Chapter 20.29
GATEWAY COMMERCIAL ZONING

Sections:

20.29.010    Intent.

20.29.020    Permitted uses.

20.29.030    Prohibited uses.

20.29.040    Environmental performance standards.

20.29.050    Building location.

20.29.060    Site area.

20.29.070    Design and development guidelines.

20.29.080    Public right-of-way.

20.29.090    Landscaping, buffering, fencing, and solid waste receptacles.

20.29.100    Off-street parking.

20.29.110    Height.

20.29.120    Performance standards.

20.29.130    Site plan review.

Code revisor’s note: Ordinance 2354 adds these provisions as Chapter 20.27. This chapter has been editorially renumbered to avoid duplication of section numbering.

20.29.010 Intent.

It is the intent of this chapter to:

A.    Limit location of general commercial areas to sites having safe and efficient access to major transportation routes;

B.    Identify the types of commercial uses appropriate or acceptable in the gateway commercial zoning district;

C.    Provide a park-like setting for commercial uses and to provide attractive entranceway to the city;

D.    Permit commercial uses and activities which depend more heavily on convenient vehicular access than pedestrian access;

E.    Provide development standards to enhance the efficient operation of these districts; and to achieve minimum adverse impact on the community as a whole, especially on adjacent properties having different land use characteristics; and

F.    Encourage and permit the development of commercial uses which serve a wide geographic market area with a broad and diverse range of goods and services. (Ord. 2354 § 4 (part), 2015).

20.29.020 Permitted uses.

A.    Permitted Uses.

1.    Retail uses.

2.    Offices.

3.    Restaurants.

4.    Financial institutions.

5.    Health and fitness facilities.

6.    Personal service businesses.

7.    Dry cleaning.

8.    Instructional studios.

9.    Municipal facilities required for local service.

10.    Temporary seasonal produce stands.

11.    Other unlisted, similar or related uses, and criteria for determination of similarity or relatedness, as follows:

a.    Uses similar to, or related to, those listed in subsection (A) of this section are permitted upon a finding of the enforcing officer and/or the site plan review committee that a particular unlisted use does not conflict with the intent of this chapter or the policies of the Centralia comprehensive plan;

b.    The criteria for such finding of similarity shall include, but not be limited to, the following:

i.    That the proposed use is appropriate in this district;

ii.    That the development standards for permitted uses can be met by the proposed use; and

iii.    That the public need is served by the proposed use.

B.    Uses Subject to Conditions.

1.    Hotel/motels. Hotels/motels are subject to the conditions found in the definition, Chapter 20.06 CMC.

2.    Motor vehicle service stations, including minor vehicle repair and/or self-service fueling stations; provided, however, that site plan review committee approval shall be required to ensure that adequate provisions are made to ensure that such use does not create a nuisance or unreasonably interfere with nearby or adjacent residential areas.

3.    Child care centers.

4.    RV parks.

a.    The minimum lot size requirement shall be two acres, and a minimum recreational vehicle site of one thousand square feet in area;

b.    No structure or recreational vehicle site shall be closer than twenty-five feet to any property line. The area created by such setback shall be used for landscaping to screen the recreational vehicles from adjoining properties;

c.    Permitted improvements include restroom facilities, picnicking areas, boating, fishing, swimming, outdoor games and activities including miniature golf courses or any mechanical amusement device, and other uses customarily incidental to the operation of the park;

d.    Facilities for storage and disposal of trash and garbage in a sanitary manner shall be provided in each park.

C.    Accessory Buildings and Uses. Accessory buildings shall be consistent with the C-1 general commercial zone (Chapter 20.27 CMC). Accessory buildings shall be cohesive in design with the main structure. Cargo containers shall not be permitted in this zone except during the construction phase of development. All containers must be removed within fifteen days of the issuance of an occupancy permit or a temporary occupancy permit. (Ord. 2354 § 4 (part), 2015).

