On the agenda: Moses Lake meeting — Data Center (Sep 24)

City of Moses Lake
Planning Commission Special
Meeting
Agenda
Thursday, September 24, 2026 @ 6 PM
City Council Chambers
401 S Balsam St., Moses Lake, WA
1. Call to Order / Roll Call 6 PM
2. Approval of Minutes from August 13, 2026, Meeting
3. Old Commission Business:
a. Workshop- Conditional Use Permit types second review
4. New Commission Business:
a.

Workshop-Architectural Design first review

5. Commission Comments and/or Questions
6. Staff Comments and/or Questions
7. Adjournment
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CITY OF MOSES LAKE PLANNING COMMISSION MEETING MINUTES
August 13, 2026

Commissioners Present: Nathan Nofziger (Chair), Charles Hepburn (Vice Chair), Gary Mann,
Cody Davis and Howard Homesley.
Commissioners Absent: All Commissioners present.
Staff Present: Assistant City Manager/Technology & Support James Richmond, Senior Planner
Nathan Pate, Assistant Planner Amy Harris, Planning Division Technician Sandi Greer and
Building Official/Fire Marshal Chris Horton
Due to an audio recording malfunction, the identity of the Commissioner who made the
motion could not be confirmed.
The meeting was called to order at 6:00 p.m.
Roll Call and Attendance: Sandi Greer confirmed that all Commissioners were present.
A motion was made and seconded to approve the minutes for the July 16th meeting. The motion
carried unanimously.
Workshop-Outdoor Market-second review
James Richmond presented the staff report for the 2026 Code Amendment – Outdoor Market.
Mr. Richmond stated that the Planning Commission had previously discussed the concept,
provided recommended changes, and expressed support for establishing a formal process to
accommodate outdoor markets within the community. Staff received and reviewed the
Commission's comments and recommendations.
Following additional staff review and deliberation, the proposed amendment is being revised to
reflect the City Council's direction to develop Moses Lake Unified Development Code (MLUDC)
provisions that are more flexible and less restrictive. The intent of the revisions is to reduce
regulatory barriers while encouraging a creative and supportive business environment.

Page | 1

321 S. Balsam St.

·

PO Box 1579

·

Moses Lake, WA 98837

Office: 509 764-3743

·

Fax: 509 764-3739

·

www.moseslakewa.gov

Commissioners were provided with the updated and revised proposed amendments for review
and discussion. Planning Commissioners reviewed the new information under a new workshop
regarding the revised amendment for “Outdoor Market.”
Workshop-Conditional Use Permit types first review
Mr. Pate presented the staff report for the 2026 Code Amendment – Conditional Use Permit
Types. He explained that the amendment is part of the department-wide docket process
established for City Council action and consideration. Mr. Pate presented information on permit
types (levels IV-I – legislative to administrative), processes for each and the decision-making
steps.
The purpose of the amendment is to review the land use chart for Conditional Use Permit (CUP)
types and determine whether specific CUPs should be reviewed by a Hearing Examiner as a Type
III application or processed administratively as a Type II application.
Planning Commissioners reviewed Table 15.405.060 – Residential Land Use by Zone and
discussed the listed CUP types. Commissioners provided recommendations regarding the
appropriate review process for each applicable use. The PC paused at page 5 (commercial use)
to allow time for the next agenda topic.
Building Permit Process and Fees-Chris Horton, Building Official
Commissioners were given an opportunity to ask questions regarding the possibility of combining
permit fees and/or projects on a single lot. Mr. Horton stated that staff is currently working to
determine whether permits and associated fees can be consolidated. Each building would be
required to have separate building permits to allow for timing and release of occupancy permits.
Commission Comments and/or Questions
Chair Nofziger discussed the possibility of developing an informational article outlining what
types of development or activities may or may not be feasible within the shoreline area regarding
shoreline stabilization. He suggested including the shoreline stabilization demonstration sites
that are being prepared by Ron's proposal from the Conservation District.
There were no further comments or questions from the Commissioners or staff.
A motion was made and seconded to approve of adjourning the meeting. The motion carried
unanimously. Meeting adjourned at 7:39 p.m.

