Rainier City Zoning Code
Division II
BASE ZONES
§ 18.15.010 Purpose.
This zone is intended to allow the continuation of forestry uses within the urban growth boundary and city limits of Rainier. The zone is applied to largely wooded, steep slopes and is intended to limit residential densities to protect the character of the hillsides.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998)
§ 18.15.020 Permitted uses.
The following uses are permitted outright in the SR zone:
A.
Single-family dwelling.
B.
Manufactured home on an individual lot, subject to the standards of Chapter 18.100 RMC.
C.
Accessory buildings incidental to the primary residential use.
D.
Agricultural or forestry uses.
E.
Home occupation which meets the restrictions of Chapter 18.90 RMC.
F.
Residential care facility.
G.
Residential home.
H.
Attached accessory dwelling unit.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998; Ord. 1091 § 2, 2023; Ord. 1095 § 2, 2024)
§ 18.15.030 Conditional uses.
The following uses are permitted in the SR zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Public use.
B.
Semipublic use.
C.
Home occupation which does not meet the restrictions of Chapter 18.90 RMC.
D.
Detached accessory dwelling units.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998; Ord. 1095 § 2, 2024)
§ 18.15.040 Minimum lot size and dimensions.
A.
The minimum lot size for the creation of new parcels in the SR zone shall be two acres.
B.
The minimum average lot width shall be 150 feet.
C.
The minimum lot frontage shall be 60 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998)
§ 18.15.050 Height limits.
The maximum height of a structure in the SR zone shall be 35 feet or two and one-half stories, whichever is less.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998)
§ 18.15.060 Restrictions.
When forest lands on slopes greater than 20 percent are harvested, the site shall be replanted as soon as practical to ensure the stability of the slope and reduce the potential for erosion.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998)
§ 18.15.070 Commercial timber harvest plan.
Commercial timber harvest may not commence until a harvest plan has been approved by the State Forestry Department. The plan and routes for moving equipment and logs in and out of the site to be harvested shall be subject to review and determination by planning and public works in conjunction with the Rainier city police as a Type I decision. The plan shall identify proposed replanting and reseeding of bare ground. If there are residential uses adjoining the site to be harvested, the plan shall address any needed safety precautions for harvest activities near residential land uses.
(Ord. 974 § 4 (Exh. A.2 § 3.1), 1998)
§ 18.20.010 Permitted uses.
The following uses are permitted outright in the R-1 zone:
A.
Single-family dwelling.
B.
Manufactured home on an individual lot, subject to standards of Chapter 18.100 RMC.
C.
Accessory buildings incidental to the primary residential use.
D.
Agricultural or horticultural uses. No poultry or livestock, other than household pets, shall be permitted within 100 feet of any residence on an adjacent lot.
E.
Home occupation which meets the restrictions of Chapter 18.90 RMC.
F.
Residential care facility.
G.
Residential home.
H.
Attached accessory dwelling units.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998; Ord. 1091 § 7, 2023; Ord. 1095 § 2, 2024)
§ 18.20.020 Conditional uses.
The following uses are permitted in the R-1 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Two-family dwelling.
B.
Public use.
C.
Semipublic use.
D.
Home occupation which does not meet the restrictions of Chapter 18.90 RMC.
E.
Detached accessory dwelling units.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998; Ord. 1095 § 2, 2024)
§ 18.20.030 Lot size and dimensions.
New parcels created in the R-1 zone shall be connected to city water and sewer facilities. The following minimum lot sizes and lot dimensions apply to the creation of new parcels:
A.
The minimum lot size shall be 10,000 square feet for a single-family dwelling and 15,000 square feet for a two-family dwelling.
B.
The minimum average lot width shall be 70 feet.
C.
The minimum average lot depth shall be 90 feet.
D.
The minimum average lot frontage shall be 30 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.040 Setbacks.
A.
The minimum front yard shall be 20 feet.
B.
The minimum side yard shall be 10 feet, except that the minimum side yard on the street side of a corner lot shall be 20 feet.
C.
The minimum rear yard shall be 20 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.050 Building height.
Buildings in the R-1 zone shall not exceed a height of 35 feet or two and one-half stories, whichever is less.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.060 Lot coverage.
The lot coverage shall not exceed 40 percent of the total area of the lot.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.070 Standards for accessory buildings.
A.
If attached to the main building or separated by a breezeway, the accessory building shall be subject to the same side and front yard setbacks of the main building.
B.
A one-story accessory building may be located adjacent to a side lot line not fronting on a street, when in compliance with the building code.
C.
A one-story accessory building shall have a minimum setback of five feet from the rear property line.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.080 Lot of record.
Where a lot of record has an area of less than 10,000 square feet, and was held under separate ownership or was on public record at the time the ordinance codified in this title became effective, such lot may be occupied by a single-family dwelling. In no case, however, shall a dwelling unit have a lot area of less than 3,000 square feet.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.20.090 Redivision plan for large lots.
When a lot is created in the R-1 zone which is 20,000 square feet or larger, a redivision plan shall be submitted showing that the lot can be later divided into 10,000-square-foot lots. The plan shall be reviewed and determined by planning and public works as a Type I decision.
(Ord. 974 § 4 (Exh. A.2 § 3.2), 1998)
§ 18.25.010 Permitted uses.
The following uses are permitted outright in the R-2 zone:
A.
All uses in the R-2 zone are subject to determination of possible compliance with Chapters 18.75 (Geologic Hazard Overlay) and 18.145 RMC (Design Review).
B.
Single-family dwelling (detached).
C.
Single-family, attached.
D.
Townhouses. Maximum of three units together on one parcel. Structures made up of more than three attached houses are prohibited unless approved by the city planning commission.
E.
Manufactured home on an individual lot, subject to standards of Chapter 18.100 RMC.
F.
Two-family dwelling (duplex).
G.
Accessory buildings incidental to primary residential use.
H.
Home occupation which meets the restrictions of Chapter 18.90 RMC.
I.
Residential care facility.
J.
Residential home.
K.
Attached accessory dwellings.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998; Ord. 1072 § 2 (Exh. A), 2017; Ord. 1091 § 2, 2023; Ord. 1095 § 2, 2024)
§ 18.25.020 Conditional uses.
The following uses are permitted in the R-2 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Three-family dwelling (triplex).
B.
Public use.
C.
Semipublic use.
D.
Home occupation which does not meet the restrictions of Chapter 18.90 RMC.
E.
Detached accessory dwelling units. (Ord, 1095 § 2, 2024; Ord. 974 § 4 (Exh. A.2 § 3.3), 1998)
§ 18.25.030 Lot size and dimensions.
New parcels created in the R-2 zone shall be connected to city water and sewer facilities. The following minimum lot sizes and lot dimensions apply to the creation of new parcels:
A.
The minimum lot size shall be 6,000 square feet for a single-family dwelling (detached); 3,000 square feet for townhouses and attached single-family dwellings (per unit) and 8,000 square feet for a two-family dwelling (duplex).
B.
The minimum average lot width for single-family dwelling shall be 60 feet, and shall be 60 feet wide at the building line; for single-family attached dwellings and townhouses, the lot width shall be 30 feet (per unit) and the minimum lot width shall be 30 feet, per unit, at the building line.
C.
The minimum average lot depth shall be 80 feet.
D.
The minimum average lot frontage shall be 25 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.25.040 Setbacks.
A.
The minimum front yard shall be 20 feet.
B.
For single-family detached dwelling units, the minimum side yard shall be five feet, except the minimum side yard on the street side of a corner lot shall be 15 feet.
C.
For single-family attached dwellings and townhouses, the setback for the nonattached side of a dwelling unit (end units) shall be five feet; the minimum side yard on the street side of a corner lot shall be 15 feet.
D.
The minimum rear yard shall be 10 feet.
Exhibit 3c. Setbacks  |
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.25.050 Building height.
Buildings in the R-2 zone shall not exceed a height of 35 feet or two and one-half stories, whichever is less. Structures exceeding 35 feet are subject to review and determination by planning and public works as Type II decisions, who shall consider the request using the design review standards and criteria under Chapter 18.145 RMC.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.25.060 Lot coverage.
The lot coverage shall not exceed 40 percent of the total area of the lot. The total lot coverage for single-family attached dwellings and townhouses shall not exceed 50 percent of the total area of the lot.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.25.070 Standards for accessory buildings.
A.
If attached to the main building or separated by a breezeway, the accessory building shall be subject to the same side and front yard setbacks of the main building.
B.
A one-story accessory building may be located adjacent to a side lot line not fronting on a street, when in compliance with the building code.
C.
A one-story accessory building shall have a minimum setback of five feet from the rear property line.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998)
§ 18.25.080 Lot of record.
Where a lot of record has an area of less than 6,000 square feet or less than 60 feet in width, and the lot of record was held under separate ownership or was on public record at the time the ordinance codified in this title became effective, such lot may be occupied by a single-family dwelling. In no case, however, shall a dwelling unit have a lot area of less than 3,000 square feet.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998)
§ 18.25.090 Redivision plan for large lots.
When lots larger than 12,000 square feet are created, a redivision plan shall be submitted showing that the lot can be later divided into 6,000-square-foot lots to obtain the density provided for in this chapter. The plan shall be reviewed and determined by planning and public works as a Type I decision.
(Ord. 974 § 4 (Exh. A.2 § 3.3), 1998)
§ 18.25.100 Accessory dwelling units.
Repealed by Ord. 1095.
(Ord. 1020 (Exh. A), 2005)
§ 18.30.005 Uses – Compliance with other chapters.
