The Shaw-Pioneer community mixed-use zone (CMX) is intended to provide an interspersed mix of multifamily residences at RM-10 densities, vertically and horizontally mixed-use buildings as well as some stand-alone commercial and residential uses. The zone allows for building heights between two and three stories. Master site plan development, as established through the planned development process, will provide a complementary mix of uses such as residential, retail, commercial, and professional uses at a scale that is compatible with surrounding neighborhoods. The intent of this district is to promote an intermixed, pedestrian-scale environment with specific performance standards that stress efficient circulation, consistent streetscape design and specific building form standards that create a consistent built environment as well as pedestrian street amenities and facilities that promote a distinct neighborhood character.

The River Road mixed-use zone (RMX) is intended to create a vibrant pedestrian-oriented environment by providing for vertically and horizontally mixed-use buildings as well as some stand-alone residential and commercial uses. This zone is specifically intended to establish an urban form on internal streets through specific design and building form standards as well as integrate enhanced connections to the adjacent Riverwalk Trail. The zone will accommodate a wide variety of uses that can fit into the desired building forms including residential, retail, office, professional services, restaurants, bars/pubs, and others. The zone allows for building heights between five and seven stories. Large format stand-alone retail, road services, and manufacturing uses are detrimental to a pedestrian orientation and shall not be permitted in this zone.

The community commercial mixed-use zone (CCX) is intended to be the most intensive mixed-use designation in South Hill, allowing the highest height limits, and is intended to accommodate commercial uses with a regional draw. The zone allows for building heights between six and 10 stories. This zone district is established to apply to a unique geographic area, encompassing the South Hill Mall and adjacent parcels, bounded by 9th Street SW, SR-512, Meridian and 39th Avenue S. This area, which enjoys visibility and close access to and from SR-512, includes economically significant development with existing commercial buildings. This includes more than 1,000,000 square feet of buildings on the site known as the South Hill Mall, a regional shopping center intended to draw visitors not only from within Puyallup but also from around the region. A full range of uses including residential, office, lodging, and retail uses should be encouraged in this designation. Higher building heights should also be allowed and accommodated, due to the area's distance from low density residential uses and buffer of SR-512.

The urban center mixed-use zone (UCX) is intended to allow a significant commercial component where standards to ensure pedestrian-oriented design are emphasized, and the constraints of large format retail are acknowledged and accommodated. To encourage and accommodate the greatest range of uses within this designation, high-density residential, pedestrian-oriented retail, large format retail and multi-story office uses are included. The zone allows for building heights between five and seven stories.

The limited mixed-use zone (LMX) is intended to emphasize mixed-use, multi-story residential and office development and accommodate smaller-scale stand-alone retail development. The zone allows for building heights up to three stories.

All mixed-use zones shall be referred to commonly as "MX zone districts."

The boundaries of the project site area;

Prominent natural features including critical areas, topographical contours, forested areas and/or significant trees, and water bodies. Topographic information should also indicate preliminary grading contours;

The gross land area of the development, the future land use designation, zoning classification(s) and existing land use of the area surrounding the proposed development, including the location of structures and other improvements;

A comprehensive development site plan identifying the location, number and types of uses to be included in the development;

The location and dimensions of all elements of the public realm, including proposed streets, pedestrian paths, trails, open areas, and parking facilities of the specific site, while demonstrating comprehensive pedestrian and vehicular accessibility and connectivity throughout the Shaw-Pioneer CMX zone;

Plans and elevations of buildings and structures sufficient to indicate the architectural theme, massing, building materials and construction standards;

Specific development standards to be applied to the project, including building heights, yard setbacks, lot coverage and individual lot sizes, widths, lengths and uniform shapes;

A preliminary landscaping plan;

Proposed development phasing if proposed;

Open space calculations for common and private open space;

Preliminary storm water management plan;

Master parking plan;

Documentation demonstrating compliance with CMX design intent guidelines as set forth by PMC § 20.31.035;

Such other information as may be required to enable complete analysis and appraisal of the planned development.

Comprehensive Plan Compatibility. The development density and design shall be consistent with the goals, objectives and policies of the comprehensive plan.

Density. The residential density of the project shall not exceed the minimum or maximum development density of the CMX zone.

Open Space Requirements. Each individual residential unit shall provide private open space as set forth by MX building form standards. Open space shall be interspersed throughout to provide both passive and active open space opportunities for a full spectrum of age groups and household types.

Compatible Architectural Theme. All buildings and structures in the project site area are to share a common architectural theme that, in the CMX zone, reflects the area's agricultural heritage.

Land Use Compatibility. The project site design shall be laid out in a manner which ensures compatibility and harmony with adjoining land uses and infrastructure both interior and exterior to the subject project.

