Chapter 18.35 TOWN CENTER DISTRICTS [1]

To create a distinct, strong identity for the town center, producing a heart for Washougal that is surrounded by solid, strong neighborhoods.

To provide opportunities to increase the city's tax base, thereby helping to fund public improvements and public services.

To encourage private and public investment, attract shoppers and visitors, and appeal to existing and new residents.

To produce a concentration and a mixture of commercial, office, retail, residential, and civic uses within the town center.

§ 18.35.020 Districts described and delineated.

To develop a town center that supports pedestrian movement, bicycles and use of public transit.

(6)

To promote sustainable public and private development.

(7)

To implement both the city's comprehensive plan and downtown plan.

(8)

To preserve the ability to allow Pendleton Woolen Mills to carry on its business; and to utilize its current buildings on its site for light industrial uses that are compatible with the existing business and not injurious to the surrounding neighborhood.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1627 § 1 (Exh. A), 2009)

TC-C – Town Center Core. This district is envisioned to have the highest intensity uses, especially retail, offices, residences, and hotels contained within mid-rise buildings. Shops and restaurants would be located along key streets, particularly a principal pedestrian corridor. A major public open space would anchor the district. Over time, parking would be increasingly located within structures.

TC-EV – Town Center East Village. This district is envisioned to have a mixture of higher density housing and retail contained within low-rise buildings. Some retail uses would be auto-oriented and have somewhat large footprints. Public open spaces would be found throughout the district.

TC-WV – Town Center West Village. This district is envisioned as a predominantly residential area with some modest infill development on vacant and underutilized parcels. Any development would be low-rise. The district would also contain public buildings and uses.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1627 § 1 (Exh. A), 2009)

§ 18.35.030 Use limitations.

All uses shall be allowed, unless specifically prohibited below.

Prohibited in all town center districts:

Adult establishments;

Billboards;

Industrial uses, except on property currently utilized for industrial purposes;

Outdoor storage of materials and equipment (except during construction) and minor incidental seasonal displays;

Repair of vehicles, unless entirely within a building;

(f)

Sewage treatment plants;

(g)

Work release facilities;

(h)

Wrecking yards;

New wireless monopoles;

(j)

Medical marijuana cooperatives as defined in RCW 69.51A.250;

(k)

Recreational marijuana producers, processors and retailers as defined in RCW 69.50.101.

Additionally prohibited in the TC-C (town center core) district:

Vehicle washing, unless located within a building or parking structure;

Drive-through businesses, unless located within a building or parking structure;

Gasoline service stations;

Mini-storage on the street level;

Outdoor sales of boats, vehicles, or equipment.

Additionally prohibited in the TC-WV (town center west village) district:

Retail, office or other commercial uses, unless as a home occupation.

§ 18.35.040 Basic development standards – Floor area ratio, height and parking.

Any other use that the planning director determines not to comport with the intent of the district as expressed in WMC § 18.35.010, Purpose.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1627 § 1 (Exh. A), 2009; Ord. 1740 § 1 (Exh. A), 2013; Ord. 1764 § 2 (Exh. A), 2014; Ord. 1807 § 2 (Exh. A), 2016)

Floor Area Ratio.

Definition: the amount of floor area within a building as a multiple of the lot area.

Floor Area Ratio (FAR)
	Basic Allowable "As of Right"		Maximum Allowable with Bonuses
District	Nonresidential	Residential	Nonresidential	Residential
TC-C	0.5	1.0	3.0	4.5
TC-EV	0.5	1.0	1.5	3.0
TC-WV	–	0.6	–	–

Notes.

Floor area is measured to the inside face of exterior walls. The following shall be excluded from floor area calculation:

Space below grade;

Space dedicated to parking;

Mechanical spaces;

(D)

Elevator and stair shafts;

(E)

Lobbies and common spaces, including atriums;

(F)

Space used for any bonus feature.

Allowable FAR for nonresidential and residential uses may be added together within a project, for a combined total.

Hotels shall be considered residential for the purpose of this chart.

