The mixed-use overlay neighborhood transition overlay zone (MUO-NT) provides regulations for development, redevelopment, infill, new land uses and building form within the MUO-NT boundary. This section also describes how these regulations will be used during the city's development review process.

A.

Mixed-use characteristics. To provide for a balance of commercial, office, residential and civic uses as prescribed in sections 17.47.060 permitted uses and 17.47.070 conditional uses, new developments are encouraged to include a mix of two or more distinct types of permitted uses.

B.

Ground floor uses. The incorporation of commercial uses is encouraged at the street level to promote an active pedestrian environment and to support adjacent uses. This configuration of uses is specifically encouraged along Main Street and Line Street.

(Ord. No. 584, § 2, 1-9-2023)

The MUO was created with the following goals for future development:

A.

Concentrate density on parcels that front Main Street and Line Street;

B.

Reduce potential vehicle miles traveled (VMT) impacts resulting from higher density development;

C.

Protect natural viewsheds through responsive standards that allow for a variety of building forms;

D.

Provide regulations that step down intensity of downtown to the surrounding residential neighborhood.

(Ord. No. 584, § 2, 1-9-2023)

The development standards and guidelines shall apply to all new development, infill, development, signs, exterior modifications and major renovation projects occurring within the MUO-NT, except as provided in exemptions. If a conflict should arise between the MUO-NT and other sections of the Municipal Code (as applied to a particular development), the requirements set forth in the MUO-NT shall prevail.

(Ord. No. 584, § 2, 1-9-2023)

Exemptions to the regulations contained in this chapter may apply as follows:

A.

Projects involving only work, maintenance, or repairs to the interior of a building or structure and that do not affect exterior appearances are exempt from this chapter.

B.

Projects involving only ordinary maintenance or the replacement of similar or identical materials of an existing building or structure are exempt from this chapter.

(Ord. No. 584, § 2, 1-9-2023)

A.

Plans for projects within the MUO-NT zoning district shall be reviewed upon an application for building permits.

B.

A major project review is required pursuant to chapter 17.04 general provisions prior to submitting for a building permit for project with building area greater than 15,000 square feet.

(Ord. No. 584, § 2, 1-9-2023)

The following uses shall be permitted in the MUO-NT district and no building or structure shall be used or designed, erected, structurally altered, or enlarged except for the following purposes:

A.

Residential uses:

1.

Accessory dwelling unit.

2.

Dwelling unit located above the ground floor.

3.

Dwelling unit located at ground floor.

4.

Live-work space.

5.

Single-family dwelling.

6.

Townhouse or rowhouse.

7.

Two-family dwelling.

8.

Apartments and multifamily dwellings.

B.

Civic and semi-public spaces.

1.

Day care centers.

C.

Commercial uses.

1.

Art and craft galleries and studios.

2.

Farmers' markets.

3.

Food and beverage sales.

4.

Mixed-use developments and multi-use developments.

5.

Retail sales and service establishments, multi-tenant shopping centers, and personal service establishments.

6.

Services such as beauty shops, barbershops, and dry-cleaning establishments.

(Ord. No. 584, § 2, 1-9-2023)

The following are conditional uses in the MUO-NT district, and shall be permitted only if approved by the planning commission:

A.

Residential uses:

1.

Assisted living facility.

B.

Civic and semi-public spaces.

1.

Schools, public and private.

C.

Commercial uses.

1.

Hotels and motels.

2.

Restaurants including open air sidewalk cafes.

3.

Taverns, lodges or private clubs.

(Ord. No. 584, § 2, 1-9-2023)

Uses expressly prohibited are as follows:

1.

Automobile sales and service.

2.

Automotive services stations, including convenience stores with fuel sales.

3.

Drive-through facilities in conjunction with a permitted use.

4.

Outdoor sales and storage in conjunction with a permitted use.

5.

Industrial uses.

6.

Warehouse and mini-storage.

7.

Junkyard.

(Ord. No. 584, § 2, 1-9-2023)

To provide for a balance of commercial, office, residential and civic uses as prescribed in the land use regulations, new developments are encouraged to include a mix of two or more distinct types of permitted uses.

(Ord. No. 584, § 2, 1-9-2023)

The incorporation of commercial uses is encouraged at the street level to promote an active pedestrian environmental and to support adjacent uses. This configuration of uses is specifically encouraged along Main Street and Line Street.

(Ord. No. 584, § 2, 1-9-2023)

The following property development standards shall apply:

A.

Each lot shall have a minimum area of 1,500 square feet, a minimum width of 50 feet fronting on a dedicated street, and a minimum depth of 100 feet.

(Ord. No. 584, § 2, 1-9-2023)

The following property development standards shall apply:

A.

