Chapter 20.30 C COMMERCIAL ZONES

The C commercial zones are intended to provide appropriately located areas for office uses, retail stores, service establishments, and wholesale businesses offering commodities and services required by residents of the city and its surrounding market area. In addition to this intent, each C zone has its own specific and unique intent as follows:

(1) CBD-Core Central Business District Core Zone Intent and Purpose. The intent and purpose of the CBD-Core zone is to focus civic, commercial, entertainment, cultural and urban residential uses into an intense, compact, walkable area served by public transit. The zone and any development standards or guidelines applicable to such zone should be liberally construed to enhance opportunities for significant and concentrated growth of office space, commercial space, and residential projects in the city core in order to achieve increased economic and urban activity levels within the zone, where public transit and civic amenities are more available and concentrated. This zone is specifically intended to permit higher density, larger, and taller buildings between three and five stories in order to develop the city’s core as a regional center with opportunities for high density residential uses, unique vistas of public spaces, nearby amenities such as recreational and shopping opportunities, or access to commuter rail and other transit.

The zone should accommodate development projects with an intentional reduction in parking requirements and an increase in building scale to accommodate high density pedestrian-oriented development in this most accessible of zoning districts. The zone is also intended to provide large-scale planned development by public entities or through public-private partnerships which provide a clear community benefit. The zone is envisioned for innovative development meeting unique community needs.

(2) CBD Central Business District Zone. The CBD zone is intended to provide for commercial services in a fashion that preserves and enhances the pedestrian scale and historic character of development in Puyallup’s downtown area and commuter rail station center areas. Both the CBD and the CBD-Core zones are also intended for residential development, with either mixed- or single-use development anticipated in the CBD zone, and mixed-use residential in the CBD-Core zone. While the two zones are similar in intent, the CBD-Core zone is intended to develop at a more intense level of development than the surrounding CBD zone and allowed building heights being up to between four and six stories. Small, independent shops and offices are typical to this district.

(3) CL Limited Commercial Zone. The CL zone is intended to provide for professional office uses, lower intensity retail commercial, accessory uses and incidental multiple-family residential uses in areas not suitable for general commercial development or adjacent to residential development. The CL zone is also intended to provide for the establishment of well-designed and landscaped mixed-use settings, with building heights of up to three stories.

(4) CB Community Business Zone. The CB zone is intended to provide for a full range of business, professional and personal service uses and consumer retail activity in well-designed, integrated developments. Multiple-family and senior housing may also be included as integral elements of mixed-use developments. The size of CB zones may vary from smaller districts primarily intended to serve the Puyallup market to larger districts serving significant portions of Pierce County. The intent of this zone is to accommodate indoor retail and service activities in shopping centers, commercial malls and office complex environments, with building heights ranging between four and six stories. Outdoor displays and sales are to be allowed only as incidental or accessory activities to a primary use; land-intensive uses such as automobile sales are prohibited.

(5) CG General Commercial Zone. The CG zone is intended to provide for retailing and other commercial services that serve the large market area surrounding the Puyallup community. Such commercial developments usually rely upon the automobile as their principal source of access. Maximum building heights range between four and six stories. In contrast to the CB zone, some uses in the CG zone may require large tracts of land and involve outdoor display of products for sale (such as automobile sales). The CG zone is also intended to allow some uses which are quasi-light industrial in character. (Ord. 3269 § 1, 2023; Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.006 Clustering of sex offenders and felons in CBD zone and CBD-Core zone – Conditional use permit required.

(1) An owner, occupant, or other person or entity in control of a dwelling shall be required to submit and receive a conditional use permit prior to leasing a dwelling to or allowing two or more persons to reside in a dwelling located in the CBD zone or CBD-Core zone when such persons are required to register as a sex offender pursuant to RCW 9A.44.130 and/or have been convicted of any of the following offenses: a serious violent offense as defined in RCW 9.94A.030(45), a violent offense as defined in RCW 9.94A.030(54), residential burglary (RCW 9A.52.025), burglary 2 (RCW 9A.52.020), malicious mischief 1 (RCW 9A.48.070), or theft 1 (RCW 9A.56.030).

(2) No conditional use permit shall be issued under subsection (1) of this section if another conditional use permit has previously been issued under the same subsection for any dwelling within 880 feet of the proposed site. (Ord. 3044 § 4, 2013).

20.30.010 Permitted uses and conditionally permitted uses – C commercial zones.

The following table (Table 20.30.010) details permitted and conditionally permitted uses in the C commercial zones. Where a “P” is indicated, the respective use in the same row is permitted in the zone classification in the same column. Where a “CUP” is indicated, the respective use in the same row is conditionally permitted in the zone classification in the same column. A conditional use permit pursuant to Chapter 20.80 PMC shall be required and in full force and effect in order to establish said conditional uses. An “ACUP” indicates that an administrative conditional use permit issued under Chapter 20.81 PMC may conditionally permit the use. Accessory buildings and uses customarily incidental to a permitted or conditionally permitted use shall also be allowed.

