Chapter 17.24
DEVELOPMENT STANDARDS
Sections:
17.24.020 Accessory dwelling units.
17.24.025 Accessory dwelling units--Additional standards.
17.24.030 Accessory structures in the G-R and R-R districts.
17.24.041 Poultry, small livestock and large livestock.
17.24.050 Architectural features.
17.24.060 Buffers and screens.
17.24.070 Clear vision triangle.
17.24.080 Fences, walls and hedges.
17.24.090 Hazardous substances--Use and/or storage.
17.24.100 Health and safety performance standards.
17.24.110 Height limitations, exceptions.
17.24.130 Manufactured home park design requirements.
17.24.140 Off-street loading areas.
17.24.160 Planned unit development.
17.24.010 General provisions.
The development standards in this article are specific requirements that apply to land uses in one or more land use districts. All land uses within the scope of the UDC as provided in Section 17.04.020(C) shall comply with these development standards to ensure their conformity with the intent of the city of Elma Comprehensive Land Use Plan. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.020 Accessory dwelling units.
Any single-family dwelling or designated manufactured home may have one accessory dwelling unit in the primary dwelling unit or detached as provided in this section. Primary dwelling units with an accessory dwelling unit shall meet the following requirements:
A. The primary dwelling unit shall have no exterior modifications, such as a separate entrance, street address, or utility meter, that serve the accessory dwelling unit.
B. The owner of the primary dwelling unit shall live in the primary or accessory dwelling unit.
C. One accessory dwelling unit shall be permitted only on lots or parcels which meet the following conditions:
1. Is a legally constituted lot or parcel;
2. Contains one existing single-family detached dwelling which is a conforming use; and
3. Contains no other accessory dwelling unit or units. (Ord. 1168 §4, 2018: Ord. 1047 §§2(part), 3(part), 2004).
17.24.025 Accessory dwelling units--Additional standards.
The following standards shall apply to all accessory dwelling units (ADU):
A. The total floor area of an ADU shall not exceed eight hundred square feet or fifty percent of the primary unit, whichever is less.
B. The ADU shall not reduce the size of the primary unit to less than two times the size of the ADU.
C. One paved off-street parking space shall be provided in addition to those required for the primary unit.
D. There shall be no more than two bedrooms in an ADU.
E. Ownership and Transfer Provisions.
1. Any sale or ownership of an ADU separate from such action in relation to the primary residential unit is forbidden.
2. The occupant of either the ADU or the primary unit shall be the owner of the primary unit.
3. No more than three persons shall occupy an ADU.
F. In addition to any other enforcement remedies which may be authorized by law, any prohibited occupancy, use or sale shall constitute a zoning violation and nuisance and shall be subject to abatement. (Ord. 1168 §5, 2018).
17.24.030 Accessory structures in the G-R and R-R districts.
A. Accessory structures may not be located within the front yard, the required side yard abutting a street, or the clear vision triangle.
B. Accessory structures shall maintain a distance of at least ten feet between the exterior walls of the accessory structure and the primary dwelling unit.
C. The height of accessory structures shall be no greater than twenty feet.
D. The maximum floor area of all accessory buildings on a lot shall not exceed four hundred square feet or fifty percent of the dwelling, whichever is the greater.
E. Accessory structures and private garages may be placed no closer than seven feet to the rear and interior side yard lot lines, fifteen feet to a side lot line adjacent to a street, and fifty feet to the front lot line. Roof overhangs may extend no nearer than five feet to the rear and interior side yard lot lines. (Ord. 1055 §4, 2004; Ord. 1047 §§2(part), 3(part), 2004).
17.24.040 Animals.
A. The total number of weaned dogs, cats, or combination of weaned dogs and cats, kept per dwelling unit is limited to no more than four animals, except in a kennel approved through the conditional use permit process as provided in Section 16.04.100.
B. Animals, other than cats and dogs, kept indoors as household pets in aquariums, terrariums, cages or similar containers are not limited in numbers. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.041 Poultry, small livestock and large livestock.
