Chapter 19.36
NEIGHBORHOOD COMMERCIAL (NC) DISTRICT
Sections:
19.36.050 Development standards.
19.36.060 Performance standards.
19.36.010 Purpose.
This district is intended to provide for an area with compatible commercial and residential uses. Intended uses include professional offices, low intensity retail establishments, and a variety of housing densities and types. The commercial uses are intended to have a relatively small customer base. The uses are intended to be along streets designated as collector arterial or lower. Pedestrian-oriented storefronts are encouraged. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1620-07 § 3, 2007; Ord. 1317 § 3, 1998).
19.36.020 Permitted uses.
Permitted uses in the NC district are:
A. Single-family dwelling;
B. Duplex dwelling;
C. Triplex dwelling;
D. General group home;
E. Agricultural use, including a plant nursery, livestock (see Chapter 19.68 FMC) and roadside stand for the sale of agricultural goods;
F. Retail sales store including, but not limited to, the sale or rental of the following items: antiques, art, bicycles, books, clothing (boutique), flowers, garden supply, gifts, hobby supplies, photography supplies, pottery and videos;
G. Commercial services including, but not limited to, beauty and hair care, consulting, credit union banking, artistic glass studio works, locksmithing, office equipment repair, paging, pet grooming, studio photography, real estate sales, shoe repair, tailoring, telecommunication sales and travel agency services;
H. Espresso stand, including associated drive-thru facility;
I. Automobile part store, with no storage and/or repair of customer vehicles;
J. Professional office;
K. Veterinary clinic, with treatment and storage of animals within an enclosed building;
L. Public park;
M. Attached wireless communication facility (WCF) on a nonresidential attachment structure (see Chapter 19.72 FMC);
N. Electric vehicle charging station equipped with Level 1 or Level 2 battery charging station equipment only;
O. Necessary public or quasi-public utility structure or equipment, less than or equal to 500 square feet in gross floor area. Excludes substations. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1780 § 9, 2012; Ord. 1777 § 1 (Exh. A), 2012; Ord. 1620-07 § 3, 2007; Ord. 1317 § 3, 1998).
19.36.030 Accessory uses.
Accessory uses in the NC district are:
A. Accessory dwelling unit (see Chapter 19.80 FMC);
B. Family day-care provider (see Chapter 19.68 FMC);
C. Home occupation (see Chapter 19.68 FMC);
D. Microcell for residential use. Excluded from front yard;
E. Amateur or citizen band transmitter, support structure and antenna array (see FMC 19.68.020(B));
F. Residential accessory use or structure which is subordinate and incidental to a permitted residential dwelling unit. Residential accessory uses and structures may include, but are not limited to, garage, carport, storage shed, noncommercial greenhouse, fence (six feet or less in height), and the accessory uses listed above. Accessory structures constructed after the effective date of the ordinance codified in this title shall be less than or equal to 65 percent of the gross floor area of the primary residence or 1,200 square feet, whichever is greater, and less than or equal to 20 feet in height;
G. Employee recreation facility and play area;
H. Temporary accessory structures and uses (see Chapter 19.68 FMC);
I. Co-location on WCF support structure;
J. Hobby farm as an accessory to an existing residence (see Chapter 19.68 FMC);
K. Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director. (Ord. 1897 § 6, 2015; Ord. 1317 § 3, 1998).
19.36.040 Conditional uses.
Uses permitted subject to the granting of a conditional use permit by the hearing examiner are:
A. Residential accessory structure which exceeds the gross floor area and/or height limit listed in FMC 19.36.030(F);
B. Home occupation exceeding the gross floor area listed in Chapter 19.68 FMC;
C. Adult or child day-care center;
D. Post office;
E. Public and quasi-public utility building, structure or equipment, greater than 500 square feet and less than or equal to 4,000 square feet in gross floor area. Includes substation;
F. Religious institution;
G. Restaurant, where customers are to be served only within the confines of the restaurant building and/or limited outdoor seating area. At a minimum, the following factors shall be considered when evaluating any proposed restaurant use:
1. The type and size of the proposed restaurant;
2. The present use of adjoining properties, and the anticipated compatibility of the proposed restaurant with such uses; and
3. The degree to which the proposed restaurant is compatible with residential uses;
H. Accredited public or private K-12 school;
I. Permitted or conditional uses which exceed the parking space per square feet of lot area requirement listed in FMC 19.36.050(D);
J. Electric vehicle charging station equipped with Level 3 battery charging station equipment;
K. Battery exchange station;
L. A use not listed above which is not listed in another district as a permitted or conditional use, is similar in nature to the above list of permitted and conditional uses, is consistent with the purpose and intent of this zoning district, and is compatible with the uses on adjoining properties. (Ord. 1780 § 10, 2012; Ord. 1620-07 § 3, 2007; Ord. 1593-06 § 60, 2006; Ord. 1317 § 3, 1998).
