Trade districts support development of a healthy, diversified economy and facilitate Stevenson to become the year-round recreation and tourist destination of the county and Central Gorge. The standards in this chapter are intended to enhance the vitality of the downtown core, improve our status as a tourist destination, and ensure that the local business community remains a healthy component of Stevenson's economy.

(Ord. No. 1103, § 7, 2-16-2017)

A.

CR Commercial Recreation District. The commercial recreation district (CR) provides for the siting of facilities within Stevenson for the express purpose of expanding the tourism industry while adding to local citizens' opportunities for economic development. The establishment of the CR commercial recreation district is intended to enhance and diversify the business and tourism opportunities in Stevenson through development of commercial and other facilities that complement the natural and cultural attractions of the area without significant adverse effect to environmental features or to natural, cultural and historic resources and their settings.

B.

C1 Commercial District. The commercial district (C1) is intended to provide minimum development standards for the broad range of residential, commercial, and community uses necessary for a vibrant and functioning downtown area serving large areas of the county.

C.

M1 Light Industrial District. The light industrial district (M1) is intended to provide minimum development standards for the broad range of manufacturing, warehousing, and sales uses that contribute to the economic base of the city.

(Ord. No. 1103, § 7, 2-16-2017)

A.

Trade districts can be appropriately applied and maintained in areas designated as LIT low intensity trade and HIT high intensity trade on the future land use map.

B.

Areas designated as LIT low intensity trade and HIT high intensity trade shall not be rezoned for residential districts. Under limited circumstances LIT areas may be rezoned for public districts.

(Ord. No. 1103, § 7, 2-16-2017)

A.

Types of Uses: For the purposes of this chapter, there are 4 kinds of use:"

1.

A permitted (P) use is one that is permitted outright, subject to all the applicable provisions of this title.

2.

An accessory (A) use is permitted on properties containing permitted uses, provided that:

a.

The accessory use or activity may be regarded as incidental or insubstantial in and of itself or in relation to the principal use on the lot; and

b.

The accessory use or activity is commonly or frequently associated with the principal use on the lot.

3.

A conditional (C) use is a discretionary use reviewed by the planning commission according to the process and criteria in SMC 17.39 - Conditional Uses.

4.

A prohibited (X) use is one that is not permitted in a zoning district under any circumstances.

5.

When a letter or use category is not listed in this table, an interpretation may be initiated under SMC 17.12.020.

B.

Use Table. A list of permitted, accessory, conditional and prohibited uses in Trade Districts is presented in Table 17.25.040-1: Trade Districts Use Table.

1-Multi-family dwellings in the CR district are subject to review according to the density and parking requirements of the R3 multi-family residential district.

2-A conditional use permit is only required for temporary emergency, construction or repair residences after the expiration of the initial 6-month grace period.

3-Vehicle repair is subject to the following performance standards: 1) No repair work shall be conducted outside a fully enclosed building; and 2) vehicles shall not be parked or stored overnight unless inside a fully enclosed building.

4-Truck, trailer or equipment rental operations in the C1 district shall be conducted only inside a fully enclosed building.

5-The activity shall be an integral part of, or subordinate to, an on-premises principal use.

6-All activities except for conditionally approved outdoor storage, and except for the short term parking of vehicles, (less than 24 hours), shall be conducted wholly within an enclosed building.

7-Materials or vehicles being stored shall be screened from view from public roads and from nearby residential uses.

8-Despite the general exclusion of overhead elements from this use category, any utility or communication facility in the C1 district with an overhead element greater than 50 feet is considered a conditional use.

9-Despite the general exclusion of overhead elements from this use category, any utility or communication facility in the M1 district with an overhead element greater than 35 feet is considered a conditional use.

10-See also SMC 17.36-WW Wind/Wireless Overlay District.

11-The only farm animals intended to be allowed in the CR district are animals kept for the sole purpose of providing recreational horse, pony, mule and donkey rides.

12-Specialty retail shops in the CR District must be associated with a principal use permitted outright in the district.

13-Offices that are an integral part of the on-premises principal use do not require a conditional use permit.

14-Townhomes in the CR and C1 District must comply with SMC 17.38.085.

15-See SMC 18.08 and the Shoreline Master Plan for use allowances related to this use category.

