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Centralia City Zoning Code

CHAPTER 20

21 RESIDENTIAL ZONING DISTRICTS

§ 20.21.010 Intent.

It is the intent of this chapter to:
A. 
Enhance the residential quality of the city by providing a high standard of development for residential areas of:
1. 
Rural residential – R-5A zoning district.
2. 
Very low density – R:2 zoning district.
3. 
Low density – R:4 zoning district.
4. 
Moderate density – R:8 zoning district.
5. 
Medium-high density – R:15 zoning district.
6. 
High density – R:20 zoning district.
B. 
Guide residential development to those areas where:
1. 
Public sewers are in place prior to residential building construction; or
2. 
Where sewers can be extended; or
3. 
Where new technology in the processing of domestic sewerage makes residential development in unsewered areas environmentally acceptable;
C. 
Permit a wide range of housing choices;
D. 
Make residential developments available to those persons who may prefer such housing because of personal or financial circumstances;
E. 
Preserve within developments open space and related amenities;
F. 
Guide development of residential areas in such manner as to encourage and plan for the availability of public services and community facilities such as utilities, police and fire protection, streets, schools, parks and recreation;
G. 
Protect and preserve environmentally sensitive lands which face building constraints due to environmental hazards such as flooding, steep slopes, wetlands, and shorelines.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.020 Permitted uses.

A. 
Permitted as provided in Chapter 20.11 CMC.
B. 
Other or Related Uses Permitted.
1. 
Home occupations as provided in Chapter 20.69 CMC.
2. 
Signs. See Chapter 18.24 CMC.
C. 
Conditional uses as provided in Chapter 20.67 CMC.
D. 
Similar or related permitted uses, and criteria for determination of similarity or relatedness, are as follows:
1. 
Uses similar to, or related to, those listed in subsection (A) of this section are permitted upon a finding of the community development director 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;
2. 
The criteria for such finding of similarity shall include, but not be limited to, the following:
a. 
The proposed use is appropriate in this area;
b. 
The development standards for permitted uses can be met by the proposed use;
c. 
The public need is served by the proposed use.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.030 Prohibited uses.

Uses other than those identified or described in CMC § 20.21.020 CMC are prohibited.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.040 Accessory dwelling units.

A. 
Up to two accessory dwelling units may be created on a single lot in permitted zoning districts. The accessory dwelling unit may be detached or attached and may be created by conversion of or addition to either the primary dwelling on the lot or a legal accessory building.
B. 
Accessory dwelling units are not permitted in locations where development is restricted under any other federal, state, or local laws, rules, or regulations as a result of physical proximity to on-site sewage system infrastructure, critical areas, or other unsuitable physical characteristics of a property. Critical areas include those specified in CMC Title 16 and any associated buffer areas.
C. 
Mobile homes, recreational vehicles, travel trailers, park models, and any other wheeled vehicles or transportable structures shall not be used as an accessory dwelling unit unless the vehicle or structure can meet all requirements of the city's building and zoning codes.
D. 
The conversion or addition of accessory dwelling units shall comply with the following requirements:
1. 
Such conversion or addition shall not increase the maximum allowable building or development coverage of the lot.
2. 
The conversion or addition shall comply with all rules and regulations of the building, plumbing, fire, and other applicable codes.
3. 
A building permit and other applicable permits shall be obtained prior to construction of such conversion or addition.
4. 
In the R:4, R:8, R:15, and R:20 zoning districts, accessory dwelling units shall connect to all city utilities. In the R5:A and R:2 zoning districts, accessory dwelling units shall connect to city water and electric. Accessory dwelling units that are not required to connect to city sewer shall meet all of the requirements established by Lewis County that pertain to septic systems.
5. 
Except as provided herein, the minimum setbacks shall be: front setback of twenty feet if located adjacent to the primary dwelling; rear setback of five feet; and side setbacks of five feet. If located on a corner lot, the accessory dwelling unit must meet the same setbacks as the primary dwelling, except for the rear setback which can be five feet.
a. 
Accessory dwelling units may be located at a lot line if the lot line abuts a public alley unless the city routinely plows snow on the alley.
b. 
Accessory dwelling units may be converted from an existing structure even if the structure does not meet current setback requirements.
6. 
All accessory dwelling units shall comply with Chapter 20.72 CMC unless the units are within one-half mile walking distance of a major transit stop.
E. 
Accessory dwelling units are not required to be owner-occupied.
F. 
Home occupations are permitted in accessory dwelling units if the activity meets all of the requirements of Chapter 20.69 CMC.
G. 
Accessory dwelling units shall not be considered a unit of density and, therefore, are not included in the density calculation for a residential property.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020; Ord. 2539 § 12, 2023)

