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40.230.010 Commercial Districts (CR-1, CR-2, C-2, C-3, CL, CH)
A. Purpose.
1. Rural Commercial (CR-1, CR-2) Districts. These rural commercial districts are intended to provide for the location of small businesses and services that are sized to serve the rural community. These commercial areas are located in areas designated as rural commercial on the comprehensive plan map either within rural centers (CR-2) or in other areas of existing commercial activity in the rural area outside rural centers (CR-1). They should be designed to complement and support the rural environment without creating land use conflicts.
2. Neighborhood Commercial (C-2) District. These commercial areas of limited size are intended to provide for the convenience shopping needs for a limited trade area. The types of goods sold in these districts are purchased weekly and are not the type of which people would generally engage in comparison shopping for. Uses allowed include convenience food markets, beauty and barber shops, bakeries and limited services. This district is permitted under the neighborhood commercial and mixed use comprehensive plan designations.
3. Community Commercial (C-3) District. These commercial areas are intended to provide for the regular shopping and service needs for several adjacent neighborhoods. Community commercial areas shall not create or contribute to a commercial strip development pattern. They should occur as small centers, ideally at the junction of two (2) major public streets (collectors or arterials). These areas are held to a high standard of site plan review due to the close proximity of the residential neighborhoods they serve and should comply to the highest degree possible with the design guidelines contained in this chapter. This district is only permitted in areas designated as community commercial or mixed use on the comprehensive plan.
4. Limited Commercial (CL) District. These commercial areas are intended to recognize areas of existing retail and service commercial businesses that have occurred in strips along major arterials. These commercial areas provide a full range of goods and services necessary to serve large areas of the county. New limited commercial areas shall not contribute to additional strip development. This district is permitted in areas designated on the comprehensive plan map as community commercial, general commercial and mixed use.
5. Highway Commercial (CH) District. These commercial areas are intended to serve large areas of the county, the traveling public and also to recognize areas of existing strip development. These areas are generally located at the interchanges and along state highways and interstates. New commercial areas shall not contribute to additional strip development patterns. Uses allowed in this district may involve drive-in, large space users, outdoor sales, wholesale activities, repair services and other heavy commercial users. This district is limited to the general commercial comprehensive plan designation.
B. Definitions.
For the purposes of this section, the following definitions shall apply:
1. “Within rural center” means those geographical areas of the county that are located in an identified rural center on the comprehensive plan and zoning maps.
2. “Outside rural center” means those geographical areas of the county that are not located inside of an adopted rural center as identified on the comprehensive plan and zoning maps.
3. “Natural resource activities” means those uses that are dependent upon the natural environment for their existence, including agriculture, forestry and some forms of outdoor recreation.
4. “Streets.” In commercial zones, the definition of “street” shall be limited to public rights-of-way.
C. Uses.
The uses set out in Table 40.230.010-1 are examples of uses allowable in the various zone districts. The appropriate review authority is mandatory.
“P” – Uses allowed subject to approval of applicable permits.
“R/A” – Uses permitted upon review and approval as set forth in Section 40.520.020.
“C” – Conditional uses which may be permitted subject to the approval of a conditional use permit as set forth in Section 40.520.030.
“X” – Uses specifically prohibited.
Where there are special use standards or restrictions for a listed use, the applicable code section(s) in Chapter 40.260, Special Uses and Standards, or other applicable chapter is noted in the “Special Standards” column.
Table 40.230.010-1. Uses
CR-1
CR-2
C-2
C-3
CL
CH
Special Standards
1. Residential Uses.
Residential uses are only permitted in commercial zones when integrated with the predominant use of the site as commercial and occupying less than fifty percent (50%) of the floor area of the project. The residential uses must be constructed following or in conjunction with the commercial aspects of the proposal. For the purposes of subsections (1)(a) and (1)(b) of this table, “commercial uses” are those uses listed in items (2), (3), (4), (7), (8), (9), (11), (12), (14), (15) and (17) of this table.
a. Medium density (Integrated multifamily/commercial or mixed use structure not to exceed 22 residential units per acre.)
X
X
P
P
P
P
b. High density (Integrated multifamily/commercial or mixed use structure not to exceed 43 residential units per acre.)
