(a) Developments shall implement development patterns that promote walkability.

(a) Create an efficient bike, pedestrian and vehicular circulation network within the area and with connections to the rest of the City. A public transportation system to be utilized to connect residential and commercial land use districts with each other as well as with the region.

(a) The area should include a wide range of housing types, such as single-family homes, townhomes, condominiums, apartments, etc., that can meet the demands and preferences of current and future residents.

(a) Provide flexibility and choices for a variety of small businesses, entrepreneurship, and general economic growth. Promote businesses in commercial, nonresidential, and mixed-use areas to improve the economic vitality of the City.

(a) The area should be connected by open spaces, greenbelts, recreational facilities (trails, pathways), and roadways.

(a) The design guidelines will promote a complementary scale and size of neighborhood blocks, building form, and landscape design. It will create a balance between residential and commercial uses that will promote sustainable living and working conditions.

(a) The area will have necessary infrastructure to support growth and ensure efficient use of public facilities. This area should also provide amenities and services as growth takes place, such as schools, parks, police and fire services, and recreational opportunities.

(a) The design and development will encourage creativity. In order to promote creative design and a walkable community, there will be provision of choices and flexibility in the development. Development of the area will be monitored on a periodic basis to meet the planning vision of the Broadmoor area. [Ord. 4659 § 2, 2023.]

(a) In cases when block length exceeds 660 feet, or the block perimeter exceeds 2,000 feet, mid-block pedestrian connections shall be provided. Exceptions are allowed when proposed buildings exceed the block length. In such cases, mid-block connections can be provided through the site or building as appropriate.

(a) The width of the block shall be sufficient to allow two tiers of lots with easements. Block length shall be measured along the street centerline of intersecting streets.

(a) Block lengths in the commercial, or mixed residential and commercial, may be permitted an increase in the block dimension standards of subsection (2) of this section if the block includes mid-block connections for public or civic spaces, pedestrian walkways, alleys, or open spaces, to create alternative forms of connections. Block lengths shall not exceed one and one-half times the length allowed of subsection (2) of this section.

(a) Streets shall be connected to develop a complete network. An interconnected circulation system shall provide connections to local shopping, services, housing, and amenities, as well as connections between adjacent developments.

(b) Alleys shall be allowed for service access, such as garages for residential uses, and loading services for commercial uses.

(a) Provide pedestrian and vehicular connections that link adjacent uses and circulation patterns, including buildings, public spaces, parking areas, roadways, sidewalks, and pathways.

(b) An interconnected grid block and street network is required.

(c) The street and block network is not required to be orthogonal and can change shape in response to site features and/or topography; however, streets shall be interconnected.

(d) The street system of a proposed subdivision shall be designed to connect to existing, proposed, and planned streets adjacent to the subdivision. Wherever a proposed development abuts unplatted land or a future development phase of an existing development, street stubs shall be provided to allow access to future abutting subdivisions and to extend the street system into the surrounding area. Street ends shall contain turnarounds constructed to International Fire Code standards and shall be designed to facilitate future extension in terms of grading, width, and temporary barricades.

(e) Dedicating or deeding property for right-of-way or a portion thereof to the City for public streets, within or along the boundaries of all residential subdivisions or developments, shall be required as a condition of application approval where the following can be demonstrated:

(f) Cul-de-sacs/dead-end streets are prohibited; except, where the Comprehensive Plan or preliminary plat indicates a street is to continue past the subdivider’s property, the City may allow the dead end until such time as the street can be built through at a later date. Shared driveways and road-ends for shoreline public access are not considered cul-de-sacs/dead-ends.

(g) Shared driveway access from residential streets is allowed for attached dwelling units; for detached single-family residential lots, one shared access for four lots is allowed. For commercial developments, access must be shared with the adjacent development/parcels according to subsection (4) of this section.

(h) Street standards shall comply with the standards mentioned in PMC 25.97.085, Public street environment and public realm, and Pasco Transportation System Master Plan (TSMP).

(i) Management of driveways and access will be in place on the following corridors: Broadmoor Boulevard, Sandifur Parkway, Burns Road, Dent Road, and Road 108.

(a) Mixed residential and commercial land uses shall have primary automobile access from arterial and/or collector streets with transit and bicycle circulation. Mixed-use developments shall provide pedestrian and bicycle access and circulation to surrounding residential areas.

