Chapter 19.40
COMMUNITY COMMERCIAL (CC) DISTRICT
Sections:
19.40.042 Development agreement.
19.40.050 Development standards.
19.40.060 Performance standards.
19.40.010 Purpose.
This district is intended to meet the needs of the citizens of Fife by facilitating a wide range of community-oriented retail, service, professional, recreational and entertainment uses. Pedestrian-oriented storefronts and plaza-based intersections are encouraged. The district is further intended to provide for residential uses, including single-family, duplex, triplex, multifamily and mixed use developments. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1317 § 3, 1998).
19.40.020 Permitted uses.
Permitted uses in the CC district are:
A. Single-family dwelling;
B. Duplex dwelling;
C. Triplex dwelling;
D. Multifamily structure with a maximum of eight dwelling units per structure consisting of retirement home located within 500 feet of a transit line permitted through a planned residential development (PRD);
E. Mixed use structure with a maximum of eight dwelling units per structure only if permitted through a planned residential development (PRD), and where all residential units are located on the upper floors of a mixed use structure with nonresidential uses on the first floor, and meeting the design requirements of Chapter 19.60 FMC, and located on a principal or collector arterial street;
F. Adult or child day-care center;
G. General group home;
H. Agricultural use, including a plant nursery, feed and seed store, livestock (see Chapter 19.68 FMC) and roadside stand for the sale of agricultural goods;
I. Professional office;
J. Veterinary clinic, with treatment and storage of animals within an enclosed building;
K. Retail sales store including, but not limited to, the sale or rental of the following items: antiques, appliances (new), art, bicycles, books, carpets, clothing, convenience goods, fabrics, flowers, food, furniture, garden supply, gasoline, gifts, hardware, hobby supplies, jewelry, newspapers, office equipment and supplies, paint, pets and pet supplies, pharmaceuticals, photography supplies, pottery, shoes, sporting goods, stationery, tile, toys, vehicle parts (new/remanufactured), videos and wallpaper;
L. Commercial service including, but not limited to, banking, beauty and hair care, cleaning, consulting, construction contracting, copying, dry cleaning, funeral services, glass studio works, financial, health (club), insurance, laundry, locksmithing, paging, pet grooming, printing (small-scale), studio photography, real estate sales, repair of products listed in subsection (K) of this section, security, signs, tailoring, telecommunication sales, title, upholstery and vehicle detailing;
M. Entertainment facility, including: arcade, bowling alley, indoor miniature golf course, indoor movie or stage theater, museum, indoor skating rink, racquetball court and tennis court;
N. Commercial instruction including, but not limited to, airline, art, barber, beauty, business, computer, dance, driving, gaming dealers, language, music, photography, self defense and trade;
O. Public and quasi-public use and facility including, but not limited to, community center, court, fire station, governmental office, museum, parking facility, park, police station, pool, post office, public works facility, senior center, school, substation, utility and well facility;
P. Radio station;
Q. Civic, labor, social and fraternal organization;
R. Religious institution;
S. Restaurant, excluding drive-thru;
T. Espresso stand, including drive-thru;
U. Liquor store, located at least 500 feet from the closest property line of any public or private park or children’s school;
V. Attached wireless communication facility (WCF) on a nonresidential attachment structure (see Chapter 19.72 FMC);
W. Electric vehicle infrastructure;
X. Mobile food units subject to the requirements of FMC 19.68.075. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1858 § 2, 2014; Ord. 1780 § 11, 2012; Ord. 1620-07 § 4, 2007; Ord. 1317 § 3, 1998).
19.40.030 Accessory uses.
Accessory uses in the CC district are:
A. Accessory dwelling unit (see Chapter 19.80 FMC);
B. Family day-care provider’s home facility (see Chapter 19.68 FMC);
C. Home occupation (see Chapter 19.68 FMC);
D. Microcell for residential use. Excluded from front yard;
E. Amateur and 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 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. Employee cafe or cafeteria operated in conjunction with a principally permitted use;
I. Food and/or espresso cart as an accessory to a permitted use;
J. Temporary accessory structures and uses (see Chapter 19.68 FMC);
K. Co-location on WCF support structure;
L. Hobby farm as an accessory to an existing residence (see Chapter 19.68 FMC);
M. Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director. (Ord. 1897 § 7, 2015; Ord. 1317 § 3, 1998).
