Chapter 15.04
DISTRICT REGULATIONS

Sections:

15.04.010    Interpretation of land use tables.

15.04.020    Residential land uses.

15.04.030    Residential land use development conditions.

15.04.040    Manufacturing land uses.

15.04.050    Manufacturing land use development conditions.

15.04.060    Transportation, public, and utilities land uses.

15.04.065    Transportation, public, and utilities land use development conditions.

15.04.070    Wholesale and retail land uses.

15.04.080    Wholesale and retail land use development conditions.

15.04.090    Service land uses.

15.04.100    Service land use development conditions.

15.04.110    Cultural, entertainment, and recreation land uses.

15.04.120    Cultural, entertainment, and recreation land use development conditions.

15.04.130    Resource land uses.

15.04.140    Resource land use development conditions.

15.04.150    Special use combining district, SU.

15.04.160    Development standards.

15.04.170    Agricultural and residential zone development standards.

15.04.180    Agricultural and residential land use development standard conditions.

15.04.190    Commercial and industrial zone development standards.

15.04.195    Commercial and industrial land use development standard conditions.

15.04.200    Mixed use overlay development standards.

15.04.205    Mixed use land use development standard conditions.

15.04.010 Interpretation of land use tables.

A. Land use tables. The land use tables in KCC 15.04.020 through 15.04.140 determine whether a specific use is allowed in a zoning district. The zoning districts are located in the vertical columns and the land uses are located on the horizontal rows of these tables. A purpose statement for each zoning district is included in Ch. 15.03 KCC.

B. Principally permitted uses. If the letter “P” appears in the box at the intersection of the column and the row, the use is permitted in that zoning district subject to the review procedures specified in Ch. 15.09 KCC, the development conditions following the land use table, and any requirements of an overlay zone and the general requirements of the code.

C. Special uses. If the letter “S” appears in the box at the intersection of the column and the row, the use is permitted in that zoning district subject to the review procedures specified in Ch. 15.09 KCC, the development conditions following the land use table, the development standards stated in KCC 15.08.020, any requirements of an overlay zone and the general requirements of the code.

D. Conditional uses. If the letter “C” appears in the box at the intersection of the column and the row, the use is permitted in that zoning district subject to the review procedures specified in Ch. 15.09 KCC, the development conditions following the land use table, the review criteria stated in KCC 15.09.030, any requirements of an overlay zone and the general requirements of the code.

E. Accessory uses. If the letter “A” appears in the box at the intersection of the column and the row, the use is permitted in that zoning district subject to the review procedures specified in Ch. 15.09 KCC, the development conditions following the land use table and any requirements of an overlay zone and the general requirements of the code.

F. Development conditions. If a number appears next to the land use or in the box at the intersection of the column and the row, the use may be allowed subject to the appropriate review process indicated above, the general requirements of the code, and the specific conditions indicated in the development condition with the corresponding number in subsection immediately following each land use table.

G. Multiple development conditions. If more than one (1) letter-number combination appears in the box at the intersection of the column and the row, the use is allowed in that zone subject to different sets of limitations or conditions depending on the review process indicated by the letter, the general requirements of the code, and the specific conditions indicated in the development condition with the corresponding number immediately following the table.

H. Overlay zones. Overlay districts provide policies and regulations in addition to those in the underlying zoning district. Overlay zones include the mixed use overlay and the Green River Corridor district.

I. Applicable requirements. All applicable requirements shall govern a use whether or not they are cross-referenced in a section.

J. Interpretation of other uses. Any other unnamed use shall be permitted if it is determined by the planning manager to be of the same general character as the principally permitted uses and in accordance with the stated purpose of the district, per KCC 15.09.065.

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3750, § 2, 5-17-05)

