Uniontown

2. To encourage conservation and development of the town with compatible adjacent uses and separation of incompatible uses;

5. To facilitate adequate provisions for community utilities and facilities such as water, sewage, and electrical distribution systems; transportation; schools, parks, and other public requirements;

B. This title may limit the individual’s use of or development of his/her property for the purpose of protecting the health, safety and general welfare of the public. If some reasonable use of property is allowed, the effect of this title is a proper exercise of public power.

A. No land, building, structure or premises shall be used or occupied and no building or part thereof shall be erected, moved, reconstructed, extended, enlarged or altered in violation of the limitations contained in this title. Refer to Chapter 17.40 for restrictions on continued use of existing nonconforming buildings and uses.

B. Where the conditions imposed by any provision of this title differ from comparable conditions imposed by any other provisions or of any other ordinance, resolution or regulation, the provisions which are more restrictive shall govern.

A. All words, unless defined below, are defined by the “Webster’s New World Dictionary of the American Language.” As used in this title:

B. The words and phrases set out in this article, unless the context of the title otherwise requires, shall have the meaning provided herein.

17.06.050 Accessory Structure or Use means a structure or use incidental and subordinate to the principal use or structure and located on the same lot or tract.

17.06.055 Alley means a right-of-way that is fifteen feet or more in width and is dedicated to public use for providing service access to adjoining properties.

17.06.060 Aquifer Recharge Area means an area that has soils and geological features that are conducive to allowing significant amounts of surface water to percolate into underground water supplies.

17.06.070 Assisted Care Homes means a home for five or more handicapped or elderly residents with staffing assistance provided on a twenty-four-hour a day basis.

17.06.080 Basement means the usable portion of a building that is at least partly below grade.

17.06.085 Block means a group of lots, tracts or parcels within well-defined and fixed boundaries.

17.06.090 Building means a structure designed to be used for occupancy, storage or shelter.

17.06.100 Building Height means the vertical distance measured from the mean elevation of the finished grade to the highest point of the roof beams in the case of flat roofs, to the deck line of mansard roofs, or to the center height between eaves and ridges for gable, hip or gambrel roofs.

17.06.110 Building, Principal means a building in which the principal use on the lot is conducted.

17.06.120 Boarding or Rooming House means a building or group of buildings where fewer than ten rooms are available for rent on a weekly or longer term basis and the operator lives in the building or adjacent building. If the rooms are complete dwelling units including cooking, toilet and living space and facilities, the building shall be defined as a multifamily building. If there are ten or more rooms for rent, the building shall be defined as a motel or hotel or multifamily building.

17.06.125 Commercial Transmission Tower means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas, including self-supporting lattice towers, guy towers, or monopole towers. The term encompasses personal wireless service facilities, including radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, or personal communication services towers, alternative tower structures and similar. It shall also include a structure, shelter, cabinet or vault used to house and protect electronic equipment necessary for processing wireless communication signals. Exempt from this definition are licensed, amateur (HAM) radio station antenna and satellite dish antennas less than two meters in diameter.

17.06.130 Conditional Use means a use that is not a permitted use in a zone due to potential negative effects of the use, but is a use which can be permitted with special conditions or restrictions to prevent or eliminate the potential negative effects.

17.06.135 Critical Areas include the following areas: wetlands, aquifer recharge areas, frequently flooded areas, fish and wildlife habitat conservation areas, and geologically hazardous areas. Chapter 17.24 includes the general location of these areas and the additional development requirements that apply in these critical areas.

17.06.140 Day Care Center means any child care arrangement that provides care for a fee for more than five children more than four hours per day more than two days per week.

17.06.150 Dwelling or Housing Unit means an independent living unit designed and intended for occupancy by not more than one household of up to six members or one family and having its own cooking, toilet and living space.

17.06.155 Easement means a grant of the right to use a designated portion of land for a specific use.

17.06.160 Family means a person or group of people who are related to each other by birth or marriage or adoption, or other legally recognized family, or a household of up to six people who are living as a single housekeeping unit.

17.06.170 Feedlot means an enclosure or facility of any size used for confinement feeding of more than five animals with hay, grain, silage or other livestock feed, but shall not include facilities where animals have access to pasture that meets the density requirements listed in section 17.36.020.

17.06.180 Fence means an accessory structure, including landscape planting, designed and intended to serve as a barrier, or as a means of enclosing a yard or other area or other structure, or to serve as a boundary feature separating two or more properties.

17.06.190 Floodplain means any land area susceptible to being inundated in a one-hundred-year flood (base flood) as delineated in the “Flood Boundary and Floodway Map” prepared by the U.S. Federal Emergency Management Administration or successor.

17.06.200 Floodway means the channel of a watercourse and adjacent land areas that must be kept open in order to permit the discharge of a one-hundred-year flood without raising the surface elevation more than one foot. The floodway is delineated in the HUD map.

17.06.210 Floor area means the area of a floor that is established by measuring from the exterior face of the walls of a building and includes all areas usable for human occupancy or storage.

17.06.220 Garage, private means an accessory building or portion of a main building used for the parking or temporary storage of private automobiles, trailers, mobilehomes, boats, or other vehicles owned or used by occupants of the main building.

17.06.230 Garage, public means a building other than a private garage used for the care and repair of motor vehicles or where such vehicles are parked or stored for compensation, hire or sale.

17.06.235 Geologically hazardous areas means areas that are susceptible to significant erosion, sliding or other geological events that would be hazardous to development in the area or damage adjacent areas.

17.06.240 Grade, finished means the average of the finished ground level at the center of all exterior walls of the building, unless otherwise specified.

17.06.250 Granny apartment means an accessory dwelling unit which can be occupied only by a direct relative of the family, and which occupies the principal dwelling unit.

17.06.260 Group home means a dwelling shared by more than six people who live together as a single housekeeping unit. This does not include residential halfway houses for people who are being confined or treated for addictions, antisocial behavior or illegal activities.

17.06.270 Guest house means an accessory building or dwelling unit designed for and used to house transient visitors or guests of the occupants of the principal dwelling unit.

17.06.280 Halfway house means a home for not more than nine residents who are being treated for alcoholism, drug abuse, antisocial behavior or illegal activities. A halfway house has staff on the premises twenty-four hours a day.

