Fircrest City Zoning Code
CHAPTER 22
50 MIXED-USE URBAN DISTRICT MUU
§ 22.50.001 Purpose.
The MUU zoning district is intended to implement the comprehensive plan's mixed-use land use designation. This district provides opportunities for a broad mix of retail and office uses, personal, professional and business services, institutions, recreational and cultural uses, residential uses, and other facilities that provide services for the needs of nearby residents and businesses and the surrounding community. Development standards support higher density residential development and more intense commercial development compared to the MUN zoning district. In addition, the MUU district provides limited opportunities for light industrial activities that enhance the city's economic base and provide employment for residents in the area in a manner that is compatible with neighboring commercial and residential uses. Site and building design support pedestrian, bicycle and transit use while accommodating automobiles. Applicable form-based code standards require new development to establish a fine-grained street grid and block pattern as properties redevelop. Community greens, squares, plazas, and other publicly accessible spaces are incorporated into mixed-use developments that include a variety of complementary uses. High quality architecture, landscaping, streetscape, artwork, and other public amenities contribute to making the area inviting, attractive, functional, and vibrant for residents, employees, and visitors alike.
(Ord. 1246 § 11, 2000; Ord. 1311 § 11, 2002; Ord. 1562 § 27, 2015; Ord. 1667 § 11, 2020; Ord. 1748, 11/25/2025)
§ 22.50.002 Permitted uses.
Uses permitted subject to compliance with form-based standards in accordance with Chapter 22.57 FMC, site plan approval in accordance with Chapter 22.72 FMC and administrative design review approval in accordance with Chapter 22.66 FMC:
(a)
Commercial use, including retail, service, office, financial institution, fitness center and food-serving establishment.
(b)
Microbeverage production facility, including microbrewery, microdistillery and microwinery.
(c)
Culturally enriching use, including art gallery, dance studio, library, museum, live theater venue, and senior center.
(d)
Laboratory, including medical, dental, and optical.
(e)
Civic, labor, social, and fraternal organization.
(f)
Veterinary clinic, with treatment and storage of animals within an enclosed building.
(g)
Entertainment and recreation facility (indoor only).
(h)
Automobile, recreational vehicle, and boat sales or rental, new or used (indoor showroom only).
(i)
Child day-care center.
(j)
Preschool, accredited, public or private.
(k)
Lodging.
(l)
Religious institution.
(m)
Family group home, including adult family home.
(n)
Live-work unit, co-living, and multifamily dwelling.
(o)
Assisted living facility, including congregate care facility, convalescent home, hospice care center, residential care facility, and residential treatment facility.
(p)
Necessary public or quasi-public utility building, structure, or equipment, unstaffed and less than or equal to 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(Ord. 1246 § 11, 2000; Ord. 1311 § 12, 2002; Ord. 1325 § 2, 2003; Ord. 1562 § 28, 2015; Ord. 1611 § 12, 2018; Ord. 1667 § 12, 2020; Ord. 1748, 11/25/2025)
§ 22.50.003 Accessory uses.
Uses permitted in conjunction with, or accessory to, a principal use permitted in FMC § 22.50.002:
(a)
Temporary accessory use or structure (subject to compliance with FMC § 22.58.015).
(b)
Home occupation – Type I and Type II (subject to compliance with FMC § 22.58.013).
(c)
Family day-care facility (subject to compliance with FMC § 22.58.010).
(d)
Electric vehicle charging station (subject to compliance with FMC § 22.58.025).
(e)
Electric vehicle battery exchange station (subject to compliance with FMC § 22.58.025).
(f)
Other accessory use or structure that is subordinate and incidental to a principally permitted use, as determined by the director.
(Ord. 1246 § 11, 2000; Ord. 1311 § 13, 2002; Ord. 1509 § 10, 2011; Ord. 1562 § 29, 2015; Ord. 1667 § 13, 2020)
§ 22.50.004 Conditional uses.
Uses permitted subject to conditional use permit approval in accordance with Chapter 22.68 FMC and administrative design review in accordance with Chapter 22.66 FMC:
(a)
Service station established prior to effective date of the ordinance codified in this section.
