Chapter 22.14
ZONING CLASSIFICATIONS GENERAL MANAGEMENT AREAS
Sections:
22.14.010 Large-scale agricultural (Ag-1) zone.
22.14.020 Small scale agricultural (Ag-2) zone.
22.14.030 Commercial forest (F-1) zone.
22.14.040 Large woodland (F-2) zone.
22.14.050 Small woodland (F-3) zone.
22.14.080 Commercial (C) zone.
22.14.090 Public recreation (PR) zone.
22.14.100 Commercial recreation (CR) zone.
22.14.110 Open space (OS) zone.
22.14.010 Large-scale agricultural (Ag-1) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. New cultivation, upon demonstration by the applicant that sufficient water is available to support the use.
b. Agricultural structures in conjunction with agricultural use including new cultivation.
c. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
d. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(1)(e) or (f) of this section.
e. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel less than or equal to ten acres in size are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel larger than ten acres in size are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed two thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The footprint of any individual accessory building shall not exceed one thousand five hundred square feet.
iii. The height of any individual accessory building shall not exceed twenty-four feet.
g. The temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship subject to Section 22.12.110.
h. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and/or natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) and/or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
i. Structures associated with hunting and fishing operations.
j. Towers and fire stations for forest fire protection.
k. Land divisions, subject to the minimum lot sizes designated on the land use designations map. See also Section 22.10.060.
l. Life estates. A landowner who sells or otherwise transfers real property may retain a life estate in a dwelling and a tract of land surrounding the dwelling. The life estate tract shall not be considered a parcel as defined herein. A second dwelling in conjunction with agricultural use may be allowed, subject to the resource protection Chapters 22.18 through 22.24 and if:
i. The proposed dwelling is in conjunction with agricultural use as set out in subsection (C)(1)(r) of this section; and
ii. Upon termination of the life estate, the original or second dwelling shall be removed.
m. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
n. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
o. Docks and boathouses, subject to Section 22.12.050.
p. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
q. Commercial events, subject to Section 22.12.030.
r. A single-family dwelling in conjunction with agricultural use, upon a demonstration that:
i. No other dwellings exist on the subject farm or ranch, including all of its constituent parcels, contiguous or otherwise, which are vacant or currently occupied by persons not directly engaged in farming or working on the subject farm or ranch and that could be used as the principal agricultural dwelling;
ii. The farm or ranch upon which the dwelling will be located is currently devoted to agricultural use, as defined, where the day-to-day activities of one or more residents of the agricultural dwelling will be principally directed to the agricultural use of the land. The farm or ranch must currently satisfy the income capability test set out in subsection (C)(1)(r)(iii) of this section; and
iii. The farm or ranch is a commercial agricultural enterprise as determined by an evaluation of the following factors:
(A) Size of the entire farm or ranch, including all land in the same ownership;
(B) Type(s) of agricultural uses (crops, livestock) and acreage;
(C) Operational requirements for the particular agricultural use common to area agricultural operations; and
(D) The farm or ranch, and all its constituent parcels, must produce at least eighty thousand dollars in gross annual income in 2020 dollars. This gross annual income amount shall be indexed for inflation on an annual basis using Consumer Price Index data from the U.S. Bureau of Labor Statistics, and the new adjusted amount for each calendar year (calculated from 2020 dollars) will be posted on the Gorge Commission’s website by January 15th of each year. This determination can be made using the formula (X)(Y)(Z) = I, where:
(1) X = Average yield of the commodity per acre, or unit of production;
(2) Y = Average price of the commodity;
(3) Z = Total acres suitable for production, or total units of production that can be sustained, on the subject farm or ranch; and
(4) I = Annual income.
s. Agricultural labor housing upon a showing that:
i. The proposed housing is necessary and accessory to a current agricultural use.
ii. The housing shall be seasonal unless it is shown that an additional full-time dwelling is necessary to the current agricultural use of the subject farm or ranch unit. Seasonal use shall not exceed nine months.
iii. The housing will be located to minimize the conversion of lands capable of production of farm crops or livestock and shall not force a significant change in or significantly increase the cost of accepted agricultural practices employed on nearby lands devoted to agricultural use.
t. A second single-family dwelling in conjunction with agricultural use when the dwelling would replace an existing dwelling which is included in, or is eligible for inclusion in, the National Register of Historic Places.
u. A single-family dwelling not in conjunction with agricultural use if located on a parcel which was legally created and existing prior to November 17, 1986, upon a demonstration that:
i. The dwelling will not force a change in or increase the cost of accepted agricultural practices on surrounding lands;
ii. The subject parcel is predominantly unsuitable for the production of farm crops and livestock, considering soils, terrain, location and size of the parcel. Size alone shall not be used to determine whether a parcel is unsuitable for agricultural use. An analysis of suitability shall include the capacity of the subject parcel to be utilized in conjunction with other agricultural operations in the area;
iii. The dwelling shall be set back from any abutting parcel, as required in subsection (D) of this section;
iv. A declaration has been signed by the landowner and recorded in the auditor’s deed records specifying that the owners, successors, heirs and assigns of the subject property are aware that adjacent and nearby operators are entitled to carry on accepted agricultural or forest practices on lands designated Ag-1, Ag-2, F-1, F-2 or F-3; and
v. All owners of land in areas designated Ag-1, Ag-2, F-1, F-2 or F-3 that are within five hundred feet of the perimeter of the subject parcel on which the dwelling is proposed to be located have been notified and given at least ten days to comment prior to a decision.
v. A single-family dwelling for an agricultural operator’s relative; provided, that:
i. The dwelling would be occupied by a relative of the agricultural operator or of the agricultural operator’s spouse who will be actively engaged in the management of the farm or ranch. “Relative” means grandparent, grandchild, parent, child, brother or sister;
ii. The dwelling would be located in the same parcel as the dwelling of the principal operator; and
iii. The operation is a commercial enterprise as determined using the factors set out in subsection (C)(1)(r)(iii) of this section.
w. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use is compatible with agricultural uses and would not force a change in or significantly increase the cost of accepted agricultural practices on nearby lands devoted to agriculture use; and
b. The use will be sited to minimize the loss of lands suitable for the production of crops and livestock:
i. Personal-use airstrips, including associated accessory structures such as a hangar. A personal-use airstrip is an airstrip restricted, except for aircraft emergencies, to use by the owner and on an infrequent and occasional basis, by invited guests, and by commercial aviation activities in connection with agricultural operations. No aircraft may be based on a personal-use airstrip other than those owned or controlled by the owner of the airstrip.
ii. Construction, reconstruction, or modification of roads, utility facilities and railroads necessary for public service upon a showing that:
(A) There is no practicable alternative location with less adverse effect on agriculture and forest lands; and
(B) The size is the minimum necessary to provide the service.
iii. Home occupations in existing residential or accessory structures, subject to Section 22.12.060.
iv. Wineries and cideries, in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruit harvested on the subject farm and the local region.
v. Wine or cider sales and tasting rooms, in conjunction with an on-site winery or cidery.
vi. Agricultural product processing and packaging, upon a showing that the processing will be limited to products grown primarily on the subject farm and sized to the subject operation.
vii. Boarding of horses. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by the Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within.
viii. Bed and breakfast inns in single-family dwellings, subject to Section 22.12.020; provided, that the residence:
(A) Is included in the National Register of Historic Places; or
(B) Is listed on the Washington State Register of Historic Places maintained by the Washington State Department of Archaeology and Historic Preservation.
ix. Nonprofit, environmental learning or research facilities.
x. Expansion of existing school or place of worship.
xi. Recreation development, subject to Section 22.24.020(B).
xii. Aquaculture.
xiii. Fruit and produce stands.
xiv. Exploration, development and production of mineral and geothermal resources.
xv. Disposal sites managed and operated by the Washington State Department of Transportation, or Skamania County department of public works for earth materials and any intermixed vegetation generated by routine or emergency/disaster public road maintenance activities within the National Scenic Area, subject to Section 22.12.040.
xvi. Temporary portable asphalt/batch plants related to public road projects, not to exceed six months.
