Chapter 17.03
ZONING DISTRICTS
Sections:
17.03.020 Establishment of zoning districts.
17.03.030 District intent statements.
17.03.040 Map of zoning districts.
17.03.010 Purpose.
The following zoning districts are established to protect the public health, safety and general welfare by implementing the goals and policies adopted in the Wapato urban area comprehensive plan. (Ord. 956(part), 1993)
17.03.020 Establishment of zoning districts.
The following zoning districts are hereby established:
A. Residential Districts:
1. Suburban Residential District (SR).
2. Single-Family Residential District (R-1).
3. Two-Family Residential District (R-2).
4. Multifamily Residential District (R-3).
B. Commercial Districts:
1. Professional Business District (B-1).
2. Local Business District (B-2).
3. Historical Business District (HB).
4. Small Convenience Center District (SCC).
5. Large Convenience Center District (LCC).
6. Central Business District (CBD).
7. CBD Support (CBDS).
C. Industrial Districts:
1. Light Industrial District (M-1).
2. Heavy Industrial District (M-2).
D. Overlay District:
1. Flood Plain Overlay District (FP). (Ord. 956(part), 1993)
17.03.030 District intent statements.
District intent statements define the specific purpose of each district. They shall serve as a guide for determining the appropriate location of uses, help determine appropriate conditions for development, and help the reviewing official interpret the standards and provisions of this title.
A. Suburban Residential District (SR).
1. The intent of the suburban residential district is to provide a variety of residential lifestyles with densities generally ranging from two units per net residential acre to seven units per net residential acre. The higher densities are permitted when a public water system and the regional sewer system are used, or if these utilities are not available, when community water and sewer systems are provided.
2. The district is further intended to:
a. Limit residential density to one unit or less per net residential acre in areas where flooding, airport noise, or other environmental constraints make the land unsuitable for residential use at higher densities; and
b. Maintain surface and ground water quality and avoid potential health hazards by limiting residential density to two units or less per net residential acre, in areas where public services will not be provided, and the dwelling units have individual wells and septic tanks; and
c. Provide the opportunity for suburban residential development, up to three dwelling units per residential acre, in areas with either public/community water service or a community sewer system; and
d. Allow residential development to seven dwelling units per net residential acre in areas with both public/community water service and an approved community sewer system.
This district is characterized by a mixture of land uses and residential densities including small farms, scattered low density residential development and clusters of higher density residential development. The minimum lot size in the district varies according to the suitability of the land for development and provision of urban level services.
B. Single-Family Residential District (R-1).
1. The single-family residential district is intended to establish and preserve residential neighborhoods for detached single-family dwellings free from those which are compatible with, and serve the residents of, this district; and locate moderate density residential development, up to seven dwelling units per net residential acre, in areas served by public water and sewer.
2. Detached single-family dwellings are the primary use in this district. The district is characterized by forty-five percent lot coverage; access to individual lots by local access streets; large front, rear and side yard setbacks; and one- and two-story structures. The density in the district is generally seven dwelling units per net residential acre or less. However, development exceeding seven dwelling units per net residential acre may be allowed as a Class (3) use in accordance with Table 4-1. This higher density development shall be allowed only on those limited occasions when, after Class (3) review, the city council finds that the location and site plan of the project is such that the higher density would be compatible with neighboring land uses and the level of public services, and is consistent with the goals and objectives in the Wapato urban area comprehensive plan. Public water, sewer and other urban services are generally available throughout the district.
C. Two-Family Residential District (R-2).
1. The purpose of the two-family residential district is to:
a. Establish and preserve residential neighborhoods for detached single-family dwellings, duplexes and other uses compatible with the intent of this district; and
b. Locate residential development with densities up to twelve dwelling units per net residential acre in areas receiving a full range of public services including public water and sewer service, and police and fire protection.
2. The district is characterized by up to fifty percent lot coverage, access via local access streets and collectors, one- and two-story buildings, some clustering of units, and large front, rear and side yard setbacks. Typical uses in this district are single-family dwellings and duplexes. The density in this district generally ranges from seven to twelve dwelling units per net residential acre. However, development up to eighteen dwelling units per net residential acre may be allowed as a Class (3) use in accordance with Table 4-1. This higher density development shall be allowed only on those limited occasions when, after Class (3) review, the city council finds that the location and site plan of the project is such that the higher density would be compatible with neighboring land uses and the level of public services, and is consistent with the goals and the objectives in the Wapato urban area comprehensive plan.
