Chapter 18.165 MIXED-USE (MX)

Chapter 18.165
MIXED-USE (MX)

Sections:

18.165.010 Purpose and intent.

18.165.020 Applicability.

18.165.030 Permitted uses.

18.165.040 General standards.

18.165.050 Site design standards.

18.165.060 Lighting.

18.165.070 View preservation.

18.165.080 Off-street parking and loading standards.

18.165.090 Open space standards.

18.165.100 Process.

18.165.010 Purpose and intent.

(1) Mixed-use (MX) zoning district allows for placement of a mix of uses in a single building or an integrated site of multiple buildings. Mixed-use developments are intended to allow for efficient use of land and public services in an urban setting with a mix of mutually supporting retail, services, office and medium density residential uses.

(2) The intent of the mixed-use zoning district is to:

(a) Create a residentially focused district with commercial uses being subservient to residential uses;

(b) Encourage a mix of uses including residential, commercial, office and civic uses. The district shall provide for flexibility in the mix of uses, both within an individual development and across the district;

(d) Encourage human interaction and sense of community with a pedestrian-oriented development;

(e) Allow residential dwellings above commercial spaces;

(f) Provide jobs, goods, services, and office space needed primarily by the residents of La Center;

(g) Maintain a high-quality environment by ensuring that new construction and site development meet high standards;

(h) Create a safe, attractive and convenient environment for a variety of uses including living, working, shopping, and recreating;

(i) Respect surrounding land uses by providing a gradual transition to adjacent lower density neighborhoods; and

(j) Provide flexible site plans that are adaptable to market conditions and are capable of being developed in phases. [Ord. 2018-10 § 6 (Exh. D), 2018; Ord. 2012-02 § 7 (Exh. D), 2012.]

18.165.020 Applicability.

These regulations apply to all developments within a mixed-use (MX) zoning district including residential dwelling units, single mixed-use buildings and multiple buildings in a mixed-use site. [Ord. 2018-10 § 6 (Exh. D), 2018; Ord. 2012-02 § 7 (Exh. D), 2012.]

18.165.030 Permitted uses.

(1) Uses that are permitted, conditionally allowed, or prohibited in the MX district are shown in Table 18.165.030. “P” uses are allowed subject to approval of applicable permits. “C” conditional uses may be permitted subject to the approval of a conditional use permit as set forth in the La Center development code. “X” uses are prohibited.

(2) All uses with a square footage greater than the maximum specified in Table 18.165.030 are prohibited.