(Ord. No. 1103, § 7, 2-16-2017; Ord. No. 1141, § 5, 5-16-2019; Ord. No. 1157, § 6, 8-20-2020; Ord. No. 1182 meeting, § 5(Exh. E), 5-19-2022)

A.

Density and Lot Size. The maximum density and minimum lot dimensions for Trade Districts are contained in Table 17.25.050-1: Trade Density Standards.

1-Except for multi-family dwellings which require 1,200 sf per unit.

2-Except for residential uses on the first floor above grade, which are limited to 50% of lot area.

B.

Exceptions. The following exceptions are permitted to the standards of Table 17.25.050-1:"

1.

Properties receiving approval to deviate from standards according to SMC 17.38 - Supplementary Provisions.

2.

Properties obtaining variance approval in accordance with SMC 17.46 - Adjustments, Variances, and Appeals.

(Ord. No. 1103, § 7, 2-16-2017; Ord. No. 1157, § 7, 8-20-2020)

A.

Compliance Required. All structures in Trade Districts must comply with:

1.

The applicable dimensional standards contained Table 17.25.060-1: Trade Dimensional Standards.

2.

All other applicable standards and requirements contained in this title.

1-A greater height may be allowed by the planning commission; provided it does not interfere with the views of a substantial number of upland properties which are presently residential or have a potential for residential development and there is an overriding public interest in allowing a greater height. For each 10 ft increase in height that is allowed, there shall be an additional setback or stepback of 15 ft from any property line.

2-Except in zone transition areas where the minimum setback shall be the same as any adjoining more restrictive district.

3-Except for multiple residential dwellings adjoining a nonresidential use where the minimum setback shall be 20 ft.

4-35 ft for multi-family dwellings and legacy homes.

5-15 ft for legacy homes.

6-5 ft for legacy homes.

7-20 ft for legacy homes.

8-Automobile service stations are exempt from the maximum front yard requirement.

9-Legacy Homes may have a greater setback

B.

Exceptions. The following exceptions are permitted to the standards of Table 17.25.060-1:

1.

Properties receiving approval to deviate from standards according to SMC 17.38 - Supplementary Provisions.

2.

Properties obtaining variance approval in accordance with SMC 17.46 - Adjustments, Variances, and Appeals.

(Ord. No. 1103, § 7, 2-16-2017; Ord. No. 1157, § 8, 8-20-2020)

A.

CR Design.

1.

Buildings shall be appropriately scaled and compatible with their locations and surrounding environment, including adjacent buildings, landscaping, water bodies and other natural features.

2.

Exterior building materials and finishes shall be compatible with the unique setting of the Columbia River Gorge. Preference should be given to nonglossy finishes and earthtone colors.

3.

Outdoor storage shall be visually screened by landscaping, fences, walls or enclosures.

4.

Refuse containers shall be fully enclosed and covered. Enclosures shall be constructed of materials compatible with the main structure.

5.

Screening and buffering shall be provided between dissimilar uses to minimize negative impacts, such as those from noise, traffic, lighting and glare.

6.

Screening and buffering shall be located along the perimeter of a lot or parcel.

7.

The location and number of access points to the site, their relationship to existing streets and traffic, the interior circulation patterns, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience.

8.

Pedestrian sidewalks, pathways and access ways shall be located and constructed to minimize conflicts with vehicular traffic and natural hazards.

9.

Safety crossings and adequate sight lines shall be provided at pathway intersections with roads.

10.

Roads, buildings and other structural improvements shall be located and designed to minimize grading and modification of existing landforms and natural characteristics.

11.

Developments shall not contribute to the instability of a parcel or to adjoining lands.

12.

Surface drainage systems shall be designed so as not to adversely affect neighboring properties, roads or water bodies.

13.

Developments within the designated shoreline areas of the CR district shall provide ample public visual and physical access to the water.

B.

C1 Design.

1.

Except for ground floor residential dwellings, building walls which front on a public sidewalk and are located within 15 feet of the sidewalk must meet the following blank wall standards:

a.

Windows and doors must occupy at least 50% of the length of a building wall."

b.

Windows and doors must occupy 25% of the ground level wall area (up to 9 feet above grade).

c.