Table 20.30.010
Permitted and Conditionally Permitted Uses – C Zones
		CBD	CBD-Core	CL	CB	CG
(1)	Professional offices and services	P	P	P	P	P
(2)	General commercial uses	P* *Refer to 20.30.029	P* *Refer to 20.30.029	Refer to 20.30.028	P	P
(3)	Commercial recreation uses, minor	P	P	P	P	P
	Commercial recreation uses, major	–	–	–	–	P
(4)	Road service uses	–	–	–	Refer to 20.30.0285	P
(5)	Public service uses	P	P	CUP	CUP	P
(6)	Community facility uses	CUP	CUP	–	CUP	CUP
(7)	Manufacturing park uses	–	–	–	–	CUP
(8)	Limited manufacturing/light industrial uses	–	–	–	–	CUP
(9)	Multiple-family uses	Refer to 20.30.024	Refer to 20.30.025	P* *Refer to 20.30.027	P* *Refer to 20.30.026	P* *Refer to 20.30.027
(10)	Churches/religious institutions	P	P	P	P	P
(11)	Hazardous waste treatment and storage facility, on-site	–	–	–	–	P
(12)	Day care facilities:
	(a) Family day care providers	P	P	P	P	P
	(b) Day care centers as principal use	P	P	P	P	P
(13)	Veterinary clinic	P	P	CUP	P	P
(14)	Dog kennel, principal use	–	–	–	–	P
	Dog kennel, accessory use	P	P	CUP	CUP	P
(15)	Outdoor storage:
	(a) Merchandise display
	principal use	–	–	–	–	–
	accessory use	P	P	–	CUP	P
	(b) Equipment and material storage
	principal use	–	–	–	–	–
	accessory use	–	–	–	–	P
	(c) Junk and scrap storage
	principal use	–	–	–	–	–
	accessory use	–	–	–	–	CUP
(16)	Boardinghomes
	up to 6 persons	P	P	P	P	P
	7 or 8 persons	ACUP	ACUP	ACUP	ACUP	ACUP
	More than 8 persons	CUP	CUP	CUP	CUP	CUP
(17)	Residential care facility
	up to 4 persons	P	P	P	P	P
	5 or 6 persons	ACUP	ACUP	ACUP	ACUP	ACUP
	More than 6 persons	CUP	P	CUP	CUP	CUP
(18)	Community recreational facility/ health club	P	P	–	P	P
(19)	Electric vehicle infrastructure	P* *Refer to 20.30.019	P* *Refer to 20.30.019	P	P	P
(20)	Transitional housing and permanent supportive housing	P* *Refer to Ch. 20.74	P* *Refer to Ch. 20.74	P* *Refer to Ch. 20.74	P* *Refer to Ch. 20.74	P* *Refer to Ch. 20.74
(21)	Scattered site emergency shelters and scattered site emergency housing	P* *Refer to Ch. 20.72	P* *Refer to Ch. 20.72	P* *Refer to Ch. 20.72	P* *Refer to Ch. 20.72	P* *Refer to Ch. 20.72
(22)	Congregate emergency shelters and congregate emergency housing	CUP* *Refer to Ch. 20.72	CUP* *Refer to Ch. 20.72	CUP* *Refer to Ch. 20.72	CUP* *Refer to Ch. 20.72	CUP* *Refer to Ch. 20.72

(Ord. 3275 § 4, 2023; Ord. 3073 § 12, 2014; Ord. 2980 § 12, 2011; Ord. 2866 § 3, 2006; Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2518 § 1, 1997; Ord. 2487 § 1(Att. A § 4.a), 1996; Ord. 2454 § 1, 1995; Ord. 2410 § 1, 1994; Ord. 2393 § 1, 1994; Ord. 2346 § 1(7), 1993; Ord. 2316 § 1, 1992; Ord. 2165 § 2, 1988; Ord. 2147 Exh. A, 1987).

20.30.015 Use interpretations.

Whenever a use is proposed to be established for property in the C zones, the planning director shall determine the appropriate classification of the use under the classifications set forth in Table 20.30.010 of this chapter. All such determinations shall be based upon a finding that the use is consistent with the description and purpose for the respective C zones set forth under PMC 20.30.005 and that such uses are similar to and compatible with the types of use examples provided in the definition of the relevant use classification set forth in Chapter 20.15 PMC. All determinations pursuant to this section may be appealed as an interpretation review to the hearing examiner pursuant to Chapter 20.87 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2316 § 1, 1992; Ord. 2147 Exh. A, 1987).

20.30.016 Day care centers in C zone districts.

Day care centers, when established as an ancillary use to a site’s principal employment establishment, shall be permitted by right, subject to the following findings by the planning director:

(1) The day care center shall be subject to all applicable state and local licensing requirements, as well as applicable city codes and standards.

(2) The day care center shall be located on the site of the principal employment establishment.

(3) The day care center shall exist entirely to serve the children of employees and other persons affiliated with the principal employment establishment.

(4) The day care center shall be located so that access streets, parking and/or loading areas are sufficient to safely accommodate the number of vehicle trips associated with the day care use.

(5) A minimum 10-foot-wide landscape buffer strip shall be provided on the subject site wherever the day care center use abuts any RS- or RM-zoned property.

Vacation of the site by the principal employment establishment shall be grounds for termination of the on-site day care center, unless the day care center receives applicable permits as required by this title. (Ord. 2563 § 1, 1998; Ord. 2316 § 1, 1992).

20.30.018 Wireless communication facilities in C zones.

Wireless communication facilities are permitted as a primary, accessory or conditional use, subject to the provisions of Chapter 20.59 PMC. Nothing in this chapter or Chapter 20.59 PMC is intended to affect the installation, maintenance or use of a parabolic antenna that is two meters or less in diameter and is located or proposed to be located in a zone titled C commercial zone or other zone where commercial or industrial uses are generally permitted by nonfederal land use regulation. (Ord. 2507 § 7, 1997).

20.30.019 Electric vehicle infrastructure.

Electric vehicle infrastructure is permitted as a primary, accessory or conditional use subject to the provisions of Chapter 20.56 PMC. In CBD-Core and CBD zones, only Level 1 and Level 2 charging stations are permitted as a primary use; rapid charging stations are permitted only as an accessory use to a permitted use and shall meet the definition of “electric vehicle charging station – restricted.” (Ord. 2980 § 13, 2011).

20.30.020 Auxiliary dwelling units in C zones.

A dwelling unit established as an integral part of a commercial building for the exclusive use by the owner, operator or caretaker of the business shall be permitted in all C zones. A detached auxiliary dwelling unit may be allowed by conditional use permit in the CL, CB and CG zones, pursuant to Chapter 20.80 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.022 Accessory dwelling units in C zones.