All uses in the R-3 zone are subject to determination of possible compliance with Chapters 18.75 (Geologic Hazard Overlay) and 18.145 RMC (Design Review).
(Ord. 1072 § 2 (Exh. A), 2017)
§ 18.30.010 Permitted uses.
The following uses are permitted outright in the R-3 Zone:
A.
Single-family dwelling (detached).
B.
Single-family – attached (see Exhibit 2 in RMC § 18.05.030, Definitions).
C.
Townhouses. Maximum of six units together (see Exhibit 3 in RMC § 18.05.030, Definitions).
D.
Manufactured home on an individual lot, subject to standards of Chapter 18.100 RMC.
E.
Two-family dwelling (duplex).
F.
Multifamily dwelling (apartments and condominiums).
G.
Accessory buildings incidental to primary residential use.
H.
Home occupation which meets the restrictions of Chapter 18.90 RMC.
I.
Residential care facilities.
J.
Residential home.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998; Ord. 1072 § 2 (Exh. A), 2017; Ord. 1091 § 2, 2023)
§ 18.30.020 Conditional uses.
The following uses are permitted in the R-3 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Public use.
B.
Semipublic use.
C.
Home occupation which does not meet the restrictions of Chapter 18.90 RMC.
D.
Professional office.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.030 Lot size and dimensions.
New parcels created in the R-3 zone shall be connected to city water and sewer facilities. The following minimum lot sizes and lot dimensions apply to the creation of new parcels:
A.
For a single-family dwelling (detached), the minimum lot size shall be 5,000 square feet; 2,500 square feet for townhouses and attached single-family dwellings (per unit) and 8,000 square feet for a two-family dwelling.
B.
For multifamily dwelling (apartments and condominiums), the minimum lot size shall be 11,000 square feet for the first three units, with an additional 2,000 square feet of land area required for each additional unit.
C.
The minimum average lot width for a detached single-family dwelling shall be 60 feet, and shall be 60 feet wide at the building line; for single-family attached dwellings and townhouses, the lot width shall be 30 feet (per unit) at the building line.
D.
The minimum average lot depth shall be 80 feet.
E.
The minimum average lot frontage shall be 20 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.30.040 Standards for multifamily dwellings.
A.
The minimum lot size shall be 11,000 square feet for three units, with an additional 2,000 square feet of land area required for each additional unit.
B.
No multifamily dwelling may be allowed without public water and sewer service.
C.
A common recreational area shall be established in all multifamily dwellings containing more than 10 units.
D.
Recreation areas shall be provided for each multifamily dwelling which contains more than 10 dwelling units. A single site containing a minimum of 200 square feet per dwelling unit shall be provided.
E.
Landscaping and screening shall be provided on the site of all multifamily dwellings to meet the following requirements:
1.
All areas not occupied by paved roadways, walkways, patios, or buildings shall be landscaped;
2.
Screen planting, masonry walls, or fencing shall be provided to screen trash enclosures;
3.
Landscape materials shall be of adequate size, quality, and character so as to provide both an attractive setting and privacy for the residents; and
4.
It shall be the owner's responsibility to maintain the landscaping installed on the site.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.050 Setbacks.
A.
The minimum front yard depth shall be 20 feet.
B.
The minimum side yard setback for one- or two-story buildings shall be a minimum of seven and one-half feet. For buildings exceeding two stories, the side yard shall be increased by one foot in horizontal distance for every three feet of building height. On corner lots the side yard for all structures shall be a minimum of 10 feet on the side abutting the street.
C.
The minimum rear yard setback for single-family detached, single-family attached, townhouses and multifamily units shall be 10 feet.
D.
The minimum side yard setback for single-family detached dwelling units shall be five feet. The minimum side yard on the street side of a corner lot shall be 10 feet.
E.
The minimum side yard setback for single-family attached dwellings and townhouses on the nonattached side of a dwelling unit (end units) shall be five feet. The minimum side yard setback on the street side of a corner lot shall be 10 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.30.060 Building height.
The maximum height of a structure shall be 35 feet or two and one-half stories, whichever is less. Structures exceeding 35 feet are subject to review and determination by planning and public works as Type II decisions, who shall consider the request using the design review standards and criteria under Chapter 18.145 RMC.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.30.070 Lot coverage.
The lot coverage shall not exceed 50 percent of the total area of the lot.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.080 Standards for accessory buildings.
A.
If attached to the main building or separated by a breezeway, the accessory building shall be subject to the same side and front yard setbacks of the main building.
B.
A one-story accessory building may be located adjacent to a side lot line not fronting on a street, when in compliance with the building code.
C.
A one-story accessory building shall have a minimum setback of five feet from the rear property line.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.090 Lot of record.
Where a lot of record has an area of less than 5,000 square feet or less than 60 feet in width, and was held under separate ownership or was on public record at the time the ordinance codified in this title became effective, such lot may be occupied by a single-family dwelling. In no case, however, shall a single-family dwelling have a lot area of less than 3,000 square feet.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.100 Redivision plan for large lots.
When a lot is created in the R-3 zone which is 10,000 square feet or larger, a redivision plan shall be submitted showing that the lot can be later divided into 5,000-square-foot lots. The plan shall be reviewed and determined by planning and public works as a Type I decision. This requirement does not apply if the lot is created for multifamily units.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998)
§ 18.30.110 Design review.
All new multifamily, townhouses, and professional office development in the R-3 zone, including new construction, a significant modification or expansion, or a change in use to a multifamily or office use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing multifamily or office use to a new multifamily or office use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as the number of units, traffic, parking, and noise.
(Ord. 974 § 4 (Exh. A.2 § 3.4), 1998; Ord. 1072 § 2 (Exh. A), 2017)
§ 18.35.010 Purpose and intent.
Commercial uses shall be oriented to serving the neighborhood and shall be limited to a maximum floor space for a single use of 5,000 square feet. All commercial activities are to be conducted within an enclosed building.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.020 Permitted uses.
The following categories of uses are permitted outright in the C-1 zone:
A.
Neighborhood service uses (for example, barber or beauty shop, laundry, shoe repair, dry cleaner, tailor).
B.
Neighborhood retail uses (for example, bakery, book or stationery store, candy or drug store, grocery, meat market or delicatessen).
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.030 Conditional uses.
The following uses are permitted in the C-1 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Public use.
B.
Semipublic use.
C.
Dwelling in conjunction with a business or attached to a commercial use.
D.
Apartments above a commercial use, subject to the density standards of the R-3 zone.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.040 Additional criteria for a conditional use in the C-1 zone.
A.
The conditional use shall be served by public sewer and public water.
B.
The conditional use shall be on an arterial or collector street.
C.
The conditional use shall conform with all the other restrictions of this zone.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.050 Lot size.
The maximum lot size shall be 40,000 square feet. There is no minimum lot size.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.060 Setbacks.
A.
The minimum front yard shall be 20 feet.
B.
No side yard setback required, except for property abutting a residential district. The side yard abutting the residential district shall be the same as the abutting property. On a corner lot, the side abutting the street shall have a minimum setback of 10 feet.
C.
No rear yard setback, except property abutting a residential district shall have the same rear yard as the abutting property.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.070 Building height.
The maximum building height of a structure shall be 35 feet or two and one-half stories, whichever is less.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.080 Lot coverage.
The lot coverage shall not exceed 50 percent of the total area of the lot.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.090 Landscaping requirements.
Landscaping and screening shall be provided according to the following requirements:
A.
All areas of the site not occupied by paved roadways, walkways, patios or buildings shall be landscaped with ground cover, shrubs, and decorative or ornamental trees.
B.
It shall be the owner's responsibility to maintain the landscaping installed on the site.
C.
Screen planting, masonry walls or fencing shall be provided to screen views of trash enclosures.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.35.100 Design review.
All new development in the C-1 zone, including new construction, a significant modification or expansion, or a change in use to a neigborhood commercial use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing neigborhood commercial use to a new neigborhood commercial use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, and noise.
(Ord. 974 § 4 (Exh. A.2 § 3.5), 1998)
§ 18.40.010 Purpose and intent.
Commercial uses include the broad range of retail and service commercial uses oriented to the community and to travelers on Highway 30.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.020 Permitted uses.
The following categories of uses are permitted outright in the C-2 zone:
A.
Any use permitted in the neigborhood commercial zone (C-1).
B.
Commercial service uses (for example, barber and beauty shop, laundry, shoe repair, print shop).
C.
Commercial retail uses (for example, drug store, restaurant, tavern, department or furniture store, garden store, secondhand store).
D.
Professional office or clinic (for example, bank, tax preparation service, medical or dental office, veterinary clinic).
E.
Tourist-oriented use (for example, motel/hotel, gas station, gift shop).
F.
Public use.
G.
Semipublic use.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.030 Conditional uses.
The following uses are permitted in the C-2 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Multifamily above a ground floor commercial use.
B.
Auto body shops.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.040 Lot size.
No lot size requirements shall apply in the C-2 zone except where multifamily dwellings are permitted. A minimum lot size of 1,500 square feet for each unit shall be required where apartments are included above a commercial structure.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.050 Setbacks.
No setbacks are required. However, if a rear yard is provided, the minimum depth shall be 12 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.060 Building height.
The maximum height of any structure shall be three stories or 45 feet, whichever is less.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.070 Lot coverage.
No maximum restriction applies in the C-2 zone.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.40.080 Design review.
