Chapter 19.65
REDEVELOPMENT PROJECT
DISTRICT, RPD

Sections:

19.65.010 Uses permitted.

19.65.020 Nonconforming uses.

19.65.030 Bulk and height.

19.65.040 Land coverage.

19.65.050 Setback.

19.65.055 Fronting on street – Requirement.

19.65.060 Outside storage.

19.65.070 Off-street parking.

19.65.075 Loading.

19.65.080 Signs.

19.65.085 Landscaping.

19.65.090 Variance.

19.65.010 Uses permitted.

In redevelopment project district, RPD, no building or premises shall be used for any use except that specifically authorized by the city under the terms and conditions of this chapter. In general such uses shall consist of:

(1) Light Industrial Uses. This category would include such operations as machine shops, metal fabricating plants, carpentry or cabinet-making operations, electronics plants, contractors’ yards, and similar uses;

(2) Distribution Facilities. Including warehouses, truck terminals, and port-related storage facilities;

(3) Service Industrial. Including propane gas sales, industrial cleaners, truck stops, auto and truck repair facilities, and similar uses;

(4) The methods, processes and material used shall not be objectionable to adjacent users inside or outside the project area as to smoke, dust, odor, glare and noise, or otherwise detrimental to the general area. There shall be no permanent or transient living units except caretakers’ quarters where needed.

(5) Commercial Uses. In addition to the uses provided, the following described property located in the city, consisting of Lot 1, Block 1; Lots 1 and 2, Block 2; Lots 1 and 6, Block 6; and Lot 1, Block 7; all according to the Plat of Columbia Industrial Park on file in the office of the auditor of Cowlitz County, may be used for the following commercial purposes, namely, those uses authorized by LMC 19.45.010(2), (3), (5), (6), (7), (8), (9), (10), (14), (15), (16), (17), (19) and (23);

(6) Commercial Uses By Special Use Permit. All the commercial uses authorized in subsection (5) of this section and the commercial uses described in LMC 19.45.010(12) may be allowed in any portion of the remainder of redevelopment project district, RPD, as a special property use by the appeal board of adjustment of the city, in accordance with and in the manner provided by Chapter 19.12 LMC;

(7) On-site hazardous waste treatment and storage provided such facilities are accessory and clearly subordinate to a permitted use and are developed and operated in conformance with state and federal regulations, including Chapter 70.105 RCW, as the same now exists or is hereafter amended;

(8) Tents for special event sales by local retail merchants; provided, that such tents are erected on the same property on which the merchant has his regular place of business or on a parking lot adjoining the merchant’s regular place of business to which the merchant’s customers normally have access. Additionally, established merchants having a regular place of business within the city limits of Longview may apply for a special event satellite tent sale in conjunction with another place of business; provided, that the applicant provides a signed agreement statement from the host business and a plot plan illustrating the location of the tent in relationship to other structures on and abutting the property; the special event sale does not impact the host business’s required off-street parking facilities; and the proposed sale of items is consistent with the permitted uses of the zone in which it is located. Subject to the following:

(a) Any such tent is fire-retardant and meets all applicable life safety and access requirements of LMC Title 18,

(b) That special sales are limited to a total of not more than 30 days in any calendar year per business, and not more than 10 successive days per sales event. Events held at a host location shall be included in the host business’s total allowable special event sale days, and

(c) Approval for such special event sale has first been granted by the city manager and the administrative fire chief. (Ord. 2643 § 8, 1996; Ord. 2509 § 1, 1993; Ord. 2322 § 10, 1988; Ord. 1883 §§ 1, 2, 1978; Ord. 1795 § 1, 1976).

19.65.020 Nonconforming uses.

If any use of the land or premises located within the redevelopment project district is deemed to be nonconforming relative to the regulations included in this section at the time the ordinance codified in this chapter is adopted, such use may be continued. However, if such nonconforming use is discontinued for a period of one year or more, any further use of those lands or premises shall be in conformity with the provisions of this chapter. The mere presence of a structure shall not be deemed to constitute the continuance of a nonconforming use unless such structure is actually occupied and employed in maintaining such use.