A dwelling unit established as an integral part of a commercial building for the exclusive use by the owner, operator or caretaker of the business shall be permitted in all C zones. A detached accessory dwelling unit may be allowed by conditional use permit in the CL, CB and CG zones, pursuant to Chapter 20.80 PMC. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.025 Other residential uses in the CBD and CBD-Core zones.

In the CBD and CBD-Core zones, residential uses are permitted with no density limit imposed; provided, that along Meridian Street and on intersecting side streets for one block, a minimum of 75 percent of any sidewalk level frontage shall consist of, or be adaptable to, commercial space; and further provided, that such structures conform to the building design standards in the downtown design guidelines and to all other applicable standards. Location of entries shall meet city of Puyallup downtown design guidelines. (Ord. 3172 § 1, 2018; Ord. 2954 § 14, 2010; Ord. 2851 § 5, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2147 Exh. A, 1987).

20.30.026 Other residential uses in the CB zone.

(1) Existing nonconforming single-family, duplex and triplex residences within the CB zone are subject to the development standards of the RS-06 zone.

(2) Multifamily residential uses are permitted by right in the CB zone, subject to the following:

(a) Multifamily residential uses shall only be permitted as an accessory use to a commercial use and shall be located on the same site as the principal use;

(b) The gross floor area of multifamily residential and senior housing uses shall not exceed 50 percent of the gross floor area of the commercial uses on the site;

(d) Multifamily residential uses shall be subject to the property development standards of Table 20.30.030 and of PMC 20.30.045 and the density standards of the RM-20 zone.

(3) Retirement apartments and senior housing complexes are permitted by right as either a principal or accessory use in the CB zone and are subject to the following:

(a) If a retirement apartment or senior housing complex is developed as an accessory use to a commercial use, parking for the two uses computed separately may be reduced by 10 percent.

(b) Retirement apartments and senior housing complexes shall be subject to the property development standards of Table 20.30.030 and of PMC 20.30.045 and the density standards of the RM-20 zone. (Ord. 2563 § 1, 1998).

20.30.027 Other residential uses in CL and CG zones.

(1) Existing nonconforming single-family residences within the CL and CG zone are subject to those development standards in the RS-06 zone.

(2) Multiple-family residential uses permitted by right in a CL or CG zone shall be subject to the following requirements:

(a) Multiple-family uses shall only be permitted in mixed use developments as an accessory use to a principal use and shall be located in the same structure as the principal use;

(b) Multiple-family use shall not occupy more than 50 percent of the gross floor area of the structure, and shall not occupy more than 25 percent of the first story building wall facing a public street; and

(c) All multiple-family uses shall be subject to the property development standards set forth in Table 20.30.030 and performance standards set forth in PMC 20.30.045. (Ord. 2563 § 1, 1998; Ord. 2487 § 1(Att. A § 4.b), 1996; Ord. 2454 § 1, 1995; Ord. 2393 § 1, 1994; Ord. 2346 § 1(8), 1993; Ord. 2147 Exh. A, 1987).

20.30.028 General commercial uses in the CL zone.

General commercial uses in a CL zone shall be of limited intensity, which serve surrounding businesses and uses, and, established as a component of a mixed use development, shall comply with the following performance standards:

(1) General commercial uses shall occupy no more than 50 percent of the cumulative floor area of the mixed use development;

(2) Shall be located adjacent to and obtain principal access from arterial or collector streets;

(3) The hours of operation shall be limited to between the hours of 6:00 a.m. and 10:00 p.m.;

(4) Outdoor storage is prohibited;

(5) Shall comply with the performance standards for properties in the C zones set forth in PMC 20.30.045 and all other applicable city codes, regulations and requirements; and

(6) For purposes of this section, general commercial uses of limited intensity shall include the following uses or uses which are similar in nature:

(a) Beauty salons and barbershops;

(b) Prescription pharmacies;

(d) Art galleries;

(e) Restaurants for on-premises consumption only, with no drive-thru facilities; and

(f) Technical and trade schools not involving mechanical operations or repair. (Ord. 2563 § 1, 1998; Ord. 2468 § 1, 1996; Ord. 2454 § 1, 1995).

20.30.0285 Road service uses in the CB zone.

The CB zone is primarily intended to accommodate indoor retail and service activities, but also may serve a variety of frequent consumer needs. The following road service uses only are allowed in the CB zone:

(1) Gasoline service stations;

(2) Motor vehicle service and repair;

(3) Hotels/motels;

(4) Fast food restaurants;

(5) Convenience markets;

(6) Taverns. (Ord. 2563 § 1, 1998).

20.30.029 Other commercial uses in CBD and CBD-Core zones.

(1) Prohibited Uses.

(a) Appropriate commercial uses in the CBD and CBD-Core zones are those that promote a pedestrian shopping environment that minimizes the dependency on the automobile and encourages the use of mass transit by clustering a mix of uses that are accessible on foot. Therefore, the following uses are prohibited in the CBD and CBD-Core zones and are identified using the North American Industry Classification System (NAICS) manual, 2002 Edition, published by the United States Office of Management and Budget, which is hereby adopted by reference. A copy of the NAICS manual shall be maintained on file in the office of the city clerk, and shall be available for public inspection. The numbers in parentheses following each of the following uses refer to the NAICS code numbers:

(i) New and used car and recreational vehicle dealers (4411, 44111, 44112, 441120, 4412, 44121, 441210);

(ii) Gasoline service stations with or without an attached convenience store (447, 4474, 44711, 447110, 44719, 447190); and

(iii) Any business with a drive-through window, including limited-service restaurants (7222, 72221, 722211) except such uses as identified and conditioned in the “exceptions” subsection set forth below.