All new development in the C-2 zone, including new construction, a significant modification or expansion, or a change in use to a general commercial use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing general commercial use to a new general commercial use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, and noise. Any outside storage or display areas shall be approved through design review.
(Ord. 974 § 4 (Exh. A.2 § 3.6), 1998)
§ 18.45.010 Purpose and intent.
Commercial uses in this zone shall be oriented to the opportunities and amenities of the Columbia River.
(Ord. 974 § 4 (Exh. A.2 § 3.7), 1998)
§ 18.45.020 Permitted uses.
The following categories of uses are permitted outright in the WC zone:
A.
Any use which is permitted in the general commercial zone (C-2).
B.
Any of the following water-oriented uses:
1.
Marina.
2.
Boat sales, service or repair.
3.
Boat-launching facility.
4.
Public or private dock.
5.
Storage of marine equipment in building(s) with less than 5,000 square feet total space.
6.
Commercial towboat operation permitted east of Third Street East.
(Ord. 974 § 4 (Exh. A.2 § 3.7), 1998)
§ 18.45.030 Conditional uses.
The following uses are permitted in the WC zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Marine-related light industrial use.
B.
Boat building and dry dock facilities.
C.
Public use.
D.
Semipublic use.
(Ord. 974 § 4 (Exh. A.2 § 3.7), 1998)
§ 18.45.040 Standards.
The standards of the general commercial zone (C-2) are also applicable in the WC zone.
(Ord. 974 § 4 (Exh. A.2 § 3.7), 1998)
§ 18.45.050 Design review.
All new development in the WC zone, including new construction, a significant modification or expansion, or a change in use to a waterfront commercial use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing waterfront commercial use to a new waterfront commercial use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, and noise.
(Ord. 974 § 4 (Exh. A.2 § 3.7), 1998)
§ 18.50.010 Purpose and intent.
This overlay zone is intended to accommodate development of a cohesive community within the context of the Rainier mixed use waterfront framework plan. A primarily residential community is envisioned, including a variety of housing types. Public open space is also an important component of the framework plan, including public access to and along the Columbia River. In addition to residential and public uses, other commercial service, retail, office and marine-related retail and recreational uses are permitted to provide market flexibility and the opportunity for mixed use development. Quality building design and a pedestrian-friendly character for streets are also intended.
(Ord. 974 § 4 (Exh. A.2 § 3.8), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.012 Design objectives for framework plan.
The framework plan for the waterfront mixed use overlay zone was developed through a public, collaborative process. The following design objectives shaped the framework plan:
A.
Create a residential community – a place where neighbors know each other.
B.
Provide a variety of housing that balances quality with appropriate pricing.
C.
Provide for mixed use – living, working, and community gathering.
D.
Link the physical design of the community to Rainier's small town character.
E.
Provide public access to, and along, the waterfront.
F.
Provide open spaces and river views.
G.
Coordinate with adjacent park lands and the boat launch.
H.
Design streets that are attractive for walking.
I.
Be flexible – provide for phased development over time.
(Ord. 974 § 4 (Exh. A.2 § 3.8.2), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.015 Role of the framework plan.
The framework plan for the waterfront mixed use overlay zone is attached as Exhibit A to the ordinance codified in this chapter and is incorporated into the zoning ordinance by this reference. The framework plan illustrates the key elements for development in the zone, including the following:
A.
Westerly extension of "A" Street and approximate location of north-south local street connections. Cross-sections for "A" Street and local streets are attached as examples.
B.
Designation of the Riverfront Greenway and Trail. Approximate locations for riverfront access/viewpoints are also shown. A cross-section for the Riverfront Trail is attached as an example.
C.
Identification of a "core area" as the most appropriate location for civic, mixed use development and higher density residential uses to serve and support the adjacent neighborhood areas identified in the framework plan. The core area is also the preferred location for a public park.
D.
Identification of "neighborhood edge" areas as the transition where civic, mixed use and higher density uses are also appropriate, but where design and development needs to promote transition and compatibility between the core and the neighborhoods.
Regulatory elements of the framework plan are implemented through the development standards of this zone (see RMC § 18.50.040). An illustrative plan has been prepared to show one approach for development that is consistent with the framework plan. The illustrative plan is not regulatory or binding, and it is intended only as a guide for potential development.
(Ord. 974 § 4 (Exh. A.2 § 3.8.3), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.020 Permitted uses.
The following categories of uses are permitted outright in the waterfront mixed use overlay zone (WM overlay):
A.
Residential Uses.
1.
Detached single-family dwelling (excluding manufactured homes).
2.
Zero lot line dwelling.
3.
Attached single-family dwelling.
4.
Two-family dwelling.
5.
Multifamily dwelling.
6.
Senior housing, congregate care, assisted living, adult foster care.
B.
Commercial/Office/Public Uses.
1.
Commercial service uses (for example, barber and beauty shop, laundry, shoe repair, dry cleaner, tailor).
2.
Commercial retail uses (for example, grocery store, drug store, restaurant, tavern, garden store, department or furniture store, secondhand store), provided no single retail establishment exceeds 20,000 square feet in floor area.
3.
Professional office or clinic (for example, medical or dental office, tax preparation service, veterinary clinic).
4.
General business or corporate office uses (for example, offices of financial, insurance, real estate and government organizations).
5.
Tourist-oriented uses (for example, motel/hotel, gift shop).
6.
Public park.
(Ord. 974 § 4 (Exh. A.2 § 3.8), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.030 Conditional uses.
The following uses are permitted in the waterfront mixed use overlay zone (WM overlay) when a conditional use permit is approved subject to Chapter 18.130 RMC.
A.
Any of the following water-oriented uses:
1.
Marina.
2.
Boat sales or service.
3.
Boat launching facility.
4.
Public or private dock.
5.
Storage of marine equipment in buildings with less than 5,000 square feet total space.
B.
Public use (public parks are permitted).
C.
Semipublic use.
(Ord. 974 § 4 (Exh. A.2 § 3.8), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.040 Development standards.
The following development standards apply in the waterfront mixed use overlay zone (WM overlay) to implement the framework plan.
A.
Street Connectivity and Formation of Block Required. In order to promote efficient vehicular and pedestrian circulation through the waterfront mixed use overlay zone (WM overlay) and compatibility with the established street grid of Rainier, land divisions and large site developments shall produce complete blocks bounded by a connecting network of public and/or private streets.
1.
Block Length and Perimeter. A block length of 320 feet is recommended for compatibility with the established street grid of Rainier. Block lengths shall not exceed 400 feet and the block perimeter shall not exceed 1,200 feet in the waterfront mixed use overlay zone (WM overlay).
2.
Exception. The planning commission may grant an exception to the block length and perimeter standard when blocks are divided by one or more pathway(s). Pathways shall be provided at or near midblock where the block length exceeds the 400-foot standards. Pathways shall be located to minimize out-of-direction travel by pedestrians and cyclists.
Additionally, the planning commission may grant an exception to the block length and perimeter standard for publicly owned parks and for blocks in the waterfront mixed use overlay zone (WM overlay) that abut public parks or industrial zones; or for large commercial or residential uses deemed appropriate by the commission.
B.
Street Standards. Public and private streets in the waterfront mixed use overlay zone (WM overlay) shall conform to city standards. Private streets are permitted with planning commission approval subject to the following limitations:
1.
Private streets shall be built to city standards.
2.
Private streets shall include permanent easements for public access.
3.
Private streets shall include provisions and an agreement for maintenance.
Alleys are encouraged but not required in the waterfront mixed use overlay zone (WM overlay).
C.
Columbia River Greenway and Trail. Increasing public access to and along the Columbia River is one of the key goals of the Rainier waterfront urban renewal plan and the framework plan. As depicted on these plans, development adjacent to the Columbia River shall maintain a 45-foot setback from the riverfront property line. Public dedication of the greenway and trail is preferred. A cross-section for the landscape treatment and trail construction within the greenway is shown in the plan. Access to the greenway trail shall be provided from the end of the north/south streets, as depicted on the framework plan.
D.
Development Adjacent to the Greenway. Development adjacent to the greenway shall include appropriate breaks between buildings so as to avoid a "wall" effect. Buildings should not exceed 100 feet in length and should be separated by at least 15 feet along the greenway.
E.
Lot Standards. The following lot standards are designed to accommodate a variety of housing and building types in the waterfront mixed use overlay zone (WM overlay).
Land Use | Min. Lot Area | Min. Lot Width |
|---|---|---|
Detached SF housing | 3,500 sf | 35 ft. |
Attached SF housing | 2,400 sf | 24 ft. |
Duplex | 5,000 sf | 50 ft. |
MF housing (+ 3 units) | 9,000 sf | 90 ft. |
Commercial/office | No minimum | 50 ft. |
Public/semipublic | No minimum | 50 ft. |
F.
Residential Densities. To assure efficient use of land in the waterfront mixed use overlay zone (WM overlay), residential projects shall be developed at a minimum density of 10 units per net acre (excluding area devoted to streets). Minimum densities shall be calculated on a project-by-project basis and may include multiple contiguous parcels and phased developments. There are no minimum density requirements when residential units are developed above first floor commercial or office uses.
Maximum density in the waterfront mixed use overlay zone (WM overlay) is 25 units per net acre. Assisted living facilities are not subject to this maximum density, and are limited only by maximum building heights and setbacks.
G.
Building Setbacks. Building setbacks provide space for private yards and building separation for fire protection, building maintenance, sunlight and air circulation. Building setbacks can also promote human-scale design and neighborhood security by placing buildings close to and oriented to the street.
1.