If the planning commission is convinced that strict adherence to the blank wall standards would create an unworkable situation due to the functional requirements of the specific use proposed, partial relief of these blank wall standards may be granted by allowing substitutions as follows:

1.

The planning commission may allow display cases, provided the property owner agrees to rotate or change displays at least every 60 days.

2.

The planning commission may allow original art or craftsmanship, if commissioned specifically for this location.

3.

In determining the adequacy of the proposed substitution, the planning commission may seek opinions from knowledgeable individuals. The planning commission may also establish conditions of approval related to size, location, cost, maintenance and other factors as appropriate.

2.

Rooftop mechanical equipment shall be set back a minimum of 15 feet from the edge of a roof or screened to reduce visual prominence.

3.

Garbage collection areas and ground-mounted electrical and mechanical equipment shall be adequately screened from the street and nearby residential uses.

C.

M1 Design.

1.

Garbage collection areas and ground-mounted electrical and mechanical equipment shall be fenced and/or screened from the street and nearby residential uses.

2.

All electrical, telephone, or other cable services shall be brought underground from a public street to the connected building."

3.

Lighting fixtures shall be oriented to avoid direct glare onto adjacent properties."

(Ord. No. 1103, § 7, 2-16-2017)

A.

CR Landscaping.

1.

Minimum landscaping shall include 100% of the area between the building line and the street right-of-way line excluding drives, parking areas and pathways.

2.

New trees, shrubs, groundcover and other materials shall be compatible with other nearby landscaping.

3.

New plantings shall be of such size, condition and density that they are initially effective.

4.

Wherever practical, natural vegetation and existing grade should be retained.

5.

In areas where vegetation plays an important role in erosion control, aesthetic considerations or slope stabilization, any vegetation removed during construction, excavation or grading shall be promptly replaced.

6.

Trees and shrubs which are intended to be retained on a site shall be protected during construction.

B.

Reserved.

C.

M1 Landscaping.

1.

The area between a public street and a building, wall or fenced area shall be landscaped.

2.

Portions of the site which are not covered with a building or pavement shall be landscaped.

(Ord. No. 1103, § 7, 2-16-2017)

A.

CR Maintenance and Performance Standards.

1.

Outdoor storage shall be maintained in a safe and orderly manner.

B.

C1 Maintenance and Performance Standards.

1.

Exterior storage is not allowed, except for storage and display of plant materials, building materials or rental equipment on a temporary or seasonal basis.

2.

Exterior display of goods available in the adjacent building is acceptable; provided that such goods are only displayed during business hours.

3.

Sidewalk food service and other vending activities may be allowed, subject to meeting state and local health requirements, and subject to the zoning administrator finding that all of the following are, or will be, met:

a.

The sidewalk is of adequate width to ensure safe and convenient pedestrian movement when the vending activity is in place;

b.

The vending operation will be managed or controlled by the owner or lessee of the adjoining property;

c.

The owner or lessee of the adjoining property agrees to be responsible for litter removal and maintenance of a safe and convenient pedestrian environment; and

d.

All evidence of the activity will be removed at the end of each business day.

C.

M1 Maintenance and Performance Standards.

1.

The following air and water pollution standards must be met:

a.

Discharge of smoke, particulate matter and other pollutants into the air shall conform to standards of the Southwest Washington Clean Air Agency;

b.

The emission of offensive odors in such quantities as to be readily detectible at any point beyond the property line is prohibited;

c.

No open burning shall be permitted;

d.

The discharge of any effluent, including normal storm runoff, into the Columbia River or other water body is prohibited unless prior permission has been received from the Washington State Department of Ecology or other permitting authority.

2.

The following noise standards must be met:

a.

The building occupant must conform to the current version of the 1972 Federal Health and Safety Act. Noise-making devices which are maintained and utilized solely to serve as warning devices and noise created by highway vehicles or trains are exempted.

3.

Other noxious effect restrictions apply as follows:

a.

No discernable vibration, other than that caused by highway vehicles or trains, shall be permitted at the property line of the use concerned.

b.

All materials, including wastes, shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents, or create a hazard.

c.

No noxious or offensive trade, business or activity shall be conducted nor shall anything be done therein which may be or become a nuisance.

(Ord. No. 1103, § 7, 2-16-2017)

A.

