Rainier City Zoning Code

The classification system used in the comprehensive plan was established and mapped to implement the policies and intent of the comprehensive plan.

Zoning boundaries are depicted on the city’s official zoning map, which is hereby adopted by reference. The abbreviated zoning designations used in this division have the same meaning as the entire zoning district classification title as stated above.

Notwithstanding any provisions in this division to the contrary, the location of lot lines or setback lines at a development and construction related thereto shall be the responsibility of the applicant/owner.

The location and boundaries of all zones or districts designated in this division are hereby established as shown on the map entitled, “City of Rainier Official Zoning Map,” as adopted herewith and as may be amended from time to time, and hereafter may be referred to as “the zoning map.” An original, signed copy of the zoning map containing the zoning districts designated at the time of adoption of the ordinance codified in this division shall be retained in the office of the city clerk pursuant to RCW 35.63.100, and duplicates shall be filed in the community development department for reference and public distribution. All amendments thereafter made to the zoning map shall be made by ordinance and shall be reflected on such map, and it shall be the responsibility of the community development department to ensure that an up-to-date map is maintained at all times.

Where questions arise concerning the location of a district boundary, the designee shall interpret the zone boundaries as a Process I land use action.

Intent. The R-EN zone is characterized by neighborhoods that were platted as part of a subdivision completed within the last forty (40) years. These neighborhoods typically include single-family homes and are not anticipated to change significantly for the foreseeable future. As a result, the zone attempts to retain the characteristics of the current neighborhoods. Minimum lot sizes are established based on existing lot sizes within the neighborhood and single-family homes are intended to remain as a primary use, though accessory dwelling units are also allowed.

Physical Development. Standards applicable to physical development in the R-EN zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division, chapter, or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards. (Reserved).

Intent. The R 6-8 zone is characterized by larger lots that are undeveloped or minimally developed. The area is intended to develop with primarily single-family homes, though uses such as duplexes, townhouses, and some small apartments may be appropriate, so long as the uses fall within the allowed density ranges. Where a development is sought to be constructed on septic systems, the development should be clustered to ensure that the future build out of the site meets minimum density requirements. Streets are meant to be well connected and dead-end roads are discouraged to promote a high degree of connectivity for pedestrians and vehicles.

Physical Development. Standards applicable to physical development in the R 6-8 zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards. (Reserved).

Intent. The R 8-25 zone includes neighborhoods in or near downtown Rainier that are composed primarily of single-family homes on lots that range from 3,500 square feet to over an acre in size. These lots are primarily associated with historic plats in the city of Rainier, such as the Plat of Rainier and Moore’s Addition, though some land not included in these plats is also included in the zone.

The R 8-25 zone is intended to promote higher densities of housing near the center of Rainier to encourage a highly walkable downtown. A variety of residential units are allowed, so long as the units meet the minimum density requirements for the area. Where development is sought to be constructed on septic systems, the development must be clustered to ensure that future build-out of a property meets required minimum densities.

Physical Development. Standards applicable to physical development in the R 8-25 zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards. (Reserved).

Uses Permitted. Indoor emergency shelters, indoor emergency housing, permanent supportive housing and transitional housing are permitted in any zone in which residential uses are allowed and must meet the same development and operating regulations as permitted residential dwellings, including adhering to building and fire codes and Americans With Disabilities Act requirements to ensure consistency in health and safety for all residents. Minimum parking requirements are waived for all indoor emergency shelters, transitional housing, indoor emergency housing and permanent supportive housing.

Exemptions. Exemptions to development regulations, including but not limited to setback requirements, density limits, restrictions on support spaces inside buildings (e.g., office space for tenants) and public noticing requirements, for indoor emergency shelters, transitional housing, emergency housing and permanent supportive housing may be permitted with administrative approval by the planning director to address Rainier’s housing needs allocation through shelter and housing forms that do not meet building codes or other requirements. These types may include, but are not limited to, pallet shelters and tiny shelters. Regardless of the form, the housing or shelter must be indoors and allow access to bathrooms and showers.