Front Yard Setbacks – Residential Uses.
a.
A minimum setback of 10 feet is required outside of the core area. A zero setback is allowed in the core area. An unenclosed front porch may encroach into the front yard setback, as long as it does not encroach into a public utility easement.
b.
Residential uses shall not exceed a maximum front yard setback of 25 feet.
c.
Garages and carports shall be accessed from alleys or recessed behind the front building elevation by a minimum of two feet.
2.
Side and Rear Yard Setbacks – Residential Uses.
a.
A minimum side yard setback of five feet is required for detached single-family and multifamily dwellings.
b.
A minimum rear yard setback of 10 feet is required for all residential dwellings.
3.
Setbacks – Commercial/Office/Public/Semipublic Uses.
a.
No minimum front yard setback is required, except as necessary to comply with vision clearance standards.
b.
A maximum front yard setback of 25 feet is required. This standard is met when a minimum of 50 percent of the front building elevation is placed 25 feet or closer to the front property line. On parcels with more than one building, this standard applies to the largest building.
c.
The maximum front yard setback standard shall not apply to buildings that do not receive the public (e.g., buildings used for storage or housing mechanical equipment, and similar uses).
d.
No minimum side or rear yard setback is required, except where such yards abut existing or approved residential uses. In such cases, the side or rear yard requirement shall match the yard requirement for the residential use.
H.
Building Heights. In order to provide a step-down in building heights toward the Columbia River, building heights in the east and west neighborhoods shall not exceed two stories or 35 feet to the north of the A Street extension, and shall not exceed four stories or 55 feet to the south of the A Street extension. Buildings in the core area shall not exceed three stories or 45 feet.
I.
Building Orientation. The following standards are intended to orient buildings to streets to promote human-scale development, slow traffic, and encourage walking in neighborhoods. Placing residences and other buildings close to the street also encourages security and safety by having more "eyes on the street." The building orientation standards are applicable to all housing types and to nonresidential buildings.
1.
All buildings shall have their primary entrance(s) oriented to the street. Multifamily and commercial building entrances may include entrances to individual units, lobby entrances, or breezeway/courtyard entrances.
2.
Off-street parking areas shall not be placed between the primary entrance and the street. Vehicles may be parked in driveways serving detached and attached single-family housing. However, garages must be recessed a minimum of two feet from the front facade of the dwelling, as specified in subsection (G)(1)(c) of this section.
3.
The building orientation standards are not applicable to nonresidential buildings which do not receive the public such as storage or utility buildings.
(Ord. 974 § 4 (Exh. A.2 § 3.8), 1998; Ord. 1020 (Exh. A), 2005)
§ 18.50.050 Design review.
All new development in the waterfront mixed use overlay zone (WM overlay), including single-family housing types, is subject to design review. In addition to the criteria for design review approval set forth in Chapter 18.145 RMC, the following additional criteria are applicable in the waterfront mixed use overlay zone (WM overlay):
A.
Consistency with Design Objectives and Framework Plan. The proposed development is consistent with the design objectives and the framework plan for the waterfront mixed use overlay zone.
B.
Consistency with Development Standards. The proposed development is consistent with the development standards for the waterfront mixed use overlay zone.
C.
Design Guidelines for Residential Buildings. Residential buildings should address the following guidelines:
1.
Garage Placement. The garage must not be the dominant feature of the front of the dwelling. Side placement, rear placement, or a recess of two feet minimum are preferred. Overhangs and front porches may be incorporated into addressing this guideline.
2.
Quality of Materials. Buildings should use high-quality materials.
At least two different types of materials should be provided on the sides of buildings that face streets. Variation in the patterns of the same materials is an acceptable alternative.
3.
Porches. Usable front porches (approximately six feet by eight feet minimum) that are covered should be provided on at least 50 percent of the buildings.
4.
Roof Pitch. A minimum roof pitch of 4:12 should be provided.
5.
Building and Roof Articulation. Exteriors offsets, balconies, projections, window reveals, variations in roof pitch and similar elements details should be provided.
6.
Variation in Color. Developments should avoid overuse of the same exterior paint colors. As a guideline, color should vary on every block face.
D.
Design Guidelines for Civic, Commercial and Mixed-Use Buildings. Civic, commercial and mixed-use buildings should address the following guidelines:
1.
Location of Entries. The building orientation standards in this chapter shall be met. On corner lot, corner entrances are encouraged and may substitute for having an separate entry on each street side of the building.
2.
Quality of Materials. Buildings should use high-quality materials.
At least two different types of materials should be provided on the sides of buildings that face streets. Variation in the patterns of the same materials is an acceptable alternative.
3.
Weather Protection. Buildings that abut the public sidewalk should provide awnings or canopies along appropriate lengths of the building facade.
4.
Building and Roof Articulation. Exteriors offsets, balconies, projections, window reveals, variations in roof pitch and similar elements details should be provided.
5.
Ground Floor Windows and Doors. Ground floor windows should occupy the majority of the street side facade. A guideline of 60 percent of the length and 25 percent of the first 12 feet of height is suggested.
6.
Pedestrian Amenities. Street-side amenities are encouraged. Examples include benches, plazas, planters, seating walls, and public art.
E.
Where the standards of the waterfront mixed use overlay zone (WM overlay) conflict with other standards in the zoning ordinance, the land division ordinance or the transportation system plan, the standards of the waterfront mixed use overlay zone (WM overlay) shall control.
(Ord. 974 § 4 (Exh. A.2 § 3.8), 1998; Ord. 1020 (Exh. A), 2005; Ord. 1085 § 2, 2022)
§ 18.55.010 Purpose and intent.
Light industrial uses are to be conducted wholly within an enclosed building and are expected to have minimal noise, air, or odor impacts on surrounding uses.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998)
§ 18.55.020 Permitted uses.
The following categories of uses are permitted outright in the M-2 zone:
A.
Manufacturing, compounding, processing, packaging, assembling or treatment of products (such as bakery goods, candy, drugs, food and beverage products, paper, plastics, cloth).
B.
Machine shop not using drop-hammer or punch press.
C.
Distribution plant or parcel delivery.
D.
Wholesale business, storage buildings, and warehouses.
E.
Lumber yards, retail and wholesale.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998; Ord. 1040 § 2(c), 2007)
§ 18.55.030 Conditional uses.
The following categories of uses are permitted when a conditional use is approved subject to Chapter 18.130 RMC:
A.
Auto wrecking.
B.
Boat building or repair (small boats only).
C.
Planing mill.
D.
Commercial use which supports the industrial area and uses.
E.
Public use.
F.
Semipublic use.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998)
§ 18.55.040 Lot size and dimensions.
A.
The minimum lot area shall be 6,000 square feet.
B.
The minimum lot width shall be 60 feet.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998)
§ 18.55.050 Setbacks.
A.
The minimum front yard shall be 20 feet.
B.
No side or rear yard setback required, unless abutting or facing a residential district. A setback of 50 feet is required for the yard abutting or facing the residential district.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998)
§ 18.55.060 Building height.
Buildings in the M-2 zone shall not exceed a height of 45 feet or three stories, whichever is less.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998; Ord. 1040 § 2(c), 2007)
§ 18.55.070 Landscaping.
A.
All areas of the site not occupied by paved roadways, walkways, or buildings shall be landscaped.
B.
It shall be the owner's responsibility to maintain the landscaping installed on the site.
C.
Screen planting, masonry walls or fencing shall be provided to screen trash collection areas, truck loading areas, and other similar uses.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998)
§ 18.55.080 Design review.
All new development in the M-2 zone, including new construction, a significant modification or expansion, or a change in use to a light industrial use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing light industrial use to a new light industrial use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, noise, odors, discharges or the use of hazardous materials.
(Ord. 974 § 4 (Exh. A.2 § 3.9), 1998; Ord. 1040 § 2(c), 2007)
§ 18.60.010 Purpose and intent.
It is the intent of this zone to accommodate heavy manufacturing uses, which may have noise, visual or other impacts, at appropriate locations within Rainier.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998)
§ 18.60.020 Permitted uses.
The following uses are permitted outright in the M-1 zone:
A.
Any use permitted in the M-2 zone.
B.
Auto wrecking, within an enclosed building.
C.
Manufacturing and heavy industrial uses (such as machine shop, planing mill, can or bottle manufacturing, feed and fuel storage, rubber manufacturing).
D.
Marine terminal uses, including large-scale docks, loading and unloading facilities and related uses.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998; Ord. 1040 § 2(c, d), 2007)
§ 18.60.030 Conditional uses.
The following uses are permitted in the M-1 zone when a conditional use permit is approved subject to Chapter 18.130 RMC:
A.
Public use.
B.
Semipublic use.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998; Ord. 1040 § 2(d), 2007)
§ 18.60.040 Limitations on uses.
All industrial uses in the M-1 zone shall secure all necessary permits from the Oregon Department of Environmental Quality, the U.S. Corps of Engineers, the Oregon State Land Board or any other regulatory agency having discretion over any phase of the development or industrial discharges.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998; Ord. 1040 § 2(d), 2007)
§ 18.60.050 Standards.
No minimum lot size, minimum lot width or depth, height limit, or lot coverage is specified for the M-1 zone. No setbacks are required unless the property abuts a parcel in a residential or commercial district, in which case the setbacks of the more restrictive property shall apply. A setback of 50 feet may be required on the side abutting or facing a residential district.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998; Ord. 1040 § 2(d), 2007)
§ 18.60.060 Landscaping.
A.
