Walla Walla City Zoning Code
Division III
ZONING DISTRICTS
§ 20.50.010 General intent of zones.
The zoning districts established and described in this chapter are intended to implement the Land Use Element and Housing Element policies of the Walla Walla Urban Area Comprehensive Plan consistent with the Washington Growth Management Act by establishing minimum site dimensional and design criteria to assure land use compatibility and promote public health, safety, and welfare.
(Ord. 95-5 § 1(part), 1995; Ord. 2000-6 § 2(part), 2000; Ord. 2008-06 § 70, 2008; Ord. 2012-09 § 24, 2012; Ord. 2018-53 § 12(part), 2018)
§ 20.50.020 RN Neighborhood Residential.
The Neighborhood Residential Zone is intended to provide for a variety of housing dwelling unit types including but not limited to single-family residential, duplexes, triplexes, fourplexes, townhomes, cottage housing, tiny homes, stacked flats, and accessory dwelling units.
A.
Level of Uses. The uses allowed by Level I, II, III, or IV procedures in this zone are designated by a 1, 2, 3, or 4 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
B.
The subdivision of an existing lot in the Neighborhood Residential Zone requires a minimum net density of four dwelling units per acre.
C.
The Neighborhood Residential Zone allows for up to four dwelling units per lot.
D.
Minimum Yard Requirements.
1.
Front yard: twenty feet. Front setbacks for cottage housing: see Chapter 20.117. Corner lots have two front yards: primary and secondary. The primary front yard (generally off-street parking side) shall be full depth; the secondary front yard shall be one-half the required front yard depth. Front yard setback for garage or carport must be twenty feet; front yard setback for house may be reduced to fifteen feet.
2.
Side yard: five feet; attached housing with a shared wall/property line can be zero feet except for end units that shall be five feet.
3.
Rear yard: twenty feet. Rear yards for cottage housing: see Chapter 20.117. Rear yards for detached accessory structures: see Chapter 20.118. Corner lots are not considered to have rear yards. Rear yard setbacks subject to the setbacks in this subsection (D)(3) may be reduced to ten feet when the following conditions are met:
4.
For exceptions to these minimum standards, see Section 20.102.020.
E.
Lot Coverage. Buildings shall occupy a maximum of fifty percent of the lot.
F.
Building Height. No building shall exceed thirty-five feet.
(Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020; Ord. 2021‑46 § 10, 2021; Ord. 2023-33 § 3, 2023; Ord. 2025-07 § 5, 5/14/2025)
§ 20.50.030 RM Multi-Family Residential.
The Multi-Family Residential Zone is intended to accommodate a compatible mixture of multifamily residential uses. Such areas generally serve as transition or buffer zones between major arterials or more intensively developed commercial areas and residential districts.
A.
Level of Use. The uses allowed by Level I, II or III procedures in this zone are designated by a 1, 2 or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
B.
The Multi-Family Residential Zone shall have a minimum density of twelve dwelling units per acre and maximum density of seventy-five dwelling units per acre.
C.
Minimum Yard Requirements.
1.
Front yard: fifteen feet. Corner lots have two front yards: primary and secondary. The primary front yard (generally off-street parking side) shall be full depth; the secondary front yard shall be one-half the required front yard depth.
2.
Side yard: five feet.
3.
Rear yard: ten feet. Corner lots are not considered to have rear yards.
4.
For exceptions to these minimum standards, see Section 20.102.020.
D.
Lot Coverage. Buildings shall occupy a maximum of sixty-five percent of the lot.
E.
Building Height. No building shall exceed sixty feet.
(Formerly 20.50.065; Ord. 2012-09 § 28, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020; Ord. 2025-21, 10/22/2025)
§ 20.50.035 MHC Mobile/Manufactured Home Park Community.
The Mobile/Manufactured Home Park Community Zone is intended to provide and protect affordable opportunities for the long-term occupancy of manufactured housing and mobile homes for residential purposes or rented or leased sites in mobile/manufactured home parks. Regulations are designed to establish, stabilize, and protect the residential character of the zone and to prohibit all incompatible activities. Certain essential and complementary uses are also permitted under conditions and standards which ensure protection of the character of the zone.
A.
Level of Uses. The uses allowed by Level I, II, III procedures in this zone are designated by a 1, 2, or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
C.
A Mobile/Manufactured Home Park Community Zone Use Exception. A mobile/manufactured home park owner may request a use exception or modification from the application of the MHC zoning to their property as set forth below.
1.
The property owner shall submit an application on forms prepared by the development service department, with documentation demonstrating that application of the MHC zoning meets the criteria below.
2.
The city council may approve the property owner's request for a use exception if the property owner demonstrates:
a.
They do not have reasonable use of their property under the MHC zoning; or
b.
The uses authorized by the MHC zoning are not economically viable at the property's location.
If the request is granted by the city council, the property shall revert to its previous zoning designation without further action by the council. |
(Ord. 2023-02 § 7, 2023)
§ 20.50.040 CC Central Commercial District.
The Central Commercial Zone is intended to accommodate a wide variety of commercial activity (particularly those that are pedestrian oriented) together with compatible residential life styles and uses of upper story levels which will result in the most intensive and attractive use of the city's Central Business District.
A.
