(1)

Design standards for the Urban Mixed-Use district, implement the goals and policies of the City's Comprehensive Plan by promoting quality development using the best management practice in design, project review, and construction. This Chapter is to provide clear guidelines for developments in the Urban Mixed-Use district. The standards are intended to offer flexibility and creativity and promote quality development.

(2)

The underlying principles of the Urban Mixed-Use Design Standards are to ensure compatibility with the surrounding character of a neighborhood, promote sustainability, offer flexibility, encourage variety and creativity in design, and provide a safe and pedestrian friendly streetscape for Kennewick.

(Ord. 5719 Sec. 1(part), 2017)

Development Standards - Urban Mixed-Use Design Standards District means standards for development in the Urban Mixed-Use district in accord with the Urban Mixed Use Design Standards.

(Ord. 5719 Sec. 1(part), 2017)

(1)

Standards in this Chapter are applicable to all new and remodeled developments in the City's Urban Mixed -se district when the cost of remodeling and expansion is equal to or exceeds 50 percent of the current assessed value of the structure as determined by the City's building official. These standards shall take precedence in case there is a conflict in the KMC. The Community Planning Director shall have authority to resolve any conflicts in the standards in order to promote the City's objectives and goals.

(2)

All standards are to be followed throughout design and development. These standards are not intended to prohibit creative design and development solutions by professional designers/developers that might generate a better quality development.

(Ord. 5719 Sec. 1 (part), 2017)

(1)

Street Frontage Design Standards: Public streets with the Urban Mixed-Use district are classified as either "A" or "B" streets. Each area designated as UMU shall have a map, prepared by and on file with the City Community Planning Department which shall be made part of this chapter. The differentiation between "A" and "B" streets is created to focus building and site design towards crucial public corridors while understanding other public ways are necessary for circulation purposes, but less important from an aesthetic perspective.

(a)

"A" Street Frontage Requirements:

(i)

No vehicular access shall be allowed except at intersections with alleys and private.

(ii)

Parking areas and drive isles must be setback at least 40 feet;

(iii)

Parking areas shall be screened by a wall or fence with materials consistent with the building and/or hedge at least four feet in height and no more than six feet in height. The use of chain link fencing is prohibited.

(iv)

Minimum linear building frontage shall be 75 percent of the right-of-way frontage;

(v)

At least 25 percent of the lot frontage must have a building facade within 15 feet of the right-of-way line.

(vi)

Measured linear per floor, buildings utilized for non-residential uses shall be designed with doors and windows of at least 100 square feet each spaced at intervals of no more than 20 feet on center along the building frontage;

(vii)

Measured linear per floor, buildings utilized for residential uses shall be designed with doors and windows of at least ten square feet each spaced at intervals of no more than ten feet on center along the building frontage;

(b)

"B" Street Frontage Requirements:

(i)

Up to 100 percent of the right-of-way frontage may be utilized for vehicle parking, delivery zones, garage doors and other non-pedestrian oriented element

(ii)

In situations where parking areas abut a "B" Street, 75 percent of the frontage must have an edge treatment including a wall, fence or hedge at least four feet in height and no more than six feet in height together with a street tree spaced no more than every 50 feet;

(iii)

Measured linear per floor, buildings utilized for non-residential uses shall be designed with doors and windows of at least 100 square feet each spaced at intervals of no more than 20 feet on center along the building frontage;

(iv)

Measured linear per floor, buildings utilized for residential uses shall be designed with doors and windows of at least ten square feet each spaced at intervals of no more than ten feet on center along the building frontage.

(2)

Block Standards: Connectivity throughout the UMU district is a key element to assuring the vibrancy the City intends, therefore maximum block size shall not exceed ten acres. The following requirements are mandatory and apply to any development with the UMU district regardless of frontage on a public "A" or "B" or private street or alley.

(a)

Boundaries for block size measurement shall be A and B streets as well as the boundary of the UMU district and the boundary of parcels held under separate ownership.

(3)

Site Design Standards: The following requirements are mandatory and apply to any development with the UMU district regardless of frontage on a public "A" or "B" or private street or alley:

(a)

Front, side and rear yard building setbacks shall not be required except as necessary to comply with visibility triangles.