(b) Primary vehicular access to mixed-use developments shall be provided from perimeter arterial streets and/or perimeter collector streets to local access roads.

(c) Internal circulation shall be provided through an internal street system and local access roads.

(d) Private streets are allowed to provide internal site circulation within developments and according to the standards approved by the City.

(e) The internal transportation network of the mixed residential and commercial land use shall be designed to maximize multi-modal travel options. All transportation infrastructure shall meet the intent of the City’s Complete Streets Ordinance, Chapter 12.15 PMC, PMC 12.15.050, Best practices criteria, and comply with the International Fire Code. Dedication of public right-of-way is not required when private streets are used. Private streets may only be used with the approval of the City Engineer. Private streets may only be used for internal circulation streets.

(a) This section establishes the land uses allowed in each land use designation and the corresponding permit requirements. A parcel or building subject to the Broadmoor Master Plan or overlay district shall be occupied with only the land uses permitted by this section. For land uses not identified in this section, the Director of Community and Economic Development may determine that the use is not permitted, or determine the appropriate definition and the proposed use to be permitted, provided the Planning Director makes the findings in writing that the use will be compatible and consistent with the purposes of the Broadmoor Master Plan.

(b) Uses within reclamation land use are not identified in this section. Uses in this land use category shall be determined by the City upon completion of a reclamation study by the Department of Natural Resources.

(c) Uses within industrial land use are not identified in these development regulations. Uses in this land use category are intended to allow the continuation of existing industrial uses under the current industrial regulation of the PMC until 2035. After that, the industrial land use will be amended to medium density residential.

(d) Mixed residential and commercial land uses shall be allocated in each mixed residential and commercial land use planning area as illustrated in the Broadmoor Master Plan. Mix of land use shall contain a minimum of 20 percent residential and 20 percent of nonresidential use in each planning area.

(a) Minimum density: six dwelling units per acre

(b) Maximum density: 29 dwelling units per acre

(a) Lot standards shall comply with the standards for R-2, R-3 and R-4 zoning districts. A maximum 20 percent of deviation from lot size, width, and frontage can be allowed if the average of all lots in the development complies with the standards, and if the development achieves a better quality of development by deviating from these standards. Lot size averaging must not reduce the net density. The above table indicates lot size requirements.

(b) Lot width, frontage, coverage, and building height and setbacks shall be according to the standards for R-2, R-3 and R-4 zoning districts.

(a) For multiple units, the distance or length of the driveway approach to the parking shall be no less than 15 feet.

(b) Vehicular access and driveway locations shall be located to minimize impact on pedestrian/bike routes.

(c) Shared driveways are allowed for maximum four detached dwelling units.

(d) Duplexes, triplexes and fourplexes shall have shared driveway access from public street.

(e) Minimum width of shared driveway and/or internal access roads shall be 26 feet with a turning radius of 26 feet except as provided in PMC 21.20.060.

(f) When driveways of individual dwelling units consist of more than 50 percent of the lot width, developments must avoid repeated curb-cuts from public streets in order to provide safe pedestrian movement. At least one of the following design approaches shall be followed:

(g) For multi-units, internal access roads connecting parking lots and dwelling units shall be easily identifiable.

(h) For apartments and multiplexes, dedicated pedestrian network between parking lots, public streets and sidewalks, open spaces, and community facilities shall be provided.

(i) Developments shall provide pedestrian and bicycle access within and onto the site. Access points onto the site shall be provided (a) approximately every 330 feet to 660 feet along existing and proposed perimeter sidewalks and walkways, and (b) at all arrival points to the site, including abutting street intersections, crosswalks, and transit and school bus stops. In addition, access points to and from adjacent lots shall be coordinated to provide circulation patterns between sites.

(j) Walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances. Walkways shall be provided when the pedestrian access point onto the site, or any parking space, is more than 60 feet from the building entrance or principal on-site destination.

(k) A cluster or multiple clusters of dwelling units and parking shall be considered to break down the long and linear circulation pattern.

(l) A network of pedestrian connections shall be provided between parking lots, street sidewalks, open spaces, community facilities and buildings.

(m) Pedestrian walkways shall connect with public parks, open spaces and/or common areas within the development and in the vicinity.