Level of Use. The uses allowed by Level I, II or III procedures in this zone are designated by a "1," "2" or "3" respectively on the Tables of Permitted Land Uses, Chapter 20.100.
C.
Minimum Yard Requirements.
1.
Infill commercial and mixed use development in the area designated as "Downtown" shall extend to the above-ground building line (which shall be the edge of the public right-of-way line) along any street frontage. Parking, if any, must be provided at the rear of the property.
2.
No setbacks in the Central Commercial Zone: no restrictions.
D.
Lot Coverage. Buildings may occupy up to one hundred percent.
E.
Building Height. No restrictions.
F.
Off-Street Parking. A portion of the Central Commercial Zone is exempt from off-street parking requirements as provided in Section 20.126.050(C), Downtown Area Exempt. Other standards depend on use. See Chapter 20.126, Off-Street Parking and Loading Standards, and Chapter 20.127, Table of Off-Street Parking Standards.
(Formerly 20.50.070; Ord. 2012-09 § 29, 2012; Ord. 2012-36 § 2, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.050 CH Highway Commercial.
The Highway Commercial Zone is intended to accommodate a wide range of commercial activities which largely depend upon proximity to major streets and arterials for trade and transportation. The types of uses permissible in this zone are generally similar to the types permissible in the Central Commercial Zone, except that additional automobile-oriented businesses and land extensive commercial activities such as automobile sales lots, greenhouses and nurseries, lumber yards, etc., are permissible.
A.
Level of Uses. The uses allowed by Level I, II or III procedures in this zone are designated by a "1", "2" or "3" respectively on the Tables of Permitted Land Uses, Chapter 20.100.
B.
A residential use proposed in the Highway Commercial Zone shall have a minimum density of twenty dwelling units per acre and maximum density of seventy-five dwelling units per acre.
E.
Lot Coverage. Buildings may not exceed eighty percent lot coverage.
F.
Building Height. No building may exceed sixty feet, except when abutting the RN zone, then maximum building height is thirty-five feet. For every one additional foot of setback, an additional foot of height may be granted.
(Formerly 20.50.075; Ord. 2012-09 § 30, 2012; Ord. 2017-45 § 63, 2017; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.060 IL/C Light Industrial/Commercial.
The Light Industrial/Commercial Zone is intended to: (A) provide for the development of areas near designated truck routes, highways and railroads in which certain types of industrial activities, which do not generate noise levels, light, or odor of fumes that would constitute a nuisance or hazard and which do not create exceptional demands upon public facilities and services, may be located; (B) permit in the same areas such commercial uses as may be compatible with the light industrial activities; and (C) protect such areas from other uses which may interfere with the stated purposes and efficient functioning of those purposes.
A.
Level of Uses. The uses allowed by Level I, II or III procedures in this zone are designated by a 1, 2 or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
C.
Minimum Yard Requirements.
1.
Front: no restrictions.
2.
Side: no restrictions, except where abutting a residential district, then ten feet.
3.
Rear: no restrictions, except where abutting a residential district, then twenty feet.
4.
For exceptions to these minimum standards, see Section 20.102.020.
D.
Lot Coverage. Up to one hundred percent lot coverage is allowed, provided all other development standards are met, such as off-street parking, landscaping, etc.
E.
Building Height. No building may exceed fifty feet, except when abutting the RN zone, then maximum building height is thirty-five feet.
(Formerly 20.50.080; Ord. 2012-09 § 31, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.070 IH Heavy Industrial.
The Heavy Industrial Zone is intended primarily to provide adequate land area for the location of a broad range of industrial activities which may, by their nature, create a greater degree of hazard or annoyance than would be permitted in any other zoning district. Certain uses such as residential and retail businesses are not permitted in this zone in order to promote a viable heavy industrial area which will not be injurious to nor hindered by incompatible uses.
A.
Level of Uses. The uses allowed by Level I, II or III procedures in this zone are designated by a 1, 2 or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
C.
Minimum Yard Requirements.
1.
Front: no restrictions.
2.
Side: no restrictions, except where abutting a residential district, then ten feet.
3.
Rear: no restrictions, except when abutting a residential district, then twenty feet.
4.
For exceptions to these minimum standards, see Section 20.102.020.
D.
Lot Coverage. Up to one hundred percent lot coverage is allowed, provided all other development standards are met, such as off-street parking, landscaping, etc.
E.
Building Height. No building shall exceed eighty feet, except when abutting the RN zone, then maximum building height is thirty-five feet.
(Formerly 20.50.085; Ord. 2012-09 § 32, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.080 PR Public Reserve.
The Public Reserve Zone is intended to: (A) protect and preserve certain areas of land devoted to existing and future use for civic, cultural, educational and similar facilities; (B) provide for the social needs of the community as those needs relate to public services, open space and institutions, whether publicly or privately sponsored; (C) enhance the identity and image of the community as a desirable place for human growth and development; (D) provide opportunities and facilities for the various activities and needs of a diverse and dynamic population; and (E) provide and protect parks, open space and other natural, physical assets of the community to improve the aesthetic and functional features of the community.
A.
Level of Uses. The uses allowed by Level I, II or III procedures in this zone are designated by a 1, 2 or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
B.