(b)
Adult entertainment establishment (subject to compliance with FMC § 22.58.014).
(c)
Essential public facility, as determined by FMC § 22.58.022. Excludes family and general group homes and includes correctional group homes.
(d)
Necessary public or quasi-public structure or equipment greater than 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(e)
Personal wireless service facility for which a variance is required (subject to compliance with Chapter 22.24 FMC).
(f)
A use not listed above which: is not listed in another zoning district as a permitted or conditional use; is similar in nature to the above list of permitted and conditional uses; is consistent with the purpose and intent of this zoning district; and is compatible with the uses on adjoining properties.
(Ord. 1246 § 11, 2000; Ord. 1311 § 14, 2002; Ord. 1562 § 30, 2015; Ord. 1611 § 13, 2018; Ord. 1667 § 14, 2020)
§ 22.50.005 Conditional uses – Light industrial lots.
Repealed by Ord. 1562.
(Ord. 1311 § 15, 2002; Ord. 1518 § 1, 2011)
§ 22.50.006 Administrative uses.
Uses permitted subject to administrative use permit approval in accordance with Chapter 22.70 FMC:
(a)
Outdoor sidewalk cafe or other food- or beverage-serving facility or establishment, when located on a public sidewalk or other public right-of-way area (subject to compliance with FMC § 22.58.017).
(b)
Establishment licensed by the Washington State Liquor and Cannabis Board to serve liquor for on-premises consumption in an outdoor customer seating area (subject to compliance with FMC § 22.58.029).
(c)
Drive-up or drive-through facility established prior to effective date of the ordinance codified in this section (modifications subject to compliance with FMC § 22.60.012 and § 22.64.043).
(d)
Light industrial uses including: engineering-oriented pursuits such as electronics, robotics, 3-D printing, and the use of computer numerical control (CNC) tools; metalworking, woodworking, and traditional arts and crafts; small-scale assembly and manufacturing of products using processed materials that do not have the potential to create a nuisance for adjoining land uses; wholesale sale of products manufactured on site; and technological and biotechnological uses, including scientific research, testing and experimental development laboratories.
(e)
Outdoor seasonal sales, such as Christmas tree or pumpkin patch lots, or other outdoor special event sales.
(f)
Personal wireless service facility (subject to compliance with Chapter 22.24 FMC).
(Formerly 22.50.005; Ord. 1246 § 11, 2000; Ord. 1311 § 16, 2002; Ord. 1562 § 32, 2015; Ord. 1611 § 14, 2018; Ord. 1667 § 15, 2020)
§ 22.50.007 Prohibited uses.
The following uses are prohibited:
(a)
Vehicle wrecking yard.
(b)
Impound yard.
(c)
Junk or salvage yard.
(d)
Mini-storage or mini-warehouse.
(e)
New service station or vehicle repair.
(f)
New drive-up or drive-through facility.
(Ord. 1311 § 17, 2002; Ord. 1518 § 2, 2011; Ord. 1518 § 2, 2011; Ord. 1562 § 33, 2015; Ord. 1611 § 15, 2018; Ord. 1667 § 16, 2020)
§ 22.50.008 Development standards.
Residential density | Determined through project compliance with development standards. |
Building placement | See form-based building standards in Chapter 22.57 FMC. |
Minimum height/number of stories | 35 feet/3 stories above grade. |
Maximum height/number of stories | 80 feet/7 stories above grade. |
Form-based standards | See Chapter 22.57 FMC. |
Additional specific use and structure regulations | See Chapter 22.58 FMC. |
Parking and circulation | See Chapter 22.60 FMC. |
Landscaping regulations | See Chapter 22.62 FMC. |
Design standards and guidelines | See Chapter 22.64 FMC. See also multifamily design standards and guidelines adopted by reference in Chapter 22.63 FMC. |
Calculations resulting in a fraction shall be rounded to the nearest whole number with 0.50 being rounded up. | |
(Formerly 22.50.006; Ord. 1246 § 11, 2000; Ord. 1311 § 18, 2002; Ord. 1536 § 1, 2013; Ord. 1562 § 34, 2015; Ord. 1611 § 16, 2018; Ord. 1667 § 17, 2020)