Design Character. Project site design shall comply with CMX design intent/purpose statements, principles and applicable standards per PMC § 20.31.035.

Pedestrian Connectivity. Site design shall facilitate internal walkability throughout and integrate connectivity between adjacent residential, surrounding trail systems and transit stops.

Required Mix of Use Types. Master site plan shall demonstrate a creative intermixing of use types throughout. Vertical mixed-use buildings shall maintain residential components above ground floor commercial tenant space in perpetuity.

Public service uses proposed as a stand-alone project (all MX zones).

Major commercial recreational uses (CCX).

Congregate emergency shelters and congregate emergency housing, (all MX zones) subject to the standards and criteria of Chapter 20.72 PMC.

Also refer to PMC § 20.31.018 for other conditionally permitted uses in the MX zone districts.

Motor vehicle sales, rental, storage, service and/or repair, body shops, gasoline or diesel service stations and recreational vehicle parks (prohibited in all MX zone districts, except that indoor vehicle displays or showrooms or an outdoor area for a limited number of vehicles used for car-share purposes (i.e., Zipcar) are permitted in the CCX zone);

Any business with a drive-through window, including limited-service restaurants (prohibited in RMX, CMX, and LMX);

Limited manufacturing/light industrial uses and warehousing/distribution (prohibited in all MX zones);

Commercial retail with associated outdoor storage components (prohibited in RMX, CMX, and LMX);

Major commercial recreational uses (prohibited in CMX, UCX, and LMX);

Adult uses (prohibited in all MX zones);

Methadone clinics (prohibited in all MX zones);

A use not listed here that the director determines, per the procedures outlined in Chapter 20.87 PMC, to be similar in nature to an otherwise prohibited use within the zone district (all MX zones).

Apartments, either as a single stand-alone structure on a mixed-use development site or located within a single mixed-use structure as an upper floor use;

Townhouse structures with a minimum of three attached units or more on a mixed-use development site; and

Retirement apartments or senior housing complexes as either a stand-alone or mixed-use development proposal.

CMX. The minimum required density of dwelling units per net acre shall be four units for a development proposing residential use(s). The maximum allowable density for a development shall be 10 dwelling units per net acre.

RMX and UCX. The minimum required density of dwelling units per net acre shall be eight units for a development proposing residential use(s). The maximum allowable density for a development shall be 22 dwelling units per net acre.

CCX. The minimum required density of dwelling units per net acre shall be eight units for a development proposing residential use(s). No maximum density limits are imposed.

LMX. The minimum required density of dwelling units per net acre shall be eight units for a development proposing residential use(s). The maximum allowable density for a development shall be 12 dwelling units per net acre.

Density. For every one affordable dwelling unit created on a development project, an additional two bonus market rate units shall be allowed beyond the maximum density allowances of PMC § 20.31.020.

Parking. One-half stall may be provided for each affordable housing unit established.

Tax Incentives. Chapter 3.70 PMC: multi-year tax exemption for affordable housing unit/development projects.

Height. See PMC § 20.31.028.

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;

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

Interior Building Orientation. 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;

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;

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; and

Parking Lot Screening. 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.

All MX Zones. Rooftop mechanical equipment, antennas for commercial radio transmission facilities, 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.

RMX and UCX Zones. Maximum building height shall be 54 feet if the structure is within 300 feet of a single-family residential zone. Height may be increased up to 68 feet in RMX if the property is located more than 300 feet from a single-family residential zone. Building height may be increased up to 68 feet in UCX if the building site is located more than 300 feet from a single-family residential zone or is separated from a single-family residential zone by an arterial.

UCX Zone. Building height may be increased up to 28 feet in height beyond the height established in PMC § 20.31.026(7) to accommodate for the provision of an equivalent number of stories of structured parking, either above or below ground, where such parking area is equal to or exceeds 60 percent of the area of the building's footprint.

CCX Zone. Maximum building height shall be 75 feet. In order to achieve a building height greater than the maximum permitted building height, buildings located (a) 300 feet or further from any single-family residentially zoned property, and (b) within 400 feet of the south right-of-way boundary of SR-512 or 1,700 feet of the east right-of-way boundary of 9th Street SW shall be eligible for one or more of the height bonuses described by the subsections of this section, subject to the maximum bonus provisions of PMC § 20.31.026(7). Any proposal that takes advantage of any height bonus allowance shall comply with applicable Downtown Design Guidelines.

Affordable Housing. A 20 percent off-street parking stall bonus may be granted when the applicant constructs a mixed-use structure or development site where at least 20 percent of the dwelling units are provided for households making less than 80 percent of area median income. These units shall be designated as affordable in perpetuity on title.

Green Roofs. A 15 percent off-street parking stall bonus may be granted when the applicant provides a green roof that covers at least 40 percent of the building footprint. The green rooftop facility shall conform to best available technology standards.

