Centralia City Zoning Code
CHAPTER 20
64 TEMPORARY EMERGENCY HOUSING FACILITIES
§ 20.64.010 Definitions.
For purposes of this chapter, unless the context otherwise requires, the following definitions shall apply:
A. "Host agency"
means a religious organization, nonprofit organization, or government entity that has an ownership interest in or the right to possess property that may be used as a site for a temporary emergency housing facility.
B. "Managing agency"
means an organization such as a religious organization, nonprofit organization, government entity, or other organized entity that has the capacity to organize and manage a facility for temporarily housing individuals experiencing homelessness.
C. "Nonprofit organization"
means an organization duly incorporated in the state of Washington and recognized by the Internal Revenue Services as an Internal Revenue Code Section 501(c)(3) charitable organization.
D. "Religious organization"
means a recognized, faith-based assembly, school, or institution whose principal purpose is the study, practice, or advancement of religion.
E. "Sponsoring agency"
means an agency, either a host agency, managing agency, or other agency that assists a host or managing agency, that provides basic services and support to facility residents, such as meals, sanitation and hygiene services, social services, and coordination of donations and other needed services.
F. "Temporary emergency housing facility"
means a cluster of small temporary dwelling units, used to provide temporary accommodations for individuals experiencing homelessness, supported by a permanent principal structure.
(Ord. 2552 § 2, 2024)
§ 20.64.020 Location and density.
A.
Temporary emergency housing facilities shall not be located in critical or sensitive areas, including critical aquifer and special flood hazard zones, or any buffers associated with such areas.
B.
Temporary emergency housing facilities shall not be located closer than one thousand five hundred feet to another such facility regardless of whether the facilities are located within or without the city limits. The distance shall be measured from the nearest exterior boundaries of the parcels.
C.
Temporary emergency housing facilities shall not be considered supportive housing facilities for purposes of the separation and distance requirements found in Chapter 20.62 CMC.
D.
Temporary emergency housing facilities shall be located within one-quarter mile of a transit stop that can be conveniently accessed by walking.
E.
The maximum number of dwelling units shall be limited by the housing unit density authorized by the underlying zoning district. Facilities in nonresidential districts shall not contain more than twenty dwelling units. The number of authorized dwelling units may be further limited by the hearing examiner as part of the conditional use permit.
(Ord. 2552 § 3, 2024)
§ 20.64.030 Site requirements.
A.
Temporary emergency housing facilities shall have at least one permanent principal structure that provides food preparation and dining areas, restrooms, showers, gathering or common areas, and meeting rooms.
B.
All dwelling units shall be temporary and located on block pillars, concrete slabs, or runners and anchored or otherwise secured in place. Dwelling units shall be connected to the permanent principal structure by a minimum five-foot-wide walking path that meets all of the requirements of the Americans with Disabilities Act of 1990, as amended.
C.
The orientation of the temporary emergency housing facility shall be done in such a way as to place the permanent principal structure closest to public rights-of-way, private roads or driveways, and off-street parking areas. Dwelling units shall be sited in the rear yard behind the permanent principal structure.
D.
A six-foot-tall, sight-obscuring fence shall be located on all sides of the site that abut or are visible from public rights-of-way or neighboring properties under separate ownership. The hearing examiner may modify the fencing requirements depending on the underlying neighborhood or other site-specific concerns. Landscaping, such as trees, bushes, and shrubs, shall be placed along the exterior side of fences that are visible from public rights-of-way.
E.
The setback, building height, and building coverage requirements of the underlying zoning district shall apply to all structures, permanent and temporary, located on the property. All structures shall maintain a building separation distance of at least ten feet from any other structures, including fences.
F.
Access for fire and emergency medical services shall be provided according to the requirements set by Riverside Fire Authority.
G.
Solid waste receptacles shall be provided in accordance with Chapter 20.50 CMC. Additional smaller trash receptacles shall be provided in multiple locations throughout the facility.
H.
Off-street parking shall be provided on-site or on an adjacent or nearby property owned by or under the control of the host or managing agency. The hearing examiner shall determine the required number of off-street parking spaces.
I.
