Chapter 19.53
REGIONAL COMMERCIAL DISTRICT, RC
Sections:
19.53.010 Purpose of district.
19.53.020 Definitions.
19.53.030 Uses permitted.
19.53.040 Dimensional standards.
19.53.050 Landscaping requirements.
19.53.060 Building and site design standards.
19.53.070 Expansion of existing uses.
19.53.010 Purpose of district.
The regional commercial (RC) zoning district provides areas for commercial establishments that offer a variety of goods and services to consumers from a trade area that extends beyond the city of Longview. The RC zone is primarily intended for establishments that have a large customer draw (e.g., regional pull), generate significant traffic and parking need, and require close access to arterial (or higher functional class) streets. Uses in this zone generally are less dependent on adjacent commercial uses for spin-off business. High intensity uses that include large structures and sites are encouraged, as is redevelopment and infill. Regional commercial areas are oriented primarily to automobile traffic, although their design shall also include adequate facilities for pedestrians, bicyclists, and public transit. (Ord. 3047 § 1, 2008).
19.53.020 Definitions.
For the purposes of implementing this chapter, the following definitions apply:
“Comprehensive development plan” means a detailed master plan of the site supported by the submittal of building permits or other assurances of completion suitable to the city, providing for a minimum gross floor area of 80,000 square feet in one or more new structures as permitted, and which is designed as a large-scale commercial center offering a shopping environment for the general public and functioning as a unit, with off-street parking, landscaped areas, driveways, access points and pedestrian walkways provided and integrated on the site.
“Fast-food restaurant” means a restaurant where customers order and are served their food and beverages at a counter or in a motor vehicle (via a drive-through window) in packages prepared to leave the premises, or able to be taken to a table or counter to be consumed.
“Office” means a room or group of rooms utilized by individuals for purposes including, but not limited to, banking, real estate, accounting, finance, insurance, law, medical, dental, optical, chiropractic, or any similar type of profession and service that is approved through a similar use determination.
“Personal service establishment” means an establishment that offers specialized goods and services including barbershops, beauty shops, dry cleaning, tanning salons, or any similar type of personal service establishment that is approved through a similar use determination.
“Sit-down restaurant” means an establishment maintained, operated, and/or advertised to the public as a place where food and beverages are served to the public on demand from a menu during stated business hours, served in and on reusable containers and dinnerware, to be consumed primarily on the premises and inside the building at tables, booths, or counters. This use may include incidental delivery or pickup service. Drive-through windows are prohibited.
“Supermarket” means a retail establishment selling food, as well as other convenience and household goods. (Ord. 3047 § 1, 2008).
19.53.030 Uses permitted.
In the regional commercial district, RC, no building or premises shall be used nor shall any building or structure be hereafter erected or altered except for one or more of the following uses:
(1) Individual (stand-alone) retail or supermarket stores; provided, that they are operated in a structure with an enclosed floor area of 20,000 square feet or larger;
(2) Retail or supermarket uses of any size; provided, that they are located within a structure with a minimum enclosed floor area of 40,000 square feet;
(3) Individual (stand-alone) retail and supermarket stores operated in a structure that has a minimum enclosed floor area of 5,000 square feet; provided, that:
(a) An individual (stand-alone) retail or supermarket store exceeding 40,000 square feet of enclosed floor area is constructed as part of the same overall development; or
(b) The total square footage of all proposed permitted uses is equal to or exceeds 80,000 square feet of enclosed floor area and is part of a comprehensive development plan;
(4) Sit-down restaurants with a minimum enclosed floor area of 5,000 square feet;
(5) Fast-food (including drive-through) restaurants and cafes of any size that are developed as part of, or within, a comprehensive development proposal or project that is equal to or exceeds 80,000 square feet of enclosed floor area;
(6) Gasoline service stations operated in conjunction with one or more permitted uses; provided, that it is part of a comprehensive development plan that includes a minimum enclosed floor area of 80,000 square feet, but not including stand-alone service stations with or without mini-marts;
(7) Motels/hotels, lodging facilities with a minimum of 40 guest rooms;
(8) Entertainment facilities which occupy structures with a minimum enclosed floor area of 20,000 square feet;
(9) Office uses or personal service establishments operated in structures that include a minimum enclosed floor area of 20,000 square feet;
(10) Drive-in and drive-through facilities associated with an allowed use;
(11) Existing legal lots, built on or vacant, that were commercially zoned prior to April 18, 2008, shall not be subject to the square footage requirements set forth in subsections (1), (2), (3), (4), (5), (6), (8) and (9) of this section now or in the future even if they are subsequently combined or otherwise consolidated; provided, that all land divisions must comply with this chapter;
(12) Single-family detached dwellings and their customary accessory buildings and uses, existing on the effective date of the regulations codified in this chapter, but not including new single-family residences, with the following exception: legal lots existing as of the original effective date of this chapter that do not have an existing residence or commercial structure on them and are not otherwise used for commercial purposes, including parking lots, may construct one single-family residence per existing vacant lot;
(13) Temporary uses which may be approved by the community development director;
(14) Utilities and communication facilities, such as telephone exchanges, electric substations and public television stations;
(15) Accessory uses and structures constructed on lots that have a pre-existing residence. (Ord. 3047 § 1, 2008).