Bonus Features Allowing Increased Floor Area Ratio. Bonuses may not be stacked upon each other to provide more than one bonus given for the same item. Density bonuses must be acceptable to the city and are related to the value of the community benefit. Before a density incentive is granted, however, it must also be demonstrated that there is a need for the proposed improvements; that the improvements or land are needed or desired at the proposed location; and that the land is appropriate in size and that the terrain is appropriate to accommodate the intended use. A minimum of five or more of the following shall be provided to qualify for additional floor area ratio bonuses. A lesser amount may be approved by the community development director.

Feature	Additional Floor Area Ratio
Street-level retail	100 s.f. of floor area for each linear retail frontage
Public plaza	5 s.f. of floor area for each s.f. of plaza
Canopy	4 s.f. of floor area for each s.f. of canopy
Day care	4 s.f. of floor area for each s.f. of day care
Health club	2 s.f. of floor area for each s.f. of health club
Public meeting room	5 s.f. of floor area for each s.f. of meeting room
Public art	10 s.f. of floor area for each $100.00 of valuation
Water feature	10 s.f. of floor area for each $100.00 of valuation
Structured parking	0.5 s.f. of floor area for each s.f. of required parking above grade
Below-grade parking	1 s.f. of floor area for each s.f. of required parking below grade
Green roof/rooftop garden	2 s.f. of floor area for each s.f. of green roof
Public restroom	10 s.f. of floor area for each s.f. of public restroom
Contribution to a park	10 s.f. of floor area for each $100.00 of contribution to acquisition or development. This can be used to exceed the maximum FAR and maximum height by up to 25%
Contribution to, dedication, and construction of a large civic site such as an outdoor amphitheater, electric car recharge station, public tennis courts, library, senior citizen center, school¹	10 s.f. of floor area for each $100.00 value of dedication and construction. This can be used to exceed the maximum height by up to 25%
Bike corral	5 s.f. of floor area for each bike corral
On-site internal bikeway network	5 s.f. of floor area for each lineal foot of bike path
Affordable housing (low/mod median income) greater than 10 percent of the base residential density types within the development. See additional requirements at WMC § 18.35.045.	20% density bonus
Installation of preferential carpool/vanpool parking facilities	1 s.f. of floor area for each s.f. of carpool/vanpool parking
Community garden	5 s.f. of floor area for each s.f. of community garden
Environmental enhancements²	5 s.f. of floor area for each s.f. of environmental enhancement beyond minimum required by critical area ordinance/shoreline program
Usable open space, beyond minimum requirements³	5 s.f. of floor area for each s.f. of usable open space beyond minimum required by critical area ordinance/shoreline program

¹Dedication of large civic sites may include dedication of just the land, or the land and actual building of the civic structures.

²These include, but are not limited to, programs and improvements that will enhance existing wildlife habitat, rehabilitating wetlands disturbed by previous land use practices, measures to protect air quality and water quality, establishing fisheries in local streams, landscaping beyond code requirements and other such features. Environmental enhancements must produce benefits for the enjoyment of all residents and visitors of Washougal. Improvements that are provided largely for the enjoyment of the development and which produce only minor benefits for the general population may receive some density credit, but only to the extent that the general public benefits from the improvements.

³A trade-off for increased density and building mass, usable open space shall be provided within the development, including but not limited to commons, pocket parks, landscape features, green belts, and trail connections.

Maximum Building Height.

District	Height
TC-C	55 ft.
TC-EV	45 ft.
TC-WV	35 ft.

Notes.

Mechanical penthouses, stair/elevator overruns, and antennas may be excluded from building height calculation, provided they are no more than 20 feet above the roof deck.

Building height may be increased by up to 20 percent if the top is designed as a nonhabitable architectural element. This element may extend above the increased height limit.

Parking Ratios.

Use Type	Minimum	Maximum
Retail	3 stalls/1,000 n.s.f.	4 stalls/1,000 n.s.f.
Office	2 stalls/1,000 n.s.f.	4 stalls/1,000 n.s.f.
Residential	1 stall per studio unit 1.5 stalls per 1-bedroom 2 stalls per 2-bedroom and above	4 per unit
Senior housing	1 stall per unit	2 per unit
Restaurant	1 stall per 4 seats	2 stalls per 4 seats

Notes.