(b) Exceptions. In the CBD-Core and CBD zones, coffee shops with on-premises brewing, classified as “snack and nonalcoholic beverage bars” (722213) serving nonalcoholic beverages, such as coffee, juices, or sodas for consumption on or near the premises and commercial banking (522110) and credit union (522130) establishments, may have a drive-through window subject to the following conditions:

(i) Drive-through facilities shall be designed in accordance with the standards of PMC 20.30.045(15). Drive-through facilities shall be designed so that vehicles, while waiting in line to be served, will not block vehicle or pedestrian traffic in the right-of-way;

(ii) Drive-through facilities shall be appropriately and attractively screened from the public right-of-way in accordance with PMC 20.30.045(15);

(iii) Drive-through lanes, in the CBD and the CBD-Core zone, shall not have vehicular access off of South or North Meridian Street or Third/Second Street SE/NE;

(iv) In the CBD and CBD-Core zone, drive-through facilities are limited to one drive-through lane per establishment;

(v) Such drive-through facilities must have a primary customer entrance and cannot provide customer service exclusively from a drive-through or walk-up window; and

(vi) Coffee shops with a drive-through facility may carry and sell a combination of snack, nonalcoholic beverage, and other related products (e.g., coffee beans, mugs, coffee makers) but with a primary purpose and revenue derived from the promotion and sale of snacks and beverages related to coffee.

(c) An established use or existing structure lawfully created prior to adoption of this section, but which is not in compliance with this section, may continue subject to the provisions of Chapter 20.65 PMC. (Ord. 3073 § 13, 2014; Ord. 2847 § 1, 2006; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.030 Property development standards – C zones.

The following table (Table 20.30.030) sets forth the required development standards applicable to properties located in the C zones. Except as otherwise indicated in this section, the numbers listed represent feet:

Table 20.30.030

Property Development Standards – C Zones
		CBD	CBD-Core	CL	CB	CG
(1)	Minimum lot area per building site in square feet	–	–	–	–	–
(2)	Minimum lot width	30	30	75	75	50
(3)	Minimum lot depth	70	70	100	100	100
(4)	Minimum front yard setback	Refer to PMC 20.30.031	Refer to PMC 20.30.031	Refer to PMC 20.30.037	Refer to PMC 20.30.037	Refer to PMC 20.30.037
(5)	Minimum rear yard setback	0	0	20	10	0
(6)	Minimum interior side yard setback	0	0	10	–	0
(7)	Minimum street side yard setback	0	0	Refer to PMC 20.30.037	Refer to PMC 20.30.037	Refer to PMC 20.30.037
(8)	Minimum street frontage	30	30	35	35	35
(9)	Minimum landscaped setback along any common boundary with property zoned RS, RM or PDR	15 Refer to PMC 20.26.500	15 – RM and PDR, 30 – RS Refer to PMC 20.26.500	15 Refer to PMC 20.26.500	15 Refer to PMC 20.26.500	15 Refer to PMC 20.26.500
(10)	Maximum lot coverage	100%	100%	50%	75%	75%
(11)	Base building height	35'	40'	40'	50'	50'
(12)	Maximum building height, with bonuses (see PMC 20.30.032)	55'	65'	N/A	75'	75'
(13)	Maximum floor area ratio	2.75 residential; 2.0 office	2.75 residential; 2.0 office	1.5	4.0	4.0
(14)	Minimum ground floor height in planned action area	14'	14'	14'	N/A	14'
(15)	Maximum ground floor height in planned action area	None	None	None	N/A	None

(Ord. 3269 § 1, 2023; Ord. 3172 § 1, 2018; Ord. 3119 § 32, 2016; Ord. 3073 § 14, 2014; Ord. 2851 § 5, 2006; Ord. 2656 § 1, 2000; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2196 § 3, 1989; Ord. 2147 Exh. A, 1987).

20.30.0305 Property development standard variances – CBD-Core zone.

For projects in the CBD-Core zone, variance requests to development standards contained in Table 20.30.030 may be considered and granted by the design review board. Such requests shall be consolidated with the application before the design review board. Granting such requests shall be subject to findings by the design review board that the project, with said variance(s), satisfies and promotes the intent and purpose of the CBD-Core zone; achieves the goals and intent of the design guidelines; and that granting any variance will not be detrimental to the public health, safety or general welfare or adversely affect abutting properties. (Ord. 3172 § 1, 2018; Ord. 2851 § 5, 2006).

20.30.031 Maximum front yard setback in the CBD and CBD-Core zones.

Building shall be located on the front setback line (i.e., a zero-foot front yard setback) but may be set back far enough to incorporate one or a combination of the following site amenities:

(1) Pedestrian-oriented plaza in area incorporated into a niche or recess in the building’s front facade when consistent with PMC 20.30.033;

Example of Front Facade Features

(2) A pedestrian-oriented plaza space in front of the building at least eight feet deep running the full width of the building when consistent with PMC 20.30.033;

(3) A landscape strip at least four feet wide and no greater than eight feet wide located between the sidewalk and the building edge; and/or

(4) Developments proposed at the corner of streets intersecting with Meridian Street shall provide a corner inset pedestrian-oriented plaza space based on the size parameters and amenities identified in PMC 20.30.033. (Ord. 3172 § 1, 2018; Ord. 2851 § 5, 2006; Ord. 2694 § 5, 2001; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.032 Maximum building height in C zones.

Maximum building heights shall be measured in accordance with the building height definition in Chapter 20.15 PMC and as prescribed below:

(1) The base building height in the CBD-Core zone shall be 40 feet except that the height may be increased to a maximum of 65 feet if the requirements and bonus criteria listed below are met.

(2) In the CBD zone, the base building height shall be 35 feet, except that the height may be increased to 55 feet subject to the requirements and bonus criteria described below.