19.53.040 Dimensional standards.
The following table establishes the dimensional standards for the regional commercial zoning district:
|
STANDARD |
REQUIREMENT |
|
Minimum Lot Size |
For New Subdivision Requests: Minimum lot size is one acre; provided, that a lot less than one acre, but 10,000 square feet or larger may be created if the site is part of an existing shopping center or is part of a comprehensive development project that includes one or more permitted uses which have a combined enclosed square footage of 80,000 square feet or greater. Existing Lots: Lots that existed on the original effective date of this chapter that do not meet the minimum area requirements of this section may be developed in accordance with this chapter; provided, that all other standards are met unless otherwise approved, including those set forth in LMC 19.53.030 and 19.53.070. |
|
Rear Yard Setback |
10 feet; 20 feet if rear yard abuts residential zone plus an additional half 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. |
|
Side Yard Setback |
10 feet; 15 feet if side yard abuts residential zone plus an additional half 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 Building Height |
35 feet and no more than three stories |
|
Maximum Impervious Area |
90% |
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Minimum Landscaped Area |
10% See LMC 19.53.050 |
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Minimum Distance Between Principal Buildings |
None |
(Ord. 3047 § 1, 2008).
19.53.050 Landscaping requirements.
The following landscaping standards apply to all new development and to the expansion by more than 25 percent of an existing building mass or site in the zone:
(1) Required Landscaping. The applicant shall professionally landscape the lot, according to an approved landscape plan as a condition precedent to receiving a certificate of occupancy for all commercial uses. Landscape plans shall meet the standards set forth in Table 19.53.050-1. The community development director shall evaluate landscape plans for all permitted uses. Landscape plan approval is a condition precedent to issuance of a building permit for the parcel. All landscaping shall be in place prior to issuance of a certificate of occupancy, unless seasonal conditions make installation unfeasible, in which case the improvements shall be bonded. A minimum of 10 percent of any site shall be landscaped.
(2) Landscape Materials and Plant Selection. Permitted landscape materials include trees, shrubs, ground cover plants, nonplant ground covers, and outdoor hardscape features, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions. When new vegetation is planted, soils shall be amended, as necessary, to allow for healthy plant growth. In general, planting should consist primarily of native plantings and noninvasive species in accordance with any approved planting/species list maintained by the city. Trees and shrubs shall meet the minimum size and spacing standards set forth in Table 19.53.050-1.
(3) Existing Vegetation. Existing noninvasive vegetation may be used in meeting landscape requirements. When existing mature trees are protected on the site (e.g., within or adjacent to parking areas) the decision-making body may reduce the number of new trees required by a ratio of one-inch caliper of new tree(s) for every one-inch caliper of existing tree(s) protected.
(4) Nonplant Ground Covers. Bark dust, chips, aggregate, or other nonplant ground covers may be used, but shall cover no more than 60 percent of the area to be landscaped and shall be confined to areas underneath plants. Nonplant ground covers cannot be a substitute for ground cover plants.
(5) Maintenance and Irrigation. The use of drought-tolerant native plant species is encouraged, and may be required when irrigation is not available. Irrigation shall be provided for plants that are not drought-tolerant. If the plantings fail to survive, the property owner shall replace them with an equivalent specimen.
(6) Parking Areas. Parking areas shall be landscaped in accordance with Table 19.53.050-1. Landscaping shall consist of evenly distributed shade trees with shrubs and/or ground cover plants that conform to the criteria in this section. “Evenly distributed” means that the trees and other plants are distributed around the parking lot perimeter and between parking bays to provide a partial canopy. At a minimum, one tree per six parking spaces on average shall be planted to create a partial tree canopy over and around the parking area. All parking area landscapes shall have dimensions of not less than 24 square feet of area, or not less than four feet in width by six feet in length, to ensure adequate soil, water, and space for healthy plant growth.
(7) Parking/Maneuvering Area Adjacent to Streets, Drives and Residential Areas. Where a parking or maneuvering area is adjacent to a street or driveway or a residential zoning district, an evergreen hedge; decorative wall (masonry or similar quality material) with openings; arcade, trellis, or similar partially opaque structure a minimum of three feet in height shall be established between the street or driveway and the maneuvering/parking area. Evergreen hedges used to comply with this standard shall be a minimum of three feet in height at maturity, and shall be of such species, number, and spacing to provide the required screening within one year after planting. Any areas outside of public rights-of-way between the wall/hedge and the street/driveway line shall be landscaped with shrubs, trees and ground cover. Adequate site distance as determined by the city engineer shall be maintained.