(i)

Front yard area surfaces shall be at least 50 percent hardscape consisting of concrete, pavers, brick, stone, compacted walkable gravel, or similar materials.

(ii)

Maximum of 20 percent non-native planting is permitted in the front yard area.

(iii)

Maximum height of a fence, wall or hedge in the front yard is four feet and a wall or fence materials must be consistent with the building materials.

(b)

All off-street parking in the UMU district shall not be located between streets and buildings and at least ten feet behind the front line of the building.

(i)

Parking area lots exceeding 50 spaces shall be broken into smaller areas through use of landscaping pedestrian connections. A landscaped area shall be within 75 feet of any parking stall.

(c)

Outdoor Lighting.

(i)

Comply with KMC 18.76.

(ii)

Parking lots must have a minimum illumination of 0.6 foot-candles at ground level.

(d)

Loading and service areas, and trash receptacles must be located in the rear of the site and trash dumpsters or collectors must be in an enclosed area consistent with the overall architectural and site planning scheme. The use of chain link fencing is prohibited for trash dumpster enclosures.

(e)

Transit service is one of crucial element alternative transportation components within the UMU district and cohesive connections between buildings, parking areas and the public and private street network to existing and future Ben-Franklin Transit Authority routes and stops must be convenient and ADA compliant.

(4)

Building Design Standards: The following requirements apply to any development within the UMU district regardless of frontage on a public "A" or "B" or private-street or alley:

(a)

Building footprint shall not exceed 60,000 square feet.

(b)

A single architectural style is not required for new or remodeled buildings, but a building's style shall be consistent throughout;

(i)

Approved building facing materials include: brick, wood, stucco, stone, and metal. The following street front siding materials are prohibited:

(A)

Plain concrete masonry unit;

(B)

Unfinished tilt-up concrete slab; or

(C)

Vinyl or plastic siding.

(ii)

Unpainted brick may not be painted, except for clear graffiti preventing finishes.

(c)

Building entries shall be located on the street side of the building. Buildings located on street corners shall have additional architectural detailing to emphasize the street corner, which may include, for example: corner entry, balcony, integrated signage, public art, and pedestrian amenities. Buildings or public amenities located on corners shall abut the property line on each side of the corner except when additional sidewalk is provided for outdoor seating or public use.

(d)

Vestibules, entries, windows, and other architectural features shall provide further visual definition and reduce the visual mass of buildings in excess of 5,000 square feet in floor area.

(e)

Buildings constructed for non-residential use on the ground must have first floor ceiling heights taller than upper stories. (First floor ceiling heights are a minimum of ten feet to accommodate transom windows.)

(f)

Awnings may extend four feet over the walkway from the building's face, provided there is no obstruction of street trees and/or street lights as approved by the City.

(g)

Windows provide a visual entry into a business and the goods and services offered while providing security. Windows in buildings utilized for retail, wholesale, office and service uses shall meet the following standards:

(i)

No more than 25 percent of the gross square footage of display windows may be used for temporary or permanent signage for advertising, promotion or community service announcements.

(ii)

Windows shall not be permanently darkened by use of applied films at street level. First story windows shall not be covered but shall provide visual access from street and sidewalks. Windows located above the street level may be covered by curtains, shades, or other temporary coverings.

(h)

Entrance to the building must be made visible and prominent by using large entry doors, porches, protruding, or recessed entrances. Primary pedestrian entrances must face public streets, open spaces or plazas whenever available.

(i)

Backside of the building and service areas must not be located facing a public street.

(j)

Backside of the building shall be consistent with the front side of the building in terms of design style, building material and architectural features.

(k)

Electrical and mechanical equipment when placed on the rooftop shall be obscured from view (i.e. by using parapet).

(l)

Mechanical equipment when placed on the ground or through a wall shall not be located between the building front line and any public or private street.

(Ord. 5719 Sec. 1(part), 2017)

Where a provision of the Kennewick Municipal Code, the Revised Code of Washington, or the United States Code requires, for the purpose of health, welfare, or public safety, a requirement contrary to the provisions of this Chapter, said provision shall prevail over any or all requirements of this Chapter.

(Ord. 5719 Sec. 1(part), 2017)