15.04.020 Residential land uses.

	Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses	A-10 Agricultural District	AG Agricultural General District	SR-1 Residential Agricultural District	SR-3 Single-Family Residential District	SR-4.5 Single-Family Residential District	SR-6 Single-Family Residential District	SR-8 Single-Family Residential District	MR-D Duplex Multifamily Residential District	MR-T12 Multifamily Residential Townhouse District	MR-T16 Multifamily Residential Townhouse District	MR-G Low Density Multifamily Residential District	MR-M Medium Density Multifamily Residential District	MR-H High Density Multifamily Residential District	MHP Mobile Home Park Combining District	NCC Neighborhood Convenience Commercial District	CC Community Commercial District	DC Downtown Commercial District	DCE Downtown Commercial Enterprise District	CM-1 Commercial Manufacturing-1 District	CM-2 Commercial Manufacturing-2 District	GC General Commercial District	O Office District	MA Industrial Agricultural District	M1 Industrial Park District	M1-C Industrial Park-Commercial District	M2 Limited Industrial District	M3 General Industrial District	GWC Gateway Commercial District
One single-family dwelling per lot	P		P	P	P	P	P	P	P	P	P	P	P						P	P				A (1)	A (1)	A (1)	A (1)
One duplex per lot					P (27)	P (27)	P (27)	P
One modular home per lot	P		P	P	P	P	P	P	P	P	P	P	P
Duplexes					P (27)	P (27)	P (27)	P (22)	P	P	P	P	P
Multifamily townhouse units					P (27)	P (27)	P (27)		P (19) (20)	P (19) (20)	P	P	P			P (2)	P (4)C (5)	P			P (2)	P (2)						C (15)
Multifamily dwellings									P (26)	P (26)	P	P	P			P (2)	P (4) C (5)	P			P (2)	P (2)						C (15)
Multifamily dwellings for senior citizens																P (2)	P	P			P (2)	P (2)						C (15)
Mobile homes and manufactured homes														P
Mobile home parks								P (13)	P (13)	P (13)	P (13)	P (13)	P (13)	P
Group homes class I-A	P		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	C	C	C	P
Group homes class I-B								P	P	P	P	P	P		P	P	P	P	C	C	C	P
Group homes class I-C								C	C	C	C	P	P		P	P	P	P	C	C	C	P
Group homes class II-A								C	C	C	C	C	C		C	C	C	C	C	C	C	C
Group homes class II-B								C	C	C	C	C	C		C	C	C	C	C	C	C	C
Group homes class II-C								C	C	C	C	C	C		C	C	C	C	C	C	C	C
Group homes class III															C (23)	C (23)	C (23)	C (23)	C (23)	C (23)	C (23)	C (23)						C (24)
Rebuild/accessory uses for existing dwellings		P (6)													P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)	P (6)
Transitional housing																				P (7)	P (7)
Guest cottages and houses	A (8) (21)	A (8) (21)	A (8) (21)	A (8) (21)	A (8) (21)	A (8) (21)	A (8) (21)																A (8) (21)
Rooming and boarding of not more than three (3) persons				A	A	A	A	A	A	A	A	A	A
Farm worker accommodations	A (17)	A (9)	A (17)																				A (9)
Accessory uses and buildings customarily appurtenant to a permitted use	A	A	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)	A (18)		A	A	A	A	A	A	A		A	A	A	A	A	A
Accessory dwelling units	A (10)		A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)		A (10)					A (10)			A (10)	A (10)
Accessory living quarters															A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)	A (14)
Home occupations	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)	A (11)
Service buildings														A
Storage buildings and storage of recreational vehicles	A (16)		A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A (16)	A
Drive-in churches; welfare facilities (including emergency shelters); retirement homes, convalescent homes, and other welfare facilities whether privately or publicly operated, facilities for rehabilitation or correction, etc.		C	C	C	C	C	C	C	C	C	C	C	C		C	C	C	C	C	C (12)	C (12)	C	C	C	C	C	C	C
Designated manufactured home	P (25)		P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)	P (25)

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3440, § 4, 2-16-99; Ord. No. 3470, § 3, 8-17-99; Ord. No. 3543, § 2, 2-20-01; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3615, § 2, 9-17-02; Ord. No. 3753, § 2, 6-7-05; Ord. No. 3759, § 1, 9-6-05; Ord. No. 3770, § 5, 11-15-05; Ord. No. 3830, § 14, 3-6-07)

15.04.030 Residential land use development conditions.

1. Dwelling units, limited to not more than one (1) per establishment, for security or maintenance personnel and their families, when located on the premises where they are employed in such capacity. No other residential use shall be permitted.

2. Multifamily residential use shall be permitted only in the mixed use overlay when included within a mixed use development.

3. [Reserved].

4. Multifamily residential uses, when established in buildings with commercial or office uses, and not located on the ground floor.

5. Multifamily residential uses, when not combined with commercial or office uses.

6. Existing dwellings may be rebuilt, repaired, and otherwise changed for human occupancy. Accessory uses for existing dwellings may be constructed. Such uses are garages, carports, storage sheds, and fences.

7. Transitional housing facilities, limited to a maximum of twenty (20) residents at any one (1) time and four (4) resident staff.

8. Guesthouses not rented or otherwise conducted as a business.

9. Farm dwellings appurtenant to a principal agricultural use for the housing of farm owners, operators, or employees, but not accommodations for transient labor.

10. Accessory dwelling units shall not be included in calculating the maximum density. Accessory dwelling units are allowed subject to the provisions of KCC 15.08.350.

11. Customary incidental home occupations subject to the provisions of KCC 15.08.040.

12. Except for transitional housing, with a maximum of twenty (20) residents and four (4) staff, which are principally permitted uses.

13. Subject to the combining district requirements of the mobile home park code, Ch. 12.05 KCC.

14. Accessory living quarters are allowed per the provisions of KCC 15.08.359.

15. Multifamily residential use shall be permitted as a conditional use only when included in a mixed use development.

16. Recreational vehicle storage is permitted as an accessory use in accordance with KCC 15.08.080.

17. Accommodations for farm operators and employees, but not accommodations for transient labor.

18. Other accessory uses and buildings customarily appurtenant to a permitted use, except for onsite hazardous waste treatment and storage facilities, which are not permitted in residential zones.

