Article VIII — C-3 Zone-Central Business District Zone

The purpose of the C-3 zone-also known and referred to as the central business district (CBD)-is to provide for the most intense residential, retail, commercial, and office developments in the city. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Permitted uses. The following uses are permitted by right in the C-3 zone, subject to the limitations specified:

B. Conditional uses. The following uses in the C-3 zone require approval of a conditional use permit, subject to the limitations specified:

C. Accessory uses. The following uses are permitted in the C-3 zone when accessory to a permitted or conditional use, subject to the limitations specified:

D. Prohibited uses. All uses not listed as permitted, accessory, or conditional uses are prohibited in the C-3 zone. (Ord. 2026-0001 § 15; Ord. 2025-0007 § 11; Ord. 2024-0054 § 28; Ord. 2024-0017 § 34; Ord. 2021-0023 § 30; Ord. 2020-0025 § 12; Ord. 2020-0021 § 31; Ord. 2019-0027 § 13; Ord. 2018-0055 § 6; Ord. 2016-0016 § 8; Ord. 20160001 § 22; Ord. 2015-0005 § 30; Ord. 2013-0020 § 1; Ord. 2013-0018 § 16; Ord. 2013-0007 § 1)

A. Purpose. The purpose and intent of the ground-floor retail requirement is to preserve, enhance, and ensure establishment of retail commercial, personal service, and pedestrian-oriented uses for the street level of buildings that abut a public street.

• B. Retail blocks and use restrictions established.

1. Exhibit A identifies the retail blocks in the C-3 zone that are subject to the provisions of this section and designates ground-floor retail requirements of either 75% or 50% for each individual block-face, as shown.

Exhibit A

Required Retail Frontage

2. Retail, pedestrian-oriented, and personal service classifications indicated on Table 1 shall occupy a minimum of 50% to 75% of the street-frontage floor area of a building on a retail block, as indicated on Exhibit A, and subject to other applicable provisions of this title.

Table 1: Retail, Pedestrian-Oriented, and Personal Service Classifications

Amusement center, indoor Athletic club; fitness studio Bar; nightclub Cinema Commercial service Museum Restaurant Retail store Theater

3. All other uses permitted or allowed in the C-3 zone may occupy the remaining block face not devoted to the ground-floor retail classifications listed in Table 1.

4. A zoning administrator conditional use permit is required to deviate from the minimum ground-floor retail requirements in Exhibit A. The zoning administrator's approval may be for a limited period of time, depending upon present economic conditions, existing physical conditions, or any special circumstances related to the particular location.

C. New construction or conversions affecting ground-floor areas in buildings on designated retail streets must provide retail space within those buildings with either (1) a minimum interior space depth of 60 feet measured from the inside wall abutting the front property line, or (2) space modules containing a minimum area of 1,000 square feet along building frontage abutting designated retail streets, whichever is less.

D. A conditional use permit for a use not listed on Table 1 and located within a building's street-frontage floor area that is interrupted for a continuous period of one year or more shall be deemed automatically revoked. (Ord. 20170061 § 45; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Height. Except as provided in section 17.216.860 (the Capitol View Protection area), there are no maximum height limits.

• B. Density. The maximum density is 450 dwelling units per net acre.

• C. Lot coverage. There is no lot coverage requirement.

• D. Floor area ratios. The minimum and maximum floor area ratios are established in the general plan. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

There are no minimum lot size, width, or depth requirements. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Front-yard and street side-yard setback. There is no minimum front-yard or street side-yard setback. The maximum setback is 10 feet.

• B. Interior side-yard setback.

1. Unless paragraph 2 of this subsection applies, there is no minimum interior side-yard setback.

2. If the side-yard lot line is adjacent to an R-zoned lot and is not separated by an alley, the minimum interior side-yard setback is five feet.

• C. Rear-yard setback.

1. Unless paragraph 2 of this subsection applies, there is no required minimum rear-yard setback.

2. If the rear-yard lot line is adjacent to an R-zoned lot and is not separated by an alley, the minimum rear-yard setback is 15 feet.

• D. Tower setbacks and stepbacks.

1. Definitions. For the purposes of this article,

• a. "Tower" means that portion of a building located above the building base.

• b. "Building base" means the first 65 feet of building height.

2. Front-yard and street side-yard setback. The front-yard and street side-yard setback for commercial, mixeduse, and residential towers is the same as for the main wall of the building base.

3. Rear-yard tower setback.

a. The minimum rear-yard tower setback for a residential tower is 40 feet from the rear lot line. If the rear lot line is adjacent to an alley, the setback is measured to the centerline of the alley.

• b. The minimum rear-yard tower setback for a commercial or mixed-use tower shall be determined through the site plan and design review process.

4. Interior side-yard tower setback.

• a. The minimum interior side-yard tower setback for a residential tower is 40 feet.

• b. The minimum interior side-yard tower setback for a commercial or mixed-use tower shall be determined through the site plan and design review process.

5. Tower separation: The minimum setback between towers is 80 feet.

6. Additional step-backs shall be provided as required in the capitol view protection section below or as determined in the site plan and design review process. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. Purpose. The state capitol building and the surrounding grounds of Capitol Park provide the city with a unique cultural and open-space resource. This section establishes height restrictions and setback requirements for certain areas of the CBD located near the state capitol building and Capitol Park. These regulations are designed to provide visual protection to and from the state capitol building and Capitol Park.

B. Height restrictions. The height limits are illustrated on the map that is Exhibit B to this chapter. The height limits apply notwithstanding any other provision of this title to the contrary. Building height limits apply to the highest point of the building except for the following unoccupied elements: building caps that serve a decorative function, roof-top mechanical equipment that is screened and placed in a location furthest away when viewed from the Capitol grounds, and other architectural embellishments approved by the city planning and design commission through site plan and design review.

C. Setback requirements. The overall setback requirements are illustrated on the map that is Exhibit C to this chapter. Additional setback requirements are illustrated on the map in Exhibits D, E, F, and G to this chapter. The setback requirements apply notwithstanding any other provision of this title to the contrary.

Exhibit B

Exhibit C Exhibit D Exhibit E Exhibit F

Exhibit G

(Ord. 2025-0 007 § 12; Ord. 2018-0 017 § 2; Ord. 2013-0 020 § 1; Ord. 2013-0 007 § 1)

• A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

• A. General.

1. For development projects not located in a historic district and not involving a landmark, no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy.

• B. Historic districts and landmarks.

1. For development projects located in a historic district or involving a landmark, no person shall commence construction or otherwise undertake a development project, and no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2017-0061 § 47; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)