(n) Pedestrian access must be clearly visible from the street and parking lots.

(o) Minimum width of a hard surfaced walkway shall be according to the ADA standards.

(p) Walkways must be adequately lit to meet the industry and City standards. All lighting, material and surface standards shall meet the PMC.

(q) Walkways must be maintained by the owner or owners’ association.

(a) Building setbacks shall be in accordance with the table below:

(b) Front yard setback for single-family detached dwellings and duplexes shall be as follows:

(c) Front yard setback for single-family attached dwelling units and multiplexes shall be as follows:

(a) All residential site and building design standards in Chapter 25.175 PMC, such as treatment of the corner lots, entrance, orientation, open space, landscaping, signage, lighting, building height, bulk and scale, shall apply.

(b) Residential developments should orient to surrounding uses, including residential and nonresidential areas, in a way that encourages compatible development patterns, character, and appearances.

(c) Where appropriate, incorporate and enhance significant natural features as site amenities and/or design elements.

(d) Address the critical issues of site layout that influence a compatible and integrated neighborhood character, including, but not limited to, vehicular access, pedestrian connectivity, building orientations, and common spaces.

(e) Limit street connections for individual residential homes off major roadways, including highways, principal arterials, and other designated mobility corridors, to mitigate development impacts on the roadway system.

(f) Site entryways, primary circulation patterns, and connections to adjacent uses should appear and function like complete streets with sidewalks and pedestrian amenities rather than oriented to accommodate only vehicles.

(g) Strategically locate common and open spaces and site amenities to encourage and support pedestrian activities. [Ord. 4659 § 2, 2023.]

(a) Density maximums of the Comprehensive Plan shall not apply to the mixed residential and commercial use within the Broadmoor overlay district.

(b) At least 20 percent of the combined gross floor area of the buildings proposed within each of the four mixed residential and commercial land use planning areas (M-1, M-2, M-3, M-4) shall be devoted to residential uses, and at least 20 percent to a nonresidential use. The 80 percent/20 percent thresholds for residential, commercial, and nonresidential uses shall be applied based on the following criteria:

(c) Parking garages or portions of garages devoted to nonresidential uses may be counted towards this requirement; however, surface parking shall not.

(d) One single use can be a maximum of 80 percent of the total development and/or the floor area, whichever applies.

(e) The Director of Community and Economic Development may approve ratios and/or density lower than the minimum up to 10 percent if the project meets the overall intent of the mixed residential and commercial land use.

(f) Public uses shall be based on design general standards.

(a) For vertical mixed-use projects, minimum 20 percent of the building area for vertical mixed-use, or 20 percent of the total building area project-wide, shall be residential.

(b) Minimum density of 21 dwelling units per acre for the residential portion of the site shall be required.

(a) Minimum 20 percent of the building area for vertical mixed-use, or 20 percent of the total building/floor area on the site, shall be commercial or a nonresidential use.

(a) Lot standards are flexible and shall be according to the mixed-use block standards in PMC 25.97.045.

(b) Residential portions of developments for horizontal mixed-use shall be in conformance to the lot standards as required in PMC 25.97.055(2), and the standards for R-2, R-3 and R-4 zoning districts.

(a) Mixed-use with ground floor retail shall have a maximum height of 90 feet including upper-level step backs.

(b) Residential building shall maintain maximum building height according to corresponding zoning classification unless otherwise provided in this section.

(c) Maximum building height for multiplex/multifamily adjacent to commercial areas in a horizontal mixed-use shall be 90 feet including upper-level step backs.

(a) For vertical mixed-use, and commercial portion of horizontal mixed-use, ground levels shall be designed to promote easy pedestrian access. Human scale design shall include:

(b) For vertical mixed-use, and commercial portion of horizontal mixed-use, buildings should be designed with architectural features such as:

(c) At least 30 percent of the floor area of the ground floor or a portion of a mixed-use development must be dedicated to commercial uses that are accessible to pedestrians when located on streets other than principal arterials. These standards shall be applicable for street frontages on arterial streets when they are the main street frontages.

(d) Commercial building frontages shall have at least 50 percent of transparent facade on the street side. Blank facades shall not face public streets. In cases when such facades are unavoidable, blank facades shall be treated with trellises, modulation of the facade, display windows, artwork, lighting, and enhanced landscaping treatment.