The following animals and livestock may be kept within general residential (G-R) and rural residential (R-R) zones, subject to the limitations contained within this section.
A. Traditional Pets. No more than a total of four traditional pets, such as dogs and cats, as well as potbelly pigs, four months of age or older, shall be permitted per dwelling unit. Song birds or other traditional pet birds (e.g., parrots) are permitted. The keeping of racing and performing pigeons is permitted as a conditional use. For purposes of this section, the phrase "traditional pets" shall mean a species of animals which can be housebroken, or walked on a leash, or are frequently, but not necessarily, housed within a residence and are neither obnoxious nor a public safety or health threat.
B. Fowl.
1. Lots one acre or less are allowed up to five ducks or female chickens. Lots greater than one acre are allowed one additional duck or female chicken for every additional one thousand square feet of lot area beyond one acre up to a maximum of ten ducks or female chickens.
2. Chickens and ducks shall be confined within a suitably fenced area large enough for appropriate exercise.
3. Suitable sanitary structures (coops) shall be provided and must be designed to protect fowl on all sides from weather, predators, and to prevent rodents.
4. Roosters, geese and turkeys are prohibited.
C. Other Animals.
1. Swine, other than potbelly and miniature pigs, are prohibited.
2. Rabbits of breeding age are permitted subject to the following conditions:
a. Lots of one-quarter acre or less are allowed up to five rabbits.
b. Lots greater than one-quarter acre are allowed one additional rabbit for every additional one thousand square feet of lot area beyond one-quarter acre, up to a maximum of ten rabbits.
c. Rabbits must have a minimum three and one-half square feet of hutch space per rabbit.
d. Structures housing rabbits must be designed to protect rabbits on all sides from weather, predators, and to prevent other rodents.
3. Goats are permitted subject to compliance with the following conditions:
a. Lots between five thousand square feet and one acre in size are allowed up to two goats.
b. Lots greater than one acre are allowed one additional goat for every additional one thousand square feet of lot area beyond one acre, up to a maximum of six goats.
c. Goats shall be confined within a suitably fenced area, large enough for appropriate exercise.
d. Structures housing goats must be designed to protect them on all sides from weather and predators and to prevent rodents.
e. The animals shall not have free access to bodies of water that extend beyond the property.
4. Livestock. Allowed on only contiguous property, under single ownership, larger than one acre, and are to be kept subject to the following conditions:
a. The number of weaned large livestock allowed is three animals per gross acre of contiguous property under single ownership; provided, that adult bovine males (bulls) are not allowed. For purposes of this limitation, a bull shall be deemed to be any male bovine six months or older.
b. The number of weaned small livestock allowed is five animals per gross acre of contiguous property under single ownership.
c. The keeping of large and small livestock shall meet the following conditions:
i. All pasturage shall be fenced;
ii. Livestock shall not have free access to bodies of water that extend beyond the property;
iii. There shall be provided a suitable sanitary structure, such as a barn or stable, for housing designed to protect the animal on all sides from weather, predators, and to prevent rodents. Stables, barns, or other structures providing shelter to livestock shall not be closer than twenty-five feet from any property line.
5. The animals shall not have free access to bodies of water that extend beyond the property.
6. Hives or colonies of bees shall be kept in a manner in which they are inaccessible to the public and so that bee movements to and from the hive do not interfere with the ordinary movements of persons on adjacent properties or the public right-of-way. Hives shall be located at least fifty feet from the nearest property line. All colonies must be registered with the Director of the Department of Agriculture of the State of Washington as provided in RCW 15.60.030, as now existing or hereafter amended or succeeded. The terms "hive," "colony," "colonies of bees" and "bees" as used in this section shall have the meanings set forth in RCW 15.60.005, as now existing or hereafter amended or succeeded. (Ord. 1142 §2, 2015: Ord. 1047 §§2(part), 3(part), 2004).