D. Agricultural Buffer Zones.
1. All new buildings, as specified, shall comply with the setbacks presented in Table 1 in this subsection when proposed to be located on a parcel which is within or adjacent to lands classified as Ag-1 or Ag-2 and are currently used for agricultural use. If several crops or crop rotation is involved in the adjacent operation, the greater setback shall apply.
|
Type of Agriculture |
Buffer Type |
||
|---|---|---|---|
|
Open or Fenced |
Natural or Created Vegetation Barrier |
8-foot Berm or Terrain Barrier |
|
|
Orchards |
250' |
100' |
75' |
|
Row crops/vegetables |
300' |
100' |
75' |
|
Livestock grazing, pasture, haying |
100' |
15' |
20' |
|
Grains |
200' |
75' |
50' |
|
Berries, vineyards |
150' |
50' |
30' |
|
Other |
100' |
50' |
30' |
2. New buildings adjacent to lands designated large-scale agriculture or small-scale agriculture that are suitable, but currently not used for agriculture, shall use the open or fenced setback associated with the dominant type of agriculture in the vicinity. If a vegetation barrier, eight-foot berm, or terrain barrier exists, the corresponding setback shall apply. If more than one type of agriculture is dominant, the setback shall be the larger width.
3. Earth berms may be used to satisfy, in part, setback requirements. The berm shall be a minimum of eight feet in height, and contoured at three-to-one slopes to look natural. Shrubs, trees or grasses shall be employed on the berm to control erosion and achieve a finished height of fifteen feet. The berming must be completed during the first phase of development and maintained in good condition.
4. The planting of a continuous vegetative screen may be used to satisfy, in part, the setback requirements. Trees shall be at least six feet high when planted and reach an ultimate height of at least fifteen feet. The vegetation screen shall be planted along the appropriate parcel line(s), and be continuous. The vegetative screening must be completely planted during the first phase of development and maintained in good condition.
5. Variances to the setback requirements set out above may be granted pursuant to Section 22.06.040. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.020 Small scale agricultural (Ag-2) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. New cultivation, upon demonstration by the applicant that sufficient water is available to support the use.
b. Agricultural structures in conjunction with agricultural use including new cultivation.
c. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
d. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(1)(e) or (f) of this section.
e. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel less than or equal to ten acres in size are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel larger than ten acres in size are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed two thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The footprint of any individual accessory building shall not exceed one thousand five hundred square feet.
iii. The height of any individual accessory building shall not exceed twenty-four feet.
g. The temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship. See also Section 22.12.110.
h. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and/or natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) and/or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
i. Structures associated with hunting and fishing operations.
j. Towers and fire stations for forest fire protection.
k. Land divisions, subject to the minimum lot sizes designated on the land use designations map. See also Section 22.10.060.
l. Life estates. A landowner who sells or otherwise transfers real property may retain a life estate in a dwelling and a tract of land surrounding the dwelling. The life estate tract shall not be considered a parcel as defined herein. A second dwelling in conjunction with agricultural use may be allowed, subject to the resource protection Chapters 22.18 through 22.24, and if:
i. The proposed dwelling is in conjunction with agricultural use as set out in Section 22.14.010(C)(1)(r); and
ii. Upon termination of the life estate, the original or second dwelling shall be removed.
m. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
n. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
o. Docks and boathouses, subject to Section 22.12.050.
p. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
q. Commercial events, subject to Section 22.12.030.
r. Agricultural labor housing upon a showing that:
i. The proposed housing is necessary and accessory to a current agricultural use.
ii. The housing shall be seasonal unless it is shown that an additional full-time dwelling is necessary to the current agricultural use of the subject farm or ranch unit. Seasonal use shall not exceed nine months.
iii. The housing will be located to minimize the conversion of lands capable of production of farm crops or livestock and shall not force a significant change in or significantly increase the cost of accepted agricultural practices employed on nearby lands devoted to agricultural use.
s. A single-family dwelling on any legally created and existing parcel.
t. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use is compatible with agricultural uses and would not force a change in or significantly increase the cost of accepted agricultural practices on nearby lands devoted to agriculture use; and
b. The use will be sited to minimize the loss of lands suitable for the production of crops and livestock:
i. Personal use airstrips, including associated accessory structures such as a hangar. A personal use airstrip is an airstrip restricted, except for aircraft emergencies, to use by the owner and on an infrequent and occasional basis, by invited guests, and by commercial aviation activities in connection with agricultural operations. No aircraft may be based on a personal-use airstrip other than those owned or controlled by the owner of the airstrip.
ii. Construction, reconstruction, or modification of roads, utility facilities, and railroads necessary for public service upon a showing that:
(A) There is no practicable alternative location with less adverse effect on agriculture and forest lands; and
(B) The size is the minimum necessary to provide the service.
iii. Home occupations in existing residential or accessory structures, subject to Section 22.12.060.
iv. Wineries and cideries in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruits harvested on the subject farm and the local region.
v. Wine or cider sales and tasting rooms, in conjunction with an on-site winery or cidery.
vi. Agricultural product processing and packaging, upon a showing that the processing will be limited to products grown primarily on the subject farm and sized to the subject operation.
vii. Boarding of horses. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within.
viii. Bed and breakfast inns in single-family dwellings, subject to Section 22.12.020; provided, that the residence:
(A) Is included in the National Register of Historic Places; or
(B) Is listed on the Washington State Register of Historic Places maintained by the Washington State Department of Archaeology and Historic Preservation.
ix. Nonprofit, environmental learning or research facilities.
x. Expansion of existing school or place of worship.
xi. Recreation development, subject to provisions governing recreational intensity classes set out in Section 22.24.020(B).
xii. Aquaculture.
xiii. Fruit and produce stands.
xiv. Exploration, development and production of mineral and geothermal resources.
xv. Disposal sites managed and operated by the Washington State Department of Transportation, or Skamania County department of public works for earth materials and any intermixed vegetation generated by routine or emergency/disaster public road maintenance activities within the National Scenic Area, subject to Section 22.12.040.
xvi. Temporary portable asphalt/batch plants related to public road projects, not to exceed six months.
xvii. Small-scale fishing support and fish processing operations on parcels that are contiguous with and have direct access to the Columbia River, subject to Section 22.12.100.
