The Montesano Planning Commission recently presented the City Council with recommendations for revisions to the city’s proposed downtown development standards.

Those standards would guide new construction design and define limits for business signs (size, type and lighting) and setbacks as well as how many windows must be installed, among other things.

The plan divides the city into six distinct groups: Gateway, arts and industry, main street, civic, residential mixed use and town square. Each group has its own objective defined in the standards. The standards vary for each group, except standards for garbage and recycling and mechanical equipment, which all state they must be hidden from street view.

At the May 23 City Council meeting, former mayor Ken Estes said he opposes the proposed standards. During his tenure, Estes vetoed an earlier draft of the standards.

“Before you take action or get into this new ‘form-based code’ … that the planning commission is offering you, this is a new law, a new ordinance that carries weight over building laws and over zoning laws,” Estes said. “We looked at it in 2012 and I vetoed that particular ordinance. We had, I don’t know how many, people speak out and say, ‘I like this eclectic town. I like that it looks different. I don’t want all the buildings exactly the same. I don’t want two trees on every side of the lot. Or four trees that are going to take up parking spaces.’”

“We’re looking at a potential rest area that’s supposed to bring 500 people per day into town. They’re not going to have enough room to stop, let alone want to be able to stop with all the trees and no parking. So we’re defeating the very purpose we’re trying to do here in making this an economic development,” Estes added.

He also noted that the standards would discriminate against new construction, with the current buildings grandfathered in despite not fitting the definitions set.

The proposed six standards groups and some defining characteristics are:

Gateway

The gateway area is comprised of the businesses south of the railroad tracks to the Highway 12 on ramp.

The objective of the gateway standards is to “create an inviting entry to promote awareness of opportunities downtown and connect the city with the natural environment.”

A maximum front setback (the distance allowed between the sidewalk and the front of the building) would be 60 feet, according to the proposed standards.

Transparency (windows, glass doors) is an issue addressed throughout the standards. The gateway standards require that at least 40 percent of the first floor be transparent on the facade side (the side of the building that faces the street).

Arts and industry

The arts and industry area is comprised of the businesses north of the railroad tracks to about a half block south of Pioneer Avenue.

The objective of the arts and industry standards is to “support mix of uses including light industrial, arts and entertainment, and allow larger buildings, brighter signs and high noise levels.”

Some lighting is required, including under building projections and off-street parking areas. Light of facade and landscape is “encouraged.”

Main Street

The Main Street area is north of the arts and industry area to about a half block from Broadway Avenue, but the east half of the area is only north to Marcy Avenue. It’s west a half block from Main Street, and east to South Sylvia Street.

The objective of the main street area is to “reinforce the historic retail and commercial character of the town center to encourage pedestrian traffic and vibrant trade.”

It does not allow any front or rear setbacks. First floor facade transparency is a minimum of 75 percent.

Civic

The civic area is north of the Main Street area, and includes the county buildings, jail, courthouse, as well as City Hall and the Montesano Police station.

The objective of the civic area is to “strengthen the historic character and enhance the garden setting of the district.”

The civic area has varying front setbacks depending on where the building is located within the civic area.

Residential mixed use

The residential mixed use area is the northeast corner of what is being considered downtown.

The standards are flexible compared to the other areas (for example, a front setback can be between 5 feet and 20 feet).

Town square

Town square is the area beginning a half block between Wynoochee Avenue and Pioneer Avenue, north to a half block from Broadway Avenue. It’s west to about a half block from 3rd Street and east to about about a half block from Main Street. The Vidette building is located within the town square area.

Setbacks are tight and frontage (the span of the building along the property line) is 100 percent along “arterial streets.”