17.24.050 Architectural features.
A. Chimneys, cornices, canopies, eaves and similar architectural features may project into any required yard only to the extent permitted by the building code.
B. Fire escapes and outside airways, which are not roofed or otherwise enclosed, may project not more than six feet into any required front yard, not more than three feet into any required side yard, and not more than ten feet into any required rear yard. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.060 Buffers and screens.
A. The administrator or hearing examiner may require buffers and screens as a condition for a project permit to reduce impacts created by light, glare, and noise on adjacent and area properties. The width of buffers or screens may vary to account for natural features, volumes, proposed setbacks in design, or other factors. The general rule is that the more intensive the proposed use and its potential for adverse impacts on adjacent or area properties, the larger the buffer or screen may be required.
B. The land area of all buffers and/or screens consisting of planted materials shall sufficiently serve its purpose within six months of planting and the property owner shall properly maintain it for as long as the use creating the impact continues. All screens shall be of sufficient height to ensure that the proposed use mitigates light, glare and noise impacts. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.070 Clear vision triangle.
Within the G-R and R-R districts, sight-obscuring fences, walls and vegetation shall not exceed three feet high in the clear vision triangle. Tree trunks, posts, or columns shall not be larger than eighteen inches in width when measured three feet or more above the established street grade. Tree branches shall be removed up to eight feet above the established grade of either street. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.080 Fences, walls and hedges.
A. Sight-obscuring fences, walls or hedges within a required front yard, or side yard, adjacent to a street, shall not exceed three feet in height. Open rail fences and non-sight-obscuring fences, where solid members do not constitute more than one-third of the total surface area of such fence, located within a required front yard or side yard adjacent to a street, shall not exceed four feet in height.
B. Fences, walls and hedges located within a required interior side yard or required rear yard shall not exceed six feet in height. Fences, walls and hedges located within the buildable portion of a lot shall not exceed six feet in height in residential districts. In commercial and industrial districts, fences and walls shall not exceed eight feet and shall not obstruct visibility at points of ingress and egress.
C. Limitations on height shall not be deemed to prohibit safety or security fences of any height necessary for public playgrounds, public utilities and other public institutions.
D. Barbed or razor wire is prohibited except in the C-1, C-3 and I districts and as security for public utilities and community facilities.
E. The provisions of subsections A, B and C of this section are subject to modification pursuant to obtaining a variance permit under Section 16.04.090 of the UDC. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.090 Hazardous substances--Use and/or storage.
The use and/or storage of hazardous substances, as defined in Chapter 70.105, Revised Code of Washington, shall be permitted only in the C-1, C-2 and I zoning districts. All hazardous substances shall be stored and/or transported in approved containers that prevent any leakage to the air, earth, and/or surface or groundwater. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.100 Health and safety performance standards.
Uses and structures in all zoning districts shall meet the following health and safety performance standards:
A. The intensity of sounds emitted by any use to adjacent properties shall not exceed the levels stated in Chapters 173.60 and 173.62, Washington Administrative Code.
B. All exterior lighting fixtures in parking areas and driveways shall utilize cutoff shields or other appropriate measures to conceal the light source from adjoining uses and rights-of-way. Other lights shall be designed to avoid spillover glare beyond the site boundaries.
C. No use on a parcel shall generate vibrations or concussions that other parcels can detect without the aid of instruments except during periods of construction. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.110 Height limitations, exceptions.
A. Towers, gables, scenery lofts, cupolas, water tanks, and similar structures, and mechanical appurtenances may be erected on a building to a height greater than the limit established in any district provided that no such exception shall cover more than fifteen percent of the area of the building.
B. Chimneys, water tanks, civil defense sirens, flag poles, monuments, radio or TV antennas, government or public utility structures, and similar freestanding structures may be erected to a height greater than the limit established for any district provided such exception shall not cover more than fifteen percent of the site. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.120 Home occupations.