Buildings shall be located on the site as indicated below. Setbacks shall apply to all floors to promote a consistent street wall (for example, if the ground floor is set back zero feet from the primary property line, upper floors shall be set back a minimum of zero feet from the primary property line).

1.

Front setback: Five feet minimum and ten feet maximum.

2.

Rear setback: Five feet minimum and ten feet maximum.

3.

Side street setback: Five feet minimum and 15 feet maximum.

4.

Side yard setback: Five feet minimum and ten feet maximum.

(Ord. No. 584, § 2, 1-9-2023)

All buildings in the mixes use overlay shall comply with the following height restrictions:

A.

Minimum ground story floor to floor height of 12 feet for ground floor commercial uses.

B.

Top of building shall be no taller than 36 feet.

C.

A 15-foot step back in the building's massing is required for all floors above the first floor.

(Ord. No. 584, § 2, 1-9-2023)

Residential density shall comply with the standards below for all new development projects submitting applications after the effective date of this chapter:

A.

Minimum residential density of 15 units per acre.

B.

Maximum residential density of 25 units per acre.

(Ord. No. 584, § 2, 1-9-2023)

On-site parking shall be provided in compliance with the applicable parking standards contained in the Bishop Municipal Code, except as modified by the following, or except for residential projects subject to state statutes which conflict with and preempt the parking requirements set forth in this section:

A.

Residential parking requirements:

1.

One bedroom or studio unit = one space/dwelling unit.

2.

Two bedroom unit = 1.25 spaces/dwelling unit.

3.

Three or more bedroom unit = 1.5 spaces/dwelling unit.

B.

Non-residential parking requirements.

1.

A building greater than 15,000 square feet will require two spaces per 1,000 square feet.

2.

A building less than 15,000 square feet will require 1.5 spaces per 1,000 square feet.

3.

No additional parking is required for change use in an existing building, even where the existing parking may be nonconforming. Additional parking must be provided in accordance with these standards for any building addition area that adds new habitable or leasable floor area. Amount of additional parking to be provided shall be calculated based upon new square footage only.

C.

On-site parking standards: On-site parking shall not be located between the building and the primary street setback. Parking must be behind the building when viewed from the primary street.

D.

Parking dimensions: On-site parking shall be provided in compliance with the applicable parking standards contained in the Bishop Municipal Code, except as modified by the following.

1.

Standard spaces. Each off-street parking space shall have dimensions not less than nine feet in width and 20 feet in length and shall be accessible with a minimum of 24 feet of unobstructed space provided for the maneuvering of vehicles.

2.

Compact spaces. Up to 25 percent of all required parking spaces may be designated for compact vehicles, with dimensions not less than eight feet wide and 16 feet in length.

E.

Minimum landscaping requirements: In order to improve the aesthetics of on-site parking, landscaping in parking areas is required. Landscaping provides ecosystem services such as groundwater capture and recharge. It can decrease the likelihood of flooding, improve air quality, and reduce the heat island effect that occurs when impermeable, dark surfaces like parking lots retain heat. Not less than ten percent of the interior of a parking lot must contain appropriate landscaping. Such landscaping shall be continuously maintained. Landscaping plans will be reviewed and approved by the planning department for projects which are allowed uses, and by the planning commission for projects requiring a conditional use permit.

F.

Bicycle parking regulations.

1.

For all residential buildings containing more than three dwelling units, long- and short-term bicycle parking shall be provided.

2.

Long-term bicycle parking shall be provided at a rate of one per three dwelling units.

3.

Short-term bicycle parking shall be provided at a rate of one per five dwelling units. If there are less than ten units a minimum of two short-term bicycle parking spaces shall be provided.

4.

Provide at least one secure, enclosed bicycle storage space per new retail worker for ten percent of retail worker planned occupancy. Provide visitor or customer bicycle racks (or equivalent) on-site, with at least one bicycle space per 5,000 square feet of retail space, but no fewer than one bicycle space per business or four bicycle spaces per project site, whichever is greater.

G.

Exempted area parking in-lieu fee. Notwithstanding the foregoing provisions of this chapter, the same shall not apply to the area described by section 17.76.080 exempted areas. In lieu of providing the required parking at the time of erection of any main building, or when an existing building is altered, or enlarged by the addition of dwelling units or guestrooms, or where a commercial use is intensified by the addition of floor space, seating capacity or seats for at least that portion of the facilities that are added, the property owner or developer shall provide a parking in-lieu payment to the city as established by resolution of the city council.

(Ord. No. 584, § 2, 1-9-2023)

Exterior signs in the MUO-NT district shall meet the requirements of the city sign ordinance as described in section 17.85 of the Bishop Municipal Code and require a permit to be issued by the building inspector before commencing work.

(Ord. No. 584, § 2, 1-9-2023)