All exterior lighting shall be LED and contained within the site to limit the impact on neighboring properties. Exterior lighting shall be provided on all buildings within the facility, shall comply with all city standards, and shall be directed downward and away from neighboring properties.
(Ord. 2552 § 4, 2024)
§ 20.64.040 Design and construction.
A.
The design, construction, appearance, physical integrity, and maintenance of the temporary emergency housing facility shall provide an environment that is attractive, sustainable, functional, appropriate for the surrounding neighborhood, and conducive to the stability of its residents.
B.
The hearing examiner shall review the proposed design, construction, and appearance of the temporary emergency housing facility and its structures and shall only approve a final design that achieves the elements listed above. The facility shall maintain the approved design and meet all conditions and other requirements set by the hearing examiner at all times.
C.
The permanent principal structure shall be constructed and maintained in accordance with the building regulations found in CMC Title 18, including all requirements of the Americans with Disabilities Act of 1990, as amended.
1.
The number of bathroom fixtures and other required hygiene facilities shall be determined by the building official in consultation with the Lewis County department of health and shall be based on a review of factors such as the potential number and composition of residents, the number of support staff, and the level of support services provided at the facility.
D.
The dwelling units shall be exempt from the general construction requirements found in the International Building Code and the International Residential Code, as adopted by the city; however, all units shall meet the following minimum requirements:
1.
The minimum floor area of a dwelling unit shall be seventy square feet, and the maximum floor area shall be two hundred square feet.
2.
Electric power and heat shall be provided to each dwelling unit, and electrical service shall be installed in accordance with applicable codes and recognized and accepted practices.
3.
Cooking appliances other than microwaves shall be prohibited.
4.
All interior lighting shall be LED.
(Ord. 2552 § 5, 2024)
§ 20.64.050 Safety and health requirements.
A.
The host and managing agencies shall comply with all federal, state, and local laws and regulations, including regulations adopted by Riverside Fire Authority and the Lewis County department of health.
B.
The temporary emergency housing facility shall remain clear of physical, environmental, biological, or medical waste.
C.
Fire extinguishers, smoke detectors, and carbon monoxide detectors shall be provided in each dwelling unit. Open flames shall be prohibited in all locations, indoor and outdoor, on the site. No smoking shall be allowed in the permanent principal structure or the dwelling units.
(Ord. 2552 § 6, 2024)
§ 20.64.060 Operational requirements.
A.
The managing agency shall coordinate with a sponsoring agency, other homelessness service providers for referrals to their programs, and other providers of facilities and services for people experiencing homelessness to encourage access to all appropriate services for the residents.
B.
The managing agency shall take all reasonable steps to obtain verifiable identification, such as a driver's license, government-issued identification card, military identification, passport, or other reasonable form of identification, from prospective and existing residents.
C.
The managing agency shall use identification received from prospective and existing residents to perform sex offender and felony warrant checks from the Washington State Patrol, the Lewis County sheriff's office, or the Centralia police department.
1.
If the felony warrant and sex offender checks reveal either (a) an existing or outstanding felony warrant from any jurisdiction in the United States for the arrest of the individual who is the subject of the check or (b) the subject of the check is a sex offender required to register with the county sheriff or their county of residence pursuant to RCW 9A.44.130, then the managing agency shall reject the subject of the check for residency or shall eject the subject of the check if the individual is already a resident.
2.
If an individual is rejected or ejected due to an active felony warrant, the managing agency shall immediately contact the Centralia police department. In other cases of rejection or ejection, the managing agency shall contact the Centralia police department, the Lewis County sheriff's office, or the Washington State Patrol.
D.
The managing agency shall not charge or collect any rent, contributions, fees, or other amounts from residents in exchange for staying at the housing facility or occupying a dwelling unit. Residents of the housing facility shall not be considered tenants under Chapter 59.18 RCW.
E.
The managing agency shall keep a log of all people who stay at the housing facility, including names, dates of birth, and dates of stay in the housing facility. Logs shall be kept and retained for a minimum of six months.
F.
The host or managing agency shall adopt a code of conduct and shall self-manage its residents and prohibit illegal drugs, violence, and abuse of any kind, littering, or noise disturbances of other residents or adjacent neighbors.