Page | 2

STAFF REPORT
To:

Planning Commission

From:

James Richmond, Assistant City Manager / Technology & Support
Services Director
Nathan Pate AICP, Senior Planner

Date:

September 16, 2026

Proceeding Type:

Public Workshop (Old Business)

Subject:

2026 Code Amendment – Conditional Use Permit Types
Legislative History:

•

First Presentations:

August 13, 2026

•

Second Workshop

September 24, 2026

•

Public Hearing

TBD

•

Action:

Review, deliberate and recommend
amendments

Overview
The Planning Commission is being asked to conduct its second workshop on the 2026
Moses Lake Unified Development Code (MLUDC) Amendment regarding “Conditional Use
Permit types.”
The purpose of the amendment is to review the land use charts for Conditional Use Permit
types and consider whether a CUP would be reviewed by hearing examiner "Type III" or be
processed administratively "Type II".
The amendment is presented as draft edits to the City of Moses Lake Unified Development
Code. During the August 13, 2026 Planning Commission workshop, the PC provided
recommendations and edits to page 5 (commercial uses). The September 24, 2026
workshop material shows the edits to date and will continue the process.
Background

Page 1 of 2

This amendment is part of the city department-wide docket process (MLUDC 15.240.040
Docket of Proposed Amendments), established for Council action and consideration. The
city department-wide amendment docket is a formalized, annual process whereby city
compiles, reviews, and adopts changes to the plans (not including the comprehensive plan
due to the 2027 Period Update) and regulations (some of which are development
regulations). This docket encompasses city-initiated updates and amendments into a single
package for the City Council. This year’s docket includes varied amendments that are
processed by different city departments and divisions through a wide range of venues.
For the Planning Commission, the docket items are those governed by the Growth
Management Act, RCW 36.70A.470, which include development regulations.
The docket process is where the public, city, Council and Planning Commission may
propose amendments to the Comprehensive Plan and the Unified Development Code (Land
Use Development Code). The rules regarding the docketing process are found in Chapter
15.240 Comprehensive Plan and Development Regulation Amendments. This allows
proposed changes to be considered in a single coordinated docket to ensure transparency
and consistency across the city and the city’s plans.
The Planning Commission (PC) is being asked to hold a public workshop regarding code
amendments listed on the 2026 Docket pursuant to MLUDC 15.240.030 (B) (2)
Development Regulations. The text of the City’s adopted development regulations
may be amended at any time; provided, that the amendment is consistent with the
City’s comprehensive plan and land use map. When inconsistent with the
comprehensive plan and land use map, the amendment shall be processed
concurrent with any necessary comprehensive plan amendments using the process
and timelines for comprehensive plan amendments in this Section.
Next Steps.
After holding workshops and a public hearing, the City of Moses Lake Planning Commission
is being asked to consider the proposed amendments and make a recommendation to the
Moses Lake City Council. The City Council will then consider the Planning Commission’s
recommendation at a public hearing, and may adopt, reject, or change the recommendation.
Action Requested
Staff recommends that the Planning Commission review the proposed code amendment,
deliberate, and recommend any changes.
Attachments
A

“Conditional Use Permit types” MLUDC amendment

Page 2 of 2

Table 15.405.060. Residential Land Uses by Zone
Zones

Land Use

Residential

Commercial
and Mixed Industrial Public
MLDUC Reference
Use
CC-2 L-I H-I
1A

R-1 R-2 R-3 C-1

P

Single-Family Dwelling Unit P

P

P

15.410 & 15.415

Accessory Dwelling Unit

P

P

P

15.410 & 15.415

Duplex

P

P

P

15.410 & 15.415

Townhouse

P

P

P

15.410 & 15.415

P

P

15.410 & 15.415

Stacked Flats
Triplexes (1)

P

P

P

15.410 & 15.415

Fourplexes (1)

P

P

P

15.410 & 15.415

Fiveplexes

P

15.410 & 15.415

Sixplexes

P

15.410 & 15.415

P

15.410 & 15.415

P

15.410 & 15.415

P

15.410 & 15.415

Cluster Housing
Developments (2)