All areas of the site not occupied by paved roadways, walkways, or buildings shall be landscaped.
B.
It shall be the owner's responsibility to maintain the landscaping installed on the site.
C.
Screen planting, masonry walls or fencing shall be provided to screen objectionable views such as trash collection station, truck loading areas and similar uses.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998)
§ 18.60.070 Design review.
All new development in the M-1 zone, including new construction, a significant modification or expansion, or a change in use to a heavy industrial use, is subject to design review under the provisions of Chapter 18.145 RMC. A change in use from an existing heavy industrial use to a new heavy industrial use shall be required to go through design review if the change is to a more intensive use in any external impact, as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, noise, odors, discharges or the use of hazardous materials.
(Ord. 974 § 4 (Exh. A.2 § 3.10), 1998; Ord. 1040 § 2(d), 2007)
§ 18.65.010 Intent and purpose.
The municipal watershed for the city of Rainier lies within the city limits but outside of the urban growth boundary. The purpose of this zone is to recognize and protect the watershed as a source of drinking water for the residents of the city of Rainier.
(Ord. 974 § 4 (Exh. A.2 § 3.11), 1998)
§ 18.65.020 Permitted uses.
The watershed shall be managed and used with an objective to protect the values of the watershed as a long-term municipal water supply source. Managed forestry operations are permitted within the watershed with the approval of the city council.
(Ord. 974 § 4 (Exh. A.2 § 3.11), 1998)
§ 18.65.030 Conditional uses.
Limited public uses may be considered on a case-by-case basis as a conditional use, subject to approval as a Type III decision under the conditional use provisions of Chapter 18.130 RMC. All other uses shall be prohibited.
(Ord. 974 § 4 (Exh. A.2 § 3.11), 1998)
§ 18.67.010 Purpose.
Manufactured home parks may be located in the MHP zone only. Manufactured home park spaces shall be available for rental or lease only. Individual sale is prohibited. In addition to the preemptive State Building Code standards, the following standards shall apply to all manufactured home parks and the siting of each unit within a manufactured home park. A manufactured home park is six dwelling units or more.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.020 Permitted uses.
The following uses are permitted in the MHP zone. There are no conditional uses permitted in the MHP zone.
A.
Residential manufactured homes, together with normal accessory uses such as garages, patio slabs, carports, and storage buildings.
B.
Private and public utilities and services.
C.
Community recreation facilities, including swimming pools, operated for the residents and guests of the park only.
D.
One manufactured home or other residence for the use of a manager or a caretaker responsible for maintaining and operating the park.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.030 Design review.
A new manufactured home park in the city shall be subject to design review approval by the planning commission prior to construction. All design review approval criteria, and applicable standards contained in Chapter 18.145 RMC that are not specifically varied by this chapter shall apply to manufactured home parks.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.040 Occupancy.
No occupancy permit for any manufactured home park, building, or facility shall be issued by the city until the park or an approved phase of the park has been completed according to the final site plan approved by the planning commission. Deviations from the approved plan must be resubmitted to the commission for review and approval.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.050 Alterations and additions.
The owner(s) of the manufactured home park property, or duly authorized park management, shall be held responsible for all alterations and additions to the manufactured home park or to individual homes within the park, and shall assure that all necessary permits and inspections are obtained from the city or other applicable authority prior to the alterations or additions being made.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.060 Recreational vehicles.
The following provisions apply to the use or storage of recreational vehicles in a manufactured home park:
A.
The occupancy of recreational vehicles within manufactured home parks as permanent living quarters is prohibited.
B.
Unoccupied recreational vehicles located in designated parking or storage areas within manufactured home parks are permitted.
C.
If storage yards for recreational vehicles, boats or trailers are provided, an eight-foot-high sight-obscuring fence shall be erected around the perimeter of the storage yard.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.070 Lot size and dimensions.
New parcels in the MHP zone shall be connected to city water and sewer services. The following minimum lot sizes and dimensions shall apply to the creation of new parcels:
A.
Manufactured home spaces shall be sized in accordance with the State Building Code setback, length and width requirements for manufactured home parks, a minimum of 30 feet wide and 40 feet long.
B.
The boundaries of all spaces shall be surveyed or otherwise suitable and permanently marked on-site, as determined by the city.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.080 Setback and siting standards.
A.
Only one manufactured home shall be permitted on a space. Space lines shall be deemed to be equivalent to lot lines for the purposes of applying setback and siting standards. Storage buildings, awnings, carports, garages and other accessory structures shall be considered part of the manufactured home for setback purposes.
B.
Minimum building setback and siting distances shall be in accordance with the State Building Code standards for manufactured home parks. Structures shall be located at least five feet from a property line.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.090 Unit standards.
A.
The design and construction of manufactured homes, foundations and installations shall be in accordance with federal and State Building Code requirements for manufactured home parks.
B.
Approved numbers or addresses placed on buildings shall be plainly visible and legible from the street fronting the property. The numbers shall contrast with the background.
C.
Awnings, carports, cabanas, garages and other structures shall be of a material, size, color and pattern similar to the manufactured home and shall conform to all applicable codes.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.100 Utility standards.
A.
All manufactured homes, service buildings and accessory structures shall be connected to properly installed public water and sewer systems in accordance with city standards. The park shall have one water meter.
B.
Sufficient fire hydrants shall be installed so that no manufactured home or other structure is more than 300 feet from a hydrant, as measured down the centerlines of streets. Three feet of clearance shall be provided around the circumference of a fire hydrant.
C.
Street lights shall be installed in conformance with the State Building Code street light standards for manufactured home parks.
D.
Adequate storm water provisions shall be incorporated into the park so that there are no negative impacts on downstream flows, as determined by the city public works director.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.110 Street standards, parking and circulation.
A.
Streets in manufactured home parks shall be constructed as follows:
1.
Street widths in the park shall be constructed in conformance with the State Building Code for manufactured home parks, which require 20 feet of unobstructed surface width, or 30 feet of width if there is parking on both sides.
2.
Any street within a manufactured home park that, due to volumes of traffic or street location as determined by the city functions as a collector or higher functional classification roadway, shall be a public street and constructed to full city public improvement specifications.
3.
Streets shall be named and signed properly.
4.
Streets shall have an unobstructed vertical clearance of not less than 13 feet, six inches.
5.
Adequate turning radius on a dead-end road over 150 feet, or any other access roadway, shall be provided for emergency vehicles.
B.
Parking spaces within the park shall be provided in accordance with State Building Code requirements for parking in a manufactured home park, which require two auto parking spaces for each dwelling lot. Spaces may be designed end-to-end, side-to-side, or with one street parking space and one off-street parking space.
C.
A minimum four-foot-wide sidewalk shall be required and conveniently located on one side of all private streets within a manufactured home park.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.120 Landscape standards.
A.
Unless an alternative buffer is approved by the commission, a perimeter landscaped strip at least five feet wide shall be provided with evergreen, sight-obscuring plant materials at least six feet high at maturity, and shall be installed around the perimeter of the park.
B.
Street trees shall be uniformly planted on both sides of all streets located in the park. The type of tree chosen must be compatible with the streetscape and adjoining roadway, and shall be coordinated with city staff.
C.
All areas in a manufactured home park not occupied by paved roadways, walkways, patios or buildings shall be landscaped.
D.
Landscape materials shall be of adequate size, quality, and character so as to provide both an attractive setting and privacy for the residents.
E.
It shall be the owner's responsibility to maintain the landscaping installed on the site.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.67.130 Open space.
In accordance with state standards there shall be a minimum of 2,500 square feet of open space in the park, or at least 100 square feet per dwelling occupied by children, whichever is greater.
(Ord. 993 Exh. A § 3.12, 2001)
§ 18.69.010 Purpose and intent.
The intent of the CBD zone is to meet the goals and objectives of the "Rainier Downtown Riverfront Development Plan, September 2000." The purpose of the zone is to encourage new retail, housing, office and recreation development with pedestrian links to the Columbia River; to bring new vitality and mixed-use development that is compatible with the historical buildings unique to downtown Rainier; and to lessen the impact of the railroad in the downtown. The intent is to strengthen the downtown as the "heart" of the community and as a logical place for people to gather, and create the city's business, residential and tourist center. The zone is intended to support this goal through elements of design and appropriate mixed-use development.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.020 CBD zone boundaries.
The CBD zone is bounded on the east by the centerline of East 4th Street, on the north by the Rainier city limits, on the west by the centerline of West 3rd Street except jogging east on A Street to the east property line of the Eng property (tax lots 1,500 and 1,503, Map 721642), and on the south by land contiguous to B Street, to the midblock line between B and C Streets. See the following CBD zone map:
CBD Zone Map  |
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.030 Permitted uses.
