A. To provide for the geographic distributions of zones based on land uses that reflect the vision, goals, and policies of the Moses Lake Comprehensive Plan;

B. To provide for a consistent and compatible residential land use pattern;

C. To preserve and provide for the public safety needs of the citizens of Moses Lake. (Ord. 3051, 9/24/24)

A. The boundaries of Zones and Overlay Zones are shown upon the map entitled “Official Zoning Map of the City of Moses Lake” (referred to hereinafter as “Zoning Map”) which is incorporated into and made part of the MLUDC by reference.

B. The Zoning Map and all notations, references, and other information shown on it are a part of the MLUDC and have the same force and effect as the MLUDC.

C. The Zoning Map that is on file at the City of Moses Lake Community Development Services shall control in the event of a conflict between the map that is on file and any other reproduction of said map, including but not limited to, maps that are made available electronically.

D. Amendments to the Zoning Map approved by Ordinance of the City Council shall be made administratively by the Director or designee. Technical changes to the Zoning Map that are necessary to ensure that the Zoning Map accurately reflects zone boundaries previously approved by Ordinance of the City Council shall also be made administratively by the Director or designee, including subsequently discovered scrivener’s errors. Zoning Map amendments approved by the City Council have immediate effect, unless otherwise specified in the enabling Ordinance.

E. Amendments to the Zoning Map that stem from a privately initiated zoning change request shall only be implemented on the Zoning Map after a Final Decision has been rendered on the underlying zone change request, and after the time limit for which an appeal by an interested party has expired. A duly filed and accepted appeal shall pause the implementation of the change until resolved.

F. Zone boundaries, unless otherwise indicated, are lot lines or the center line of streets and alleys as shown on the official Zoning Map. Where the street layout on the ground varies from that shown on the Zoning Map, the designations shown on the map shall be applied to the streets as actually laid out so as to carry out the intent and purposes of the MLUDC. In a case where it appears that the Zoning Map shows a zone boundary bisecting or otherwise crossing an existing parcel, the Director shall make an Administrative Code Interpretation decision that seeks to carry out the intent and purpose of the MLUDC and any relevant Ordinance or Final Decision meant to establish the zoning boundary at the appropriate lot line, street, or alley. (Ord. 3051, 9/24/24)

A. Overlay districts are complimentary to the underlying zoning designation and may apply additional criteria or standards along with those for the underlying zone. Any discrepancies should be resolved in favor of the overlay district standards.

B. Overlay district are established in the following Table 15.405.040, Moses Lake Overlay Districts.

A. The purpose of this Chapter is to establish where categories of land uses may be permitted and whether those uses are allowed outright or by conditional use permit. Permitted uses may have additional standards or criteria that apply. Land uses are also subject to any footnotes contained within this Chapter. Land uses not listed are presumed to be prohibited. If a proposed use is not listed, but may be substantially similar to a listed use, an Applicant may seek clarification through a request for a Code Interpretation. See also 15.405.080 below.

B. The symbols used in the table represent the following:

C. Procedural requirements for permits are described in Part 15.200. (Ord. 3051, 9/24/24)

A. How to Determine. If a proposed use is not listed in a Land Use by Zone Table, then the Director or designee shall determine whether the proposed use is functionally comparable to a use that is listed in Tables 15.405.060 and 15.405.070. A request for such a determination is considered a Code Interpretation Type I Permit. Once an official request for a Code Interpretation is received and accepted by the Department, the Director or designee shall determine whether the proposed unlisted use is functionally comparable to a listed use, or not, according to the criteria and considerations in subsection B below.

B. Decision Criteria. The following decision criteria shall be evaluated when the Director determines whether a proposed use is functionally comparable to an allowed use:

C. Determinations.

A. In General. The R-1 zone is the residential zone with larger lots and a lower density of development. This zone is primarily focused on detached single dwelling units with potential for accessory dwellings, but also allows attached units and small-sized multi-unit structures that are consistent with the lower density character of the zone.

B. Density. Generally, the maximum number of residential units per lot in the R-1 Zone is two (2) principal dwelling units. Increased density per lot is allowed under the following circumstances:

C. Primary Entrance.

D. Landscape and Hardscape Standards. Landscaping shall comply with MLUDC Chapter 15.720.

E. Building Height Plane. Buildings shall comply with MLUDC Chapters 15.410 and 15.415.

F. Massing Standards. All principal residential dwelling structures that contain more than one residential unit shall comply with the applicable standards found in MLUDC Chapters 15.410 and 15.415. (Ord. 3074, 2025; Ord. 3051, 9/24/24)

A. In General. The R-2 zone is the residential zone with moderate density residential uses and a mixture of housing types at a medium density. This zone is comprised of a mixture of housing types ranging from single dwelling units up to fourplexes. The intent of this zone is to allow a diversity of housing types while maintaining a moderate density neighborhood character.

B. Density. Generally, the maximum number of residential units per lot in the R-2 Zone is two (2) principal dwelling units. Increased density per lot is allowed under the following circumstances:

C. Primary Entrance.

D. Landscape and Hardscape Standards. Landscaping shall comply with MLUDC Chapter 15.720.

E. Building Height Plane. Buildings shall comply with MLUDC Chapters 15.410 and 15.415.

F. Massing Standards. All principal residential dwelling structures that contain more than one residential unit shall comply with the applicable standards found in MLUDC Chapters 15.410 and 15.415. (Ord. 3074, 2025; Ord. 3051, 9/24/24)

A. In General. The R-3 zone is intended to be a more urbanized residential zone with the highest density and mixture of residential uses. This zone is transitional from lower density residential zones towards commercial or mixed-use districts. This allows for the largest range of housing types while maintaining compatibility and a transitional form between land uses.