19.40.040 Conditional uses.
With the exception of a conditional use which is approved through a development agreement subject to the provisions of FMC 19.24.042 or 19.40.042 and 19.68.110, uses permitted subject to the granting of a conditional use permit by the hearing examiner are:
A. Multifamily structure with nine or more dwelling units per structure consisting of retirement home located within 500 feet of a transit line permitted through a planned residential development (PRD);
B. Residential accessory structure which exceeds the gross floor area and/or height limit listed in FMC 19.40.030(F);
C. Home occupation exceeding the gross floor area listed in Chapter 19.68 FMC;
D. Automobile sales or rental, new or used;
E. Boat sales or rental, new or used;
F. Wholesale sales;
G. Vehicle repair, minor or major;
H. Vehicle washing;
I. Entertainment facility, outdoors;
J. Restaurant, with drive-thru;
K. Secondhand store, including appliance sales;
L. Supermarket;
M. Commercial parking garage, excluding outside storage of vehicles;
N. Shopping center;
O. Hotel;
P. Bar, tavern and nightclub, located at least 500 feet from the closest property line of any public school, park, adult use business, residential use and residential zoning district;
Q. Adult use bookstore which is not an adult use arcade (see Chapter 19.76 FMC);
R. Monopole WCF with a height less than or equal to 60 feet (see Chapter 19.72 FMC);
S. Mini-storage;
T. Transportation and construction equipment sales, service and leasing, subject to the requirements of FMC 19.68.078;
U. 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 of adjoining properties. (Ord. 2060 § 1 (Exh. A), 2021; Ord. 1960 § 5, 2017; Ord. 1620-07 § 4, 2007; Ord. 1593-06 § 61, 2006; Ord. 1481-03 § 1, 2003; Ord. 1317 § 3, 1998).
19.40.042 Development agreement.
A. The city council may, under the authority of RCW 36.70B.170 through 36.70B.210, by adopting a development agreement that meets the provisions of this section, waive, modify, or add additional conditions that will supersede any or all of the provisions of this chapter.
B. This section shall only apply if all of the following conditions are met: (1) the development proposal includes a master site plan for the integrated development of at least 15 acres in size; (2) the uses are all permitted uses under one or more of the zoning districts within the master site plan area; (3) the master site plan properties include a mix of industrial and commercial uses that, at full buildout, will provide full time jobs to no less than 50 people each earning a wage that is no less than twice the minimum wage; and (4) the development agreement contains sufficient conditions relative to the use of the CC zoned portion of the master site plan area so as to minimize any adverse impact on abutting residential uses beyond that which would otherwise be permitted from any other permitted use in the CC zone. (Ord. 1960 § 2, 2017).
19.40.045 Prohibited uses.
The following are prohibited uses for the community commercial (CC) district:
A. Marijuana producing.
B. Marijuana processing.
C. Marijuana retailing or marijuana retailers.
D. Medical marijuana collective gardens. (Ord. 1872 § 8, 2014).
19.40.050 Development standards.
A. Minimum Lot Area and Site Requirements for Community Commercial (CC).
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Minimum lot area requirement: |
18,000 square feet for first principal structure. An additional 4,000 square feet for each additional principal structure. |
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Minimum lot area requirement: |
18,000 square feet for first single-family dwelling unit. An additional 3,000 square feet for each additional single-family dwelling unit. |
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Minimum lot area requirement: |
18,000 square feet for first dwelling unit; an additional 3,000 square feet for second dwelling unit; an additional 2,600 square feet for each additional dwelling unit. |
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Minimum lot area requirement: |
18,000 square feet or legal lot of record for first mixed use structure; an additional 2,700 square feet for the first dwelling unit; an additional 2,400 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 |
100 feet or legal dimension of record. 30 feet per dwelling unit. |
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Minimum frontage width |
50 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. Zoning District Development Standards. In order to develop neighborhood-like, plaza-based intersections, new retail, commercial or professional uses listed above which front on two or more streets with a minor arterial or greater classification shall either construct a principal building located entirely within 100 feet of the intersection in compliance with FMC 19.68.020 or provide a 20-foot by 20-foot landscaped area adjacent to such intersection. The 100-foot distance shall be measured from the intersection of a corner lot’s property lines or, if the intersecting property lines form a curve, at the midpoint of such curve.
C. Additional Zoning District Development Standards. See FMC 19.68.020.
D. Parking and Circulation Regulations. See Chapter 19.56 FMC.
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. Accessory Dwelling Units (ADU). See Chapter 19.80 FMC.
K. Nonconforming Lots, Structures and Uses. See Chapter 19.84 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).
19.40.060 Performance standards.
See FMC 19.68.030 for performance standards. (Ord. 1317 § 3, 1998).