17.06.290 Hazardous substance or hazardous waste means any substance or material that, because of its properties, may be detrimental to the health of any person coming in contact with the material or substance and all dangerous and extremely hazardous waste as set forth in RCW 70.105.000.

17.06.300 Home business or home occupation means a business or occupation carried on within a dwelling or accessory building by the occupants of the dwelling on the same lot.

17.06.310 Inn means a building where fewer than ten rooms are available for rent on a short term basis (less than monthly) and the operator lives in the building or in an adjacent building.

17.06.320 Junkyard, or salvage yard, or wrecking yard means an area of more than two thousand five hundred square feet not enclosed by a building, and used for the dismantling, storage, or handling of junked vehicles or other machinery, or for the purpose of storage of dismantled material, junk and scrap machinery, or for the purpose of storage of dismantled material, junk and scrap.

17.06.330 Kennel means any premises or building in which five or more dogs, cats or other household pets are kept for a fee for board, training, propagation or sale. This does not include a veterinary clinic where animals are kept only as a necessary part of medical treatment.

17.06.340 Lot means the fractional part of subdivided lands having fixed boundaries and of sufficient area to meet minimum zoning requirements. The term includes tracts or parcels.

17.06.350 Lot area means the total horizontal area within the lot lines of a lot.

17.06.360 Lot , corner means a lot abutting on two intersecting streets other than an alley.

17.06.370 Lot , coverage means the portion of a lot that is occupied by all buildings on the lot, including all roofed areas.

17.06.375 Lot , developable means a lot that provides a building site appropriate for the intended use when all physical characteristics and all zoning requirements are considered.

17.06.390 Lot line, front means the lot line separating the lot from the street other than an alley and, in the case of a corner lot, the shortest lot line along a street other than an alley.

17.06.400 Lot line, rear means the lot line which is opposite and most distant from the front lot line.

17.06.405 Manufactured house. means a residential structure constructed to the National Manufactured Housing Construction and Safety Standards (HUD standards) that is built off-site and transported to the building site, in accordance with state and federal requirements.

17.06.410 Manufactured house, designated means a residential structure constructed to the National Manufactured Housing Construction and Safety Standards (HLTD standards) that is built off-site and transported to the building site, in accordance with state and federal requirements and:

1. Is comprised of at least two fully-enclosed parallel sections each of not less than twelve feet wide by thirty-six feet long;

2. Has a roof pitch of not less than 3:12 with a roofing material similar in appearance to roofing materials commonly used on conventional site-built single-family residences; and

3. Has exterior siding similar in appearance to siding materials commonly used on conventional site-built single-family residences.

17.06.420 Mobilehome means a self-contained dwelling unit designed so that it can serve as a primary housing unit for a household, and designed to be movable. This does not include designated manufactured homes.

17.04.430 Mobilehome park. “Mobilehome park” means any property used for the accommodation of five or more fully serviced inhabited mobilehomes.

17.04.435 Modular house. A “modular house” means a residential structure built of conventional materials to Uniform Building Code Standards that is built off-site and transported to the building site. (Ord. 338 (part), 1996)

17.06.440 Motel or hotel means a building or group of buildings with ten or more guest units, and consisting of individual sleeping quarters or dwelling units available for short term (less than monthly) rental.

17.06.450 Multifamily building means a building containing more than one dwelling unit or more than ten boarding or housekeeping rooms, other than a motel or hotel.

17.06.460 Nonconforming building means any building which does not conform to the building size or location limitations of the zoning district in which it is located.

17.06.470 Nonconforming use means a use of a lot or building which is not an approved use in the zoning district where the use is located.

17.06.472 Pedestrian walkway means and includes rights-of-way, easements, or facilities dedicated to public use and designated for pedestrian circulation purposes.

17.06.475 Plat means a map of a subdivision showing the division of a tract or parcel of land into lots, blocks, streets or other divisions.

17.06.490 Recreational vehicle park means a lot where five or more sites are available for short term (less than monthly) rental for parking recreational vehicles as temporary living quarters.

17.06.500 Recreational vehicle or travel trailer means a vehicle, self-propelled or otherwise designed to temporarily shelter persons en route on a recreational or vacation trip.

17.06.510 Recycling collection center means a lot, area or building wherein recoverable material is separated or processed prior to shipment to others who will use those materials to manufacture new products.

17.06.511 Recycling collection point means a lot, building or area that serves as a drop-off site for temporary storage of recoverable material, where no processing occurs and where all material is kept within clean, well-maintained containers.

17.06.512 Recycling plant means a facility that processes or causes recoverable materials to be treated such that said materials are converted into usable products. This is not junkyard, wrecking yard or salvage yard.

17.06.514 Right-of-way means the land dedicated for public use for utilities, vehicular travel, or pedestrian travel.

17.06.518 Roadway means the portion of a right-of-way that is improved for vehicular traffic.

17.06.520 Sight-obscuring fence or screening means a method by which a view of one site is shielded from view from adjacent sites. To qualify as a sight-obscuring fence, at least seventy-five percent of the fence surface must consist of opaque material.

17.06.530 Sign means any device, letters, figures, design or symbols that is visible to people not on the lot where such device is located and is intended to attract the attention of people to any place, person, event, business or merchandise or communicate information to people.

17.06.532 Sign, temporary means any sign that is used in connection with a circumstance, situation, project, or event that is designed, intended or expected to take place or to be completed within a short and definite period of time after the erection of the sign.

17.06.534 Sign, off-site means a sign that directs attention to a business, commodity, service, or attraction that is not located on the lot where the sign is located.

1. Minor. A street whose sole function is to provide access to not more than ten housing units. A minor street is a dead end, cul-de-sac or loop street that does not connect to other areas.

2. Local. A street whose sole function is to provide access to more than ten and no more than twenty-five housing units.

3. Collector. A street that provides access to more than twenty-five housing units or connects minor or local streets to an arterial.

4. Arterial. A street that serves for circulation of traffic into, out of, or around the town.

17.06.540 Structure means an edifice or building of any kind or any piece of work artificially built up or composed of parts joined together in some definite manner.

17.06.550 Structural alteration means any change to the supporting members of a building, including foundations, bearing walls or partitions, columns, beams or girders, or any structural change in the roof.

17.06.555 Subdivider means any person, partnership or corporation or other legal entity who is subdividing land.

17.06.560 Subdivision means the division of land into two or more lots, tracts or parcels for the purpose of sale, lease or transfer and includes all resubdivisions or replatting.