P

Courtyard Apartments
Cottage Housing (2)

P

Multifamily Residential (7)
Manufactured Homes

P
P

Manufactured Home Parks
Modular Homes

P

P

P

P

C

15.410 & 15.415
15.415.030,
15.410 & 15.415

C

C

15.415.040,
15.410 & 15.415

P

P

15.410 & 15.415
PC First Review 8-13-2026 Page 1 of 11

Micro (Tiny) Homes (3)

P

P

Mixed Use Residential
Development(7)
Other Housing (4)

P

15.410 & 15.415

P

P

P

P

P

P

P

15.410 & 15.415
15.410 & 15.415

Special Residential Land
Uses
Assisted Living or
Congregate Care (7 or
more)

P

P

P

C

Group Home (7 or less)

P

P

P

Type Type
II
II

Home Occupation

P

P

Short Term Rental

P

P

Live-Work Unit
Nursing Home, Memory
Care, Alzheimer’s Care
Protective Care

P

Boarding House

15.630
P

C

15.650

P

P

C

C

C (5) C(5) P

P

P

P

P

P

C

C

C

P

P

RV Parks (for housing)(6)
Transitional Housing

C

C

C

P

P

15.420

Definition
Reserved

P

15.415

C

15.415

“P” = Permitted Use; “L” =
Limited Use (see section
and standards); “C” =
Conditional Use
Development conditions (footnotes)

PC First Review 8-13-2026 Page 2 of 11

Table 15.405.070. Non-Residential Land Uses by Zone
Zones
Land Use

Residential

Commercial and Industria Pu MLDUC Reference
Mixed Use
l
blic

R-1 R-2 R-3 C-1

C-1A C-2 L-I

H-I P

Hospitality, Recreation, and Entertainment Uses
Exhibition Halls and
Museums
Bed and Breakfast

P
P

P

P

P

P

Brewery or Winery
(production only)

C

Brewpub

P1

P1

Brewery or Winery
Tasting Rooms (no
production)

P

P

P

Exception for Fairgrounds

P

Bar / Tavern

P

P

P

P

Distillery

P

P

Campground, public
Campground, private

P

P
C

C

Commercial Lodging,
Business or Tourist

P

P

P

Commercial Lodging,
Convention

P

P

P

P

Convention Center

P

P

P

P

Community Center or P (2) P (2) P (2) P
Service Clubs

P

P

PC First Review 8-13-2026 Page 3 of 11

Fairgrounds

P

Golf Course, public

C

C

C

Golf Course, private

C

C

C

P
C

Indoor Amusement,
Recreation and
Entertainment

P

P

P

P

Indoor Firing or Gun
Range

C

C

C

P

Movie Theatre

P

P

P

Outdoor Commercial
Recreation or
Amusement

P

P

P

Outdoor Stadium,
Arena, Amphitheatre,
or Drive-In Theater

P

P

P

C

P

P

P

P

Parks

P

P

P

P

P

P

P

Restaurant

Type Type Type P
II (3) II (3) II (3)

P

P

P

Type II under 2,000 sq ft

Drive-Through
Restaurants, Coffee
Stands, and Other
High Volume DriveThrough (7)

C

C

P

P

15.715.020

Drive-Through Banks,
Pharmacies, and
Other Low Volume
Drive-Through

P

P

P

P

15.715.020

Skating Rink

P

P

RV Park

P

C

Chapter 15.645

PC First Review 8-13-2026 Page 4 of 11

Adult Entertainment

C

Zoo

C

C

Commercial Uses
Electric vehicle
P
charging stations (4)

P

P

P

P

P

P

P

P

P

P

P

P

P

Auto Repair, Paint

P

P

P

Fruit or Vegetable
Stand

P

P

Fueling Service
Stations
Auto Repair

Laundromat

P

P

P

P

Cannabis/Marijuana
*retail

P

P

Motor vehicle wash

P

P

P

C

C

P

P

P

P

P

P

Office, Medical

P

P

P

P

Office, Personal
Services

Type Type Type P
II (3) II (3) II (3)

