Chapter 20.24
C-3 CORE COMMERCIAL DISTRICT
Sections:
20.24.040 Development standards.
20.24.050 Environmental performance standards.
20.24.070 Design and development guidelines.
20.24.100 Individual lots required.
20.24.110 Performance standards.
Prior legislation: Ord. 2024.
20.24.010 Intent.
The intent of this chapter is to establish and promote a vibrant core commercial area that provides basic products and services to the surrounding residential and business community, while maintaining the cultural and historic nature of downtown Centralia. This chapter will:
A. Encourage and permit the development of a core area (or areas) of commercial uses which serve a wide geographic market area with a broad and diverse range of goods and services;
B. Limit location of such core area(s) to sites having safe and efficient access to major transportation routes, and limit uses to those types which depend on and encourage pedestrian and multimodal transportation uses for most successful operation;
C. Provide for development standards which will enhance the efficient operation of the area(s), and to achieve minimum adverse impact on the community as a whole, especially on adjacent properties having different land use characteristics;
D. Limit development to those which preserve or enhance the historic character within the district;
E. Promote uses that create or support hospitality services. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.020 Permitted uses.
A. Permitted as provided in Chapter 20.11 CMC.
B. Other or Related Uses Permitted.
1. Home occupations as provided in Chapter 20.69 CMC;
2. Signs as provided in Chapter 18.24 CMC;
3. Residential uses when located above the first floor, provided they meet the performance standards established in CMC 20.24.110;
4. Repealed by Ord. 2539;
5. Hotels/Motels. See CMC 20.06.510;
6. Wireless communication facilities on existing structures, with the intent to make them stealth facilities that are not noticeable to a degree greater than the structure to which they are attached; or new stealth facilities which are camouflaged into their surroundings.
C. Conditional Uses.
1. Residential uses on the first floor, if the building: (a) has more than fifteen dwelling units, (b) is not located on a collector or arterial roadway, and (c) meets the performance standards established in CMC 20.24.110;
2. Other conditional uses as provided in Chapter 20.67 CMC.
D. Similar or related permitted uses, and criteria for determination of similarity or relatedness, are as follows:
1. Uses similar to, or related to, those listed in subsection (A) of this section are permitted upon a finding of the community development director and the site plan review committee that a particular unlisted use does not conflict with the intent of this chapter or the policies of the comprehensive plan.
2. The criteria for such finding of similarity shall include, but not be limited to, the following:
a. The proposed use is appropriate in this area;
b. The development standards for permitted uses can be met by the proposed use; and
c. The public need is served by the proposed use. (Ord. 2539 § 18, 2023; Ord. 2445 § 2 (Exh. A) (part), 2020: Ord. 2374 § 4, 2016; Ord. 2346 § 7, 2015: Ord. 2309 § 1, 2013: Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.030 Prohibited uses.
Sexually explicit adult entertainment and other uses other than those identified or described in CMC 20.24.020 are prohibited. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.040 Development standards.
A. Development standards shall take into account both the environmental impact of the proposed use and the design standards of this chapter.
B. Permitted uses as well as similar or related uses shall comply with the standards of this land use district.
C. Architectural and building materials review will be critical in this district to ensure that new or remodeled structures maintain an appearance which is highly compatible with a historic downtown. Frequent store entrances, large window areas, and awnings will be strongly encouraged. Blank facades, large-scale single-use buildings, reflective glass, and other similar features will be strongly discouraged. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.050 Environmental performance standards.
A. 1. It shall be the responsibility of the operator and/or the proprietor of any permitted use to provide such evidence and technical data as the enforcing officer may require to demonstrate that the use or activity is or will be in compliance with the environmental performance standards of Chapter 20.57 CMC.
2. Failure of the enforcing officer to require such information shall not be construed as relieving the operator and/or the proprietor from compliance with the environmental performance standards of this title.
B. An environmental impact assessment shall be made by the site plan review committee in accordance with the procedures contained in Chapter 20.84 CMC. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.055 Building location.
A. Minimum lot area and dimensions: no limitations.
B. Minimum front, rear, and side setbacks: no limitations, provided any construction or additions are in compliance with current building code standards. Maximum front and street side setbacks: ten feet. (Ord. 2539 § 19, 2023; Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.060 Adjacent areas.
Parcels or lots which share a common boundary with properties in a residential or open space/institutional district shall provide a ten-foot strip for the landscaping along the common boundary. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.070 Design and development guidelines.
Developments shall comply with the requirements of CMC 18.10.030, Design and Development Guidelines manual. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.080 Off-street parking.
Off-street parking shall be provided in accordance with Chapter 20.72 CMC. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.090 Height.
Maximum height of buildings shall be one hundred feet. (Ord. 2209 § 2 (part), 2008: Ord. 2192 § 1, 2007: Ord. 2075 § 1 (part), 2001).