(e) Service areas such as utilities, dumpsters, loading docks, etc., shall be located in the less visible side of the site to avoid negative visual impacts on the street environments. They shall not face a major public street. In cases where there are no other options, backside facing public streets must be screened from public view with landscaping and/or fencing that are consistent with the overall building design.

(f) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched with the exposed color of the roof to minimize visual impacts whenever possible.

(g) The standards of PMC 25.97.085, Public street environment and public realm, shall apply to activate buildings’ ground level with the street environment.

(a) Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet minimum; 20 feet maximum.

(b) Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet maximum. This does not apply to multiplexes and/or vertical mixed-use buildings.

(c) Additional access and driveway standards in PMC 25.97.055(3) shall apply to residential uses in a horizontal mixed-use setting.

(d) For vehicular and pedestrian accesses, refer to circulation and connectivity standards in PMC 25.97.046.

(e) Each mixed-use building must have clearly visible front entrance accessible by pedestrians from the street. Residential entries should be designed to provide separation between front doors and the street environment.

(f) Street crossings/crosswalks for pedestrians shall be designed to enhance visibility and safety; they shall use clear demarcation, painted pavement surface, raised sidewalk at the crossing, or similar treatment.

(a) Land uses in mixed-use sites shall be selected and designed to encourage interaction among uses. Examples include but are not limited to commercial developments that are significantly used for shopping by on-site or adjacent residents or office workers.

(b) All buildings and improvements on the site shall be located and designed to look and function as an integrated development and to encourage pedestrian travel between buildings and uses.

(c) Multiple uses can be designed to be compatible with each other visually and functionally through massing, building material, facade treatment, and orientation.

(a) Residential buildings in horizontal mixed-use developments shall comply with the setback standards in PMC 25.97.055(4) and subsection (10) of this section, whichever is applicable.

(b) Commercial and vertical mixed-use buildings:

(a) For horizontal mixed-use project site applications, the commercial portion of the development should be primarily on the public street frontage while residential uses can be located further away from the primary street.

(b) Parking shall be located behind the buildings and shall not be allowed between buildings and the street within community centers and corridors, except as allowed in PMC 25.97.090.

(c) Vertical mixed-use buildings of nonresidential buildings that are part of mixed-use projects must be located close to the street. When abutting a corridor street, such buildings shall be within 10 feet inward of the property line, and for all other streets within mixed residential and commercial land use, buildings shall be within 20 feet inward of the property line, except for when buildings are set back to create plazas, open space and public amenities.

(d) Corners of community centers and corridor intersections shall be treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as seating, benches, bike racks, etc.

(e) The primary access to buildings shall be visually prominent and easily accessible by pedestrians. Street frontages and intersections shall be enhanced with sidewalk, front court, plazas.

(f) Separate buildings shall be connected through pedestrian linkages delineated through landscaping, differentiated surface materials, or texture.

(g) Blank facade shall be treated with trellises, modulation of the facade, display windows, artwork, lighting, etc. [Ord. 4659 § 2, 2023.]

(a) Development standards such as density, intensity, setback, height, parking, etc., shall be according to the City’s zoning codes for commercial uses. Additional standards are described below that will take precedence in the case of a conflict with the City’s zoning codes for commercial uses.

(a) Buildings shall be located close to the street to enhance streetscape character.

(b) Commercial buildings abutting mixed residential and commercial land use and/or located within the community centers and corridors shall be within 10 feet inward of the property line except for when buildings are set back to create plazas, open space and public amenities.

(c) Parking shall not be allowed between buildings and the street within community centers and corridors. Corners of such community centers and corridors shall be treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as seating, benches, bike racks, etc.

(d) Both pedestrian and vehicular access to the site shall be clearly visible and safe.

(e) Buildings should be oriented to face public streets, open space, or plazas.

(f) Blank facades should not face public streets. In cases when such facades are unavoidable, blank facades shall be treated according to the standards in subsection (3) of this section.

(g) Buildings are encouraged to be oriented to reduce exposure to strongest summer sunlight and glare from reflecting surfaces.

(h) Service areas shall be located away from public streets.

(a) Building designs should appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic built environment.

(b) Entrance to the building must be prominent with entry doors, porches, protruded or recessed entrances and shall be easily accessible from the adjacent public street and parking lots.