Special Provision for Religious Organizations. Any affordable housing development, including permanent supportive housing and transitional housing with a lease, of any single-family or multifamily residence located on real property owned or controlled by a religious organization is allowed an increased density bonus consistent with local housing needs allocation with administrative approval by the planning director. Outdoor encampments, safe parking efforts, indoor overnight shelter and temporary small houses are permitted on property owned or controlled by a religious organization and must adhere to state regulations in RCW 35.21.915 and 36.01.290.

Intent. The CC zone is situated in the center of Rainier, and is meant to function as the community’s pedestrian-oriented downtown. Development is meant to promote the walkable nature of this area and include buildings set at or near the front property line with uses that generate pedestrian traffic typically located on the ground floor of buildings. Residential uses are encouraged in the CC zone.

Physical Development. Standards applicable to physical development in the CC zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards.

Intent. The SC zone contains parcels that are located along major roadways in Rainier that have less of an opportunity to construct large commercial centers than the highway commercial designation. The zone is meant to allow commercial development or residential development on these parcels and allow landowners some degree of flexibility in the use of their land.

Physical Development. Standards applicable to physical development in the SC zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards.

Intent. The HC zone is situated in large areas of continuous ownership along Highway 507 that provide the opportunity to construct commercial centers to provide goods and services for the residents of Rainier. Developments within these areas will typically include some type of anchor retailer or institution, such as a grocery store, and include a number of complementary shops that are primarily accessed by the automobile.

Physical Development. Standards applicable to physical development in the HC zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards.

Intent. The IND zone allows commercial and utility activities, as well as small- and large-scale industrial types of activities. The zone also provides an applicant the opportunity to create a master plan, subject to the provisions of Chapter 18.180, if an individual wants to develop a wider variety of commercial uses than are allowed by right within the zone.

Physical Development. Standards applicable to physical development in the IND zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards.

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards.

Intent. The FRL zone provides for agricultural, mineral, and forest uses and some commercial and utilities activities. The zone is primarily established in consideration of resource lands of longterm significance that are currently within the city of Rainier.

Physical Development. Standards applicable to physical development in the FRL zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards. (Reserved.)

Development Options and Subdivision. (Reserved.)

Additional Zone-Specific Standards (Reserved.)

Intent. The P/PF zone provides for moderate-and large-scale activities relating to the purposes of state and local governmental entities and semi-public institutions by providing necessary public services. The designation allows for the specialized needs of providing public services to all areas of Rainier.

Physical Development. Standards applicable to physical development in the P/PF zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards. (Reserved.)

Development Options and Subdivision. (Reserved.)

Additional Zone-Specific Standards. (Reserved.)

Intent. T/OS/P zone contains parcels that have parks and recreational activities and their associated accessory uses. The zone is meant to continue the allowance of these uses.

Physical Development. Standards applicable to physical development in the T/OS/P zone are provided in this section. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.

Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.

Lot Standards. (Reserved.)

Development Options and Subdivision. (Reserved).

Additional Zone-Specific Standards. (Reserved).

“Y” denotes an allowed use that does not require a use permit. Physical development permits are still required as applicable.

“A” denotes an allowed use that requires an administrative use permit to be obtained pursuant to Section 18.20.030.

“C” denotes an allowed use that requires a conditional use permit to be obtained pursuant to Section 18.20.040. A conditional use is generally compatible with the character of a zone but requires individual review of its configuration, density, and intensity in order to mitigate effects that may be adverse to the desired character of the zone.

“PF” denotes an allowed use that requires a public facilities use permit to be obtained pursuant to Section 18.20.060. Public facilities uses are inherently incompatible with the character of the zone, but essential to the community; therefore, some provision must be made for their existence and operation. Public facilities uses require specified locations due to common neighborhood opposition. These locations must be determined by a comprehensive community-wide selection process designed to identify locations that best serve the special use while minimizing the negative impacts and obtrusiveness. Public facilities uses also require individual review of their configuration, density, and intensity in order to mitigate effects that are adverse to the desired character of the zone. As a use, essential public facilities are treated as listed or substantially similar to listed use types, but may require a public facilities use permit even when another permit type is listed.