Parking requirements for uses not listed shall be determined by a study of parking demand for that use.

Uses sharing a common parking facility may reduce the required number of stalls by 25 percent.

Parking may be located off site, so long as it is within 1,000 feet of the property, is connected to the property by sidewalks or walkways, and is tied to the site by a contractual agreement that is filed with the city and deed of record at the county.

§ 18.35.045 Affordable housing bonus requirements.

On-street parking on streets immediately adjacent to the property may be utilized to meet the parking requirements.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1627 § 1 (Exh. A), 2009; Ord. 1793 § 1 (Exh. A), 2016; Ord. 1974 § 1 (Exh. A), 2023)

Occupancy. On-site affordable housing units must be available for occupancy either before or at the same time as the market-rate units.

Design.

Affordable housing units provided should be reasonably dispersed in the project.

Affordable housing units must be similar in general exterior appearance to the market-rate units within the project.

The percentage of affordable units that are efficiency, studio, or one-bedroom units should not exceed the percentage of market-rate units that are efficiency, studio, or one-bedroom units.

Parking must be included in the sale price or rent of affordable units, unless the developer can demonstrate to the satisfaction of the city that at least one of the following conditions is present: the property offers less than one parking space per unit; the property is especially well-served by public transportation; or there is ample and available on-street parking nearby.

The current HUD Income Limits for Clark County median income shall be used to determine qualifying occupancy (see 2008 table attached to the ordinance codified in this section as an example).

Restrictions by deed or other desired mechanisms shall include appropriate sale and resale restrictions, rental rates restrictions, and other appropriate measures. These restrictions shall ensure that the dwelling units remain affordable.

Before restricted affordable housing density increases are granted, the ability of the local community to absorb the number and type of units proposed must be demonstrated or a phasing plan (with financial guarantees) based on absorption will be required. It is not the intent of the city of Washougal to create neighborhoods comprised of restricted affordable housing only.

(6)

Prior to the issuance of a building permit, the developer must enter into an affordable housing agreement for affordable units and provide a letter of credit or other security to ensure construction of the affordable units.

(Ord. 1627 § 1 (Exh. A), 2009)

§ 18.35.050 Street types.

Vehicular-Oriented Streets. These are the principal arterial streets serving the town center and connecting it to other parts of the community. While they can be visually pleasing and allow for safe and convenient pedestrian movement, their primary purpose is to move vehicular traffic.

Standards.

Street: one travel lane each direction with parallel parking.

Sidewalks: five feet wide, plus a four-foot-wide planting zone along curb.

Street trees: equivalent of 20 to 30 feet on center, minimum of two-inch caliper (may be grouped).

Street furnishings: lights 15 to 25 feet high.

Pedestrian-Oriented Streets. These streets accommodate both vehicles and pedestrians, but provide greater accommodations for people. Vehicles move at a relatively slow speed. Sidewalks are very wide, on-street parking is present, and vegetation is emphasized. Pedestrian-oriented street furnishings are also present.

Standards.

Street: one travel lane each direction with parallel parking.

Sidewalks: six to 10 feet wide, plus a four-foot-wide planting zone along curb.

Street trees: equivalent of 30 feet on center, minimum of three-inch caliper (may be grouped).

Street furnishings: lighting 12 to 18 feet high, seating, waste cans, art.

Neighborhood Streets. These streets provide for local vehicular access to residential development. They are visually pleasing and speeds and volumes are relatively low.

Standards.

Street: one travel lane each direction, with parallel parking.

Sidewalks: five feet wide, plus a four-foot-wide planting zone along curb.

Street trees: equivalent of 20 to 30 feet on center, minimum of two-inch caliper (may be grouped).

Street furnishings: lighting 12 to 18 feet high.

(Ord. 1547 § 3 (Exh. A), 2006)

§ 18.35.060 Definitions.

"Affordable housing"

means, with respect to rental housing, housing that is affordable to households earning up to 80 percent of the Clark County defined median income, and, with respect to owner-occupied housing, housing that is affordable to households earning up to 80 percent of the Clark County defined median income.

"Affordable housing bonus"

means additional square footage for residential development in conjunction with commercial in exchange for providing on-site affordable housing.

