Chapter 18.70
LAND USE TYPES AND LEVELS

Sections:

18.70.010    Purpose of provisions.

18.70.020    Characterization of use.

18.70.030    Organization.

18.70.040    Establishing use.

18.70.050    Residential use category.

18.70.060    Civic use category.

18.70.070    Utilities use category.

18.70.080    Office/business use category.

18.70.090    Commercial use category.

18.70.100    Industrial use category.

18.70.110    Agricultural use category.

18.70.120    Accessory use category.

18.70.010 Purpose of provisions.

This chapter lists and describes various types of land uses that are regulated within this title in order to ensure orderly, uniform, and fair regulation that results in not only the appropriate siting of land uses, but also the appropriate physical relationship of different land uses, which are sometimes not complementary, to one another as zoning is applied. (A summary table is provided at the end of this chapter for ease of reference.) (Ord. 03-203 § 1).

18.70.020 Characterization of use.

Each land use within Edgewood shall be characterized according to the listed descriptors, which form the use identified categories, types, and levels. The use of a property is defined by the activity for which it or structures occupying it is or are intended, designed, arranged, occupied, or maintained. In all regulatory zones there shall be no limit as to the number of principal uses allowed on a lot, provided each principal use is permitted in the zone and meets all pertinent regulatory requirements. However, no more than one single-family detached dwelling unit or one two-unit dwelling unit, as appropriate, shall be permitted as a principal use on any individual lot. For the purpose of reasonable and appropriate regulation, uses that are not listed shall be evaluated for substantial similarity to the listed use categories, types, and levels. (Ord. 03-203 § 1).

18.70.030 Organization.

Uses listed herein are grouped into the following major categories: residential, civic, utilities, commercial, industrial, agricultural, and accessory. Each use category includes a number of use types which, in turn, may contain one or more levels that are organized from the least to most intensive, in terms of size or potential impact on surrounding land uses.

Example:

Category: Commercial Use

Use Type: Lodging

Level: 2

Uses are grouped into major categories: agricultural, residential, civic, utilities, commercial, and industrial. Each use category includes a number of use types. Each use type may contain one or more levels based on the intensity or characteristics of the use. The description of the use types and level(s) may contain examples of usual and customary uses. The use examples are intended to be typical and are not intended to represent all possible uses that are substantially similar in nature and intensity to the listed uses and which, as such, may be allowed and regulated equally. (Ord. 03-203 § 1).

18.70.040 Establishing use.

The use of a property is defined by the activity for which it or structures occupying it is or are intended, designed, arranged, occupied, or maintained. A property may contain uses that fall into one or more categories or use type. When more than one use category or use type level applies to one property, each use shall be classified and may be regulated separately. There shall be no limit as to the number of uses combined on a single property, provided:

A. Each use is permitted in the zoning district;

B. Each use meets all pertinent regulatory requirements; and

C. No more than one single-family detached dwelling unit shall be permitted as a principal use on any lot. (Ord. 03-203 § 1).

18.70.050 Residential use category.

The residential use category includes permanent living accommodations for individuals or families of varying economic means, including those having special needs. The residential use category has been separated into the following types based upon distinguishing features such as the type of structure; number, age and special needs of individuals who reside in the structure; and any applicable state or local licensing requirements.

A. A single-family detached dwelling is a residential dwelling unit that is not attached to another residential dwelling unit by any means and provides living accommodations for a single individual or family. Dwelling units may be separately located on an individual lot or parcel and shall have an attached or detached carport or garage.

Pursuant to Washington State law, individual manufactured homes and modular homes, when sited on a permanent foundation in accordance with Edgewood’s building code, are considered detached dwellings.

1. “Manufactured home” means a factory-assembled structure intended solely for human habitation, which has sleeping, eating and plumbing facilities, that is being used for residential purposes, that was constructed in accordance with the 1976 or later [HUD] Federal Manufactured Housing Construction and Safety Standards Act in effect at the time of construction, and that is constructed in a way suitable for movement along public highways. The appropriate HUD or Department of Labor and Industries label must be displayed on the unit.

2. “Modular home” shall mean a detached dwelling that is designed for human habitation and is either entirely or substantially prefabricated or assembled at a place other than a building site and meets all of the requirements of Chapter 296-150F WAC. Modular homes are also commonly referred to as factory-built or prefab housing. The appropriate HUD or Department of Labor and Industries label must be displayed on the unit.

3. See EMC 18.100.090, Manufactured homes on individual lots, for minimum standards for siting manufactured homes on an individual lot.

B. Single-family attached dwelling is a single-family residential structure that is structurally attached to another single-family residential structure and provides living accommodations for an individual or family. Attached dwelling units may be separate structures located on individual lots or on a commonly owned parcel. Modular construction may be utilized.

1. Level 1: Duplexes. Not to exceed 5,000 square feet.

2. Level 2: Townhouses. Building not to exceed 12,000 square feet and two habitable stories above average grade. Townhouses may include underground parking if constructed entirely below grade.

C. Multifamily dwellings are multiple residential units within a single residential structure, or multiple residential structures, which provide separate living accommodations for multiple individuals or families. Multifamily dwelling units are typically under common ownership and management but may be separately or cooperatively owned condominium units on a commonly owned parcel and are limited to two stories. Modular construction may be utilized.

1. Multifamily Type I: Three or more multiple dwelling units horizontally and/or vertically attached.

a. Level 1: Multifamily dwelling up to 6,000 square feet.

b. Level 2: Multifamily dwelling up to 12,000 square feet.

2. Multifamily Type II: Multiple, horizontally and/or vertically attached dwelling units combined vertically with and above an allowed commercial use.

a. Level 1: Multifamily dwelling up to 5,000 square feet.

b. Level 2: Multifamily dwelling up to 10,000 square feet.

c. Level 3: Multifamily dwelling up to 20,000 square feet.

D. Group Home Type I. Publicly or privately operated living accommodations for related or unrelated individuals such as state-licensed foster homes and group homes for children; group homes for disabled individuals, group homes for those in recovery from alcohol or substance dependence with a maximum of seven residents, including resident staff.

E. Group Home Type II. Publicly or privately operated living accommodations for juveniles under the jurisdiction of the criminal justice system, including state-licensed group care homes or halfway houses for juveniles which provide residence in lieu of incarceration, and halfway houses providing residence to juveniles needing correction or for juveniles selected to participate in state-operated work release and prerelease programs; provided, that the city manager or designee, in his sole discretion, may classify a group home proposing to serve juveniles convicted of the offenses listed under the Type III group home residential use type as a Type III group home for the purposes of regulation, and any such home shall be sited in accordance with Type III group home regulations with a maximum of seven residents, including resident staff.

F. Group Home Type III. Publicly or privately operated living accommodations for adults under the jurisdiction of the criminal justice system who have entered a pre-charging or post-charging diversion program or have been selected to participate in state-operated work/training release or other similar programs as provided in Chapters 137-56 and 137-57 WAC. Such groups also involve individuals who have been convicted of a violent crime against a person or a crime against property with a sexual motivation and charged or convicted as a sexual or assaultive, violent predator.

G. Hospice Care Center. A homelike, noninstitutional facility where services such as symptom and pain management are provided to terminally ill individuals and emotional, spiritual, and bereavement support is offered for the individual and family, and which are regulated under Chapter 70.127 RCW. Use type requires:

1. Appropriate state licensure.

2. Certificate of occupancy and fire inspection.

3. City business license for commercial operations.

H. Nursing Home. Multi-unit or multi-bed facilities that are licensed or approved to provide living accommodations and round-the-clock health care and medical supervision and which are regulated under Chapter 18.51 RCW. Use type requires:

1. Appropriate state licensure.

2. Certificate of occupancy and fire inspection.

3. City business license for commercial operations.

I. Assisted Living Facilities. A multifamily dwelling facility where at least one individual is at least age 55 or has special needs, which provides its residents with round-the-clock living assistance services that may include complete daily meals, personal care, custodial services, supervision of self-administered medication, recreational activities, security, and transportation assistance. The dwelling units may be private or semi-private and may be fully self-contained. This use type does not include hospitals, nursing homes, medical clinics or offices, medical treatment, or multifamily dwellings, which do not provide assistance with activities of daily life. Assisted living facilities provide rooms, meals, personal care and supervision of self-administered medication, recreational activities, financial services, and transportation.

J. Senior Housing. Living accommodations where at least one member of the family or an individual is age 55 or over and no member of the household is under 18 years of age. Housing types consist of independent living units comprised of grouped multifamily housing where elderly individuals or families reside and care for themselves. (Ord. 03-203 § 1).

18.70.060 Civic use category.

The civic use category includes facilities or services that serve a demonstrated public function and are generally considered to be of community importance, such as educational, cultural, medical, protective, and governmental facilities and uses.