X
X
C
P
P
P
c. Existing residences without any increase in density
P
P
P
P
P
P
d. Home business – Type I
P
P
P
X
X
X
e. Home business – Type II
R/A
R/A
R/A
X
X
X
f. Bed and breakfast establishments (up to 2 guest bedrooms)
R/A1
R/A1
R/A
R/A
R/A
R/A
g. Bed and breakfast establishments (3 or more guest bedrooms)
C1
C1
C
C
C
C
h. Temporary dwellings
P
P
P
X
X
X
i. One (1) single-family residence in conjunction with a use permitted outright or by conditional use
P
P
P
X
X
X
2. Retail Sales – Food.
a. Markets in excess of 25,000 square feet gross floor area
X
X
C
P
P
P
b. Markets – 5,000 to 25,000 square feet of gross floor area
C1
P
P
P
P
P
c. Markets – < 5,000 square feet of gross floor area
P
P
P
P
P
P
d. Bakery – primarily retail outlet (> 10,000 square feet of gross floor area)
X
X
X
X
P
P
e. Bakery – primarily retail outlet (< 10,000 square feet of gross floor area)
P
P
P
P
P
P
3. Retail Sales – General.
a. General retailer (over 200,000 square feet gross floor area)
X
X
X
C
C
P
b. General retailer (100,000 – 200,000 square feet)
X
X
X
C
P
P
c. General retailer (25,000 – 100,000 square feet gross floor area)
X
X
X
P
P
P
d. General retailer (under 25,000 square feet gross floor area)
X
P
C
P
P
P
e. Single purpose/specialty retailers (less than 10,000 square feet gross floor area)
P
P
P
P
P
P
f. Single purpose/specialty retailers (10,000 – 25,000 square feet gross floor area)
X
C1
X
P
P
P
g. Single purpose/specialty retailers (greater than 25,000 square feet gross floor area)
X
X
X
C
P
P
h. Yard and garden supplies, including nurseries
P
P
X
P
P
P
4. Retail Sales – Restaurants, Drinking Places.
a. Restaurants, with associated drinking places, alcoholic beverages
C1
P
C
P
P
P
b. Drinking places, alcoholic beverages (with or without entertainment)
C1
C1
C
C
P
P
5. Retail Sales and Services – Automotive and Related.
a. Motor vehicle dealers, new and used, including auto, truck trailer, boat, recreational vehicles and equipment
X
C1
X
X
P
P
b. Quick vehicle servicing
X
C1
X
C
P
P
c. Filling station
C1
C1
C
C
C
P
d. Motorcycles
X
C1
X
C
P
P
e. Manufactured home sales
X
X
X
X
X
P
f. Car washes
X
C1
X
C
P
P
g. Vehicle rental or repair including auto, truck trailer, boat, and recreational vehicles
(1) Located entirely within an enclosed building
C1
C1
X
X
P
P
(2) Including outside storage or repair
X
C1
X
X
C
P
h. Commercial off-street parking facilities
X
X
X
P
P
P
i. Vehicle towing and storage services
X
C1
X
X
C
P
j. Transportation terminals
(1) Freight
X
C1
X
C
C
P
(2) People
P
P
P
P
P
P
6. Retail Sales – Building Material and Farm Equipment.
a. Lumber and other building materials stores and yards, with only incidental cutting and planing of products sold
C1
C1
X
X
X
P
b. Heating and plumbing equipment, including incidental fabrication (operated entirely within an enclosed building)
X
C1
X
C
P
P
c. Hardware, home repair and supply stores (over 100,000 square feet gross floor area)
X
X
X
X
P
P
d. Hardware, home repair and supply stores (25,000 to 100,000 square feet gross floor area)
X
X
X
C
P
P
e. Hardware, home repair and supply stores (under 25,000 square feet gross floor area)
X
P
C
P
P
P
f. Farm equipment and implement dealer
P
P
X
X
X
P
g. Hay, grain, and feed stores
P
P
X
X
P
P
7. Retail Sales – Products (Finished product retailers with primary fabrication or assembly on-site. Within an entirely enclosed building.)