All home occupations in the G-R and R-R districts shall meet all of the following standards:
A. The home occupation is an incidental and accessory use totally enclosed within a dwelling or accessory structure;
B. The area dedicated to the home occupation on a lot occupies equals no more than twenty-five percent of the total square footage of all structures on the property;
C. The home occupation does not create traffic to and from the business that is disruptive to the residential area where it is located;
D. There is one off-street parking space in addition to the required parking for the dwelling;
E. No one other than a resident works in the dwelling unit or accessory structure(s);
F. The home occupation does not use equipment that creates sound heard beyond the lot;
G. There is no storage of materials or goods used in the home occupation visible from beyond the property;
H. There is only one unlighted sign advertising the business on the lot that is no greater than six square feet in surface area and attached to the structure; and
I. The home occupation has a city of Elma business license. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.130 Manufactured home park design requirements.
A. Manufactured home parks in the G-R district shall meet the following requirements:
1. They are no less than two acres in size;
2. Each manufactured home space shall contain a minimum of two thousand five hundred square feet per unit;
3. Only one manufactured home is allowed per space;
4. Unless a firewall is provided, no manufactured home or accessory building or structure shall be closer than ten feet from any other manufactured home;
5. The installation of all manufactured homes comply with Chapter 15 of the Elma Municipal Code;
6. Each space shall have a permanent connection to sewer, water and electrical utilities;
7. The overall park design conforms to Chapter 15.24 of the Elma Municipal Code; and
8. The park has an approved binding site plan obtained as part of the conditional use permit.
B. No manufactured home park shall accept recreational vehicles for either temporary or permanent residency. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.140 Off-street loading areas.
A. Hospitals, housing for the elderly, light or heavy industries, life care facilities, medical clinics, retail sales, self-storage facilities, warehouses, and wholesale sales shall provide off-street loading in accordance with the minimum requirements:
1. Buildings containing ten thousand to twenty-five thousand square feet of floor area shall provide one loading berth; and
2. Buildings containing more than twenty-five thousand square feet of floor area shall provide at least two loading berths.
B. Hotels, motels, restaurants, bars, cocktail lounges, taverns and community centers shall provide off-street loading in accordance with the minimum requirements:
1. Buildings containing twenty thousand to fifty thousand square feet of floor area shall provide one loading berth; and
2. Buildings containing more than fifty thousand square feet of floor area shall provide at least two loading berths.
C. Off-street loading areas shall meet the following design requirements:
1. Each loading berth shall be at least ten feet wide and forty-five feet long; and
2. Loading berths shall be located entirely on the property they serve and shall not depend on parking spaces or a public street to serve as a maneuvering area. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.150 Off-street parking.
A. All new land uses, buildings, or structures shall provide the required number of off-street parking spaces according to the table. under subsection D of this section.
B. Any expansion of an existing structure shall provide the required number of off-street parking spaces according to the table under subsection D of this section only for total area involved in the expansion.
C. Any change in use within an existing structure shall provide the required number of off-street parking spaces according to the table under subsection D of this section.