17.06.562 Subdivision, major (long subdivision or plat) means the division of land into nine or more lots, tracts, parcels, sites or divisions for the purpose of sale, lease, or transfer of ownership.

17.06.564 Subdivision, minor (short subdivision or plat) means the division of land into eight or fewer lots, tracts, parcels, sites or divisions for the purpose of sale, lease, or transfer of ownership.

17.06.570 Use means an activity or a purpose for which land or a structure is designed, arranged or intended, or for which it is occupied or maintained.

17.06.580 Variance means a change in the requirements on an individual lot to accommodate unusual or unique circumstances which prevent a reasonable and normal use of the lot without an undue hardship.

17.06.590 Vehicle means any contrivance in or on which persons or things may be contained, carried or conveyed, whether in motion or standing, and includes cars, trucks, travel trailers, campers, trailers, motorcycles, farm vehicles or other similar mechanical devices fitted with wheels or runners.

17.06.600 Vision clearance area means a triangular area on a lot at the intersection of two streets, or of a street and an alley.

17.06.610 Wetland means an area which is inundated and saturated by water at a frequency and duration which supports vegetation which can live only in saturated soil.

17.06.620 Yard means an open space on a lot which cannot contain any buildings or other structures.

17.06.630 Yard, front means an open space between side lot lines, measured horizontally from the front lot line at right angles to the nearest point of a building or other structures.

17.06.640 Yard, rear means an open space between side lot lines, measured horizontally and at right angles from the rear lot line or, if there is an alley, measured from the center of the alley right of way to the nearest point of a building or other structures.

17.06.650 Yard, side means an open space between a building and the side lot line, measured horizontally and at right angles from the side lot line to the nearest point of a building.

In addition overlay zones have been established to recognize and respond to special conditions such as floodplains and slide-prone areas. The designated overlay zones are:

A. The location and boundaries of the zoning districts are established as shown on the map entitled “Zoning Map of the Town of Uniontown ,” which has been adopted by the city council and is referred to as the “zoning map.” The zoning map is incorporated into the ordinance codified in this title and shall be maintained on file in the office of the city clerk.

B. Unless otherwise specified or shown on the zoning map, district boundaries are at the centerline of streets, alleys and other rights-of-way, or follow recorded property lines. Where boundaries are other than at the above-listed lines, they shall be determined by scaling distances on the zoning map or by dimensions shown on the zoning map.

C. Where a district boundary line, as shown on the zoning map, divides a lot in a single ownership, the use permitted on the least restrictive portion of such lot may extend to the portion lying in the more restrictive district a distance of not more than fifty feet beyond the district boundary line.

Zoning Map

Chapter 17.10

BASIC PROVISIONS

17.10.010 Uses - Generally. All uses in any zone shall either be permitted as a principal use, as an accessory use or as a conditional use, or prohibited as indicated in the use charts in each zoning district chapter (Chart 17.12.020, chart 17.16.020 and chart 17.20.020). If a use is not listed, it is prohibited unless the Planning Commission determines that a proposed use is similar in aspects such as size, density, effect and impact on surrounding users as a listed use. All restrictions which apply to a listed use shall apply to any use which is permitted as a similar use.

17.10.020 Conditional uses. All conditional uses in any zone shall be subject to the procedures and requirements described in Chapter 17.44.

17.10.040 Accessory uses--Permitted types. In addition to the uses listed as permitted accessory uses in the use charts in each zoning district, those buildings or uses in any zone which are generally accepted as supportive uses and facilities which are normally associated with a permitted principal use are permitted as accessory uses. Examples of these generally accepted and permitted accessory facilities and uses are garages for vehicles owned and operated by occupants of a related residence, shops for hobby work or repairing personal property, garden buildings, shelters for pets or animals raised for the consumption by residents, barns where general farming is permitted, etc.

A. No temporary, mobile or movable buildings can remain on a lot in town for more than sixty days except:

2. After a building permit has been obtained, a temporary construction office or a recreational vehicle that serves as the residence for an owner/builder who is building a residence on the lot can be placed on the lot and can remain on a lot for the term of the construction work or one year, whichever is shorter, unless extended as a conditional use to accommodate a longer construction period; or

3. An unoccupied recreational vehicle or travel trailer parked on a land parcel that includes the primary residence of the owner of the recreational vehicle or travel trailer.

b The siding and roof structure must be similar in appearance to siding material commonly used on buildings within the applicable zone,

c The floor area of all moveable structures on a lot can not exceed 10% of the maximum permitted lot coverage area.

1. Be built to the Uniform Building Code requirements or must be a designated manufactured house

B. The permanent foundation of a building must meet the requirements for footings and foundations contained in the Uniform Building Code or, for a designated manufactured house the footings and foundations must:

1. Be installed below the frostline to the ground level as required in the Uniform Building Code; and

2. Be installed from the ground level to the house as required in the Washington Administrative Code and in the specifications provided by the manufacturer.

C. The area between the lowest inhabitable floor and the ground level at the perimeter of a designated manufactured house must be enclosed with solid material that provides an appearance similar to crawl space enclosures on permanent site-built single-family residences. The crawl space enclosure material and installation must meet Uniform Building Code requirements.

A. Church spires, chimneys, flagpoles, tanks, grain storage elevators, cooling towers, communication towers and other similar structures may exceed the building height limitations.

B. Cornices, eaves, chimneys, belt courses, leaders, sills, pilasters or other similar architectural or ornamental features; open balconies or unenclosed stairways not covered by a roof or canopy; and open, unenclosed porches, platforms, or landings not covered by a roof or canopy, which do not extend above the level of the first floor may extend or project into a required yard up to two feet.

C. Open, unenclosed patios, terraces, courtyards and decks or similar surfaced areas not covered by a roof or canopy which do not extend more than one foot above the finished grade may occupy, extend or project into a required yard.

D. If there are dwelling structures on both abutting lots with front or rear yards of less than the required depth, the yard for the lot need not exceed the average yard depth of the abutting dwellings. In no case shall the yard setback be less than ten feet.

E. On a steep site a garage may be constructed in a natural bank of earth without regard to front yard set back requirement, provided all exterior walls except the front are concealed by the earth for not less than seventy-five percent of their separate areas.