A. Administrative Government Facilities and Services. The executive, legislative, judicial, administrative and regulatory activities of local, state, federal, and international governments or special districts that may perform public services and work directly with citizens. Examples include courthouses, armories, human and social service offices, health offices, and government offices.

1. Level 1: Uses that serve primarily the neighborhood in which they are located and do not exceed 2,000 square feet of floor area.

2. Level 2: Uses that serve primarily a neighborhood or group of neighborhoods in which they are located and do not exceed 5,000 square feet of floor area.

3. Level 3: Uses that serve primarily a citywide or regional area not to exceed 20,000 square feet of floor area.

B. Daycare Facilities. The use of a building, or any portion thereof, for the regular care of human individuals needing supervision and care on a less-than-24-hour basis. The term shall also include facilities commonly known as daycare facilities, daycare centers, and preschools.

1. Level 1: Home-based daycare for six or fewer children or adults, subject to appropriate state and local licensure.

2. Level 2: Home-based daycare for up to 12 children or adults, subject to appropriate state and local licensure and the specific standards set forth in EMC 18.100.040, Daycare facilities.

3. Level 3: Daycare centers for more than 12 children or adults, subject to appropriate state and local licensure and the specific standards set forth in EMC 18.100.040, Daycare facilities.

C. Community and Cultural Services. Establishments primarily engaged in the provision of services that are strongly associated with community, social, or public importance. Examples include libraries, museums, art galleries, senior centers, community centers, performing arts theaters, and community clubs and organizations.

1. Level 1: Establishments which serve primarily the immediate neighborhood in which they are located and do not exceed 3,000 gross square feet of floor space.

2. Level 2: Establishments which generally serve more than one neighborhood, with a gross floor area between 3,000 and 10,000 square feet of floor space.

3. Level 3: Establishments that serve a citywide or regional area and/or have more than 10,000 up to 20,000 gross square feet of floor area.

D. Education. Educational services provided by public, private, or parochial institutions. Examples include grade schools, community colleges, public and private colleges or universities.

1. Level 1: Primary educational facilities such as kindergarten and elementary schools.

2. Level 2: Secondary educational facilities such as middle, junior high schools and high schools.

3. Level 3: Higher educational facilities such as community colleges, trade schools, colleges or universities.

E. Health Services. Any health-related facilities, and as day surgery facilities, medical facilities providing 24-hour walk-in services, blood banks and respite facilities for the elderly or handicapped.

F. Postal Services. Mailing services provided by the United States Postal Service or contractors, including branch post offices, contract stations, terminals, and distribution centers.

1. Level 1: Postal facilities serving neighborhoods, such as contract stations or branch offices. A contract station post office means a privately operated, limited-service postal facility carried on as adjunct to a principal business or use. A branch post office means a government operated subdivision of a main post office serving as a base for one or more carrier routes and providing customer postal service.

2. Level 2: Central or main postal facilities which process mail and provide full customer services.

3. Level 3: Terminal postal processing facilities which provide no or limited customer services.

G. Open Space/Recreation. Recreational areas and recreation facilities which primarily are owned or operated by public or nonprofit entities for the use and enjoyment of the general public. In some cases, such areas and facilities may be incidental to private development, such as open space set-asides necessary for environmental mitigation and children’s play areas (“tot lots”) within a subdivision; are intended to be principally used by a finite group; and may constitute private property. Examples include neighborhood parks, community parks, regional parks, waterfront parks, open space, arboretums, small or special landscaped areas, community and “pea patch” gardens, fairgrounds, zoos, and swimming pools.

1. Level 1: Natural open space and passive recreation. This level includes protected open space areas in a natural state, together with low-impact passive recreational facilities including single-track hiking trails, viewing areas, interpretive signage, and fences.

2. Level 2: Neighborhood-scale active recreation and limited accessory structures. This level includes parks and playgrounds less than three acres in size including mini and pocket parks.

3. Level 3: Parks and playgrounds from three to 10 acres in size; multi-use linear trails; sports fields with seating for 400 spectators; swimming pools for community or regional use; public and private outdoor recreational facilities such as golf courses, equestrian clubs, and marinas; and arboretums and community gardens more than two acres in size.

4. Level 4: Community parks and playgrounds from 10 to 20 acres in size, stadiums, and regional recreational facilities.

5. Level 5: Community/regional parks and recreational facilities generally over 20 acres in size, stadiums and regional recreational facilities.

H. Religious Assembly. Religious services involving public assembly such as those that customarily occur in synagogues, temples, and churches. For the purpose of compliance with the federal Religious Land Use and Institutionalized Persons Act of 2000, except where lands are restricted to public facilities, religious assembly use types shall be treated equally with community and cultural services civic use types. These use types do not include homeless shelters, food banks, or other social services, which shall instead be treated as a social services civic use type; daycare or preschools, which shall instead be treated as a daycare facilities civic use type; schools, which shall instead be treated as an education civic use type; or facilities for residence of religious orders, which shall instead be treated as a co-housing residential use type.

1. Level 1: Religious assembly up to 5,000 square feet.

2. Level 2: Religious assembly up to 10,000 square feet.

3. Level 3: Religious assembly up to 20,000 square feet.

4. Level 4: Religious assembly up to 30,000 square feet.

5. Level 5: Religious assembly up to 40,000 square feet.

I. Safety Services and Animal Control. Public safety and emergency services such as police and fire stations; animal control facilities, such as an animal shelter or Humane Society facilities.

1. Level 1: Police and fire/emergency medical aid stations, including private ambulance services.

2. Level 2: Animal control services.

J. Transportation. The provision of public transportation services. Examples include parking garages, park-and-ride lots, commercial parking lots, bus shelters, bus stations, bus transfer centers, passenger rail stations, and other types of public transportation facilities.

1. Level 1: Transportation uses serving neighborhoods such as bus shelters on major or secondary arterial streets.

2. Level 2: Park and ride lots not exceeding 40 parking spaces.

3. Level 3: Transportation uses serving communities and regions, such as passenger rail stations, parking facilities, school bus yards, bus barns, bus stations, and park and ride lots over 40 parking spaces.

4. Level 4: Commercial parking lots and structures (short-term automobile).

K. Utility and Public Maintenance Facilities. Facilities for storage and maintenance of vehicles, equipment, or related materials used in a utility or public facility activity.

1. Level 1: Indoor maintenance and storage facility not exceeding 3,000 gross square feet of floor space. Outdoor storage of equipment, materials, or vehicles and vehicle maintenance is prohibited.

2. Level 2: Indoor maintenance and storage facility not exceeding 5,000 gross square feet of floor space with outdoor storage not exceeding 2,000 gross square feet.

L. Social Services. Establishments primarily engaged in the provision of services that are strongly associated with meeting basic needs. Examples include clothing banks, food banks, temporary emergency shelters, and counseling services.

1. Establishments which are accessory to a primary community and cultural services, religious assembly, or education use type where the use serves primarily the immediate neighborhood in which it is located and does not exceed 2,500 gross square feet of floor space.

2. Establishments which are accessory to a primary religious assembly or education use involved in the distribution of goods that meet basic needs, such as food banks and clothing banks, may have the maximum gross floor space increased to 4,000 square feet; provided, that:

a. Primary use of the distributed goods is off-site;

b. The site with the establishment is located adjacent to a road classified as a collector arterial or higher designation as identified in the city’s comprehensive plan and/or other adopted plans and ordinances;

c. The establishment serves the wider community area;

d. Hours of operations shall be limited to Monday through Saturday, 7:00 a.m. to 8:00 p.m., and Sunday 9:00 a.m. to 5:00 p.m., except in cases of emergency; and

e. All commercial grade freezers/refrigerators shall be enclosed in the building.

3. When more than one social service establishment is located on a site, the total gross floor area of all social service establishments shall not exceed 6,500 square feet; provided, that:

a. Establishments defined in subsection (L)(2) of this section do not exceed a total of 4,000 square feet; and

b. All other social service establishments do not exceed a total of 2,500 square feet. (Ord. 07-283 § 1; Ord. 03-203 § 1).

18.70.070 Utilities use category.

The utilities use category refers to facilities serving the public by means of an integrated system of collection, transmission, distribution, and processing facilities through more or less permanent physical connections between the plant of the serving entity and the premises of the customer. Included are systems for the delivery of water, natural gas, electricity, telecommunications services, for the collection of stormwater, and for the collection and disposal of sewage and refuse.

A. Communications Facilities. Facilities used in the transmission of information by wire, radio, optical cable, electromagnetic or other similar means. Examples include central office switching units, remote switching units, telecommunications radio relay stations and cellular communications facility support structures.

1. Level 1: Local cable, fiber optics, traffic control, or telephone transmission lines, poles, or apparatus, not including antennas, wireless telecommunications facilities, structures, or private antennas and satellite dishes.

2. Level 2: Regional cable, fiber optics, traffic control, or telephone transmission lines, poles, or apparatus, not including antennas or wireless telecommunications facilities.