Table 18.165.030 Mixed-Use Allowable Uses
USE			MX
RESIDENTIAL
	Single-family detached		P
	Manufactured homes1		P
	Single-family attached dwellings (townhouses, rowhouses, condominiums)		P
	Multifamily such as duplexes and triplexes		P
	Apartments		P
	Manufactured home subdivisions and communities		X
	Mobile homes		X
	Cottage housing		P
	Accessory uses and structures normally incidental to one or more permitted principal uses		P
	Family day care providers		P2
	Home occupations		P
	Residences for a caretaker or night watchman		P
	Assisted living facilities, nursing homes, and rehabilitation centers less than 7,500 square feet ground floor space		P
	Group home		C
	Adult foster care and adult family home		C
NONRESIDENTIAL
	Art galleries, libraries and museums		P
	Auditoriums and civic centers		X
	Artist studios and schools including but not limited to dance, music and martial arts less than 10,000 square feet of ground floor area		P
	Bank branch		P
	Bed and breakfast limited to six guest rooms per home		P
	Day care centers		P
	Adult day care facility		P
	Places of worship less than 10,000 square feet of ground floor area		C
	Clubs, lodges, fraternal institutions and other places of assembly for membership groups		C
	Commercial recreation facilities less than 10,000 square feet of ground floor area		P
	Outpatient health and medical clinics		P
	Offices less than 10,000 square feet of ground floor space		P
	Parks, playgrounds, and open spaces		P
	Public and semipublic buildings, structures and uses		P
	Restaurants, with and without alcohol service		P3
	Small scale food and beverage manufacture such as bakeries, microbreweries, wineries, and distilleries where the primary outlet for the goods is an on-site retail outlet		P
	Commercial facility such as kitchens and related establishments which use specialized equipment and preparation stations less than 7,500 square feet ground floor space		C
	Food carts (see Chapter 5.40 LCMC, Street Vendors)		P
	Drive-up, drive-in and drive-through facilities
		In connection with coffee retail and banks	P
		In connection with all other uses	X
	Retail sales and service establishments less than 10,000 square feet ground floor area		P
	Schools, preschools, public, parochial, private, vocational, technical, business and others, nonprofit or operated for profit		P
	Veterinary hospital or clinic
		Outside animal activities	X
		Inside animal activities	P
	Vehicle-related sales and services, including fuel sales		X
	Hotels and motels		X
	Adult-oriented businesses		X
	Marijuana production, processing, or sales		X
	Public transit facilities		C
	Utilities and communication facilities		P
	Industrial and manufacturing		X
	Recreational vehicle park		X
	Freight, household goods, and/or cargo movement and storage		X
	Mini storage facilities		X
	Warehousing and distribution facilities		X
	Heavy equipment and truck-related uses		X
	Retail sales or wholesales of building material and farm equipment		X
	Waste and recycle handling or disposal		X
	Cemeteries, mortuaries, or columbariums		X
ACCESSORY USES
	Open air display and sales of retail products in conjunction with a permitted use not to exceed 10 percent of the enclosed space for the permitted use		P
	Electric vehicle charging station		P

1Subject to the installation standards of LCMC 18.180.070.

2Family day care providers shall be permitted in accordance with LCMC 18.270.020.

3Take-out food restaurants may not occupy more than 50 percent of any building. Only one take-out restaurant is permitted in any building.

(3) Unclassified Uses. An unclassified use is a use that does not appear as a permitted, conditional, or accessory use in Table 18.165.030. An applicant may request a review of an unclassified use. The review authority shall use a Type II review process (LCMC 18.30.090) to determine whether to allow the unclassified use. In order to make a determination that an unclassified use is permitted, conditional, or accessory the review authority must find that the use:

(a) Is in keeping with the purpose and intent of the MX zoning district;

(b) Is consistent with the La Center comprehensive plan goals and policies;

(c) Has similar intensity, density, off-site impacts and impacts on community facilities as a specifically listed permitted or conditional use; and

(d) Is compliant with Chapter 8.55 LCMC, Nuisances.

(4) A mixed-use zoning district generally will have three distinct zones:

(a) Residential-only zones are those areas reserved exclusively for residential uses, excluding residential uses in a vertically mixed-use building;

(b) Commercial zones are those areas that consist predominately of commercial uses; and

(c) Vertical mixed-use zones are those areas that consist of a single building or multiple buildings that include both nonresidential and residential uses. [Ord. 2023-11 § 8 (Exh. F), 2023; Ord. 2023-05 § 8 (Exh. G), 2023; Ord. 2018-10 § 6 (Exh. D), 2018; Ord. 2012-02 § 7 (Exh. D), 2012. Formerly 18.165.040.]

18.165.040 General standards.

(1) An applicant may request a modification of the requirements of this section through a development agreement pursuant to Chapter 18.60 LCMC, Development Agreements.

(2) General Requirements. All developments within the entire MX zoning district shall comply with the following:

(a) Mix of Uses. It is the intent of the MX zoning district to be a residentially focused zone with commercial uses (retail, service, and office use) being subservient to residential uses. Within the MX zoning district commercial uses shall not occupy greater than 35 percent of the net area. This requirement shall not apply to public facilities.

(b) If a building combines residential and nonresidential uses, residential uses shall not occupy the ground floor.

(c) Mix of Dwelling Types. It is the intent of the MX zoning district to provide a variety of housing types. Within the MX zoning district no single dwelling type shall be more than 50 percent of the total number of dwelling units. The review authority may modify this requirement up to 65 percent of the unit standard if the applicant demonstrates the modification:

(i) Meets the intent of this chapter;

(ii) Is compliant with the La Center comprehensive plan; and

(iii) Provides a housing type that is under-represented in La Center.