D. Agricultural Buffer Zones.
1. All new buildings, as specified, shall comply with the setbacks presented in Table 2 in this section when proposed to be located on a parcel which is within or adjacent to lands classified as Ag-1 or Ag-2 and are currently used for agricultural use. If several crops or crop rotation is involved in the adjacent operation, the greater setback shall apply.
|
Type of Agriculture |
Buffer Type |
||
|---|---|---|---|
|
Open or Fenced |
Natural or Created Vegetation Barrier |
8-foot Berm or Terrain Barrier |
|
|
Orchards |
250' |
100' |
75' |
|
Row crops/vegetables |
300' |
100' |
75' |
|
Livestock grazing, pasture, haying |
100' |
15' |
20' |
|
Grains |
200' |
75' |
50' |
|
Berries, vineyards |
150' |
50' |
30' |
|
Other |
100' |
50' |
30' |
2. New buildings adjacent to lands designated large-scale agriculture or small-scale agriculture that are suitable, but currently not used for agriculture, shall use the open or fenced setback associated with the dominant type of agriculture in the vicinity. If a vegetation barrier, eight-foot berm, or terrain barrier exists, the corresponding setback shall apply. If more than one type of agriculture is dominant, the setback shall be the larger width.
3. Earth berms may be used to satisfy, in part, setback requirements. The berm shall be a minimum of eight feet in height, and contoured at three-to-one slopes to look natural. Shrubs, trees, or grasses shall be employed on the berm to control erosion and achieve a finished height of fifteen feet. The berming must be completed during the first phase of development and maintained in good condition.
4. The planting of a continuous vegetative screen may be used to satisfy, in part, the setback requirements. Trees shall be at least six feet high when planted and reach an ultimate height of at least fifteen feet. The vegetation screen shall be planted along the appropriate parcel line(s), and be continuous. The vegetative screening must be completely planted during the first phase of development and maintained in good condition.
5. Variances to the setback requirements set out above may be granted pursuant to Section 22.06.040. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.030 Commercial forest (F-1) zone.
A. Fire Safety Provisions.
1. All buildings shall be surrounded by a maintained defensible space of at least fifty feet. Irrigated or fire-resistant vegetation may be planted within the fuel break, including green lawns and low shrubs (less than twenty-four inches in height). Trees should be placed greater than fifteen feet between the crowns and pruned to remove dead and low (less than eight feet) branches. Accumulated leaves, needles and other dead vegetation shall be removed from beneath trees. Fuel breaks shall be adjusted to account for site slope, to protect riparian vegetation and other resources, or as recommended by local fire districts, conservation districts, or other professional.
2. Hazardous fuels shall be removed within the fuel break area.
3. Buildings with plumbed water systems shall install at least one standpipe at a minimum of fifty feet from the structure(s).
4. A pond, stream, tank or sump with storage of not less than one thousand gallons, or a well or water system capable of delivering twenty gallons per minute shall be provided. If a well pump is located on site, the electrical service shall be separate from the dwelling.
5. Access drives shall be constructed to a minimum of twelve feet in width and not exceed a finished grade of twelve percent. Turnouts shall be provided at a minimum of every five hundred feet and at the building site. Access drives shall be maintained to a level that is passable to fire equipment. However, variances to road provisions may be made after consultation with the local fire marshal and the Washington State Department of Natural Resources.
6. Within one year of the occupancy of a dwelling, the administrator shall conduct a review of the development to assure compliance with this section.
7. Utility supply shall be underground whenever possible.
8. Roofs of structures shall be made of fire-resistant materials, such as fiberglass or asphalt shingle or tile. Roof materials such as cedar shake and shingle shall not be used.
9. Any chimney or stovepipe on any structure for use with a wood stove or fireplace should be equipped with a spark arrestor that includes at least one screen no coarser than one-eighth-inch mesh metal that is noncombustible and corrosion resistant.
10. All structural projections such as balconies, decks and roof gables should be built with fire resistant materials equivalent to that specified in the International Building Code. Structural projections shall be set back from slopes.
11. Attic openings, soffit vents, foundation louvers or other ventilation openings on dwellings and accessory structures should be screened with no coarser than one-eighth-inch mesh metal screen that is noncombustible and corrosion resistant.
B. Siting Criteria.
1. The approval of new dwellings and new accessory buildings and structures on forest lands shall comply with the following standards:
a. Dwellings shall be set back at least two hundred feet from adjacent properties.
b. Dwellings and accessory buildings and structures shall be sited so that they will have the least impact on nearby or adjoining forest operations. Clustering or locating proposed development closer to existing development on adjacent lands may minimize impacts on nearby or adjacent forest operations.
c. The amount of forest land used to site dwellings, accessory buildings, accessory structures, access roads and service corridors shall be minimized. This can include locating new dwellings and structures as close to existing public roads as possible, thereby minimizing the length of access roads and utility corridors; or locating the dwelling, access road, and service corridors on portions of the parcel that are least or poorly suited for forestry. Areas may not be suitable for forestry because of existing nonforest uses, adjacent dwellings, or land productivity.
d. Dwellings and accessory buildings and structures should be located on gentle slopes and in no case on slopes which exceed thirty percent. Dwellings should be set back from slopes.
e. Narrow canyons and draws should be avoided.
f. Dwellings and accessory buildings and structures should be located to minimize the difficulty of gaining access to the structure in case of fire.
g. Dwellings and accessory buildings and structures should be located to make access roads as short and flat as possible.
h. Variances to the above provisions may be granted consistent with Section 22.06.040.
C. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
D. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
E. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. New cultivation.
b. Agricultural structures, except buildings, in conjunction with agricultural use including new cultivation, subject to subsection (A) of this section.
c. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to subsection (A) of this section and subject to Section 22.12.010.
d. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (E)(1)(e) or (f) of this section.
e. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel less than or equal to ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel larger than ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed two thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The footprint of any individual accessory building shall not exceed one thousand five hundred square feet.
iii. The height of any individual accessory building shall not exceed twenty-four feet.
g. On parcels with a legally existing dwelling, the temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship, subject to the standards set forth in subsections (A) and (B) of this section, and subject to Section 22.12.110.
h. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
i. Structures associated with hunting and fishing operations.
j. Towers and fire stations for forest fire protection.
k. Temporary on-site structures which are auxiliary to and used during the term of a particular forest operation. “Auxiliary” means a use or alteration of a structure or land which provides help or is directly associated with the conduct of a particular forest practice. An auxiliary structure is located on site, is temporary in nature, and is not designed to remain for the forest’s entire growth cycle from planting to harvesting. An auxiliary use is removed when a particular forest practice has concluded.
l. Temporary portable facility for the primary processing of forest products grown on a parcel of land or contiguous land in the same ownership where the facility is to be located. The facility shall be removed upon completion of the harvest operation.
m. Private roads serving a residence on the subject parcel, subject to subsections (A) and (B) of this section.
n. The temporary placement and occupancy of a recreational vehicle or manufactured mobile home subject to subsections (A) and (B) of this section, in conjunction with a timber operation, upon a finding that security personnel are required to protect equipment associated with harvest operation or the subject forestland from fire. The recreational vehicle or manufactured home must be removed upon completion of the subject harvest operation or the end of the fire season. Placement is subject to the approval criteria in subsections (A) and (B) of this section.
