Chapter 30.31F
RURAL BUSINESS (RB), RURAL INDUSTRIAL (RI), RURAL FREEWAY SERVICE (RFS) AND CLEARVIEW RURAL COMMERCIAL (CRC) ZONES

Sections:

30.31F.010    Purpose and applicability.

30.31F.020    Minimum zoning criteria.

30.31F.100    General performance standards.

30.31F.110    Rural business zone performance standards.

30.31F.120    Rural freeway service zone performance standards.

30.31F.130    Rural industrial zone performance standards.

30.31F.140    Clearview rural commercial zone performance standards.

30.31F.200    Procedural requirements.

30.31F.210    Binding site plan (BSP).

30.31F.300    Revisions to approved official site plan.

30.31F.310    Review or revocation of approval.

30.31F.010 Purpose and applicability.

This chapter regulates development in the Rural Business (RB), Rural Industrial (RI), Rural Freeway Service (RFS) and Clearview Rural Commercial (CRC) zones. It sets forth procedures and standards applicable to rezone and development approval in these zones.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.020 Minimum zoning criteria.

(1) The RI and RFS zones shall be applied only to properties that contain the appropriate land use designation as depicted on the Future Land Use Map (FLUM) of the General Policy Plan (GPP).

(2) The RB zone is a zoning classification which will be located within a rural residential land use designation. The RB zone, including expansions to the RB zone classification, shall be applied only to properties that meet all the following locational criteria, except as provided in SCC 30.31F.020(3) and (4):

(a) A minimum of 600 residential dwelling units shall be located within a two and one-half mile radius of the proposed site;

(b) The proposed site is located along a county road or state highway with at least 100 feet of street frontage or at an intersection of two public roads;

(c) The proposed new site shall be located no closer than two and one-half miles from an existing RB, RFS, or commercial designation in the rural area;

(d) The total area zoned RB at any given location shall not include more than five acres designated as net usable area. In calculating net usable area pursuant to this chapter, net usable area shall be the total site area less critical areas and their required buffers, pursuant to chapters 30.62A and 30.62B SCC, public rights-of-way, private roads, detention/retention areas, and biofiltration swales;

(e) The proposed site shall be located outside of an urban growth area (UGA) boundary;

(f) The proposed site shall contain a rural residential designation on the GPP FLUM, and not be designated forest lands or farmlands by the FLUM;

(g) The size and configuration of the proposed site must be capable of accommodating applicable setbacks, buffers, and critical area protection pursuant to chapters 30.62A, 30.62B and 30.62C SCC;

(h) Site information required pursuant to SCC 30.31F.200(2) shall have been submitted by the applicant. The information shall clearly demonstrate that an adequate building and development area is located on the site outside of identified critical areas and buffers pursuant to chapters 30.62A and 30.62B SCC; and

(3) Any proposed site that expands an existing RB zone shall meet the requirements of SCC 30.31F.020(2)(d) through (h) and both of the following locational criteria:

(a) The expansion area shall have a common property boundary with the existing RB zone. A common property boundary may consist of properties separated by a public right-of-way where the centerline of the right-of-way is used as their extended front property boundary; and

(b) The majority of rural residential lots within a one-quarter mile radius of the proposed expansion area are not greater than one acre in size or the majority of rural residential lots that have a common property boundary with the proposed expansion area not greater than one acre in size.

(4) For properties that contain a commercial use permitted or otherwise allowed in the RB zone that existed on or before the effective date of this section, a rezone to RB may be approved only for that portion of the site containing the existing use and may not expand beyond the location of the existing commercial use unless the locational criteria of subsection (2) of this section are met with respect to the expansion area. The locational criteria contained in subsection (2) of this section and the maximum building footprint requirements of SCC 30.31F.110 and 30.31F.120 need not be met for that portion of the site containing the existing use.

(5) Any applicant proposing a rezone to the RFS zone must:

(a) Demonstrate that the proposed site is abutting a frontage or access road of a limited access highway and is under a single ownership or unified control; and

(b) Submit a freeway interchange evaluation in accordance with the provisions of SCC 30.31B.200(3).

(6) The CRC zone shall only be applied to those properties that contain a Clearview Rural Commercial designation on the comprehensive plan future land use map.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003; Ord. 03-099, Sept. 10, 2003, Eff date October 6, 2003; Ord. 04-070, July 28, 2004, Eff date Aug. 23, 2004; Amended Ord. 06-061, Aug. 1, 2007, Eff date Oct. 1, 2007; Amended by Amended Ord. 13-042, July 10, 2013, Eff date July 22, 2013)

30.31F.100 General performance standards.