20.24.100 Individual lots required.
Every building shall be located on its own lot, with the exception of accessory structures/buildings. Creation of a lot or lots shall meet all requirements of the subdivision and short plat code. (Ord. 2209 § 2 (part), 2008: Ord. 2075 § 1 (part), 2001).
20.24.110 Performance standards.
These standards are intended to foster the creation of an urban environment that accommodates growth and is compatible with the existing uses in the area.
A. Lighting. On-site lighting, including parking lot lighting and illuminated signs, shall be located, directed, or designed in a manner to prevent glare on adjacent properties and for the benefit of pedestrians. All lighting shall have similar design elements to other structures found in the downtown core.
B. Location of Service Areas. All loading docks and other service activities shall be located away from view of any public street and shall be off of the alley. Exceptions to this requirement may be approved through the site plan review process. If such activities are visible from a public street, a visual screening design approved by the city shall be required.
C. Urban Design. Designs for this area shall focus on the “historic character” of traditional downtowns, relating to the heritage of the early residents of the community. Colors shall be medium to dark earth tones and follow the character of the neighborhood.
1. Architectural Character and Materials.
a. A differentiated base shall be used to provide human scale design through change, contrast, and intricacy in facade form. Scaling elements such as insets and projections shall be used to break up flat or monotonous facades along with color and a change in materials.
b. The climate in the city is such that in the summer months, shade is preferred and in the winter months, protection from the rain and wind is necessary. By providing the pedestrian with a sidewalk that is enjoyable to use year-round, a pedestrian-oriented development is achieved. Therefore, the following will be encouraged:
i. Arcades;
ii. Awnings or marquees.
2. Entrance and Visual Access. The intent in this district is to encourage pedestrian activity between the public street/sidewalk and buildings. Sidewalks shall provide continuous, uninterrupted interest to the pedestrian by providing visual interest or amenities. The environment will benefit with increased pedestrian activity; this activity will only occur if opportunities are provided that make walking to a destination a preferred and an enjoyable pursuit. The use of blank building facade walls is discouraged.
3. Minimum First Floor Glass. The first floor elevation of a building facing a street shall not have less than forty percent glass surfaces. All first floor glass shall be nonreflective. Display windows that are three-dimensional and are at least two feet deep are permitted and may be counted toward the forty percent glass requirement.
4. Provide at least one operable building entrance that faces a public street. Buildings that face multiple streets are only required to have one door on either street if the facades for both streets meet the forty percent glass requirement.
a. The maximum length of any blank wall uninterrupted by windows, doors, art, or architectural detailing at the first floor level shall be forty feet.
b. All building equipment and service areas, including on-grade and roof mechanical equipment and transformers, that are readily visible from the public right-of-way shall be screened from public view.
D. Public Amenities and Public Art. Amenities and works of art enhance quality of life as well as visual interest. Public amenities and art encourage pedestrian activity and contribute to the experience. A cohesive, unified lighting and amenity policy will help give the district its own distinctive identity. Therefore, all projects will be required to have public amenities and art that are subject to the following standards:
1. Sidewalks and street lamps installed in the public right-of-way shall be of the type specified in the city’s design and development standards. All parking lot lights shall match the city’s standards.
2. Pedestrian amenities such as park benches will be required.
3. Public art (which may include artists’ work integrated into the design of the building, and landscaping, sculpture, painting, murals, glass, mixed media, or work by artisans) that is accessible or directly viewable to the general public shall be included in all projects.
4. All residential projects shall have open space.
5. Safe and efficient pedestrian circulation shall be a priority.
E. All buildings that contain dwelling units shall meet the following standards:
1. Natural light and ventilation shall be provided in each individual dwelling unit as well as common areas such as hallways.
2. Each dwelling unit shall contain a bathroom and kitchen area.
3. In existing buildings being converted to residential housing through either an alteration, remodel, or conversion, a minimum of twenty-five percent of the entire building square footage shall be used for commercial purposes or as common space for tenants.
a. The commercial use or common space shall be located along the first floor building frontage.
b. Windows and entrances shall conform to the performance standards found in subsections (C)(2), (C)(3), and (C)(4) of this section.
c. Windows may not in any way be curtained or shuttered on either the interior or exterior. They must allow for observation from the outside.
F. A modification to the urban design provisions of this section may be granted by the site plan review committee after a recommendation from the historic preservation committee (if located in a historic district) and the planning commission. (Ord. 2539 § 20, 2023; Ord. 2467 § 2, 2021; Ord. 2309 § 2, 2013: Ord. 2209 § 2 (part), 2008).
20.24.120 Design review.
Architectural and building materials review will be critical in this district to ensure that new or remodeled structures maintain an appearance which is highly compatible with adjoining commercial and residential areas in accordance with Chapters 20.02 and 20.84 CMC with recommendations from the historic preservation committee (if located in a historic district) and the planning commission. (Ord. 2209 § 2 (part), 2008).