19. The following zoning is required to be in existence on the entire property to be rezoned at the time of application for a rezone to an MR-T zone: SR-8, MR-D, MR-G, MR-M, MR-H, O, O-MU, NCC, CC, GC, DC, or DCE.

20. All multifamily townhouse developments in the MR-T zone shall be recorded as townhouses with ownership interest, as defined in KCC 15.02.525.1, prior to approval of a certificate of occupancy by the city.

21. Subject to KCC 15.08.160(A) and (B), Accessory buildings.

22. One (1) duplex per lot is permitted.

23. Secure community transition facilities are permitted only in the GWC zoning district.

24. Class II and class III group homes, other than secure community transition facilities, are not allowed in this zoning district. A secure community transition facility shall also comply with applicable state siting and permitting requirements pursuant to Chapter 71.09 RCW. Secure community transition facilities are not subject to the siting criteria of KCC 15.08.280 for class III group homes, but they are subject to a six hundred (600) foot separation from any other class II or III group home. In no case shall a secure community transition facility be sited adjacent to, immediately across the street or parking lot from, or within the line of sight of risk potential activities or facilities in existence at the time a site is listed for consideration. Within line of sight means that it is possible to reasonably visually distinguish and recognize individuals. For the purposes of granting a conditional use permit for siting a secure community transition facility, the hearing examiner shall consider an unobstructed visual distance of six hundred (600) feet to be “within line of sight.” During the conditional use permit process for a secure community transition facility, “line of sight” may be considered to be less than six hundred (600) feet if the applicant can demonstrate that visual barriers exist or can be created that would reduce the line of sight to less than six hundred (600) feet. This distance shall be measured by following a straight line, without regard to intervening buildings, from the nearest point of the property or parcel upon which the proposed use is to be located, to the nearest point of the parcel or property or the land use district boundary line from which the proposed use is to be separated. For the purpose of granting a conditional use permit for a secure community transition facility, the hearing examiner shall give great weight to equitable distribution so that the city shall not be subject to a disproportionate share of similar facilities of a state-wide, regional, or county-wide nature.

25. A designated manufactured home is a permitted use with the following conditions:

a. A designated manufactured home must be a new manufactured home;

b. The designated manufactured home shall be set upon a permanent foundation, as specified by the manufacturer, and the space from the bottom of the home to the ground shall be enclosed by concrete or an approved concrete product that can be either load bearing or decorative;

c. The designated manufactured home shall comply with all city design standards applicable to all other single-family homes;

d. The designated manufactured home shall be thermally equivalent to the State Energy Code; and

e. The designated manufactured home shall meet all other requirements for a designated manufactured home as defined in RCW 35.63.160.

26. Multifamily dwellings shall be allowed only within the Kent downtown districts outlined in the Downtown Strategic Action Plan and shall be condominiums recorded pursuant to Chapter 64.32 or 64.34 RCW or similar dwelling units with ownership interest and recorded as such prior to approval of a certificate of occupancy by the city.

27. Within subdivisions, as defined by KCC 12.04.025, vested after March 22, 2007, or altered to comply with zoning and subdivision code amendments effective after March 22, 2007, twenty-five (25) percent of the total number of permitted dwelling units may be duplex or triplex townhouse structures.

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3440, § 5, 2-16-99; Ord. No. 3470, § 4, 8-17-99; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3615, § 2, 9-17-02; Ord. No. 3753, § 3, 6-7-05; Ord. No. 3759, § 2, 9-6-05; Ord. No. 3761, § 2, 9-6-05; Ord. No. 3830, § 15, 3-6-07)

