Committee weighs expanding downtown retail overlay, higher 90% storefront retail target for Snoqualmie Ridge

Chair Louis Washington and the Community Development Committee on April 23 discussed Planning Commission recommendations to tighten retail-use rules downtown and on Snoqualmie Ridge, including expanding the downtown retail overlay, applying a 90% minimum retail storefront requirement along Center Boulevard Southeast on the Ridge, and eliminating the municipal code's 120‑day retail‑waiver process.

The Planning Commission recommendation, presented by land use consultant Andrew Levins, would "expand the scope of the amendments to apply to all storefronts facing Center Boulevard Southeast on The Ridge. It would revise the minimum retail percentage to 90% retail uses, 10% non veil commercial uses, and it would remove the retail waiver process," Levins told the committee. The same 90/10 ratio would apply to an expanded portion of downtown (portions of Falls Avenue and Railroad Avenue), he said.

The recommendation would also remove two conditions (conditions 4 and 5) in the Snoqualmie Ridge 1 mixed‑use final plan so that changes made in the Snoqualmie Municipal Code would flow through to the Ridge development standards. In addition, the Planning Commission proposed a new design limit that would prevent more than 50% of ground‑floor storefront windows along Center Boulevard Southeast from being covered with opaque material to preserve pedestrian sightlines.

Why it matters: Committee members said the changes are intended to strengthen downtown retail, increase sales tax revenue and encourage a more walkable, visitor‑friendly core. Several members and staff said local businesses and residents have urged action to support retail vitality. At the same time, members raised concerns about equity for property owners, how the rules would be enforced across multiple landlords, effects on existing nonretail uses such as medical offices, and the treatment of any residential units inside the proposed overlay.

Discussion highlights and clarifications - Current rules: The downtown historic retail overlay currently applies only to certain storefronts facing Railroad Avenue and requires a 75% minimum retail use downtown; the Ridge's standards historically reference that chapter of the municipal code and, under the current code, a retail waiver is available if a storefront is vacant for at least 120 days and the owner has shown a "good faith" effort to lease at market rate. Levins explained the waiver criteria: the premises must be vacant, the owner must demonstrate a good‑faith attempt to lease for more than 120 days at market rate, and despite those efforts no qualifying retail tenant was secured. The community development director reviews waiver requests and the director's decision is appealable. (Andrew Levins) - Enforcement: City Administrator Jim Chambliss said the city typically becomes aware of changes when building permits or business license applications are submitted: "Typically, it's enforced through building permit applications or business license applications." He added that unauthorized occupancy discovered later can also trigger code enforcement. (City Administrator Jim Chambliss) - Nonconforming uses and ownership transfers: Committee members asked whether existing nonconforming residential or medical uses would retain their status if a property is sold. Staff said nonconforming rights generally remain while the use continues but noted the city attorney would need to confirm specifics. City staff cited the nonconforming use code (chapter 17.55; staff referenced 17.55.40 during the meeting) and said some nonconforming rights can lapse after discontinuance (staff noted a common one‑year discontinuance rule but recommended legal confirmation). - Geographic scope and mapping: Multiple members asked for clearer maps and for the Planning Commission's exact recommended boundary; Director Davis and staff said the map shown at the committee meeting overstated the extent and that the Planning Commission intended a smaller overlay (roughly stopping mid‑block near the hardware store and excluding some open‑space parcels tied to the Snoqualmie River Trail). Members asked staff to return with corrected maps that show: (a) only commercially used parcels, (b) parcels with a retail/commercial history, and (c) a version that excludes residentially used properties.

Committee direction and next steps - The committee did not adopt the ordinance or resolution at the meeting. Members directed staff to: provide revised, clearer overlay maps; ask the city attorney to review the nonconforming‑use implications and be present at the next meeting; and consider sending specific definitional questions back to the Planning Commission as a second phase. Several members suggested the committee could act on the core ordinance and mixed‑use final plan amendment first, then ask the Planning Commission to refine retail definitions and other details. - Staff and members discussed timing; the committee targeted bringing a refined package to council after one more committee review and legal check, aiming for the first council meeting in May if scheduling permits.

Other committee business - The committee approved the meeting agenda and the minutes for April 8, 2025 by unanimous procedural consent (no detailed roll‑call vote recorded in the transcript). The committee adjourned at 6:54 p.m.

What remains unresolved - Precise overlay boundaries for Falls Avenue and the downtown core (staff to return with corrected maps). - Legal interpretation of whether nonconforming residential or other uses retain their status upon sale (city attorney to advise). - Whether to preserve any form of economic hardship or vacancy waiver (the Planning Commission recommended removing the waiver entirely; some committee members asked for further consideration).

If adopted in full as recommended by the Planning Commission, the changes would increase the share of storefronts required to be classified as retail in both downtown Snoqualmie and Snoqualmie Ridge, remove the existing retail waiver tied to a 120‑day vacancy test, and change the Ridge's governing documents so the municipal code amendments apply up on the Ridge.