CR Parking and Loading.

1.

Off-street parking shall be provided in accordance with the requirements of SMC 17.42 Parking and Loading Standards.

2.

Parking areas, aisles, loading aprons and access ways shall be paved with an all-weather surface of a strength adequate for the traffic expected and shall be well drained.

B.

C1 Parking and Loading.

1.

Off-street parking and loading shall be provided in accordance with the requirements of SMC 17.42 Parking and Loading Standards.

2.

The parking and loading standards of SMC 17.42 are subject to the following exceptions in the C1 Commercial District:

a.

Exception to SMC 17.42.030.A. Off-street parking is not required when a new use is established in an existing building.

b.

Exception to SMC 17.42.090 for Mixed Use Residential Buildings. For all buildings having general sales or service uses [SMC 17.13.020] as the primary ground-floor use, the parking spaces required for all dwellings within the building shall be 0.5 per dwelling regardless of the number of bedrooms or the gross floor area of the dwelling; provided however, that all parking spaces otherwise required for the building's uses shall be supplied.

3.

Parking areas shall be adequately fenced and/or screened from the street and nearby residential uses.

C.

M1 Parking and Loading.

1.

Off-street parking shall be provided in accordance with the requirements of SMC 17.42 Parking and Loading Standards.

2.

Parking areas shall be fenced and/or screened from the street and nearby residential uses.

3.

All loading must be accomplished on the site; no on-street loading is permitted.

(Ord. No. 1103, § 7, 2-16-2017; Ord. No. 1172, § 1(Exh. A), 4-15-2021)

A.

Allowed Sign Types and Characteristics. A list of permitted, accessory, conditional and prohibited sign types and characteristics in Trade Districts is presented in Table 17.25.145-1: Allowed Signage.

1-Unless a bonus allowance is granted for a Sign of Outstanding Design under SMC 17.39.145.

2-An existing sign, together with its sign structure, which becomes dilapidated shall be removed after notice to the property owner, unless upon appeal under SMC 17.46, the property owner establishes facts sufficient to rebut the presumption of dilapidation.

3-The city strongly encourages the installation of dark-sky friendly signs when utilizing illuminated signs in this district.

4-Allowed as an accessory sign only when placed in windows and limited to 4 sq ft in area.

B.

Sign Standards. Signs allowed in trade districts are subject to the dimensional and duration standards in Table 17.25.145-2: Sign Standards.

1-Subject to bonus allowance when approved as a Sign of Outstanding Design under SMC 17.39.145.

2-When a building wall exceeds 150 ft in length, maximum individual sign area increases to 5% of the building wall area or 150 sq ft, whichever is smaller.

3-Maximum cumulative sign area is applicable to single-business- and multiple-business lots.

4-The area for freestanding signs directed to a single street frontage is included in the cumulative area calculation for the closest primary building wall.

5- The area for signs that face more than one street is included in the cumulative area calculation for the closest primary or secondary building wall, as assigned by the applicant.

6-Also subject to overall maximum cumulative signage of building wall.

7-No part of a building sign shall be higher than the highest point of the building to which it is attached.

8-No sign may be placed in a Vision Clearance Area (SMC 17.10.862).

9-Signs within a public right-of-way may be permitted according to SMC 12.02 - Use of City Rights-of-Way.

10-Building signs have no setback requirement.

11-Portable signs shall not hinder the safe and convenient travel of pedestrians and vehicles but are exempt from permitting under SMC 12.02 - Use of City Rights-of-Way.

12-Signs related to a specific event, sale, etc. must be removed within 5 days after such event.

13—Political signs not related to an upcoming election in the voting district where the sign is placed are subject to the temporary sign duration standards.

C.

Exceptions. The following exceptions are permitted to the standards of Table 17.25.145-2:

1.

Because of their benefits to pedestrians, a bonus shall be allotted to awning/marquee signs in the C1 district by including only one-half of the sign area in the cumulative sign area calculation, provided that this bonus only applies to the sign area on the face of, or suspended from the awning, canopy, or marquee and not to signs attached to a building above an awning, canopy, or marquee.

Figure 17.25.145-1: Bonus Area Illustration.

(Ord. No. 1103, § 7, 2-16-2017; Ord. No. 1157, § 9, 8-20-2020)