P

P

Retail Sales and
Services

Type Type Type P
II (3) II (3) II (3)

P

P

P

Kennel (Indoor

P

P

P

P

Motorcycle, scooter,
E-bike, ATV sales or
rental
Office, General

Kennel (outdoor)

C

P

Standards reserved

Type II and under 2,000 sq ft
Type II and under 2,000 sq ft

P

PC First Review 8-13-2026 Page 5 of 11

Surface parking (2)

P

P

P

P

P

Structured parking

C

C

P

P

P

Veterinarian (Large
Animal)

Primary / Accessory – off-site

P

Veterinarian (Small
Animal)

P

P

P

P

Nursery or
Greenhouse,
Wholesale

P

P

P

P

Mini-casinos(8)

P

Punchboards, pull
tabs, bingo, or similar
social games (9)

P

P

P

Community and Institutional Uses
Airport

P

Bus or Taxi Terminal

C

C

C

P

Cemetery
Churches, Temples,
Synagogues, etc.

C

P

C

C

C

Type Type P
II
II

Day Care Center,
P
Adult or Child, Level 1

P

P

Type Type P
II
II

15.605

Day Care Center,
C
Adult or Child, Level 2

C

Type Type Type Type
II
II
II
II

15.605

Funeral Home

P

P

Essential Public
Facilities
Hospital

15.625
C

C

PC First Review 8-13-2026 Page 6 of 11

School

C

C

C

C

C

C

P

P

P

P

C

P

P

P

C

P

P

P

P

P

P

P

Makers Space /
Incubator
University or College,
Vocational Schools
Community Garden

P

P

P

Industrial Uses
Concrete Products

P

Concrete
Manufacturing

P
P

Composting Facility

P

P

Cryptocurrency

P

P

15.615

Data Centers

P

P

15.615

Food Processing

P

P

Heavy Industry

C

P

Disposal

Heavy vehicle sales
or rental, including
tractor trailers, RV’s,
implements, etc.

P

P

P

Light vehicle retail
sales or rentals,
including passenger
vehicles

Type P
II

P

P

Heavy Logistics
Center

P

P

Light Industry

P

P

See Definitions

Criteria Resverved

See Definitions

PC First Review 8-13-2026 Page 7 of 11

Cannabis/ Marijuana
production and
processing

Type Type
II
II

Recycling Collection
Center

P(L) P

P

Rendering
Plant/Slaughterhouse

P

Resource Extraction
(minerals)

C

Salvage Yard

C

P

P

P

Contractor Yard

P

P

Storage Yard

P

P

Storage of Gravel &
Equipment for
construction

P

P

P

P

Self-Storage / Ministorage

C

P

15.635

L – up to 2,000 sq ft

15.640

Governmental, Utility, and Wireless Communication
Court House
Fire Station

P

P

P

P

P

P

P

P

P

Jail

C

Library
Police Station
Public Agency or
Utility Office

P

P

P

P

P

P

P

P

P

P

P

P

P

P
P
P

P

P

P
P

PC First Review 8-13-2026 Page 8 of 11

Public Agency or
Utility Yard

P

P

P

P

P

P

P

Definition Reserved

Freestanding
Communications
Tower

C

C

C

C

15.655

Alternative Tower
Structure

C

C

C

C

15.655

Utility Facility

Small Cell Wireless
Facility
Other Wireless
Communication
Facilities
Morgue

C

P

P

P

P

P

P

P

P

P

15.657

C

C

C

C

C

C

15.655

P

P

P

P

Residential Development conditions (footnotes)
1 Triplexes and Fourplexes in the R-1 and R-2 Zone shall only be located on corner lots.
2 Cluster developments including cottage housing shall comply with the subdivision and
development standards in Part. Cluster housing shall avoid critical areas in accordance
with Part 15.500.
3 Micro (Tiny) Homes shall be allowed in each zone with densities and unit allocations as
outlined in 15.415.010.
4 Other Housing types, as they may exist now or be developed in the future, shall always be
subject to all additional criteria found in referenced code sections, as well as all applicable
building, fire, and health standards.
5 These facilities may not be located or operated on the ground floor of buildings in the
Downtown Zone.
6 Camping, campground, living in an RV outside of an RV park for housing is further
regulated by Chapter 9.18, Camping and campground, private Chapter 15.645, RV Parks.

