Chapter 18.46
CITY CENTER ZONE (CC)

Sections:

18.46.010    Purpose.

18.46.020    Definitions.

18.46.030    Permitted principal uses.

18.46.040    Permitted accessory uses.

18.46.045    Administrative conditional uses.

18.46.050    Conditional uses.

18.46.060    Setback.

18.46.070    Street classifications.

18.46.080    Height limits.

18.46.090    Building orientation.

18.46.100    Regulatory exception.

18.46.110    Design requirements.

18.46.120    Historic restoration and facade improvements.

18.46.130    Existing single-family development.

18.46.010 Purpose.

The main objective of the zone is to provide a location for a high-intensity grouping of retail, service, commercial and high-density residential uses that serve the adjacent neighborhoods, City residents, and businesses in a physical setting that encourages pedestrian activity, while maintaining the traditional downtown core as the identifiable community center.

The zone is also intended to encourage the establishment of structures and infrastructure that have a long (50-year to 100-year) lifespan, without preventing small-scale businesses from locating within the City’s core. Required parking within the City Center zone shall be provided either through on-street parking, private or public parking lots, or on site as part of individual developments. Off-street parking shall be screened from view of adjacent roadways, generally in the rear and/or the bottom floor of proposed structures, and shall be calculated utilizing Chapter 18.76 FMC. Limited off-street parking credits may be utilized through the application of FMC 18.76.090. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006)

18.46.020 Definitions.

“Build-to zone” shall mean the area from the street frontage to a line parallel to and set back 10 feet from the street frontage. Street frontage shall be measured from the street side of the sidewalk. Alleyways shall not be considered street frontage for the purposes of interpreting the build-to zone. Modifications to the build-to zone may be allowed when it can be demonstrated by the applicant that proposed setback lines are in keeping with historic setback areas, while preserving adequate areas for pedestrian traffic along the public sidewalk.

“Net lot area” shall mean the total area of the lot being developed less that area reserved for off-street parking, required setbacks, protected critical areas, and their buffers. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011)

18.46.030 Permitted principal uses.

Permitted principal uses are as follows:

A.    Retail (10,000-square-foot maximum combined retail floor area per business);

B.    Professional office;

C.    Restaurant;

D.    Food and beverage production for on-site sales;

E.    Multifamily residential (minimum density of 15 dwelling units per acre);

F.    Salon or personal service shop;

G.    Antique store;

H.    Gallery;

I.    Financial institution;

J.    Business services;

K.    Information/data services;

L.    Municipal use;

M.    Public use;

N.    Hotel or bed and breakfast;

O.    Theater or cinema of less than 150 seats;

P.    Tavern;

Q.    Tattoo, piercing or body art studio;

R.    Art or dance studio;

S.    Fitness center;

T.    Martial arts studio;

U.    Religious facility;

V.    Uses similar to the above, in the judgment of the Zoning Administrator, following consultation with members of the Technical Review Committee (TRC). (Ord. 2066 § 1 (Exh. 1), 2018; Ord. 2006 § 3 (Att. 3), 2017; Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1796 § 5, 2013; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.020)

18.46.040 Permitted accessory uses.

Permitted accessory uses are those uses customarily incidental to the permitted principal uses, such as signs and automobile parking. (Ord. 2066 § 1 (Exh. 1), 2018; Ord. 2006 § 3 (Att. 3), 2017; Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.030)

18.46.045 Administrative conditional uses.

A.    Retail business whose principal activity is the sale of secondhand or used items;

B.    Drive-up service window in any permitted or conditional use. (Ord. 2066 § 1 (Exh. 1), 2018; Ord. 2006 § 3 (Att. 3), 2017)

18.46.050 Conditional uses.

Conditional uses are as follows:

A.    Retail exceeding 10,000 square feet of combined retail floor area;

B.    Theater or cinema of 150 or more seats;

C.    Commercial parking lot;

D.    Church.

1.    Pursuant to Chapter 35A.21 RCW, outdoor, temporary encampments for the homeless hosted by religious organizations shall be reviewed as a separate or amended conditional use from the authorizations originally granted to a church, subject to reasonable measures to ensure basic sanitation, life safety, and the minimization of negative public health and/or safety impacts to surrounding uses. See FMC 18.72.140 for specific conditions related to these uses;

E.    Uses similar to the above, in the judgment of the Zoning Administrator, following consultation with members of the Technical Review Committee (TRC). (Ord. 2066 § 1 (Exh. 1), 2018; Ord. 2006 § 3 (Att. 3), 2017; Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1796 § 5, 2013; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.040)

18.46.060 Setback.

A.    Front. A minimum of 80 percent of building facade shall be located within the build-to zone.

1.    Recessed entryways shall not count against the 80 percent requirement.

2.    Publicly accessible courtyards, patios, plazas, and outdoor dining areas shall not count against the 80 percent requirement.