(8) Residential Buffer. New development shall provide a landscape buffer of 15 feet or greater to separate, screen and buffer commercial uses from adjacent residential areas along side and rear lot lines. The landscaped buffer area shall include a minimum of one tree for every 250 square feet of buffer area. Commercial uses which abut residential zones on side and/or rear property lines shall also provide a sight-obscuring fence or wall a minimum of six feet in height. A chain link fence containing slats does not qualify as a sight-obscuring fence for the purposes of this section. Plantings shall be comprised of a largely view-obscuring arrangement of evergreen trees, shrubs, and similar vegetation not less than six feet in height.
(9) Front Yards and Frontage Landscaping Improvements. Front yards per the definition of Chapter 19.09 LMC, excluding ingress and egress points, shall be landscaped to include landscaping that enhances the property, softens the building and parking areas and provides an aesthetically pleasing streetscape. Landscaping shall be located within the front yard setback area in accordance with the criteria of this section and Table 19.53.050-1, while providing reasonable opportunity for signage, entrance features, parking and ingress/egress areas. Street trees planted within city right-of-way shall be as approved by the public works director. Adequate site distance as determined by the city engineer shall be maintained.
(10) Deviations. Whenever there are practical difficulties in meeting these standards that result from variations of specific property characteristics, a deviation from this section may be approved by the reviewing authority during the review process. This deviation shall not require a variance under Chapter 19.12 LMC. Any such deviation so granted shall be specifically identified in the approval authority decision of a development application. Approved deviations shall not be used to grant a special privilege that is inconsistent with the limitations placed on other properties with similar circumstances.
|
AREA |
REQUIREMENT |
SPECIFICATIONS |
|
Front Yard |
10' landscaped setback |
• 1 tree per 30' (linear) of frontage |
|
• Trees may be clustered as approved by the city |
||
|
• Deciduous trees, 2" caliper min. |
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|
• Evergreen trees, 6' min. height |
||
|
Side Yard |
5' landscaped setback, unless greater landscaped area required for residential buffer |
• 1 tree per 400 s.f. |
|
• Deciduous trees, 2" caliper min. |
||
|
• Ornamental trees, 1.5" caliper min. |
||
|
• Evergreen trees, 6' min. height |
||
|
Rear Yard |
10' landscaped setback, unless greater landscaped area required for residential buffer |
• 1 tree per 400 s.f. • Deciduous trees, 2" caliper min. • Ornamental trees, 1.5" caliper min. • Evergreen trees, 6' min. height |
|
Parking Lots |
Perimeter landscaping of at least 5' in width with a minimum of 10% interior landscaping with one landscaped island for every 12 spaces |
For all parking areas: • One tree per 6 spaces (average) • Deciduous trees, 2" caliper min. • Ornamental trees, 1.5" caliper • Evergreen trees, 6' min. height |
|
Overall Site |
10% of site to be landscaped |
• 50% of landscaping must be evergreen • All irrigation shall be automatic |
|
Residential Buffer – Rear and Side Yards |
15' between residentially zoned areas, existing residences and commercial uses |
• 1 tree for every 250 square feet of buffer area • Deciduous trees, 2" caliper min. • Ornamental trees, 1.5" caliper min. • Evergreen trees, 6' min. height • 6' site-obscuring fence between commercial and residential uses |
(Ord. 3047 § 1, 2008).
19.53.060 Building and site design standards.
The following building and site design standards apply to all structures and sites in the RC zone:
(1) Parking. Every permitted use hereafter erected or enlarged within the commercial district, RC, shall provide off-street automobile parking and truck loading and unloading as required by Chapter 19.78 LMC. Hard surfaces (e.g., impervious) for parking, loading, storage and display shall be set back at least 10 feet from any property line or private drive, with exception provided for neighboring properties having a shared parking agreement.
(2) Signs. Signs are permitted as provided in Chapter 16.13 LMC; provided, that all signs shall relate to the business of the occupant of the premises on which the sign is located and for which a current business license exists.
(3) Street Frontage. Every principal structure shall front on or be located on property which fronts upon a street that is improved to city standards.