15.04.040 Manufacturing land uses.

	Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses	A-10 Agricultural District	AG Agricultural General District	SR-1 Residential Agricultural District	SR-3 Single-Family Residential District	SR-4.5 Single-Family Residential District	SR-6 Single-Family Residential District	SR-8 Single-Family Residential District	MR-D Duplex Multifamily Residential District	MR-T12 Multifamily Residential Townhouse District	MR-T16 Multifamily Residential Townhouse District	MR-G Low Density Multifamily Residential District	MR-M Medium Density Multifamily Residential District	MR-H High Density Multifamily Residential District	MHP Mobile Home Park Combining District	NCC Neighborhood Convenience Commercial District	CC Community Commercial District	DC Downtown Commercial District	DCE Downtown Commercial Enterprise District	CM-1 Commercial Manufacturing-1 District	CM-2 Commercial Manufacturing-2 District	GC General Commercial District	O Office District	MA Industrial Agricultural District	M1 Industrial Park District	M1-C Industrial Park-Commercial District	M2 Limited Industrial District	M3 General Industrial District	GWC Gateway Commercial District
Manufacturing, processing, blending, and packaging of food and beverage products																			(23)	P (23)				P (23)	P (23)	P (23)	P (23) C (1)	P (2) (23)
Manufacturing, processing, blending, and packaging of drugs, pharmaceuticals, toiletries, and cosmetics																			P	P				P	P	P	P C (1)	P (2)
Manufacturing, processing, blending, and packaging of dairy products and byproducts		P																	P	P				P	P	P	P C (1)	P (2)
Industrial laundry and dyeing (including linen supply and diaper services)																			P	P				P	P	P (29) C (30)		P (2)
Printing, publishing, and allied industries																	P (21)		P	P	C			P	P	P	P C (1)	P (2)
Chemicals and related products mfg.																								C (4)	C (4)	C (4)	C (1)
Contractor shops																			P (5)	P (5) (3)						C	P C (1)	P (5) (2)
Custom arts and crafts products mfg.																								P	P	P	P C (1)	P (2)
Computers, office machines, and equipment mfg.																			P (3)	P (3)								P (2)
Manufacturing and assembly of electrical equipment, appliances, lighting, radio, TV communications, equipment, and components																			P (3)	P (3)				P	P	P	P C (1)	P (2)
Fabricated metal products mfg.; custom sheet metal mfg., containers, hand tools, heating equipment, screw products, extrusion, coating, and plating																			P	P				P	P	P	P C (1)	P (2)
Manufacturing and assembly of electronic and electrical devices, and automotive, aerospace, missile, airframe, and similar products																			P (3)	P (3)				P (25)	P (25)	P (25)	P (25) C (1)	P (2)
Hazardous substance land uses	A (7)	A (7)													A (8)	A (8)	A (8)	A (8)	A (7)	A (7)	A (7)	A (8)	A (7)	A (12)	A (12)	A (12)	A (14) C (15)
Offices incidental and necessary to the conduct of a principally permitted use									A	A	A	A	A						P	P				P	P	P	P
Warehousing and distribution facilities		P (22) C (31)																	P (16)	P (16)				P (16)	P (16)	P (16)	P (24) C (1)
Rail-truck transfer uses																			C (13)					C (17)	C (17)	P (18)	P (11) C (1)
Outdoor storage (including truck, heavy equipment, and contractor storage yards as allowed by development standards, KCC 15.04.190 and 15.04.195)																			P	P	A		A	A	A	C A	P C (1)
Miniwarehouses self‑storage																C (19)			P	P	C							P
Manufacturing of soaps, detergents, and other basic cleaning and cleansing preparations																										C	P C (1)
Manufacturing of plastics and synthetic resins																										C	P C (1)
Manufacturing of synthetic and natural fiber and cloth																										C	P C (1)
Manufacturing of plywood, composition wallboard, and similar structural wood products																										C	P C (1)
Manufacturing of nonmetallic mineral products such as abrasives, asbestos, chalk, pumice, and putty																										C	P C (1)
Manufacturing of heat-resisting or structural clay products (brick, tile, or pipe) or porcelain products																										C	P C (1)
Manufacturing of machinery and heavy machine tool equipment for general industry and mining, agricultural, construction, or service industries																										C	P C (1)
Manufacturing, processing, assembling, and packaging of articles, products, or merchandise made from previously prepared natural or synthetic materials																								P (20) (26) (28)	P (20) (26) (28)	P (20) (26) (28)	P C (1)	P (2)
Manufacturing, processing, treating, assembling, and packaging of articles, products, or merchandise from previously prepared ferrous, nonferrous, or alloyed metals																								P (20) (26)	P (20) (26)	P (20) (26)	P (26) C (1)
Complexes which include a combination of uses, including a mixture of office, storage, and light manufacturing uses																			P	P
Accessory uses and buildings customarily appurtenant to a permitted use	A	A	A (27)	A	A	A	A	A	A	A	A	A	A		A (9)	A (9)	A (10)	A (10)	A (9)	A (9)	A (9)	A	A	A	A	A	A	A (6)
Impound lots																				C							C (1)

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3470, § 5, 8-17-99; Ord. No. 3543, § 3, 2-20-01; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3770, § 6, 11-15-05; Ord. No. 3907, § 1, 1-6-09)

15.04.050 Manufacturing land use development conditions.

1. The following uses require a conditional use permit:

a. Manufacture of such types of basic materials as follows:

(1) Gum and wood chemicals and fertilizers, and basic industrial organic and inorganic chemicals or products such as alkalis and chlorine, industrial and liquid petroleum, gases, cellophane, coal tar products, dyes and dye products, impregnated products, tanning compounds, and glue and gelatin.

(2) Hydraulic cement, concrete, gypsum, lime, carbon, carbon black, graphite, coke, glass, and similar products.

b. Manufacture of products such as the following:

(1) Ammunition, explosives, fireworks, matches, photographic film, missile propellants, and similar combustibles.