3. Level 3: Wireless telecommunications facilities, subject to specific standards, including siting criteria, set forth in EMC 18.100.110, Personal wireless communications facilities.

B. Electrical Facilities. Electrical transmission lines.

1. Level 1: Local distribution lines.

2. Level 2: Sub and switching equipment.

3. Level 3: Industrial or regional distribution lines and associated sub and switching stations.

C. Natural Gas Facilities. Facilities engaged in the local distribution and storage of natural gas. Examples include local distribution lines, natural gas gate stations, and interim propane storage systems.

D. Organic Waste Processing Facilities. This use type refers to any solid waste facility specializing in the controlled decomposition of organic solid waste and which requires a solid waste permit under Chapter 70.95 RCW including soil treatment facilities. “Soil treatment facility” means a solid waste facility that utilizes bioremediation to treat petroleum contaminated soil or vactor waste for reuse or final disposal.

E. Sanitary Sewage Collection Facilities. This use type refers to facilities used to collect sewage, including but not limited to local collector systems, wastewater transfer facilities, odor control structures, and pump stations and lift stations. “Odor control structure” means equipment or structures appurtenant to wastewater conveyance facilities used to lessen the odors of the liquids being transported.

F. Stormwater Facilities. A conveyance, system of conveyances, or stormwater control facilities (including roads with drainage systems, catch basins, curbs, and gutters); ditches; manmade channels; storm drains; retention/detention facilities; and infiltration facilities which are designed or used for collection, storage, conveyance and treatment of stormwater.

1. Level 1: Stormwater collection and local conveyance systems.

2. Level 2: Neighborhood detention/retention ponds and facilities, and constructed wetlands.

3. Level 3: Stormwater pond facilities that are also developed to allow uses such as parks, recreational, educational and research structures and activities, known as stormwater multiple use facilities.

G. Waste/Recycling Transfer Facilities. Solid waste facilities where solid waste is collected or subjected to interim processing before being transported to a permanent disposal or recycling site. Examples include recycling collection sites, drop-box transfer stations, transfer stations, recyclables recovery facilities, waste separation recovery facilities, moderate-risk waste facilities, and scrap tire piles which are not otherwise listed as accessory to numerous specific use types.

1. Level 1: Recycling collection sites serving a single neighborhood. Recycling collection site means a site with collection boxes or other containerized storage where citizens can leave materials for recycling.

2. Level 2: Drop-box transfer stations. Drop-box transfer station means a solid waste facility needing a solid waste permit which is used for placement of a detachable container including the area adjacent for necessary entrance and exit roads, unloading and turnaround areas. The facility normally serves the general public with loose loads and receives waste from off-site.

H. Water Supply Facilities. Water purification facilities, water storage facilities, wellheads and pump stations.

1. Level 1: Local distribution systems, wellheads, pump stations, water purification facilities not exceeding 2,000 square feet of building area. Water storage facilities.

2. Level 2: Water purification facilities exceeding 2,000 square feet of building area.

3. Level 3: Chemical storage, handling, and usage in a water supply facility excluding fluoride. (Ord. 03-203 § 1).

18.70.080 Office/business use category.

The office/business use category includes establishments serving businesses or individuals with a wide variety of services such as providing advice, reports, marketing, financial needs, engineering, research, telecommunications services, management and related services that are necessary to conduct personal or professional business.

A. Administrative and Professional Offices. This use type refers to offices, private firms, or organizations, which provide professional or administrative services to individuals or businesses. Typical uses include employment services, property management services, title companies, law offices, engineering/surveying consulting firms, architecture and landscape architecture firms, advertising and public relations firms, medical and dental offices, diagnostic testing services, advertising agencies, travel agencies, talent agencies, insurance offices, real estate offices, investment brokers, financial planners, banking services, offices for nonprofit and quasi-public agencies, and other business offices customarily associated with professional or administrative office services.

1. Level 1: Single-story office building with a gross floor area not exceeding 5,000 square feet.

2. Level 2: Single-story office building with a gross floor area between 5,000 to 15,000 square feet.

3. Level 3: Two-story office building with a footprint up to 15,000 square feet.

B. Private Training School. This use type refers to educational services provided by private organizations or individuals with the primary purpose of preparing students for jobs in a trade or a profession. Typical uses include commercial/vocational schools, driver’s training, beauty and barber schools, business schools, and conservatories of art, music, or drama. Facilities larger than 10,000 gross square feet are considered an education Level 2 use.

1. Level 1: Establishments with a gross floor area not exceeding 5,000 square feet without outdoor facilities.

2. Level 2: Establishments with a maximum 10,000 gross square feet of floor area without outdoor facilities. (Ord. 03-203 § 1).

18.70.090 Commercial use category.

The commercial use category includes establishments, facilities, and individuals providing services and the sale, distribution or rental of goods that benefit the daily needs of the general public, which are not otherwise classified in another use category.

A. Sexually Oriented Business. This use type refers to business that includes as a primary part of its business any one or more of the following: an adult entertainment facility; adult oriented merchandise; adult retail use; panorama; or similar facility, merchandise, or entertainment as defined in EMC 18.100.100, Sexually oriented businesses. Limited to a maximum of 5,000 square feet.

B. Amusement and Recreation. This use type refers to establishments or places of business primarily engaged in the provision of sports, entertainment, or recreational services to the general public or members. Examples include video arcades, teen clubs, athletic clubs, swimming pools, billiard parlors, bowling alleys, ice or roller skating rinks, indoor movie theaters, drive-in theaters, miniature golf courses, golf courses, theme parks, amusement parks, and sports arenas.

1. Level 1: Indoor facilities not exceeding 5,000 gross square feet of total floor area and/or outdoor facilities with a gross lot area not exceeding 35,000 square feet.

2. Level 2: Indoor facilities exceeding 30,000 gross square feet of total floor area and/or outdoor facilities with a gross lot area up to two acres.

C. Funeral Services. Funeral facilities such as preparation and display facilities, funeral chapels, crematories, and affiliated offices.

1. Level 1: Mortuaries, including affiliated funeral chapels and offices.

2. Level 2: Cemeteries, including affiliated mausoleums, funeral chapels, and offices.

D. Building/Garden Supply and Nurseries. Establishments primarily engaged in wholesale and retail selling of lumber, building materials, paint, glass, wallpaper, hardware, nursery stock, lawn and garden, plumbing, and electrical supplies.

1. Level 1: Establishments primarily engaged in the retail sales. Utilization of outdoor areas for retail display and storage may occur as an accessory use. The combination of gross total floor area and outdoor storage and display area is less than 10,000 square feet.

2. Level 2: Establishments primarily engaged in retail sales. Utilization of outdoor areas for retail display or storage purposes may occur as an accessory use. Single story with 15,000 gross total floor area and 20,000 uncovered outdoor storage and display area.

3. Level 3: Establishments primarily engaged in retail sales with two stories with a footprint of 15,000 square feet and 40,000 square feet uncovered outdoor storage and display.

E. Bulk Fuel Dealers. Establishments that sell fuels, which, by their nature, are flammable, explosive, or toxic, to businesses and households for transportation, heating, and business purposes. Examples include propane gas sales, heating oil dealers, liquefied petroleum gas dealers, coal, wood, or other fuel dealers.

F. Business Services. Businesses primarily engaged in providing services to other businesses on a contract or fee basis with a building area up to 10,000 square feet and up to a one-acre lot area. Examples include courier services, parcel delivery services, fax services, telegraph services, reproduction services, commercial art and photography services, stenographic services, and janitorial services.

G. Buy-Back Recycling Center. Any business less than one acre with no outside storage with building area up to 10,000 square feet that does not include industrial activity which collects, receives or buys recyclable materials from household, commercial or industrial sources for the purpose of sorting, grading or packaging recyclables for subsequent shipment and marketing.

H. Eating and Drinking Establishment. Establishments that sell prepared food and/or beverages, including liquor, subject to appropriate state and local licensure, including health permits. Examples include espresso stands, restaurants including fast food, cafes, taverns, and cocktail lounges.

1. Level 1: Establishments selling pre-prepared food and/or beverages, or food and/or beverages made to order, less than 2,000 square feet in gross floor area, which is not intended to be consumed on the premises, including facilities strictly accessed by motor vehicle.

2. Level 2: Establishments selling food and/or beverages, less than 4,000 square feet in gross floor area, made to order which is intended to be consumed on the premises or which may, at the customer’s option, be taken away, which may include a drive-up option.

3. Level 3: Establishments selling food and/or beverages, less than 6,000 square feet in gross floor area, made to order which is intended to be consumed on the premises or which may, at the customer’s option, be taken away, which may include a drive-up option.

4. Level 4: Establishments with live or active entertainment including, but not limited to, bands, dancing, disc jockeys, or performances, which are less than 8,000 square feet of gross floor area.