(3) Residential-Only Zones. Residential-only developments in the MX zoning district shall meet the requirements of Chapter 18.140 LCMC, Medium Density Residential District (MDR-16), unless those requirements are specifically modified in this chapter.

(4) Commercial and Vertical Mixed-Use Zones. Developments within the MX zoning district that consist of solely commercial buildings (retail, office, services, public) or vertical mixed-use buildings shall comply with all of the following requirements:

(a) Dimensional Requirements.

(i) Maximum lot coverage: 85 percent.

(ii) Front setback: zero feet on pedestrian-oriented streets; up to a maximum of 20 feet on all other streets.

(iii) Side setback: zero feet to abutting commercial use; 10 feet for a single-story building and 15 feet for a multi-story building abutting a residential-only zone.

(iv) Rear setback:10 feet.

(v) Building height: 30 feet for commercial buildings and 45 feet for vertical mixed-use buildings.

(vi) Ground floor minimum structural ceiling height: 13 feet.

(b) Vertical mixed uses are exempt from the minimum and maximum density standards of Chapter 18.140 LCMC. [Ord. 2021-04 § 11 (Exh. H), 2021; Ord. 2018-10 § 6 (Exh. D), 2018.]

18.165.050 Site design standards.

The requirements and standards of this section apply to the commercial and vertical mixed-use zones.

(1) Design Intent.

(a) Present and promote an attractive, upscale community with a collection of structures that unify the character of the area while allowing for the individual architectural expression of each building.

(b) Create attractive and visually interesting spaces that unify the building and street environments that are inviting and comfortable for pedestrians.

(d) Encourage the incorporation of design details into building facades that are attractive at a pedestrian scale.

(e) Encourage attractive landscaping that reinforces the architectural and site planning concepts in response to site conditions and surrounding areas.

(f) Create a safe, convenient network of streets that enhances pedestrian safety and security and the district’s ability to function as a pedestrian-oriented neighborhood center.

(g) Create active pedestrian environments along streets by placing parking lots at the side or rear of buildings.

(h) Minimize negative impacts of driveways on the streetscape and pedestrian environment.

(i) Protect scenic vistas of Mt. St. Helens, Mt. Adams, Mt. Hood, the East Fork of the Lewis River, and the La Center Bottoms.

(2) General Site Standards.

(a) Sites shall be developed in a coordinated manner, complementing adjacent structures through placement, size, mass, materials, and color.

(b) Buildings shall be arranged to facilitate plazas, courtyards, and other pedestrian use areas.

(c) Sites shall be designed to create an identifiable pedestrian character while avoiding the appearance of automobile domination. Positive methods to achieve this concept include:

(i) Orienting buildings to front streets, placing parking lots at the rear or sides;

(ii) Providing pedestrian-oriented sidewalks and open spaces;

(iii) Providing well-defined pedestrian walkways from parking areas, public sidewalks, and building entrances throughout the site;

(iv) Designing the parking areas to avoid rows of 12 or more uninterrupted parking stalls;

(v) Designing parking areas to be screened by 50 percent or more from view from adjacent streets and building occupants while taking security into consideration; and

(vi) Similar methods consistent with subsection (1) of this section, Design Intent.

(d) Where possible, site plans shall be designed to provide vehicle and pedestrian connections to adjacent off-site activity areas.

(3) Building Orientation and Design Standards.

(a) Setbacks. Buildings shall generally follow the alignment of the streets with zero setbacks from the property line. Buildings may be set back up to 15 feet from the front property line when this setback area is to accommodate outdoor cafes or other pedestrian-oriented activities and use.

(b) Clearly defined and convenient access to the upper stories is required to allow economic viability for commercial uses and/or separate entrances for residential uses.

(c) All primary building pedestrian entrances and storefront windows must face onto the primary street. Secondary entrances and windows are encouraged on the facade facing rear or side parking areas.

