Chapter 20.169
MULTI-FAMILY DWELLINGS IN HIGHWAY COMMERCIAL ZONE

Sections:

20.169.010    Purpose.

20.169.020    Specific use standards.

20.169.025    Specific use standards – Tri-plexes.

20.169.030    Chapter inapplicable when.

20.169.010 Purpose.

The Walla Walla Urban Area Comprehensive Plan has established policies that encourage an increase in the amount of multi-family zoning near employment centers, industrial areas, and along major arterial streets. Allowing multi-family residential development as a Conditional Use in Highway Commercial zones complies with this policy.

The purpose of this Chapter is to address development issues specific to multi-family dwelling units as Conditional Uses in Highway Commercial (CH) zones. Standards in this Chapter are supplemental to the Conditional Use Permit criteria of Chapter 20.216. These standards are designed to ensure that public health and safety issues are addressed, and, if approved, the residential development will be reasonably compatible with existing and future uses customarily permitted in the CH zone. (Ord. 2003-2 § 1 (part), 2003).

20.169.020 Specific use standards.

A. Open Space: A multi-family residential development shall incorporate open space to serve the residents of the development. Suggested amenities include, but are not limited to playgrounds and play equipment, picnic shelters, and similar facilities.

The area devoted to open space shall be at least 100 sq. ft. per person per dwelling unit but shall be not less than 2,000 square feet. The US Census housing statistics for multi-family units will be used to determine the average number of persons per dwelling unit.

B. Multi-Modal Opportunities: Plans shall provide for pedestrian, bicycling, and public transit for shopping, schools, recreation and similar improvements.

C. Screening and Buffering: It shall be the responsibility of every multi-family residential development within a Highway Commercial zone to provide sufficient screening or buffering of noise, dust, glare and visual pollution (conditions which degrade the city’s scenic attractiveness and livability and its economic development) so that:

1. Neighboring properties adjacent uses are reasonably shielded from adverse external effects of the development and;

2. The development is reasonably shielded from the adverse effects of existing or reasonably foreseeable adjacent uses, including streets.

Except as would create a public safety hazard which would obstruct vision and impair pedestrian and vehicular safety as described in Chapter 20.114 herein, a multi-family residential development shall, at a minimum, provide a sight-obscuring fence or a dense evergreen hedge to a minimum height of six feet around the side and rear yards. A landscaping plan incorporating street trees, parking lot screening and right-of-way buffer will be required along any street frontage.

D. Setbacks: All yards shall maintain a minimum ten foot (10') setback. Setbacks greater than ten feet may be required through the site plan review process for cause related to existing or projected adjacent uses, traffic safety, open space requirements, and similar factors.

E. Similar and Complementary Use Contiguity: Multi-family residential developments shall be located contiguous or nearly contiguous to uses which have similar impacts on surrounding uses, and which are complementary to residential use such shopping, banking, restaurants and parks.

F. Land Fill Location: Multi-family residential developments shall not be located within 300 feet of municipal land fills; provided an exception may be considered for former municipal land fill closed per the WA State Department of Ecology regulations, when adequate mitigation measures can be shown to address odor or contamination issues.

G. Access: Traffic impact studies may be required as part of the Site Plan Review process and/or State Environmental Policy Act review to determine appropriate mitigation measures related to vehicular and pedestrian traffic on adjacent city streets, including but not limited to such things as bicycle lanes, turn lanes and traffic signals.

H. Flexibility in Application of Development Standards: It is anticipated that developments proposed under provisions of this chapter will present unique development challenges. The site plan review process will be employed to determine the applicability and extent of specific development standards. Standards may be increased or decreased to a minor extent to accommodate public safety, livability for the residents, and proper separation from adjacent uses. (Ord. 2003-2 § 1 (part), 2003).

20.169.025 Specific use standards – Tri-plexes.

A single tri-plex dwelling unit on a parcel zoned Highway Commercial is subject to all specific use standards listed in 20.169.020 except the open space requirement of a minimum of 1,500 sq. feet. (Ord. 2003-2 § 1 (part), 2003).

20.169.030 Chapter inapplicable when.

This Chapter does not apply to residential units permitted in commercial districts on the second story and above. (See Table of Permitted Uses, Residential Use, Commercial Districts.) (Ord. 2003-2 § 1 (part), 2003).