(c) Primary pedestrian entrances must face public streets, open spaces, or plazas, whichever is available.

(d) The street-facing facade shall be designed to break down the bulk and mass into pedestrian scale by using at least two of the modulation and articulation techniques as follows:

(e) Blank facades shall be treated with trellises, modulation of the facade, display windows, artwork, lighting, etc.

(f) Commercial buildings with facades facing public streets, public open spaces, or plazas shall have at least 25 percent of the facade area composed of clear vision glass unless a specific alternative design provides a better facade treatment and is approved by the Director of Community and Economic Development.

(g) For ground floor retail, at least 40 percent of the ground floor facade shall be oriented towards or face public streets or public open spaces or plazas, unless a specific alternative design provides a better facade treatment and is approved by the Director of Community and Economic Development in conformance with subsection (3) of this section.

(h) Service areas such as utilities, dumpsters, loading docks, etc., shall be located in the less visible side of the site to avoid negative visual impacts on the street environment. They shall not face a major public street. In cases where there are no other options, backside facing public streets must be screened from public view with landscaping and/or fencing consistent with the overall building design.

(i) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched with the exposed color of the roof to minimize visual impacts whenever possible. [Ord. 4659 § 2, 2023.]

(a) Provide various recreational opportunities in parks and recreational areas.

(b) Protect public and/or private natural areas.

(c) Offer scenic qualities in a built environment.

(d) Protect sensitive or fragile environmental areas and functions of the environment.

(e) Preserve the capacity and water quality of the storm water drainage system.

(f) Provide pedestrian and bicycle transportation connections.

(g) Open space requirements are applicable to all developments within the Broadmoor Master Plan area. Open spaces are intended to be included within other land uses even if the land use designation is not open space. This includes plazas, trails, courtyards, etc.

(a) Standards for various types of open spaces shall be in compliance with zoning, streetscape, critical areas, and shoreline regulations and parks and recreation standards as applicable. However, certain open spaces identified in this section may retain the underlying zoning and land use designation of the primary use, such as private plazas, courtyards, etc.

(b) Open spaces shall be connected with bike and trail facilities. Some open spaces such as plazas can be extensions of the street environment as well as connected with the trail system.

(c) Developments shall provide open space in the form of parks, plazas, courtyards, bike and trail connections and natural and landscaped open space. Lands for public parks and open space shall be required in accordance with the City’s Parks, Recreation and Open Space Plan’s LOS requirements.

(d) Additional design considerations for open space:

(a) Open spaces within residential development should provide private open space or courtyard for residents. Open spaces should be consolidated whenever possible, in accordance with the City’s open space and landscaping standards (PMC 25.180.080).

(b) Residential open space shall be no less than 25 feet wide, and not less than 800 square feet in area. Developments of more than 10 units shall add 50 square feet for each additional unit. [Ord. 4659 § 2, 2023.]

(a) Landscaping.

(b) Gateway signage at the intersection.

(c) Buildings located close to the intersection.

(a) Buildings shall be located close to the intersection.

(b) Buildings shall face the corner and be accessed by pedestrians from the sidewalk.

(c) Building designs shall appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic contribution to the built environment.

(d) Parking lots shall not be allowed at the corner. Locate parking toward the interior of the site and integrate parking areas to establish an attractive built environment that provides accessibility to public spaces and buildings.

(e) Sidewalks shall be minimum 10 feet wide.

(f) Public spaces, plazas, and/or outdoor seating are required at each intersection.

(g) Ground floor retail should have transparent facade to provide visibility.

(h) Landscaping with shade trees shall be provided.

(i) All other mixed residential and commercial land use standards shall apply.

(a) All standards for mixed-use center and mixed residential and commercial land uses shall apply.

(b) Developments should connect to the trail system to provide access to the shoreline according to the City’s Linkage Plan and shoreline access as indicated in the Shoreline Master Program.

(c) Developments should consider and provide visual access to the shoreline when possible.

(d) Developments should maintain environmental protection.

(a) All standards in PMC 25.97.060(10) and 25.97.065(2) shall apply.

(b) Parking standards for corridors in PMC 25.97.090 shall apply.

(c) Street environment and public realm standards in PMC 25.97.085 shall apply. [Ord. 4659 § 2, 2023.]