20.29.030 Prohibited uses.

A.    Kennels.

B.    Wireless telecommunication facilities.

C.    Autowrecking yards including junk, scrap metal and other material salvage operations including recycling centers.

D.    Storage of explosives or materials of such character or in such quantities as to constitute a significantly greater hazard to persons, property or environmental health than that posed by materials commonly used or stored in the ordinary retail and service establishments permitted in this district.

E.    Businesses requiring a temporary business license, except temporary seasonal produce stands. Temporary seasonal produce stands shall only be permitted with the issuance of a temporary business license and written permission of the property owner.

F.    Uses other than those identified or described in CMC 20.29.020 are prohibited. (Ord. 2354 § 4 (part), 2015).

20.29.040 Environmental performance standards.

A.    It shall be the responsibility of the operator and/or the proprietor of any permitted use to provide such evidence and technical data as the enforcing officer may require demonstrating that the use or activity is or will be in compliance with the environmental performance standards of Chapter 20.57 CMC.

B.    Failure of the enforcing officer to require such information shall not be construed as relieving the operator and/or the proprietor from compliance with the environmental performance standards of this title. (Ord. 2354 § 4 (part), 2015).

20.29.050 Building location.

Location of buildings or structures shall be as follows:

A.    Setbacks from side property lines: ten feet;

B.    Setbacks from rear property lines: fifteen feet;

C.    Setbacks from front property lines shall be in accordance with CMC 20.72.050;

D.    Setbacks from corner property lines: fifteen feet. (Ord. 2354 § 4 (part), 2015).

20.29.060 Site area.

Maximum building coverage shall be forty percent. (Ord. 2354 § 4 (part), 2015).

20.29.070 Design and development guidelines.

Developments shall comply with the requirements of CMC 18.10.030, Design and Development Guidelines manual. (Ord. 2354 § 4 (part), 2015).

20.29.080 Public right-of-way.

Setbacks from public right-of-way shall comply with the requirements of Chapter 20.72 CMC.

Street lights must be black and match the light poles utilized in downtown Centralia. All utilities should be located underground unless waived by the site plan review committee. (Ord. 2354 § 4 (part), 2015).

20.29.090 Landscaping, buffering, fencing, and solid waste receptacles.

Landscaping shall be provided in accordance with Chapter 20.50 CMC. (Ord. 2354 § 4 (part), 2015).

20.29.100 Off-street parking.

Off-street parking shall be provided in accordance with Chapter 20.72 CMC and meet the following requirements:

A.    Designing parking areas to be partially screened from view from adjacent streets with a three-foot grass berm with trees spaced as per Chapter 20.50 CMC or other screening elements.

B.    Shared parking and access are encouraged if accessing from Mellen Street.

C.    Parking lot lights shall be no more than sixteen feet in height, and shielded so as to not direct light onto adjacent properties. (Ord. 2354 § 4 (part), 2015).

20.29.110 Height.

Maximum height of a building shall be forty feet or four stories. (Ord. 2354 § 4 (part), 2015).

20.29.120 Performance standards.

A.    Intent. The following standards are intended to enhance the appearance of buildings and promote a high quality of design in order to protect the public health, safety and welfare. The intent of these standards is to:

1.    Encourage greater design compatibility with surrounding areas and establish a precedent for high quality design in areas with no established character;

2.    Achieve greater architectural variation and interest through standards for the design of roofs, exterior walls and the use of exterior finish materials;

3.    Encourage greater architectural cohesiveness and compatibility within a new development of multiple buildings; and

4.    Reduce the negative visual impact of features and site improvements such as mechanical equipment.

B.    Urban Design. It is intended that these standards apply to the primary facade of the building and to all sides of the building that may be visible from the public rights-of-way or adjacent residential neighborhoods. The design character of a building should be compatible (share similar features such as color, scale, massing, height and materials) with adjacent buildings but is encouraged to have features or characteristics that are different.