(3) In order to achieve a building height greater than the base height of the CBD-Core zone, those buildings not directly abutting any residentially zoned property located outside of the downtown planned action area nor abutting any property listed on a National Historic Register shall be eligible for one or more of the height bonuses described by subsections (3)(a) through (3)(e) of this section, subject to the maximum bonus provisions of subsection (3)(f) of this section:

(a) Where parking is provided within a building, and where such parking area is equal to or exceeds 60 percent of the area of the building’s footprint, a building height bonus of 14 feet shall be permitted.

(b) A building height bonus of up to 14 feet shall be allowed for buildings or projects within which residential uses have been created.

(d) Reserved.

(e) A building height bonus of up to 14 feet shall be allowed for buildings which provide a pedestrian-oriented plaza space along with principal street frontage where such plaza space is not otherwise required and where such plazas provide an area and amenities consistent with PMC 20.30.033.

(f) The sum of building height bonuses provided under subsections (3)(a) through (3)(e) of this section shall not exceed 28 feet above the base building height allowance in the CBD zone. Rooftop mechanical equipment, including elevator penthouses, parapets, roof forms and decorative elements not intended for occupancy, shall be excluded from the total structural height in these zones where such features are screened or installed consistent with applicable design standards. All structures shall conform to the building design standards in the downtown design guidelines.

Example of Height Bonus Provisions

(4) CB and CG Zones. The base building height in the CB and CG zones may be built to a maximum of 50 feet, when built utilizing the setback standard of PMC 20.30.037(2)(c) (12-foot front/street side yard setback, with options under PMC 20.30.037(2)(c)(ii) available). Buildings eligible to utilize the following height bonuses to exceed the base building height in the CB or CG zone shall be built utilizing the setback standard of PMC 20.30.037(2)(c)(i) (20-foot front/street side yard setback required):

(a) In order to achieve a building height greater than that otherwise permitted under this section, those buildings located 500 feet or further from any residentially zoned property shall be eligible for one or more of the following height bonuses, subject to the maximum bonus provisions of PMC 20.30.030(12):

(i) Where parking is provided within a building, and where such parking area is equal to or exceeds 60 percent of the area of the building’s footprint, a building bonus of up to 14 feet shall be permitted.

(ii) A building height bonus of up to 14 feet shall be allowed for buildings or projects within which residential uses have been created.

(iii) A building height bonus of up to 14 feet shall be allowed for hotels/motels.

(iv) A building height bonus of up to 14 feet shall be allowed for buildings which provide a green roof that covers at least 60 percent of the building footprint, or total building footprints if multiple buildings are proposed. Green roofs shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities. Green roofs shall conform to best available technology standards, such as those published by Leadership in Energy and Environmental Design (LEED). (Ord. 3269 § 1, 2023; Ord. 3172 § 1, 2018; Ord. 3119 § 33, 2016; Ord. 3073 § 15, 2014; Ord. 2851 § 5, 2006; Ord. 2754 § 9, 2003; Ord. 2656 § 1, 2000; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2346 § 1(8), 1993; Ord. 2147 Exh. A, 1987).

20.30.033 Plaza standards – Downtown planned action area.

The intent of plaza standards is to encourage comfortable, accessible and aesthetically pleasing public gathering places that enhance the pedestrian experience and meet the needs of the intended users. Where plazas are required or proposed, they shall be consistent with the following provisions:

(1) Location Requirements.

(a) Plazas must abut and be within three feet in elevation of a sidewalk. Plazas shall be accessible at grade adjacent to the sidewalk to promote physical and visual connection to the street. Portions of plazas may be above or below grade to accommodate a variety of outdoor gathering spaces.

(b) Plazas shall be placed at high pedestrian activity areas, with western or southern exposure.

(2) Minimum Size. Plazas shall be no less than 200 square feet in size. For sites larger than 20,000 square feet that are providing public open space, at least three percent of a development site greater than 20,000 square feet shall be allocated and designed as publicly accessible open space, such as a plaza.

(3) Maximum Size. Street facing plazas shall not exceed 20 percent of the total building footprint or 2,000 square feet, whichever is less. Such space shall have a minimum width of 30 feet and a minimum depth of 20 feet, unless otherwise approved by the director due to site constraints.

(4) Active Uses Abutting Space. Plazas located between a building and a sidewalk shall be abutted on at least two sides by retail shops, restaurants, primary residential or office entrances or services with their windows and doors fronting on the space.

(5) Plazas shall incorporate the following:

(a) At least 10 percent of the area shall be planted with trees, shrubs, groundcover and perennial landscape plantings.

(b) At least 30 percent of the area shall be hardscaped with decorative paving.

(c) There shall be at least one bench or seating unit for each 200 square feet of area, (seating may be grouped into benches or ledges).

(d) Pedestrian scaled lighting fixtures.

(e) One element with sustainability attributes (rain garden, solar powered lights or equipment, pervious paving, container for recycling, or benches made from recycled materials).

(f) Artistic design elements such as decorative paving patterns, ornamental art features, creative lighting elements, etc. (Ord. 3172 § 1, 2018; Ord. 2851 § 5, 2006).

20.30.035 Required parking – C zones.

Off-street parking for properties located in the C zones shall be provided as set forth in Chapter 20.55 PMC. (Ord. 2563 § 1, 1998; Ord. 2147 Exh. A, 1987).

20.30.036 Parking lots in the CBD zone.

(1) Parking lots shall not be located between the street and the building on the subject property unless no other feasible alternative exists.

(2) Parking lots must comply with the following standards:

(a) The maximum width of the parking lot within 20 feet of the street may not exceed the lesser of 64 feet or 75 percent of the frontage of the subject property.

Example of Parking Lot Location

(b) If a property abuts two or more streets, the parking lot may be within 20 feet of only one street.