(4) Architectural Building Character.

(a) The design character of an individual building shall be compatible (share similar features such as color, scale, massing and height) with its neighbors but may also include other distinctive features or characteristics.

(b) Applicants shall demonstrate how proposed buildings are similar to neighboring buildings, including those across the street, with regard to:

(i) Building forms and massing;

(ii) Rooflines and parapet features;

(iii) Special building features, such as signs, artwork, canopies, landscaping elements, entries, or balconies;

(iv) Building fenestration, the size, orientation, and treatment of windows and glazed areas; and

(v) Materials and color.

(i) In order to prevent long stretches of monotonous facade, buildings over 40 feet in length on a pedestrian-oriented street or 60 feet on other streets, as measured parallel to the primary street, shall be modulated in several ways and shall include at least three of the following:

(A) The stepping back or projection of a portion of the facade of at least two feet in depth and at least four feet in width;

(B) Including significant building elements, such as balconies, porches, canopies, towers, or entry areas, which visually break up the facade;

(D) Changing the roofline;

(E) Changing materials; or

(F) Similar methods consistent with subsection (1) of this section, Design Intent.

(ii) Buildings along pedestrian-oriented streets or adjacent to residential-only zones shall have floors above the second level step back at least two feet from the first and second story building face and include a change of material above the second story. Building focal points do not need to be set back.

(d) Building Walls. Blank walls more than 15 feet in length, and between two feet and eight feet in elevation height, without a window, entry, architectural feature, or modulation shall not face public open spaces, secondary street rights-of-way, and parking lots.

Where such walls are unavoidable, they shall be treated with at least two of the following:

(i) Planters or trellises with vines.

(ii) Landscaping that covers 30 percent of wall area within three years of planting.

(iii) Special materials (e.g., decorative patterned masonry).

(iv) Creative uses of building materials such as concrete and concrete masonry units.

(v) Display windows.

(vi) Similar methods consistent with subsection (1) of this section, Design Intent.

(e) Building Elements and Details.

(i) To achieve a pedestrian scale, all building sides facing public streets and plazas shall incorporate at least four of the following design elements:

(A) Modulate building elements through treatment of windows, doors, entries, and corners with special trim, molding or glazing.

(B) Recess the wall with a niche creating space for a bench.

(D) Enhanced or articulated building entrances (recessed or covered).

(E) Pergolas, arcades, porches, decks, bay windows, dormers.

(F) Balconies in upper stories.

(G) Multiple-paned windows.

(H) Decorative railings, grill work, or landscape guards.

(I) Landscape trellises.

(J) Decorative light fixtures.

(K) Similar methods consistent with subsection (1) of this section, Design Intent.

(ii) Storefront windows shall cover at least 75 percent of the front facade of the ground floor between the height of two feet and 10 feet above the ground along pedestrian-oriented streets.

(iii) Canopies, awnings, porches, building overhangs and arcades at least four and one-half feet deep are required along at least 75 percent of building fronts facing the pedestrian-oriented streets to provide shelter from the elements and to provide a human scale. Uniform style is encouraged along the length of a street.

(iv) For buildings at street intersections, the building corner shall incorporate architectural treatment that emphasizes the building’s prominent location, such as: chamfered corners with a building entrance, balconies, turrets, corner accentuating roof line, sculptures, distinctive use of materials, canopies, and bay windows.

(f) Building Roof.

(i) Roof designs should provide unifying elements with consistent roof slopes, details, materials and configuration wherever possible.

(ii) Screen roof-mounted mechanical equipment (HVAC) so that it is not visible from the street, public open space, parking areas, front or side yards or from the La Center Bottoms. Screening features shall blend with the architectural character of the building.

(g) Building Materials.

(i) Select building materials to enhance the quality of both individual buildings and the commercial center streetscape as a whole.

(ii) Use materials which provide textural interest for both roofs and walls such as stone, masonry, brick, ornamental steel, metal panels, or wood siding. The use of native Pacific Northwest materials is encouraged.