B. High Density Housing Density. Generally, the maximum number of residential units per lot in the R-3 Zone is two (2) principal dwelling units. Increased density per lot is allowed under the following circumstances:

C. Multifamily Residential Density. Multifamily development in the R-3 zone is allowed to construct units up to a maximum density of 25 units per acre.

D. Primary Entrance.

E. Landscape and Hardscape Standards. Landscaping shall comply with MLUDC Chapter 15.720.

F. Building Height Plane. Buildings shall comply with MLUDC Chapters 15.410 and 15.415.

G. Massing Standards. All principal residential dwelling structures that contain more than one residential unit shall comply with the applicable standards found in MLUDC Chapters 15.410 and 15.415. All multifamily residential construction shall comply with the applicable standards found in MLUDC Chapters 15.410 and 15.415. (Ord. 3074, 2025; Ord. 3051, 9/24/24)

A. All residential development.

B. All mixed use development that includes residential development

C. All alternative residential development

D. All residential subdivisions.

A. Standards Adopted by Reference. This Chapter recognizes and incorporates the standard details for construction of public improvements, as it exists now or as it may hereafter be amended. The City Council has established by resolution the standard details for construction of public improvements, and other matters pertaining to the MLUDC. The standard details for construction of public improvements shall be kept by the City Engineer or the City Clerk and may be altered or amended by resolution of the City Council. Where conflicts or inconsistencies arise between the standard details for construction as approved by resolution of the City Council and those in other titles, the standard details for construction as approved by resolution of the City Council supersede those in other titles.

B. Standards Adopted by Reference Minimum. The standards and requirements established or referenced by the MLUDC are minimum requirements. These standards may be increased and additional requirements may be imposed for the purpose of mitigating identified probable significant adverse environmental impacts pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, as now established or hereafter amended. Such additional requirements may include, but shall not be limited to, off-site improvements to any public facility, the dedication or improvement of parks and open spaces, and monetary contributions to any City fund established to finance the provision of public services. (Ord. 3051, 9/24/24)

A. Windows. No building shall be designed without windows on a building façade. Exceptions may be made for zero-lot line homes as approved by the Director.

B. Siding Materials. Siding materials shall be wood, masonite, masonry, stucco, vinyl, or other exterior siding similar in appearance to siding materials commonly used on conventional site-built single-dwelling unit homes. The exterior siding materials shall extend to the top of the foundation or skirting.

C. Foundation. A permanent, perimeter masonry or a concrete foundation shall be required for all residential dwellings in the R-1 Residential District. Manufactured homes located within residential districts other than the R-1 Residential District, shall have a perimeter foundation or skirting that is similar in appearance to the foundations of site-built housing. Manufactured homes shall be placed on concrete runners extending for the length of the required blocking and eighteen (18) inches beyond the end pier. The runners shall be no less than six (6) inches in thickness and a minimum of two (2) feet in width. The runners will be reinforced with #4 rebar that are placed longitudinally and spaced no more than twelve (12) inches apart. Tie-downs are required as per manufacturer’s recommendation or as recommended by the Building Official.

D. Floor Level. The first finished floor level of a residence shall be 15 inches or less above the top of the perimeter foundation wall. Manufactured homes may be recessed (pit-set) to achieve this.

E. Garages. Whether attached or detached shall be setback from the front of the house a minimum of five (5) feet. Garages cannot make up more than fifty percent (50%) of a front facing façade.

F. Accessory. Accessory structures shall be setback a minimum of five (5) feet from the primary structure.

A. Windows. No building shall be designed without windows on a building façade. Exceptions may be made for zero-lot line homes as approved by the Director.

B. Siding Materials. Siding materials shall be wood, masonite, masonry, stucco, vinyl, or other exterior siding similar in appearance to siding materials commonly used on conventional site-built single-dwelling unit homes. The exterior siding materials shall extend to the top of the foundation or skirting.

C. Foundation. A permanent, perimeter masonry or a concrete foundation shall be required for all residential dwellings in the R-2 Residential District. Manufactured homes located within residential districts other than the R-2 Residential District, shall have a perimeter foundation or skirting that is similar in appearance to the foundations of site-built housing. Manufactured homes shall be placed on concrete runners extending for the length of the required blocking and eighteen (18) inches beyond the end pier. The runners shall be no less than six (6) inches in thickness and a minimum of two (2) feet in width. The runners will be reinforced with #4 rebar that are placed longitudinally and spaced no more than twelve (12) inches apart. Tie-downs are required as per manufacturer’s recommendation or as recommended by the Building Official.

D. Floor Level. The first finished floor level of a residence shall be fifteen (15) inches or less above the top of the perimeter foundation wall. Manufactured homes may be recessed (pit-set) to achieve this.

E. Garages. Whether attached or detached shall be setback from the front of the house a minimum of five (5) feet. Garages cannot make up more than fifty percent (50%) of a front facing façade.

F. Access. Corner lots shall include access and building façade/entrance to each frontage for multi-dwelling unit structures.

G. Accessory. Accessory structures shall be setback a minimum of five (5) feet from the primary structure. (Ord. 3051, 9/24/24)

A. In General. Multifamily Residential shall comply with the applicable sections of the City of Moses Lake Design Standards and Guidelines which are adopted by this reference as if fully set forth herein.

B. Building Orientation.

3. Where parcels have multiple frontages, buildings shall be designed with orientation towards both streets as much as feasible.

C. Building Articulation – Multifamily Buildings. All multifamily buildings and residential portions of mixed-use buildings shall include at least three of the following articulation features at intervals of no more than thirty (30) feet along all facades facing a street, common open space, and common parking areas:

D. Base, Middle, and CapTop Massing Standards. In order to reduce the bulk appearance of multi-story buildings and to maintain a pedestrian scale. The following standards shall be met.