PC First Review 8-13-2026 Page 9 of 11

7 Multifamily residential shall not be located or operated on the ground floor of buildings in
the Downtown Zone C-1 or C-1A, excepting for ADA and/or Washington Barrier-free
residential units, which may be allowed up to twenty percent (20%) of the floor space or a
single unit, whichever is greater.

Nonresidential development conditions (footnotes)
1 A Brewery or Winery with a retail component is limited to a maximum of 4,000 sq ft in C-1
or C-1A and 10,000 sq ft in C-2.
2 These facilities are allowed in residential zones so long as there is no service, sale, or use
or alcohol or cannabis products.
3 Restaurants, personal services office(s), and retail sales and services in the residential
zones shall be no larger than two thousand (2,000) square feet. Restaurants, personal
services office(s), and retail sales and services in the residential zones shall primarily serve
the everyday needs of the residents within the immediate geographic area and contribute
to the overall well-being and character of the neighborhood; and generally do not attract
significant customers from outside the area (for example, family-owned grocery stores or
markets, local pharmacies, neighborhood cafes or restaurants, barber shops or hair
salons, small hardware stores, daycare centers and local artisan shops and bookstores).
Restaurants, personal services office(s), and retail sales and services in the residential
zones shall meet the following:
A Drive-through window shall meet the standards contained within the C-1 zoning district
standards (this section, 15.715.020);
B Be located on the second floor for multi-story buildings;
C Orient the front of the building away from existing residences unless determined by the
Director;
D Provide for pedestrian access and walkability within the neighborhood;
E Not located on local street. When located on a minor collector, the property must be a
corner lot.
4 Vehicle battery charging stations are permissible for the primary use of residents and
their guests in all residential zones. Battery charging station clusters are permitted for
multifamily uses located in the R-3 zone.
PC First Review 8-13-2026 Page 10 of 11

5 Use is described as primary use on site not secondary. Grading and/or site development
permit is required.
6 Indoor.
7 Drive-through requiring a conditional use permit shall only be allowed when the applicant
demonstrates consistency with the Comprehensive Plan’s Downtown pedestrian goals,
policies and objectives. Such demonstration may include a combination of, but not limited
to, a separate walk up window, sufficient area to accommodate service stacking lane
without conflicting with pedestrian access, a minimum of three (3) stacking spaces shall
be provided, only one (1) service/stacking lane is allowed, pedestrian/traffic safety
analysis, and/or other design element which encourages pedestrian use and enjoyment. In
addition, the drive-through shall meet the standards within Section 15.715.020(E).
8 The following regulations shall apply to mini-casinos:
A The space devoted to gambling and gaming activity and support services (i.e., security)
shall not be more than eight thousand (8,000) square feet. Other incidental uses such as
restaurant or nightclub uses shall not be restricted by the eight thousand (8,000) square
feet limitation if no gambling or gaming activity occurs within such space.
B Mini-casinos shall be located in:
1 A freestanding building; or
2 A unit in a larger development; provided, that the mini-casino is separated from all other
uses by a lobby or similar open space or common area from adjacent units in the
development, and that there are no other mini-casinos located on site.
C Mini-casinos shall not be permitted within one thousand (1,000) feet of schools,
churches, parks and other youth/community activities or facilities as measured by traveled
way.
9 The following regulations shall apply to punchboards, pull tabs, bingo, or similar social
games:
A Bingo and similar gaming activity is allowed in churches and community centers.