D. Table of Required Parking Spaces.
|
Land Use |
Number of Required Spaces |
|---|---|
|
Accessory dwelling units |
1.0 space per dwelling |
|
Adult entertainment businesses |
1.0 space per 200 square feet of gross floor area |
|
Adult family homes |
2.0 spaces plus 1 per 4 beds |
|
Agriculture/silviculture activities |
None |
|
Automobile service stations |
1.0 space per 200 square feet of gross floor area |
|
Automobile heavy maintenance and repair shops |
1.0 space per 200 square feet of gross floor area |
|
Bars, cocktail lounges, and taverns |
1.0 space per 200 square feet of gross floor area |
|
Bed and breakfast inns |
2.0 spaces plus 1.0 per guestroom |
|
Boarding houses |
1.0 space for each bedroom |
|
Bulk fuel and chemical storage facilities |
1.0 per 300 square feet for office, plus 1.0 space per 5,000 square feet of outdoor storage area |
|
Cemeteries |
1.0 space per 10,000 square feet of land area |
|
Community facilities |
1.0 space per 300 square feet of gross floor area |
|
Contractor yards |
1.0 per 300 square feet for office, plus 1.0 space per 5,000 square feet of outdoor storage area |
|
Day care centers |
2.0 per facility, plus 1.0 space for every 20 children |
|
Drive-in restaurants |
1.0 space per 400 square feet of gross floor area |
|
Family day care centers |
2.0 spaces for each facility |
|
Financial, insurance, and real estate offices |
1.0 per 250 square feet of gross floor area, plus 1.0 space for every 4 employees |
|
Home occupations |
1.0 space |
|
Hospitals and medical clinics |
1.0 space per bed |
|
Hotels and motels |
1.0 space for each room, plus 1 space for each 2 employees working at any one time |
|
Housing for the elderly and life care facilities |
1.0 space per bed |
|
Indoor entertainment facilities |
1.0 space per 300 square feet of gross floor area |
|
Industry, heavy |
1.0 space for every 2 employees on maximum shift, or 1.0 space for every 1,000 square feet of gross floor area, whichever is greater |
|
Industry, light |
1.0 space per 1,000 square feet of gross floor area |
|
Kennels |
1.0 space per 300 square feet of gross floor area |
|
Manufactured home parks |
2.0 spaces per unit |
|
Manufactured homes, designated and non-designated |
2.0 spaces per unit |
|
Medical clinics |
1.0 per 250 square feet of gross floor area, plus 1.0 space for every 4 employees |
|
Mineral extraction and processing |
1.0 per 300 square feet for office, plus 1.0 space per 5,000 square feet of land area |
|
Multi-family dwellings |
1.5 spaces for 1 bedroom units, 2 spaces for all other units |
|
Office parks |
1.0 space per 300 square feet of gross floor area |
|
Parking areas, commercial or public |
None |
|
Personal services |
1.0 per 250 square feet of gross floor area, plus 1.0 space for every 4 employees |
|
Personal wireless service facilities |
None |
|
Places of religious worship |
1.0 space per 3 fixed seats, plus 1.0 space per 50 square feet of gross floor area used for assembly purposes |
|
Private clubs and fraternal organizations |
1.0 space per 300 square feet of gross floor area |
|
Professional offices |
1.0 per 250 square feet of gross floor area, plus 1.0 space for every 4 employees |
|
Public and private schools |
1.0 space per classroom, plus 1.0 space for each 10 students based on the rated capacity of the facility |
|
Public utilities |
None |
|
Recreation areas/facilities, commercial |
1.0 space per 300 square feet of gross floor area for indoor facilities, 1.0 space per 10,000 square feet of land area for outdoor areas |
|
Recreation areas/facilities and community centers, non-commercial |
1.0 space per 300 square feet of gross floor area for indoor facilities, 1.0 space per 10,000 square feet of land area for outdoor areas |
|
Restaurants |
1.0 space per 200 square feet of gross floor area |
|
Retail sales, indoors |
1.0 space per 300 square feet of gross floor area |
|
Retail sales, outdoors |
1.0 space per 5,000 square feet of land area |
|
Self-service storage facilities |
1.0 per 300 square feet for office, plus 1.0 space per 1,000 square feet of storage area |
|
Single-family dwellings, attached |
1.2 spaces for 1 bedroom units, 2.0 spaces for all other units |
|
Single-family dwellings, detached |
2.0 spaces per dwelling unit |
|
Truck and heavy equipment storage and repair |
1.0 per 300 square feet for office, plus 1.0 space per 1,000 square feet of indoor repair area |
|
Warehousing |
1.0 per 300 square feet for office, plus 1.0 space per 1,000 square feet of storage area |
|
Wholesale sales |
1.0 per 300 square feet for office, plus 1.0 space per 1,000 square feet of indoor repair area |
|
Wrecking, towing, or junk yards |
1.0 per 300 square feet for office, plus 1.0 space per 5,000 square feet of outdoor storage area |
E. If subsection D of this section does not specifically mention a land use, the administrator shall determine the requirements for off-street parking by evaluating documentation supplied by the applicant describing proposed activities for the site and projected parking demand.