o. Land divisions to facilitate forest management. No resulting parcel may be less than eighty acres in size.
p. Recreation development, subject to Section 22.24.020(B).
q. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
r. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
s. Docks and boathouses, subject to Section 22.12.050.
t. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
u. Agricultural labor housing upon a showing that:
i. The proposed housing is necessary and accessory to a current agricultural use on the subject farm.
ii. The housing shall be seasonal unless it is shown that an additional full-time dwelling is necessary to the current agricultural use of the subject farm or ranch unit. Seasonal use shall not exceed nine months.
iii. The housing will be located to minimize the conversion of lands capable of production of farm crops or livestock and will not force a significant change in or significantly increase the cost of accepted agricultural practices employed on nearby lands devoted to agricultural use.
v. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use will not interfere seriously with accepted forest or agricultural practices on nearby lands devoted to resource use;
b. The use will be sited in such a way as to minimize the loss of forest or agricultural land and to minimize the chance of interference with accepted forest or agricultural practices on nearby lands;
c. The owners of land that is classified as F-1, F-2, F-3, Ag-1 or Ag-2 that lies within five hundred feet of the perimeter of the subject parcel have been notified of the land use application and have been given at least ten days to comment prior to a final decision; and the use will not significantly increase fire hazard, fire suppression costs or risks to fire suppression personnel; and
d. The use complies with the standards set out in subsection (A) of this section:
i. Construction, reconstruction, or modification of roads, utility facilities, and railroads necessary for public service upon a showing that:
(A) There is no practicable alternative location with less adverse effect on agriculture and forest lands and on scenic, cultural, natural and recreation resources; and
(B) The size is the minimum necessary to provide the service.
ii. Home occupations in existing residential or accessory structures. See also Section 22.12.060.
iii. Wineries and cideries in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruits harvested on the subject farm and the local region.
iv. Wine or cider sales and tasting rooms, in conjunction with an on-site winery or cidery.
v. Agricultural product processing and packaging, upon a showing that the processing will be limited to products grown primarily on the subject farm and sized to the subject operation.
vi. Boarding of horses. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within.
vii. Bed and breakfast inns in single-family dwellings (see also Section 22.12.020); provided, that the residence:
(A) Is included in the National Register of Historic Places; or
(B) Is listed on the Washington State Register of Historic Places maintained by the Washington State Department of Archaeology and Historic Preservation.
viii. Nonprofit, environmental learning or research facilities.
ix. Expansion of existing nonprofit group camps, retreats, or conference centers.
x. Temporary portable asphalt/batch plants related to public road projects, not to exceed six months.
xi. Fruit and produce stands.
xii. Exploration, development and production of mineral and geothermal resources.
xiii. Aquaculture.
xiv. Disposal sites managed and operated by the Washington State Department of Transportation, or Skamania County department of public works for earth materials and any intermixed vegetation generated by routine or emergency/disaster public road maintenance activities within the National Scenic Area, subject to Section 22.12.040. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.040 Large woodland (F-2) zone.
A. Fire Safety Provisions.
1. All buildings shall be surrounded by a maintained defensible space of at least fifty feet. Irrigated or fire-resistant vegetation may be planted within the fuel break, including green lawns and low shrubs (less than twenty-four inches in height). Trees should be placed greater than fifteen feet between the crowns and pruned to remove dead and low (less than eight feet) branches. Accumulated leaves, needles and other dead vegetation shall be removed from beneath trees. Fuel breaks shall be adjusted to account for site slope, to protect riparian vegetation and other resources, or as recommended by local fire districts, conservation districts, or other professional.
2. Hazardous fuels shall be removed within the fuel break area.
3. Buildings with plumbed water systems shall install at least one standpipe at a minimum of fifty feet from the structure(s).
4. A pond, stream, tank or sump with storage of not less than one thousand gallons, or a well or water system capable of delivering twenty gallons per minute shall be provided. If a well pump is located on site, the electrical service shall be separate from the dwelling.
5. Access drives shall be constructed to a minimum of twelve feet in width and not exceed a grade of twelve percent. Turnouts shall be provided at a minimum of every five hundred feet and at the building site. Access drives shall be maintained to a level that is passable to fire equipment. However, variances to road provisions may be made after consultation with the local fire marshal and the Washington State Department of Natural Resources.
6. Within one year of the occupancy of a dwelling, the administrator shall conduct a review of the development to assure compliance with this section.
7. Utility supply shall be underground whenever possible.
8. Roofs of structures shall be made of fire-resistant materials, such as fiberglass or asphalt shingle or tile. Roof materials such as cedar shake and shingle shall not be used.
9. Any chimney or stovepipe on any structure for use with a wood stove or fireplace should be equipped with a spark arrestor that includes at least one screen no coarser than one-eighth-inch mesh metal that is noncombustible and corrosion resistant.
10. All structural projections such as balconies, decks and roof gables should be built with fire resistant materials equivalent to that specified in the International Building Code. Structural projections shall be set back from slopes.
11. Attic openings, soffit vents, foundation louvers or other ventilation openings on dwellings and accessory structures should be screened with no coarser than one-eighth-inch mesh metal screen that is noncombustible and corrosion resistant.
B. Siting Criteria.
1. The approval of new dwellings and new accessory buildings and structures on forest lands shall comply with the following standards:
a. Dwellings shall be set back at least two hundred feet from adjacent properties.
b. Dwellings and accessory buildings and structures shall be sited so that they will have the least impact on nearby or adjoining forest operations. Clustering or locating proposed development closer to existing development on adjacent lands may minimize impacts on nearby or adjacent forest operations.
c. The amount of forest land used to site dwellings, accessory buildings, accessory structures, access roads and service corridors shall be minimized. This can include locating new dwellings and structures as close to existing public roads as possible, thereby minimizing the length of access roads and utility corridors; or locating the dwelling, access road, and service corridors on portions of the parcel that are least or poorly suited for forestry. Areas may not be suitable for forestry because of existing nonforest uses, adjacent dwellings, or land productivity.
d. Dwellings and accessory buildings and structures should be located on gentle slopes and in no case on slopes which exceed thirty percent. Dwellings should be set back from slopes.
e. Narrow canyons and draws should be avoided.
f. Dwellings and accessory buildings and structures should be located to minimize the difficulty of gaining access to the structure in case of fire.
g. Dwellings and accessory buildings and structures should be located to make access roads as short and flat as possible.
h. Variances to the above provisions may be granted consistent with Section 22.06.040.
C. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
D. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
E. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. New cultivation.
b. Agricultural structures, except buildings, in conjunction with agricultural use including new cultivation, subject to subsection (A) of this section.
c. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to subsection (A) of this section and subject to Section 22.12.010.
d. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (E)(1)(e) or (f) of this section.
e. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel less than or equal to ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel larger than ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed two thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The footprint of any individual accessory building shall not exceed one thousand five hundred square feet.
iii. The height of any individual accessory building shall not exceed twenty-four feet.
g. On parcels with a legally existing dwelling, the temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship, subject to the standards set forth in subsections (A) and (B) of this section, and subject to Section 22.12.110.
h. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
i. Structures associated with hunting and fishing operations.
j. Towers and fire stations for forest fire protection.
k. Temporary on-site structures which are auxiliary to and used during the term of a particular forest operation. “Auxiliary” means a use or alteration of a structure or land which provides help or is directly associated with the conduct of a particular forest practice. An auxiliary structure is located on site, is temporary in nature, and is not designed to remain for the forest’s entire growth cycle from planting to harvesting. An auxiliary use is removed when a particular forest practice has concluded.
l. Temporary portable facility for the primary processing of forest products grown on a parcel of land or contiguous land in the same ownership where the facility is to be located. The facility shall be removed upon completion of the harvest operation.
m. Private roads serving a residence on the subject parcel, subject to subsections (A) and (B) of this section.
n. Land divisions to facilitate forest management. No resulting parcel may be less than eighty acres in size.
o. Recreation development, subject to provisions governing recreational intensity classes set out in Section 22.24.020(B).
p. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
q. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
r. Docks and boathouses, subject to Section 22.12.050.
s. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
t. Commercial events, subject to Section 22.12.030.
u. Agricultural labor housing upon a showing that:
i. The proposed housing is necessary and accessory to a current agricultural use on the subject farm.
ii. The housing shall be seasonal unless it is shown that an additional full-time dwelling is necessary to the current agricultural use of the subject farm or ranch unit. Seasonal use shall not exceed nine months.
iii. The housing will be located to minimize the conversion of lands capable of production of farm crops or livestock and will not force a significant change in or significantly increase the cost of accepted agricultural practices employed on nearby lands devoted to agricultural use.
v. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use will not interfere seriously with accepted forest or agricultural practices on nearby lands devoted to resource use;
b. The use will be sited in such a way as to minimize the loss of forest or agricultural land and to minimize the chance of interference with accepted forest or agricultural practices on nearby lands;
c. The owners of land that is classified as F-1, F-2, F-3, Ag-1 or Ag-2 that lies within five hundred feet of the perimeter of the subject parcel have been notified of the land use application and have been given at least ten days to comment prior to a final decision; and
d. The use will not significantly increase fire hazard, fire suppression costs or risks to fire suppression personnel and complies with subsection (A) of this section:
i. Construction, reconstruction, or modifications of roads, utility facilities, and railroads necessary for public service upon a showing that:
(A) There is no practicable alternative location with less adverse effect on agriculture and forest lands and on scenic, cultural, natural and recreation resources; and
(B) The size is the minimum necessary to provide the service.
ii. Home occupations in existing residential or accessory structures. See also Section 22.12.060.
iii. Wineries and cideries in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruits harvested on the subject farm and the local region.
iv. Wine or cider sales and tasting rooms, in conjunction with an on-site winery or cidery.
v. Agricultural product processing and packaging, upon a showing that the processing will be limited to products grown primarily on the subject farm and sized to the subject operation.
vi. Boarding of horses. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within.
vii. Bed and breakfast inns in single-family dwellings (see also Section 22.12.020); provided, that the residence:
(A) Is included in the National Register of Historic Places; or
(B) Is listed on the Washington State Register of Historic Places maintained by the Washington State Department of Archaeology and Historic Preservation.
viii. Nonprofit, environmental learning or research facilities.
ix. Expansion of existing nonprofit group camps, retreats, or conference centers.
x. Temporary portable asphalt/batch plants related to public road projects, not to exceed six months.
xi. Fruit and produce stands.
xii. Exploration, development and production of mineral and geothermal resources.
xiii. Aquaculture.
xiv. Disposal sites managed and operated by the Washington State Department of Transportation, or Skamania County department of public works for earth materials and any intermixed vegetation generated by routine or emergency/disaster public road maintenance activities within the National Scenic Area, subject to Section 22.12.040. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.050 Small woodland (F-3) zone.
A. Fire Safety Provisions.
1. All buildings shall be surrounded by a maintained defensible space of at least fifty feet. Irrigated or fire-resistant vegetation may be planted within the fuel break, including green lawns and low shrubs (less than twenty-four inches in height). Trees should be placed greater than fifteen feet between the crowns and pruned to remove dead and low (less than eight feet) branches. Accumulated leaves, needles and other dead vegetation shall be removed from beneath trees. Fuel breaks shall be adjusted to account for site slope, to protect riparian vegetation and other resources, or as recommended by local fire districts, conservation districts, or other professional.
2. Hazardous fuels shall be removed within the fuel break area.
3. Buildings with plumbed water systems shall install at least one standpipe at a minimum of fifty feet from the structure(s).
4. A pond, stream, tank or sump with storage of not less than one thousand gallons, or a well or water system capable of delivering twenty gallons per minute shall be provided. If a well pump is located on site, the electrical service shall be separate from the dwelling.
5. Access drives shall be constructed to a minimum of twelve feet in width and not exceed a finished grade of twelve percent. Turnouts shall be provided at a minimum of every five hundred feet and at the building site. Access drives shall be maintained to a level that is passable to fire equipment. However, variances to road provisions may be made after consultation with the local fire marshal and the Washington State Department of Natural Resources.
6. Within one year of the occupancy of a dwelling, the administrator shall conduct a review of the development to assure compliance with this section.
7. Utility supply shall be underground whenever possible.
8. Roofs of structures shall be made of fire-resistant materials, such as fiberglass or asphalt shingle or tile. Roof materials such as cedar shake and shingle shall not be used.
9. Any chimney or stovepipe on any structure for use with a wood stove or fireplace should be equipped with a spark arrestor that includes at least one screen no coarser than one-eighth-inch mesh metal that is noncombustible and corrosion resistant.
10. All structural projections such as balconies, decks and roof gables should be built with fire resistant materials equivalent to that specified in the International Building Code. Structural projections shall be set back from slopes.
11. Attic openings, soffit vents, foundation louvers or other ventilation openings on dwellings and accessory structures should be screened with no coarser than one-eighth-inch mesh metal screen that is noncombustible and corrosion resistant.
B. Siting Criteria. The approval of new dwellings and new accessory buildings and structures on forest lands shall comply with the following standards:
1. Dwellings shall be set back at least two hundred feet from adjacent properties.
2. Dwellings and accessory buildings and structures shall be sited so that they will have the least impact on nearby or adjoining forest operations. Clustering or locating proposed development closer to existing development on adjacent lands may minimize impacts on nearby or adjacent forest operations.
3. The amount of forest land used to site dwellings, accessory buildings, accessory structures, access roads and service corridors shall be minimized. This can include locating new dwellings and structures as close to existing public roads as possible, thereby minimizing the length of access roads and utility corridors; or locating the dwelling, access road, and service corridors on portions of the parcel that are least or poorly suited for forestry. Areas may not be suitable for forestry because of existing nonforest uses, adjacent dwellings, or land productivity.
4. Dwellings and accessory buildings and structures should be located on gentle slopes and in no case on slopes which exceed thirty percent. Dwellings should be set back from slopes.
5. Narrow canyons and draws should be avoided.
6. Dwellings and accessory buildings and structures should be located to minimize the difficulty of gaining access to the structure in case of fire.
7. Dwellings and accessory buildings and structures should be located to make access roads as short and flat as possible.