19.36.045 Prohibited uses.
The following are prohibited uses for the neighborhood commercial (NC) district:
A. Marijuana producing.
B. Marijuana processing.
C. Marijuana retailing or marijuana retailers.
D. Medical marijuana collective gardens. (Ord. 1872 § 7, 2014).
19.36.050 Development standards.
A. Minimum Lot Area and Site Requirements for Neighborhood Commercial (NC).
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Minimum lot area requirement: Nonresidential use structure per lot |
9,000 square feet for first principal use structure; an additional 4,000 square feet for each additional principal use structure. |
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Minimum lot area requirement: |
9,000 square feet for first single-family dwelling unit; an additional 3,700 square feet for each additional single-family dwelling unit. |
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Minimum lot area requirement: |
9,000 square feet for the first dwelling unit on lot; an additional 3,700 square feet for the second dwelling unit; an additional 3,600 square feet for each additional dwelling unit. |
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Minimum lot area requirement: |
9,000 square feet for first mixed use structure; an additional 3,200 square feet for the first mixed use dwelling unit; an additional 3,000 square feet for each additional dwelling unit. |
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Detached accessory dwelling unit (ADU): |
1,000 square feet. One ADU per lot. |
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Minimum dwelling structure separation |
10 feet. |
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Minimum lot dimension circle |
75 feet. 35 feet per dwelling unit. |
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Minimum frontage width |
30 feet. 20 feet with alley or easement serving 2 lots or less, as sole access (subject to increase based on safety concerns). |
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Minimum front yard setback (see Chapter 19.64 FMC for buffering requirements) |
20 feet. See FMC 19.68.020(B) for possible front yard setback reduction. 20 feet of driveway* between the garage or carport and the front property line. Does not apply to side entry garage or alley if sole vehicular access. |
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Minimum interior yard setback (see Chapter 19.64 FMC for buffering requirements) |
Commercial/mixed use: 5 feet. Residential: 10 feet. One side of the interior yard may be 5 feet (see FMC 19.68.020(B)). An accessory dwelling unit shall maintain a 10-foot setback. Accessory structure: Commercial, 5 feet. Residential (excluding accessory dwelling units), 10 feet, or if accessory structure ≤15 feet in height and ≤33% of dwelling unit coverage, 5 feet. |
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Interior yard with alley as sole access (residential) |
5 feet abutting alley easement or right-of-way (see FMC 19.68.020(B)). |
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Maximum height |
35 feet or 3 stories, whichever is less (see FMC 19.68.020(C) for exceptions). |
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Maximum lot coverage for structures |
45%. 50% if at least one-half of lot coverage is for mixed use structures. |
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Green area factor (see FMC 19.64.025) |
30%. |
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*To prevent street and sidewalk blockage. |
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Calculations resulting in a fraction shall be rounded to the nearest whole number with .50 being rounded up. |
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B. Additional Zoning District Development Standards. See FMC 19.68.020.
C. Shopping Centers/Drive-Thrus. No shopping centers unless permitted through a PCD. No drive-thrus except where specifically permitted above.
D. Parking and Circulation Regulations. See Chapter 19.56 FMC.
1. New or expanded nonresidential use structures are limited in gross floor area such that the required parking per Chapter 19.56 FMC does not exceed 1.5 parking spaces per 1,000 square feet of lot area.
2. A legal lot of record less than 9,000 square feet is allowed the required number of parking spaces per Chapter 19.56 FMC up to a maximum of 13 parking spaces, except as restricted by other applicable FMC requirements.
E. Landscaping and Buffering Regulations. See Chapter 19.64 FMC.
F. Administrative Design Review. See Chapter 19.60 FMC.
G. Planned Residential Development (PRD). See Chapter 19.52 FMC.
H. Development Agreement. See Chapter 19.68 FMC.
I. Sewer Hookup Requirement. See FMC 19.68.130.
J. Nonconforming Lots, Structures and Uses. See Chapter 19.84 FMC.
K. Accessory Dwelling Units (ADU). See Chapter 19.80 FMC.
L. Fife Municipal Code (FMC). All applicable development procedures and standards identified in the FMC shall apply.
M. Low Impact Development. See FMC Title 21. (Ord. 2043 § 1 (Att. B), 2021; Ord. 1685 § 1(Exh. A), 2009; Ord. 1317 § 3, 1998).
19.36.060 Performance standards.
See FMC 19.68.030 for performance standards. (Ord. 1317 § 3, 1998).