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)
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)
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)
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)
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)
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)
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)