• F. Ground Floor Dimensions. Buildings shall meet the following dimensions for ground floor frontages depending on use.

  1. Non-Residential and Residential Common Spaces. Ground floor spaces shall have a minimum height of 15 feet, measured floor-to-floor, and a minimum depth of 35 feet, measured wall-to-wall.

  2. Residential Units. Ground floor units shall have a minimum height 10 feet, measured floorto-floor.

• G. Exterior Building Materials and Colors. A unified palette of quality materials shall be used on all sides of buildings.

  1. Allowed Materials. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard, fiber cement siding, or other quality, durable materials approved by the Community Development Director or designee. Stucco, when used, shall cover no more than 50% of the front façade of the ground floor.

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

1. 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 amenities.

   2. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other pedestrian routes or trails shall be provided. On-site walkways shall connect the primary building entry or entries to a public sidewalk on each street frontage.

   3. Pedestrian Walkway Design. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

      • a. Where a required walkway is parallel and adjacent to a vehicular travel lane, it shall be raised or separated from the vehicular travel lane by a raised crosswalk, a different paving material, or similar method.

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

I. Vehicle Access.

1. Frontage. Driveways shall not be located on primary frontages where access from secondary frontages is possible.

2. Location. Driveways shall be located at least 10 feet from primary building entrances and at least 20 feet from an intersection curb return or pedestrian cross walk.

3. Dimensions. Each driveway and curb cut shall be a maximum of two lanes and 20 feet in width, unless the Community Development Director or designee determines that a width of up to 24 feet is reasonable for visibility or other public safety reasons due to a lack of design alternatives or the presence of special conditions, such as unique site geometry.

• J. Private Open Space. Private open space shall have direct access from the associated residential unit.

  1. Dimensions. Private open space shall have a minimum dimension of five feet in each direction and a minimum area of 40 square feet.

  2. Setbacks. Private open space may be located in a required setback.

• K. Common Open Space. Common open space shall be accessible to all tenants of a building and as an option may also be open to the general public.

  1. Dimensions. Common open space shall have a minimum dimension of 15 feet in each direction and a minimum area of 400 square feet.

  2. Distribution. A minimum of 50% of the minimum open space shall be common open space.

• L. Metal Storage Containers. Metal storage containers shall not be used as permanent storage; they may be allowed on a temporary basis in connection with a valid building permit.

• (Ord. 19-1 § 3; Ord. 20-4 § 2; Ord. 25-1, 2/19/2025)