F. Structures in the C-1 district that existed before the adoption of the UDC are exempt from the subsection D of this section except under the following provisions:
1. Any expansion of an existing structure shall provide for the required number of parking spaces only for the total area involved in the expansion; and
2. No structure with off-street parking may reduce the number of spaces it has available below the requirements of subsection D of this section.
G. Off-street parking ratios expressed as the number of spaces per square feet means the useable or net square footage of floor area, exclusive of nonpublic areas. Nonpublic areas include building maintenance areas, closets, or restrooms. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded up to the nearest whole number.
H. An applicant may request a modification of the minimum required number of parking spaces for a new or enlarged use by providing a written report submitted to the administrator that substantiates that a reduced parking requirement can meet parking demand. In such cases, the administrator may approve a reduction of the minimum required number of spaces.
I. The location of all off-street parking required by subsection D of this section shall be on the same parcel for the use it serves. The administrator may authorize the location of required parking spaces other than on the site of the use if the alternate site:
1. Does not serve as parking for any residential use;
2. Is in the same land use district;
3. Is within two hundred and fifty feet of the use;
4. Has a safe and accessible route for pedestrians that conforms to the Washington State Building Code; and
5. Has assurance in form of a deed, lease, contract, or other similar document that the required spaces will continue to be available for off-street parking use.
J. The administrator may approve the owners of two or more uses, structures, or lots to jointly use the same parking area provided that:
1. The joint parking does not serve as parking for any residential use;
2. The hours of operation do not overlap or the joint parking area contains a sufficient number of spaces to meet the parking space requirements of all owners; and
3. Satisfactory legal evidence exists in the form of a deed, lease, contract, or similar document that secures full access to such parking for all parties jointly using them.
K. The following design standards shall apply to all parking areas except for single-family dwellings and designated manufactured homes:
1. All parking areas shall provide for the turning, maneuvering, and parking of all vehicles on the lot. It shall be unlawful to locate or construct any parking area so that use of the space requires a vehicle to back into a public street.
2. Parking spaces shall meet the following requirements:
a. At least seventy percent of the required off-street parking spaces shall have a minimum width of nine feet and a minimum length of eighteen feet;
b. Up to thirty percent of the required off-street parking may have a minimum width of eight feet and minimum length of fifteen feet;
c. The minimum length of a parallel parking space shall be twenty-three feet;
d. Space dimensions shall be exclusive of access drives, aisles, ramps or columns; and
e. No parking spaces shall be within the clear vision triangle.
3. Aisle width shall be not less than:
a. Twenty-five feet for ninety degrees parking;
b. Twenty feet for less than ninety degrees parking; and
c. Twelve feet for parallel parking.
4. All parking spaces shall be clearly striped. Compact spaces shall be clearly marked "COMPACT."
5. Parking areas with three or fewer spaces shall have a surface of gravel, or better material, and maintained so that no bare earth or mud forms. The parking area owner shall maintain it free of weeds, trash and debris.
6. Parking areas for four or more vehicles, including access driveways and aisles, shall have a hard surface and storm water disposal improvements approved by the administrator. The parking area owner shall maintain it free of weeds, trash and debris.
7. Off-street parking areas sharing a common boundary with a residential property shall erect a sight obscuring buffer no less than five feet in height to stop the glare of headlights.
8. Lighting for off-street parking areas shall be no greater than twenty feet in height and directed, hooded, or shielded so that the lamp is not visible from adjacent residential properties or public streets.
9. Off-street parking areas shall include parking for people with physical disabilities in compliance with state law. (Ord. 1195 §2 (Att. A), 2021; Ord. 1047 §§2(part), 3(part), 2004).