Minimum Lot Dimensions. Due to the wide range of land uses, structure types, and lot sizes inherent in the generalized category of Public Reserve, lot dimensions are best determined through the site plan review process. When a proposed use is permitted in another zone with specified lot dimensions, the requirements of that zone generally shall apply in the Public Reserve zone. In any case, lot dimensions shall be sufficient to accommodate parking, vehicle maneuvering areas, landscaping, open space, and other development standards required by this title for the use as determined by the site plan review process (Chapter 20.46).
C.
Minimum Yard Requirements. When a proposed use is permitted in another zone with specified yard requirements, the requirements of that zone generally shall apply in the Public Reserve zone. In any case, yard requirements shall be sufficient to meet fire and other standards as determined by the site plan review process.
D.
Lot Coverage. Buildings may not exceed eighty percent lot coverage.
E.
Building Height. Building height shall be determined by the site plan review process to be compatible with appropriate use of adjacent properties.
(Formerly 20.50.090; Ord. 2012-09 § 33, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.090 AD Airport Development District.
The Airport Development District Zone is intended for the development and use of land within the boundaries of the Walla Walla Regional Airport, primarily for aviation and industrial development. Public and quasi-public uses, agricultural development, and commercial activity which functions as a secondary support to aviation and agriculture are also permitted. Review of proposed development is to ensure compatibility with aviation facilities and adjacent properties, and to enhance the potential for future commercial, industrial, public and quasi-public development, and will include input from the management of the Walla Walla Regional Airport. The airport manager will be responsible for application of specific airport development standards and aviation related standards of the Federal Aviation Administration (FAA).
A.
Level of Uses. The uses allowed by Level I, II or III procedures in this zone are designated by a 1, 2 or 3 respectively on the Tables of Permitted Land Uses, Chapter 20.100.
B.
Minimum Lot Dimensions. Due to the wide range of land uses, structure types, and lot sizes inherent in the generalized category of the Airport Development District Zone, lot dimensions are best determined through the site plan review process. When a proposed use is permitted in another zone with specified lot dimensions, the requirements of that zone generally shall apply in the Airport Development District Zone. In any case, lot dimensions shall be sufficient to accommodate parking, vehicle maneuvering areas, landscaping, open space, and other development standards required by this title for the use as determined by the site plan review process (Chapter 20.46).
C.
Minimum Yard Requirements. When a proposed use is permitted in another zone with specified yard requirements, the requirements of that zone generally shall apply in the Airport Development District Zone. In any case, yard requirements shall be sufficient to meet fire and other standards as determined by the site plan review process.
D.
Lot Coverage. Specific standards will be determined by the site plan review committee depending on the proposed use.
E.
Building Height. All building heights must conform to standards provided by the FAA.
(Formerly 20.50.095; Ord. 2012-09 § 34, 2012; Ord. 2018-53 § 12(part), 2018; Ord. 2020-51 § 10, 2020)
§ 20.50.100 AA Airport Approach – Overlay Zone.
The Airport Approach – Overlay Zone is intended to protect certain runway approaches of the Walla Walla City-County Regional Airport from land uses and structures which would tend to impair the full utilization of the runways. It is further the purpose of this overlay zone to protect the health and lives of the public by preventing the undue concentration of population subject to airport hazards. The rules of this overlay zone are imposed in addition to those of the underlying district. Developments must comply with the requirements of both zones, or the more restrictive of the two.
A.
Permitted Uses. Permitted uses in the Airport Approach – Overlay Zone include those uses in the underlying zoning district except as specified in subsection B of this section.
B.
Prohibited Uses. The following types of development and similar developments are prohibited in the Airport Approach – Overlay Zone:
1.
All dwelling units, except a single-family dwelling unit is permitted when used exclusively by security personnel employed by the existing use;
2.
Theaters;
3.
Churches;
4.
Schools;
5.
Commercial recreation facilities such as stadiums, coliseums, and amusement parks where heavy concentrations of population assemble;
6.
Clubs, lodges;
7.
Hospitals, convalescent centers;
8.
RV parks, campgrounds;
9.
Motels, hotels;
10.
Large capacity retail facilities such as supermarkets, department stores or multiple tenant complexes.
C.
Building Height. All building heights must conform to standards provided by the Federal Aviation Administration.
(Ord. 2012-09 § 35, 2012)
§ 20.50.110 UPC Urban Planned Communities.
The purpose of the Urban Planned Communities (UPC) Zone is to provide greater flexibility and encourage more creative land planning solutions on large parcels of land than would be achieved by traditional lot-by-lot development using the other zoning districts in this code, while at the same time ensuring substantial compliance with the goals and policies of the Comprehensive Plan and permitting more advantageous and efficient use of sites and infrastructure through the location and arrangement of structures, circulation, parking, and open spaces. The purposes of this district also are to provide flexibility to achieve public benefits and to respond to changing community needs.
(Formerly 20.50.105; Ord. 2012-09 § 36, 2012; Ord. 2016-49 § 7, 2016; Ord. 2018-53 § 12(part), 2018)
§ 20.50.120 Applicability.
The UPC zone is allowed only on sites of ten acres or more and designated on the Comprehensive Plan land use map as an urban planned community. "Sites," for purposes of this section, means contiguous land under one ownership or under the control of a single legal entity responsible for submitting an application and carrying out the provisions of a development agreement.