(a) Sidewalks in the mixed residential and commercial land use and commercial land use shall be wide in accordance with the Broadmoor Master Plan. Businesses fronting such sidewalks shall be allowed to provide outdoor seating and activities when such activities maintain a clear width according to ADA standards.

(b) Streetscape shall comply with the landscaping standards of PMC 25.97.095.

(c) Mixed-use streets shall include street furnishing such as outdoor seating, benches, bike racks, artwork, planter boxes, etc. Front side of mixed-use buildings shall include plazas, outdoor seating areas, and/or landscaping.

(d) Building design, facade treatment and architectural details shall create visual interest at the street level.

(e) Development standards under PMC 25.97.060(10) and 25.97.065(2) shall apply for an effective street environment.

(f) The Pasco Transportation System Master Plan (TSMP) provides lists of specific street types and design standards based on traffic demand and the character of the land use they will serve. Street and sidewalk standards shall maintain the standards illustrated in the Broadmoor Master Plan.

(a) Private and semi-private outdoor spaces shall be incorporated in mixed-use developments. Private outdoor courtyard areas are for residents only. Semi-private plaza areas for visitors shall also be provided in areas adjacent to the retail/commercial uses.

(b) Plazas can be located at major street intersections and connected with sidewalks and pedestrian trails.

(c) Buildings shall be oriented towards plaza areas to create an active street environment.

(a) Mid-block connections shall be allowed through the site and through the buildings to enhance pedestrian connections through the neighborhoods.

(b) They shall be used when block length exceeds the required standards.

(c) Access to mid-block pathways should be clearly visible and should be designed to invite pedestrians. They shall be connected with sidewalks.

(d) Mid-block connections shall be well lit for safety.

(e) They should connect with sidewalks and other street level uses such as outdoor seating and dining, artwork, water features, etc.

(a) Alleys are to be used for service access, such as garages for residential uses, and loading services for commercial uses.

(b) Alleys are encouraged in all land uses.

(a) Standards for private streets and lanes:

(b) Alleys shall have a minimum width of 20 feet.

(a) Trails in the Broadmoor area can be multi-use/shared use in conjunction with existing sidewalks, or standalone pathways. These will provide walking and biking opportunities. Depending on their location, they can serve both recreational and transportation needs. [Ord. 4659 § 2, 2023.]

(a) Locate parking toward the interior of the site, or backside of the buildings; integrate parking areas to establish an attractive built environment that provides accessibility to public spaces and buildings.

(b) Two on-site parking stalls per dwelling unit is required in general except for when they are specifically mentioned in subsection (4) of this section.

(c) For multi-unit apartments containing studio units, a reduction in parking for studio units can be considered at one parking space per each studio apartment.

(d) An average of 25 percent reduction in minimum parking is allowed for all dwelling units in a multiplex within one-quarter mile of transit.

(e) For multiplexes/apartments, primary parking, open or covered, and garages must be located at the rear or side of the lot or must be located in areas that are less visible or less prominent from the street. On the primary street frontage, no more than 10 percent of the total parking stalls, or 35 percent of the street frontage, whichever is less in length, can be used for parking.

(f) For multiplexes/apartments, parking located near the street must be screened with a minimum of 15 feet landscaping buffer between the sidewalk and parking. Landscaping buffer shall include trees and shrubs. See Residential Site Landscaping for additional details in Chapter 25.180 PMC.

(g) For multiplexes/apartments, parking must be visible and adequately lit from open areas, pedestrian walkways, and dwelling units in order to ensure safety.

(h) Large parking lots in apartment or multi-unit developments with more than 660 linear feet of parking shall be broken into a few smaller parking lots.

(a) Parking in the mixed residential and commercial land use shall be according to the requirements in subsection (4) of this section.

(b) Residential and commercial parking shall be physically separated or clearly designated.

(c) Vehicular access and driveways shall be located to minimize impact on pedestrian/bike routes and optimize regional traffic flow.

(d) Parking lots shall not occupy the corner directly facing a street intersection.

(a) The number of parking stalls required can be lowered by 15 percent for parking areas greater than 16,000 square feet.

(b) If adjoining developments can be developed and designed efficiently and economically as one facility, the total combined required parking stalls may be reduced by 10 percent.