1.    Building Design. All building sides facing public streets shall incorporate a substantive use of building elements, as approved by the city to achieve a distinctive character. A recognizable base treatment of the wall consisting of thicker walls, ledges or sills using integrally textured and colored materials such as stone, masonry, or a decorative concrete or some other architectural feature that breaks up the exterior horizontal and vertical mass of the wall. Building materials such as brick, stone, concrete, tile, steel, wood, and metal are required.

2.    The climate in Centralia is such that in the summer months shade is preferred, and in the winter months protection from the rain and wind is necessary. Therefore, at least thirty percent of the horizontal length of the front walkway or facade shall be covered with awnings, porticos, arcades, or some other architectural feature or treatment which adds definition to the building openings, walkways or entrances.

3.    Building Colors. Colors for building and other elements should be medium to dark earth tones. Accent colors used to call attention to a particular feature or portion of a building, or to form a particular pattern, shall be compatible with predominant building base colors and may be incorporated using such elements as shutters, building trim and awnings and shall cover no more than five percent of a building facade.

4.    Building materials: at least two kinds of materials distinctively different in texture or masonry pattern, at least one which is decorative block, brick or stone, with each of the required materials covering at least twenty-five percent of the exterior walls of the building. Metal siding may be used as an exterior finish material as long as the amount used does not exceed twenty-five percent of the area of any single wall, exclusive of the roof, and provided it matches or complements the building color and/or material scheme. Further, such metal siding shall be a “standing seam” type or equivalent quality, not a “corrugated” type. Architectural metals, such as bronze, brass, copper and wrought iron, may be used and may exceed the twenty-five percent area limit.

5.    Building Equipment. All building equipment and service areas, including at-grade and roof mechanical equipment and transformers, shall be substantially screened from view from public rights-of-way and other public spaces. Screening materials shall be of the same or comparable material, texture and color as the materials used on the building. Roof-mounted equipment screening shall be constructed as an encompassing monolithic unit, rather than as several individual screens. The height of the screening element shall equal or exceed the height of the structure’s tallest piece of installed equipment.

6.    Multi-Building Developments. Developments with multiple buildings shall include predominant characteristics in each building so that the buildings within the development appear to be part of a cohesive, planned area, yet are not monotonous in design. Predominant characteristics may include use of the same or similar architectural style, materials and colors.

7.    Roof Articulation. Changes in roof lines, including the use of stepped cornice parapets, a combination of flat and sloped roofs, or pitched roofs with at least two roof line elevation changes or some other architectural feature or treatment which breaks up the exterior horizontal and vertical mass of the roof.

8.    Lighting. Accent lighting on architectural and landscape features can add interest and focal points. The use of LED lighting is strongly encouraged. On-site lighting, including parking lot lighting and illuminated signs, shall be located, directed or designed in a manner to prevent glare on adjacent properties. All lighting should have similar design elements throughout the zoning district. Decorative light fixtures and up-lighting on trees and provisions for seasonal lighting are encouraged.

9.    Amenities and Art. Amenities and works of art enhance quality of life as well as visual interest. Public amenities and art encourage pedestrian activity and contribute to the experience. A cohesive, unified lighting and amenity policy will help give the district its own distinctive identity. Therefore, all projects will be required to have public amenities and art that integrated into the design of the building or landscaping that is accessible or directly viewable to the general public shall be included in all projects (examples: fountains, sculptures, murals, lighting).

10.    A modification to the performance standards may be granted by the site plan review committee, when the applicant has demonstrated that either:

a.    Site-specific, physical constraints necessitate application of the alternative standard, and such constraints will not allow a reasonable use of the property without application of such alternative standard; or

b.    The alternative standard achieves the intent to the same or greater degree and results in equivalent or greater benefits to the community. (Ord. 2354 § 4 (part), 2015).

20.29.130 Site plan review.

Architectural and building materials review will be critical in this district to ensure that new or remodeled structures maintain an appearance which is highly compatible with adjoining commercial and residential areas in accordance with Chapters 20.84 and 20.27 CMC. (Ord. 2354 § 4 (part), 2015).