PC First Review 8-13-2026 Page 11 of 11

STAFF REPORT
To:

Planning Commission

From:

James Richmond, Assistant City Manager / Technology & Support
Services Director
Nathan Pate AICP, Senior Planner

Date:

September 16, 2026

Proceeding Type:

Public Workshop (New Business)

Subject:

2026 Code Amendment –Architectural Design Update
Legislative History:

•

First Presentations:

September 24, 2026

•

Second Workshop

TBD

•

Public Hearing

TBD

•

Action:

Review, deliberate and recommend
amendments

Overview
The Planning Commission is being asked to conduct its first workshop on the 2026 Moses
Lake Unified Development Code (MLUDC) Amendment regarding “Architectural Design
Update.”
The purpose of the amendment is to update 15.420.020 design to include both commercial
and mixed-use design which thereby allows removal of 15.420.030 and reduce standards;
remove 15.420.030 and 15.710.030 outdoor spaces; and update 15.710.020 Site Design to
reduce standards.
The amendment is presented as draft edits to the City of Moses Lake Unified Development
Code.
Background

Page 1 of 2

This amendment is part of the city department-wide docket process (MLUDC 15.240.040
Docket of Proposed Amendments), established for Council action and consideration. The
city department-wide amendment docket is a formalized, annual process whereby city
compiles, reviews, and adopts changes to the plans (not including the comprehensive plan
due to the 2027 Period Update) and regulations (some of which are development
regulations). This docket encompasses city-initiated updates and amendments into a single
package for the City Council. This year’s docket includes varied amendments that are
processed by different city departments and divisions through a wide range of venues.
For the Planning Commission, the docket items are those governed by the Growth
Management Act, RCW 36.70A.470, which include development regulations.
The docket process is where the public, city, Council and Planning Commission may
propose amendments to the Comprehensive Plan and the Unified Development Code (Land
Use Development Code). The rules regarding the docketing process are found in Chapter
15.240 Comprehensive Plan and Development Regulation Amendments. This allows
proposed changes to be considered in a single coordinated docket to ensure transparency
and consistency across the city and the city’s plans.
The Planning Commission (PC) is being asked to hold a public workshop regarding code
amendments listed on the 2026 Docket pursuant to MLUDC 15.240.030 (B) (2)
Development Regulations. The text of the City’s adopted development regulations
may be amended at any time; provided, that the amendment is consistent with the
City’s comprehensive plan and land use map. When inconsistent with the
comprehensive plan and land use map, the amendment shall be processed
concurrent with any necessary comprehensive plan amendments using the process
and timelines for comprehensive plan amendments in this Section.
Next Steps.
After holding workshops and a public hearing, the City of Moses Lake Planning Commission
is being asked to consider the proposed amendments and make a recommendation to the
Moses Lake City Council. The City Council will then consider the Planning Commission’s
recommendation at a public hearing, and may adopt, reject, or change the recommendation.
Action Requested
Staff recommends that the Planning Commission review the proposed code amendment,
deliberate, and recommend any changes.
Attachments
A

“Design” MLUDC amendment

Page 2 of 2

15.420.020 Commercial and/or Mixed Use Design Standards:
A. In General. Commercial projects shall comply with the this chapter.
B. Building Orientation.
1. Buildings shall be oriented towards the street or lake, not towards the alley.
2. Pedestrian entrances shall provide access to the public sidewalk. Access
shall be visible and include distinct features.
3. Where parcels have multiple frontages, buildings shall be designed with
architectural treatment visible from public right-of-way.
C. Blank Wall Treatment. A wall (including building facades and retaining walls) is
considered a blank wall if:
1. A ground floor wall or portion of a ground floor wall over six (6) feet in height
has a horizontal length greater than fifteen (15) feet and does not include a
transparent window or door; or
2. Any portion of a ground floor wall having a surface area of four hundred (400)
square feet or greater which does not include a transparent window or door.
D. Building Articulation. All buildings featuring nonresidential uses on the ground
floor shall include at least three of the following articulation features along all
facades facing a street (alley facades are exempt) at intervals of no more than
sixty (60) feet.
1. Providing vertical building modulation of at least two (2) feet in depth and four
(4) feet in width if combined with a change in siding materials or roofline
modulation per Roofline modulation of this Section. Otherwise, the vertical
modulation shall be at least ten (10) feet deep and fifteen (15) feet wide to
qualify;
2. Providing horizontal modulation (upper level stepbacks). To qualify for this
measure, the minimum upper level stepback shall be at least five (5) feet and
the treatment shall be used consistently with other articulation elements or
utilized along at least seventy-five percent (75%) of the facade;
3. Repeating distinctive window patterns at intervals less than the articulation
interval;
4. Providing a covered entry or separate weather protection feature for each
articulation interval;
5. Use of vertical piers that reinforce storefront pattern. To qualify for this
measure, the piers must project at least two inches from the facade and
extend from the ground to the roofline;
6. Change of roofline per Roofline modulation of this Section;
7. Changing materials or color with a change in building plane;
8. Providing lighting fixtures, trellis, tree, or other landscape feature within each
interval; or