(c) The required number of parking stalls can also be reduced by 20 percent if the developer includes access to bus stops on a transit route, or shared parking spaces with adjacent developments.

(d) For structured parking, up to 20 percent reduction in required parking shall be allowed.

(e) Parking lots larger than the minimum required in the code should have a 10 percent increase in the total landscaping area, number of trees, shading, and pedestrian walkways in addition to other design standard requirements.

(a) Signs with flashing/strobing light.

(b) Billboard signs.

(c) Signs, which by coloring, shape, wording, or location resemble or conflict with traffic control signs or devices.

(d) Signs that create a safety hazard.

(a) Developments shall conform with the landscaping standards of Chapter 25.180 PMC, especially PMC 25.180.060 for streets in the Broadmoor area, and PMC 25.180.070, Parking lot landscaping.

(b) Landscaping should maintain the selection of plants listed from the Washington Native Plant List for Franklin County (wnps.org). Xeriscape methods for drought-tolerant landscaping should be used. Plant material shall be a mixture of drought-tolerant deciduous and evergreen trees. Drought-tolerant plant materials may contribute up to 50 percent of the required landscaping ground cover and street trees.

(c) Preservation of mature trees should be considered during any development.

(d) Replacement of existing trees shall be 1:1.5 ratio.

(a) Street trees shall be planted along public streets as shown in PMC 25.97.085, Public street environment and public realm.

(b) Developments must include street trees aligned in clusters of varied spacing or equal spacing depending on the street and neighborhood character.

(c) Where street trees are planted with equal spacing, spacing shall be 30 feet maximum from each center.

(d) Street tree minimum size at installation should be one and one-half-inch caliper.

(e) Street tree locations must be coordinated with the street lighting and utility plans to minimize interference.

(f) All landscaping elements, plant materials, and street trees shall be planted or installed by the developer and maintained by the property owners or business owners. A maintenance agreement among adjoining property owners shall be required; the agreement shall run with the land.

(a) The parking lots must be landscaped with large canopy type trees as listed in the recommended tree listing or as approved by the City, that provide shade without obstructing visual access to businesses. Trees should be allowed to mature and be maintained a minimum height of 30 feet. At least 40 percent of the entire parking lot must be shaded by these trees within 12 years of planting.

(b) Large parking lots shall be broken into smaller ones with landscaping and pedestrian connections. A landscaped area shall be within 75 feet of any parking stall.

(c) Safe pedestrian walkways shall be provided from the parking lot to the building and public sidewalks.

(d) Parking lots between the building and an arterial street shall have a minimum buffer of 15 feet between the parking lot and the property line. Single buildings in commercial land use exceeding 100,000 square feet (first floor only) that apply for an exemption according to PMC 25.97.090(2) shall include additional landscaping and buffer according to PMC 25.97.090(2)(d).

(e) Parking lots adjacent to local access streets and alleys shall have a minimum buffer of five feet between the parking lot and the property line.

(f) All developments shall provide interior parking landscape areas at the following rates:

(g) Interior parking lot landscape areas distributed as planting islands or strips shall have an area of at least 100 square feet and a narrow dimension of no less than five feet in any direction.

(h) Priority for location of interior parking lot landscaping shall be:

(a) Site Description.

(b) Existing Site Conditions Map. The existing site conditions map must include the following information on site and within 150 feet of the proposed master plan boundary (as applicable):

(c) Proposed Site Plan.

(a) Single Mixed-Use Project (Vertical or Horizontal).

(a) If the project is horizontally integrated on more than one site and/or in more than one building, a mixed-use master site plan is required according to subsection (4) of this section in addition to all the site plan requirements in subsection (1) of this section.

(a) Development of a multiple building mixed-use site or phased development of a mixed-use site shall require submittal and approval of a mixed-use master site plan, unless it is already subject to a previous mixed-use master site plan approval. Mixed-use master plans shall include the following:

(b) The overall mix of land uses within a mixed residential and commercial land use area shall be reviewed to allow a minimum of 20 percent residential and 20 percent of nonresidential use. Proximity to another use can be accounted for in the mix of uses according to applicable sections of PMC 25.97.060(1).

(c) The Director of Community and Economic Development may allow flexibility in the site use or allocation of use if the project meets the intent of the Broadmoor Master Plan. [Ord. 4659 § 2, 2023.]