8. Variances to the above provisions may be granted consistent with Section 22.06.040.
C. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
D. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
E. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. New cultivation.
b. Agricultural structures, except buildings, in conjunction with agricultural use including new cultivation, subject to subsection (A) of this section.
c. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to subsection (A) of this section and subject to Section 22.12.010.
d. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (E)(1)(e) or (f) of this section.
e. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel less than or equal to ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel larger than ten acres in size are subject to the standards set forth in subsections (A) and (B) of this section, and the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed two thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The footprint of any individual accessory building shall not exceed one thousand five hundred square feet.
iii. The height of any individual accessory building shall not exceed twenty-four feet.
g. The temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship, subject to the standards set forth in subsections (A) and (B) of this section, and subject to Section 22.12.110.
h. Construction, reconstruction or modifications of roads, not in conjunction with forest use or forest practices.
i. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
j. Structures associated with hunting and fishing operations.
k. Towers and fire stations for forest fire protection.
l. Temporary on-site structures which are auxiliary to and used during the term of a particular forest operation. “Auxiliary” means a use or alteration of a structure or land which provides help or is directly associated with the conduct of a particular forest practice. An auxiliary structure is located on site, is temporary in nature, and is not designed to remain for the forest’s entire growth cycle from planting to harvesting. An auxiliary use is removed when a particular forest practice has concluded.
m. Temporary portable facility for the primary processing of forest products grown on a parcel of land or contiguous land in the same ownership where the facility is to be located. The facility shall be removed upon completion of the harvest operation.
n. Private roads serving a residence on the subject parcel, subject to subsections (A) and (B) of this section.
o. Land divisions, subject to the minimum lot size requirements in Section 22.10.060.
p. Life estates. A landowner who sells or otherwise transfers real property may retain a life estate in a dwelling and a tract of land surrounding the dwelling. The life estate tract shall not be considered a parcel as defined herein. A second dwelling in conjunction with agricultural use may be allowed, subject to the resource protection Chapters 22.18 through 22.24, and if:
i. The proposed dwelling is in conjunction with agricultural use as set out in Section 22.14.010(C)(1)(r); and
ii. Upon termination of the life estate, the original or second dwelling shall be removed.
q. Recreation development, subject to provisions governing recreational intensity classes set out in Section 22.24.020(B).
r. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
s. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
t. Docks and boathouses, subject to Section 22.12.050.
u. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
v. Commercial events, subject to Section 22.12.030.
w. Agricultural labor housing upon a showing that:
i. The proposed housing is necessary and accessory to a current agricultural use on the subject farm.
ii. The housing shall be seasonal unless it is shown that an additional full-time dwelling is necessary to the current agricultural use of the subject farm or ranch unit. Seasonal use shall not exceed nine months.
iii. The housing will be located to minimize the conversion of lands capable of production of farm crops or livestock and will not force a significant change in or significantly increase the cost of accepted agricultural practices employed on nearby lands devoted to agricultural use.
x. A second single-family dwelling for a farm operator’s relative, subject to subsections (A) and (B) of this section; provided, that all of the following conditions exist:
i. The dwelling would be occupied by a relative of the agricultural operator or of the agricultural operator’s spouse who will be actively engaged in the management of the farm or ranch. “Relative” means grandparent, grandchild, parent, child, brother or sister.
ii. The dwelling would be located on the same parcel as the dwelling of the principal operator.
iii. The operation is a commercial enterprise, as determined by an evaluation of the factors described in Section 22.14.010(C)(1)(r)(iii).
y. One single-family dwelling on a legally created and existing parcel upon the parcel’s enrollment in the forest tax classification program. Upon showing that a parcel cannot qualify, a parcel is entitled to one single-family dwelling. In either case, the location of a dwelling shall comply with subsections (A) and (B) of this section. A declaration shall be signed by the landowner and recorded in the auditor’s records specifying that the owners, successors, heirs, and assigns of the subject parcel are aware that adjacent and nearby operators are entitled to carry on accepted farm and forest practices on lands classified as F-1, F-2, F-3, Ag-1 and Ag-2.
z. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use will not interfere seriously with accepted forest or agricultural practices on nearby lands devoted to resource use;
b. The use will be sited in such a way as to minimize the loss of forest or agricultural land and to minimize the chance of interference with accepted forest or agricultural practices on nearby lands;
c. The owners of land that is classified as F-1, F-2, F-3, Ag-1 or Ag-2 that lies within five hundred feet of the perimeter of the subject parcel have been notified of the land use application and have been given at least ten days to comment prior to a final decision; and
d. The use will not significantly increase fire hazard, fire suppression costs or risks to fire suppression personnel and complies with the standards set out in subsection (A) of this section:
i. Construction, reconstruction, or modification of roads, utility facilities, and railroads necessary for public service upon a showing that:
(A) There is no practicable alternative location with less adverse effect on agriculture and forest lands and on scenic, cultural, natural and recreation resources; and
(B) The size is the minimum necessary to provide the service.
ii. Home occupations in existing residential or accessory structures. See also Section 22.12.060.
iii. Wineries and cideries in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruit harvested on the subject farm and the local region.
iv. Wine or cider sales and tasting rooms, in conjunction with an on-site winery or cidery.
v. Agricultural product processing and packaging, upon a showing that the processing will be limited to products grown primarily on the subject farm and sized to the subject operation.
vi. Boarding of horses. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within.
vii. Bed and breakfast inns in single-family dwellings (see also Section 22.12.020); provided, that the residence:
(A) Is included in the National Register of Historic Places; or
(B) Is listed on the Washington State Register of Historic Places maintained by the Washington State Department of Archaeology and Historic Preservation.
viii. Nonprofit, environmental learning or research facilities.
ix. Expansion of existing nonprofit group camps, retreats, or conference centers.
x. Temporary portable asphalt/batch plants related to public road projects, not to exceed six months.
xi. Fruit and produce stands.
xii. Exploration, development and production of mineral and geothermal resources.
xiii. Aquaculture.
xiv. Disposal sites managed and operated by the Washington State Department of Transportation, or Skamania County department of public works for earth materials and any intermixed vegetation generated by routine or emergency/disaster public road maintenance activities within the National Scenic Area, subject to Section 22.12.040.
xv. Small-scale fishing support and fish processing operations on parcels that are contiguous with and have direct access to the Columbia River, subject to Section 22.12.100. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.060 Residential zones.
A. Zones.
1. Residential (R-1).
2. Residential (R-2).
3. Residential (R-5).
4. Residential (R-10).
B. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
C. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
D. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. One single-family dwelling per legally created and existing parcel. If the parcel is adjacent to lands designated Ag-1, Ag-2, F-1, F-2 or F-3, then placement of the dwelling shall comply with the buffer and notice requirements in Sections 22.14.010(D), 22.14.020(D), 22.14.030(B), 22.14.040(B), or 22.14.050(B). If the parcel is adjacent to lands designated F-1, F-2 or F-3, then the requirements of Sections 22.14.030(B), 22.14.040(B), or 22.14.050(B) shall also apply.
b. The temporary placement and occupancy of a recreational vehicle or manufactured home in the case of a family hardship, subject to Section 22.12.110.
c. New cultivation.
d. Land divisions, subject to provisions establishing minimum parcel sizes. See also Section 22.10.060.
e. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (D)(1)(f) of this section.
f. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
g. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
h. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
i. Agricultural structures in conjunction with agricultural use, including new cultivation.
j. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
k. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
l. Docks and boathouses, subject to Section 22.12.050.
m. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
n. Commercial events, subject to Section 22.12.030.
o. Special uses in historic buildings, subject to Section 22.12.120.