I. Food Stores. Stores primarily engaged in the retail sale of a variety of canned and dry foods, fresh fruits and vegetables, or meats, poultry, and fish, which may include a variety of nonfood products as well. Examples include meat and fish markets, vegetable markets, retail bakeries, dairy stores, grocery stores, and specialty food and beverage stores; provided, that neither gasoline sales nor drive-through facilities are located on the same lot.

1. Level 1: Gross floor area up to 5,000 square feet.

2. Level 2: Gross floor area between 5,000 and 10,000 square feet.

3. Level 3: Gross floor area between 10,000 and 20,000 square feet.

4. Level 4: Gross floor area between 20,000 and 30,000 square feet.

5. Level 5: Gross floor area up to 40,000 square feet.

J. Garden Center. Establishment primarily engaged in the retail sales of indoor/outdoor plants, bushes, trees, turf products, mulch, hand garden tools, containers, and yard ornaments. Accessory uses may include greenhouses (up to a 5,000 square foot footprint for each greenhouse), potting sheds, business offices, indoor and outdoor display and storage, and plant production.

1. Level 1: Establishments primarily engaged in the retail sales. The combination of gross total floor area and outdoor storage and display area is less than 15,000 square feet. Utilization of outdoor areas for retail display and storage may occur as an accessory use.

2. Level 2: Establishments primarily engaged in retail sales stories with a building footprint of 18,000 square feet and 60,000 square feet of uncovered outdoor storage and display.

K. Lodging. Establishments that provide transitory lodging services, subject to appropriate state and local licensure.

1. Level 1: “Bed and breakfast” means a single structure, small-scale temporary lodging, not exceeding four rentable rooms, which provides a single meal and where the proprietors of the service reside in the structure.

2. Level 2: Hotels and motels containing a single building or a group of detached or semi-detached buildings with a maximum 40,000 gross square feet. This use type contains guest rooms or self-contained suites, with parking provided on the site for the use of those staying in the rooms or suites, which is or are designed and used for the accommodation of transient travelers for a period not to exceed 30 days.

L. Motor Vehicle Service and Repair. Facilities or places where the repair and service of automobiles, trucks, motorcycles, recreational vehicles, boats, commercial vehicles, and construction equipment occurs. Includes the sale of or refilling of personal or recreational propane tanks.

1. Level 1: Gasoline service stations with/without accessory automobile repair and convenience shopping, and car wash with a one-car capacity with no outdoor storage up to 5,000 gross square feet.

2. Level 2: Automotive repair shops, car wash, auto detailing, vehicle storage up to 10,000 gross square feet. Vehicle storage is limited to vehicles under repair and shall not include impound vehicle storage. Typical uses include general repair shops, transmissions and engine rebuild shops, muffler shops, glass repair shops, truck bed liner, automobile upholstery services, car washes, detailing, and lube/oil shops.

3. Level 3: Auto body repair, vehicle painting subject to state air quality standards up to 10,000 gross square feet.

M. Motor Vehicle and Construction Equipment Rental. This use type refers to establishments or places of business engaged in the leasing or service of automobiles, trucks, motorcycles, recreational vehicles, boats, commercial trucks, construction equipment, and heavy equipment.

1. Level 1: On-site rental of automobiles, trucks not exceeding three tons of vehicle weight, self-moving single axle trucks, motorcycles, recreational vehicles, boats, and garden/home improvement equipment.

2. Level 2: On-site lease or rental of commercial truck, buses, construction equipment, and heavy equipment.

N. Personal Services. Businesses primarily engaged in providing services to meet individuals’ periodic personal needs. Examples include coin-operated laundries, dry cleaning drop-off/pick-up establishments, dry cleaners, beauty shops, barber shops, clothing alterations, tanning salons, travel agencies, payday loan establishments, photographic studios, carpet and upholstery cleaners, and personal improvement services.

1. Level 1: Establishments in which the gross floor area does not exceed 2,500 square feet and do not involve outdoor storage of vehicles.

2. Level 2: Establishments in which the gross floor area up to 5,000 square feet.

O. Storage. This use type refers to businesses engaged in the storage of items for personal and business use. Business activities other than rental of storage spaces are prohibited. Examples include mini-warehousing, vehicle and boat storage yards. Does not include vehicle impound lots. A “mini-warehouse” means a facility consisting of separate storage units, which are rented to customers having exclusive access to their respective units for storage of residential or commercial oriented goods. No business is conducted out of storage units. Indoor/outdoor up to 40,000 gross square feet.

P. Pet Sales and Services. This use type refers to places of business primarily engaged in the retail sale and services associated with small animals and household pets. Examples include pet stores, pet grooming shops, pet daycare, and veterinary hospitals for small animals and pets.

1. Level 1: Retail and service establishments, with or without accessory kennels, with less than 2,500 gross square feet in floor area.

2. Level 2: Indoor retail and service establishments, with or without accessory kennels, up to 5,000 gross square feet of floor area.

Q. Rental and Repair Services. Establishments primarily engaged in the provision of rental and repair services or closely related uses. Examples include home improvement, garden, and party equipment rental; upholstery shops, appliance repair shops, small engine and power tool rental and repair such as lawn mowers and chainsaws, vacuum cleaner repair, medical equipment rental and repair services, rental furnishings, and instrument repair services. Does not include vehicle repair or auto body, which are instead treated as motor vehicle service and repair commercial use types.

1. Level 1: Rental and repair services not exceeding 5,000 gross square feet of floor area with no outdoor storage.

2. Level 2: Rental and repair services not exceeding 5,000 gross square feet of floor area and up to 1,000 square feet of outdoor storage display.

R. Sales of General Merchandise. Establishments that sell new general merchandise including apparel and accessories; auto parts; bookstores, legal pharmaceuticals; optical goods; furniture and home furnishings; and computers and electronics. Does not include establishments primarily engaged in selling lumber and other building materials, paint, glass, wallpaper, hardware, nursery stock, and lawn and garden supplies, which are instead treated as building materials, hardware, plumbing, electrical, and nurseries/garden supplies commercial use types.

1. Level 1: Establishments primarily engaged in retail sales activities with a gross floor area up to 5,000 square feet.

2. Level 2: Establishments primarily engaged in retail sales activities with a gross floor area over 5,000 and up to 10,000 square feet.

3. Level 3: Establishments primarily engaged in retail sales activities with a gross floor area over 10,000 and up to 20,000 square feet.

4. Level 4: Establishments primarily engaged in retail sales activities with a gross floor area over 20,000 and up to 30,000 square feet.

S. Sale of Secondhand Property. This use type refers to establishments that sell secondhand property. “Secondhand property/goods” means and includes, but is not limited to, any and all used or secondhand goods or items of personal property, which can be used again for the purpose for which they were originally intended. For the purposes of this title, secondhand property/goods also includes valuable coins (coins with a value greater than their face value); precious metals, precious stones and jewelry, but shall not include bullion in the form of fabricated hallmarked bars. Examples of this use type include pawnbrokers, secondhand, antique, junk and/or salvage dealers, and transient traders in secondhand property, garage sales and flea markets. This use type does not include used or preowned automobiles or other vehicles, wrecking yards, or parts yards.

1. Level 1: Yard sale means and includes all sales entitled “garage sale,” “lawn sale,” “attic sale,” “rummage sale,” “estate sale,” or any similar casual sale of tangible personal property from a private residential use which is advertised by any means whereby the public at large is or can be made aware of the sale. Four yard sales a year are allowed.

2. Level 2: Antique, surplus, military, used book, used clothing, used furniture and appliances, used jewelry and valuable coins, and valuable collectibles sales by secondhand dealers up to 5,000 gross floor square feet.

3. Level 3: Miscellaneous sales and flea markets. Flea market means and includes, but is not limited to, arrangements whereby a person or persons sell, lease, rent, offer or donate to one or more persons a place or area where such persons may offer or display secondhand or junk items up to 15,000 gross floor square feet with up to 40,000 square feet outside. Flea market includes, but is not limited to, swap meets but does not include antique malls where stalls are leased, which are treated as a Level 2 use listed above. (Ord. 03-203 § 1).

18.70.100 Industrial use category.

The industrial use category includes the on-site production, manufacturing, assembly, processing, storage, movement, servicing or repair of goods and materials. Industrial uses regulated under this category typically exhibit one or more of the following characteristics: requires relatively large acreage, creates substantial odor or noise, creates heavy traffic passenger vehicle and/or truck volumes, employs relatively large numbers of people, and/or creates visual impacts incompatible with residential development. If not specified, building will not exceed 30,000 gross square feet of floor area.