(Ord. 2018-53 § 12(part), 2018)
§ 20.50.130 Application.
An application for development of a UPC site shall be on forms prepared by the development services department and a draft development agreement. The information required on the application forms shall take into account that detailed information may not be available at the time of the application and may be developed through the environmental review process.
(Ord. 2018-53 § 12(part), 2018)
§ 20.50.140 Uses permitted.
Development on a UPC site may contain any nonindustrial land use contained in this chapter. The primary land uses shall be commercial, residential, and active and passive open space. All uses are subject to standards, limitations and conditions specified in a development agreement.
(Ord. 2018-53 § 12(part), 2018)
§ 20.50.150 Development agreement.
The applicant shall submit a draft development agreement under Chapter 36.70B RCW and as provided below:
A.
A development plan that includes, at a minimum:
1.
A conceptual site plan showing parcel boundaries; location and acreage of active and passive recreational areas; location, acreage and range of densities for residential development; location and range of types of uses of nonresidential development; location and size of critical areas and buffers; perimeter buffers, if any; and motorized and nonmotorized circulation routes, including connections to streets and pedestrian routes servicing and/or abutting the site;
2.
A parks and open space plan, including trails. The plan must also include the amount of acreage devoted to parks and to open space and the total length of trails;
3.
The expected buildout period;
4.
A phasing plan;
5.
Conceptual road, sewer, water and stormwater plans;
6.
Conceptual grading plan;
7.
Minimum and maximum number of residential units allowed. The minimum number of residential units shall not be less than four dwelling units per net acre of land devoted to residential uses;
8.
Minimum and maximum amount of nonresidential uses allowed;
9.
Provisions for the termination of the development agreement and rezoning of the property if substantial progress has not been achieved within a prescribed time period.
B.
Measures to adequately address potential land use conflicts between the urban planned community site and adjacent land uses.
C.
Measures to adequately address impacts to public services and facilities.
D.
Development standards which may differ from those otherwise imposed under the city of Walla Walla Municipal Code in order to provide flexibility to achieve public benefits and encourage modifications that provide the functional equivalent or adequately achieve the purposes of city standards. Any approved development standards that differ from those in the Walla Walla Municipal Code shall not require any further zoning reclassification, variance from city standards or other city approval apart from that specified in the development agreement. The development standards as approved in the development agreement shall apply to and govern the development and implementation of each area within the site in lieu of any conflicting or different standards or requirements elsewhere in the Walla Walla Municipal Code. Subsequently adopted standards which differ from those in the development agreement shall apply to the urban planned community site only where necessary to address imminent public health and safety hazards or where the development agreement specifies a time period or phase after which certain identified standards may be modified. Building permit applications shall be subject to the building codes in effect when the application was deemed complete.
(Ord. 2018-53 § 12(part), 2018)
§ 20.50.160 Urban planned community application and review/approval process.
B.
The review and approval process for development of a UPC site shall be as prescribed in Chapter 20.27.
D.
Review and approval of multiple implementing development actions such as subdivision (plat) approval or other specific regulatory permit actions may be processed concurrently with or subsequent to approval of the development agreement.
(Ord. 2018-53 § 12(part), 2018)
§ 20.50.170 Urban planned community modifications.
A.
Site elements or conditions of approval may be amended or modified at the written request of the applicant or the applicant's successor in interest designated in writing by the applicant.
B.
Minor modifications of the urban planned community may be authorized by the development services director and shall be established in the development agreement.
C.
Major modifications require city council approval following a public hearing. A decrease of more than five percent in the minimum amount of total required recreation and open space shall be deemed a major modification. Any decrease in the minimum number of residential dwelling units or increase in the maximum number of residential dwelling units shall be deemed a major modification. Any increase in the maximum amount of nonresidential uses shall be deemed a major modification. The development agreement may specify additional criteria for determining whether proposed modifications are minor or major.
(Ord. 2018-53 § 12(part), 2018)
§ 20.51.010 Purpose.
The primary purpose of this chapter is to establish regulations which ensure that at the time of new development, public facilities and services are in place or are adequately planned to avoid the predicament of development after development decreasing levels of service leading to complete failure of facilities or services with no funding plan in sight.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.030 Definitions.
The following are definitions provided for administering concurrency management:
A. "Affected arterial or street"
means any street which can be identified as significant to the area in which it serves in terms of the nature and composition of travel and which will be impacted by new development. Arterials serve major centers of activity and carry the major portion of the traffic entering and leaving the city. Principal and minor arterials are designated in Chapter 12.01.
B. "Annual capacity statement"
means the statement issued by the city indicating the available capacity of the facilities or services covered by concurrency management.
C. "Approved traffic study"
means a study to estimate and assess traffic demand patterns and quantities and to identify mitigation measures needed to meet level of service (LOS) standards, based on the type and size of a proposed development. An approved traffic study may be required by the city as part of a complete application.
D. "Capacity"
means the maximum traffic volume that can pass through an intersection or arterial during a given peak hour as measured by the sum of critical volumes.