Structured Parking. A 10 percent off-street parking stall bonus may be granted when the applicant constructs a structured parking facility contained within the building footprint (above or below ground) that equals at least 60 percent of the area of the building's footprint.

Solar Energy Collection. A 10 percent off-street parking stall bonus may be granted when the applicant installs a solar energy collection system on the site which is designed to provide a minimum of 10 percent of the expected annual operating energy for the building. The system and energy collection calculations used in applying this bonus shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such systems.

Energy Efficiency. A 10 percent off-street parking stall bonus may be granted when the site development structure is designed or upgraded to reduce energy usage beyond the prerequisite standards – as determined by the building code official – by at least 20 percent for new structures and 10 percent for existing structures or existing portions of structures. Project shall utilize an energy cost budget analysis to demonstrate energy savings over current standards.

Vertical Development. A five percent off-street parking stall bonus may be granted for each additional vertical floor added beyond two stories, up to a maximum bonus of 20 percent.

No Net Increase of Impervious Surfaces. All building permits submitted for any new exterior construction or site alterations shall document all impervious site surfaces (e.g., rooftops, parking lots, walkways, severely compacted soil areas, etc.) relative to overall site area. No new site alterations or construction shall result in an increase in overall impervious surface.

Maximum Impervious Surface Coverage Established. No site shall maintain or construct impervious surfaces that exceed 70 percent of total site area. Impervious surfaces beyond 70 percent shall be considered nonconforming; reduction and removal of impervious surfaces shall be required upon substantial site redevelopment.

Architectural Theme. The primary design objectives for the CMX zone are to reflect the area's agricultural heritage while promoting the pedestrian-scale environment.

Toward this end, the overall architectural theme shall reflect a rustic, farmhouse-style design in residential, commercial and mixed-use buildings.

Public Space.

Pedestrian Experience.

Building Orientation.

Signage.

Parking and Loading Facilities.

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.

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. Bioretention swales shall be incorporated into landscape areas where soils permit. In no event shall such landscaped areas be used for storage of materials, placement of temporary signs or parking of vehicles.

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.

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. Except on trash pick up days, all trash receptacles shall be screened from neighboring properties and public rights-of-way by an opaque visual barrier no lower than the maximum height of the receptacles. For multiple-family uses of five or more dwelling units and commercial uses, trash receptacles shall be permanently maintained within such opaque visual barrier. Proposed multifamily residential projects of five or more dwelling units shall provide at least one on-site recycling area for each 25 dwelling units. Each recycling area shall be located not more than 200 feet from the intended user units and, at a minimum, shall include separate receptacles for glass, newspaper, aluminum and cardboard. All recycling areas shall be screened in a manner consistent with trash receptacles under this subsection.

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:

Yard Projections. Any required yard shall be open and unobstructed from the ground to the sky unless otherwise provided:

Fences and Walls. Except as regulated under subsection (11) of this section, fences and walls constructed shall not exceed a maximum height above the adjacent grade as set forth in this subsection:

Vending stands or kiosks (e.g., espresso stands), either portable or permanent but intended as non-temporary uses, shall be permitted to site in existing commercial establishments within the MX zones, subject to the following standards:

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:

Truck Parking and Loading/Unloading Areas. Truck parking and loading/unloading as required under PMC § 20.55.061 shall be screened from public right-of-way and any adjoining residential development. Said loading/unloading facilities shall be accessed from the alley or adjoining parking lot only.

Sight Distance Requirements. At all street, alley and driveway intersections there shall be triangular yard area within which no tree, sight-obscuring fence, shrub, wall or other visual obstruction shall be permitted higher than 30 inches above the adjacent street, alley or driveway grade. This triangular area shall measure as follows:

Pedestrian Access and Circulation. Subject to the limitations below in this subsection (12) on where the standards are intended to apply as a result of a project proposal, pedestrian walkways shall be constructed to provide safe, convenient and direct access to and from 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. The director, or designee, shall exercise discretion in the application of the standards in this subsection (12) as to the needed quantity and location of the pedestrian routes on a site as defined by the scope of work in the project proposal; pedestrian routes should provide accessible and reasonable access to site uses and structures.

These standards are intended to apply to the parking areas, walkways, and access drive aisles internal to a lot only where new development or redevelopment is proposed. Redevelopment is defined as exterior additions or tear-down and rebuild of existing structures. Applicable standards and locations are determined by the parcel lines encompassing the new development or redevelopment, the areas of the site substantially altered by the new development or redevelopment or the areas of the site necessary and intended to directly serve the proposed use or structure, all as defined by the scope of work in the project proposal.

All required walkways shall meet the following minimum requirements:

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: