Chapter 17.11
GENERAL COMMERCIAL ZONE (C-2)

Sections:

17.11.010    Purpose and intent.

17.11.020    Permitted uses.

17.11.025    Seasonal/temporary sales, temporary use permits required.

17.11.030    Conditional uses.

17.11.040    Prohibited uses.

17.11.050    Development standards.

17.11.060    Density.

17.11.070    Minimum lot area and frontage.

17.11.080    Minimum yards.

17.11.090    Building coverage and height.

17.11.100    Parking standards.

17.11.110    Sign standards.

17.11.120    Fence and wall standards.

17.11.130    Landscaping standards.

17.11.140    Storage standards.

Appendix A    Commercial Zoned Properties Potentially Available for CUP MF Residential Development.

17.11.010 Purpose and intent.

The C-2 zone is a land use classification suitable for general commercial uses. Its function is to provide for areas in which retail sales relating to heavy equipment and to products normally displayed or stored out of doors may be conducted, such as automobile sales, truck and tractor sales, boat sales, lumberyards, etc. It also provides for areas in which businesses requiring substantial space may be carried on, such as motels and recreational vehicle parks, and limited multifamily residential development. (Ord. C-797 § 1, 2013; Ord. C-675 § 144, 2008)

17.11.020 Permitted uses.

The land uses permitted in the C-2 zone are listed in the zoning matrix and generally described as follows:

A. Any use permitted in a C-1 zone;

B. Motels, hotels;

C. Service stations;

D. Drive-in restaurants;

E. Bowling alleys;

F. Lumberyards (new lumber and materials);

G. Farm machinery and heavy equipment sales and service;

H. Commercial garages;

I. Animal hospitals, clinics and kennels;

J. Feed, seed and fertilizer stores;

K. Warehouses;

L. Heating and plumbing equipment sales, supplies and service. (Ord. C-675 § 145, 2008)

17.11.025 Seasonal/temporary sales, temporary use permits required.

The following land uses require a temporary use permit (TUP), in accordance with AHMC 17.03.065:

A. Seasonal sales stands, such as produce stands, Christmas tree lots and pumpkin patches;

B. Fireworks sales;

C. All other temporary sales or services:

1. Excluding residential yard/garage sales, not lasting more than three days;

2. Excluding fundraisers, such as car washes, located on private property and not lasting more than three days. (Ord. C-835 § 2, 2014)

17.11.030 Conditional uses.

In accordance with AHMC 17.03.100 through 17.03.140, the Hearing Examiner may grant approval for the following uses in the C-2 zone, when satisfied that the use will be consistent with the Comprehensive Plan and the intent of the C-2 zone, and when the conditional use will not have a material adverse effect on neighboring properties. In granting such approval, the Hearing Examiner may require special restrictions such as sight-obscuring fences, suitable landscaping, yard requirements, signs, etc., and may also require time limits for the proposed use. Any reasonable restrictions for the suppression of noise, smoke, or odors may be required.

A. Drive-in theaters;

B. Migratory amusements, such as circuses and carnivals;

C. Multifamily residential, as part of an approved mixed-use development plan, as defined in Chapter 17.37 AHMC, and only on those properties as shown on Chapter 17.16 AHMC, JLUS Protections for Fairchild Air Force Base; Appendix B, Commercial Zoned Properties Potentially Available for CUP MF Residential Development; and/or Appendix A of this chapter, Commercial Zoned Properties Potentially Available for CUP MF Residential Development;

D. Multifamily residential, as defined in Chapter 17.09 AHMC, with a density range of 10 to 20 units per acre and only on those properties as shown on Appendix A of this chapter, Commercial Zoned Properties Potentially Available for CUP MF Residential Development;

E. Proposed uses of a commercial nature that cannot be determined to be comparable to those uses listed on Chapter 17.05 AHMC, Table 1, Zoning Matrix;

F. Custodial quarters, accessory dwelling units;

G. Outdoor facilities for commercial kennels and pet shops;

H. Lumberyards (new lumber and materials);

I. Nonresidential mixed-use developments consisting of a mix of commercial, office and light industrial or light manufacturing uses that are determined to have an impact that is similar to those of a commercial nature.

1. Examples of this type of use would be software engineering, light manufacturing facilities that are completely contained within a structure and is limited in the number of employees, office space, retail, restaurants, service providers, small engine/vehicle (cars and light trucks), auto-supply stores, etc.

2. Examples of use that would not be permitted would be manufacturing requiring outdoor storage of materials or products. (Ord. C-835 § 1, 2014; Ord. C-797 § 2, 2013; Ord. C-675 § 146, 2008)

17.11.040 Prohibited uses.

The following uses are prohibited in the C-2 zone:

A. Billboards and other outdoor advertising structures other than those advertising the business located on the same lot as the structure in accordance with Chapter 17.23 AHMC;

B. New single-family residential;

C. Residential uses in the designated Fairchild Air Force Base (FAFB) air installation compatibility use zone (AICUZ) accident potential zones (APZs);

D. Residential uses in designated sound contours exceeding 70 LdN;

E. Wrecking, salvage, and junk yards. (Ord. C-797 § 3, 2013; Ord. C-675 § 147, 2008)

17.11.050 Development standards.

Before the issuance of a building permit, evidence of compliance with AHMC 17.11.060 through 17.11.140 shall be provided to the Planning Department.

A. Conditionally approved residential uses located in designated 65 LdN or higher aviation sound contours shall have appropriate sound mitigation, such that the interior noise level reduction (NLR) achieves a 25 dB reduction in noise heard inside the unit that is produced from outside sources.

1. At a minimum, any required sound mitigation shall be designed/installed as indicated in the 2005 Department of the Navy “Guidelines for Sound Insulation of Residences Exposed to Aircraft Operations,” produced by the Wyle Research Group, April 2005, if located within designated sound contours.

2. A site-specific sound study shall be performed to ensure the proposed site does not exceed 69 LdN. Such studies shall be performed for a minimum of seven days and nights.

3. Any required sound mitigation shall be reviewed and approved as adequate by an acoustical engineer, or licensed architect or interior designer certified in acoustical or sound mitigation by the state of Washington. (Ord. C-797 § 4, 2013; Ord. C-675 § 148, 2008)

17.11.060 Density.

A. No density requirements apply in the C-2 zone, except for those areas within the Fairchild Air Force Base accident potential zones defined in Chapter 17.16 AHMC;

B. Conditionally approved multifamily developments shall have a minimum density of 10 units per acre, up to a maximum of 20 units per acre;

C. Proposed land uses within the JLUS Protections for FAFB overlay (Chapter 17.16 AHMC), as shown on the City’s adopted zoning map, must comply with the density limits outlined in AHMC 17.16.140, Compatible uses and densities. (Ord. C-797 § 5, 2013; Ord. C-675 § 149, 2008)

17.11.070 Minimum lot area and frontage.

No minimum lot size shall apply in the C-2 zone. A minimum street frontage of 60 feet is required.

A. Commercial uses utilizing a shared access may be permitted to reduce the minimum street frontage required, provided the combined overall frontage of all uses using the combined access equals, or exceeds, 60 feet.

B. A mixed-use development may be permitted to reduce the minimum street frontage required, provided such a reduction is not determined by the Hearing Examiner to cause an increased risk to health and safety. (Ord. C-797 § 6, 2013; Ord. C-675 § 150, 2008)

17.11.080 Minimum yards.

A. Minimum setback requirements from lot lines are as follows:

1. Front yard: 25 feet;

2. Rear yard: 10 feet;

3. Side yard: seven feet per story;

4. Corner yard: 15 feet.

B. The use of centralized or shared parking areas, where the businesses front on a parking area, may allow for a reduction of the front setback requirements.

C. The use of appropriate building materials may allow for a reduction in building side setbacks, such that the design and materials used provide the same or better protection than those created by the adopted setbacks.

D. Conditionally approved residential structures shall not be permitted within 100 feet of the SR-2 (Sunset Highway, US-2) right-of-way.

E. Conditionally approved residential structures shall not be permitted within 100 feet of the adopted 70 LdN sound contour lines.

F. The Technical Review Committee may alter these setback guidelines if a design is proposed that differs from these standards, but still provides the same level of safety and aesthetics as intended by these setbacks. (Ord. C-797 § 7, 2013; Ord. C-675 § 151, 2008)

17.11.090 Building coverage and height.

A. The maximum building coverage shall be 60 percent of the lot area.

1. The maximum building coverage on a site may be increased, provided all required setbacks are met and a centralized parking area is being used by multiple structures.

2. If a parking structure is included as part of a building’s design, the maximum building coverage may be permitted to be increased.

B. The maximum building height shall be 60 feet above the mean ground level. (Ord. 797 § 8, 2013; Ord. C-675 § 152, 2008)

17.11.100 Parking standards.

Off-street parking spaces shall be provided in accordance with the requirements of Chapter 17.21 AHMC. (Ord. C-675 § 153, 2008)

17.11.110 Sign standards.

Signage standards for uses in the C-2 zone shall be provided in accordance with the requirements of Chapter 17.23 AHMC. (Ord. C-675 § 154, 2008)

17.11.120 Fence and wall standards.

Fence and wall standards for uses in the C-2 zone shall be provided in accordance with the requirements of Chapter 17.20 AHMC. (Ord. C-675 § 155, 2008)

17.11.130 Landscaping standards.

Landscaping standards for uses in the C-2 zone shall be provided in accordance with the requirements of Chapter 17.22 AHMC. (Ord. C-675 § 156, 2008)

17.11.140 Storage standards.

Storage standards for uses in the C-2 zone shall be provided in accordance with the requirements of Chapter 17.25 AHMC. (Ord. C-675 § 157, 2008)

Appendix A Commercial Zoned Properties Potentially Available for CUP MF Residential Development.

(Ord. C-797 Appx. A, 2013)