(iii) Finish exposed concrete with design patterns or colors compatible with surrounding buildings.

(iv) Use of corrugated metal siding and plywood siding for exterior walls is prohibited.

(v) Windows shall have clear glass only. Mirrored or reflective glass is prohibited.

(h) Colors.

(i) Select exterior building colors to create design unity, a sense of place, and community identity.

(ii) The color of the basic building exterior shall be earth tones, light green, taupe, brown, red-brown, buff gray, cream, white, natural wood, brick, stone, or similar colors.

(iii) Use contrasting tones or colors on trim elements.

(iv) Accent colors shall not cover more than 10 percent of any building facade.

(i) Service Areas.

(i) Contain building exterior service elements and utility equipment within the building envelope so as not to encroach on pedestrian areas and to be screened from view.

(ii) Locate all on-site service areas, loading zones and outdoor storage areas (except outdoor retail sales areas under 100 square feet in occupied area), waste storage, disposal facilities, transformer and utility vaults and similar activities in areas not visible from a public street, parking lots, or open space. If this is not possible, the service area, loading zone, or storage area shall be screened from public view. Acceptable screening methods include:

(A) Materials matching the adjacent building wall.

(B) A solid hedge or other screening as approved by the city.

(j) Drive-Through.

(i) Locate drive-through windows at the side or rear of the building only;

(ii) Screen drive-through areas, including drive aisles, with a three-foot-tall solid structural wall constructed of materials matching the building exterior walls, a solid hedge, or other screening approved by the city. The intent of the wall is to screen cars queuing up and at the drive-through from the adjacent public street.

(iii) Traffic analysis is required to demonstrate that vehicles will not queue onto public rights-of-way during periods of peak usage.

(5) Streets.

(a) Pedestrian-Oriented Street Design.

(i) Travel lanes shall be either one lane in each direction or two one-way lanes.

(ii) To prevent disruption to pedestrian or bicycle access, mid-block curb cuts for vehicle traffic shall not be allowed unless specifically justified as the only alternative to facilitate traffic flow.

(iii) Sidewalk width shall be at least 15 feet on both sides of the street. The sidewalk width includes a 12-foot-wide pedestrian movement zone and a three-foot zone for street trees, streetlights, landscaping, and pedestrian amenities.

(iv) Construct sidewalks using textured pavers, stamped concrete, colored material (i.e., concrete), or a combination of these materials in a manner that produces patterns and/or decorative scoring accents.

(v) Install curb bulbs at all street intersections to minimize the street crossing distance for pedestrians. Crosswalks, preferably of special textured pavers or stamped concrete, are required at all street intersections.

(vi) Parallel parking is required on both sides of the street. Head-in or diagonal parking is not allowed.

(vii) Paving, street trees, pedestrian lights, benches, signage, etc., along streets shall be generally consistent in design along the length of the street(s).

(viii) All utility lines shall be underground.

(b) Secondary Streets Design. All other streets shall meet the street and sidewalk standards for the appropriate road functional classification as specified in the city of La Center engineering standards.

(i) Plant street trees between 25 and 30 feet on center, depending on the mature canopy spread of the trees selected, on both sides of all pedestrian-oriented streets.

(ii) Align street trees with building column lines and not block storefronts.

(iii) Street medians, when used, shall contain street trees and landscaping.

(iv) Tree grates are required for all street trees in sidewalks and paved areas.

(v) Individual plant beds, hanging baskets, and other plant materials are encouraged.

(vi) Use of trees and other plantings with special qualities (e.g., spring flowers and/or good fall color) is strongly encouraged to unify the commercial center and create a unique character.

(vii) Street tree species selection shall encourage columnar, deciduous trees, or trees that spread or are pruned such that the bottom of the canopy is more than 12 feet above the street.

(viii) Landscaping shall use attractive and drought tolerant trees and plant materials native to the Pacific Northwest region pursuant to Chapter 18.340 LCMC. [Ord. 2018-10 § 6 (Exh. D), 2018.]