"Bike corral"

means an elongated fixed bike rack. Often a staggered series of upside-down U shapes or a metal spiral[1] constructed in a vehicular parking space[2].

[1]

Corral's estimated cost is $1,000; adding labor and additions for stability and safety brings an estimated total to $3,000 – $4,000. Safety is a concern with people and bikes in the street, so bike corral boundaries are sometimes lined with black and yellow reflective flexible poles. Usually installed in corner parking spaces. Businesses advocate for bike corrals at their storefronts because they clean up the sidewalk area.

[2]

Twelve to 14 bicycles can be parked in one vehicular parking space (Cities Go Green).

"Canopy"

means a cover over a sidewalk providing protection from the rain that is constructed of permanent materials. The height shall range between eight feet and 12 feet and shall be a minimum of six feet in width. Canopies (as well as awnings) are permitted to extend over the right-of-way occupied by the sidewalk.

§ 18.35.070 Design standards and guidelines – Sites, buildings and signs.

"Community garden"

means an area where plants are raised and maintained by a homeowners' association, condominium association, or other established community association for provision of locally grown food, scientific research, education, aesthetic enjoyment and recreational purposes.

(6)

"Day care"

means a use providing for the care of children or elderly people, generally during the hours of 6:00 a.m. through 7:00 p.m. Such use shall comply with all applicable state standards.

(7)

"Floor area bonus"

refers to additional buildable square footage provided to developers as an economic incentive for providing affordable housing and public amenities identified at WMC § 18.35.045 that improve the quality of life of city residents, employees and visitors.

(8)

"Green roof"

means a roof designed with principles of environmental sustainability, involving the use of vegetation and storm water collection and cleaning. It may or may not be accessible.

(9)

"Health club"

means a use that offers exercise and recreational activities for tenants and/or the general public, either with or without a fee.

(10)

"Parking, below grade"

means any portion of a structure containing parking that is located below the average finished grade around a building.

(11)

"Parking, structured"

means parking contained within an enclosed building, designed to appear like it is part of the larger building complex.

(12)

"Public art"

means any form of painting, mural, mosaic, sculpture, or other work of art, so long as it can be appraised as a work of art and its value as such documented. It must be displayed on the exterior of a building, at or near the pedestrian entrance or on a public plaza.

(13)

"Public green"

means an urban open space that is natural in its details. It is similar to a square, for public use, and surrounded by buildings. Greens shall be landscaped with trees at the edges and open lawns at the center. Greens shall contain no structures other than benches, pavilions, and memorials. Perimeter landscaping may include bioretention facilities.

(14)

"Public meeting room"

means a space that can be used by the general public and having a capacity of at least 50 people. It may operate under a reservation or nominal fee system, but must be easily accessible from a lobby or plaza.

(15)

"Public plaza"

means an open space that is accessible to the public at all times, predominantly open to the sky, and for use principally by people, as opposed to merely a setting for the building. It must abut and be within three feet in elevation of a sidewalk; at least 10 percent of the area shall be planted with trees and other vegetation. There must be seating, lighting and penetration of sunlight.

(16)

"Street level retail"

means uses providing goods and services, including food and drink, adjacent to, visible from, and accessible from the sidewalk.

(17)

"Water feature"

means a fountain, cascade, stream, fall, pond of water, or combination thereof that serves as a focal point. It must be located outside of a building and be publicly visible and accessible. It must be active during daylight hours.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1627 § 1 (Exh. A), 2009; Ord. 1821 § 1 (Att. A), 2016)

In granting and denying approval of a design in accordance with this chapter, the city shall consider, among other criteria, the criteria set forth in this section. This list is intended as a guide for prospective developers, showing representative design features. This list is not intended to be exhaustive and the administrator may address design features not included among the criteria set forth below.

Site Design.

Sidewalks. Intent: to provide safe, comfortable sidewalks that encourage walking.

On vehicular-oriented streets, sidewalk area shall maintain a clear zone of five feet for pedestrian travel.

On pedestrian-oriented streets, sidewalk area shall maintain a clear zone of five feet for pedestrian travel. Areas outside of the pedestrian travel zone may be used for dining or display for adjacent businesses. No objects, including signs, shall be placed within the pedestrian travel zone.