G.
All residents of the temporary emergency housing facility shall sign an agreement to abide by the code of conduct and failure to do so may result in the noncompliant resident's immediate expulsion from the property.
H.
The host and managing agencies, the Centralia police department, and the Riverside Fire Authority shall establish reasonable requirements for appropriate coordination with the housing facility and its residents.
I.
The managing agency shall appoint designated representatives to serve as on-duty site managers at all times as a point of contact for the Centralia police department. The name and contact information of the designated representatives shall be provided to the city and kept current.
J.
The host or managing agency and the facility shall be subject to inspections by state and local agencies or departments to ensure compliance and shall implement all directives resulting from such inspections within the specified time limits.
(Ord. 2552 § 7, 2024)
§ 20.64.070 Application and permitting.
A.
At the time of the application, the host or managing agency shall provide a site plan, an operations plan, a transportation plan, a transition plan, and sufficient proof of:
1.
The host or managing agency's applicable experience in providing similar services to people experiencing homelessness;
2.
A stable funding source for the temporary emergency housing facility and any on-site or off-site human and social services offered as part of the operations plan; and
3.
Liability insurance in types and amounts sufficient to cover the liability exposures inherent in providing an emergency shelter.
B.
The site plan shall include the following elements:
1.
Property lines and dimensions;
2.
Location and type of fencing/screening and landscaping;
3.
Location of all permanent principal and support structures;
4.
Location of all dwelling units;
5.
Setbacks and building separation measurements;
6.
Location and method of providing waste receptacles;
7.
Location of vehicular access and parking;
8.
Entry/exit control points;
9.
Location of electrical, plumbing, and sewer lines, lighting, and stormwater management; and
10.
Internal pathways and access routes for emergency services.
C.
The operation plan shall include a summary of the project and its goals, the type and number of proposed units, and the following elements:
1.
Twenty-four-hour emergency contact information;
2.
Key staff and their roles and responsibilities;
3.
Site/facility management, including first aid kits/training, security policies, and an emergency management plan;
4.
Site/facility maintenance, including provisions for cleaning and upkeep of the exterior areas, cleaning of dwelling units between occupancies, and a regular trash patrol in the immediate vicinity of the site;
5.
Resident policies, including responsibilities and a code of conduct that address, at a minimum, the use or sale of alcohol and illegal drugs, threatening or unsafe behavior, and weapon possession;
6.
Provisions for human and social services, including staffing plan, credentials or certification, and outcome measures;
7.
Plan for providing residents on-site access to medical services, including mental and behavioral health counseling, or if unable to be provided on site, plan for providing transportation to and from such services;
8.
Neighborhood outreach with surrounding property owners and residents and an ongoing good neighbor policy; and
9.
Procedures for maintaining accurate and complete records.
D.
The transportation plan shall include plans for transit, pedestrian, and bicycle access from the site to supportive services, stores, and employment locations.
E.
The transition plan shall include goals and policies for assisting residents in moving into other temporary, long-term, or more stable housing.
F.
Temporary emergency housing facilities shall be reviewed and approved by city staff through the site plan review process. After city staff review and approval, facilities shall be submitted to the hearing examiner for approval under a conditional use permit.
G.
The maximum duration of the conditional use permit shall be five years. The permit may be extended by the hearing examiner for up to an additional five years after review and a hearing. Temporary emergency housing facilities shall not be considered temporary if in place for more than ten years. After ten years, facilities shall meet all requirements for supportive housing facilities in Chapter 20.62 CMC, except for the separation and distance requirements.
(Ord. 2552 § 8, 2024)
§ 20.64.080 Violations.
A.
A permit allowing a temporary emergency housing facility may be terminated if the city determines:
1.
The site is unfit for human habitation based on safety, sanitary conditions, or health related concerns;
2.
The city learns of acts of violence by residents of the housing facility and the host or managing agency has not adequately addressed the situation to protect residents;
3.
The host or managing agency fails to take action against a resident who violates the terms and conditions of the conditional use permit; or
4.
The host or managing agency fails to meet any or all of the conditions or requirements imposed by the conditional use permit.
(Ord. 2552 § 9, 2024)