D. Multifamily Residential District (R-3).
1. The multifamily residential district is intended to:
a. Establish and preserve high density residential districts by excluding activities not compatible with residential uses; and
b. Locate high density residential development, more than twelve dwelling units per net residential acre, in areas receiving the full range of urban services; and
c. Locate high density residential development near neighboring shopping facilities; and
d. Locate high density residential development so that traffic generated by the development does not pass through lower density residential areas.
2. The district contains a variety of attached or clustered multifamily dwellings.
E. Professional Business District (B-1).
1. The professional business district is intended to:
a. Establish and preserve areas for professional offices; and
b. Provide a buffer between commercial clusters and residential neighborhoods; and
c. Locate professional offices in areas presently receiving a full range of urban services.
2. Professional offices and, in some areas, a mix of professional offices and multifamily dwellings are the primary uses in the district. Residential densities are generally greater than twelve dwelling units per residential acre. Building coverage may be as high as eighty percent of the site since site screening requirements have been established to soften the visual impact of large buildings and parking lots and minimize potential nuisance from light, noise and glare. Development standards are intended to accommodate a mixture of high density residential development and office uses.
F. Local Business District (B-2).
1. The purpose of the local business district is to:
a. Provide areas for commercial activities outside the central business district that meet the retail shopping and service needs of the community; and
b. Accommodate small-scale commercial uses requiring high visibility and easy access to major arterials.
2. Use characteristics of this district include small retail sales and service establishments.
G. Historical Business District (HB). The purpose of the historical business district is to recognize existing isolated commercial structures in otherwise residential areas, to allow those structures to be occupied by traditional neighborhood business uses, and to allow these structures to be replaced if destroyed. This district is not intended to allow structural expansion, or expansion of the use onto adjoining lots. It is further intended that this district is not to serve as a small convenience center (SCC). Examples of HB uses are: taverns, small grocery stores, laundromats, and other businesses which serve the immediate residential neighborhood.
H. Small Convenience Center District (SCC).
1. The purpose and intent of the small convenience center district is to:
a. Provide areas for commercial activities outside the central business district that meet the retail shopping and service needs of the community; and
b. Accommodate small commercial centers, generally three to ten acres in size, where most of the commercial uses have located in a coordinated manner around a common parking lot.
2. Small convenience centers serve the day-to-day convenience and shopping needs of the surrounding neighborhood and should be designed to minimize the undesirable impacts of the center on the neighborhood it serves. Uses in this district should be retail or personal service establishments dealing directly with the consumer, the primary occupants usually being a supermarket and a drugstore.
I. Large Convenience Center District (LCC).
1. The purpose and intent of the large convenience center district is to:
a. Provide areas for commercial activities outside the central business district that meet the retail shopping and service needs of the community; and
b. Accommodate existing clusters of retail, financial, professional, service business and entertainment activities that attract shoppers from an area significantly larger than a neighborhood.
2. New large convenience centers will generally be larger than ten acres in size, and may be permitted when they demonstrate that they will complement, and will not have a significant detrimental impact on, existing commercial areas or surrounding land uses.
J. Central Business District (CBD). The purpose of the central business district is to preserve the central business district of the city of Wapato as the region’s center of commerce, industry, recreation and culture. This district is characterized by very intensive development and a variety of land uses including retail services and service establishments, financial institutions, professional buildings and government offices and high density residential secondary to business use.
K. CBD Support District (CBDS). The purpose of the CBD support district is to accommodate wholesale and retail activities with some high density residential development. This district is primarily located near the central business district and along the major arterials leading to the central business district. Like the CBD district, a variety of land uses are permitted. However, the intensity of development is intended to be less than in the CBD district.
L. Light Industrial District (M-1).
1. The intent of the light industrial district is to:
a. Establish and preserve areas near designated truck routes, freeways and the railroad for light industrial uses; and
b. Direct truck traffic onto designated truck routes and off residential streets; and
c. Minimize conflicts between uses in the light industrial district and surrounding land uses.
2. The light industrial district provides areas for light manufacturing, processing, research and wholesale trade, storage and distribution facilities. Uses permitted in this district should not generate noise levels, light, odor or fumes that would constitute a nuisance or hazard.