E. Roofline Modulation. In order to qualify as a roofline modulation treatment in the standards herein, rooflines shall be varied by emphasizing dormers, chimneys, stepped roofs, gables, or a broken or articulated roofline consistent with the required articulation interval. Modulation shall consist of either:

3. Combination. A combination of the above.

F. Screening of Rooftop Mounted Mechanical Equipment.

2. Painting rooftop equipment or erecting fences are not acceptable methods of screening rooftop equipment.

A. Roof construction shall be of nonreflective materials.

B. Wheels and tongue of all manufactured homes not located in manufactured home parks shall be removed.

C. All manufactured homes shall be new and previously untitled and shall bear the insignia of approval by the State of Washington or the U.S. Department of Housing and Urban Development indicating compliance with the National Manufactured Housing Construction Safety Standards Act of 1974 (effective June 15, 1976).

D. Residential structures shall be constructed with a perimeter masonry or concrete foundation that is in accordance with the State Building Code.

E. Residential structures shall have a hard surfaced route from the main entrance of the residence to the street. This route may be directly from the entrance to the street or may be from the entrance to the driveway.

F. All required off-street parking spaces shall be paved. The access route from the street to the parking spaces shall also be paved, unless the street is not improved with paving.

G. The front-facing facade of an attached garage shall have articulation from the rest of the facade. This may be provided by a setback, trellis, change in roof line, or other architectural technique approved by the Director.

H. All buildings on the same lot should generally use similar materials and styles to provide a cohesive appearance. They may vary in individual features and accents. (Ord. 3051, 9/24/24)

A. Accessory Dwelling Units (ADUs). The City intends to promote and encourage the creation of Accessory Dwelling Units, subject to the design and development standards found herein, for the purposes of:

B. Where Allowed. The installation or construction of an ADU, subject to the specific design and development standards found in this Chapter, shall be allowed in all residential zones. ADUs shall be allowed as an accessory to any properly permitted principal unit.

C. Where Prohibited. ADUs are prohibited on any lot that has or will have a multifamily use. ADUs are prohibited on any lot for which the primary use is commercial or industrial in nature, except that living quarters or dwelling units used for on-site security personnel may be allowed.

D. General Performance Standards Apply. All standards for the underlying zoning district, including lot size, minimum setbacks, and overall building/lot coverage, as set forth in the applicable Sections of MLUDC Part 15.400, shall be met with respect to the siting and dimensions of ADUs, except that a detached ADU may be sited at the lot line if that lot line abuts a public alley.

E. Administrative Review. An ADU permit application shall be processed as a Type I permit.

F. General Design Standards. The ADU shall be designed and constructed to maintain the appearance of the principal unit, including exterior finish materials, trim, roof pitch, window design, and color. Any and all requirements, limits, restrictions, or design criteria that apply to the principal unit shall also apply to the ADUs and their placement.

G. Number Allow Per Lot. No more than two (2) ADUs shall be permitted in conjunction with the principal unit on a single lot of record; provided, that adequate provisions for water and sewage are met, and all other applicable criteria, standards, and code requirements can be satisfied.

H. Allowable Size. An ADU shall have a gross floor area that is no less than three hundred (300) square feet and no greater than one thousand (1,000) square feet max.

I. Permitted Height. An ADU shall have a maximum roof height limit of twenty-four (24) feet. Except that an ADU to be constructed above an existing structure, including garages, may have a maximum roof height limit of thirty-two (32) feet. If an existing structure is itself being converted to an ADU, then the twenty-four (24) foot limit applies.

J. Conversion of Existing Legally Established Structures Allowed. An existing structure, including detached garages, may be converted to an ADU. Such a conversion is allowed even if the existing structure violates current code requirements for setbacks or lot coverage. All other requirements, including those for building code compliance, and any other provisions for health and safety shall apply.

K. Parking Requirements. One (1) off-street parking space shall be provided for each ADU.

L. Home Occupations. Home businesses or other home occupations shall comply with criteria the same as allowed for the primary residence and adopted standards.

M. Short Term Rentals. Short Term Rentals of ADUs are prohibited.

N. Overriding State and Local Laws. This Chapter does not supersede or override other applicable local and state laws designed to protect critical areas or their buffers, environmentally sensitive areas, natural resources, nor any other duly applicable law or regulation designed for the general health and safety of the public.

A. In General. Cluster development may consist of tiny homes, cottage style housing, or other similar co-housing clusters that consist of a mixture of smaller units fixed on a single parcel of development. The purpose of this development type is to have the housing types arranged in clusters of typically (3) to (12) units around a green space. These developments are meant to allow for flexibility and uniqueness in design.

B. Dimensional Standards. Table Tiny Home, Cottage, and Co-Housing Cluster Lot and Building Standards illustrates the dimensional standards and Figure-illustrative Cottage Housing Development Massing, illustrates an example for a housing cluster development.

C. Screening Requirements. In order to be compatible in character with single-family houses in the R-1 and R-2 zones, boundaries between Cluster Developments and adjacent residential zoned properties shall be screened with landscaping or architectural treatments to reduce the appearance of bulk or intrusion onto adjacent residential properties.

D. Homeowners’ Association. If the Cluster Development is a condominium, a homeowner’s association is required to be created for the purpose of regulating and providing for the use and maintenance of common areas, buildings, and similar shared improvements or features. Covenants reflecting such use and maintenance requirements shall be recorded with the Grant County Auditor.

A. In General. Pursuant to the requirements of RCW 35.21.684, the City does not discriminate against consumers’ choices in the placement or use of a manufactured home in such a manner that is not equally applicable to all types of homes. MLUDC 15.415.030 applies only to manufactured housing units placed on individual lots. Any terms used in this Section follow those definitions as found in RCW 35.63.160 and RCW 59.20.400

B. Where Allowed. Manufactured homes are allowed in all zones where a single-family dwelling is a permitted use, subject to the development standards found in MLUDC 15.415.040(C) below.