In addition to other applicable standards contained in subtitle 30.2 SCC, the following performance standards apply to development in the RB, RI, RFS, and CRC zones:

(1) Adequate water supplies shall be demonstrated for fire protection;

(2) Stormwater detention facilities such as ponds and grass swales shall be designed whenever possible as to integrate them into the overall site design and required landscaping and buffers on the site;

(3) Signage shall be consistent with the provisions of SCC 30.27.010 to 30.27.090; and

(4) Refuse collection, fuel loading, and above ground fuel storage areas, and large truck parking areas shall be located at least 100 feet from residential uses or designations and shall be screened in accordance with the landscaping requirements for outdoor storage and solid waste areas contained in SCC 30.25.024.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.110 Rural business zone performance standards.

In addition to the general performance standards of SCC 30.31F.100, and other applicable standards of subtitle 30.2 SCC, the following standards apply to development in the RB zone:

(1) The total impervious surface of all buildings, parking, and other support areas such as storage, trash containers, etc., shall not exceed 50 percent of the net usable area of the site; and

(2) The maximum area for each building footprint on the site shall not exceed 4,000 square feet.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.120 Rural freeway service zone performance standards.

In addition to the general performance standards of SCC 30.31F.100 and other applicable standards of subtitle 30.2 SCC, the following standards apply to development in the RFS zone:

(1) The total impervious surface of all buildings, parking, and other support areas such as storage, trash containers, etc., shall not exceed 60 percent of the site; and

(2) The maximum area for each building footprint on the site shall not exceed 6,000 square feet; except that, the maximum area for each building footprint for a hotel/motel use shall be 10,000 square feet.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.130 Rural industrial zone performance standards.

In addition to the general performance standards of SCC 30.31F.100 and other applicable standards of subtitle 30.2 SCC, the total impervious surface of all buildings, parking, and other support areas such as storage, trash containers, etc., shall not exceed 60 percent of the site.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.140 Clearview rural commercial zone performance standards.

In addition to the general performance standards of SCC 30.31F.100 and other applicable standards of subtitle 30.2 SCC, the following standards apply to development located within the CRC zone not subject to an approved binding site plan or official site plan:

(1) The total impervious surface on site shall be limited by the requirements of the Health District related to septic drain field development; and

(2) Access shall be taken from secondary side roads whenever possible.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.200 Procedural requirements.

(1) An official site plan shall not be required at the time of rezone application for the RB and RI zones. The performance standards of SCC 30.31F.100, 30.31F.110, and 30.31F.130, and other applicable provisions of this chapter shall be applied to a site development plan otherwise required at the time of initial development in the RB and RI zones.

(2) For the RB zone, information shall be submitted at the time of application for the RB rezone in a form acceptable to the director of the department, and in compliance with SCC 30.70.030, that identifies the approximate location and amount of net usable area designated on the site. The submittal shall also include the approximate location and type of critical areas and their probable required buffers pursuant to chapters 30.62A and 30.62B SCC, detention/retention areas, biofiltration swales, public rights-of-way, and private roads. This information is to be used at the time of zoning approval to determine whether an adequate development and building area exists on the site, and whether the five-acre net usable area limitation of SCC 30.31F.020(2)(d) has been met.

(3) An official site plan shall be required at the time of rezone application for the RFS zone. The plan shall be reviewed and approved in accordance with the provisions governing official site plan approval for the Freeway Service (FS) zone as provided in SCC 30.31B.200. The performance standards of SCC 30.31F.100 and 30.31F.120, and other provisions of this title applicable to the RFS zone shall be applied at the time of official site plan review and approval. Modifications of a RFS official site plan are permitted in accordance with the provisions of SCC 30.31B.300.

(4) An official site plan shall not be required at the time of rezone application for development in the CRC zone. The performance standards of SCC 30.31F.100 and 30.31F.140, and other applicable provisions of this title, shall be approved to the site development plan required at the time of building or land disturbing activity permit application submittal.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003; Amended Ord. 06-061, Aug. 1, 2007, Eff date Oct. 1, 2007; Amended by Amended Ord. 10-023, June 9, 2010, Eff date Sept. 30, 2010; Amended by Amended Ord. 13-042, July 10, 2013, Eff date July 22, 2013)

30.31F.210 Binding site plan (BSP).

(1) If an applicant chooses to divide land pursuant to chapter 30.41D SCC, an approved RFS official site plan, or in the RB, and RI zones, a site plan approved concurrent with a building permit for the site may be used as a basis for binding site plan approval.

(2) All hearing examiner conditions of approval shall appear on either (a) the binding site plan, or (b) be referenced on the document and recorded separately as covenants, conditions, and restrictions (CCRs).

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)

30.31F.300 Revisions to approved official site plan.

Revisions to an approved RFS official site plan shall be processed pursuant to SCC 30.70.210 or 30.70.220.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003; Amended by Amended Ord. 13-050, Aug. 28, 2013, Eff date Sept. 19, 2013)

30.31F.310 Review or revocation of approval.

Rezones or any concurrent or subsequent approvals issued pursuant to this chapter may be reviewed or revoked in accordance with SCC 30.71.027.

(Added Amended Ord. 02-064, December 9, 2002, Eff date February 1, 2003)