(c) Each side of a parking lot which abuts a street must be screened from that street using one or a combination of the following methods:

(i) Installation of a compact evergreen hedge or wall extending at least two feet, six inches, and not more than three feet above the ground directly below it. A continuous trellis or grillwork may be constructed above the hedge or wall to a maximum height of six feet;

Example of Parking Lot Screening

(ii) Provision of a landscaped strip at least five feet in width and containing trees; and/or

(iii) Use of existing vegetation with trees sufficient for perimeter parking lot landscaping. (Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.037 Site plan design principles in CL, CG and CB zones.

In order to encourage pedestrian movement and the use of public transit within commercial districts, and to promote development of an attractive streetscape, appropriate building orientation is needed to provide for convenient, safe, direct and enticing pedestrian access between commercial developments. All site plans shall be subject to the following location and design criteria:

(1) Parking Area Location. The maximum width of a parking lot fronting on a public street shall not exceed 64 feet or 50 percent of the subject site frontage, whichever is greater, to the extent feasible.

(2) Street Orientation for New Buildings and Site Development. All site developments shall utilize the following standards in preparing site plan layouts:

(a) For developments outside of the downtown planned action area, a pedestrian-oriented plaza space in front of the building at least eight feet deep running the full width of the building. This area shall be covered by awnings covering at least six feet of the plaza space. This plaza space shall include amenities such as bike parking, bench seating, planters, fountains, artwork, decorative railing, decorative light fixtures, hanging baskets or other features that are pedestrian scaled in nature. Within the downtown planned action area, see PMC 20.30.033(1); and

(b) Buildings on street corners shall locate the main entryway with a plaza space (200 square feet minimum) at or near (50 lineal foot maximum) the building corner, or establish a defined path (12-foot width minimum) leading from the public right-of-way directly to building entries using decorative/stamped paving; and

(c) New buildings shall be built 12 feet from the abutting front yard and street side yard right-of-way to improve pedestrian orientation and overall building design. Buildings may deviate from this setback under the following conditions:

(i) Buildings may be set back to a maximum of 20 feet to accommodate an eight-foot plaza space as required by subsection (2)(a) of this section.

(ii) Optionally, the pedestrian plaza space may project into the required front or street side yard landscape buffer (as required under PMC 20.58.005(2)) by a maximum of four feet; corner plaza spaces or outdoor cafes may project into the required landscape buffer by a maximum of six feet.

(d) Site development plans shall be designed so that, to the greatest extent feasible, buildings and building entries are at street level and not elevated by retaining walls, particularly on sides of buildings where an entryway is oriented toward the abutting right-of-way.

(3) Once the site development has achieved at least 50 percent of the site frontage which is occupied by buildings in accordance with the street orientation standards above, or when panhandle/internal lots not fronting on a public right-of-way, or where existing buildings and/or improvements would physically prevent subsections (1) and (2) of this section from being achieved, other structures may be placed internal to the site but shall be oriented towards each other and in close proximity to the site’s street frontage buildings to allow for pedestrian movement between structures through pedestrian scaled plaza areas without crossing parking areas.

(4) Building Entrances and Design. At least one building entrance for an individual building (or individual tenant spaces) shall face each public street frontage or be located within 50 lineal feet from a public street frontage. Directly linking pedestrian access shall be provided between the street right-of-way and each building entrance. No less than 60 percent of the surface area of any street-facing wall shall consist of windows and/or transparent doorways.

(5) Parking Lot Entrances and Driveways. The city may impose additional restriction on the width, number and location of driveways to and from the subject parcel to improve vehicle circulation or safety, or to enhance pedestrian movement or desirable visual characteristics.

(6) Each side of a parking lot which abuts a street must be screened from that street using the appropriate landscaping as specified in the city’s vegetative management standards or by locating the building between the street and the parking lot.

Example of site development standards outlined in PMC 20.30.037 – structures occupy in excess of 50 percent of site frontage, corner design emphasizes pedestrian orientation, structures internal to the site are close by to allow easy pedestrian movement and parking areas are to the rear.

(Ord. 3193 § 1, 2019; Ord. 3172 § 1, 2018; Ord. 3119 § 34, 2016; Ord. 3073 § 16, 2014; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.038 Parking lots in the CG zone.

Repealed by Ord. 3073. (Ord. 2563 § 1, 1998).

20.30.040 Signs.

All signage within the C zones shall conform to the provisions set forth in Chapter 20.60 PMC. Signs in the CB zone shall be subject to the same provisions as the CG zone. (Ord. 2563 § 1, 1998; Ord. 2147 Exh. A, 1987).

20.30.042 Commercial design review standards.

Repealed by Ord. 2694. (Ord. 2563 § 1, 1998; Ord. 2541 § 1, 1998; Ord. 2454 § 1, 1995).

20.30.045 Performance standards – C zones.

The following special requirements and performance standards shall apply to properties located in the C zones:

(1) Exterior Mechanical Devices. Large mechanical equipment shall be screened from surrounding residentially zoned properties and public rights-of-way. Minor utility equipment, such as small generators, utility meters, air conditioners, or junction boxes, which are less than three and one-half feet in height, shall be exempt from screening requirements. Alternative methods for screening may include the use of building or parapet walls, sight-obscuring fencing and/or landscaping, equipment enclosures, consolidation and orientation of devices towards the center of the rooftop, and/or the use of neutral color surfaces.

(2) Required Landscaping. Landscaping required by this title and/or by conditions of approval of discretionary applications required by this title shall be designed, installed and maintained in accordance with Chapter 20.58 PMC. In no event shall such landscaped areas be used for storage of materials, placement of temporary signs or parking of vehicles.