C. Standards. Homes built to 42 U.S.C. §5401-5403 standards (and as amended) are regulated for the purposes of siting in the same manner as site-built homes, factory-built homes, or homes built to any other state construction or local design standard. In addition, the following standards shall apply to all manufactured homes to be placed on an individual residential lot:

D. Fire and Safety. Notwithstanding foregoing subsections D and E, the City may restrict the location of a manufactured home in manufactured home communities for any other reason including, but not limited to, failure to comply with fire, safety, or other local ordinances or state laws related to manufactured homes.

E. Restrictions Preserved. MLUDC Chapter 15.415 does not override any legally recorded covenants or deed restrictions of record.

F. State Jurisdiction Preserved. MLUDC Chapter 15.415 does not affect the authority granted to the Department of Labor and Industries under Chapter 43.22 RCW.

G. Recreational Vehicles and Tiny Homes. In general, recreational vehicles and tiny homes are not allowed as a matter of right in the same way that manufactured homes are under this Section. (Ord. 3051, 9/24/24)

A. In General. Manufactured Home Parks are permitted in the R-2 and R-3 zones as a conditional use and are further subject to the standards of this Section.

B. Density. Manufactured Home Park density shall be consistent with the underlying zoning classification.

C. Sales Prohibited. The sale of manufactured home spaces within a manufactured home park is prohibited. Manufactured home park binding site plans shall not authorize the sale or transfer of ownership of a space or spaces within a manufactured home park. No space shall be rented or leased within a manufactured home park except for a manufactured home unit or an RV or tiny home subject to the requirements of subsection D.

D. Recreational Vehicles and Tiny Homes. Recreational vehicles or tiny houses with wheels, as defined in RCW 35.21.686, are permitted primary residences in manufactured home parks, PROVIDED:

E. Open Space. A Manufactured Home Park shall provide at least ten percent (10%) of the gross site area for open space or recreational areas available for use by all residents. Internal roads, parking, driveways, setback areas, or other areas less than five thousand square feet do not count as required open space.

F. Accessory Uses. A Manufactured Home Park may include accessory uses and buildings:

G. Frontage Required. Each manufactured home space shall have direct frontage on a public or private street.

H. Lot and Building Standards. The lot and building standards for manufactured homes are set out in Table 15.415.040. The standards of this Subsection apply to manufactured homes that are located in new manufactured home communities or expanded areas of existing manufactured home parks.

I. Screening. The manufactured home park shall be enclosed on all sides with a permanently maintained sight obscuring fence, wall, berm, or combination thereof, that is six (6) feet in height and tapering to a maximum of four (4) feet in height at the park entrances as approved by the City Engineer to ensure adequate sight distance.

J. Pedestrian Facilities. The manufactured home park shall contain designated hard surface pedestrian walkways to and from all service and recreation facilities; and between locations where pedestrian traffic might interfere with vehicular traffic. There must be vehicular and pedestrian access from a dedicated and improved public street(s) to the manufactured home park.

K. Landscaping and Buffers. Landscaping shall comply with MLUDC Chapter 15.720.

L. Signs. Signs identifying the manufactured home park shall comply with MLUDC Chapter 15.735.

M. Occupant Parking. There shall be provided and maintained on each manufactured home space at least two (2) parking spaces. Each parking space shall have a minimum width of nine feet (9') and minimum length of twenty feet (20').

N. Guest Parking. In addition to occupant parking, guest parking shall be provided within the manufactured home park at a ratio of not less than one-quarter (0.25) parking space for each manufactured home space. Such parking shall be hard surfaced and reserved solely for guest parking. Such parking shall be conveniently arranged throughout the manufactured home park or provided in parking lanes.

O. Streets.

P. Existing Communities. For manufactured home communities that were legally in existence before June 12, 2008, nothing in this Section should be construed to restrict the location of manufactured homes therein based exclusively on the age or dimensions of the manufactured home.

Q. Existing Lots. Nothing in this Section should be construed to prohibit the siting of a manufactured home on an existing lot based solely on lack of compliance with existing separation and setback requirements that regulate the distance between homes. (Ord. 3051, 9/24/24)

A. Purpose and Intent. The purpose of MLUDC 15.415.050-15.415.080 is to allow and establish a review and permitting process for the location, siting, and indoor operation of emergency shelters, emergency housing, transitional housing, permanent supportive housing and transitional parking. In accordance RCW 35A.21.430, these regulations are intended to protect public health and safety by requiring safe operations of these uses for both the residents and the broader community.

B. Applicability. MLUDC 15.415.050-15.415.080 and these requirements apply to all proposals for a new or expanding emergency shelter, emergency housing, transitional housing, permanent supportive housing, or transitional parking, including modifications to such uses.

C. Permit Type. An application for a listed use under MLUDC 15.415.050-15.415.080 is classified as a Type II permit. See MLUDC Chapter 15.205.

D. Authority to Impose Conditions. In addition to the Type II permit process and the additional standards listed in MLUDC 15.415.050-15.415.080, the Director or their designee shall have the authority to impose specific conditions on the approval of the permit. These conditions may be imposed to:

E. Temporary Emergency Shelters. The Director may authorize the operation of a temporary emergency shelter for up to thirty (30) calendar days in situations where an immediate life, health, or safety concern exists due to unanticipated or severe environmental conditions. The Director may authorize an extension to the thirty (30) calendar days for a specified period, if the City Council has adopted a resolution pursuant to Chapter 38.52 RCW declaring that the conditions which gave rise to the operation of the temporary emergency shelter continue in effect, and constitute a threat to the life, health, and safety of the residents of the City. Temporary emergency shelters authorized by this Section are not subject to the requirements of MLUDC 15.415.060 – 15.415.080. (Ord. 3051, 9/24/24)

A. Forms, Submission, and Fees. An application for emergency shelter, emergency housing, transitional housing, permanent supportive housing, or transitional parking must comply with the following requirements and include the following items in order to be accepted as Counter-Complete and initiate the review process:

B. Information Required. All applications for emergency shelter, emergency housing, transitional housing, permanent supportive housing, or transitional parking shall contain the following information:

A. Underlying Standards Apply. An application for emergency shelter, emergency housing, transitional housing, permanent supportive housing, or transitional parking shall be subject to all locally applicable land use, development, zoning, and building regulations requirements.