F. One accessory structure that does not exceed six feet in height or one hundred twenty feet in floor area may be located within the rear yard setback.

17.10.070 Height of fences, walls and hedges. The height of fences, walls, railings, or mature hedges in required yard setbacks shall not exceed six feet in height above the finished grade level of the adjacent sidewalk or, if there is no sidewalk, the finished grade level of the adjacent street.

At street intersections, a triangular area on each corner lot shall be maintained in a clear and open condition to provide for safe vision of traffic on the intersecting streets. The triangle shall be established from the corner of the intersecting property lines and shall have equal sides of twenty feet each along each street front. In this triangular area no fences, bushes, structures or other vision-obstructing elements shall be in the area between three feet and eight feet above the finished grade of the adjacent streets.

Chapter 17.12

RESIDENTIAL DISTRICTS

A. Neighborhood Residential (NR). These are areas where the intent is to develop and maintain a low-density residential appearance and environment with limited accessory uses which directly support a resident.

B. Urban Residential ( UR ). These are areas where the intent is to develop and maintain a medium-density residential appearance and environment with limited low-density business uses which directly support residents of the area.

17.12.020 Uses--Generally. All uses in residential zones shall either be permitted as a principal use, as an accessory use or as a conditional use, or prohibited as indicated in Chart 17.12.020. Refer to section 17.10.010 for uses not listed.

Chart 17.12.020

USES IN RESIDENTIAL ZONES

P - Permitted principal use; X - Prohibited use; A - Accessory use; C - Conditional use

17.12.030 Conditional Uses, nonconforming uses and structures, accessory uses, and limits on types of buildings refer to sections 17.10.020, 030, 040 and 050 in chapter 17.10.

17.12.070 Lot size, setback, lot coverage and building size

	Zones
	NR	UR
Minimum lot area	7,500 sf	5,000 sf
Minimum lot width	50’	50’
Minimum lot depth	100’	75’
Minimum front and rear yards	15’	10’
Minimum side yard	10’	5’
Minimum side yard adjacent to a street	15’	10’
Maximum lot coverage	35%	60%
Maximum building height. The building or structure height is limited to 1 foot of height for each foot the building is from a property line to a maximum height of 35 feet. Refer to section 17.10.070 for limit on height of fences and section 17.10.060, paragraph F for height of small accessory structures in rear yard setback. When there is an alley or street immediately adjacent to the property line, the building height restriction is based on the distance the building is from the center line of the adjacent alley or street right of way rather than the distance from the property line.

17.12.080 Accessory uses--Size limits. Accessory uses in residential zones must be limited to no more than forty percent of the total permitted lot coverage on the lot.

17.12.086 Home occupation requirements. It is the intent of this code to permit any legal economic activity in a residential unit to the extent that the home-based activity does not detract from the residential character of the home or neighborhood and the activity does not create a nuisance (noise, odors, visual blight, etc.) to neighbors. Home occupations must conform to the following requirements (Refer to Chapter 17.32 for the sign restrictions that apply):

1. The use cannot occupy more than forty percent of the gross floor area of all structures on the lot;

2. The home business cannot employ on-site more than two people who are not residents of the dwelling where the work is occurring;

3. No exterior changes are permitted on the structures and no structures can be built on the lot which reflect any use other than a residential use;

4. The noise level of the work in the home occupation may not exceed normal residential noise levels;

5. The home occupation shall not create traffic or parking volumes which significantly exceed normal residential traffic and parking volumes;

7. Odor, gas, vibrations, magnetic interference, or other detrimental elements which go beyond the boundaries of the lot may not be produced in the home occupation.

A. The intent of parking requirements in residential districts is to maintain the residential character of the area and to reduce congestion on the street.

B. The amount of off-street parking spaces required for each use is listed in Chapter 17.28. Parking in residential zones shall be located on the lot on which the use is located.

17.12.100 Landscaping or Screening--Required. The intent of the landscaping requirements in residential districts is to decrease the potential negative effect of higher-density residential uses and nonresidential uses on lower-density residential uses.

A. All multifamily developments, mobilehome parks and commercial uses in residential districts must provide landscaping and screening including a street tree on each street frontage and one additional tree for every fifty lineal feet of street frontage.

B. Outdoor storage areas larger than two thousand five hundred square feet shall be screened from adjacent property and from public right of ways with a sight-obscuring fence six feet in height or a landscaped berm at least four feet high or a hedge at least two feet high when planted.

17.12.110 Exterior lighting. Exterior lighting in residential zones shall be shielded and directed away from adjacent property. Elevated exterior lighting shall not exceed a height of fifteen feet above finished grade, and shall be scaled in size and intensity to match the magnitude of the area to be lit.

17.12.130 Sidewalks. Whenever a vacant lot is being developed, sidewalks shall be installed along all street frontages in accordance with specifications and standards adopted by the city council.

A. Entry Commercial Areas (EC). The intent of this zone is to provide visible and convenient retail and auto services adjacent to Highway 195 at the north and south entries to Uniontown.

B. Central Commercial Area (CC). This zone can accommodate a wide range of services and commercial activities to serve community-wide needs. This is the preferred district for the location of governmental services, professional services, retail trade and services and wholesale trade.

C. Community and Institutional Areas (CI). These are areas for churches, schools, cemeteries and major active parks or other potential moderate to high public or semipublic uses.

17.16.020 Uses--Generally. All uses in commercial zones shall either be permitted as a principal use, as an accessory use or as a conditional use, or prohibited as indicated in Chart 17.16.020. Refer to section 17.10.010 for information on uses not listed.

Chart 17.16.020

USES IN COMMERCIAL ZONES

P - Permitted use; X – Prohibited use; A - Accessory use only; C – Conditional use

Chart 17.16.020 (continued)

USES IN COMMERCIAL ZONES (continued)

P - Permitted use; X – Prohibited use; A - Accessory use only; C – Conditional use

A. The total building floor area in commercial zones shall not exceed two times the lot area.

B. The maximum permitted building height is thirty-five feet. Refer to section 17.10.060 for exceptions.

17.16.080 Special use areas--Maximum size. To maintain the continuity of the commercial street fronts and to reduce the effect of commercial uses on surrounding residential areas, outdoor storage areas, outdoor sales and display areas are limited to fifty percent of the lot area. Residential uses are not permitted on the first floor street front and cannot use more than fifty percent of the floor area on the first floor.