17.24.160 Planned unit development.
A. The purpose of planned unit developments is to provide for the flexible planning and development of land as a single unit that will result in the:
1. The preservation of conservation areas through the use of cluster developments; and/or
2. The construction of affordable housing.
B. Planned unit developments are a permitted use in the G-R district on any parcel that is two acres or more in area and has full access to a designated arterial or collector as identified in the Comprehensive Land Use Plan.
C. The planned unit development approval process shall occur as part of, and through the same procedures, as a subdivision or binding site plan application as provided in Sections 16.04.170, 16.04.180 and 16.04.190 of this code.
D. The following uses are a permitted use in a planned unit development:
1. All permitted and conditional uses for the G-R land use district as provided in Section 17.16.030, the Table of Land Uses;
2. Retail sales, professional services, personal services, and restaurants that cover no more than ten percent of the total land area of the planned unit development; and
3. Any other use that is consistent with the intent of the G-R land use district.
E. The following modifications to Section 17.20.030, Table of Density and Dimensional Requirements, may apply to all planned unit development that result in the creation of open space:
1. Reduction in the area and width of lots;
2. Reduction in the yard requirements, except for;
a. Those yards abutting the perimeter of the planned unit development, and
b. Side yards abutting a street.
3. Increase the maximum building height to forty-five feet if the design protects the views and privacy of properties inside and outside of the planned unit development.
F. A planned unit development may exceed the maximum density requirements for the G-R land use district by fifty percent if:
1. Twenty-five percent or more of the proposed dwelling units are affordable housing as defined in Section 17.08.020(A)(8) of this code; or
2. The city accepts off-site development rights to a conservation area owned by the applicant, or his or her successors, and located within the city limits or the Urban Growth Area as delineated in the Elma Comprehensive Land Use Plan.
G. Conservation areas in planned unit developments must meet the following performance standards:
1. Conservation areas shall not include streets, driveways, parking areas, utility improvements, or the required yards for buildings or structures;
2. Conservation areas may contain structures and improvements as are necessary and appropriate for the out-of-doors enjoyment of the residents of the planned unit development;
3. Conservation areas must be unique to the project, and may only be credited a single time and to a single project;
4. Land shown in the final plat as conservation areas shall be permanently maintained by and conveyed by one of the following:
a. Covenants, deeds, and/or homeowners’ association bylaws, or other documents guaranteeing maintenance, construction, and common fee ownership, if applicable, of conservation areas, community facilities, and all other commonly owned and operated property. The city attorney shall review and approve such documents and conveyances for compliance with the requirements of the UDC before final plat approval. Such documents and conveyances shall be recorded with the county auditor as a condition of any final plat approval.
b. A public agency that agrees to maintain the conservation area and any buildings, structures or other improvements, which have been placed upon it. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.170 Sign regulations.
A. The following signs may locate in any land use district:
1. A residential nameplate bearing the name and address of the occupant and not exceeding two square feet in area;
2. An identification sign and/or bulletin board for a community facility, hospital, medical clinic, life care facility, place of religious worship, or public or private school that is not:
a. Greater than thirty-two feet in sign area;
b. Greater than fifteen feet in height above average street grade; and
c. Located closer than ten feet to any property line;
3. A signs advertising or identifying a subdivision or housing development that is not:
a. Greater than thirty-two feet in sign area;
b. Greater than fifteen feet in height above average street grade; and
c. Located closer than ten feet to any property line;
4. No more than two unilluminated on-premise signs advertising the sale, rental, or lease of residential property that shall not exceed a sign area of six square feet each;
5. One unilluminated sign advertising a home occupation, not to exceed six square feet in sign area and attached to the dwelling unit or accessory structure;
6. Political signs on private property provided that:
a. The property owner removes the sign no later than ten days after the election; and
b. The sign conforms with the clear vision triangle requirements of Section 17.24.070 of this chapter;
7. One temporary construction sign not exceeding thirty-two square feet in sign area and removed upon completion of the project;
8. Temporary signs and decorations customary for holidays;
9. Display of official notices used by any court, public body, official, or for the posting of notices by any public officer in the performance of a public duty, or by any person in giving legal notice;
10. Official directional, warning, or information signs of a public or a nonprofit entity that are no larger than two square feet and erected by or with the approval of the city; provided, however, the design of such signs shall be subject to the approval of the director of public works. All such signs shall be installed by or under the direction of the city department of public works and may be removed by the department of public works if they become damaged, unsightly, or otherwise fall into a state of disrepair.