(3) Outdoor Storage. Outdoor storage as defined in PMC 20.15.005, including merchandise display, equipment and materials storage, and junk and scrap storage, when permitted in any commercial zone shall comply with the following requirements:

(a) Fencing and Screening Required. Sight-obscuring fencing or screening is required around all portions of a lot utilized for outdoor storage of component merchandise, equipment and materials, and junk and scrap as defined in PMC 20.15.005, except for component merchandise which is stored and displayed only during business hours. All fencing and screening shall be installed in accordance with the following requirements:

(i) Building Setbacks. All fencing and screening shall comply with the building setback requirements for the zone in which it is located unless specified otherwise;

(ii) Minimum Screening Requirements. When required, all outdoor storage areas shall be screened from adjoining properties and public rights-of-way by a wall, fence, landscaping and/or structure. Such screening shall serve the purpose of concealing and obscuring the storage area from view. Landscape screening shall consist of plantings designed and installed in such a manner to provide year-round screening in terms of vegetation density and height within three years of planting, and shall be maintained in a healthy, growing condition. Landscape plantings installed to screen outdoor storage from public rights-of-way shall be installed on the right-of-way side of any wall, fence or structure;

(iii) Maximum Fence Height. Fencing and walls surrounding outdoor storage areas which are not part of a building wall shall not exceed a maximum height of eight feet;

(iv) Maintenance Required. Fences, walls and landscaping surrounding outdoor storage areas shall be maintained and kept free of litter, posters, signs, trash or stored items;

(v) Outdoor Storage Height Limitations. Outdoor storage shall not exceed the height of required screening;

(b) Exemption from Fencing and Screening Requirements. Fencing and screening is not required around those portions of a lot utilized for “complete” merchandise display, or the display of “component” merchandise when said merchandise is stored within a structure or fenced and screened area during the hours the business is closed;

(c) Improvement and Maintenance of Outdoor Storage Areas. All outdoor storage areas and access to them shall be paved or otherwise surfaced and maintained so as to eliminate dust or mud. All outdoor storage areas shall be graded and storm drainage facilities installed to collect and dispose of all surface runoff in accordance with city requirements;

(d) Outdoor Storage of Materials Prohibited. No outdoor storage of materials such as fertilizers, pesticides, etc., which potentially pose a threat to water quality shall be permitted; and

(e) Outdoor Storage Prohibited in Required Parking Areas and Walkways. No outdoor storage shall be permitted to occur in required parking areas, access drives or walkways.

(4) Outdoor Lighting. Building-mounted lighting and aerial-mounted floodlighting shall shield direct lighting from other properties. Ground-mounted floodlighting or light projection above the horizontal plane is prohibited between midnight and sunrise. All lighting shall be shielded so that the direct illumination shall be confined to the property boundaries of the light source. Temporary outdoor lighting intended to advertise a temporary promotional event shall be exempt from this requirement.

(5) C-Zoned Properties Adjacent to Residential Properties or Alleys.

(a) All C-zoned properties abutting residential zones or development are subject to the zone transition buffering provisions of PMC 20.26.500.

(b) When an alley separates a commercial site from a residential zone, the zone transition standards defined in PMC 20.26.500 shall apply, except that the on-site buffer required under PMC 20.26.500(1) may be reduced to 15 feet and a six-foot masonry wall or wood opaque fence shall be established along the property line.

(6) Swimming Pools. All swimming pools having a depth of 12 or more inches shall maintain a protective fence, wall or enclosure no less than six feet in height, with no opening greater than four inches wide and equipped with a self-closing gate surrounding said pool. Hot tubs or other manmade water bodies shall maintain a similar enclosure or shall be covered when not in use so as to prevent access to the water.

(7) Trash and Recycling Receptacles. Trash and recycling receptacles shall be screened from adjacent properties and public rights-of-way by an opaque visual barrier no lower than the highest point of the receptacles.

(8) Commercial Antennas Height Exceptions. Antennas for commercial radio transmission facilities may exceed the height regulations set forth in Table 20.30.030.

(9) Dog Kennel/Veterinary Clinics. Dog kennels, whether operated as accessory to another use (e.g., veterinary clinic) or as a stand-alone operation, shall meet the following performance standards:

(a) Any exterior areas where dogs are impounded shall be completely surrounded by masonry or equivalent wall of at least six feet in height and shall be set back at least 25 feet from the nearest adjacent property containing a residential zone or use.

(b) All such kennel areas shall be designed and operated in a manner so as to produce no offensive odor or noise detectable on off-site properties.

(10) Within the C zones, no fence greater than three and one-half feet in height may encroach within the prescribed front and street side yard setbacks. Cornices, sills, eaves, projections, and awnings without enclosing walls or screening may project into a required yard but not more than two feet.

(11) Vending stands or kiosk (e.g., espresso stands), either portable or permanent but intended as nontemporary uses, shall be permitted to site in existing commercial establishments within the C zones, subject to the following standards:

(a) Portable vending stands permitted under this subsection shall not exceed 50 square feet in area. All vending stands shall provide adequate trash receptacles and shall not be located within any required landscape area.

(b) Placement of any vending stand or kiosk shall not be located on an established site which is nonconforming with this title’s parking standards as to required dimensions or access/egress configuration such that, in the opinion of the city engineer, siting the stand may exacerbate a substandard vehicle circulation situation. Further, no vending stand shall occupy any parking stall of an establishment which is now nonconforming with this title’s parking standards for number of stalls so as to result in a net loss of parking.

(c) Any such vending stand or kiosk which is intended to cater to motorists shall be located on a site in a manner so as to allow safe and convenient vehicular access and egress, to the satisfaction of the city engineer.

(d) All such vending stands shall comply with city licensing requirements under PMC Title 5. All stands shall further be subject to any applicable building or fire codes.