Central Business District Zone (CBD) – Permitted Land Uses | ||
|---|---|---|
Land Use | CBD Zone | B Street in CBD Zone |
Residential | P (1) | P (1) |
Commercial | ||
Retail sales and service, except vehicles (2) | ||
– up to 5,000 square feet GLA* | P | P |
Restaurants | P | P |
– with drive-thru (2) | N | P |
Offices and clinics | P | P |
Lodging | P | P |
Vehicle and boat service and repair | ||
– enclosed in building | CU | CU |
Vehicle fuel sales (2) | CU | P |
Vehicle and boat sales in enclosed building (2) | CU | P |
Commercial and public parking (2) | P | P |
Commercial or industrial storage | N | N |
Entertainment | ||
– enclosed in building (e.g., theater) | P | P |
– not enclosed (e.g., amusement) | CU | CU |
Wholesale | N | N |
Civic | ||
Government | ||
– point of service (e.g., library) | P | P |
– no point of service | CU | N |
Parks and open space | P | P |
Schools | ||
– preschool, daycare and primary | CU | CU |
– secondary, colleges and vocational | CU | CU |
Clubs and religious institutions | CU | CU |
Industrial | ||
Light manufacturing and production | ||
– less than 10,000 square feet, or with retail outlets | CU | CU |
Heavy industrial | N | N |
Marine | ||
Marina, boat launch, public or private dock | P | N |
Notes: |
|---|
Key to Zones: |
CBD = Central business district zone |
B Street = The portion of B Street inside the CBD |
Key to Permitted Uses: |
P = Permitted |
CU = Conditional use permit required |
N = Not permitted |
*GLA = Gross leasable area |
Special Conditions: |
(1) Residential uses are permitted on upper stories and on ground floors when they do not use storefront space. |
(2) Fueling islands, vehicle drives, surface parking areas, and drive-up/thru facilities shall not be within 20 – 40 feet of a street intersection, as measured from the property line. |
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.040 Discontinuance of a nonconforming use.
Notwithstanding all other provisions of Chapter 18.140 RMC, Nonconforming Uses, if a nonconforming use in the CBD zone is discontinued for more than 18 months, the building or land shall thereafter be occupied only for a use conforming to the zoning applied to the property.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.050 Lot size.
No lot size requirements except for multifamily and attached housing, as follows:
A.
Multifamily Dwelling. Multifamily dwellings may be located above a ground floor commercial use or in a separate residential structure. Building height and number of units shall be determined by State Building and Fire Codes. The minimum lot size shall be determined by parking, setback and landscaping requirements, in accordance with Article II of this chapter, Central Business District Zone (CBD) Design Standards, but in no case may exceed 20 dwelling units per acre.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.060 Setbacks.
Setbacks shall be provided in accordance with Article II of this chapter, Central Business District Zone (CBD) Design Standards.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.070 Building height.
The maximum building height of any structure shall be five stories or 55 feet, whichever is less. The minimum building height is 24 feet and must include a second story that is at least 30 percent of the first floor dimension.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.080 Lot coverage.
No maximum or minimum lot coverage restrictions in the CBD zone. This section prevails over other conflicting lot coverage standards in the code.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.090 Parking.
As per Chapter 18.105 RMC, Off-Street Parking and Loading, except that residential parking spaces per dwelling unit are as follows:
A.
One-bedroom unit: 1.25 spaces;
B.
Two-bedroom unit: 1.5 spaces;
C.
Three-bedroom unit: 1.75 spaces.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.100 Standards.
All attached residential, commercial, light industrial and mixed-use structures located within the CBD shall comply with at least 75 percent of Article II of this chapter, Central Business District Zone (CBD) Design Standards.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.110 Design review.
A.
All new development in the CBD zone, including new construction, a significant modification or expansion, or a change in use, when a building permit is required, is subject to design review under the provisions of Chapter 18.145 RMC, and including at least 75 percent of the design standards defined in Article II of this chapter, Central Business District Zone (CBD) Design Standards.
B.
Existing Buildings. When a building permit is required for significant modification or expansion of an existing building, the extent of design review and the required design standards is limited to improvements that are the subject of the building permit. When a change in use in an existing building is proposed, and the new use is more intensive in any external impact, as determined by the planning director and public works director, design review is required under the provisions of Chapter 18.145 RMC, and the request is not subject to the CBD design standards of Article II of this chapter, Central Business District Zone (CBD) Design Standards. External impact includes, but is not limited to, impacts such as traffic, parking, trucks, increase in public facilities, hours of operation and noise. Any outside storage or display areas shall be approved through design review.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.120 Signs.
Repealed by Ord. 1056.
(Ord. 1003 Exh. A § 3.13, 2003)
§ 18.69.130 Purpose.
A special set of design standards apply to all attached residential, commercial, industrial and mixed-use structures located within the downtown/riverfront area. The purpose of these standards is to assure a high-quality, pedestrian-oriented development pattern in the downtown/riverfront area consistent with the vision expressed in the Rainier downtown/riverfront plan. The provisions of this overlay district do not change the base zoning or range of uses permitted on a property except as described in this article. When standards contained in this overlay district differ from standards for the base zone, these standards prevail.
(Ord. 1003 Exh. A § 3.13.01, 2003)
§ 18.69.140 Applicability.
All attached residential, commercial, industrial and mixed-use structures located within the central business district zone (CBD) shall comply with at least 75 percent of the standards of this article.
(Ord. 1003 Exh. A § 3.13.01, 2003)
§ 18.69.150 Development review process.
All attached residential, commercial, industrial and mixed-use structures located within the CBD zone area shall be reviewed and approved following the requirements of Article I of this chapter and Chapter 18.145 RMC, Design Review. Design review approval shall include a finding that a proposal meets the standards contained in this article.
(Ord. 1003 Exh. A § 3.13.01, 2003)
§ 18.69.160 Residential uses permitted.
Multifamily dwellings, attached single-family dwellings, and residential uses contained in mixed-use development projects are permitted within the CBD zone as per the table in RMC § 18.69.030, Permitted uses. New detached single-family dwellings are not permitted. For residential-only projects, a density of 20 units per acre is permitted.
(Ord. 1003 Exh. A § 3.13.01, 2003)
§ 18.69.170 Standards for attached residential structures.
The standards of this section apply to development of attached residential structures in the CBD zone.
A.
Landscaping. The purpose of this standard is to create an attractive landscaped area when residential structures are set back from the property line. Landscaping must be provided between structures and the street, as follows:
1.
Foundation Landscaping. All street-facing elevations must have landscaping along their foundation. The landscaped area may be along the outer edge of a porch instead of the foundation. This landscaping requirement does not apply to portions of the building facade that provide access for pedestrians or vehicles to the building. The foundation landscaping must meet the following standards:
a.
The landscaped area must be at least three feet wide;
b.
There must be at least one three-gallon shrub for every three lineal feet of foundation; and
c.
Ground cover plants must fully cover the remainder of the landscaped area.
2.
Front Yard Trees. There must be at least one tree in front of each residential structure. On corner lots, there must be one tree for each 30 feet of frontage on the side street. Tree selection is subject to an approved tree list.
B.
Building Setback on Public Streets, Riverfront Walk and Public Plazas. The purpose of this standard is to reinforce the existing development pattern in downtown Rainier where buildings are placed close to the street.
1.
Primary buildings must not be set back from the front lot line more than 18 feet.
2.
Where the building has frontage on the riverfront walk or designated public plazas, the following standards must be met:
a.
A building wall that faces the riverfront walk or plaza must be set back no more than zero feet from the lot line. Where the site has two frontages that are on the riverfront walk or plaza, this standard must be met on both frontages. Where there are more than two such frontages, this standard must be met on any two frontages;
b.
For ground floor residential uses, the building wall may be set back from the lot line to allow for a front porch at a main entrance. The maximum setback is six feet. The area between the building and an adjacent riverfront walk or plaza must be hard-surfaced for use by pedestrians as an extension of the sidewalk; and
c.
Optional Additional Standard. For each 100 square feet of hard-surface area between the building and the lot line, at least one of the following amenities must be provided. Structures built within two feet of the street lot line are exempt from the requirements of this subsection.
i.
A bench or other seating;
ii.
A tree;
iii.
A landscape planter;
iv.
A drinking fountain;
v.
A kiosk.
 |
C.
Residential Buffer. The purpose of this standard is to provide a transition in scale where the central business district zone (CBD) is adjacent to a lower density residential zone. Where a site zoned central business district (CBD) abuts or is across a street from an R-1, R-2 or R-3 zone, the following is required:
1.
On sites that abut an R-1, R-2 or R-3 zone the following must be met:
a.
In the portion of the site within 25 feet of the lower density residential zone, the building height limits are those of the adjacent residential zone; and
b.
A 10-foot-deep landscaped area must be provided along any lot line that abuts the lower density residential zone. To provide visual separation, enough high shrubs to form a six-foot-high screen that is 95 percent opaque year-round shall be provided. In addition, one tree is required per 30 linear feet of landscaped area or the equivalent. A six-foot-high masonry wall may be substituted for the shrubs, but the trees and appropriate ground cover are still required. When applied along street lot lines, the screen or wall is to be placed along the interior side of the landscaped area.
2.
On sites across the street from a lower density zone the following must be met:
a.
On the portion of the site within 15 feet of the intervening street, the height limits are those of the lower density residential zone across the street; and
b.
A 10-foot-deep area landscaped to at least the standard set out in subsection (C)(1)(b) of this section must be provided along the property line across the street from the lower density residential zone. Pedestrian and bicycle access is allowed, but may not be more than six feet wide.
 |
D.
Building Height. The purpose of this standard is to permit taller buildings in the downtown area consistent with a traditional mixed use building type of ground floor active uses with housing or office uses above. Except as provided in subsection C of this section, structures in the central business district zone (CBD) may be up to 55 feet in height.
E.
Optional Additional Standard. Avoid large monumental building elevations. The purpose of this standard is to provide for variety and articulation of buildings similar to the existing development pattern in downtown Rainier. The front elevation of large structures must be divided into smaller areas or planes. When the front elevation of a structure is more than 750 square feet in area, the elevation must be divided into distinct planes of 500 square feet or less. For the purpose of this standard, areas of wall that are entirely separated from other wall areas by a projection, such as the porch or a roof over a porch, are also individual building wall planes. This division can by done by:
1.