2. The following uses are subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreational resources, and may be allowed if:
a. The use would be compatible with the surrounding area, after considering visual character of the area, traffic generation, noise, dust and odors;
b. The proposed use will not require public services other than those existing or approved for the area;
c. If the subject parcel is located within five hundred feet of lands designated Ag-1, Ag-2, F-1, F-2 or F-3, new buildings associated with the proposed use comply with the buffer provisions set out in Sections 22.14.010(D), 22.14.020(D), 22.14.030(B), 22.14.040(B), or 22.14.050(B); and
d. If the subject parcel is located within five hundred feet of lands designated F-1, F-2 or F-3, new buildings associated with the proposed use comply with the provisions of Sections 22.14.030(B), 22.14.040(B), or 22.14.050(B):
i. Schools within an existing church or community building.
ii. Construction and reconstruction of roads, utility facilities, and railroads.
iii. Home occupations in an existing residence or accessory structure. See also Section 22.12.060.
iv. Fire stations.
v. Recreation development, subject to provisions governing recreational intensity classes set out in Chapters 22.18 through 22.24.
vi. Community parks and playgrounds.
vii. Accredited childcare center on lands designated R-1 or R-2, and on other designated residential lands if within an existing church or community building.
viii. Bed and breakfast inns in single-family dwellings on lands zoned R-5 or R-10, subject to Section 22.12.020.
ix. Expansion of existing primary or middle schools on land purchased prior to June 8, 1999. For purposes of this section, “existing schools” means public schools that existed prior to adoption of the original management plan on October 15, 1991.
x. Overnight accommodations in single-family dwellings located on lands designated residential (R-5) or residential (R-10), subject to Section 22.12.140.
xi. Wineries and cideries, in conjunction with an on-site vineyard or orchard, upon a showing that processing of wine or cider is from fruits harvested on the subject farm and the local region.
xii. Wine or cider sales and tasting rooms in conjunction with an on-site winery or cidery, under the following conditions:
(A) The use shall comply with the provisions in Section 22.12.060, Home occupations, with the following exceptions:
(1) The use may employ an unlimited number of outside employees.
(2) The wine or cider sales and tasting room may include interior and/or exterior space, provided the combined interior and exterior spaces shall not exceed one thousand square feet.
(3) The interior space may be located in an existing building or in a new building or addition to an existing building constructed for the primary purpose of housing the wine or cider sales and tasting room.
(4) The exterior space may be a veranda, patio, or other similar type of structure.
xiii. Small-scale fishing support and fish processing operations on parcels that are contiguous with and have direct access to the Columbia River, subject to Section 22.12.100.
xiv. Boarding of horses on lands designated ten-acre residential. The administrator shall make findings on property characteristics, parcel size and impacts to neighbors, and shall specify the maximum number of horses based on those findings and the number of recommended animal equivalent units provided in the guidance documents by Underwood Conservation District, WSU Extension Offices and the Natural Resource Conservation Service for the geographic area the application is located within. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.070 Rural center zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
a. One single-family dwelling per legally created and existing parcel.
b. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(1)(c) of this section.
c. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
d. The temporary placement and occupancy of a recreational vehicle or manufactured home, subject to Section 22.12.110.
e. New cultivation.
f. Land divisions subject to provisions establishing minimum parcel sizes. See also Section 22.10.060.
g. Duplexes.
h. Fire stations.
i. Libraries.
j. Government buildings.
k. Community centers and meeting halls.
l. Schools.
m. Accredited childcare centers.
n. Rural service commercial and tourist commercial uses limited to five thousand square feet of floor area per building or use, including the following:
i. Grocery stores.
ii. Variety and hardware stores.
iii. Shops, offices and repair shops.
iv. Personal services such as barber and beauty shops.
v. Bed and breakfast inns.
vi. Restaurants.
vii. Taverns and bars.
viii. Gas stations.
ix. Gift shops.
x. Overnight accommodations.
o. Home occupations in an existing residence or accessory structure. See Section 22.12.060.
p. Utility facilities, roads, and railroads.
q. Recreation development subject to provisions governing recreational intensity classes set out in Chapters 22.18 through 22.24.
r. Places of worship.
s. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
t. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
u. Agricultural structures, in conjunction with agricultural use, including new cultivation.
v. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
w. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
x. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
y. Commercial events, subject to Section 22.12.030.
z. Special uses in historic buildings, subject to Section 22.12.120. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.080 Commercial (C) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources if:
1. The proposal is limited to five thousand square feet of floor area per building or use; and
2. The proposed use would be compatible with the surrounding areas including review for impacts associated with the visual character of the area, traffic generation and the effects of noise, dust and odors:
a. One single-family dwelling per legally created and existing parcel.
b. Gift shops.
c. Utility facilities, roads, and railroads.
d. Overnight accommodations.
e. Bed and breakfast inns.
f. Restaurants.
g. Home occupations in an existing residence or accessory structure, subject to Section 22.12.060.
h. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(2)(i) of this section.
i. Accessory building(s) larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel are subject to the following additional standards:
i. The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
ii. The height of any individual accessory building shall not exceed twenty-four feet.
j. Lot line adjustments that would result in the potential to create additional parcels through subsequent land divisions, subject to Section 22.08.030.
k. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
l. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
m. Docks and boathouses, subject to Section 22.12.050.
n. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
o. Commercial events, subject to Section 22.12.030.
p. Special uses in historic buildings, subject to Section 22.12.120. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.090 Public recreation (PR) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources, including but not limited to the provisions for resource protection and the approval criteria for recreational use in the recreation intensity classes:
a. New cultivation.
b. Publicly owned, resource-based recreation uses.
c. Commercial uses and nonresource based recreation uses which are part of an existing or approved resource-based public recreation use subject to subsections (C)(2)(a) and (b) of this section.
2. The following uses may be allowed in the public recreation zone, subject to review by the administrator for compliance with all other applicable provisions protecting scenic, cultural, natural, and recreational resources, if:
a. The proposed use will not interfere with existing or approved public recreation uses on the subject property or adjacent lands, after appropriate mitigation measures (such as on-site buffers, or seasonal or temporary closures during peak recreation use periods) have been taken, if any; and
b. The use will not permanently commit the majority of the site to a nonrecreational use. Careful siting and design of structures and other improvements may be used to comply with this criterion:
i. One single-family dwelling for each existing parcel legally created prior to October 15, 1991. Exceptions may be considered only upon demonstration that more than one residence is necessary for management of a public park.
ii. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(2)(b)(iii) of this section.
iii. Accessory buildings larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel are subject to the following additional standards:
(A) The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
(B) The height of any individual accessory building shall not exceed twenty-four feet.
iv. Utility transmission, transportation, communication and public works facilities.
v. Agricultural structures in conjunction with agricultural use.
vi. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
vii. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
viii. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
ix. Docks and boathouses, subject to Section 22.12.050.
x. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
xi. Commercial events, subject to Section 22.12.030.
xii. Special uses in historic buildings, subject to Section 22.12.120.