18.165.060 Lighting.

(1) Design Intent.

(a) Provide adequate lighting to ensure safety and security;

(b) Enhance and encourage evening activities;

(d) Prevent light trespass onto adjacent properties and wildlife habitat; and

(e) Minimize skyglow.

(2) Lighting Standards. Lighting shall comply with the following standards:

(a) LED lights are required on building exteriors, parking areas, pedestrian spaces, and street lamps. LED lights shall have a correlated color temperature less than or equal to 3,000 Kelvin (K).

(b) Install pedestrian-scaled lighting along all streets and in all public plazas and courts. Pedestrian-scaled lighting fixtures are generally below 15 feet and of a character complementary to the building architecture.

(d) Parking area lighting shall not exceed 25 feet in height at entries and where parking is adjacent to buildings.

(e) Light levels averaging at least one foot-candle are required in parking areas. For parking lots greater than 20 spaces, photometric analysis is required to verify that required illumination is achieved.

(f) Baffle all lighting to prevent upward lighting, to minimize skyglow, and to prevent trespass into second-story windows and the surrounding community.

(g) Light trespass is strictly prohibited onto the La Center Bottoms and wildlife habitat areas. [Ord. 2018-10 § 6 (Exh. D), 2018.]

18.165.070 View preservation.

(1) Intent of View Preservation.

(a) Protection of the outstanding scenic vistas of Mt. St. Helens, Mt. Adams, Mt. Hood, the East Fork of the Lewis River, and the La Center Bottoms.

(b) Views of these areas produce a variety of significant and tangible benefits for both residents and visitors to La Center.

(i) Views contribute to the economic environment of the city by substantially enhancing property values.

(ii) Views contribute to the visual environment of the city by providing inspiring panoramic vistas, wildlife viewing, and creating distinctive supplements to architectural design.

(2) View Preservation Standards.

(a) View Preservation Elements. Applicants for development shall consider the impact their proposal will have on views of Mt. St. Helens, Mt. Adams, Mt. Hood, the East Fork of the Lewis River, and the La Center Bottoms.

(b) View Preservation Analysis. Applicants shall demonstrate how their development considers the potential impact their project may have on identified views and how the proposal incorporates view preservation features. The scope of the view preservation analysis shall include:

(i) Present and future public rights-of-way with a general alignment toward a view preservation element;

(ii) View preservation features such as parks, open space, trails, and view points; and

(iii) Building orientation.

(c) Orientation. Building orientation should face the street frontage to preserve view corridors. “View corridor” means the line of sight, identified as to height, width, and distance, of an observer looking toward view preservation elements from a public right-of-way, public property, or trail.

(d) Development Standards. Along designated public view corridors:

(i) All utilities shall be underground.

(ii) Building facades, excluding single-story porches or stoops, shall be set back a minimum of 25 feet from a designated view corridor.

(iii) Street trees shall be selected such that at maturity they will not interfere with the view preservation elements.

(iv) Within front yards landscape materials should not obscure the public view along the view corridor.

(e) At the time of preliminary plat application for a subdivision or site plan review the developer shall provide a view corridor analysis that demonstrates consistency with the requirements and development standards in this section. A view corridor analysis is a three-dimensional study of the view corridor including:

(i) The width of the corridor which is the width of the right-of-way or trail plus 25 feet on either side;

(ii) The height from grade of the lowest point of the right-of-way up to 65 feet; and

(iii) The length of the right-of-way.

(f) The review authority may approve minor modifications in site requirements, such as side and rear yard setbacks, lot coverage and maximum impervious surface standards, if granting a minor variation:

(i) Is consistent with the comprehensive plan;

(ii) Will not create an undue hardship on similarly situated properties; and

(iii) Will further the goal of protecting view corridors along public rights-of-way, public open space, and trails.