a. Uses of < 5,000 square feet gross floor area
C1
C1
X
P
P
P
b. Uses of 5,000 – 25,000 square feet gross floor area
X
C1
X
R/A
P
P
c. Uses of 25,000 square feet gross floor area or greater
X
X
X
X
P
P
8. Services – Personal.
a. Self-service laundries, dry cleaning, including pressing, alteration, garment and accessory repair, excluding industrial cleaning services
C1
P
P
P
P
P
b. Barber and beauty shops
P
P
P
P
P
P
c. Clothing rental establishments
X
X
X
P
P
P
d. Mortuaries
C1
C1
X
X
C
P
9. Services – General.
a. Duplicating, addressing, blueprinting, photocopying, mailing, and stenographic services (< 2,500 square feet)
P
P
P
P
P
P
b. Duplicating, addressing, blueprinting, photocopying, mailing, and stenographic services (> 2,500 square feet)
X
X
X
P
P
P
c. Office equipment and home appliance rental, service and repair agencies
X
C1
X
X
P
P
d. Printing, publishing and lithographic shops
X
C1
X
X
P
P
e. Services to buildings (including dwellings), cleaning and exterminating
X
X
X
C
C
P
f. Moving and storage
X
X
X
X
X
P
g. Mini-storage warehouse
X
X
X
X
P
P
i. Accessory caretaker, security or manager residence when incorporated as an integral part of the mini-storage warehouse
X
X
X
X
P
P
h. Auction barns
C1
C1
X
X
X
P
i. Branch banks
C1
P
P
P
P
P
j. Event facilities (< 10,000 square feet)
X
P
P
P
P
P
k. Event facilities (10,000 to 50,000 square feet)
X
X
X
P
P
P
l. Event facilities (> 50,000 square feet)
X
X
X
X
C
C
m. RV storage
X
X
X
X
P
P
10. Services – Lodging Places.
a. Hotels/motels
X
X
X
C
C
P
b. Recreational vehicle parks and campgrounds
X
C1
X
X
X
P
11. Services – Medical and Health.
a. Hospitals
X
X
X
X
X
C
b. Outpatient clinics
X
C1
C
P
P
P
c. Medical laboratories
X
X
X
C
P
P
d. Sanitaria, convalescent and rest homes
X
X
X
X
X
C
e. Orthopedic equipment and supplies, rental, sales and services
X
X
X
P
P
P
f. Animal hospitals and veterinary clinics
(1) Outside animal activities
C1
C1
X
X
C
C
(2) Inside animal activities only
C1
C1
C
P
P
P
g. Ambulance services
P
P
P
P
P
P
Table 40.230.010-1. Uses
CR-1
CR-2
C-2
C-3
CL
CH
Special Standards
h. Residential care homes
C1
C1
C
C
C
C
i. Residential and congregate care facilities
X
X
X
C
C
C
12. Services – Professional Office.
a. Professional offices (< 10,000 square feet gross floor area)
C1
P
X
P
P
P
b. Professional offices (> 10,000 square feet gross floor area)
X
C1
X
C
P
P
c. Artists/photographic studios
C1
C1
P
P
P
X
13. Services – Amusement.
a. Amusement centers
X
X
X
X
C
C
b. Bowling alleys, billiard and pool parlors, and video arcades
X
X
X
C
P
P
c. Skating rinks, ice and/or roller
X
X
X
X
P
P
d. Indoor paintball facilities
X
X
X
X
P
P
e. Outdoor paintball facilities
X
X
X
X
C
C
f. Theaters, indoor
X
X
X
C
C
P
g. Drive-in theaters, stadium and arena facilities
X
X
X
X
X
C
h. Athletic, health and racket clubs (< 5,000 square feet of gross floor area)
P
P
P
P
P
P
i. Athletic, health and racket clubs (< 10,000 and > 5,000 square feet of gross floor area)
X
X
C
C
P
P
j. Athletic, health and racket clubs (> 10,000 square feet of gross floor area)