On neighborhood streets, sidewalk area shall maintain a clear zone of five feet for pedestrian travel. The city shall approve paving material.

Street Trees. Intent: to support the natural setting as fundamental to the character of Washougal.

Street trees shall be spaced equivalent to one every 30 feet in tree grates or four-foot-wide planted area. Trees may be grouped.

The city shall approve street trees.

Tree pits may be planted or have pavers or grates.

Street Furnishings. Intent: to reinforce a cohesive image and simplify maintenance and replacement.

Use city-approved standardized fixtures for benches, trash receptacles and bike racks located in the public right-of-way.

Plazas, Courtyards and Seating Areas. Intent: to provide a variety of open space.

Such space shall be located where it is visible and accessible from either a public sidewalk or a pedestrian connection.

Pedestrian Lighting. Intent: to reinforce a cohesive image and simplify maintenance and replacement.

Use city-approved standardized fixtures for sidewalk lighting.

(f)

Screening of Trash and Service Areas. Intent: to screen trash and service areas from public view.

Screen from view on all sides with solid evergreen plant material or architectural treatment similar to the design of the adjacent building.

(g)

Curb Cuts. Intent: to maintain a continuous sidewalk by minimizing driveway access.

Driveways should not exceed 24 feet in width. Distance between curb cuts should not be less than 100 feet.

The sidewalk pattern and material shall continue across the driveway.

Adjacent developments should share driveways to the greatest extent possible (cross-over agreements between properties strongly encouraged).

Preferred access to parking and loading shall be from north-south streets.

(h)

Drive-Through Lanes. Intent: to reduce vehicle/pedestrian conflicts and improve the pedestrian environment.

Drive-through lanes are not allowed between the building and the public right-of-way.

Location of Parking. Intent: to reduce the visual impact of parking and enhance the pedestrian experience.

Parking should be located under, behind or to the side of buildings. On pedestrian-oriented streets parking is not permitted between the building and the street.

(j)

Parking Lot Landscape. Intent: to reduce the visual impact of surface parking lots.

Surface parking lots shall be landscaped at a ratio of one tree to every six stalls. Trees shall have a minimum caliper of two inches at the time of planting and may be grouped.

Surface parking along pedestrian-oriented streets must be screened by one or a combination of the following:

Low walls made of concrete, masonry, or other similar material and not exceeding a maximum height of three feet.

Raised planter walls planted with a minimum of 80 percent evergreen shrubs not exceeding a total height of three feet.

Landscape plantings consisting of trees of which at least 80 percent are deciduous and shrubs and groundcover materials of which at least 80 percent are evergreen.

All plant material and other physical elements used for parking lot screening shall provide clear views between three and eight feet above the ground surface for surveillance purposes.

Trees and shrubs planted within bioretention facilities located in or at the perimeter of a surface parking lot may count toward required trees and screening.

(k)

Parking Lot Lighting. Intent: to improve safety and reduce light pollution.

Lighting should have cut-off design (shields, optics) to direct light downward.

(l)

Pedestrian Connections within Parking Lots. Intent: to create a network of safe and attractive linkages for pedestrians.

Clearly defined pedestrian connections not less than five feet wide shall be provided through parking lots to building entrances and sidewalks.

Building Design.

Buildings Set to Back of Sidewalk. Intent: to reinforce an active pedestrian experience along pedestrian-oriented streets.

Buildings along pedestrian-oriented streets shall be set to the back of the sidewalk, with the exception of providing open space for public use such as plazas, courtyards and seating areas.

Entrances. Intent: to ensure that entrances are easily identifiable and accessible from streets and sidewalks.

Locate primary entrances so that they are visible from the public right-of-way. The entry should be marked by architectural elements such as canopies, ornamental lighting fixtures and/or fixed seating that offer visual prominence.

Transparency. Intent: to provide a visual connection between activities inside and outside of buildings.

Along neighborhood streets, a minimum of 15 percent of any ground floor facade between two feet and 12 feet above grade and visible from any street shall be comprised of windows with clear, "vision" glass.