E. "Capital facilities element"
means the element of the city's comprehensive plan which evaluates the need for public facilities as identified in the comprehensive plan elements and as defined in the applicable definition of each public facility, which estimates the cost of improvements, which analyzes the fiscal capability of the local government to finance and construct improvements, which adopts financial policies to guide the funding of improvements, and which schedules the funding and construction of improvements in a manner necessary to ensure that capital improvements are provided when required based on the needs identified in the comprehensive plan.
F. "Certificate of concurrency"
means the official written statement issued by the city which documents concurrency approval for a development application.
G. "Change in use"
means a change from one permitted use in the city's Zoning Code to another permitted use in the city's Zoning Code.
H. "City manager"
means the Walla Walla city manager or his/her designee(s).
I. "Complete application"
means the application form and all accompanying documents, fees and exhibits required of an applicant by the city for development review purposes, and determined in writing by the city to be sufficient.
J. "Concurrency"
means the provision for assuring that improvements or strategies to accommodate the impacts of development are in place at the time of development or that a financial commitment is in place to complete the improvements or strategies so that the level of service for transportation facilities does not fall below the level of service standards adopted by the comprehensive plan due to the impacts of new development. Road and highway improvements are to be provided within a maximum of six years.
K. "Concurrency approval"
means the official determination by the city that a proposed development will not result in the reduction of the level of service below the standards set forth in the city's comprehensive plan for facilities and services. Concurrency approval will be documented in writing by a certificate of concurrency.
L. "Concurrency determination"
means a technical study of the impacts on the applicable facilities or services, including forecasted level of service of a proposed land use development using current data and analytical techniques. A comprehensive facility study (e.g., approved traffic study) may be required of the applicant, based on the requirements of this chapter.
M. "Concurrency facilities"
means facilities for which concurrency is required in accordance with the provisions of this chapter. These are public rights-of-way, highways, and transportation facilities. The city reserves the ability to amend this section to include public water, sanitary sewer, storm drainage and parks as future facilities subject to the concurrency management system.
N. "Concurrency management system"
means the procedures, forms and processes used by the city to evaluate proposed development for compliance with the requirements of this chapter.
O. "Concurrent with development"
means the improvements or transportation strategies are in place at the time of building permit issuance or residential preliminary plat approval, or the financial commitment is in place to complete the improvements or strategies within six years.
P. "Conditions of approval"
means, as they apply to concurrency evaluation, those conditions necessary to ensure that the proposed development will not cause the transportation level of service to fall below the standards adopted in the comprehensive plan. The conditions of approval shall be binding upon the approval of any permit application for which this chapter is applicable.
Q. "Development"
means any construction, reconstruction or any use of real property which requires review and approval of a development permit.
R. "Development permit"
means an approval of an application for development authorization, building permit application (including remodel or tenant improvement), planned unit development application, short plat application, preliminary plat application, and project rezone application.
S. "Financial commitment"
means any form of binding and enforceable financial obligation which is acceptable to the city, and provided utilizing a two-tiered approach to meeting obligations for concurrency management. The first tier would be made up front prior to project approval. The second tier would be made at the development approval level, when required improvements are accepted by the city. Applicability would depend on the circumstances for the project, providing the city with two financial commitment options which are flexible instead of one.
T. "Impact fee"
means the payment of money for a proportional share of the cost of transportation facilities needed to serve new growth and development; imposed by the city upon the development as a condition of issuance of a development permit to mitigate the impacts of the development of facilities on the city, but not including any permit or application fee. Payment of impact fees does not ensure that concurrency has been met.
U. "Level of service (LOS)/transportation"
means the relationship between vehicular traffic volumes, roadway capacity, design standards, road conditions, and definition of levels of service as specified in the city's comprehensive plan.
V. "Mitigation"
means methods used to alleviate or lessen the impact of development. Mitigation may be provided in the form of developer requirements or special work designed to alleviate impacts such as redesign of an intersection, opening or closing a street, etc.
W. "Peak hour"
means the time period of highest travel on the city's arterial street system on an average weekday afternoon. For purposes of this chapter, this time period shall be from four p.m. to six p.m.
X. "Peak hour trips"
means the number of trips by land use type and land use size which are generated during peak hour as determined by the Trip Generation Manual of the Institute of Traffic Engineers (ITE). Other trip generation rate sources approved by the city may be used where ITE data are based on a limited survey base or where there may be special trip generating characteristics of the proposal.
Y. "Peak hour volume to capacity ratio (V/C)"
means the volume of actual or projected traffic as measured in number of vehicles per hour in the peak hour divided by the capacity of a roadway or several roadway segments (identified by a screenline) as measured in number of vehicles per hour.
Z. "Reasonably funded"
means a project in the currently adopted TIP or other project in the capital facilities element of the comprehensive plan, for which (1) funds are in hand, or (2) the city is expected to have sufficient funds secured for construction within the six-year time frame of the TIP.
AA. "Streets" and "roads"
mean public rights-of-way within the city of Walla Walla jurisdiction.
BB. "Traffic study"
means a specialized study of the impacts that a certain type and size of development in a specific location will have on the surrounding transportation system. The scope of work for the study will be determined by the city.
CC. "Transportation facilities"
means the public infrastructure within the right-of-way to include utilities, curbing, sidewalks, street trees, structures providing ADA accessibility, street lights, storm drainage and other required improvements.