A. Manufacturing and Major Assembly. This use type refers to uses that involve the primary processing of a material. Examples may include, but are not limited to:

–    Soil remediation facilities;

–    Manufacturing of products by predominately chemical processes and which ultimately are to be used for consumer or industrial consumption;

–    Manufacturing of computer hardware components and related equipment, and other machinery, apparatus and supplies for the generation, storage, transmission, transformation and utilization of electrical energy;

–    Manufacturing and assembly of industrial and commercial machinery and equipment;

–    Manufacturing and assembly of paper and paperboard and its conversion into other paper-based products;

–    Decorative and glass products;

–    Manufacturing and assembly of ferrous and nonferrous metal products and a variety of metal and wire products manufacturing, including sheet metal;

–    Manufacturing and assembly of woven and knit fabrics, and carpets and rugs from yarn; and

–    Manufacturing and assembly of concrete and gypsum products and other secondary products from materials taken principally from the earth in the form of stone, clay and sand.

B. Limited Manufacturing/Assembly. This use type refers to uses that involve intermediate processing of semi-processed material into a consumer good and to uses that involve the assembly of semi-processed and/or intermediate processed products into a consumer good. This use type is limited to: clothing and fabricated products, finished products made entirely or mainly of wood for use in construction, instruments for measuring, testing, analyzing, and controlling, optical instruments and lenses, surveying and drafting instruments, medical instruments and equipment, photographic equipment, watches and clocks, and supplies associated with the previous products, and electronic computer hardware components and related equipment. Examples may include:

–    Manufacturing and assembly of clothing, fabricated products, and related textile;

–    Manufacturing and assembly of equipment for transportation of people or cargo by land, air, rail or water;

–    Assembly of electronic computers, computer hardware components and related equipment, and other machinery, apparatus and supplies for the generation, storage, transmission, transformation and utilization of electrical energy;

–    Assembly of industrial and commercial machinery and equipment;

–    Assembly of finished products made entirely or mainly from wood for use in construction;

–    Assembly of ferrous and nonferrous metal products and a variety of metal and wire products;

–    Assembly of products manufactured or assembled from plastic resins and from natural, synthetic or reclaimed rubber;

–    Manufacturing and assembly of instruments for measuring, testing, analyzing and controlling, optical instruments and lenses, surveying and drafting instruments, medical instruments and equipment, photographic equipment, watches and clocks, and supplies associated with the previous products;

–    Photographic processing labs;

–    Manufacturing and assembly of glass and glass products, clay products, pottery, decorative concrete products, and other secondary products from materials taken principally from the earth in the form of stone, clay and sand;

–    Application of dyeing, finishing, coating, waterproofing and other treating of fiber, yarn and fabrics; and

–    Other manufacturing and/or assembly processes in which processed or semiprocessed materials are made or assembled into consumer products.

1. Level 1: Indoor manufacturing and assembly not exceeding 5,000 gross square feet of floor space and/or outside storage not exceeding 5,000 gross square feet.

2. Level 2: Indoor manufacturing and assembly with a gross floor area up to 10,000 square feet and/or outside storage not exceeding 6,000 gross square feet.

3. Level 3: Indoor manufacturing and assembly with a gross floor area up to 20,000 square feet and/or outside storage not exceeding 9,000 gross square feet.

4. Level 4: Indoor manufacturing and assembly with a gross floor area up to 30,000 square feet and/or outside storage not exceeding 12,000 gross square feet.

C. Food and Related Products. This use type refers to uses, which involve the processing of nonanimal food materials, raw milk, ice manufacturing, and other food products manufacturing, processing, storage and packaging. Examples may include, but are not limited to: bakeries which distribute products to many retail outlets, creameries and other dairy products manufacturing without on-site dairy animals, soft drink bottling plants, feed and cereal mills, flour mills, vegetable oil manufacturing, refining or storage, yeast plants, and starch, glucose and dextrin manufacturing, and dry pet food, pickles, sauerkraut, and vinegar manufacturing, sugar refining, breweries and distilleries.

1. Level 1: Breweries and wineries (excluding microbreweries in association with an eating and drinking establishment).

2. Level 2: All other uses in this use type.

D. Industrial Services. This use type refers to uses providing large scale or bulk services to commercial and industrial businesses but not directly to the consumer, e.g., clothes cleaning plants, bulk laundries, diaper services, power laundries, linen supply, industrial launders, other laundry and garment services; and industrial services related strictly to industrial uses.

E. Printing, Publishing and Related Industries. This use type refers to uses engaged in printing by one or more common processes, such as letterpress, lithography, or screen; services for the printing trade, such as bookbinding and plate making; and publishing newspapers, books and periodicals.

1. Level 1: Indoor facilities not exceeding 5,000 gross square feet of floor area.

2. Level 2: Indoor facilities with a gross floor area up to 10,000 square feet.

3. Level 3: Indoor facilities with a gross floor area up to 20,000 square feet.

4. Level 4: Indoor facilities with a gross floor area up to 30,000 square feet.

F. Warehousing, Distribution and Freight Movement. This use type refers to the large scale warehousing and distribution of manufactured or processed products for one or more businesses and the large-scale distribution of raw, manufactured or processed products for one or more businesses at a central location. Examples may include, but are not limited to: grocery chain distribution centers and parcel delivery distribution centers, storage of fabricated concrete blocks, finished lumber storage yards, new automobile storage areas.

1. Level 1: Indoor facilities not exceeding 5,000 gross square feet.

2. Level 2: Indoor facilities with a gross floor area more than 20,000 square feet and not exceeding 30,000 square feet and/or outside storage not exceeding 9,000 gross square feet.

G. Contractor Yards. This use type refers to an area for construction or contracting business offices and the interior or outdoor storage, repair or maintenance of heavy equipment, vehicles, and construction supplies and materials. Maintenance and storage facilities not exceeding 30,000 gross square feet with unlimited outdoor storage.

H. Motion Picture/Television and Radio Production Studios. This use type refers to uses engaged in the production and distribution of motion pictures, production and distribution of television segments, radio and television production of commercial spots, and other related activities.

I. Research, Development, and Laboratories. This use type includes businesses primarily devoted to experimental research and development. Research, development, and laboratories with limited manufacturing/assembly at the level allowed in the zoning district.

1. Level 1: Indoor facilities with a gross floor area up to 5,000 square feet.

2. Level 2: Indoor facilities with a gross floor area up to 10,000 square feet.

3. Level 3: Indoor facilities with a gross floor area up to 20,000 square feet.

4. Level 4: Indoor facilities with a gross floor area up to 30,000 square feet.

J. Mineral Extraction. This use type is the extraction of any natural substance, other than water, from the ground. (Ord. 03-203 § 1).

18.70.110 Agricultural use category.

The agricultural use category includes uses which typically might be found and are generally restricted to rural environments, but which can pose viable, unobtrusive land uses in portions of the urban environment that, by their nature, otherwise possess limited development potential.

A. Agricultural Sales. Agricultural sales use type refers to uses which involve the sales of agricultural supplies, including feed, grain, fertilizers, and farming equipment or the sale of agricultural products.

1. Level 1: Agricultural sales of goods produced on individual farms located within the city. The retail outlet such as vegetable stands shall not exceed 1,000 gross square feet.

2. Level 2: Agricultural sales uses, which involve the sale of goods such as produce, shrubbery, plants, eggs, wine, and dairy products in a farmer’s market format with a building footprint up to 5,000 gross square feet. Examples include produce stands, horticultural nurseries, and wineries.

3. Level 3: Agricultural sales uses, which provide feed, grain, fertilizers, and small farming equipment sales and service with a building footprint up to 5,000 gross square feet. Examples include feed and grain stores.

B. Agricultural Services. Agricultural services use type refers to businesses that support the agricultural industry and operate primarily outside an office setting with a building up to 5,000 gross square feet. Typical uses include soil preparation and soil testing services, farm and farm labor management services, landscape and crop fertilizing and spraying services, livestock veterinary services, and other commercial services which typically provide the personnel and equipment necessary to maintain agricultural productivity.

C. Animal Production, Boarding and Training, and Slaughtering. Animal production and slaughtering use type refers to uses, which involve the commercial raising of animals, training of animals, the production of animal products, such as eggs or dairy products, the boarding and training of animals, and the slaughtering and processing of animals.

1. Level 1: Uses that involve the commercial raising or boarding and training of animals or production of animal products, such as eggs or dairy products produced on-site, on an agricultural or commercial basis, but excluding the slaughtering and processing of animals raised outside of the community. Examples include grazing, ranching, dairy farming, commercial stables, riding academies, and breeding and boarding facilities.

2. Level 2: Breeding and boarding facilities for a combination of six cats and dogs.

D. Crop Production. Crop production use type refers to uses which involve the raising and harvesting of row crops, field crops, or tree crops on an agricultural or commercial basis, including packing, primary processing, and storage facilities.

1. Level 1: The family farm or “hobby farm” of less than two acres in size where crop production uses which involve the raising and harvesting of row crops, field crops, or tree crops on an agricultural or commercial basis with one or two buildings not exceeding 1,000 square feet total. Examples include grain and vegetable crops, fruit trees, and horticultural nurseries.