A. All side and rear yard building setbacks in commercial zones shall equal the setback required in the adjacent residential zone along any property line which is adjacent to or abuts residential zoned sites.

B. In the Central Commercial Zone, all buildings shall abut the front property line with no off-street parking permitted in front of the buildings.

C. The following outdoor activities shall be located at least fifty feet from any residential zoned lot:

D. Animals maintained as part of a business and structures housing them shall not be located within fifty feet of any residential zoned lot.

E. Manufacturing, fabricating, repairing, refuse compacting and recycling and other activities which are major noise generators shall be conducted wholly within an enclosed structure. These and other major noise generating uses shall not be located within fifty feet of a residential zoned lot.

F. Venting from uses which produce major odors, vapors, smoke, cinders, dust, gas and fumes shall be at least ten feet above finished sidewalk grade and cannot be vented within one hundred feet of a residentially zoned lot.

17.16.100 Off-street parking. The intent of the commercial parking requirements is to insure reasonably convenient customer parking and reduce congestion on adjacent streets without disrupting the continuity of the commercial street front.

The amount of off-street parking required for each use is listed in Chapter 17.28. Parking in commercial zones shall be located within one hundred fifty feet of the lot on which the use is located. Within the CC zone, the off-street parking must be located beside or behind the building.

17.16.110 Screening and landscaping--Required. The intent of the screening and landscaping requirements is to develop a commercial area which is attractive, and to buffer adjacent residential areas from the effect of neighboring commercial uses. The following landscaping is required on all lots in commercial zones:

1. If the distance from the curb to the property line is eight feet or more, a street tree shall be planted on each street frontage and one additional tree shall be planted for every fifty lineal feet of street frontage.

2. A landscaped berm or landscaped area five or more feet deep shall be installed and maintained adjacent to each street front property line, except where a permanent structure, driveway or entry walkway is in this area.

In addition to the general required landscaping, refer to Chapter 17.28 for the screening and landscaping required on outdoor parking, sales and storage areas.

Areas or berms required to be landscaped shall be planted with trees, shrubs, and evergreen ground cover, in a manner which covers the required setback, excluding driveways, within three years from the date of issuance of the permit. Features such as walkways, decorative paving, sculptures or foundations may cover a maximum of thirty percent of each required landscaped area or berm. Trees shall be selected from the city’s recommended list for tree planting.

17.16.120 Exterior lighting. Exterior lighting in commercial zones shall be shielded and directed away from residential uses. Exterior lighting on poles shall not exceed a height of twenty feet above finished grade.

17.16.130 Sidewalks. Whenever new development is built on a vacant commercial lot or existing buildings are substantially rebuilt or significantly expanded (expansion or renovation exceeds 100% of the building’s valuation established by the County Assessor for the year prior to the start of the expansion or renovation), sidewalks must be installed along all street fronts with handicapped-accessible ramps at intersections. The sidewalk shall be installed and maintained in accordance with rules and standards issued by the city council.

17.16.140 Signs. Signs and displays in commercial zones shall be in compliance with Chapter 17.32.

Chapter 17.20

INDUSTRIAL DISTRICT

A. The intent of the General Industrial (GI) district is to accommodate the development of industrial, manufacturing and other related high-intensity uses while buffering adjacent less intensive use areas from additional traffic, noise or other significant negative effects.

B. The intent of the Light Industrial (LI) district is to accommodate the development of less-intensive industrial manufacturing and other related uses while buffering adjacent less intensive use areas from additional traffic, noises or other significant negative effects.

17.20.020 Permitted and prohibited uses. All uses in the industrial zone shall either be permitted as a principal use, an accessory use or a conditional use, or prohibited as indicated in Chart 17.20.020. Refer to section 17.10.010 for information on uses not listed.

chart 17.20.020

USES IN THE INDUSTRIAL ZONE

P - Permitted use; X – Prohibited use; A - Accessory use only; C – Conditional use

17.20.030 Conditional uses, nonconforming uses and structures, accessory uses, and limits on types of buildings refer to sections 17.10.020, 030, 040 and 050 in chapter 17.10.

A. The maximum building floor area in the industrial zone shall not exceed the lot area.

B. The maximum permitted building height is thirty-five feet. Refer to section 17.10.060 for exceptions.

A. The setback requirements are intended to allow the maximum use of industrial zoned property while buffering adjacent residential and commercial areas from the impact of industrial uses.

B. Industrial sites adjacent to, abutting, or across a street or alley from residential zoned sites shall have all buildings and uses set back twenty-five feet along any property line which is adjacent to, abuts or faces residential zoned sites. The minimum required setback on all other property lines shall be five feet.

C. The following outdoor activities and similar activities shall be set back at least fifty feet from any residential zoned property:

D. Animals maintained as part of a business and structures housing them shall not be located within one hundred feet of any residential zoned lot.

E. Manufacturing, fabricating, repairing, refuse compacting, recycling, salvaging and other activities which are major noise generators shall be conducted wholly within an enclosed structure when located within one hundred feet of residential zoned sites. These and other major noise-generating uses shall not be located within fifty feet of residential zoned property.

F. Venting from uses which produce major odors, vapors, smoke, cinders, dust, gas and fumes shall be at least twenty feet above finished grade and cannot be vented within one hundred feet of residential zoned property.

17.20.100 Off-street parking. The amount of off-street parking required for each use is listed in Chapter 17.28.

A. The screening and landscaping requirements are intended to promote the development of industrial areas which are attractive locations for stable, long-term industrial businesses and to buffer adjacent residential areas from the effect of industrial uses.

B. The following types of landscaping are required of all uses in industrial zones:

1. A street tree must be planted on each street frontage and one additional tree must be planted for every fifty lineal feet of street frontage.

2. A landscaped berm or landscaped area at least five feet deep shall be installed and maintained adjacent to each street property line.

C. Outdoor storage areas on lots adjacent to or abutting residential or commercial zoned property shall be screened with six-foot-high screening between the storage area and all property lines adjacent to or abutting residential or commercial zoned property.

2. A landscaped berm at least four feet in height or a hedge which will achieve a height of five feet within three years of planting and is at least two feet high at the time of planting.

E. Areas or berms required to be landscaped shall be planted with trees, shrubs, and evergreen groundcover, in a manner which covers the required area within three years from the date of issuance of the permit. Trees shall be selected from the city’s recommended list for tree planting.