Along vehicle-oriented streets, a minimum of 30 percent of any ground floor facade visible from any street shall be comprised of windows with clear, "vision" glass.

Along pedestrian-oriented streets, a minimum of 60 percent of any ground floor facade facing a street or public space shall be comprised of clear, "vision" glass.

Massing/Articulation. Intent: to reduce the apparent bulk of multistory buildings and maintain pedestrian scale.

Buildings above 30 feet in height will distinguish a "base" at ground level using articulation and materials such as stone, masonry, or decorative concrete.

The "top" of the building will emphasize a distinct profile or outline with elements such as a projecting parapet, cornice, upper level setback or pitched roofline.

The "middle" of the building may be distinguished by a change in materials or color, windows, balconies, stepbacks and signage.

Ground Level Details. Intent: to reinforce the character of the streetscape.

Facades of commercial and mixed-use buildings that face the street shall be designed to be pedestrian-friendly through the inclusion of at least three of the following elements:

Kickplates for storefront windows;

Projecting window sills;

Pedestrian-scale signs;

(D)

Canopies;

(E)

Plinth;

(F)

Containers for seasonal plantings;

(G)

Ornamental tilework;

(H)

Medallions.

(f)

Roofline. Intent: to ensure that rooflines present a distinct profile and appearance for the building and express the neighborhood character.

Buildings with pitched roofs shall have a minimum slope of 4:12 and a maximum slope of 12:12.

Buildings with flat roofs shall have projecting cornices to create a prominent edge when viewed against the sky. Cornices shall be made of a different material and color than the predominate siding of the building.

(g)

Screening Rooftop Equipment. Intent: to screen rooftop mechanical and communications equipment from the ground level of nearby streets and residential areas.

Mechanical equipment shall be screened by an extended parapet wall or other roof forms that are integrated with the architecture of the building.

(h)

Blank Wall Treatment. Intent: to reduce the visual impact of blank walls by providing visual interest.

Blank walls longer than 30 feet shall incorporate two or more of the following:

Vegetation, such as trees, shrubs, ground cover and/or vines adjacent to the wall surface;

Artwork, such as bas-relief sculpture, murals, or trellis structures;

Seating area with special paving and seasonal plantings; and/or

(D)

Architectural detailing, reveals, contrasting materials or other special interest.

Screening of Parking Structures. Intent: to reduce the visual impact of structured parking located above grade.

At ground level, parking structures shall comply with guidelines addressed under subsection (2)(e) of this section, Ground Level Details.

Upper levels of structured parking should be screened or treated architecturally by roughly square openings rather than horizontal, planting designed to grow on the facade, louvers, expanded metal panels, decorative metal grills, spandrel (opaque) glass, and other devices, as approved, that meet the intent.

Parking fixtures within garages should be screened from view from the street.

Sign Design.

Creativity. Intent: to encourage interesting, creative and unique approaches to the design of signage.

Signs should be highly graphic in form, expressive and individualized.

Signs should convey the product or service offered by the business in a bold, graphic form.

Projecting signs, supported by ornamental brackets and oriented to pedestrians, are strongly encouraged.

Historic Signage. Intent: to preserve the unique character of the town center.

Retain existing historic signs that feature the character of the area, wherever possible.

Pedestrian-Oriented Signs. Intent: to provide signs that complement and strengthen the pedestrian realm.

Pedestrian signs include projecting signs (blade signs), window signs (painted on glass or hung behind glass), logo signs (symbols, shapes), wall signs over entrances, sandwich board signs, and ground signs.

Ground Signs. Intent: to ensure that signs are not principally oriented to automobile traffic.

Pole signs shall be prohibited. All freestanding signs outside of the core shall be ground signs no higher than five feet.

The base of any ground sign shall be planted with shrubs and seasonal flowers.

Size and Review.

§ 18.35.080 Administration of design review.

Signs shall comply with Chapter 18.60 WMC unless modified consistent with this chapter. Review of signs shall be through a Type I site plan review.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1821 § 1 (Att. A), 2016; Ord. 1849 § 1 (Exh. A), 2018)

Administration.

All projects shall be subject to design review and typed consistent with Chapter 18.88 WMC, Site Plan Approval.