(1) Notwithstanding any other provision of this chapter, the city shall have the power to grant any permit for a nonconforming use upon application of the owner and satisfactory showing that the property involved was purchased by such owner prior to the adoption of the ordinance codified in this chapter.

(2) The power to grant any such permit shall terminate one year from the date of adoption of this chapter unless, during said one-year period, such right is fully established and is in full use.

(3) Nothing in this chapter shall be deemed to prohibit the restoration of a building within a period of six months from the date of its partial destruction to the extent of not more than 50 percent of its replacement value, by fire, explosion, act of God or act of public enemy, or prevent the continuance of the use of such building or part thereof. (Ord. 1795 § 1, 1976).

19.65.030 Bulk and height.

The gross floor area of any building, excluding that portion which is used for parking, shall not exceed two times the total lot area. No building shall be more than three stories or 45 feet in height. (Ord. 1795 § 1, 1976).

19.65.040 Land coverage.

The minimum floor area of the principal building on a lot shall cover at least 30 percent of the total buildable lot area, exclusive of setbacks. The minimum floor area of the principal building may be established at a lesser percent of the total buildable lot area, subject to a variance approved by the city council. Covered parking and storage apart from the principal building shall not be considered to fulfill part of this requirement. (Ord. 2199 § 1, 1984; Ord. 1942 § 1, 1979; Ord. 1883 § 3, 1978; Ord. 1795 § 1, 1976).

19.65.050 Setback.

Except as provided in LMC 19.72.010 and 19.72.020, for every principal building allowed in the redevelopment project district, there shall be a front yard having a depth of not less than 60 feet; and a side yard on each side of the building of not less than 20 feet in width, except that a side yard of a corner lot shall be not less than 50 feet in width along the side street property line; and a rear yard of not less than 20 feet.

A strip of land at least 10 feet in width abutting the street right-of-way shall be landscaped with evergreen plants from an approved list. The setback areas between the building lines and the property lines are to be used either for landscaped areas or for off-street surfaced parking and loading operations. A gatehouse shall be permitted in the setback area provided the structure is limited to one story and 100 square feet in floor area. (Ord. 1883 § 4 1978; Ord. 1795 § 1, 1978).

19.65.055 Fronting on street – Requirement.

Every principal structure shall front on or be located on property which fronts upon a street dedicated to and maintained by a municipal corporation. (Ord. 2647 § 9, 1997).

19.65.060 Outside storage.

Open storage shall not be permitted within the setback zones, but shall be allowed within the buildable lot area; provided stored materials are screened from view from the outside by means of a fence or wall or landscaping of approved nature no less than five and not more than 10 feet in height. Outside storage shall be permitted only for materials which are associated with the principal use or manufacturing process on the lot. The height of the stockpile shall not exceed the height of the view-obscuring fence. (Ord. 1795 § 1, 1976).

19.65.070 Off-street parking.

Every permitted land use erected or enlarged after the effective date of the ordinance codified in this section within the redevelopment project district, RPD, shall provide off-street parking facilities for automobiles, as required by Chapter 19.78 LMC. (Ord. 1883 § 5, 1978; Ord. 1795 § 1, 1976).

19.65.075 Loading.

Any establishment where the loading and unloading of trucks is a normal part of its operation shall provide off-street truck loading facilities as follows:

(1) Loading berths shall be permitted in the street setback zones, except that portion of a corner lot formed by connecting two points 60 feet from the intersection of the street property lines.

(2) No berth shall be so located as to require direct entry and exit to the street.

(3) Each berth shall be at least 12 feet by 30 feet, and have a 14-foot, six-inch clearance.

(4) Permanent markings shall designate each berth.

(5) The layout of the landing berths shall be reviewed by the public works department prior to approval of the plot.

(6) The required number of berths shall be determined according to the gross floor area of the establishment according to the following:

      Square Feet Berths

      4,500 –  16,000 1

      16,001 –  40,000 2

      40,001 –  64,000 3

      64,001 –  96,000 4

      96,001 – 128,000 5

      128,001 – 160,000 6

      For each additional 36,000 1

(Ord. 1795 § 1, 1976).