X
X
X
C
P
P
k. Circuses, carnivals, or amusement rides
R/A1
R/A1
R/A
R/A
R/A
R/A
14. Services – Educational.
a. Nursery schools, preschools
C
C
C
C
P
P
b. Day care facilities consistent with Chapter 388-73 WAC
P
P
P
P
P
P
c. Libraries (< 2,500 square feet gross floor area)
P
P
P
P
P
P
d. Libraries (> 2,500 square feet gross floor area)
X
C
X
C
P
P
e. Vocational schools
X
X
X
C
P
P
f. Automobile driving schools (< 5,000 square feet)
P
P
P
P
P
P
g. Artistic studios and schools including but not limited to dance, music and martial arts (< 5,000 square feet)
P
P
P
P
P
P
h. Artistic studios and schools including but not limited to dance, music and martial arts (> 5,000 square feet)
X
X
X
P
P
P
i. Public parks, parkways, recreation facilities, trails and related facilities
P
P
P
P
P
P
j. Public/private educational institutions
C1
C1
C
C
C
C
k. Outdoor team sports fields
P
X
X
X
X
X
15. Services – Membership Organizations.
a. Business, professional and religious (not including churches)
X
X
X
P
P
P
b. Civic, social, fraternal, charitable, labor and political (< 5,000 square feet)
P
P
X
P
P
P
c. Civic, social, fraternal, charitable, labor and political (> 5,000 square feet)
C1
C1
X
P
P
P
d. Churches
C1
C1
C
P
P
P
16. Distribution Facilities.
(In conjunction with a permitted use, all activities, except vehicle storage, located entirely within an enclosed building)
a. Distribution facilities of less than 25,000 square feet gross floor area
X
X
X
X
P
P
b. Distribution facilities of between 50,000 and 25,000 square feet gross floor area
X
X
X
X
X
P
17. Public Services and Facilities.
a. Buildings entirely dedicated to public services, such as city hall, police and fire substations
C1
C1
C
C
C
C
b. Sewer, water and utility transmission lines
P
P
P
P
P
P
c. Wireless communications facilities
P/C6
P/C6
P/C6
P/C6
P/C6
P/C6
d. Zoos, museums, historic and cultural exhibits and the like
C1
C1
X
C
C
C
e. U.S. Post Offices
P
P
P
P
P
P
f. Public transit facilities including park and ride facilities
P
P
P
P
P
P
18. Resource Activities.
a. Agriculture
P
P
P
P
P
P
b. Silviculture
P
P
P
P
P
P
19. Accessory Uses and Activities.
a. On-site hazardous waste treatment and storage facilities, subject to state siting criteria (RCW 70.105.210).
P
P
P
P
P
P
b. Drive-through, drive-in or drive-up facilities
P
R/A1
X
R/A
R/A
P
c. Open Air Activities
(1) Open air display of plants and produce in conjunction with a permitted use2
P
P
P
P
P
P
(2) Open air storage of materials3
X
X
X
X
X
P
(3) Open air work activities such as restaurants, portable walk-up vendors such as espresso carts, flower stands and food stands, plant nurseries and other uses generally conducted outside in conjunction with a permitted commercial use, unless otherwise prohibited by this title4
P
P
P
P
P
P
(4) Open air storage of company vehicles, such as cars and light duty trucks, in conjunction with a permitted use5
X
X
X
X
X
P
20. Other Uses.
a. Temporary uses
P
P
P
P
P
P
b. Private use heliports
X
X
X
C
C
C
c. Solid waste handling and disposal sites
C1
C1
C
C
C
C
1 In addition to the requirements of Sections 40.520.020 or 40.520.030, the applicant shall submit detailed information that permits the review authority to make findings that:
a. The proposed use will support the natural resource activities and/or the needs of the rural community;
b. The proposed use is limited in size to serve primarily the surrounding rural community and does not require or create the need for urban levels of service for water, sewer and transportation; and
c. The proposed use is primarily for convenience and service needs necessary to support natural resource activities and/or the rural community and will not cause adverse impacts on surrounding natural resource activities.
2 These areas must be identified and approved on the site plan.
3 Such areas must be located behind buildings or to the rear of the site and away from street frontages and fully screened with landscaping to the L-4 standard.
4 These uses are permitted to occupy up to ten percent (10%) of the total floor area of the development or building. Open air sale of vehicles and manufactured homes are not subject to this requirement, where permitted. This is not intended to prohibit temporary outside sales of a limited duration (less than two (2) weeks total per year) when in conjunction with a permitted use.
5 Vehicle storage areas shall be located behind buildings or to the rear of the site. Landscaping standards in excess of site plan review standards may be required in order to properly screen adjoining residential lands.
