§ 17.50.160. Mixed-Use Projects

A.

Purpose. The purpose of this Section is to ensure compatibility between the different land uses (e.g., residential and commercial) operating within a mixed-use project.

B.

Zoning district standards. The density, floor area ratio (FAR), height, and street setbacks for a mixed-use development project shall be determined by the underlying zoning district.

C.

Commercial structure required. When the residential units are located above the commercial uses, the structure shall be treated as a commercial type of structure for front and corner setbacks and no interior side setbacks shall be required. No rear yard setback is required unless specified for commercial uses.

D.

Hours of operation. Outside the Central District the commercial portion of projects shall comply with the Limited Hours of Operation requirements (Section 17.40.070), if applicable.

E.

Commercial uses along street frontages.  

1.

Commercial uses shall be located along street frontages and have a minimum depth of 50 feet. The Zoning Administrator may reduce the commercial uses for a secondary street.

2.

On corner lots, the commercial space shall turn (wrap around) the corner for a minimum depth of 50 feet.

3.

The Zoning Administrator shall determine the primary frontage for purposes of compliance with this Subsection.

4.

On double-frontage lots, commercial uses shall be located along both street frontages.

5.

Projects within the Central District shall comply with Figure 3-4 (Ground Floor Concept).

F.

Ground floor residential units allowed. Ground floor residential dwelling units located along secondary streets are allowed only if the structure is located on a corner lot.

G.

Ground floor height. Projects located in the Central District shall comply with the minimum ground floor height requirements of Table 3-2.

H.

Community space requirements.  

1.

Community space defined.  

a.

Community space shall include both indoor/interior space and outdoor open space.

b.

Community space can be in the form of private open space (e.g., balconies) or common open space (e.g., pool or side or rear setback areas.)

c.

An indoor recreational room of up to 600 square feet may be credited toward fulfilling this community space requirement.

d.

A utility easement may be credited toward fulfilling this community space requirement if it is properly landscaped in compliance with Chapter 17.44 (Landscaping).

2.

Minimum space per unit. Each development project shall provide a minimum of 150 square feet of community space for each dwelling unit.

3.

Front and/or corner side setbacks do not count. Required front and/or corner side setbacks shall not be credited toward fulfilling this community space requirement.

4.

Private open space.  

a.

The private open space shall not exceed 30 percent of the total requirement for community space.

b.

Each private open space shall have a minimum six-foot dimension.

c.

This maximum 30 percent requirement may be modified by not more than five percent if determined to be necessary during Design Review.

5.

Community open space. Each community open space shall have at least one minimum dimension of 15 feet and the other dimensions shall be at least six feet, except for private open space (e.g., balconies or patios).

I.

Balconies.  

1.

Balconies may project no closer than six feet to an interior or rear property line and four feet into a front or corner side setback.

2.

Balconies shall have a minimum dimension of six feet in order to count as required open space.

3.

Balconies that are designed to project over the public right-of-way shall have prior approval from the Department of Public Works.

J.

Inclusionary housing requirements. Mixed-use projects shall be subject to the inclusionary housing requirements of Section 17.42.040 (Inclusionary Unit Requirements).

K.

Parking.  

1.

Location. The mixed-use project may have parking located at grade level behind the ground floor commercial/residential uses on the street frontage.

2.

Number of parking spaces required. For new development projects, parking shall be provided in compliance with Table 4-6 for both the residential component and the commercial component. A minimum of one off-street parking space shall be located on-site for each residential unit in a new project.

3.

Guest parking required. Guest parking shall be provided for the residential units in compliance with Table 4-6 (Off-Street Parking Space Requirements — multi-family dwelling units).

4.

Off-site spaces. All other parking spaces designed to serve the residential units may be located off-site with a long-term parking lease agreement in compliance with Subparagraph 17.46.020 I. (Location and ownership).

5.

Distance requirements. Off-site parking for residential units shall meet the distance requirements for commercial customer/visitor spaces.

6.

Conversion of existing structures. Conversions of existing structures (including additions) may provide parking for the residential units off-site as long as they meet the distance requirements and there is a long term parking lease agreement all in compliance with Subparagraph 17.46.020 I. (Location and ownership).

7.

Overnight parking permits not allowed.  

a.

City Permits for overnight parking on City streets shall not be issued for residential development projects built in compliance with these regulations.

b.

Residential tenants shall be advised of the unavailability of on-street overnight parking permits.

L.

Lighting. Lighting for commercial uses shall be appropriately shielded to not negatively impact the residential units.

M.

Noise notification.  

1.

Residents of a mixed-use development project shall be notified that they are living in an urban area and that the noise levels may be higher than in a typical residential area.

2.

The signature of the residents shall confirm receipt and understanding of this information.

N.

Loading.  

1.

Off-street loading. Off-street loading areas shall be located as far as possible from the residential units and shall be completely screened from view from the residential portion of the project.

2.

Loading and unloading of household goods. If the loading of furniture and household goods for the residential units is to occur on the street, it shall be limited to the hours of 9:00 a.m. to 2:00 p.m. and 7:00 p.m. to 10:00 p.m. on weekdays and 9:00 a.m. to 10:00 p.m. on weekends.

O.

Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses.

(Ord. 7099, § 32, 2007)