19.65.080 Signs.

All signs shall comply with the provisions of Chapter 16.13 LMC.

Signs which serve to identify a business or a use shall be permitted, subject to the following requirements:

(1) No sign shall exceed 75 square feet and no more than two signs shall be permitted for each establishment.

(2) Two freestanding signs are permitted for each establishment; provided, that the maximum height does not exceed 16 feet and such signs do not project over the public right-of-way. The size of each of such signs shall not exceed 50 square feet. A double-sided sign shall be permitted and the area shall be calculated on one side only. In the case of corner lots, nothing shall be erected or placed in such a manner as to impede vision between the height of 42 inches and a height eight feet above the highest level of the street abutting the property within a triangular shaped area determined by measuring a distance of 20 feet from the property corner at the street intersection along the property line common to the lot and each abutting street and the straight line necessary to connect the above-mentioned two 20-foot sides in order to form the third side of a triangle.

(3) No sign shall protrude beyond the highest point of the building to which it is affixed, and shall not extend more than five feet from the wall of the building.

(4) All signs shall be stationary, and the stop and support structure shall be of permanent construction and attractive in appearance.

(5) Illuminated signs shall be of constant intensity and color.

(6) Signs which restrict the view of adjoining properties or create confusion relative to interpretation of traffic signals shall not be permitted.

(7) No plot plan shall be approved until the community development department has found the signs to be in conformance with these regulations. (Ord. 2839 § 13, 2002; Ord. 2774, 2000; Ord. 2199 § 2, 1984; Ord. 1795 § 1, 1976).

19.65.085 Landscaping.

(1) Trees and other existing growth shall be surveyed to determine landscaping value and that plant material deemed of value be preserved as landscaping elements to the greatest extent possible, and incorporated into the detailed site plans.

(a) Setbacks.

(i) A strip at least 10 feet in width shall be landscaped with evergreen plants from an approved list of plant material. The remainder of area between the right-of-way and the seven-foot planting strip shall be planted and maintained in a like manner by the property owner.

(ii) The setback along interior property lines shall be at least 20 feet in width and where deemed necessary by the city be landscaped with approved plant material with visual screening characteristics.

(b) Parking Areas.

(i) Parking areas shall be landscaped with deciduous trees and evergreen ground covers to relieve monotony of pavement expanses.

(ii) Parking areas shall be screened from public and private view as determined by the city.

(c) Buildings and Structures. All buildings and structures, where practical, shall have a five-foot minimum planting strip around them to soften architectural lines.

(d) Landscape Maintenance.

(i) All landscaping shall be maintained in a neat-appearing, healthy condition during all seasons.

(ii) All landscaping shall have provisions for irrigation.

(2) The landscaping standards set forth in this section provide generalized guidelines for obtaining harmony and continuity in the general character of the redevelopment project district zone. Specific details pertaining to methods of installation, acceptable plant materials, irrigation standards and other pertinent information relative to landscaping, shall be determined by the parks and recreation director. (Ord. 2199 § 3, 1984; Ord. 1795 § 1, 1976).

19.65.090 Variance.

When the literal interpretation and strict application or enforcement of the provisions of this chapter would cause undue and unnecessary hardship, the appeal board of adjustment may grant a variance therefrom if such variance would not be contrary to the public interest, and which will not constitute a substantial change from this chapter. Applications for such variance shall be made as provided in LMC 19.12.150. The appeal board of adjustment will review the application with appropriate departments and may approve the application if it is found:

(1) That the variance will not alter the land use, or adversely affect the intent, purpose or basic requirements of the redevelopment project district zone;

(2) That such variance would not be materially detrimental to the public welfare or injurious to other property in the project;

(3) That exceptional circumstances or conditions apply to the subject property which do not generally apply to other property in the project.

Applicants may appeal the denial of such application to the city council within 17 days. (Ord. 2199 § 4, 1984; Ord. 1942 § 2, 1979; Ord. 1795 § 1, 1976).