Chapter 18.51
REGIONAL RETAIL ZONE (C7/RRZ)

Sections:

18.51.010    Purpose.

18.51.020    Land use objectives.

18.51.025    Permitted uses.

18.51.030    Conditional uses.

18.51.035    Accessory uses.

18.51.040    Minimum lot width.

18.51.050    Minimum lot size.

18.51.060    Maximum building height.

18.51.070    Setbacks and lot coverage.

18.51.080    Parking.

18.51.090    Accessory building and use regulations.

18.51.100    Sign regulations.

18.51.110    Development proposals.

18.51.120    Site design.

18.51.010 Purpose.

The regional retail zone is a zone which provides commercial and recreational uses which are intended to serve a wide geographic area beyond Ferndale’s City limits and immediate area of influence. Such developments may include concentrated retail establishments with a variety of tenants, or a number of large tenants. It is the intent of the City to encourage large projects in this zone, and to require that such projects reflect a master plan developed by the applicant and approved by the City. The City may approve mixed use development, including accessory residential development, subject to the conditions contained within an approved master plan.

A wide range of accessory land uses are permitted in the regional retail zone, and may be developed as permitted uses if a master plan (general binding site plan, planned unit development, or planned action, as defined by WAC 197-11-164, 197-11-168 and 197-11-172) has been approved for the area, regardless of the size of the individual structure or use; provided, that the master plan identifies a minimum of 100,000 square feet of potential building area. However, if no master plan has been approved for the site, the City requires that the initial structure(s) on a site contain at least 100,000 square feet of gross floor area. Any accessory use may be considered a permitted use if it occupies at least 100,000 square feet of gross floor area. Once a large (100,000 square feet or greater) structure or combination of structures has been permitted, accessory uses and structures may be approved on the site, regardless of the size of the building or use.

Limited residential uses may be allowed when incidental to the primary retail and commercial uses. Residential uses cannot be considered primary uses, even if the total gross floor area exceeds 100,000 square feet. Developments within the regional retail zone shall be subject to the retail design standards (Chapter 18.58 FMC) and Ferndale EAGLE program, where applicable. This zone may be applied to some portions of the City that are designated commercial under the City of Ferndale Comprehensive Plan. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.020 Land use objectives.

A.    Provide ancillary development around clearly defined anchor uses, and/or provide a variety of small-scale uses through a coordinated master plan.

B.    Establish public or private connecting roads between parcels where practicable, in order to increase the efficiency of primary roadways in the area.

C.    Foster pedestrian and other nonmotor vehicle activity.

D.    Consolidate, to the greatest extent possible, the number of access points from the primary roadways in the area.

E.    Create shared parking and loading areas within and between retail developments.

F.    Minimize the use and appearance of large, freestanding signage, as well as establish a comprehensive sign plan when more than two uses are proposed.

G.    Create large commercial developments with a well-defined and coordinated sense of place and continuity within the project.

H.    Efficiently use available space through the use of combined or integrated parking, stormwater, and other infrastructure.

I.    Foster positive economic growth for Ferndale, as demonstrated through a market analysis provided by the applicant. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.025 Permitted uses.

A.    Automatic teller machines.

B.    General park M and O activities.

C.    Passive open space use.

D.    Public agency facilities.

E.    Public parks.

F.    Trail head facilities.

G.    Trails for equestrian, pedestrian, or nonmotorized vehicle use.

H.    Indoor cinema.

I.    Department store.

J.    Publicly owned community signs and public art.

K.    Uses similar to the above, in the judgment of the Zoning Administrator, following consultation with members of the Technical Review Committee (TRC). (Ord. 2006 § 3 (Att. 3), 2017; Ord. 1796 § 7, 2013; Ord. 1603, 2010)

18.51.030 Conditional uses.

A.    Micro brewery.

B.    Religious facilities.

C.    Cultural institutions.

D.    Drive-in cinema.

E.    Theater (outdoor).

F.    Convention center, including banquet facilities and/or meeting halls.

G.    Stadium, sports arena, auditorium or other place of assembly with fixed seats.

H.    Transportation center.

I.    Church.

1.    Pursuant to Chapter 35A.21 RCW, outdoor, temporary encampments for the homeless 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.

J.    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. 1796 § 7, 2013; Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.035 Accessory uses.