17.20.120 Access. All sides of buildings and all areas of storage lots in the industrial zone shall be accessible to fire-fighting equipment.

17.20.130 Exterior lighting, glare and heat. Exterior lighting in the industrial zone shall be shielded and directed away from residential zoned areas. Exterior lighting on poles shall not exceed a height of thirty feet above finished grade. Any operation producing intense glare or heat shall be conducted within an enclosure which prevents significant glare or heat on adjacent streets or property.

17.20.135 Sidewalks. Whenever new development is built on a vacant industrial lot or existing buildings are substantially rebuilt or significantly expanded (expansion or renovation exceeds 100% of the building’s valuation established by the County Assessor for the year prior to the start of the expansion or renovation), sidewalks must be installed along all street fronts with handicapped-accessible ramps at intersections. The sidewalk shall be installed and maintained in accordance with rules and standards issued by the city council.

A. No use shall, at any time, discharge toxic, noxious or flammable matter into the storm drain or sewer system, across the boundaries of the property where the use is located, onto the ground or into streams. The disposal of industrial waste shall be subject to the regulations of the appropriate federal, state and local regulatory agencies.

B. The storage, utilization or manufacture of materials, goods or products which are or produce flammable or explosive vapors or gases is permitted only where the materials or products shall be stored, utilized or produced within completely enclosed buildings or structures having incombustible exterior walls.

Chapter 17.24

OVERLAY ZONES - RESOURCE LANDS & CRITICAL AREAS

17.24.010 The intent and purpose of this chapter is to provide for reasonable protection of the natural environment, resource lands and the general public health, safety and welfare, and satisfy the requirements of RCW 36.70A.060 by:

B. Protecting the general public, resources and facilities from injury, loss of life, property damage or financial loss due to flooding, landslides, or steep slopes failure;

C. Protecting unique, fragile and valuable elements of the environment including without limitation wildlife and its habitat;

D. Meeting the requirements of the National Flood Insurance program and maintaining the Town as an eligible community for federal flood insurance benefits;

E. Preventing cumulative adverse environmental impacts on water availability, water quality, groundwater, wetlands, rivers and streams;

F. Providing appropriate guidance and protection measures for addressing the needs and concerns associated with resource lands and critical areas that help define the quality of life in Uniontown;

G. Encouraging the retention of open space and development of recreational opportunities, conserving fish and wildlife habitat, and increasing access to natural resource lands and water;

I. Using best available science where appropriate in determining measures needed protect the functions and values of critical areas and for the preservation or enhancement of anadromous fisheries.

17.24.020 Exemptions. The activities enumerated below are exempt from the provisions of this chapter. The final determination of whether an activity is exempt is an administrative function of the building official.

A. Agricultural activities normal or necessary to general farming conducted according to industry-recognized best management practices including the raising of crops or the grazing of livestock.

B. Normal maintenance or repair of existing buildings, structures, roads or development, including damage by accident, fire or natural elements. Normal repair of buildings and structures involves restoring to a state comparable to the original condition including the replacement of walls, fixtures and plumbing, provided that the repair does not expand the number of dwelling units in a residential building, the building or structure is not physically expanded, and, in the case of damaged buildings and structures, a complete application for a building permit for the repair work is submitted to the Town within six months of the event and repair is completed within the terms of the permit.

C. Emergency construction necessary to protect property from damage by the elements. An emergency is an unanticipated event or occurrence which poses an imminent threat to public health, safety, or the environment, and which requires immediate action within a time too short to allow full compliance. Once the threat to the public health, safety, or the environment has dissipated, the construction undertaken as a result of the previous emergency shall then be subject to and brought into full compliance with this chapter.

D. The normal maintenance and repair of culverts and bridges that does not involve the use of heavy equipment, and that does not require permit issuance from other local, state or federal agencies.

17.24.030 Reference maps and inventories. The distribution of critical areas within the Town are described and displayed in reference materials and on maps maintained by the Town. These reference materials are intended for general information only and do not depict site-specific designations. They are intended to assist the Town, applicants and other participants in the permit process determine if a resource land or critical area may exist in the proposed development area and if further review and consideration may be needed. These reference materials shall include but are not limited to the following:

4. Washington Department of Fish and Wildlife Priority Habitats & Species and Wildlife Heritage Maps and Data.

3. Washington State Department of Ecology (DOE) Wetlands Identification and Delineation Manual;

C. Uniontown Critical Areas Map. The approximate location and extent of critical areas are shown on the critical area maps. This map is used as a guide for Uniontown, project applicants, and/or property owners and does not provide a final critical area designation.

A. Needed mitigation, maintenance and monitoring shall be implemented by the property owner to protect resource lands, critical areas and their buffers prior to the commencement of any development activities.

B. The property owner shall be responsible for reporting to the Town and undertaking appropriate corrective action when monitoring reveals a significant deviation from predicted impacts or a failure of mitigation or maintenance measures.

17.24.070 Required site specific information. In order to maintain and protect critical areas, as well as to assist in identifying such areas, site-specific environmental information may be required when evaluating a development proposal. The preparation of special reports or tests is the responsibility of the applicant for a development permit. Costs incurred by the Town to engage technical consultants or for staff review and interpretation of data and findings submitted by or on behalf of the applicant shall be reimbursed by the applicant in accordance with a schedule adopted by the Town.

All required grading and excavation plans shall be prepared by an engineer licensed to practice in the State of Washington , and shall contain the following information:

1. The general vicinity and specific location of work, the name and address of the owner and the engineer who prepared the plans;

2. Property limits and accurate contours of existing ground and details of terrain and area drainage.

3. Limits of proposed excavation and fill sites, finished contours and proposed drainage systems and/or facilities, including an estimated runoff served by the systems and/or facilities; and

4. Location of any buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land on adjacent property within thirty feet of the property line; and

17.24.100 Critical Areas – Geologically Hazardous. Uses and activities allowed within geologically hazardous areas are those uses permitted by the zoning district, subject to the provisions of this section.