§ 20.21.045 Residential sidewalks.

A. 
In the R:4, R:8, R:15, and R:20 zoning districts, sidewalks shall be constructed across the length of lot frontage when a new single-family dwelling, accessory dwelling unit, duplex, triplex, fourplex, or multifamily dwelling is constructed or the remodel, reconstruction, or alteration of an existing dwelling exceeds fifty percent of the structure's value.
B. 
In the LBD, R:2, and R-5A zoning districts, sidewalks shall be constructed across the length of lot frontage when (1) a new single-family dwelling, accessory dwelling unit, duplex, triplex, fourplex, or multifamily dwelling is constructed or when the remodel, reconstruction, or alteration of an existing dwelling exceeds fifty percent of the structure's value and (2) an existing sidewalk is within two hundred feet of the lot or parcel.
(Ord. 2539 § 13, 2023)

§ 20.21.050 Residential development standards.

Zoning District
Density (units per acre)
Minimum Lot Area (square feet)
Minimum Lot Width (feet)
Maximum Lot Coverage (percent)
R-5A
0 – 1 unit per 5 acres
217,800
100
10
R:2
0 – 2
21,780
100
25
R:4
0 – 4
10,890/13,000*
40
50
R:8
0 – 8
6,000/13,000#
40
65
R:15
0 – 15
6,000/10,000^
40
65
R:20
0 – 20
6,000/10,000^
40
65
Notes:
* 10,890 square feet for a single-family dwelling, duplex, or triplex; 13,000 square feet for a fourplex or multiple-family dwelling
# 6,000 square feet for a single-family dwelling, duplex, or triplex; 13,000 square feet for a fourplex or multiple-family dwelling
^ 6,000 square feet for a triplex; 10,000 square feet for a fourplex or multiple-family dwelling
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020; Ord. 2539 § 14, 2023)

§ 20.21.060 Residential setbacks.

Zoning District
Front Setback
(feet)
Rear Setback
(feet)
Non-Street Side Setback
(feet)
Street Side Setback
(feet)
R-5A
20
25
10
15 or 20 if the vehicle entrance of the garage
R:2
20
25
10
15 or 20 if the vehicle entrance of the garage
R:4
20
25
5
15 or 20 if the vehicle entrance of the garage
R:8
20
25
5
15 or 20 if the vehicle entrance of the garage
R:15
20
25
5
15 or 20 if the vehicle entrance of the garage
R:20
20
25
5
15 or 20 if the vehicle entrance of the garage
Notes:
Setback areas must be landscaped and remain open green space. See Chapter 20.50 CMC for allowed groundcover, trees, shrubs, etc. Setbacks cannot contain any structures or paving unless specifically allowed by this code.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020; Ord. 2539 § 15, 2023)

§ 20.21.070 Residential building height.