(12) Pedestrian Access and Circulation. Pedestrian walkways shall be constructed to provide safe, convenient and direct access between building entrances, transit facilities, passenger loading areas, public sidewalks, adjacent properties and pedestrian plazas. All parking lots which contain more than 90,000 square feet of paved area including driveways and traffic aisles shall include clearly defined pedestrian routes from parking stalls to main building entrances. All required walkways shall meet the following minimum requirements:

(a) All walkways shall be a minimum of five feet wide with no encroachments (vehicle overhangs, displays, etc.) permitted;

(b) All walkways shall be handicapped accessible and comply with the Washington State Barrier Free Design Standards;

(c) All walkways shall be delineated by painted markings, distinctive pavement, or by being raised a minimum of six inches above the parking lot pavement;

(d) Walkways within parking lots shall be located along major access corridors (primary driveway entrances between primary building entrances, etc.); and

(e) Walkways within parking lots shall be integrated into interior landscape areas, whenever possible, to separate pedestrian access and vehicular travel routes.

(13) Public Transit Facility Location and Design. In order to reduce the use and dependence on private vehicles and associated traffic congestion, and to encourage the use of public transit, adequate provision should be made for public transit facilities and supporting improvements. When formally recommended or requested by the local public transit authority, bus shelters, transit turnouts and supporting facilities shall be located and designed in accordance with the following provisions:

(a) Transit Facility Location Criteria. When required, transit facilities shall be located on or adjacent to arterial streets.

(b) Transit Facility Access. Convenient, safe and direct pedestrian access to and from transit facilities shall be provided between all building entrances, pedestrian plazas or walkways, and public rights-of-way in accordance with subsection (12) of this section, Pedestrian Access and Circulation.

(c) Transit Facility Design. All transit facilities shall be designed to the standards and specifications of the public transit authority and the city’s public works department.

(14) Truck Parking and Loading/Unloading Areas. Truck parking and loading/unloading areas as required under PMC 20.55.061 shall be considered a form of outdoor storage, and shall be screened from public right-of-way and any adjoining residential zones or permitted residential use in a commercial zone. All outdoor storage associated with loading areas shall be screened as set forth in subsection (3)(a) of this section.

(15) Drive-Through Lanes. The following rules are defined in order to mitigate the potential negative impacts drive-through lanes may create on site design and to improve street corner building orientation for commercial development. All drive-through lanes shall be designed to mitigate negative visual/auditory effects and to improve site design principles, which should be to reduce the prominence of automobiles in general while still providing safe and convenient access to drive-through commercial establishments (where allowed). The following performance standards shall apply:

(a) In no event shall a drive-through lane be placed on the street corner of a commercial development site. See subsection (15)(c) of this section for further design details related to drive-through lanes parallel to roadways;

(b) Drive-through lanes shall be designed to be internal to a site development and laid out in a manner which will eliminate the prominence of the drive-through or incidence of headlights shining directly toward an abutting or adjacent street right-of-way. Drive-through lanes oriented perpendicular to a public right-of-way shall include landscape screening to shield headlights from shining directly into an abutting or adjacent street right-of-way. Drive-through lanes should include appropriate signage encouraging motorists to turn headlights off while stacking in the drive-through lane;

Examples of preferred site designs:

Figure 1 – Drive-through is located clearly internal to the site and not visible from the abutting public street right-of-way.

Figure 2 – Stacking lane starts toward the rear of the site to provide adequate queuing distance; landscaping along the street frontage will screen headlight glare onto the abutting street. A single consolidated access point reduces the number of driveways along the abutting street.

Figure 3 – Example shows preferred design on a street corner; note the building is the prominent feature on the street corner with parking and drive-through lane secondary and behind the structures. Landscaping and screening berm/wall would obscure drive-through lanes that are parallel to the abutting secondary street.

(c) Drive-through lanes shall only be placed parallel to a road if separated by a distance of 30 feet, or if fully screened by a 15-foot type IIb landscape setback with a designed landscape berm (six feet high at center of berm in 15-foot landscape setback) or three-and-one-half-foot decorative masonry wall;

(d) Pedestrian access from the abutting right-of-way shall be provided in a location safely away from drive-through lanes. In the event that direct pedestrian access cannot be provided in a location clear of the drive-through lane, direct pedestrian access shall be provided through the drive-through lane from a street facing building entrance to the abutting roadway with a safe, ADA accessible raised pedestrian crosswalk, delineated by decorative stamped pavement/asphalt and appropriate pedestrian warning signs and adequate lighting;

Figure 4 – Example of a pedestrian walkway through a drive-through lane. The walkway shall be constructed using distinctive stamped asphalt or concrete.

(e) Appropriate queuing length, location of entry/exit points and separation from public streets and intersections shall be approved by the city traffic engineer. The traffic engineer shall require a technical analysis of all stacking lanes. Drive-through lanes shall, to the maximum extent feasible, gain access from internal driveways and parking lots and should not increase the number of driveways onto abutting public street rights-of-way, unless deemed warranted and acceptable by the traffic engineer or designee(s). Drive-through facilities shall be designed so that vehicles, while waiting in line to be served, will not block vehicle or pedestrian traffic in the right-of-way; and

Drive-through window lanes and facilities shall be oriented away from residential zones, and shall be screened from residential zones and public streets to obscure vehicle headlight from shining directly into public streets or residential zones. Required screening shall be a minimum height of three feet above the grade of the drive, and shall be sufficiently dense to obscure at least 80 percent of vehicle headlights prior to occupancy and use, and 100 percent of vehicle headlights within one year of occupancy and use. Acceptable screening materials shall include the use of building walls, berms, landscaping and/or solid fencing. (Ord. 3073 § 18, 2014; Ord. 2866 § 3, 2006; Ord. 2826 § 6, 2005; Ord. 2694 § 5, 2001; Ord. 2615 § 1, 1999; Ord. 2563 § 1, 1998; Ord. 2454 § 1, 1995; Ord. 2393 § 1, 1994; Ord. 2316 § 1, 1992; Ord. 2196 § 4, 1989; Ord. 2147 Exh. A, 1987).