B. Additional Standards. In addition to the requirements, an application for emergency shelter, emergency housing, transitional housing, permanent supportive housing, or transitional parking shall be subject to the following standards:

A. Density.

B. Building Regulations. All units shall include the following:

C. Micro (Tiny) Homes as an Accessory Dwelling Unit (ADU). Micro (Tiny) Homes utilized as an Accessory Dwelling unit shall comply with MLUDC 15.415.010. (Ord. 3051, 9/24/24)

A. Standards Adopted by Reference. This Chapter recognizes and incorporates the standard details for construction of public improvements, as it exists now or as it may hereafter be amended. The City Council has established by resolution the standard details for construction of public improvements, and other matters pertaining to this Chapter. The standard details for construction of public improvements shall be kept by the City Engineer or the City Clerk and may be altered or amended by resolution of the City Council. Where conflicts or inconsistencies arise between the standard details for construction as approved by resolution of the City Council and those in other titles, the standard details for construction as approved by resolution of the City Council supersede those in other titles.

B. Standards Adopted by Reference Minimum. The standards and requirements established or referenced by this Chapter are minimum requirements. These standards may be increased and additional requirements may be imposed for the purpose of mitigating identified probable significant adverse environmental impacts pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, as now established or hereafter amended. Such additional requirements may include, but shall not be limited to, off-site improvements to any public facility, the dedication or improvement of parks and open spaces, and monetary contributions to any City fund established to finance the provision of public services.

A. In General. Commercial projects shall comply with the applicable sections of the City of Moses Lake Design Standards and Guidelines which are adopted by this reference as if fully set forth herein.

B. Building Orientation.

C. Blank Wall Treatment. A wall (including building facades and retaining walls) is considered a blank wall if:

D. Building Articulation. All other buildings featuring nonresidential uses on the ground floor shall include at least three of the following articulation features along all facades facing a street and containing the customer building entries (alley facades are exempt) at intervals of no more than sixty (60) feet.

E. Base, Middle, and Cap Massing Standards. In order to reduce the bulk appearance of multi-story buildings and to maintain a pedestrian scale. The following standards shall be met.

F. Roofline Modulation. In order to qualify as a roofline modulation treatment in the standards herein, rooflines shall be varied by emphasizing dormers, chimneys, stepped roofs, gables, or a broken or articulated roofline consistent with the required articulation interval. Modulation shall consist of either:

G. Screening of Rooftop Mounted Mechanical Equipment.

H. General Provisions.

I. Ground Floor Windows in Commercial Zoning Districts.

A. In General. Commercial projects shall comply with the applicable sections of the City of Moses Lake Design Standards and Guidelines which are adopted by this reference as if fully set forth herein.

B. Building Orientation.

C. Blank Wall Treatment. A wall (including building facades and retaining walls) is considered a blank wall if:

D. Building Articulation. All other buildings featuring nonresidential uses on the ground floor shall include at least three (3) of the following articulation features along all facades facing a street and containing the customer building entries (alley facades are exempt) at intervals of no more than sixty (60) feet.

E. Base, Middle and Cap Massing Standards. In order to reduce the bulk appearance of multi-story buildings and to maintain a pedestrian scale. The following standards shall be met.

F. Roofline Modulation. In order to qualify as a roofline modulation treatment in the standards herein, rooflines shall be varied by emphasizing dormers, chimneys, stepped roofs, gables, or a broken or articulated roofline consistent with the required articulation interval. Modulation shall consist of either:

G. Screening of Rooftop Mounted Mechanical Equipment.

A. In General. Screen outdoor storage with building materials consistent with the architectural character of the main building. Materials such as sheet metal used as a screening material is not permitted.

B. Trash. Trash enclosures will be constructed of sturdy, durable, opaque materials (with trash receptacles screened from view). (Ord. 3051, 9/24/24)

A. Decision Type. Live-work units may be established through the conversion of existing buildings or by new construction with a Type II process.

B. Prohibitions. No work activity shall be permitted nor shall any live-work unit be established on any site that contains the potential to adversely affect others living or working in or nearby the live-work development by reason of dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration or other impacts, or would be hazardous by way of materials, process, product or wastes. The following are prohibited within or a part of live work units: automobile/vehicle sales and services, bars/lounges/night clubs, adult businesses, animal sales and services, liquor stores, funeral parlors and mortuaries, outdoor storage as a primary use, and salvage and wrecking. No explosive, toxic, combustible or flammable materials in excess of what would be allowed incidental to normal residential use shall be stored or used on the premises.

C. Change in Occupancy. A change in occupancy under the Building Code shall not be approved unless the Director finds that the change of occupancy would not conflict with or adversely affect existing uses in the building and in the area where the live-work unit is located. No use shall be approved where there would be the potential for adverse health impacts from the proposed use on the people residing in the unit. An example of a potential health impact is the potential for food contamination from uses that generate airborne particulates in a unit with an unenclosed kitchen

D. Floor Area. At least fifty percent (50%) of the gross floor area of a live-work unit must be designated and regularly used for work activities.

E. Residential Areas. Residential areas are permitted above, to the side, or in back of the business component; provided, that there is internal access between the residential and commercial space. The residential unit(s) shall be occupied by the owner, manager, or employee(s) of the commercial space.

F. Conversion of Commercial Component. The commercial component as designated on the floor plan shall remain commercial and cannot be converted to residential use.

G. Conversion of Residential Component. The residential component as designated on the floor plan shall remain residential and cannot be converted to commercial use.

