Chapter 19.62
RURAL COMMERCIAL ZONE
Sections:
19.62.050 Property development standards.
19.62.010 Purpose.
The purpose of the rural commercial zone is to provide for small-scale commercial uses that are intended to serve nearby residents and the traveling public in a way that remains rural in character. [Ord. 2018-003 § 1; 2005 RLDC § 62.010.]
19.62.020 Permitted uses.
The following uses, with accessory uses, shall be permitted using ministerial review procedures (Chapter 19.22 JCC), unless criteria-based site plan review is required (Chapter 19.42 JCC), in which case uses shall be permitted using quasi-judicial review procedures (Chapter 19.22 JCC). Uses shall also meet the applicable development standards listed in JCC 19.62.050. In all cases, a development permit (Chapter 19.41 JCC) shall be required as final permit approval.
A. Commercial – Recreation.
1. Automobile, go-carts or motorcycle race track.
2. Guide service.
3. Marina.
4. Miniature golf course.
5. Swimming pool.
6. Theater.
7. Workout facility.
B. Commercial – Traveler Accommodations.
1. Bed and breakfast inns.
2. Boarding house.
3. Campground, retreat center, and conference ground.
4. Destination resort.
5. Lodge.
6. Existing motel.
7. Recreational resort.
8. Recreational vehicle park.
9. Hostel.
10. Tourist home.
C. Commercial – General.
1. Appliance, radio, television and electronics sales and repair.
2. Automobile and truck repair, service station, car wash.
3. Automobile sales.
4. Bank.
5. Barber, beauty shop.
6. Bicycle shop.
7. Book or stationery.
8. Building materials store to include outdoor storage and sales on a lot that is adjacent and/or across the street from the main store.
9. Business and office machines and supplies, sales and repair.
10. Cabinet shop.
11. Contractor establishments, including retail sales and servicing, for uses such as carpentry, plumbing, sheet metal, blacksmith, electric, pump, welding, septic installation, cleaning and repair, janitorial, furnace and chimney cleaning, masonry, stove, ornamental ironwork, plastering and similar contracting services.
12. Convenience store.
13. Dance studio.
14. Farm equipment and/or implement sales, repair.
15. Farm or forest product sales stand.
16. Feed store.
17. Florist and gift store.
18. Food service, such as restaurant, lounge, café, coffee kiosk, deli, bakery, catering.
19. Frozen storage lockers.
20. Furniture repair and upholstery.
21. Garden supply store.
22. General store.
23. Greenhouse, including wholesale and retail sales.
24. Grocery store.
25. Gunsmith.
26. Hardware and paint store.
27. Health facilities, such as medical and dental office, physical therapy, masseuse.
28. Hobby store.
29. Jewelry store.
30. Lapidary shop.
31. Laundry.
32. Manufactured dwelling, recreational vehicle, automobile retail sales, and repair.
33. Meat processing and packing, excluding slaughterhouse.
34. Mini-warehouse which may include quarters.
35. Music store and/or studio.
36. Parking facility when operated in conjunction with an authorized use.
37. Pharmacy.
38. Photographic equipment store.
39. Printing and copying services.
40. Professional office, such as those for real estate sales, insurance, attorney, architect, engineer, planner, physician, accountant, surveyor, psychiatrist, tax consultant, minister, forester, optician, and similar profession.
41. Rental service store and yard.
42. Restaurant.
43. Roofing establishment.
44. Saw shops, including sales and service.
45. Septic tank installers.
46. Service station and automobile or truck repair garage.
47. Sign painting shop.
48. Tack and saddlery shop.
49. Tailor or dressmaker.
50. Tavern.
51. Taxidermy.
52. Tourist-based shops (antique, art and craft studio and sales, art gallery, arcade, souvenir, gift, book, boutique, music, recreational equipment and other similar goods and services).