6 See Table 40.260.250-1.
(Amended: Ord. 2004-06-11; Ord. 2005-04-12; Ord. 2006-05-01; Ord. 2007-06-05; Ord. 2007-11-13)
D. Development Standards.
1. New lots and structures and additions to structures subject to this section shall comply with the applicable standards for lots and building height, and setbacks in Table 40.230.010-2 and 40.230.010-3, subject to the provisions of Chapter 40.200 and Section 40.550.020. Site plan review is required for all new development and modifications to existing permitted development unless expressly exempted by this title (see Section 40.520.040).
Table 40.230.010-2. Lot Requirements
Zoning District
Minimum Lot Area (square feet)
Minimum Lot Width (feet)
Minimum Lot Depth (feet)
CR-1
None
None
None
CR-2
None
None
None
C-2
None
None
None
C-3
None
None
None
CL
None
None
None
CH
None
None
None
Table 40.230.010-3. Setbacks, Lot Coverage and Building Height
CR-1, CR-2
C-2
C-3
CL
CH
Minimum setbacks
Pursuant to buffering and screening standards contained in Chapter 40.320, Table 40.320.010-1.
Minimum setbacks adjacent to residential district
Pursuant to the screening and buffering standards contained in Chapter 40.320, Table 40.320.010-1, plus an additional 1/2 foot for each foot the building exceeds 20 feet in height to a maximum setback requirement of 40 feet. Buildings in excess of 20 feet may be stepped.
Maximum lot coverage
Maximum determined by compliance with screening and buffering standards contained in Chapter 40.320, Table 40.320.010-1, the Stormwater and Erosion Control Ordinance (Chapter 40.380), and all other applicable standards.
Maximum building height
None
2. Signs. Signs shall be permitted according to the provisions of Chapter 40.310.
3. Off-Street Parking and Loading. Off-street parking and loading shall be provided as required in Chapter 40.340.
4. Landscaping. Not less than fifteen percent (15%) of the total lot area shall be landscaped. Pedestrian plazas, sidewalks over the minimum width and other pedestrian amenities may be used to meet the required landscaping at a one to one (1:1) ratio.
5. Site Plan Review Standards. In addition to the site plan approval criteria contained in Section 40.520.040(E), the following shall apply to all development within the commercial district unless expressly exempted. The responsible official may modify these standards for the expansion of existing uses for site-specific issues:
a. Primary pedestrian circulation routes connecting the street(s) to the primary building entry or entries shall be a minimum of eleven (11) feet (eight (8) feet of sidewalk/walkway with a minimum of three (3) feet of landscaping on one (1) side of the pedestrian route). The minimum three (3) foot landscaped area shall contain suitable tree species planted every twenty-four (24) feet to provide for a continuous tree canopy. The required landscape area should function as a buffer between auto drives and the pedestrian routes. Where the pedestrian circulation route crosses vehicular accessways the landscape area is not required.
b. Landscaping is required along the side of all buildings where the primary pedestrian access is provided. Minimum requirements shall be trees, of a suitable species according to Section 40.320.010, provided every thirty (30) feet on center planted in a landscaped strip or tree wells along the length of the building.
c. Landscape buffers required by Section 40.320.010 shall not apply between pad development sites and the remainder of the development site.
d. Landscaping required between commercial developments may be altered where parking lots are adjoining as follows: a single, shared five (5) foot buffer instead of five (5) feet for each development; provided, that joint access is provided between parcels for auto and pedestrian access and trees are planted every twenty (20) feet on center along the length of the buffer.
(Amended: Ord. 2004-06-11; Ord. 2006-09-13)
E. Design Guidelines.
The guidelines in Appendix C are intended to implement the goals and policies of the comprehensive plan and the purpose of the commercial zoning districts. These guidelines are not a mandatory requirement and are intended to be used in conjunction with the requirements of this section. The guidelines are general in their nature in order to encourage unique and innovative site design solutions from the applicant and to provide a varied landscape in the county. In order to encourage the implementation and use of aspects contained within these guidelines, site plan approval criteria in Section 40.520.040(E) may be modified or waived according to Section 40.520.040(E)(1)(d). Although not required for all development these guidelines may be recognized as adequate mitigation measures in specific circumstances.