H. New Construction. Common or private on-site open space shall be provided for the use of occupants pursuant to the multifamily standards. Such space may include rooftop, balcony, or patio for the residence.

I. External Access. The external access for the commercial component shall be oriented to the street or the lake and shall have at least one external entrance/exit separate from the living space. The entrance to the business component shall be located on the ground level. Access to the commercial component of each live/work unit shall be clearly separate from the common walkways or entrances to the other residential units within the development, or other residential units in adjacent developments.

J. Conversions. Any existing on-site open space shall be retained for the use of the occupants of the live-work units.

K. Business License Required. At least one occupant of each live-work unit shall maintain a current City business license for a business located in that unit.

N. Parking. The live/work unit shall be required to provide parking in accordance with MLUDC Chapter 15.715.

O. No Separate Sale or Rental of Portions of Unit. No portion of a live-work unit may be separately rented or sold as a commercial space for a person or persons not living in the premises or as a residential space for a person or persons not working in the same unit. (Ord. 3051, 9/24/24)

A. Primary Surface Area. This area is defined as a surface longitudinally centered on the Grant County Airport runways, which extends two hundred feet (200') beyond the end of the runway and is one thousand feet (1,000') wide. The primary surface is at the elevation of the runway.

B. Inner Approach Area. This area is defined as that area which lies directly below imaginary inclined surfaces (the “Inner Approach Surfaces”) longitudinally centered on the extended runway centerline and extending outward and upward from the north and south ends of the primary surface. The inner edges of the inner approach surfaces are one thousand (1,000) feet wide and expand uniformly to a width of four thousand (4,000) feet. The inner approach surfaces extend for a horizontal distance of ten thousand (10,000) feet at a slope of fifty (50) horizontal to one (1) vertical.

C. Outer Approach Area. This area is defined as that area which lies directly below imaginary inclined surfaces (the “Outer Approach Surfaces”) longitudinally centered on the extended runway centerline and extending outward and upward from the north and south outer edges of the inner approach surfaces. The inner edges of the outer approach surfaces are four thousand feet (4,000') wide and expand uniformly to a width of eight thousand feet (8,000'). The outer approach surfaces extend for a horizontal distance of forty thousand feet (40,000') at a slope of forty (40) horizontal to one (1) vertical.

D. Turning Area. This area is defined as that area which lies directly below an imaginary horizontal oval surface (the “Turning Surface”) one hundred fifty feet (150') above the established airport elevation (which is seventeen feet (17') above sea level), the perimeter of which is constructed by swinging ten-thousand-foot (10,000') radii arcs from the center of the end of the primary surface and by connecting the adjacent arcs with parallel lines tangent to those arcs.

E. Conical Area. This area is defined as that area which lies directly below an imaginary surface (the “Conical Surface”) which extends outward and upward from the periphery of the horizontal surface at a slope of twenty (20) horizontal to one (1) vertical for a horizontal distance of four thousand feet (4,000'). The Horizontal Surface is a horizontal plane 150 feet above the established Airport Elevation, the perimeter of which is constructed by swinging arcs of specified radii from the center of each end of the Primary Surface of each runway. Tangents then connect the adjacent arcs. Size of arcs as follows:

The radius of the arcs specified for each end of a runway will have the same numerical value, that value being the highest determined for either end of the runway. When a 5,000 foot arc is encompassing by tangents connecting two adjacent 10,000 foot arcs, it shall be disregarded.

F. Transitional Areas. These areas are defined as the areas which lie directly below the imaginary inclined surfaces (the “Transitional Surfaces”) which extend outward and upward from the edges of the primary surface and the inner and outer approach surfaces. The transitional surfaces extend at a slope of seven (7) horizontal to one (1) vertical at right angles to the runway centerline and extension of the runway centerline. Transitional surfaces for those portions of the approach surfaces which project through and beyond the limits of the conical surface, extend a distance of five thousand feet (5,000') measured horizontally from the edge of the approach surface and at right angles to the runway centerline. Transitional surfaces for those portions of the inner approach surface and the primary surface extend up to the turning surface.

G. Heliport Areas.

A. Inner Approach Area. Structures and trees shall not exceed the height of the Inner Approach Surface.

B. Outer Approach Area. Structures and trees shall not exceed the height of the Outer Approach Surface.

C. Turning Area. Structures and trees shall not exceed the height of the Turning Surface.

D. Conical Area. Structures and trees shall not exceed the height of the Conical Surface.

E. Transitional Areas. Structures and trees shall not exceed the height of the Transition Surfaces.

F. Heliport Areas. Structures and trees shall not exceed the height of the Heliport Approach and Transitional Surfaces.

G. Special Exception. The Director may permit a structure thirty-five (35) feet or less to exceed the height limits of the Airport Overlay District as a special exception. Such an exception shall only be permitted if the Director finds that all of the following conditions exist:

A. No Airport Hazards. Allow the establishment or creation of an airport hazard, including but not limited to:

B. No Incompatible Uses. Authorize any use or activity that would result in the siting of an incompatible use adjacent to an airport pursuant to RCW 36.70.547, as amended; or

C. No Increase in Nonconforming Structures or Use. Permit a nonconforming structure or use to be made larger or to become higher or become a greater hazard to air navigation than it was when the MLUDC was adopted. (Ord. 3051, 9/24/24)

A. Nonconforming Uses and Structures. A use, building, or structure which legally exists prior to the effective date of the ordinance codified in this Chapter is considered nonconforming and therefore is exempt, except as may be compelled by state or federal regulations. The use, building, or structure must adhere to the requirements of MLUDC Chapter 15.730.

B. Necessary Aviation Facilities. Any air navigation facility, airport visual approach, or aircraft arresting device, or meteorological device, or a type of device approved by the FAA, the location and height of which is fixed by its functional purpose.