DD. "Transportation improvement program (TIP)"
means the currently adopted comprehensive transportation program required by RCW 35.77.010 which consists of a subset of projects contained in the city's capital improvement program. The TIP is a set of comprehensive street programs/projects which after a public hearing is annually adopted by the city council for the purpose of advancing plans for not less than six years as a guide for carrying out the coordinated transportation/street construction program. The six-year TIP shall contain a small group of capacity projects which will be considered reasonably funded for determining transportation concurrency and impact fees.
The adoption of the six-year TIP will obligate the city to actively pursue funds to implement the capacity component of the transportation improvement program as best possible with the available resources. |
EE. "Transportation improvements"
means the transportation improvements reasonably necessary to mitigate the cumulative impacts of growth and development.
FF. "Volume to capacity ratio (V/C)"
means the volume of actual or projected traffic as measured in vehicles per hour divided by the capacity of the roadway as measured in vehicles per hour.
(Ord. 2012-09 § 37(part), 2012; Ord. 2012-36 § 3, 2012)
§ 20.51.040 Application for concurrency determination.
A.
Any application and accompanying traffic analysis required by this chapter shall be reviewed by the site plan review committee and used to determine the impact on each mobility management zone it affects. A proposal will not be approved under this chapter if there is no concurrency with public facilities as required in this chapter. Additionally, the site plan review committee will determine if mitigation is required and appropriate under this chapter due to lack of concurrency and, if so, whether any mitigation proposed by the developer meets the requirements of this chapter.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.050 Applicability and standards.
This chapter applies to applications for development permits which create ten or more peak hour vehicle trips, or create the need for ten or more off-street parking spaces.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.060 Exemptions.
The following developments are exempt from the requirements of this chapter:
A.
New uses, tenant improvements, expansions or changes of use that do not exceed limitations provided in Section 20.51.050.
B.
Development that is vested prior to the effective date of the ordinance codified in this chapter is exempt for the development approval for which vested status is achieved.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.070 Level of service standards.
The level of service standards identified below shall be enforced by the provisions of concurrency management:
A.
Roads, Streets and Transportation Facilities. The level of service shall be measured in a manner consistent with the most current version of the Highway Capacity Manual published by the Transportation Research Board of the National Academy of Sciences.
B.
Rights-of-way in general shall be assessed in terms of required improvements to include but not be limited to curbing, sidewalks, street trees, structures accommodating ADA accessibility, street lights, storm drainage, signs and signals.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.080 Concurrency management process.
A.
The city manager will administer the concurrency management system with the assistance of the site plan review committee.
B.
A concurrency review and determination shall be required for the issuance of any development permit that will create ten or more peak hour trips on any roadway, except as provided under Section 20.51.060.
C.
A concurrency determination for a new increase in demand for facilities or services will be performed at the time a complete application for the new demand is received by the city.
D.
A concurrency determination shall be required for a change in use or modification to an existing building or site if the new use or modification in combination with the existing use generate impacts exceeding thresholds provided in this chapter. For purposes of this chapter, a change in use or modification to an existing building will be subject to a concurrency determination for the new increase in demand for the new facilities only.
E.
If development requires more than one development permit, the concurrency determination shall occur prior to the issuance of the first development permit.
F.
No reservation of capacity will be approved for a change in use which is otherwise not permitted pursuant to the city's Zoning Code and official zoning map.
G.
A concurrency determination shall be valid as long as the development permit to which it applies is valid, and any change to the proposed development does not change the impact, as measured by the level of service.
H.
The impacts of new development will be measured in terms of the capacity removed or added to the level of service standards adopted by the city or as otherwise described in the comprehensive plan.
I.
Any development subject to concurrency review shall be granted concurrency approval, if, pursuant to this chapter, an adequate level of service will exist after the development's facility and service impacts are added to:
1.
The sum of existing facility or service usage; and
2.
The cumulative impacts of all other development in the city for which development approval or concurrency approval has been granted but which have not been built or occupied; and
3.
The cumulative demand for new facilities and services due to developments outside of the city's boundaries. The capacity of the city's facilities and services for use in determining concurrency shall include the planned capacity of the projects in the capital facilities element of the comprehensive plan and other adopted facility plans which are reasonably funded.
J.
If concurrency approval is granted, the city shall reserve the capacity required for the development at the time of concurrency determination. This capacity shall not be returned to the system unless and until the application is, for whatever reason, denied, rejected, invalidated or abandoned; or the city determines that the reservation of capacity to be rescinded under the provisions of Section 20.51.100 (Certificate of concurrency). Reservation of capacity will only be granted if the development is determined by the city to have a complete application.
K.
If the concurrency determination results in a finding that the impacts of the proposed development will cause the city's overall facilities and services to fall below the adopted standards, the applications for concurrency approval shall not be granted; provided, that the applicant may accept a single ninety-day reservation of available capacity, and within the same ninety-day period, amend the application so that one or more of the following conditions are met and made conditions of approval:
1.
Mitigating measures needed to meet the level of service standards are identified in an impact study (e.g., approved traffic study), and the project development provides the financial commitment to guarantee the funding of the approved mitigating measures and the anticipated completion date of construction of the mitigating measures. For city-owned roads, highways and transportation facilities, the completion of construction shall not be more than six years from the date of the development permit approval.