3. Land divisions may be allowed if the proposed division is necessary to facilitate, enhance or otherwise improve recreational uses on the site. See also Section 22.10.060.
4. Lot line adjustments may be allowed, subject to Section 22.08.030. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.100 Commercial recreation (CR) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(A) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources, including but not limited to the provisions for resource protection and the approval criteria for recreational use in the recreation intensity classes:
a. New cultivation.
b. Commercially owned, resource-based recreation uses consistent with the recreational intensity class provisions.
c. Overnight recreation accommodations which are part of a commercially owned resource-based recreation use, where such use would occur on the subject site or is accessed through the site on adjacent lands, and if:
i. Buildings containing individual units are no larger than one thousand five hundred square feet in total floor area and no higher than two and one-half stories.
ii. Buildings containing more than one unit are no larger than five thousand square feet in total floor area and no higher than two and one-half stories;
iii. The total number of individual units shall not exceed twenty-five, unless the proposed development complies with the standards of subsection (C)(1)(d) of this section.
iv. Clustered overnight recreation accommodations up to thirty-five units if:
(A) The average total floor area of all units is one thousand square feet or less per unit;
(B) A minimum of fifty percent of the project site is dedicated to undeveloped, open areas, not including roads or parking areas; and
(C) The facility is in recreation intensity class 4.
d. Commercial uses, including restaurants sized to accommodate overnight visitors and their guests, and nonresource-based recreation uses which are part of an existing or approved resource-based commercial recreation use subject to subsections (C)(2)(a) and (b) of this section.
e. Special uses in historic buildings, subject to Section 22.12.120.
f. Recreation resorts may be allowed on sites that include an existing industrial complex, subject to compliance with the provisions in Section 22.12.150.
2. The following uses may be allowed in the commercial recreation zone, subject to review by the administrator for compliance with all other applicable provisions protecting scenic, cultural, natural, and recreational resources, if:
a. The proposed use will not interfere with existing or approved commercial recreation uses on the subject property or adjacent lands, after appropriate mitigation measures (such as on-site buffers, or seasonal or temporary closures during peak recreation use periods) have been taken, if any; and
b. The use will not permanently commit the majority of the site to a nonrecreational use. Careful siting and design of structures and other improvements may be used to comply with this criterion:
i. One single-family dwelling on each existing parcel legally created prior to October 15, 1991.
ii. Accessory structures for an existing or approved dwelling that are not otherwise allowed outright, eligible for the expedited development review process, or allowed in subsection (C)(2)(b)(iii) of this section.
iii. Accessory buildings larger than two hundred square feet in area or taller than ten feet in height for a dwelling on any legal parcel are subject to the following additional standards:
(A) The combined footprints of all accessory buildings on a single parcel shall not exceed one thousand five hundred square feet in area. This combined size limit refers to all accessory buildings on a parcel, including buildings allowed without review, existing buildings and proposed buildings.
(B) The height of any individual accessory building shall not exceed twenty-four feet.
iv. Utility transmission, transportation and communication facilities.
v. Land divisions may be allowed if the proposed land division is necessary to facilitate, enhance or otherwise improve recreational uses on the site. See also Section 22.10.060.
vi. Agricultural structures in conjunction with agricultural use.
vii. Agricultural buildings in conjunction with current agricultural use and, if applicable, proposed agricultural use that a landowner would initiate within one year and complete within five years, subject to Section 22.12.010.
viii. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation or natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) or activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
ix. Additions to existing buildings greater than two hundred square feet in area or greater than the height of the existing building.
x. Docks and boathouses, subject to Section 22.12.050.
xi. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
xii. Commercial events, subject to Section 22.12.030.
xiii. Lot line adjustments may be allowed, subject to Section 22.08.030. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))
22.14.110 Open space (OS) zone.
A. Uses Allowed Outright. The uses listed in Section 22.10.040(B) are allowed without review.
B. Uses Allowed Through Expedited Development Review. The uses listed in Section 22.10.050 are allowed with review pursuant to the provisions listed in Section 22.06.140.
C. Review Uses.
1. The following uses may be allowed, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources in all open space (OS) zones:
a. Low-intensity recreation, subject to provisions governing recreational intensity classes set out in Section 22.24.020(B)(2).
b. Land divisions to facilitate efforts to protect and enhance scenic, cultural, natural or recreation resources.
c. Improvement, not including expansion, of existing structures, trails, roads, railroads, utility facilities and hydroelectric facilities.
d. Removal of timber, rocks or other materials for purposes of public safety and placement of structures for public safety.
e. Resource enhancement projects for the purpose of enhancing scenic, cultural, recreation, and natural resources, subject to Section 22.12.070. These projects may include new structures (e.g., fish ladders, sediment barriers) and activities (e.g., closing and revegetating unused roads, recontouring abandoned quarries).
f. Removal/demolition of structures that are fifty or more years old, including wells, septic tanks and fuel tanks.
2. Lot line adjustments, subject to Section 22.08.030.
D. Review Uses in Specific Areas Classified as Open Space Zone. The following uses may be allowed in open space zones, subject to review by the administrator for compliance with all applicable provisions protecting scenic, cultural, natural, and recreation resources:
1. State Park Lands. The following uses are allowed on portions of state park ownerships not suitable for major recreation facilities:
a. Fish and wildlife management uses conducted by federal, state or tribal resource agencies;
b. Soil, water or vegetation uses performed in accordance with a conservation plan approved by a local conservation district;
c. Harvesting of wild crops; and
d. Educational or scientific research;
e. All uses listed in subsection (C) of this section.
2. Mosley Lakes Natural Area.
a. Fish and wildlife management uses conducted by federal, state or tribal resource agencies, after consultation with the Washington Natural Heritage Program;
b. Educational or scientific research, after consultation with the Washington Natural Heritage Program; and
c. Commercial trapping;
d. All uses listed in subsection (C) of this section.
3. Gorge Walls and Canyonlands.
a. Livestock grazing;
b. Fish and wildlife management uses conducted by federal, state or tribal resource agencies;
c. Soil, water or vegetation uses performed in accordance with a conservation plan approved by a local conservation district;
d. Harvesting of wild crops;
e. Educational or scientific research; and
f. Continued operation of existing quarries, if consistent with other applicable laws;
g. All uses listed in subsection (C) of this section.
4. Mouth of Wind River Wildlife Area.
a. Fish and wildlife management uses conducted by federal, state or tribal resource agencies;
b. Soil, water or vegetation uses performed in accordance with a conservation plan approved by a local conservation district;
c. Harvesting of wild crops;
d. Educational or scientific research, after consultation with the Washington Department of Fish and Wildlife (WDFW);
e. Commercial fishing and trapping;
f. Low-intensity recreation, subject to provisions governing recreational intensity classes set out in Section 22.24.020(B)(2), after consultation with the Washington Department of Fish and Wildlife (WDFW).
g. All uses listed in subsection (C) of this section. (Ord. 2021-05 (Att. A), 12-14-21; Ord. 2018-04 (Exh. A), 4-17-18; Ord. 2008-06 (part): Ord. 2006-11 (part): Ord. 2005-07 (part))