A. Any land containing soils, geology or slopes that meet any of the following criteria shall be classified as having a known or suspected risk of being geologically hazardous areas:

1. Areas identified by the United States Department of Agriculture Natural Resources Conservation Service as having a “severe” rill and inter-rill erosion hazard;

2. Areas potentially subject to landslides based on a combination of geologic, topographic, and hydrologic factors including any areas susceptible because of any combination of bedrock, soil, slope (gradient), slope aspect, structure, hydrology, or other factors. Example of these may include, but are not limited to the following:

b. Areas potentially unstable as a result of rapid stream incision or stream bank erosion; or

c. Any area with a slope of forty-five percent or steeper and with a vertical relief of ten or more feet except areas composed of consolidated rock. A slope is delineated by establishing its toe and top and measured by averaging the inclination over at least ten feet of vertical relief.

B. The Building Official shall review each development permit application to determine if there appears to be any geologically hazardous areas on-the site. If it appears that a geologically hazardous area may be present, the applicant shall submit a geological hazard area risk assessment prepared by an engineer or geologist to assess the presence of hazardous area on the site in an area that will be effected by the proposed project. If the risk assessment concludes that the project may have a significant adverse geological affect on a geological hazardous area, the applicant shall submit a geotechnical report prepared by an engineer licensed to practice in the State of Washington or a geologist. The report shall include a description of the geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, and identification of construction practices, monitoring programs and other mitigation measures needed. The Town may waive the requirement for the report if there is adequate geological information available on the area proposed for development to determine the impacts of the proposed development and appropriate mitigating measures.

A. The Building Official shall review each development permit application to determine if the area to be developed appears to be within any aquifer recharge area or wellhead protection area.

1. General standards. The following minimum standards shall apply to all development activities occurring within aquifer recharge and wellhead protection areas.

a. Development activities within an aquifer recharge and wellhead protection areas shall be designed, developed and operated in a manner that will not degrade the Town’s groundwater resources.

b. Any land use where substances of moderate risk are used, stored, treated or handled; or which produce moderate risk waste shall be kept in a facility designed to prevent the release of any such materials into the groundwater.

c. The following uses and activities are prohibited within an aquifer recharge area:

· The conversion of heating systems to fuel oil or the installation of new fuel oil heating systems;

· Solid waste and inert debris landfills, transfer stations, recycling facilities;

2. Specific standards. The following standards shall apply to the activity identified below, in addition to the general standards outlined above.

a. Construction of an aboveground storage tank or vault, regardless of the storage capacity, for the storage of moderate substances or dangerous wastes as defined under State laws and regulations may be authorized subject to the following standards:

· The design of the storage tank or vault shall include an impervious containment area enclosing or underlying the tank, which is large enough to contain one hundred twenty percent of the volume of the tank.

· Leak and release detection equipment shall be installed on all tanks and vaults.

b. Construction of an underground storage tank or vault, regardless of the storage capacity, for the storage of moderate substances or dangerous wastes as defined by State laws and regulations may be authorized subject to the following standards:

· All storage tanks and vaults shall either be cathodically protected against corrosion, constructed of non-corrosive materials, or steel clad with non-corrosive materials.

· The lining of all tanks and vaults shall be compatible to the substance to be stored.

· Leak and release detection equipment shall be installed on all tanks and vaults.

c. Surface impoundments, defined by State laws and regulations, shall be designed by a professional engineer and constructed with an impermeable liner and other components as appropriate to prevent discharge of any material on the ground surface and/or into the groundwater system. Surface impoundments shall be designed and constructed with a minimum excess capacity equal to one hundred twenty percent of the projected volume of liquid to be contained including intentional and unintentional stormwater capture.

d. All developments proposed within an aquifer recharge area shall comply with the following standards:

· Connection to a public sanitary sewer system or an approved community sewer system and connection to an approved public water service shall be required.

· Stormwater detention and retention facilities shall be designed using best available science and management practices to separate chemical and biological pollutants from the water prior to infiltration.

· All impervious surfaces shall maintain a fifteen foot setback from areas identified as being highly susceptible to transporting contaminants to the groundwater (springs, wetlands, etc.) and no amount of stormwater runoff shall be directed towards the susceptible area(s).

B. All subdivisions located within an aquifer recharge area shall have an informational note placed on the face of plat stating this subdivision is within an aquifer recharge area.

A. The Building Official shall review each development permit application to determine if the area to be developed appears to contain any wetlands.

B. If the proposed development appears to include a wetland, the applicant shall provide a wetland boundary survey and rating evaluations completed by a biologist or wetland ecologist using the Washington State Wetland Rating System for Eastern Washington (Ecology Publication #02-06-019, as amended).

1. The proposed development is not within 100 feet of the associated wetlands; or

2. There is adequate information available on the area proposed for development to determine the impacts of the proposed development and appropriate mitigating measures.

D. The wetland boundary and any associated buffer area shall be identified on all plats, maps, plans and specifications submitted for the project.

E. A wetland management and mitigation plan shall be required when impacts to a wetland are unavoidable during project development. Wetland management and mitigation plans shall be prepared by a biologist or wetland ecologist who is knowledgeable of wetland conditions within eastern Washington .

F. General standards. The following minimum standards shall apply to all development activities occurring within designated wetlands and/or their buffers.

1. Wetlands will be left undisturbed, unless the development proposal involves appropriate mitigation and enhancement measures as determined on a site-specific basis.

2. Appropriate buffer areas shall be maintained between all permitted uses and activities and the designated wetland.

G. Specific standards. The following standards shall apply to the activity identified below, in addition to the general standards outlined above.

1. When no other practical alternative exists, public or private road repair, maintenance, expansion or construction may be authorized within a wetland buffer, subject to the following minimum standards:

a. No significant adverse impacts to the designated wetland or buffer area shall result from the repair, maintenance, expansion or construction of any public or private road;

b. Road repair and construction shall be the minimum necessary to provide safe traveling surfaces.

2. Development within a wetland buffer shall comply with the following minimum standards:

a. All plats shall disclose the presence on each residential lot one building site, including access, that is suitable for development and which is not within the designated wetland or its associated buffer;

b. All designated wetland areas and their associated buffers shall be clearly identified on all final plats, maps, documents, etc.;

17.24.130 Critical Areas – Frequently Flooded Areas. Uses and activities permitted within designated frequently flooded areas are those that are authorized in the applicable zoning district, subject to the provisions of this section and the provisions of Chapter 15.12, Flood Damage Protection of Uniontown Municipal Code.