53. Towing service with or without an impound yard that is limited to 20 stored vehicles screened from view.
54. Veterinary hospital or clinic.
55. Wholesale sales and distribution.
56. Wildlife park.
D. Commercial – Institutional and Service.
1. Ambulance and emergency medical facility.
2. Church, except the review standards and criteria applicable to a church shall be qualified as follows:
a. Churches shall be allowed the reasonable use of the site for all activities customarily associated with the practices of the religious activity, including worship services, religion classes, weddings, funerals, child-care and meal programs, but not including private or parochial school education for pre-kindergarten through grade 12 or higher education unless the educational uses are authorized separately by other provision contained in this title; and
b. The Review Body may subject the church uses to reasonable regulations, including site review or design criteria concerning the physical characteristics of the uses only, or may prohibit or restrict the use of the site if it finds the level of service of public facilities, including transportation, water supply, sewer and storm drain systems, is not adequate to serve the uses.
3. Community building.
4. Fraternal lodge.
5. Historical preservation project.
6. Library or museum.
7. Police and fire station, post office.
8. Public or private school, including day-care facility.
9. Public park or recreation site.
10. Recycling centers subject to Chapter 19.86 JCC.
11. Road maintenance shop.
12. Sewage transfer sites subject to Chapter 19.86 JCC.
13. Transportation terminal or depot.
14. Utility facility, including hydroelectric and transmission facility.
E. Commercial – Care Providers and Dwellings.
1. Family day-care dwelling for fewer than 13 children, including children of the care provider, regardless of full-time or part-time status.
2. Manufactured dwelling only shall be allowed when in conjunction with a business located on the same parcel and when occupied by the owner/operator of the business. All services and requirements for both the dwelling and the business shall be located on the same lot. A waiver of remonstrance shall be recorded with the deed which recognizes the right of commercial operations to exist and that the normal conduct of business shall not be considered a nuisance.
3. Residential care home or residential care facilities.
4. Single-family and/or manufactured dwelling only when lawfully existing (alteration or replacement only; subject to the time limits contained in JCC 19.13.030).
5. Residential occupancy of the business, providing such dwelling is on the same property, and meets the residential occupancy requirements of the building code. [Ord. 2018-003 § 1; Ord. 2012-003 (Exh. A); 2005 RLDC § 62.020.]
19.62.030 Conditional uses.
The following uses, with accessory uses, shall be permitted using quasi-judicial review procedures (Chapter 19.22 JCC), subject to the requirements for conditional uses (Chapter 19.45 JCC) and site plan review (Chapter 19.42 JCC). Uses shall also meet the applicable development standards listed in JCC 19.62.050. In all cases, a development permit (Chapter 19.41 JCC) shall be required as the final permit approval.
A. Sewage treatment plants.
B. Water treatment plants, water reservoirs.
C. Transitional housing shelter per JCC 19.99A.020(B). [Ord. 2018-003 § 1; 2005 RLDC § 62.030.]
19.62.040 Temporary uses.
The following uses, with accessory uses, shall be permitted using ministerial review procedures (Chapter 19.22 JCC), subject to temporary use requirements (Chapter 19.43 JCC). Uses shall also meet the applicable development standards listed in JCC 19.62.050. A development permit (Chapter 19.41 JCC) shall be required as final permit approval.
A. Temporary roadside stand.
B. Mass gathering. [2005 RLDC § 62.040.]
19.62.050 Property development standards.
All uses authorized by this chapter are subject to certain additional permit, process and property development standards that are contained elsewhere in this title. The following is a list of chapters that are or may be applicable:
A. Permit Review Requirements.
1. Basic review provisions – Chapter 19.20 JCC.
2. Pre-application review – Chapter 19.21 JCC.
3. Permit review procedures – Chapter 19.22 JCC.
4. Basic application requirements – Chapter 19.40 JCC.
5. Administration of permits – Chapter 19.41 JCC.
6. Site plan review – Chapter 19.42 JCC.
7. Temporary uses – Chapter 19.43 JCC.
8. Variances – Chapter 19.44 JCC.
9. Conditional uses – Chapter 19.45 JCC.
B. Property Development Standards.
1. Minimum lot size – One-half acre; one acre (when dwelling or quarters in conjunction with authorized commercial use).
2. Setbacks – Front (10 feet), side (10 feet), rear (10 feet).
3. Access and transportation – See Chapter 19.81 JCC.
4. Airport overlay – See Chapter 19.69D JCC.
5. Archaeological resources – See Chapter 19.93 JCC.
6. Building size, heights, setbacks and yard dimensions and accessory building size limits shall conform to the provisions of Chapter 19.72 JCC.
7. Buildings, new and expanded, shall be or remain rural in character. Buildings shall be considered rural when they meet one of the following standards:
a. A new commercial building is less than 3,500 square feet in size; or
b. A lawfully existing building on a single authorized lot or parcel is expanded and the expansion results in one of the following circumstances:
[1] The expanded building does not exceed 4,000 square feet in size; or
[2] The expanded building does not exceed a size that is equivalent to a 50 percent increase of the cumulative size(s) of buildings already lawfully existing on the same authorized lot or parcel; or
c. The use primarily serves the needs of the nonresident traveling public to specific tourist or recreation destinations outside of urban areas and unincorporated communities; or
d. The application demonstrates that the proposed use and building(s) are rural in character based upon findings that show compliance with the following requirements:
[1] The use is located three or more miles from an urban growth boundary, and one or more miles from an unincorporated community;
[2] The use employs no more than the equivalent of 20 full-time employees at the site;
[3] The use primarily serves rural markets (i.e., markets that are outside of local urban growth boundaries and local unincorporated communities);
[4] Public sewer and water facilities are not available to the site, or are not reasonably expected to be extended to the site, from an established urban growth boundary or an established unincorporated community (the Director shall provide land use notice pursuant to JCC 19.32.030(A) to the planning official for an affected city);
[5] Traffic generated to and from the site will not exceed the prescribed capacity limits for rural roads serving the proposed use; and
[6] The Review Body may assure the rural character of uses and structures is achieved and maintained by placing specific limits on the use, such as the number of employees, structure size, traffic generation, parking, kinds of permitted activities.
e. Buildings for uses listed in JCC 19.62.020(D) (Commercial – Institutional and Service) and JCC 19.62.020(E) (Commercial – Care Providers and Dwellings) are not subject to the size and proof requirements of subsection (B)(7)(a) of this section.
f. Space approved as a dwelling for the business operator shall not be counted against the building size limit in subsections (B)(7)(a) and (b) of this section.
g. Lawfully existing commercial buildings that exceed the size limit contained in these rules at the time of adoption (and the uses contained within them) shall not be considered nonconforming structures or uses pursuant to Chapter 19.13 JCC (Nonconforming Lots, Uses and Structures).
8. Deer overlay – See Chapter 19.69B JCC.
9. Erosion, sediment control, storm drainage facilities – See Chapter 19.83 JCC.
10. Fences, walls and screens – See Chapter 19.73 JCC.
11. Flood hazard overlay – See Chapter 19.69A JCC.
12. Historic resources – See Chapter 19.94 JCC.
13. Mineral and aggregate resources – See JCC 19.72.040(A) and Chapter 19.91 JCC.
14. Parking – See Chapter 19.75 JCC.
15. RV parks, lodges and campgrounds – Chapter 19.98 JCC.
16. Signs – See Chapter 19.74 JCC.
17. Solid waste – See Chapter 19.86 JCC.
18. Stream setbacks – See Chapter 19.72 JCC.
19. Utilities – See Chapter 19.85 JCC.
20. Water hazard overlay – See Chapter 19.69E JCC.
21. Water standards – See Chapter 19.84 JCC.
22. Wild and scenic rivers overlay – See Chapter 19.69C JCC. [2005 RLDC § 62.050.]