M. Heavy Industrial District (M-2).
1. The intent of the heavy industrial district is to:
a. Establish and preserve areas near designated truck routes, freeways and the railroad for heavy industrial uses; and
b. Direct heavy truck traffic onto designated truck routes and off residential streets; and
c. Minimize conflicts between heavy industrial uses and surrounding land uses.
2. The heavy industrial district provides areas for manufacturing, assembling, fabrication, processing, distribution and storage facilities. Uses in this district have the potential to generate high levels of noise, light, odor, fumes or smoke that require their protection from encroachment by incompatible land use.
N. Public Facilities District (PF).
1. The intent of the public facilities district is to:
a. Provide for nonresidential uses of a public nature, such as government buildings, schools, public utility facilities, libraries, parks, and wastewater treatment plants.
b. Minimize conflicts between public facilities uses and surrounding land uses.
2. The public facilities district provides for public uses. Permitted development in this district is restricted to development that is in public ownership, or will be upon completion.
O. Flood Plain Overlay District (FP).
1. In addition to the regulations of the principal use district, the flood plain overlay district includes provisions for:
a. Restricting or prohibiting uses which may cause dangerous increase in erosion, flood heights or flood velocities; and
b. Requiring that uses vulnerable to floods, and facilities which serve such uses, be protected from flood damage at the time of initial construction; and
c. Controlling the alterations of natural flood plains, stream channels, and natural protective barriers, which help to accommodate or channel flood waters; and
d. Controlling filling, grading, dredging, and other development which may increase flood damage; and
e. Preventing or regulating the construction of flood barriers which will divert flood waters or which may increase flood hazards in other areas; and
f. Implementing the Wapato/county shoreline master program.
2. The purpose of the flood plain overlay district is to minimize public and private losses due to flooding. The specific provisions of this district are intended to:
a. Protect human life and health; and
b. Minimize the expenditure of public money for flood control projects; and
c. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken with public money; and
d. Minimize damage to public facilities and utilities such as water lines, sewer lines, and streets; and
e. Protect river, creek and stream channels from encroachment so that flood heights and flood damage will not be appreciably increased; and
f. Ensure that potential buyers are notified that property is in an area of special flood hazards; and
g. Ensure that those who occupy flood hazard areas assume responsibility for their actions; and
h. Implement the National Flood Insurance Program. (Ord. 1224 §2(Exh. 1 §2), 2010: Ord. 1205 §1(part), 2009: Ord. 1183 §2(part), 2008: Ord. 956(part), 1993)
17.03.040 Map of zoning districts.
A. Adoption, Changes, Filing, Replacement.
1. The zoning districts established by this title are defined as shown on the official zoning map for the Wapato urban area. The official zoning map, together with all the explanatory material thereon, is adopted by reference and declared to be a part of this title.
2. Each official zoning map shall be identified by the signatures of the legislative body having jurisdiction and the date of adoption. The official zoning map maintained by the city shall be the final authority as to the current zoning status of land.
3. Any changes in the district boundaries established by this title shall be made in accordance with the provisions of this title. The official zoning map shall be promptly changed after the amendment has been approved by the legislative body with jurisdiction.
4. No changes of any kind shall be made on the official zoning map except in conformance with the procedures of this title. Any unauthorized change by any person shall be considered a violation of this title and punishable as provided under Chapter 17.25.
5. If the official zoning map becomes damaged, destroyed, lost or difficult to interpret because of the nature or number of changes and additions, the legislative body may, by resolution, adopt a new official zoning map which shall supersede the prior official zoning map. The new official map may correct drafting or other errors or omissions in the prior official zoning map, but no such correction shall have the effect of amending the original zoning ordinance or any other subsequent amendment thereof.
B. Basis for Mapping the Flood Plain District--Warning and Disclaimer of Liability.
1. The flood plain overlay district shall be that area within the one-hundred-year flood plain shown in Zones A--A30 of the federal flood insurance rate maps for the city (and county). Consult the flood insurance rate maps for the location of the overlay district.
2. This title does not imply that land outside the flood plain district (areas of special flood hazards) or uses permitted within the district will be free from flooding or flood damages. Larger floods can and will occur on rare occasions. Flood height may increase by manmade or natural causes. This title shall not create liability on the part of the city or any officer or employee thereof, or the Federal Insurance Administration, for any flood damages that result from reliance on this title or any administrative decision lawfully made thereunder. (Ord. 1183 §2(part), 2008: Ord. 956(part), 1993)