2.
The applicant reduces the traffic impacts to achieve an acceptable level of service by a reduction of the size of intensity change in the land use or mix of land uses, delay for the committed facility construction, or phasing the development to match future facility construction.
3.
The applicant reduces the impacts to achieve an acceptable level of service by scaling the project down, by reducing the demand for new facilities or by providing ways to utilize facilities that are not at capacity.
L.
The city shall provide a written statement of the reason for denying an application under this section.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.090 Concurrency determination.
A.
The city's concurrency determination shall be timely provided to the approving authority for consideration prior to issuance of a decision on a proposal made in accordance with Section 20.14.090.
B.
No development authorization or permit may be approved for a project permit proposal for which a concurrency determination is required prior to issuance of a certificate of concurrency.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.100 Certificate of concurrency.
A.
A certificate of concurrency shall be issued by the city manager for each application that is granted concurrency approval under this chapter.
B.
The city manager shall issue certificates of concurrency first for the earliest application reviewed and approved. Subsequent certificates will be issued in the order of completion of review and approval. The purpose of this section is to enable applicants who are ready for approval to receive a certificate of concurrency, even if their application was submitted after an earlier applicant. It is the city's intent to treat applications on a first-come, first-served basis, but to use this section to avoid delays in approval of development caused by applicants who are unable to complete the review process of their own action (or inaction).
C.
Upon issuance of a certificate of concurrency, the city shall reserve capacity on behalf of the applicant, and indicate the reservation on the certificate of concurrency.
D.
A certificate of concurrency shall be valid for the same period of time as the development permit; provided, that concurrency must be achieved no later than six years from the issuance of the development permit.
E.
No development shall be required to obtain more than one certificate of concurrency, unless the applicant or subsequent owner proposes changes or modifications to the property location, density, intensity or land use that creates additional impacts on facilities and services.
F.
A certificate of concurrency is valid only for a specified parcel on which the development will be built, and is valid only for subsequent development permits on the same parcel, and the new owners of the original parcel for which it was issued. A certificate of concurrency cannot be transferred to a different parcel, and shall be limited to the uses, densities, and intensities for which it was originally issued.
G.
Upon subdivision of a parcel that has obtained a certificate of concurrency, the city shall replace the certificate of concurrency by issuing a separate certificate of concurrency to each subdivided parcel, assigning to each a pro rata portion of the concurrency capacity rights of the original certificate. The city manager may modify such assignment upon petition of the owner, or may reject such petition. Any change of use of such subdivided parcels shall require a new determination of concurrency.
H.
A certificate of concurrency shall expire if the underlying development permit is revoked or expires.
I.
All development permits that require one or more transportation facilities to be provided by the development shall condition the issuance of the permit, and any subsequent permit for the same development, on a financial commitment by the applicant, binding on subsequent owner, for the completion of such transportation facilities.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.110 Monitoring concurrency.
The city shall monitor the cumulative impacts of new development by taking traffic counts annually on selected city streets and roads. All other facilities and services that are subject to concurrency management shall be monitored when they reach the range of seventy-five to eighty percent of the level of service standard. Monitoring will be documented through the annual capacity statement. The annual capacity statement will include any capacity allocated to development which is determined to be exempt under Section 20.51.060.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.120 Fees.
The city shall charge a processing fee as set forth in the current fee ordinance to any individual or entity that requests a concurrency determination. The processing fee shall be nonrefundable and nonassignable to any other fees. All such concurrency processing fees are to be paid in full upon application for concurrency determination. The city manager may establish the amount of the processing fee.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.130 Other authority.
Nothing in this chapter is intended to limit the city's authority under the State Environmental Policy Act, the Walla Walla Municipal Code or any other source to deny applications or to impose development requirements and conditions.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.140 Severability clause.
If any section, sentence, clause or phrase of this chapter should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this chapter.
(Ord. 2012-09 § 37(part), 2012)
§ 20.51.150 Appeal.
Any decision to approve, condition or deny a development proposal based on the requirements of this chapter may be appealed in accordance with Chapter 20.38, Closed Record Decisions and Appeals. The city shall reserve any available capacity required by a development during an appeal.
(Ord. 2012-09 § 37(part), 2012)
§ 20.100.010 Permitted uses.
The uses identified in this chapter may be authorized in zoning districts established by this code under the appropriate level of review and upon receipt of a permit. The zoning district abbreviations identified by this chapter correspond to the zoning districts established by this title. The review levels identified by this chapter correspond to the administrative processes established by this title. Land uses are not permitted except as authorized by this title.
(Ord. 2020-51 § 11, 2020)
§ 20.100.020 Authorization of similar uses.
The director may authorize placement of a use in a zone when such use is not listed, if the proposed use is similar to the uses listed in that zone. This provision does not apply if the proposed use is listed in another zone, or if it is more similar to uses listed in another zone than it is to the zone in which the use is proposed.
(Ord. 2020-51 § 11, 2020)
§ 20.100.030 Accessory uses.
Uses which are commonly associated with the incidental to a principal use, or which are an insubstantial accompaniment to the principal permitted activity on a lot or contiguous lots under single ownership may be considered as accessory uses.