2. Level 2: A farm of more than two acres in size where crop production uses which involve the raising and harvesting of row crops, field crops, or tree crops on an agricultural or commercial basis with one or two buildings not exceeding 5,000 square feet total. Examples include grain and vegetable crops, fruit trees, and horticultural nurseries.

3. Level 3: Crop production uses which involve the primary processing, packaging, and storage of agricultural products with one or two buildings not exceeding 30,000 square feet total. Examples include fruit and vegetable packing and shipment plants, warehouses, fruit and vegetable cold storage plants, and other uses involved in the harvesting and primary processing of locally grown agricultural products. This use type does not include the processing of agricultural products described under the “food and related products use type” of the industrial category. For the purposes of this use type, primary processing means performing service on crops subsequent to their harvest with the intent of preparing them for market or further processing.

E. Fish Hatcheries and Aquaculture. Fish hatcheries and aquaculture use type refers to uses that involve the production of finfish, or other marine products within a confined space and under controlled feeding, sanitation, and harvesting procedures. Examples include salmon farms and fish hatcheries.

F. Forestry. Forestry use type refers to uses, which involve commercial harvesting of forest products, and scientific research related to management of forest lands, which involve commercial harvesting of forest products and scientific research related to management of forestlands. Examples include timber harvesting, gathering of forest products (e.g., bark, berries, mushrooms), silvicultural. (Ord. 03-203 § 1).

18.70.120 Accessory use category.

The accessory use category includes those uses which are customarily and routinely found in conjunction with, and which are clearly incidental and secondary to, other listed uses, except as may be specifically limited by use levels otherwise listed herein. Accessory uses, other than fences, retaining walls and barns, are prohibited from locating on a lot prior to a legal principal use.

A. Residential Accessory.

1. Attached carports or garages for the sole use of occupants of premises and their guests, for storage of personal household goods and motor, recreational, and sporting vehicles. Detached carports or garages are allowed in conjunction with an approved access point and driveway. Other accessory buildings and structures such as hobbyist greenhouses and storage buildings for personal household goods and yard maintenance equipment are allowed up to a combined maximum size of 1,000 square feet of gross floor area.

2. Outdoor storage of two recreational/sporting vehicles is allowed, subject to EMC 18.90.120, Outdoor storage.

3. Home occupations and limited home business, subject to the provisions of EMC 18.100.070, Home business, and EMC 18.100.080, Limited home businesses.

4. Minor service and repair of a vehicle owned by a resident or a relative of a resident of the site on which the activity is performed, where the activity is not performed for pay or the exchange of goods or services, and subject to the provision of EMC 18.100.010, Accessory residential vehicle service and repair standards.

5. Hobbyist crops or flowers gardens that are noncommercial and serve one or more neighborhood homes on an informal, cooperative basis, as distinguished from open space/recreation uses.

6. Civic use types (“pea patch” or community gardens). May include private, on-site composting facility with less than 10 cubic yards capacity.

7. On-site underground heating oil storage tanks to serve a residential use.

8. Antennas and satellite dishes for private telecommunications services, subject to specific standards, including siting criteria, set forth in

EMC 18.100.110, Personal wireless communications facilities.

9. Decks and patios.

10. Noncommercial recreational facilities and areas, indoor and outdoor, including swimming pools and tennis courts, for exclusive use by residents and guests.

11. Retaining walls, freestanding walls, and fences.

B. Civic Accessory.

1. Administrative and professional offices (Level 1).

2. Eating and drinking establishment (Level 1/2).

3. Storage buildings and outdoor storage, subject to the provisions of EMC 18.90.120, Outdoor storage, for maintenance equipment and goods utilized in the primary use.

4. Antennas and satellite dishes for private telecommunications services, subject to specific standards, including siting criteria, set forth in EMC 18.100.110, Personal wireless communications facilities.

5. Facilities used in on-site grounds maintenance.

6. Retaining walls, freestanding walls, and fences.

7. Community and cultural services (Level 1/2), in conjunction with a recreation use type.

8. Amusement and recreation (Level 1), in conjunction with a recreation use type.

9. Lodging (Level 2), in conjunction with an open space/recreation use type.

C. Commercial Accessory.

1. Administrative and professional offices (Level 1).

2. Eating and drinking establishment (Level 1/2).

3. Outdoor storage, subject to the provisions of EMC 18.90.120, Outdoor storage.

4. Antennas and satellite dishes for private telecommunications services, subject to specific standards, including siting criteria, set forth in EMC 18.100.110, Personal wireless communications facilities.

5. Facilities used in on-site grounds maintenance.

6. Retaining walls, freestanding walls, and fences.

D. Industrial Accessory.

1. Administrative and professional offices (Level 1).

2. Eating and drinking establishment (Level 1/2).

3. Outdoor storage, subject to the provisions of EMC 18.90.120, Outdoor storage.

4. Antennas and satellite dishes for private telecommunications services, subject to specific standards, including siting criteria, set forth in EMC 18.100.110, Personal wireless communications facilities.

5. Incidental hazardous materials storage or use, subject to applicable federal and state regulations.

6. Facilities used in on-site grounds maintenance.

7. Retaining walls, freestanding walls, and fences.

E. Agricultural Accessory.

1. Outdoor storage, subject to the provisions of EMC 18.90.120, Outdoor storage.

2. Incidental hazardous materials storage or use, limited to agricultural chemicals, subject to applicable federal and state regulations.