The community development director (hereafter referred to as "the director") will make the decision on the community design guidelines based on written comments and its compliance with the provisions of this chapter.

Appeal of the director's decision will be decided by the hearing examiner after a public hearing.

Purpose of Review.

Design review has the following purposes:

To review the proposal for compliance with the provisions of this chapter and all other applicable laws.

To help ensure that the proposal is coordinated and is reasonable and appropriate with other known or anticipated development on private properties in the area and with known or anticipated right-of-way and other public improvement projects within the area.

To encourage proposals that embody good design principles that will result in high quality development on the subject property.

Applications.

The applicant shall file a completed application on the form provided by the planning department. The applicant shall provide all information or material that is specified in Chapters 18.35 and 18.88 WMC, and any additional information or material that the director determines is reasonably necessary for a decision on the matter.

Fees. The applicant shall submit the application fees identified in Chapter 3.90 WMC.

Additional Information. A determination of completeness shall not preclude the city from requesting additional information or studies, either at the time of the technically complete letter or subsequently, if new information is required or substantial changes in the proposed action occur.

Burden of Proof.

The applicant has the responsibility of convincing the director that the project meets the letter and intent of all applicable standards.

(Ord. 1547 § 3 (Exh. A), 2006; Ord. 1613 § 1 (Exh. A), 2008)

§ 18.35.090 Approval criteria.

General Decision Criteria. The director shall use the criteria listed in the provision of this chapter describing the request decision in deciding upon the application. In addition, the director may approve the application only if:

It is consistent with the comprehensive plan;

It is consistent with all applicable provisions of this chapter;

It is consistent with the public health, safety, and welfare;

The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal; and

The proposed access to the subject property is at the optimal location and configuration.

Design Standards and Guidelines. If the application is subject to the requirements of design standards and guidelines, the director shall use the following criteria as well in deciding upon an application:

It is consistent with the site design, building design and sign design standards set forth in WMC § 18.35.070;

It is consistent with Chapter 18.88 WMC; and

Land divisions are consistent with WMC Title 17; and

Land divisions for single-family detached within the town center designations shall comply with the minimum lot area and yard requirements of the R1-5 zoning district found in Table 18.14-2.

§ 18.35.100 Existing and related new uses.

Conditions. The director shall include in the written decision any conditions that he or she determines are reasonably necessary to eliminate or minimize any undesirable effects of granting the application. Any conditions and restrictions that are included become part of the decision.

(Ord. 1547 § 3 (Exh. A), 2006)

Development applications for remodeling or expansion of an existing development shall be fully consistent with this chapter and all other provisions of the WMC.

Notwithstanding the provisions of Chapter 18.56 WMC, the following uses may be continued and expanded consistent with the provisions of WMC § 18.35.070:

Existing light industrial uses.

Developments previously approved under a master plan consistent with the approvals time frame.

New single-family residences and additions or alterations to existing single-family detached, duplex and triplex residential dwellings, and accessory dwelling units (ADU) within the town center designations shall be exempt from the design standards and guidelines if they adhere to the setback requirements of the R1-5 zoning district found in Table 18.14-2.

Conversion of an existing residential use to a commercial use shall be fully consistent with the provisions of this chapter.

For the Pendleton Woolen Mills property (tax parcel 073960-000, 074000-000, 074200-000, No. 339/071569-000, No. 101 and No. 102/071281-004, and tax lot No. 77 Richard Ougle DLC parcel No. 071397-000) the following development regulations shall apply:

Any future alterations to the existing buildings that result in a square footage increase of less than 20 percent of the floor area of the combined Pendleton buildings square footage existing on May 20, 2006, shall not be subject to the provisions of this chapter. All such alterations shall be considered cumulatively, such that under no circumstance shall the total square footage of any future, or combination of future, alterations not subject to this chapter exceed 20 percent of the total combined floor area of all of the Pendleton buildings existing on May 20, 2006.

Any future alterations to existing buildings that result in a square footage increase of less than 20 percent of the floor area of the combined Pendleton buildings square footage existing on May 20, 2006, shall comply with all other applicable building regulations and shall be of a design and scale that is substantially similar to the existing Pendleton buildings.