B. Signs in the C-1, C-3 and I land use districts shall meet the following requirements:
1. All signs shall be located on the property of the use that they advertise;
2. Each single property may have a total sign area not exceeding two square feet per lineal foot of street frontage;
3. Individual freestanding signs may not exceed the maximum building height of the land use district that it is in;
4. Signs may project over a right-of-way if it:
a. Does not exceed six square feet in sign area below a canopy;
b. Is at least eight feet above the street grade;
c. Extends no more than ten feet over the right-of-way or is no closer than two feet to the edge of the street;
d. Does not rotate; and
e. Has an approved design by an engineer or architect registered by the state of Washington.
5. No more than two unilluminated signs, each no greater than thirty-two square feet in sign area, may advertise the sale, rental, or lease of commercial or industrial property.
C. Signs in the C-2 land use district shall meet the following requirements:
1. All signs shall be located on the property of the use that they advertise;
2. Each single property may have a total sign area not exceeding thirty-two square feet;
3. Individual freestanding signs may not exceed ten feet in height; and
4. No more than one unilluminated signs, each no greater than thirty-two square feet in sign area, may advertise the sale, rental, or lease of commercial or industrial property.
D. The light directed on, or internal to, any sign shall be so shaded, shielded and/or directed so that the light intensity or brightness shall not adversely affect surrounding or facing premises or adversely affect safe vision of operators of vehicles moving on private or public roads, highways or parking areas, or adversely affect safe vision of pedestrians on a public right-of-way. Light shall not shine upon nor reflect into residential structures. Luminosity shall not exceed one hundred-foot lamberts measured at the sign face. Flashing signs shall have an "on" and "off" phase lasting no less than one second each.
E. Any sign within the city that is visible from State Routes 8 or 12 is subject to the requirements of Chapters 47.42 and 47.36 RCW and Chapters 468-66 and 468-70 WAC.
F. The owner or lessee of the premises shall remove within ninety days any sign which advertises a business or service no longer conducted on the premises. (Ord. 1047 §§2(part), 3(part), 2004).
17.24.180 Temporary uses.
A. Any use that will operate for less than thirty days is a temporary use and subject to a temporary use permit. Temporary uses are nonrecurring, limited in scope, intensity, and duration and may locate in any zoning district. The property that a temporary use locates on will return, upon its conclusion, to its original condition or use.
B. The following temporary uses are exempt from the temporary use permit process of this section:
1. Garage or rummage sales conducted in conformance with Chapter 5.36 of the Elma Municipal Code;
2. Contractor’s offices, equipment storage sheds, and portable lavatories on site of a permitted active construction project;
3. Temporary events conducted for a period not exceeding three days per event and located on public property in any zoning district or on private property in the C-1, C-2 and I zoning districts.
C. Temporary uses may occur in any land use district upon attaining a temporary use permit from the administrator. Such permits shall meet the following criteria:
1. There will be no serious interference with the activities of nearby residents, if any;
2. The activities will not impede traffic circulation and provide for adequate on-site parking with a reasonable means of ingress and egress;
3. Sound or lighting will not be a nuisance to neighborhood residents; and
4. There will be adequate provisions for water supply and sanitary facilities.
D. The administrator may place conditions on the permit by limiting the hours of assembly or activities to ensure compatibility with surrounding uses. (Ord. 1047 §§2(part), 3(part), 2004).