(2) Rubber from natural, synthetic, or reclaimed materials.

(3) Paving and roofing materials or other products from petroleum derivatives.

c. Refining of materials such as petroleum and petroleum products, metals and metal ores, sugar, and fats and oils.

d. Distilling of materials such as bone, coal, coal tar, coke, wood, and other similar distillates.

e. Heavy metal processes, such as ore reduction or smelting, including blast furnaces, and including drop forging, drop hammering, boiler plate works, and similar heavy metal operations:

(1) Asphalt batching plants.

(2) Concrete mixing and batching plants, including ready-mix concrete facilities.

(3) Rock crushing plants and aggregate dryers.

(4) Sandblasting plants.

f. Animal and food processing, including the following and similar operations:

(1) Tanning, dressing, and finishing of hides, skins, and furs.

(2) Meat and seafood products, curing, canning, rendering, and slaughtering.

(3) Nitrating of cotton and other materials.

(4)  Rendering of animal grease or tallow, fish oil, and similar materials.

(5) Slaughtering, stockyard, feedlot, dairy, and similar operations.

(6) Pickling and brine curing processes.

(7) Wholesale produce markets.

g. Salvage, wrecking, and disposal activities, including the following and similar operations:

(1) Automobile and building wrecking and salvage.

(2) Salvage of industrial waste materials such as metal, paper, glass, rags, and similar materials.

(3) Sewage disposal and treatment plants.

(4) Dump and sump operations for such uses as rubbish, garbage, trash, and other liquid and solid wastes.

h. Storage of the following kinds of goods:

(1) Bulk storage of oil, gas, petroleum, butane, propane, liquid petroleum gas, and similar products, and bulk stations and plants.

(2) Used building materials, mover’s equipment, relocated buildings, impounded vehicles, and similar materials.

(3) Explosives or fireworks, except where incidental to a principally permitted use.

(4) Fertilizer or manure.

2. Small scale, light industrial, or manufacturing operations where the building, structure, or total operation does not encompass more than ten thousand (10,000) square feet of area. The ten thousand (10,000) square feet total shall include all indoor and outdoor storage areas associated with the manufacturing operation. Only one (1) of these uses shall be allowed per lot.

3. Small scale light manufacturing operations as follows: stamping, brazing, testing, electronic assembly, and kindred operations where the building, structure, or total operation does not encompass more than ten thousand (10,000) square feet of area. The ten thousand (10,000) square foot total shall include all indoor and outdoor storage areas associated with the manufacturing operation. Only one (1) ten thousand (10,000) square foot manufacturing operation shall be permitted per lot.

4. Conditional use for manufacturing of paint, but manufacturing of paint is permitted outright in the M3 zone.

5. Contractor shops where most of the work is done on call, and which do not rely on walk-in trade, but where some incidental storage or semi-manufacturing work is done on the premises, such as carpentry, heating, electrical, or glass shops, printing, publishing, or lithographic shops, furniture, upholstery, dry cleaning, and exterminators.

6. Accessory uses shall not include vehicular drive-through, drive-in, and service bay facilities.

7. For permitted uses, accessory hazardous substance land uses, including onsite hazardous waste treatment or storage facilities, which are not subject to cleanup permit requirements of Ch. 11.02 KCC, subject to the provisions of KCC 15.08.050, except offsite hazardous waste treatment or storage facilities, which are not permitted in this district. Fuel farm facilities are not allowed in AG or A-10 zones.

8. For permitted uses, hazardous substance land uses, including onsite hazardous waste treatment or storage facilities, which are not subject to cleanup permit requirements of Ch. 11.02 KCC and which do not accumulate more than five thousand (5,000) pounds of hazardous substances or wastes or any combination thereof at any one (1) time on the site, subject to the provisions of KCC 15.08.050, except offsite hazardous waste treatment or storage facilities, which are not permitted in this district.

9. Includes incidental storage facilities and loading/unloading areas.

10. Includes incidental storage facilities, which must be enclosed, and loading/unloading areas.

11. Including transportation and transit terminals with repair and storage facilities, and rail-truck stations, except classification yards in the category of “hump yards.”

12. For permitted uses, accessory hazardous substance land uses, including onsite hazardous waste treatment or storage facilities, which are not subject to cleanup permit requirements of Ch. 11.02 KCC, subject to the provisions of KCC 15.08.050. Offsite hazardous waste treatment or storage facilities are not permitted in this district, except through a special use combining district.

13. Conditional use permit required for trucking terminals and rail-truck transfer uses.

14. For permitted uses, accessory hazardous substance land uses, including onsite hazardous waste treatment or storage facilities, which are not subject to cleanup permit requirements of Ch. 11.02 KCC, subject to the provisions of KCC 15.08.050, except offsite hazardous waste treatment or storage facilities, which require a conditional use permit in this district.