9. Other methods that meet the purpose of the standards.

E. Base, Middle, and Cap Massing Standards. In order to reduce the bulk
appearance of multi-story buildings and to maintain a pedestrian scale. The
following standards shall be met.
1. Base. Multi-story buildings with a ‘base’ ground level or single story shall
orient for pedestrian elements and scale. At least one of the following
methods for base massing standards shall apply:
a. Use of heavy materials on the ground floor such as brick, stone, or other
different materials than the middle level.
b. Multi-story buildings. Utilize a horizontal reveal line to denote the base
between the middle of the building.
c. Use of arcade, gallery, or colonnade to accentuate the ground floor.
d. Utilize architectural detailing or fenestration (the arrangement of windows
and doors on the elevation of the building) to denote the ground floor.
2. Middle. The middle of a multi-story building is the less dominant part of the
façade but may consist of multiple levels and units. At least one of the
following methods for middle massing standards shall apply to multi-story
projects in the any zone permitting mixed use projects.
b. Use of stepback in massing or a minimum of five (5) feet from the ground
floor façade.
c. Utilize a change in material between the first and second floors.
d. Utilize a variation in window size between the ground floor and upper
floors. Upper floors are typically smaller window units scaled to residential
units.
3. Top. At least one of the following methods for building cap massing standards
shall apply to multi-story projects in any zone permitting mixed use projects.
a. Use of a cornice (on flat roof buildings) or projecting roof lines for sloping
roofs.
b. Utilize a reveal line or change in material, texture, pattering or color.
Reveal lines shall be a minimum of twenty-four inches (24”) from the top of
the building.
F. Roofline Modulation. In order to qualify as a roofline modulation treatment in the
standards herein, rooflines shall be varied by emphasizing dormers, chimneys,
stepped roofs, gables, or a broken or articulated roofline consistent with the
required articulation interval. Modulation shall consist of either:
1. Flat roofs shall have cornices, parapets, or similar special features to act as
the top of the building.
2. Pitched or Sloped Roof. A sloped or gabled roofline segment of at least
twenty (20) feet in width and include varied slopes. The roofline must include
modulated segments at no more than the interval required per the applicable
standard above; or

3. Combination. A combination of the above.
G. Screening of Rooftop Mounted Mechanical Equipment.
1. Use of Parapet Walls or Other Integrated Roof Structures Required.
Mechanical equipment must be screened by extending parapet walls or other
roof forms that are integrated with the architecture of the building.
2. Painting rooftop equipment or erecting fences are not acceptable methods of
screening rooftop equipment.
H. General Provisions.
1. Awnings, Sunshades and Canopies. Weather protection is required for
pedestrian street frontages with ground floor commercial. The minimum width
of such elements shall be four (4) feet. Minimum height is eight (8) feet,
maximum height is twelve (12) feet. Awnings with painted signs are permitted;
Lighting is permissible under the awning, but it must be attached to the
building.
2. Exterior Lighting. Pedestrian areas shall be well-marked and well-lit. Exterior
lighting shall be an integral part of the architecture and landscape design.
Lighting shall not create glare or light spillage off site or beyond parking lots
and streets.
I. Ground Floor Windows in Commercial Zoning Districts.
1. Where ground floor window standards are required, exterior walls on the
ground floor that are within thirty feet (30') of a street lot line shall meet the
general window standard below. However, on corner lots, the general
standard needs to be met on only one (1) street frontage. On the other street,
the requirement is one-half (1/2) the general standard. The general standard
shall be met on the street that has the highest classification on the
Comprehensive Plan’s Existing Arterial Function Classification and Street
Plan, Map TE-1 or its successor. If the streets have the same classification,
the applicant may choose on which street to meet the general standard.
2. General Standard. The windows shall be at least forty percent (40%) of the
length and twenty percent (20%) of the ground level wall area. Ground level
wall area includes all exterior walls up to nine feet (9') above finished grade.
The requirement does not apply to walls of residential units or to parking
structures when set back at least five feet (5') and landscaped consistent with
MLUDC Chapter 15.720.
3. Qualifying Window Features. Required window areas shall be either windows
that allow views into working areas or lobbies, pedestrian entrances, or
display windows set into the wall. Doors and display cases attached to the
outside wall do not qualify. The bottom of the windows shall be no more than
four feet (4') above the adjacent exterior grade.
4. The Applicant may submit a ground floor window plan that differs from the
specific criteria set forth in this Section, except that the amount of window
area may not be less than the amount required in this Chapter. The Applicant