C. Temporary Outdoor Events and Festivals. Temporary outdoor events and temporary outdoor festivals as defined in the Moses Lake Municipal Code and MLUDC, as long as the period of operation does not exceed five (5) days.

D. Temporary Structures. Temporary buildings and structures auxiliary to residential development and major construction which support the sale of dwellings and lots within the same subdivision or residential development, so long as such uses and associated structures are constructed or erected as incidental to a development, do not involve any significant investment, are solely used for the designated purpose and remain for a maximum of one (1) year.

E. Agricultural Structures. Bona fide agricultural buildings, structures, improvements, and associated developments so long as not more than one (1) single-family dwelling occurs within that portion of the parcel located within the Overlay District.

F. Other Uses. As determined by the Director to be minor or incidental and within the intent or objective of this Chapter to protect the airspace around the Grant County Airport from airspace obstructions, hazards, and incompatible land uses and to protect public health, safety, and general welfare within the Overlay District. (Ord. 3051, 9/24/24)

A. Primary Surface Area. This area is defined as a surface longitudinally centered on the Moses Lake Municipal Airport runway, which extends two hundred feet (200') beyond the end of the runway and is one thousand feet (1,000') wide. The primary surface is at the elevation of the runway.

B. Inner Approach Area. This area is defined as that area which lies directly below imaginary inclined surfaces (the “Inner Approach Surfaces”) longitudinally centered on the extended runway centerline and extending outward and upward from the north and south ends of the primary surface. The inner edges of the inner approach surfaces are one thousand (1,000) feet wide and expand uniformly to a width of four thousand (4,000) feet. The inner approach surfaces extend for a horizontal distance of ten thousand (10,000) feet at a slope of fifty (50) horizontal to one (1) vertical.

C. Outer Approach Area. This area is defined as that area which lies directly below imaginary inclined surfaces (the “Outer Approach Surfaces”) longitudinally centered on the extended runway centerline and extending outward and upward from the north and south outer edges of the inner approach surfaces. The inner edges of the outer approach surfaces are four thousand feet (4,000') wide and expand uniformly to a width of eight thousand feet (8,000'). The outer approach surfaces extend for a horizontal distance of forty thousand feet (40,000') at a slope of forty (40) horizontal to one (1) vertical.

D. Turning Area. This area is defined as that area which lies directly below an imaginary horizontal oval surface (the “Turning Surface”) one hundred fifty feet (150') above the established airport elevation (which is seventeen feet (17') above sea level), the perimeter of which is constructed by swinging ten-thousand-foot (10,000') radii arcs from the center of the end of the primary surface and by connecting the adjacent arcs with parallel lines tangent to those arcs.

E. Conical Area. This area is defined as that area which lies directly below an imaginary surface (the “Conical Surface”) which extends outward and upward from the periphery of the horizontal surface at a slope of twenty (20) horizontal to one (1) vertical for a horizontal distance of four thousand feet (4,000'). The Horizontal Surface is a horizontal plane 150 feet above the established Airport Elevation, the perimeter of which is constructed by swinging arcs of specified radii from the center of each end of the Primary Surface of each runway. Tangents then connect the adjacent arcs. Size of arcs as follows:

F. Transitional Areas. These areas are defined as the areas which lie directly below the imaginary inclined surfaces (the “Transitional Surfaces”) which extend outward and upward from the edges of the primary surface and the inner and outer approach surfaces. The transitional surfaces extend at a slope of seven (7) horizontal to one (1) vertical at right angles to the runway centerline and extension of the runway centerline. Transitional surfaces for those portions of the approach surfaces which project through and beyond the limits of the conical surface, extend a distance of five thousand feet (5,000') measured horizontally from the edge of the approach surface and at right angles to the runway centerline. Transitional surfaces for those portions of the inner approach surface and the primary surface extend up to the turning surface. (Ord. 3051, 9/24/24)

A. Inner Approach Area. Structures and trees shall not exceed the height of the Inner Approach Surface.

B. Outer Approach Area. Structures and trees shall not exceed the height of the Outer Approach Surface.

C. Turning Area. Structures and trees shall not exceed the height of the Turning Surface.

D. Conical Area. Structures and trees shall not exceed the height of the Conical Surface.

E. Transitional Areas. Structures and trees shall not exceed the height of the Transition Surfaces.

F. Special Exception. The Director may permit a structure thirty-five (35) feet or less to exceed the height limits of the Airport Overlay District as a special exception. Such an exception shall only be permitted if the Director finds that all of the following conditions exist:

A. No Airport Hazards. Allow the establishment or creation of an airport hazard, including but not limited to:

B. No Incompatible Uses. Authorize any use or activity that would result in the siting of an incompatible use adjacent to an airport pursuant to RCW 36.70.547, as amended.

C. Other Prohibited Uses. Additional prohibited uses within the Moses Lake Municipal Airport include:

D. No Increase in Nonconforming Structures or Use. Permit a nonconforming structure or use to be made larger or to become higher or become a greater hazard to air navigation than it was when the MLUDC was adopted. (Ord. 3051, 9/24/24)

A. Nonconforming Uses and Structures. A use, building, or structure which legally exists prior to the effective date of the ordinance codified in this Chapter is considered nonconforming and therefore is exempt, except as may be compelled by state or federal regulations. The use, building, or structure must adhere to the requirements of MLUDC Chapter 15.730.

B. Necessary Aviation Facilities. Any air navigation facility, airport visual approach, or aircraft arresting device, or meteorological device, or a type of device approved by WSDOT, the location and height of which is fixed by its functional purpose;

C. Temporary Outdoor Events and Festivals. Temporary outdoor events and temporary outdoor festivals as defined in the Moses Lake Municipal Code and MLUDC, as long as the period of operation does not exceed five (5) days.