15. The following require a conditional use permit:

a. Offsite hazardous waste treatment or storage facilities, subject to the provisions of KCC 15.08.050.

b. Any hazardous substance land use that is not an accessory use to a principally permitted use.

16. Warehousing and distribution facilities and the storage of goods or products, except for those goods or products specifically described as permitted to be stored only as conditional uses in the M3 district.

17. Conditional use for car loading and distribution facilities, and rail-truck transfer stations.

18. Warehousing and distribution facilities and the storage of goods or products, including rail-truck transfer facilities.

19. Miniwarehouses; provided, that the following development standards shall apply for miniwarehouses, superseding those set out in KCC 15.04.190 and 15.04.200:

a. Frontage use. The first one hundred fifty (150) feet of lot depth, measured from the property line or right-of-way inward from the street frontage, shall be reserved for principally permitted uses for this district, defined by the provisions of KCC 15.04.100(A)(1), or for the office or onsite manager’s unit, signage, parking, and access. A maximum of twenty-five (25) percent of the frontage may be used for access to the storage unit area; provided, that in no case shall the access area exceed seventy-five (75) feet in width. No storage units or structures shall be permitted within this one hundred fifty (150) feet of commercial frontage depth.

b. Lot size. Minimum lot size is one (1) acre; maximum lot size is four (4) acres.

c. Site coverage. Site coverage shall be in accordance with the underlying zoning district requirements.

d. Setbacks. Setbacks shall be as follows:

(1) Front yard: Twenty (20) feet.

(2) Side yard: Ten (10) feet.

(3) Rear yard: Ten (10) feet.

e. Height limitation. The height limitation is one (1) story.

f. Outdoor storage. No outdoor storage is permitted.

g. Signs. The sign requirements of Ch. 15.06 KCC shall apply.

h. Off-street parking.

(1) The off-street parking requirements of Ch. 15.05 KCC shall apply.

(2) Off-street parking may be located in required yards, except in areas required to be landscaped.

i. Development plan review. Development plan approval is required as provided in KCC 15.09.010.

j. Landscaping. Landscaping requirements are as follows:

(1) Front yard: Twenty (20) feet, type III (earth berms).

(2) Side yard: Ten (10) feet, type II abutting commercial uses or districts; type I abutting residential uses or districts.

(3) Rear yard: Ten (10) feet, type II abutting commercial uses or districts; type I abutting residential uses or districts.

For maintenance purposes, underground irrigation systems shall be provided for all landscaped areas.

k. Onsite manager. A resident manager shall be required on the site and shall be responsible for maintaining the operation of the facility in conformance with the conditions of the approval. The planning department shall establish requirements for parking and loading areas sufficient to accommodate the needs of the resident manager and the customers of the facility.

l. Drive aisles. Drive aisle width and parking requirements are as follows:

(1) Fifteen (15) foot drive aisle and ten (10) foot parking aisle.

(2) Parking for manager’s quarters and visitor parking.

m. Building lengths. The horizontal dimension of any structure facing the perimeter of the site shall be offset at intervals not to exceed one hundred (100) feet. The offset shall be no less than twenty (20) feet in the horizontal dimension, with a minimum depth of five (5) feet.

n. Building materials. If abutting a residential use or zone, residential design elements such as brick veneer, wood siding, pitched roofs with shingles, landscaping, and fencing shall be used. No uncomplimentary building colors should be used when abutting a residential use or zone.

o. Prohibited uses. Use is restricted to dead storage only. The following are specifically prohibited:

(1) Auctions (other than tenant lien sales), commercial, wholesale or retail sales, or garage sales.

(2) The servicing, repair, or fabrication of motor vehicles, boats, trailers, lawn mowers, appliances, or other similar equipment.

(3) The operation of power tools, spray painting equipment, table saws, lathes, compressors, welding equipment, kilns, or other similar equipment.

(4) The establishment of a transfer and storage business.

(5) Any use that is noxious or offensive because of odor, dust, noise, fumes, or vibration.

(6) Storage of hazardous or toxic materials and chemicals or explosive substances.

p. Fencing. No razor wire is allowed on top of fences.

20. Prohibited are those manufacturing activities having potentially deleterious operational characteristics, such as initial processing of raw materials (forging, smeltering, refining, and forming).

21. The ground level or street level portion of all buildings in the pedestrian overlay of the DC district (as shown in KCC 15.04.080) must be retail or pedestrian-oriented. Pedestrian-oriented development shall have the main ground floor entry located adjacent to a public street and be physically and visually accessible by pedestrians from the sidewalk; and may include the following uses:

a. Retail establishments, including but not limited to convenience goods, department and variety stores, specialty shops such as apparel and accessories, gift shops, toy shops, cards and paper goods, home and home accessory shops, florists, antique shops, and book shops;

b. Personal services, including but not limited to barber shops, beauty salons, and dry cleaning;

c. Repair services, including but not limited to television, radio, computer, jewelry, and shoe repair;

d. Food-related shops, including but not limited to restaurants (including outdoor seating areas and excluding drive-in restaurants) and taverns;

e. Copy establishments;

f. Professional services, including but not limited to law offices and consulting services; and

g. Any other use that is determined by the planning director to be of the same general character as the above permitted uses and in accordance with the stated purpose of the district, pursuant to KCC 15.09.065, Interpretation of uses.