A porch, a dormer that is at least four feet wide, or a balcony that is at least two feet deep and is accessible from an interior room;
2.
A bay window that extends at least two feet; or
3.
Recessing a section of the facade by at least two feet; the recessed section must be at least six feet long.
 |
F.
Roofs. The purpose of this standard is to encourage traditional roof forms consistent with existing development patterns in downtown Rainier. Roofs should have significant pitch, or if flat, be designed with a cornice or parapet. Primary structures must have either:
1.
A sloped roof with a pitch that is no flatter than 6/12 and no steeper than 12/12; or
2.
A roof with a pitch of less than 6/12 if either:
a.
The space on top of the roof is used as a deck or balcony that is no more than 150 square feet in area and is accessible from an interior room; or
b.
A cornice or parapet that meets the following:
i.
There must be two parts to the cornice or parapet. The top part must project at least six inches from the face of the building and be at least two inches further from the face of the building than the bottom part of the cornice or parapet; and
ii.
The height of the cornice or parapet is based on the height of the building as follows:
(A)
Buildings 10 feet or less in height must have a cornice or parapet at least 12 inches high;
(B)
Buildings greater than 10 feet and less than 30 feet in height must have a cornice or parapet at least 18 inches high;
(C)
Buildings 30 feet or greater in height must have a cornice or parapet at least 24 inches high.
 |
G.
Main Entrance. The purpose of this standard is to locate and design building entrances that are safe, accessible from the street, and have weather protection.
1.
Location of Main Entrance. The main entrance of each primary structure must face the street lot line. The following are exceptions to this standard:
a.
On corner lots the main entrance may face either of the streets or be oriented to the corner.
b.
For buildings that have more than one main entrance, only one entrance must meet this requirement.
c.
Landscaped entrances that face a shared landscaped courtyard are exempt from this requirement.
2.
Front Porch at Main Entrance. There must be a front porch at all main entrances that face the street. If the porch projects out from the building it must have a roof. If the roof of a required porch is developed as a deck or balcony it may be flat. If the main entrance is to a single dwelling, the covered area provided by the porch must be at least six feet wide and four feet deep. If the main entrance is to more than one dwelling unit, the covered area provided by the porch must be at least nine feet wide and seven feet deep.
3.
Covered Balcony. Attached houses have the option of providing a covered balcony at all main entrances that face a street instead of a front porch. The covered area provided by the balcony must be at least 48 square feet, a minimum of eight feet wide and no more than 15 feet above grade. The covered balcony must be accessible from the interior living space of the house.
4.
Optional Additional Standard – Ornamental Columns. If the front porch or covered balcony at a main entrance provides columns as corner supports, the columns must be ornamental columns that meet one of the following standards. Wrought iron style porch supports do not meet this standard:
a.
Large columns that are divided visually into clear areas of top, center, and bottom. Large rectilinear columns are at least eight inches by eight inches; large rounded columns have a diameter of at least eight inches; or
b.
Groupings of two, three or four small columns that are divided visually into clear areas of top, center, and bottom. Small rectilinear columns are at least four inches by four inches; small rounded columns have a diameter of at least four inches.
5.
Openings Between Porch Floor and Ground. Openings of more than one foot between the porch floor and the ground must be covered with a solid material or lattice.
 |
H.
Vehicle Areas. The purpose of this standard is to emphasize the traditional development pattern in downtown Rainier where buildings connect to the street, and where vehicular parking and loading areas are of secondary importance.
1.
Alleys. If the site is served by an alley, access for motor vehicles must be from the alley, not from a street frontage.
2.
Vehicle Areas Between the Building and the Street. Except for allowed parking in front of approved garages, there are no vehicle areas allowed between the building and the street. If a site has two street lot lines, this standard must be met on both frontages. If a site has more than two street lot lines, this standard must be met on two frontages.
An exception is allowed for single-dwelling developments. Each dwelling unit in a single- dwelling development is allowed one nine-footwide driveway.
3.
Parking Areas in the Front Setback. Except for allowed parking in front of approved garages, parking areas may not be located in the front setback.
4.
Attached Garages. When parking is provided in a garage attached to the primary structure and garage doors face a street, the following standards must be met:
a.
The garage must not be more than 40 percent of the length of the frontage or eight feet long, whichever is greater;
b.
The front of the garage can be no closer to the front lot line than the front facade of the house. A setback of at least four feet is desirable;
c.
Unless the garage serves three or more residential units, garage doors that are part of the street-facing elevations of a primary structure may be no more than 75 square feet in area; and
d.
There may be no more than one garage door per 16 feet of building frontage.
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5.
Driveways. Driveways for attached houses must meet the following standard. See illustrations at the end of this subsection for examples of driveways that meet the standard.
a.
Driveways may be paired so that there is a single curb cut providing access to two attached houses. The maximum width allowed for the paired driveway is 18 feet; and
b.
There must be at least 18 feet between single or paired driveways. Distance between driveways is measured along the front property line.
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I.
Foundation Material. The purpose of this standard is to minimize the impact of exposed foundations. Plain concrete block or plain concrete may be used as foundation material if the foundation material is not revealed more than three feet above the finished grade level adjacent to the foundation wall.
J.
Exterior Finish Materials. The purpose of this standard is to encourage high-quality materials that are complementary to the traditional materials used in downtown Rainier.
1.
Plain concrete block, plain concrete, corrugated metal, full-sheet plywood, synthetic stucco and sheet pressboard are not allowed as exterior finish material, except as secondary finishes if they cover no more than 10 percent of the surface area of each facade. Composite boards manufactured from wood or other products, such as hardboard or hardplank, may be used when the board product is less than six inches wide.
2.
Where wood products are used for siding, the siding must be shingles or horizontal siding, not shakes.
3.
Where horizontal siding is used, it must be shiplap or clapboard siding composed of boards with an exposure of three to six inches, or vinyl or aluminum siding which is in a clapboard or shiplap pattern where the boards in the pattern are six inches or less in width.
K.
Windows. The purpose of this standard is to encourage the design of buildings, particularly windows, to follow original traditions established by older buildings in downtown Rainier. Street-facing windows must meet the following standards. Windows in rooms with a finished floor height four feet or more below grade are exempt from this standard:
1.
Each window must be square or vertical;
2.
A horizontal window opening may be created when:
a.
Two or more vertical windows are grouped together to provide a horizontal opening, and they are either all the same size, or no more than two sizes are used. Where two sizes of windows are used in a group, the smaller window size must be on the outer edges of the grouping. The windows on the outer edges of the grouping must be vertical; the center window or windows may be vertical, square, or horizontal; or
b.
There is a band of individual lites across the top of the horizontal window. These small lites must be vertical and cover at least 20 percent of the total height of the window.
 |
L.
Trim. The purpose of this standard is to encourage the design of buildings, particularly the use of trim around major building elements, to follow original traditions established by older buildings in downtown Rainier. Trim must mark all building rooflines, porches, windows and doors on all elevations. The trim must be at least three and one-half inches wide. Buildings with an exterior material of stucco or masonry are exempt from this standard.
M.
Roof-Mounted Equipment. The purpose of this standard is to minimize the visual impact of roof-mounted equipment. All roof-mounted equipment, including satellite dishes and other communication equipment, must be screened in one of the following ways. Solar heating panels are exempt from this standard:
1.
A parapet as tall as the tallest part of the equipment;
2.
A screen around the equipment that is as tall as the tallest part of the equipment; or
3.
The equipment is set back from the street-facing perimeters of the building three feet for each foot of height of the equipment.
N.
Exterior Stairs and Fire Escapes. The purpose of this standard is to minimize the visual impact of fire escapes and exterior stairs. Exterior stairs, other than those leading to a main entrance, must be at least 40 feet from all streets. Fire escapes must be at least 40 feet from all streets.
O.
Roof Eaves. The purpose of this standard is to encourage the design of buildings, particularly projecting roof eaves, to follow original traditions established by older buildings in downtown Rainier. Roof eaves must project from the building wall at least 12 inches on all elevations. Buildings that take advantage of the cornice option are exempt from this standard.
(Ord. 1003 Exh. A § 3.13.01, 2003)
§ 18.69.180 Standards for all commercial, industrial and mixed use structures.
The standards in this section apply to development of all new primary nonresidential-only structures in the central business district zone (CBD). These standards also apply to exterior alterations in this zone, when the exterior alteration requires full compliance with the requirements of the applicable building codes.
A.
Building Placement and the Street. The purpose of this standard is to create an attractive area when commercial or mixed-use structures are set back from the property line. Landscaping, an arcade, or a hard-surfaced expansion of the pedestrian path must be provided between a structure and the street. All street-facing elevations must meet one of the following options. Structures built to the street lot line are exempt from the requirements of this subsection. Where there is more than one street lot line, only those frontages where the structure is built to the street lot line are exempt from the requirements of this subsection.
 |
1.
Foundation Landscaping Option. All street-facing elevations must have landscaping along their foundation. This landscaping requirement does not apply to portions of the building facade that provide access for pedestrians or vehicles to the building. The foundation landscaping must meet the following standards:
a.
The landscaped area must be at least three feet wide;
b.
There must be at least one three-gallon shrub for every three lineal feet of foundation; and
c.
Ground cover plants must fully cover the remainder of the landscaped area.
2.
Arcade Option. All street-facing elevations must have an arcade as a part of the primary structure that meets the following requirements:
a.
The arcade must be at least six feet deep between the front elevation and the parallel building wall;
b.