3. Retaining walls, freestanding walls, and fences.

4. Barns. (Ord. 08-305 § 3; Ord. 03-203 § 1).

Chapter 18.70 EMC, Land Use Types and Levels
– Use Table 

ZONE>	SF-2	SF-3	SF-5	MR-1	MR-2	I	P
AGRICULTURAL USE CATEGORY
A. Agricultural Sales
Level 1:    Agricultural sales of goods produced on individual farms located within the city. The retail outlet, such as vegetable stands, shall not exceed 1,000 gross sq. ft.	P	P	P	P	P	P
Level 2:    Agricultural sales uses, which involve the sale of goods such as produce, shrubbery, plants, eggs, wine, and dairy products in a farmer’s market format with a building footprint up to 5,000 gross sq. ft. Examples include produce stands, horticultural nurseries, and wineries.	A	A	A	A	A
Level 3:    Agricultural sales uses, which provide feed, grain, fertilizers, and small farming equipment sales and service. Examples include feed and grain stores with a building footprint up to 5,000 gross sq. ft.
B. Agricultural Services
C. Animal Production, Boarding, and Slaughtering
Level 1:    Uses that involve the commercial raising or boarding and training of animals or production of animal products, such as eggs or dairy products produced on-site, on an agricultural or commercial basis, but excluding the slaughtering and processing of animals raised outside of the community. Examples include grazing, ranching, dairy farming, commercial stables, riding academies, and breeding and boarding facilities.	P	P	P	P	P
Level 2:    Breeding and boarding facilities for a combination of six cats and dogs.	P	P	P	P	P
D. Crop Production
Level 1:    The family farm or “hobby farm” of less than two acres in size where crop production uses involve the raising, harvesting and storage of row crops, field crops, or tree crops on an agricultural or commercial basis in a building not exceeding 1,000 sq. ft.	P	P	P	P	P	P
Level 2:    The family farm of more than two acres in size where crop production uses involve the raising, harvesting and storage of row crops, field crops, or tree crops on an agricultural or commercial basis in a building not exceeding 5,000 sq. ft.	P	P	P	P	P	P
Level 3:    Crop production uses which involve the primary processing, packaging, and storage of agricultural products in a building not exceeding 30,000 sq. ft.						A
E. Fish Hatcheries and Aquaculture	C	C
F. Forestry
RESIDENTIAL USES
A. Detached Dwelling	P	P	P	P	P
B. Manufactured Home	P	P	P	P	P
C. Modular Home	P	P	P	P	P
D. Attached Dwelling
Level 1:    Duplex, two horizontally attached residential structures.			P	P	P
Level 2:    Townhouses, three or more horizontally attached residential structures.			P	P	P
E. Multifamily Dwelling
Type 1:    Multifamily dwelling structures.
Level 1:    Multifamily dwelling up to 6,000 sq. ft.				P	P
Level 2:    Multifamily dwelling up to 12,000 sq. ft.				P	P
Type 2:    Multifamily dwelling within mixed residential/commercial structures.
Level 1:    Multifamily dwelling up to 5,000 sq. ft.
Level 2:    Multifamily dwelling up to 10,000 sq. ft.
Level 3:    Multifamily dwelling up to 20,000 sq. ft.
F. Group Home
Type I:    Publicly or privately operated living accommodations for related or unrelated individuals such as state-licensed foster homes and group homes for children; group homes for disabled individuals; group homes for those in recovery from alcohol or substance dependence as defined in RCW 70.128.010; boarding homes as defined in RCW 18.20.020; and private establishments as defined in RCW 71.12.455 with a maximum of seven residents, including resident staff.	P	P	P	P	P
Type II:    Publicly or privately operated living accommodations for juveniles under the jurisdiction of the criminal justice system with a maximum of eight residents, including resident staff.
Type III:    Publicly or privately operated living accommodations for adults under the jurisdiction of the criminal justice system who have entered a pre- or post-charging diversion program or have been selected to participate in state-operated work/training release or other similar programs as provided in Chapters 137-56 and 137-57 WAC.
G. Hospice Care Center				C	C
H. Nursing Home
I. Assisted Living Facilities				C	C
J. Senior Housing				P	P
K. Caretaker Home
CIVIC USE
A. Administrative Government Facilities and Services
Level 1:    Uses that serve primarily the neighborhood in which they are located and do not exceed 2,000 sq. ft. of floor area.				A	A		A
Level 2:    Uses that serve primarily a neighborhood or group of neighborhoods in which they are located and do not exceed 5,000 sq. ft. of floor area.					A		A
Level 3:    Uses that serve primarily a city-wide or regional area up to 20,000 sq. ft. of floor area.							A
B. Daycare Facilities
Level 1:    Home-based daycare for six or fewer children or adults.	P	P	P	P	P
Level 2:    Home-based daycare from seven to 12 children or adults.	A	A	A	A	P
Level 3:    Daycare centers for more than 12 children or adults.	C	C	C	C	C
C. Community and Cultural Services
Level 1:    Establishments which serve primarily the immediate neighborhood in which they are located and do not exceed 3,000 gross sq. ft. of floor space.	A	A	A	P	P
Level 2:    Establishments which generally serve more than one neighborhood with a gross floor area between 3,000 to 10,000 sq. ft.
Level 3:    Establishments which serve a city-wide or regional area or have more than 10,000 sq. ft. of floor area.
D. Education
Level 1:    Primary educational facilities such as kindergarten, and elementary schools.	C	C	C	C	C		C
Level 2:    Secondary educational facilities such as middle, junior high schools and high schools.	C	C	C	C	C		C
Level 3:    Higher educational facilities such as community colleges, trade schools, colleges or universities.						C
E. Health Services					A	P	C
F. Postal Services
Level 1:    Postal facilities serving neighborhoods, such as contract stations or branch offices. A contract station post office means a privately operated, limited service postal facility carried on as adjunct to a principal business or use. A branch post office means a government-operated subdivision of a main post office serving as a base for one or more carrier routes and providing customer postal service.					P		C
Level 2:    Central or main postal facilities which process mail and provide full customer services.					P		C
Level 3:    Terminal postal processing facilities which provide no or limited customer services.						C
G. Open Space/Recreation
Level 1:    Natural open space and passive recreation. This level includes protected open space areas in a natural state, together with low impact passive recreational facilities including single-track hiking trails, beaches, viewing areas, interpretive signage, and fences.	P	P	P	P	P	A	P
Level 2:    Neighborhood-scale active recreation and limited accessory structures. This level includes parks and playgrounds three acres or less in size. Mini or pocket parks.	P	P	P	P	P		P
Level 3:    Parks and playgrounds from three to 10 acres in size; multi-use linear trails; sports fields with seating for 400 spectators; swimming pools for community or regional use; public and private outdoor recreational facilities such as golf courses, equestrian clubs, and marinas; and arboretums and community gardens more than two acres in size.	A	A					P
Level 4:    Community parks and playgrounds from 10 to 20 acres in size, stadiums, and regional recreational facilities.	A	A					P
Level 5:    Community/regional parks and recreational facilities generally over 20 acres in size, stadiums and regional recreational facilities.	C	C					P
H. Religious Assembly
Level 1:    Religious assembly up to 5,000 sq. ft.	P	P	P	P	P
Level 2:    Religious assembly up to 10,000 sq. ft.	P	P	P	P	P
Level 3:    Religious assembly up to 20,000 sq. ft.	P	P	P	A	A
Level 4:    Religious assembly up to 30,000 sq. ft.	A	A	A	A	A
Level 5:    Religious assembly up to 40,000 sq. ft.	C	C	C	A	A
I. Safety Services and Animal Control
Level 1:    Safety services such as police and fire/medical aid stations, including private ambulance service.	PF	PF	PF	P	P	P	P
Level 2:    Animal control services, such as animal shelter or Humane Society facilities.						P
J. Transportation
Level 1:    Transportation uses serving neighborhoods such as bus shelters on major or secondary arterial streets.	A	A	A	A	A	A	A
Level 2:    Park and ride lots not exceeding 40 parking spaces.						A
Level 3:    Transportation uses serving communities and regions, such as passenger rail stations, parking facilities, school bus yards, bus barns, bus stations, and park and ride lots over 40 parking spaces.
Level 4:    Commercial parking lots and structures (short-term automobile).						C
K. Utility or Public Maintenance Facilities
Level 1:    Indoor maintenance and storage facility not exceeding 3,000 gross sq. ft. of floor space such as water or sewer pump stations. Outdoor storage of equipment, materials, or vehicles and vehicle maintenance is prohibited.	PF	PF	PF	PF	PF	P	PF
Level 2:    Indoor maintenance and storage facility not exceeding 5,000 gross sq. ft. of floor space with outdoor storage not exceeding 2,000 gross sq. ft.						P	PF
L. Social Services	A	A	A	A	A	A	A
UTILITIES USE CATEGORY
A. Communication Facilities
Level 1:    Local cable, fiber-optics, traffic control, or telephone transmission lines, poles, or apparatus (not including antenna, wireless telecommunication facilities, structures, or private antenna and satellite dishes).	P	P	P	P	P	P	P
Level 2:    Regional cable, fiber optics, traffic control, or telephone transmission lines, poles, or apparatus (not including antenna or wireless facilities).	A	A	A	A	A	A	A
Level 3:    Wireless telecommunication facilities (see EMC 18.100.110).						C	C
B. Electrical Facilities
Level 1:    Local distribution lines.	P	P	P	P	P	P	P
Level 2:    Sub and switching equipment.	A	A	A	A	A	A	A
Level 3:    Industrial or regional distribution lines and associated sub and switching stations.	PF	PF	PF			PF	PF
C. Natural Gas Facilities	P	P	P	P	P	P	P
D. Organic Waste Processing Facilities						C
E. Sanitary Sewage Collection Facilities			P	P	P	P	P
F. Stormwater Facilities
Level 1:    Stormwater collection and local conveyance systems.	P	P	P	P	P	P	P
Level 2:    Neighborhood detention/retention ponds, facilities, and constructed wetlands.	C	C	C	C	C	C	C
Level 3:    Stormwater pond facilities that are also developed to allow uses such as parks, recreational, educational and research structures and activities, known as stormwater multiple use facilities.	C	C	C	C	C	C	C
H. Waste/Recycle Transfer Facilities
Level 1:    Recycling collection sites serving a single neighborhood. Recycling collection site means a site with collection boxes or other containerized storage where citizens can leave materials for recycling.						A	A
Level 2:    “Drop-box transfer station” means a solid waste facility needing a solid waste permit which is used for placement of a detachable container including the area adjacent for necessary entrance and exit roads, unloading and turn-around areas. The facility normally serves the general public with loose loads and receives waste from off-site.						C