22. Permitted uses are limited to storage, warehousing, processing and conversion of agricultural, dairy, and horticultural products, but not including slaughtering, meat packing, and fuel farm facilities.

23. Excluding slaughtering, rendering, curing, or canning of meat or seafood products.

24. Except for those goods or products specifically described as permitted to be stored as conditional uses.

25. Excluding explosive fuels and propellants.

26. Excluding predominantly drop forge and drop hammer operations.

27. Other accessory uses and buildings customarily appurtenant to a permitted use, except for onsite hazardous waste treatment and storage facilities, which are not permitted in residential zones.

28. Excluding paint boiling processes.

29. Limited to twenty-five (25) percent of gross floor area. Reference KCC 15.04.080(5).

30.  Retail or services uses which exceed the twenty-five (25) percent limit on an individual or cumulative basis shall be subject to review individually through the conditional use permit process. A conditional use permit shall be required on an individual tenant or business basis and shall be granted only when it is demonstrated that the operating characteristics of the use will not adversely impact onsite or offsite conditions on either an individual or cumulative basis.

31. Reuse or replacement of existing structures for non-agricultural uses is allowed where it is shown that the existing structures are obsolete for agricultural use and will have no viable economic use unless they can be put to non-agricultural use. Any replacement structures must maintain or enhance the agricultural appearance of the property. Signs shall be limited to not more than one hundred (100) square feet in area per business, and of that amount, freestanding signs shall not exceed forty (40) square feet in area. No increase in the area of existing impervious surface shall be allowed in connection with a non-agricultural use.

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3907, § 2, 1-6-09)

15.04.060 Transportation, public, and utilities land uses.

	Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses	A-10 Agricultural District	AG Agricultural General District	SR-1 Residential Agricultural District	SR-3 Single-Family Residential District	SR-4.5 Single-Family Residential District	SR-6 Single-Family Residential District	SR-8 Single-Family Residential District	MR-D Duplex Multifamily Residential District	MR-T12 Multifamily Residential Townhouse District	MR-T16 Multifamily Residential Townhouse District	MR-G Low Density Multifamily Residential District	MR-M Medium Density Multifamily Residential District	MR-H High Density Multifamily Residential District	MHP Mobile Home Park Combining District	NCC Neighborhood Convenience Commercial District	CC Community Commercial District	DC Downtown Commercial District	DCE Downtown Commercial Enterprise District	CM-1 Commercial Manufacturing-1 District	CM-2 Commercial Manufacturing-2 District	GC General Commercial District	O Office District	MA Industrial Agricultural District	M1 Industrial Park District	M1-C Industrial Park-Commercial District	M2 Limited Industrial District	M3 General Industrial District	GWC Gateway Commercial District
Commercial parking lots or structures																	C	C
Transportation and transit facilities	C	C	C	C	C	C	C	C	C	C	C	C	C		C	C	C	C	C	C	C	C	C	C	C	C	P (6)	C
Railway and bus depots, taxi stands									C	C							C	C
Utility and transportation facilities: Electrical substations, pumping or regulating devices for the transmission of water, gas, steam, petroleum, etc.	C	C	C	C	C	C	C	C	C	C	C	C	C		C	C	C	C	C	C	C	C	C	C	C	C	C	C
Public facilities: Firehouses, police stations, libraries, and administrative offices of governmental agencies, primary and secondary schools, vocational schools, and colleges	C	C	C	C	C	C	C	C	C	C	C	C	C		C	C	C	P	C	C	C	C	C	C	C	C	C	C
Accessory uses and buildings customarily appurtenant to a permitted use	A	A	A	A	A	A	A	A	A	A	A	A	A		A	A	A	A	A	A	A		A	A	A	A	A	A (7)
Wireless telecommunications facility (WTF) by administrative approval	P (2) (3)	P (2) (3)									P (2) (3)	P (2) (3)	P (2) (3)			P (2) (3)			P (1) (3)	P (1) (3)	P (1) (3)	P (2) (3)	P (1) (3)	P (1) (3)	P (1) (3)	P (1) (3)	P (1) (3)	P (1) (3)
Wireless telecommunications facility (WTF) by conditional use permit	C (5) (3)	C (5) (3)	C (8)	C (8)	C (8)	C (8)	C (8)	C (8)	C (8)	C (8)	C (5) (3)	C (5) (3)	C (5) (3)	C (8)		C (5) (3)			C (4) (3)	C (4) (3)	C (4) (3)	C (5) (3)	C (4) (3)	C (4) (3)	C (4) (3)	C (4) (3)	C (4) (3)	C (4) (3)
EV charging station	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)	A (9)
Rapid charging station	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)	A (10)		A	A	A	A	A	A	A	A	A	A	A	A	A	A

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3470, § 6, 8-17-99; Ord. No. 3543, § 4, 2-20-01; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3770, § 7, 11-15-05; Ord. No. 3976, § 2, 10-19-10)

15.04.065 Transportation, public, and utilities land use development conditions.

1. For WTF towers ninety (90) feet or less for a single user and up to one hundred twenty (120) feet for two (2) or more users.