(3) For development in the Timmen Road MX zoning district on parcels that overlook the La Center Bottoms, applicants shall provide a trail along north and northeast portion of the parcels to provide viewing opportunities of the La Center Bottoms. Trails shall be at least 10 feet wide with an all-weather surface and shall include pedestrian benches at appropriate view points. Trail linkages shall be provided to the existing or planned La Center and regional trail systems consistent with the provisions of the parks plan. [Ord. 2018-10 § 6 (Exh. D), 2018.]

18.165.080 Off-street parking and loading standards.

(1) Design Intent.

(a) To provide centrally located parking at the rear of buildings that encourages people to leave their cars and walk throughout the commercial center;

(b) To maintain the built street edge through effective screening of all parking lots while taking security under consideration;

(d) Assure that the supply of off-street parking spaces reasonably satisfies demand at all but the peak demand times of year; and

(e) Avoid over-reliance on on-street parking.

(2) Parking and Loading Standards.

(a) Mixed-use developments shall comply with the parking and loading requirements pursuant to Chapter 18.280 LCMC, unless specifically amended in this section. Shared and joint parking is subject to the requirements of LCMC 18.280.030.

(b) Design the location and number of points of access to off-street parking, the interior circulation patterns, and the separations between pedestrians and moving and parked vehicles to maximize pedestrian, bicycle and transit options, and to minimize adverse impacts on the peaceful and functional use of neighboring properties.

(c) The minimum number of parking spaces for commercial and mixed-use buildings may be reduced to 90 percent of that required if the review authority finds that the applicant’s well-documented professional parking analysis justifies the reduction in parking spaces.

(d) Locate parking lots either at the rear and/or sides of buildings.

(e) Screen parking lots fronting onto any street or abutting a residential area. Acceptable screening shall be made of long-lasting construction materials and/or appropriate landscaping that includes one of the following screening methods:

(i) A trellis or grillwork of steel or cast iron with vines; or

(ii) A masonry or concrete wall or planter 30 inches high, combined with a five-foot-wide landscape buffer; or

(iii) A 10-foot-wide landscaped buffer of trees, averaging no more than 25 feet on center, and evergreen shrubs sufficient to form a solid screen at least three feet high within three years of planting. Shrubs may not be larger than 42 inches at maturity.

(f) Edge parking lot perimeters with a six-inch, cast-in-place concrete curb, unless a buffer is specially designed to direct water runoff to a biofiltration swale.

(g) Provide landscape islands with dimensions, spacing, and trees as required by LCMC 18.245.060(9).

(h) Shrubs and ground cover must be provided in the required landscape areas. Shrubs shall be planted at a density of five per 100 square feet of landscaped area. Up to 50 percent of the shrubs may be deciduous. Ground cover must be selected and planted so as to provide 90 percent coverage within three years of planting.

(i) All parking lots must contain five-foot-wide clearly marked (with paint or special paving material) pedestrian connections from parking areas to building area. A sidewalk or entrance area of at least 200 square feet raised six inches above the parking lot must be provided at the building entrance to provide for pedestrian safety and separation. To meet ADA standards, a ramp may be constructed as part of this entrance area.

(j) Provide pedestrian crosswalk at parking lot entrances and exits. [Ord. 2022-10 § 6 (Exh. F), 2022; Ord. 2018-10 § 6 (Exh. D), 2018.]

18.165.090 Open space standards.

(1) Open Space Intent.

(a) Provide usable, attractive, and visually rich gathering spaces of interest for the community.

(b) Provide a variety of accessible and inviting pedestrian-oriented areas to attract shoppers to commercial areas and enrich the pedestrian environment.

(d) Ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity.

(2) Open Space Standards for Residential-Only Zones. Residential-only zones shall meet the parks, trails and open space requirements of Chapters 18.140 and 18.147 LCMC.

(3) Open Space Standards for Commercial and Vertical Mixed-Use Zones. Commercial and vertical mixed-use zones shall comply with the following requirements:

(a) All developments shall incorporate publicly accessible open space on site equal to at least two percent of the net area utilized for commercial-only and vertical mixed-use buildings plus an additional 200 square feet for each residential dwelling unit in a vertical mixed-use building. Critical areas and buffers, stormwater facilities, and interior parking lot, sidewalk or street landscaping may not be counted towards the required open space. However, the integration of critical areas and buffers and stormwater facilities with the open space areas is encouraged to provide an enhanced site design and cultivate a relationship to the site’s environmental amenities.