I. Water Supply Facilities
Level 1:    Local distribution systems, wellheads, pump stations, water purification not exceeding 2,000 sq. ft. of building area.	A	A	A	A	A	A	A
Level 2:    Water purification and water storage facilities exceeding 2,000 sq. ft. of building area.	PF	PF	PF	PF	PF	PF	PF
Level 3:    Chemical storage, handling, and usage in a water supply facility.	PF	PF	PF	PF	PF	PF	PF
ESSENTIAL PUBLIC FACILITIES CATEGORY OFFICE/BUSINESS USE CATEGORY
A. Administrative and Professional Offices
Level 1:    Single story office building with a gross floor area not exceeding 5,000 sq. ft.						P	P
Level 2:    Single story office building with a gross floor area from 5,000 up to 15,000 sq. ft.						P	P
Level 3:    Two story office building with a footprint up to 15,000 sq. ft.						P	P
B. Private Training School
Level 1:    Establishments with a gross floor area not exceeding 5,000 sq. ft.						P
Level 2:    Establishments with a maximum 10,000 gross sq. ft. of floor area without outdoor facilities.						P
COMMERCIAL USE CATEGORY
A. Sexually Oriented Business
B. Amusement and Recreation
Level 1:    Indoor facilities not exceeding 5,000 gross sq. ft. of total floor area and/or outdoor facilities with a gross lot area not exceeding 35,000 sq. ft.						A	C
Level 2:    Indoor facilities with a gross floor area between 5,000 and 30,000 sq. ft. with a gross lot area not exceeding two acres.						A	C
C. Funeral Services
Level 1:    Mortuaries, including affiliated funeral chapels and offices.						A
Level 2:    Cemeteries, including affiliated mausoleums, funeral chapels, and offices.	C						C
D. Building Materials, Garden Supplies, Hardware, Plumbing, and Electrical
Level 1:    Establishments primarily engaged in retail sales. Utilization of outdoor areas for retail display and storage may occur as an accessory use. The combination of gross total floor area and outdoor storage and display area is less than 10,000 sq. ft.						P
Level 2:    Establishments primarily engaged in retail sales. Utilization of outdoor areas for retail display and storage may occur as an accessory use. Single story with 15,000 sq. ft. gross total floor area and 20,000 sq. ft. uncovered outdoor storage and display.						P
Level 3:    Establishments primarily engaged in retail sales with two stories with a building footprint of 15,000 sq. ft. and 40,000 sq. ft. of uncovered outdoor storage and display.						P
E. Bulk Fuel Dealers						P
F. Business Services						P
G. Buy-Back Recycling Center						P
H. Eating and Drinking Establishment
Level 1:    Establishments selling pre-prepared food and/or beverages, or food and/or beverages made to order, less than 2,000 sq. ft. in gross floor area, which is not intended to be consumed on the premises, including facilities strictly accessed by motor vehicle.						P	P
Level 2:    Establishments selling food and/or beverages, less than 4,000 sq. ft. in gross floor area, made to order which is intended to be consumed on the premises or which may, at the customer’s option, be taken away, which may include a drive-up option.						P
Level 3:    Establishments selling food and/or beverages, less than 6,000 sq. ft. in gross floor area, made to order which is intended to be consumed on the premises or which may, at the customer’s option, be taken away, which may include a drive-up option.						P
Level 4:    Establishments with live or active entertainment including, but not limited to, bands, dancing, disc jockeys, or performances, which are less than 8,000 sq. ft. of gross floor area.						A
I. Food Stores
Level 1:    Gross floor area up to 5,000 sq. ft.						P
Level 2:    Gross floor area between 5,000 and 10,000 sq. ft.
Level 3:    Gross floor area between 10,000 and 20,000 sq. ft.
Level 4:    Gross floor area between 20,000 and 30,000 sq. ft.
Level 5:    Gross floor area up to 40,000 sq. ft.
J. Garden Centers
Level 1:    Establishments primarily engaged in retail sales. The combination of gross total floor area and outdoor storage and display area is less than 15,000 sq. ft. Utilization of outdoor areas for retail display and storage may occur as an accessory use.
Level 2:    Establishments primarily engaged in retail sales stores with a building footprint of 18,000 sq. ft. and 60,000 sq. ft. of uncovered outdoor storage and display.
K. Lodging
Level 1:    Bed and breakfast means a single structure, small-scale temporary lodging, not exceeding four rental rooms, which provides a single meal and where the proprietors of the service reside in the structure.	A	A		P	P
Level 2:    Hotels and motels containing a single building or a group of detached or semi-detached buildings with a maximum 40,000 sq. ft. This use type contains guest rooms or self-contained suites, with parking provided on the site for the use of those staying in the rooms or suites, which are designed and used for the accommodation of transient travelers for a period not to exceed 30 days.						P
L. Motor Vehicle Service and Repair
Level 1:    Gasoline service stations with/without accessory automobile repair and convenience shopping, and car wash with a one-car capacity with no outdoor storage up to 5,000 sq. ft. gross floor area.
Level 2:    Automotive repair shops, car wash, auto detailing, and vehicle storage up to 10,000 gross sq. ft. Vehicle storage is limited to vehicles under repair and shall not include impound vehicle storage. Typical uses include general repair shops, transmission and engine rebuild shops, muffler shops, glass repair shops, truck bed liner shops, automobile upholstery services, car washes, detailing, and lube/oil shops.						P
Level 3:    Auto body repair, vehicle painting subject to state air quality standards up to 10,000 gross sq. ft.						P
M. Motor Vehicle and Construction Equipment Rental
Level 1:    On-site lease, or rental of automobiles, trucks not exceeding three tons of vehicle weight, self-moving single axle trucks, motorcycles, recreational vehicles, boats, and garden/home improvement equipment.						P
Level 2:    On-site lease, charter, or rental of commercial trucks, buses, construction equipment, and heavy equipment.						P
N. Personal Services
Level 1:    Establishments whose gross floor area does not exceed 2,500 sq. ft. and does not involve outdoor storage of vehicles.						C
Level 2:    Establishments whose gross floor area is up to 5,000 sq. ft.						P
O. Storage						P
P. Pet Sales and Services
Level 1:    Completely indoor rental and service establishments, with or without accessory kennels, with less than 2,500 gross sq. ft. in floor area.						A
Level 2:    Retail and service establishments, with or without accessory kennels, up to 5,000 gross sq. ft. in floor area.						A
Q. Rental and Repair Services
Level 1:    Rental and repair services not exceeding 5,000 gross sq. ft. of floor area with no outdoor storage.						P
Level 2:    Rental and repair services not exceeding 5,000 gross sq. ft. of floor area with up to 1,000 sq. ft. of outdoor storage.						P
R. Sales of General Merchandise
Level 1:    Establishments primarily engaged in retail sales activities with a gross floor area up to 5,000 sq. ft.						P
Level 2:    Establishments primarily engaged in retail sales activities with a gross floor area over 5,000 and up to 10,000 sq. ft.						P
Level 3:    Establishments primarily engaged in retail sales activities with a gross floor area over 10,000 and up to 20,000 sq. ft.						P
Level 4:    Establishments primarily engaged in retail sales activities with a gross floor area over 20,000 up to 30,000 sq. ft.						P
S. Sale of Secondhand Property
Level 1:    “Yard sale” means and includes all sales entitled “garage sale,” “lawn sale,” “attic sale,” “rummage sale” or “estate sale.”	P	P	P	P	P
Level 2:    Antique, military surplus, used book, used clothing, used furniture and appliances, used jewelry and valuable coins, and valuable collectibles sales by secondhand dealers up to 5,000 gross sq. ft.						P
Level 3:    Miscellaneous sales and flea markets. “Flea market” means and includes, but is not limited to, arrangements whereby a person or persons sell, lease, rent, offer or donate to one or more persons a place or area where such persons may offer or display secondhand or junk items.
INDUSTRIAL USE CATEGORY
A. Manufacturing and Major Assembly
B. Limited Manufacturing/Assembly
Level 1:    Indoor manufacturing and assembly not exceeding 5,000 gross sq. ft. of floor space and/or outside storage not exceeding 5,000 gross sq. ft.						P
Level 2:    Indoor manufacturing and assembly with a gross floor area up to 10,000 sq. ft. and/or outside storage not exceeding 6,000 gross sq. ft.						P
Level 3:    Indoor manufacturing and assembly with a gross floor area up to 20,000 sq. ft. and/or outside storage not exceeding 9,000 gross sq. ft.						P
Level 4:    Indoor manufacturing and assembly with a gross floor area up to 30,000 sq. ft. and/or outside storage not exceeding 12,000 gross sq. ft.						P
C. Food and Related Products
Level 1:    Breweries and wineries (excluding microbreweries in association with an eating and drinking establishment).						P
Level 2:    All other uses in this use type.						P
D. Industrial Services						P
E. Printing, Publishing and Related Industries
Level 1:    Not exceeding 5,000 gross sq. ft. of floor space.						P
Level 2:    With a gross floor area up to 10,000 sq. ft.						P
Level 3:    With a gross floor area up to 20,000 sq. ft.						P
Level 4:    With a gross floor area up to 30,000 sq. ft.						P
F. Warehousing, Distribution and Freight Movement
Level 1:    Indoor facilities not exceeding 5,000 gross sq. ft.						P
Level 2:    Indoor facilities with a gross floor area not exceeding 30,000 sq. ft. and/or outside storage exceeding 9,000 gross sq. ft.						P
G. Contractor Yards						P
H. Motion Picture/Television and Radio Production Studios						P
I. Research, Development, and Laboratories
Level 1:    Indoor facilities with a gross floor area up to 5,000 sq. ft.						P
Level 2:    Indoor facilities with a gross floor area up to 10,000 sq. ft.						P
Level 3:    Indoor facilities with a gross floor area up to 20,000 sq. ft.						P
Level 4:    Indoor facilities with a gross floor area up to 30,000 sq. ft.						P
J. Mineral Extraction
1. A blank cell indicates that the use type is not allowed in the zone listed at the top of the column. 2. A “P” indicates that the use type is permitted outright in the zone listed at the top of the column. 3. An “A” indicates that the use type is permitted subject to the administrative use provisions specified in EMC 18.50.030, Administrative use permit. 4. A “C” indicates that the use type is permitted subject to the conditional use provisions specified in EMC 18.50.040, Conditional use. 5. A “PF” indicates that the use type is a public facility and is permitted subject to the conditional use provisions specified in EMC 18.50.040, Conditional use.

(Ord. 11-359 § 8 (Exh. E); Ord. 08-305 § 3; Ord. 03-203 § 1).