3.    Low impact stormwater design integrated with landscaping or similar features shall not count against the 80 percent requirement.

B.    Side. Zero setback shall apply on side interior lot lines. Corner lots shall be considered to have two front property lines, and the front setback shall apply to both. Alleyways which are open to public vehicular access shall be considered a front property line and shall include (at a minimum) a clear vision triangle for the purpose of ingress/egress. Alleyways which are closed to public vehicular access shall be subject to standard side yard setbacks.

C.    Rear. Zero setback shall apply on rear interior lot lines. When rear lot lines are adjacent to an alley that is closed to public vehicular access, a zero setback shall also apply. Fifteen-foot setback shall apply where adjacent to an alley that is open to public vehicular access.

D.    Corner. At street corners, including alleys, with one or more Class A streets a pedestrian visibility setback shall be established for ground floor facades.

1.    The pedestrian visibility setback shall, at a minimum, be an area with a radius of five feet whose point of beginning shall be the vertex of the intersecting property lines.

2.    One structural column shall be permitted at the vertex of the pedestrian visibility setback provided the diameter or widest face of the supporting member shall not exceed 12 inches and Americans with Disabilities Act (ADA) requirements are met. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.050)

18.46.070 Street classifications.

Street classifications are as depicted on the following map:

A.    No portion of the street classification system shall be construed to affect the zoning allowances and limits contained in other zones.

B.    Class A Street Frontage. The ground floor street frontage shall be occupied by commercial uses along all Class A street frontages. Unusually deep lots may have noncommercial uses located on the ground floor in rear portions of the lot where such use does not detract from the street-front commercial environment as determined by the Zoning Administrator.

C.    Class B Street Frontage. The ground floor street frontage may be occupied by commercial or multifamily residential uses along all Class B street frontages. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.060)

18.46.080 Height limits.

A.    Maximum height shall be 70 feet, except where a height bonus applies.

B.    Special height limits apply in height setback areas as indicated in Table 18.46A.

Table 18.46A
Height Setback

Street Classification

Height Limit within 10 feet of Public Street

Class A

25-foot minimum, 35-foot maximum

Class B

35-foot minimum, 45-foot maximum

1.    Class A frontage restrictions override Class B restrictions where both apply.

2.    To allow for architectural accent on corner locations the Zoning Administrator is empowered to authorize a 15-foot height bonus within 20 feet of any public street intersection. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.070)

18.46.090 Building orientation.

Development proposals on lots greater than 10,000 square feet shall orient proposed structures in such a way as to reserve as much contiguous undeveloped area as possible for future development, and cross-connection easements to the remainder of the undeveloped parcel may be required in order to reduce vehicular access points. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011)

18.46.100 Regulatory exception.

When the City’s critical areas ordinance, compliance with floodplain management requirements, or shoreline master program precludes or substantially hinders the ability to achieve the required height, density, or setbacks required by this section, the Zoning Administrator is authorized to grant exceptions from the strict application of this section. Such exceptions shall not be granted for use allowances. Should the Zoning Administrator determine that environmental conditions preclude the use of the bottom floor for commercial uses, the applicant shall provide an alternative design through which architectural elements and/or landscaping provides an attractive pedestrian-level engagement. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.090)

18.46.110 Design requirements.

Site layout and building design shall be regulated by the standards contained in this title. Permitted and conditional uses shall be subject to said standards as determined by the applicability standards therein. Failure to achieve the standards shall be grounds for denial of a conditional use permit or building permit. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.100)

18.46.120 Historic restoration and facade improvements.

Restoration of historically significant building facades, as determined by the Zoning Administrator, and facade improvements consistent with the building design standards contained in this title, shall not require compliance with minimum height limits. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011; Ord. 1404 § 1, 2006. Formerly 18.46.110)

18.46.130 Existing single-family development.

Existing single-family structures within the City Center zone are considered nonconforming uses, and are subject to Chapter 18.84 FMC. A change of use within a single-family residence shall require compliance with the City Center zone and the downtown architectural and site design standards, pursuant to this chapter. (Ord. 1969 § 11 (Exh. 12), 2016; Ord. 1671 § 1, 2011)