Zoning District
Maximum Building Height of Primary Structure
(feet)
Maximum Building Height of Accessory Building to Peak
(feet)
R-5A
35
24/30*
R:2
35
24/30*
R:4
35
24/30*
R:8
40
24/30*
R:15
60
24/30*
R:20
60
24/30*
Notes:
* The maximum height for accessory buildings that contain an accessory dwelling unit shall be 30 feet. All other accessory buildings shall be limited to 24 feet.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020; Ord. 2539 § 16, 2023)

§ 20.21.080 Accessory building setbacks.

Zoning District
Front Setback
(feet)
Rear Setback
(feet)
Non-Street Side Setback
(feet)
Street Side Setback
(feet)
R-5A
20
10
10
20
R:2
20
5
5
15 or 20 if the vehicle entrance of the garage
R:4
20
5
5
15 or 20 if the vehicle entrance of the garage
R:8
20
5
5
15 or 20 if the vehicle entrance of the garage
R:15
20
5
5
15 or 20 if the vehicle entrance of the garage
R:20
20
5
5
15 or 20 if the vehicle entrance of the garage
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020; Ord. 2539 § 17, 2023)

§ 20.21.090 Off-street parking.

Off-street parking shall be provided in accordance with Chapter 20.72 CMC.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.100 Landscaping, buffering, fencing, and solid waste receptacles.

Landscaping shall be provided in accordance with Chapter 20.50 CMC.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.110 Design and development guidelines.

Developments shall comply with the requirements of CMC § 18.10.030, Design and Development Guidelines manual.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.120 Infill developments.

For unplatted parcels of less than one acre, properties may be divided into the maximum number of lots the minimum lot size will permit, provided said lot has infrastructure available to it to support the lots being created and provided created lots are not less than the average lot size of adjacent developed lots. All residential development on an infill lot shall require site plan review. The intent in conducting site plan review shall be to promote compatibility between the new and existing residential development as infill occurs.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.130 Individual lots.

Every detached single-family dwelling or other residential building shall be located on its own lot, with the exception of a secondary dwelling. Creation of a lot or lots shall meet all requirements of the subdivision and short plat code.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.140 Environmental performance standards.

A. 
Permitted uses shall create no noise, emissions, odors or other nuisances which are demonstrably disruptive or disturbing to other residences in the area, or which are of a quality or quantity not normally associated with residential use.
B. 
The construction of accessory buildings shall be complementary to the basic architectural character of the main building on the lot and appropriate to the accessory use.
C. 
Conditional uses shall comply with the development standards described for such uses in Chapter 20.87 CMC.
D. 
All uses shall comply with the applicable environmental performance standards of Chapter 20.57 CMC.
E. 
All structures shall comply with the floodplain management requirements of Chapter 16.21 CMC.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.150 Developments of lots not on sewer.

Areas without sewer must be developed in a manner that maintains long-term potential to achieve urban densities and efficient provision of sewer once sewer becomes available. Areas developing without sewer must meet the following requirements:
A. 
The Lewis County environmental health department must review and approve plans for alternative sewage disposal.
B. 
Lots must be in a configuration that results in urban size lots.
C. 
Subdivisions and short subdivisions must have a statement on the face of the plat or short plat that when sewer becomes available to the area clustered lots shall hook up to the sewer at each lot owner's expense. Such requirement shall also be provided for in protective covenants.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.160 Street improvements.

For all development with more than three dwelling units on one lot, curbs, gutters, sidewalks, and street lighting shall be provided in compliance with Chapter 18.10 CMC, Design and Development Guidelines.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.170 Stormwater runoff.

Stormwater management is required and shall comply with the city's stormwater requirements in Chapter 18.10 CMC, Design and Development Guidelines. Stormwater generated on site shall not cause pollution to any surface or ground waters, or violate local, state, or federal standards governing the quality of such waters.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)

§ 20.21.180 Site plan review.

All residential projects with more than one unit and nonresidential uses will be required to go through the site plan review process to ensure compatibility with neighborhood architectural and design elements as per Chapter 20.84 CMC.
(Ord. 2445 §§ 1, 2 (Exh. A) (part), 2020)