D. Temporary Structures. Temporary buildings and structures auxiliary to residential development and major construction which support the sale of dwellings and lots within the same subdivision or residential development, so long as such uses and associated structures are constructed or erected as incidental to a development, do not involve any significant investment, are solely used for the designated purpose and remain for a maximum of one (1) year.

E. Agricultural Structures. Bona fide agricultural buildings, structures, improvements, and associated developments so long as not more than one (1) single-family dwelling occurs within that portion of the parcel located within the Overlay District.

F. Other Uses. As determined by the Director to be minor or incidental and within the intent or objective of this Chapter to protect the airspace around the Moses Lake Municipal Airport from airspace obstructions, hazards, and incompatible land uses and to protect public health, safety, and general welfare within the Overlay District.

A. “Multifamily housing” means building(s) having four (4) or more dwelling units designed for permanent residential occupancy resulting from new construction or rehabilitation or conversion of vacant, underutilized, or substandard buildings.

B. “Owner” means the property owner of record.

C. “Director” means the Community Development Director.

D. “Permanent residential occupancy” means multi-unit housing that provides either rental or owner occupancy on a nontransient basis. This includes owner-occupied or rental accommodation that is leased for a period of at least one (1) month. This excludes hotels and motels that predominantly offer rental accommodation on a daily or weekly basis.

E. “Rehabilitation improvements” means modifications to existing structures, that are vacant for twelve (12) months or longer, that are made to achieve a condition of substantial compliance with existing building codes or modification to existing occupied structures which increase the number of multifamily housing units.

F. “Residential targeted area” means an area within an urban center that has been designated by the City Council as lacking sufficient, available, desirable, and convenient residential housing to meet the needs of the public.

G. “Urban center” means a compact, identifiable district containing several business establishments, adequate public facilities, and a mixture of uses and activities, where residents may obtain a variety of products and services. (Ord. 3074, 2025)

A. Criteria. Following notice and a public hearing, as prescribed in RCW 4.14.040, the City Council may, in its sole discretion, designate one (1) or more residential target areas. The designated target area must meet the following criteria:

B. Target Area Standards and Guidelines. For the designated residential target areas, the City Council shall adopt basic requirements for both new construction and rehabilitation, including the application process and procedures. The City Council may also adopt guidelines to include the following:

C. Designated Target Area. The City Council has adopted residential target area as indicated on the map attached to the ordinance codified in this chapter. (Ord. 3074, 2025)

A. Location. The project must be located within Moses Lake’s residential target area, as designated under Section 15.429.030.

B. Size. The project must include at least four (4) units of multifamily housing within a residential structure or as part of a mixed-use development. A minimum of four (4) new units must be constructed or at least four (4) additional multifamily units must be added to existing occupied multifamily housing. Existing multifamily housing that has been vacant for twelve (12) months or more does not have to provide additional units so long as the project provides at least four (4) units of new, converted, or rehabilitated multifamily housing.

C. Residential Displacement and Demolition. The project must not displace existing residential units, unless the units are certified not to meet current building and housing codes. The units can then be rehabilitated or replaced and included in the qualified portion of the project to receive the property tax abatement. If the units slated for replacement or demolition do meet current code, then the size of the project needs to be increased by the number of units that are being replaced or demolished and these replacement units would not qualify for the property tax abatement. Property proposed to be rehabilitated or developed must be vacant at least twelve (12) months before submitting an application.

D. Permanent Residential Housing. At least fifty percent (50%) of the space designated for multifamily housing must be provided for permanent residential occupancy.

E. Proposed Completion Date. New construction of multifamily housing and rehabilitation improvements must be scheduled to be completed within three (3) years from the date of approval of the application.

F. Compliance With Guidelines and Standards. The project must be designed to comply with the City’s comprehensive plan, building, housing, and zoning codes, and any other applicable regulations in effect at the time the application is approved. Rehabilitation and conversion improvements must comply with all applicable housing codes. New construction must comply with the building code. The project must also comply with any other standards and guidelines adopted by the City Council for the residential target area in which the project will be developed. (Ord. 3074, 2025)

A. Application. An application needs to be filed with the Community Development Department. A fee of five hundred thirty dollars ($530) needs to be included to cover the Grant County Assessor’s administrative costs. Upon approval of the application, the fee will be forwarded to the Grant County Assessor’s office for processing. A complete application shall include:

B. Application Review and Issuance of Conditional Certificate. The Community Development Director may certify as eligible an applicant who is determined to comply with the requirements of this chapter. A decision to approve or deny an application shall be made within thirty (30) days of receipt of a complete application.

C. Extension of Conditional Certificate. The Community Development Director may extend the conditional certificate for a period not to exceed twenty-four (24) consecutive months. The applicant must submit a written request stating the grounds for extension. An extension may be granted if it is determined that:

D. Application for Final Certificate. Upon completion of the improvements agreed upon in the contract between the applicant and the City and upon issuance of a temporary or permanent certificate of occupancy, the applicant may request a final certificate of tax exemption. The applicant must file with the Community Development Department the following:

E. Issuance of Final Certificate. If the Community Development Director determines that the project has been completed in accordance with the contract between the applicant and the City and has been completed within the authorized time period, the Community Development Director shall, within ten (10) days, file a final certificate of tax exemption with the Grant County Assessor.

F. Annual Compliance Review. Within thirty (30) days after the first anniversary of the date of filing the final certificate of tax exemption and each year thereafter, for a period of eight (8) or twelve (12) years, the property owner shall file a notarized declaration with the Community Development Director indicating the following:

G. Cancellation of Tax Exemption. If the Community Development Director determines the owner is not complying with the terms of the contract, the tax exemption may be cancelled. This cancellation may occur in conjunction with the annual review or at any other time when noncompliance has been determined. If the owner intends to convert the multifamily housing to another use, the owner must notify the Community Development Director and the Grant County Assessor within sixty (60) days of the change in use.