shall clearly and in detail state what adjustments of requirements are being
requested and the reasons that such adjustments are warranted. The request
shall be accompanied by supplemental data, such as sketches and statistical
information, that is necessary to support the adjustment. The request will be a
Type I decision. In approving the alteration request, the Director shall make
the following findings:
1. The alteration would be in keeping with and preserve the intent of the
zone; and
2. The alteration would not be contrary to the public interest.
15.420.030 Reserved

Section remains unchanged

15.710.020 Site Design:
A. Site Design. The following design elements shall be applied to all projects:
1. Site Design Layout.
a. Buildings on the same site shall be designed to enhance safe and
convenient pedestrian access between buildings connected by clearly
marked walkways.
b. Where appropriate, sites shall incorporate transit-compatible designs.
“Transit compatible” means designs that are pedestrian oriented,
provide safe and convenient access to transit facilities, and foster
efficient transit service.
c. Sites shall be designed to provide vehicular and pedestrian
connections to adjacent sites.
d. Landscaping shall make use of minimizing the need for water or
irrigation through xeriscape design, native plant species, and
minimizing turf and irrigated areas .
2. Landscaping. Landscaping shall comply with MLUDC Chapter 15.720.
3. On-site Pedestrian Circulation.
a. Pathways between dwelling units and the street are required. Such
pathways shall make a direct connection to the street.
b. The pedestrian circulation system shall connect entrances on the site.
Pedestrian connections to other areas of the site, such as parking
areas, recreational areas, common open space, and other amenities

shall be required. Pedestrian pathways may be located within setback
landscaping.
c. Pedestrian pathways shall be clearly defined and designed to be
separated from driveways and parking areas, through the use of raised
curbs, elevation changes, bollards, landscaping, different paving
materials, and/or other similar treatments. Striping does not meet this
requirement.
4. On-Site Vehicular Circulation, Parking, and Bicycle Facilities.
a. Excepting for single dwelling, duplex and triplex on single lot
development, vehicular access points from public streets shall be
limited to one (1) (single) access per street frontage or one (1) per two
hundred fifty feet (250') linear street frontage in compliance with the
2025 Community Street and Utility Standards or as amended..
b. Single dwelling, duplex and triplex on single lot development shall
meet Standard Detail A-5 (2025 Community Street and Utility
Standards.) and other residential standards.
c. On-site aisle shall be separated to reduce vehicular conflict with
parking areas.
d. Above-grade parking garages shall be designed to incorporate
architectural elements that complement the adjacent buildings.
e. Bicycle racks shall be located near the entrances to each commercial,
multifamily or mixed use buildings, and recreational amenity.

f. Parking, bicycle, and other associated improvements shall adhere to
Chapter 15.715, Parking.
B. Screening Standards. Mechanical equipment, trash and recycling dumpsters,
and any outdoor related equipment shall be screened from abutting properties,
public rights-of-way, and open space with a combination of fencing and
landscaping. Screening shall be complementary to the materials and colors of
the primary structure(s) and shall be of a height appropriate to reduce the
appearance of the materials being screened. See MLUDC Chapter 15.725.
15.710.030 Reserved:
A.
Section remains unchanged