(4) Site Circulation. Internal site circulation shall provide for the following:
(a) Identifiable and safe pedestrian walkways within the site shall be provided that interconnect entrance doors of establishments and connect to transit stops and to the public sidewalk on the perimeter. Pedestrian walkways shall be a minimum of five feet in width and of contrasting materials or color for easy identification. Pedestrian walkways shall be maintained and kept clean. When formally requested by the city, bus shelters, transit turnouts and supporting facilities shall be located and designed into the project;
(b) Amenities such as benches, sitting areas, art, pedestrian squares and varied building facades should be provided along pedestrian routes;
(c) The auto circulation system and parking shall be designed as an extension of the public street system through the use of continuous sidewalks, landscaping consistent with public streets, utilization of the street elevation and the use of driveways and circulation drives as midblock connections, subject to review by the city engineer for impacts to city streets;
(d) Shared parking between users of same or abutting properties shall occur wherever practicable. Users with differing peak periods such as offices and movie theaters are especially suitable for shared parking. Common driveways between users on the same or abutting properties shall be required wherever possible;
(e) Parking and pedestrian circulation shall be designed to accommodate connections between developments; and
(f) Site circulation specifications shall be consistent with all other applicable city standards including the current version of the city of Longview access management ordinance. Where conflicting standards exist, the required design shall be as approved by the city engineer.
(5) Corner Lots. Landscaping, screening, fencing, equipment and materials shall not be located on corner lots so as to create sight obstructions at intersections. Appropriate site distance shall be maintained in accordance with LMC and city engineering standards to the satisfaction of the public works director or their designee.
(6) Stormwater Management and Erosion Control. Stormwater runoff and erosion control shall be as set forth in Chapter 17.80 LMC and all other applicable statutes.
(7) Lighting. Lighting shall be directed downward, inward and away from public rights-of-way and adjoining uses. All lighting shall be shielded so that the direct illumination shall be confined to the property boundaries of the light source. Spotlights and floodlights are prohibited.
(8) Outdoor Storage and Product Display. Product display and outdoor storage shall be located only in designated areas as illustrated on an approved site plan and shall not block required pedestrian pathways, vehicular circulation routes or parking areas and shall not negatively impact public safety.
(9) Screening of Mechanical Equipment. Rooftop mechanical equipment shall be screened in a manner that is incorporated in the architectural form of the building. Mechanical equipment located on the ground shall be screened by fencing and/or landscaping.
(10) Loading Areas, Refuse Receptacles. Trash and recycling receptacles, services areas and loading docks shall be screened from adjacent residential properties and public rights-of-way by an opaque visual barrier no lower than the highest point of the receptacles. Screening may include landscaping, walls, fences, topographic changes, buildings, horizontal separation, or any combination thereof. Overhead doors and loading docks shall not face gateways, arterial or collector streets unless completely screened from view and shall not be located in required front yards.
(11) Offensive Activities. Activities in the RC zone shall not emit excessive smoke, noise, dirt, vibration or glare, or be otherwise offensive or hazardous.
(12) Building Design for Large Commercial Buildings. The intent of this subsection is to encourage pedestrian-scale development through creative and innovative building and architectural design. Any structure constructed under this chapter which exceeds 20,000 square feet in size shall be designed to meet the following requirements:
(a) Main entrances shall be emphasized by a recessed and/or projected facade, by accent materials, change of grade or by pedestrian-scale lighting and other pedestrian amenities;
(b) Buildings shall provide articulated facades on all street-facing elevations to break up the mass and add visual interest. This criterion is met when an elevation contains at least one of the following features for every 40 feet of building (horizontal length): large windows; primary entrances; weather protection (awnings, canopies, arbors, trellises), building offsets; projections; changes in elevation or horizontal direction; sheltering roofs; terraces; a distinct pattern of divisions in surface materials; ornamentation; screening trees; small-scale lighting (e.g., wall-mounted lighting, or up-lighting); and/or similar features as generally shown in Figure 19.53.060-1 (note: this figure should not be interpreted as a required architectural style); and
(c) Primary building entrances shall be made visually prominent through the use of architectural details, entrance paving treatments and landscaping.
(Ord. 3047 § 1, 2008).
19.53.070 Expansion of existing uses.
The following standards apply to all structures and uses existing on the original effective date of the regulations codified in this chapter:
(1) Existing Residential Uses. The restoration or reconstruction of a residence in its existing footprint is allowed, provided a building permit is issued within one year of the date of its [residence] partial destruction by fire, explosion, act of God or act of public enemy. A legally established residential use or structure may be expanded, remodeled or rebuilt; provided, that the construction and use conforms to the residential district, R-1 zoning standards. Expansions of up to 25 percent of the existing residential footprint (in square feet) are allowed and shall be measured cumulatively from the effective date of the ordinance codified in this chapter.
(2) Existing Commercial Uses. Existing commercial uses that do not conform to this chapter may be expanded, enlarged, extended (including hours of operation), remodeled or rebuilt. This allowance relates strictly to the use and size (square footage) of the operation in relation to the permitted uses set forth in LMC 19.53.030. Any expansion, enlargement, extension, remodel or rebuilding must meet area, landscaping, transportation, parking, stormwater control and all other applicable standards unless otherwise approved.
(3) Regulation Conflict. Where this section and Chapter 19.75 LMC conflict, this section shall govern. (Ord. 3047 § 1, 2008).