A.    Automotive repair – minor.

B.    Automobile service station.

C.    Auto part sales.

D.    Gas/fuel station.

E.    Warehousing, wholesale use.

F.    Barber/beauty salon.

G.    Health spa.

H.    Hospital/clinic – small animal.

I.    Mailing service.

J.    Personal loan businesses.

K.    Personal service businesses.

L.    Photo processing, copying and printing services.

M.    Video rental store.

N.    Tattoo parlor.

O.    Cafeterias.

P.    Delicatessen.

Q.    Drinking establishments.

R.    Portable food vendors.

S.    Restaurants/drive-through.

T.    Restaurants/lounge.

U.    Restaurants/sit-down.

V.    Restaurants/take-out.

W.    Restaurants with entertainment/dancing facilities.

X.    Tavern.

Y.    Wineries – tasting room.

Z.    Financial institutions.

AA.    Medical, dental and other clinics.

BB.    Office – consulting services.

CC.    Office – corporate.

DD.    Office – general.

EE.    Real estate office.

FF.    Trade schools.

GG.    Art galleries.

HH.    Batting cages, racquetball and tennis courts, driving ranges, miniature golf, shooting range.

II.    Bowling alley.

JJ.    Commercial recreation, indoor.

KK.    Commercial recreation, outdoor.

LL.    Dance hall.

MM.    Dart/billiard room.

NN.    Health/fitness center with instructional classes.

OO.    Health/fitness center without instructional classes.

PP.    Theater (indoor).

QQ.    Video game arcade.

RR.    Apartment or condominium (three or more units).

SS.    Assisted living facility.

TT.    Day care center.

UU.    Hotels or motels with stays less than 15 days.

VV.    Hotels or motels with stays more than 15 days.

WW.    Mixed residential and commercial uses.

XX.    Multifamily development, above first floor.

YY.    Multifamily development, any/all levels.

ZZ.    Nursing school.

AAA.    Nursing or rest home.

BBB.    Recreational club.

CCC.    Senior housing/retirement community.

DDD.    Antique store.

EEE.    Apparel and accessory store.

FFF.    Auto parts supply store.

GGG.    Books, stationery and art supply stores.

HHH.    Building, hardware, garden supply stores.

III.    Convenience store without fueling facilities.

JJJ.    Convenience store with fueling facilities.

KKK.    Drug store/pharmacy.

LLL.    Electronic equipment stores.

MMM.    Supermarkets.

NNN.    Florist.

OOO.    Furniture, home furnishings and appliance stores.

PPP.    Liquor store.

QQQ.    Lumberyards.

RRR.    Nursery, plant.

SSS.    Office supply store.

TTT.    Shopping center.

UUU.    General retail.

VVV.    Outdoor sales.

WWW.    Park and ride.

XXX.    Parking lot or structure.

YYY.    Pet shop and pet supply store.

ZZZ.    Specialty retail stores.

AAAA.    Wholesale store.

BBBB.    Bus station.

CCCC.    Bus terminal.

DDDD.    Storage in an enclosed building.

EEEE.    Visitor or tourist information center.

FFFF.    Uses similar in nature to the above, in the judgment of the Zoning Administrator, following consultation with members of the Technical Review Committee (TRC). (Ord. 2006 § 3 (Att. 3), 2017; Ord. 1796 § 7, 2013; Ord. 1603, 2010)

18.51.040 Minimum lot width.

Minimum lot width is as follows: none. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.050 Minimum lot size.

Minimum lot size is as follows: none. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.060 Maximum building height.

Maximum building height is as follows: 60 feet. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.070 Setbacks and lot coverage.

Setbacks and lot coverage are as follows:

A.    Setbacks.

1.    Front: none.

2.    Rear: 15 feet, if rear of lot abuts side of residential property, otherwise none.

3.    Sides: none.

B.    Lot coverage: none. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.080 Parking.

For specific parking requirements, refer to Chapter 18.76 FMC. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.090 Accessory building and use regulations.

For specific regulations on accessory buildings or uses, refer to FMC 18.72.050. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.100 Sign regulations.

For specific regulations on signs, refer to Chapter 18.80 FMC. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.110 Development proposals.

The City of Ferndale has identified the regional retail zone as an area in which development shall make efficient use of total lot area by consolidating development to the greatest extent practical, and by utilizing shared infrastructure such as parking and stormwater facilities. In addition, proposals which are anticipated to result in phased development shall be required to identify the project scope on a master project application or, for commercial subdivisions, propose a general binding site plan which will guide the development and be binding upon the City and the applicant, but may be amended if necessary. Commercial subdivisions such as short plats are discouraged in this zone, unless no project is identified. Short plats shall be reviewed based on the highest permitted use in the zone. (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)

18.51.120 Site design.

Stormwater facilities such as ponds shall not be permitted adjacent to the primary street on the property, unless landscaping and fencing are provided pursuant to Chapter 18.74 FMC (landscaping). (Ord. 1603, 2010; Ord. 1576 § 1, 2010; Ord. 1573 § 1, 2010)