The arcade must consist of a series of arched openings that are each at least six feet wide. The arcade should run the full length of the street- facing elevation;
c.
The arcade elevation facing a street must be at least 14 feet in height and at least 25 percent solid, but no more than 50 percent solid; and
d.
The arcade must be open to the air on three sides; none of the arcade's street-facing or end openings may be blocked with walls, glass, lattice, glass block or any other material; and
e.
Each dwelling that occupies space adjacent to the arcade must have its main entrance opening into the arcade.
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3.
Hard-Surface Sidewalk Extension Option. The area between the building and the street lot line must be hard-surfaced for use by pedestrians as an extension of the sidewalk.
a.
The building walls may be set back no more than six feet from the street lot line.
b.
Optional Additional Standard. For each 100 square feet of hard-surfaced area between the building and the street lot line, at least one of the following amenities must be provided. Structures built within two feet of the street lot line are exempt from the requirements of this subsection.
i.
A bench or other seating;
ii.
A tree;
iii.
A landscape planter;
iv.
A drinking fountain;
v.
A kiosk.
B.
Improvements Between Buildings and Riverfront Walk and Public Plazas. The purpose of this standard is to reinforce the existing development pattern in downtown Rainier where buildings are placed close to the street. Where the ground floor of a building is housing ground floor commercial, industrial or residential uses, and the building has frontage on the riverfront walk or public plazas, the following standards must be met. Proposals required to meet this standard are exempt from the requirements of subsection A of this section, Building Placement and the Street.
1.
A building wall that faces the riverfront walk or designated public plaza must be set back no more than zero feet from the lot line. Where the site has two frontages that are on the riverfront walk or plaza, this standard must be met on both frontages. Where there are more than two such frontages, this standard must be met on any two frontages;
2.
For ground floor residential uses, the building wall may be set back from the lot line to allow for a front porch at a main entrance. The maximum setback is six feet. The area between the building and an adjacent riverfront walk or plaza must be hard-surfaced for use by pedestrians as an extension of the sidewalk; and
3.
For each 100 square feet of hard-surfaced area between the building and the lot line, at least one of the following amenities must be provided. Structures built within two feet of the street lot line are exempt from the requirements of this paragraph:
a.
A bench or other seating;
b.
A tree;
c.
A landscape planter;
d.
A drinking fountain;
e.
A kiosk.
C.
Reinforce the Corner. The purpose of this standard is to emphasize the corners of buildings at public street intersections as special places with high levels of pedestrian activity and visual interest. On structures with at least two frontages on the corner where two city walkways meet:
1.
The primary structures on corner lots at the property lines must be within six feet of both street lot lines. Where a site has more than one corner, this requirement must be met on only one corner;
2.
At least one of the street-facing walls must be at least 40 feet long;
3.
The highest point of the building's street-facing elevations at a location must be within 25 feet of the corner;
4.
The location of a main building entrance must be on a street-facing wall and either at the corner or within 25 feet of the corner; and
5.
There is no parking within 40 feet of the corner.
D.
Residential Buffer. The purpose of this standard is to provide a transition in scale where the downtown overlay zone is adjacent to a lower density residential zone. Where a site zoned central business district (CBD) abuts or is across a street from an R-1, R-2 or R-3 zone, the following is required:
1.
On sites that abut an R-1, R-2 or R-3 zone the following must be met:
a.
In the portion of the site within 25 feet of the lower density residential zone, the building height limits are those of the adjacent residential zone; and
b.
A 10-foot-deep area landscaped to at least the residential buffer standard in RMC § 18.69.170(C)(1)(b) must be provided along any lot line that abuts the lower density residential zone.
2.
On sites across the street from a lower density zone the following must be met:
a.
On the portion of the site within 15 feet of the intervening street, the height limits are those of the lower density residential zone across the street; and
b.
A 10-foot-deep area landscaped to at least the residential buffer standard in RMC § 18.69.170(C)(1)(b) must be provided along the property line across the street from the lower density residential zone. Pedestrian and bicycle access is allowed, but may not be more than six feet wide.
E.
Building Height. The purpose of this standard is to permit taller buildings in the downtown area consistent with a traditional mixed use building type of ground floor active uses with the housing or office uses above.
1.
Maximum Height. Except as provided in subsection D of this section, structures may be up to 55 feet in height.
2.
Minimum Height. Primary buildings must be at least 16 feet in height.
F.
Main Entrance. The purpose of this standard is to locate and design building entrances that are safe, accessible from the street, and have weather protection.
1.
Location of Main Entrance. The main entrance of the primary structure must face the street lot line, riverfront walk or plaza. Where there is more than one street lot line, riverfront walk or plaza, the entrance may face either of them or to the corner. For residential developments there are the following exceptions:
a.
For buildings that have more than one main entrance only one entrance must meet this requirement.
b.
Landscaped entrances that face a shared landscaped courtyard are exempt from this requirement.
2.
Front Porch at Main Entrances to Residential Uses in a Mixed-Use Development. There must be a front porch at the main entrance to residential portions of a mixed-use development if the main entrance faces a street. If the porch projects out from the building it must have a roof. If the roof of a required porch is developed as a deck or balcony it may be flat. If the main entrance is to a single dwelling unit, the covered area provided by the porch must be at least six feet wide and four feet deep. If the main entrance provides the entrance to two or more dwelling units, the covered area provided by the porch must be at least nine feet wide and seven feet deep.
G.
Vehicle Areas. The purpose of this standard is to emphasize the traditional development pattern in downtown Rainier where buildings connect to the street, and where vehicular parking and loading areas are of secondary importance.
1.
Access to Vehicle Areas and Adjacent Residential Zones. Access to vehicle areas must be located at least 20 feet from any adjacent residential zone.
2.
Parking Lot Coverage. No more than 50 percent of the site may be used for vehicle areas.
3.
Vehicle Area Screening. Where vehicle areas are across a local street from an R-1, R-2 or R-3 zone, there must be a six-foot-wide landscaped area along the street lot line. Vehicle areas across a local street from an R-1, R-2 or R-3 zone are subject to the standards of subsection D of this section, Residential Buffer.
H.
Exterior Finish Materials. The purpose of this standard is to encourage high-quality materials that are complementary to the traditional materials used in downtown Rainier.
1.
Plain concrete block, plain concrete, corrugated metal, full-sheet plywood, synthetic stucco, and sheet pressboard are not allowed as exterior finish material, except as secondary finishes if they cover no more than 10 percent of the surface area of each facade. Composite boards manufactured from wood or other products, such as hardboard or hardplank, may be used when the board product is less than six inches wide. Foundation material may be plain concrete or plain concrete block when the foundation material does not extend for more than three feet above the finished grade level adjacent to the foundation wall.
2.
Where there is an exterior alteration to an existing building, the exterior finish materials on the portion of the building being altered or added must visually match the appearance of those on the existing building. However, if the exterior finishes and materials on the existing building do not meet the standards of subsection (H)(1) of this section, any material that meets the standards of subsection (H)(1) of this section may be used.
I.
Roof-Mounted Equipment. The purpose of this standard is to minimize the visual impact of roof-mounted equipment. All roof-mounted equipment, including satellite dishes and other communication equipment, must be screened in one of the following ways. Solar heating panels are exempt from this standard.
1.
A parapet as tall as the tallest part of the equipment;
2.
A screen around the equipment that is as tall as the tallest part of the equipment; or
3.
The equipment is set back from the street-facing perimeters of the building three feet for each foot of height of the equipment.
J.
Ground Floor Windows. The purpose of this standard is to encourage interesting and active ground floor uses where activities within buildings have a positive connection to pedestrians in downtown Rainier. All exterior walls on the ground level which face a street lot line, sidewalk, plaza or other public open space or right-of-way must meet the following standards:
1.
The windows must be at least 50 percent of the length and 25 percent of the ground level wall area. Ground level wall areas include all exterior wall areas up to nine feet above the finished grade. The requirement does not apply to the walls of residential units or to parking structures when set back at least five feet and landscaped.
2.
Required window areas must be either windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall. The bottom of the windows must be no more than four feet above the adjacent exterior grade.
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K.
Distinct Ground Floor. The purpose of this standard is to emphasize the traditional development pattern in downtown Rainier where the ground floor of buildings is clearly defined. This standard applies to buildings that have any floor area in nonresidential uses. The ground level of the primary structure must be visually distinct from upper stories. This separation may be provided by:
1.
A cornice above the ground level;
2.
An arcade;
3.
Changes in material or texture; or
4.
A row of clerestory windows on the building's street-facing elevation.
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L.
Roofs. The purpose of this standard is to encourage traditional roof forms consistent with existing development patterns in downtown Rainier. Roofs should have significant pitch, or if flat, be designed with a cornice or parapet. Buildings must have either:
1.
A sloped roof with a pitch no flatter than 6/12; or
2.
A roof with a pitch of less than 6/12 and a cornice or parapet that meets the following:
a.
There must be two parts to the cornice or parapet. The top part must project at least six inches from the face of the building and be at least two inches further from the face of the building than the bottom part of the cornice or parapet;
b.
The height of the cornice or parapet is based on the height of the building as follows:
i.
Buildings 10 feet or less in height must have a cornice or parapet at least 12 inches high;
ii.
Buildings greater than 10 feet and less than 30 feet in height must have a cornice or parapet at least 18 inches high;
iii.
Buildings 30 feet or greater in height must have a cornice or parapet at least 24 inches high.
(Ord. 1003 Exh. A § 3.13.01, 2003)