Chapter 17.28

PARKING AND OUTDOOR STORAGE

17.28.010 Application. The requirements for providing off street parking shall apply to all new land uses or expansion of land uses if the expansion or addition costs an amount equal to or more than the building’s valuation established by the County Assessor for the year prior to the start of the expansion. The requirements of this section for maintenance, landscaping and screening of parking, outdoor sales and outdoor storage areas (17.28.100) applies to all areas larger than two thousand five hundred square feet.

17.28.015 Off-street parking--Minimum number of spaces. The minimum number of off-street parking spaces required for specific uses are set forth in Chart 17.28.010. In the case of a use not specifically mentioned in Chart 17.28.010, the requirements for off-street parking shall be based on the requirements for the most comparable uses.

	NR	UR
A. Agricultural Uses:
1. Feedlots	X	X
2. General farming	P	A
3. Nurseries and greenhouses	P	P
B. Commercial Uses:
1. Administrative offices providing no customer services on the premises	A	P
2. Day care center	A	P
3. Home business or occupation	A	A
4. Inn (bed and breakfast facility)	A or C	P
5. Kennels	X	X
6. Professional service offices	A	P
7. Recreational vehicle park	X	C
8. Veterinary clinic	X	A or C
9. Commercial transmission towers	X	X
C. Community Facilities:
1. Churches	C	P
2. Community centers and similar facilities	C	P
3. Parks	P	P
4. Schools	A	P
D. Residential:
1. Assisted care home	A	P
2. Boardinghouse	A	P
3. Caretaker’s quarters	A	A
4. Group home	C	P
5. Guest house or granny apartment	A	A
6. Halfway house	X	P
7. Mobilehome park (refer to Chapter 17.36 for development standards)	X	P
8. Multifamily (garden apartment, 3+ units, etc.)	C	P
9. Recycling collection point	C	C
10. Single-and two family houses	P	P
E. Utility: Transformer, Pump Station, Etc.	C	C

	EC	CC	CI
A. Agricultural Uses. 1. Nurseries and greenhouses	P	A or C	A or C
B. Commercial Uses. 1. Day care center	A or C	P	P
2. Bus station or other transportation facility	P	P	X
3. Offices a. Non-customer service administrative offices	A or C	P	A
b. Customer service and professional service offices (accountants, architects, attorneys, insurance, etc.)	A or C	P	A
4. Parking as principal use	P	P	X
5. Recreation vehicle park	P	X	C
6. Sales and services a. Agricultural services	P	P	X
b. Automotive retail sales and services	P	P	X
c. Construction sales and services	P	P	X
d. Eating and drinking establishments	P	P	A
e. Equipment service, maintenance and repair	P	P	X
f. General retail sales and services	P	P	A
g. Inn	P	P	C
h. Medical services including clinics	P	P	C
i. Motel	P	P	X
j. Sales, service or rental of large commercial or construction equipment	P	P	X
k. Veterinary clinic	P	P	X
7. Theaters and places of public assembly	X	P	C
8. Commercial transmission towers	X	X	C
C. Community Facilities and Institutions. 1. Community center	X	P	P
2. Governmental equipment repair and maintenance shop	C	A	C
3. Governmental offices	C	P	P
4. Lodges and fraternal organizations	C	P	P
5. Museum	P	P	P
6. Parks and playgrounds	C	C	P
7. Police and fire stations	C	P	C
8. Recycling collection center	P	P	C
9. Religious facility	C	P	P
10. Schools	C	P	P
D. Light Manufacturing	A	A	X
E. Off-premises signs (as limited in Chapter 17.28) 1. Advertising signs	X	X	X
2. Directional signs	P	P	P

	EC	CC	CI
F. Residential. The first floor street front of a building and 50% of the building area on the first floor can not be used for residential uses. 1. Assisted care and nursing homes	C	P	C
2. Boarding homes	X	P	C
3. Caretaker’s quarters	A	A	A
4. Group home	X	P	C
5. Halfway house	X	C	C
6. Mobile home park (refer to Chapter 17.36 for development standards)	C	X	X
7. Multifamily	A or C	P	A or C
G. Salvage and recycling	A	A	C
H. Utility Substations.	P	C	C
I. Warehouse and Storage. 1. General warehouse	A	A	X
2. Mini-warehouse, frozen food lockers and similar retail storage facilities	P	P	X
3. Outdoor storage	A	A	X

	GI	LI
A. Agricultural Uses:
1. Feedlots	X	X
2. General farming	C	X
3. Nurseries and greenhouses	P	P
B. Commercial Uses:
1. Day care center	A	A
2. Offices	A	A
3. Sales and services:
a. Agriculture and animal services	P	C
b. Construction sales and services	P	P
c. Non-household sales and services:
i. Sale of heating fuel	P	P
ii. Sales, service and rental of large commercial equipment	P	P
d. Automotive sales and services	A	P
4. Research, development and testing laboratories	P	P
5. Transportation facilities	P	P
6. Commercial transmission tower	P	C
C. Community Facilities and Institutions:
1. Governmental equipment repair and maintenance shop	P	P
2. Museum	A	A
3. Parks and playgrounds	C	C
4. Power plants and substations	P	P
5. Waste transfer service	P	P
D. Manufacturing and Fabrication	P	P
E. Off-Premise Signs:
1. Advertising signs	C	P
2. Directional signs	P	X
F. Residential:
1. Caretaker’s quarters	A	P
2. Other residential	X	A
G. Salvage and Recycling	P	C
H. Warehouse and Storage:
1. General warehouse	P	X
2. Mini-warehouse, frozen food lockers and similar retail storage facilities	A	P
3. Outdoor storage	A	P

Use	Parking Requirement
A. Commercial Uses
1. Day care centers

Title 17 LAND USE

Zoning Map

Chapter 17.10

BASIC PROVISIONS

Chapter 17.12

RESIDENTIAL DISTRICTS

Chart 17.12.020

USES IN RESIDENTIAL ZONES

17.12.070 Lot size, setback, lot coverage and building size

Zones

Chart 17.16.020

USES IN COMMERCIAL ZONES

Chart 17.16.020 (continued)

USES IN COMMERCIAL ZONES (continued)

Chapter 17.20

INDUSTRIAL DISTRICT

chart 17.20.020

USES IN THE INDUSTRIAL ZONE

Chapter 17.24

OVERLAY ZONES - RESOURCE LANDS & CRITICAL AREAS

Chapter 17.28

PARKING AND OUTDOOR STORAGE