2. For WTF towers that are within the allowable building height for the district in which they are located.

3. All WTFs are subject to applicable portions of KCC 15.08.035.

4. A conditional use permit for a WTF is required if it is greater than ninety (90) feet for a single user or one hundred twenty (120) feet for two (2) or more users.

5. A conditional use permit is required if the WTF exceeds the allowable building height of the district.

6. Transportation and transit terminal, including repair and storage facilities and rail-truck stations, except classification yards in the category of “hump yards.”

7. Accessory uses shall not include vehicular drive through, drive-in, or service bay facilities.

8. If on property owned, leased or otherwise controlled by the city or other government entity subject to KCC 15.08.035(I).

9. Level 1 and 2 charging only.

10. Only as part of a general conditional use identified in KCC 15.08.030.

(Ord. No. 3439, § 2, 2-2-99; Ord. No. 3600, § 3, 5-7-02; Ord. No. 3612, § 3, 8-6-02; Ord. No. 3976, § 2, 10-19-10)

15.04.070 Wholesale and retail land uses.

	Zoning Districts
Key P = Principally Permitted Uses S = Special Uses C = Conditional Uses A = Accessory Uses	A-10 Agricultural District	AG Agricultural General District	SR-1 Residential Agricultural District	SR-3 Single-Family Residential District	SR-4.5 Single-Family Residential District	SR-6 Single-Family Residential District	SR-8 Single-Family Residential District	MR-D Duplex Multifamily Residential District	MR-T12 Multifamily Residential Townhouse District	MR-T16 Multifamily Residential Townhouse District	MR-G Low Density Multifamily Residential District	MR-M Medium Density Multifamily Residential District	MR-H High Density Multifamily Residential District	MHP Mobile Home Park Combining District	NCC Neighborhood Convenience Commercial District	CC Community Commercial District	DC Downtown Commercial District	DCE Downtown Commercial Enterprise District	CM-1 Commercial Manufacturing-1 District	CM-2 Commercial Manufacturing-2 District	GC General Commercial District	O Office District	MA Industrial Agricultural District	M1 Industrial Park District	M1-C Industrial Park-Commercial District	M2 Limited Industrial District	M3 General Industrial District	GWC Gateway Commercial District
Bakeries and confectioneries																				P	P				P			P (2)
Wholesale bakery																				P	P
Bulk retail																			P	P	P			P (1)	P (1)
Recycling centers																										C	P
Retail sales of lumber, tools, and other building materials, including preassembled products																			P	P	P
Hardware, paint, tile, and wallpaper (retail)																P	P (11)	P	P	P	P							P (2)
Farm equipment																				P	P
General merchandise: Dry goods, variety, and department stores (retail)																P	P (11)	P		P	P							P (2)
Food and convenience stores (retail)															P	P	P (11)	P		P	P			S (12)	P (4)	S (12)		P (2)
Automobile, aircraft, motorcycle, boat, and recreational vehicles sales (retail)																			P	P	P
Automotive, aircraft, motorcycle, and marine accessories (retail)																P			P	P	P			P (13)	P (13)	P (5) (13)		P (2)
Gasoline service stations															S (6)	S (6)			S (6)	S (6)	S (6)			S (6)	S (6)	S (6)		C
Apparel and accessories (retail)																P	P (11)	P		P	P				A (8)			P (2)
Furniture, home furnishing (retail)																P	P (11)	P	P	P	P							P (2)
Eating and drinking establishments (no drive-through)															P	P	P (11)	P	P	P	P	A (15)		P	P	P (5)		P (2)
Eating and drinking establishments (with drive-through)																S (6) (20)		C (7) (20)	P		S (6) (20)				P (20)			P (2) (3) (20)
Eating facilities for employees																								A	A	A	A
Planned development retail sales																						C (14)
Drive-through/drive-up businesses (commercial/retail – other than eating/drinking establishments)															C (22)	P (20)		P (20)		P (20)	P (20)							P (20)
Miscellaneous retail: Drugs, antiques, books, sporting goods, jewelry, florist, photo supplies, video rental, computer supplies, etc.															P	P	P (11)	P		P	P	A (15)			A (8)			P (2)
Liquor store															P	P	P (11)	P		P	P				P			P (2)
Farm supplies, hay, grain, feed, fencing, etc. (retail)																P				P	P
Nurseries, greenhouses, garden supplies, tools, etc.																P