(b) Publicly accessible open space can include a single open space or, for larger developments, a variety of open spaces. Examples could include plaza, courtyard, parkway, or other types of appropriate spaces. Specifically, applicants must successfully demonstrate how the proposed publicly accessible open space meets all of the following criteria:

(i) Centralized and Accessible. All applicable open spaces shall be physically and visually accessible from the adjacent street or major internal pedestrian route. Open spaces shall be in centralized locations that nearby residents, workers, and/or shoppers can use – rather than simply left-over or undevelopable space in locations where very little pedestrian traffic is anticipated.

(ii) Inviting. Inviting open spaces feature amenities and activities that encourage pedestrians to use and explore the space. Such amenities include fountains, public art, children’s play area, special landscaping element, and sitting areas.

(iii) Safety. Open space shall incorporate crime prevention through environmental design (CPTED) principles.

(c) Standards for Pedestrian-Oriented Spaces. These are predominately hard surfaced, plaza or courtyard type spaces. To qualify as a pedestrian-oriented space, an area shall have:

(i) Pedestrian access to the abutting structures from the street, pathways, private drive, or a nonvehicular courtyard.

(ii) Be sited in areas with significant pedestrian traffic to provide interest and security, such as adjacent to a building entry.

(iii) Paving shall be unit pavers or concrete with texture, pattern and/or decorative features.

(iv) Public sitting space for at least four persons per 150 square feet of open space not to exceed 20 seats. Seating may include: moveable chairs, benches, low seating walls, or, if properly designed, a planter edge.

(v) Landscaping components that add seasonal interest with flowers, shrub and bark color, or leaf color.

(vi) Pedestrian-scaled lighting.

(vii) The following features are encouraged in pedestrian-oriented space and may be required by the review authority for a space to meet the intent of the standards:

(A) Pedestrian amenities including water features, drinking fountains, tables, bicycle racks, decorative waste receptacle, and artwork.

(B) A pedestrian-oriented building facade on all buildings facing the space.

(viii) The following features are prohibited within pedestrian-oriented space:

(A) Asphalt or gravel pavement;

(B) Unscreened parking lots;

(D) Adjacent “blank walls”;

(E) Unscreened dumpsters or service areas; and

(F) Outdoor storage or retail sales that do not contribute to the pedestrian environment.

(d) Areas dedicated to open space pursuant to this section shall not be used to meet the park acreage requirements of Chapter 18.147 LCMC. [Ord. 2021-04 § 12 (Exh. I), 2021; Ord. 2018-10 § 6 (Exh. D), 2018; Ord. 2017-07 § 3, 2017. Formerly 18.165.070.]

18.165.100 Process.

(1) In addition to the requirements of LCMC 18.30.020, for a development greater than or equal to five acres the applicant shall present a master plan for the MX zoning district which shall include at least the following elements:

(a) Existing and proposed circulation system of streets, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way;

(b) Location of all existing and proposed buildings with indication of proposed uses, e.g., residential dwelling types, commercial-only, and vertical mixed use;

(d) Identification of pedestrian-oriented streets;

(e) Existing and proposed utility systems, including sanitary sewers, stormwater facilities, and water;

(f) Location and size of all areas to be dedicated or reserved for parks, trails, open space and view preservation features;

(g) Critical areas to include, but not limited to, wetlands, floodplains, fish and wildlife habitat areas, geologically hazardous areas, and aquifer recharge areas;

(h) Existing and proposed landscaping, including natural areas to be retained, and critical areas and buffers; and

(i) Other elements as required by the review authority to show compliance with LCMC 18.165.010, Purpose and intent. [Ord. 2018-10 § 6 (Exh. D), 2018; Ord. 2012-02 § 7 (Exh. D), 2012. Formerly 18.165.060.]