(Ord. 2020-51 § 11, 2020)
§ 20.100.040 Interpretation of tables of permitted land uses.
The land uses described in the following tables determine whether a land use is allowed in a zoning district of the city as identified therein subject to concurrency requirements, the provisions of this title, and Title 21 of this code. The zoning district is located on the vertical column and the land use is located on the horizontal row of these tables.
A.
The number "1" indicates a permitted Level I land use which is processed as described in Chapter 20.18.
B.
The number "2" indicates a permitted Level II land use which is processed as described in Chapter 20.22.
E.
Land uses which are not permitted are designated with an "x".
F.
Where a Walla Walla Municipal Code reference appears in the zoning district after a land use, then the land use is subject to standards set forth in that section or chapter.
H.
If a particular land use has a symbol adjacent to the land use, the symbol corresponds to a note at the bottom of that table section.
I.
If the table contains a number in parentheses, the number corresponds to a note at the bottom of that table section.
J.
Land uses and level of review may be other than as presented in the following tables if the development is in an overlay zone.
(Ord. 2020-51 § 11, 2020)
§ 20.100.040.A Agricultural (Commercial).
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Agriculture, Horticulture, Gen. Farming (Not feedlots and stockyards) | 1 | 1 | x | 1 | x | 1 | 1 | 1 | 1 |
Agricultural Stand (*) | 1 | 1 | 1 | x | 1 | 1 | 1 | x | x |
Agriculturally Related Industries (*) (Also see Wineries, Distilleries and Breweries under Manufacturing) | x | x | x | x | x | x | 1 | 1 | 1 |
Animal Husbandry (*)(1) | See Chapter 20.130, Animals | ||||||||
Aquaculture | x | x | x | x | x | x | 1 | 1 | 3 |
Concentrated Animal Feeding Operation (*) | x | x | x | x | x | x | x | x | x |
Marijuana Production Facilities | x | x | x | x | x | See Chapter 20.173 | x | See Chapter 20.173 | |
Marijuana Cooperatives | x | x | x | x | x | x | x | x | x |
Floriculture | 1 | 1 | x | 1 | 1 | 1 | 1 | x | 1 |
NOTES: |
|---|
1. No closer than three hundred feet from any residential dwelling units. |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023)
§ 20.100.040.B Amusement and Recreation.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Amateur Radio Towers | 3 | 3 | 3 | 3 | 1 | 1 | 1 | 1 | 1 |
Amusement Park (Permanent) | x | x | x | x | 2 | 2 | 3 | x | 2 |
Bowling Alleys | x | x | x | x | 1 | 1 | x | x | x |
Campground (*) | x | x | x | 1 | x | 1 | 1 | x | 3 |
Drive-In Theaters | x | x | x | x | x | 1 | 1 | x | x |
Fairgrounds | x | x | x | 2 | x | x | x | x | 2 |
Game Rooms, Card Rooms, Electronic Game Rooms | x | x | x | x | 2 | 2 | x | x | 3 |
Golf Courses, Clubhouses, Golf Driving Ranges | 3 | 3 | x | 1 | x | 1 | 1 | x | 2 |
Gymnasiums, Exercise Facilities | x | 3 | x | 1 | 1 | 1 | 1 | x | 1 |
Horse Racing Tracks | x | x | x | x | x | x | 3 | x | 3 |
Miniature Golf Courses | x | x | x | x | 1 | 1 | 3 | x | x |
Movie Theaters, Auditoriums, Exhibition Halls | x | x | x | 2 | 1 | 1 | 3 | x | 3 |
Outdoor Swimming Pools, Public | 3 | 3 | x | 1 | 1 | 1 | 1 | x | 3 |
Public Parks and Playgrounds | 3 | 3 | 3 | 1 | 1 | 1 | x | x | 2 |
Roller Skating Rink | x | x | x | 3 | 1 | 1 | 1 | x | 2 |
Special Event (*) | x | x | x | 2 | 2 | 2 | 2 | x | 2 |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023)
§ 20.100.040.C Community Services.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Addressing, Mailing and Stenographic Services | x | x | x | x | 1 | 1 | 1 | x | x |
Cemetery | x | x | x | 1 | x | x | x | x | x |
Churches, Synagogues, Temples | 3 | 3 | 3 | 1 | 1 | 1 | 3 | 3 | 3 |
Colleges (other than state education facilities) | 3 | 3 | x | 1 | 1 | 1 | 2 | x | 3 |
Community Animal Shelters | x | x | x | x | x | 3 | 1 | 1 | 3 |
Community Center, Services Clubs, Fraternal Lodges | 3 | 2 | 2 | 1 | 1 | 1 | 2 | x | 2 |
Day Care Centers: Mini (1 – 12 children) (*) | 1 | 1 | 1 | 1 | 1 | 1 | 1 | x | 1 |
Day Care Centers: Family (13 or more children) (*) | 3 | 3 | 3 | 1 | 1 | 1 | 1 | x | 1 |
Essential Public Facilities (•) | 3 | 3 | 3 | 3 | 3 | 3 | 3 | 3 | 3 |
Fire Stations, Police Stations and Ambulance Service | 3 | 3 | 3 | 1 | 1 | 1 | 1 | 1 | 1 |
Funeral Homes, Crematories, Mausoleums and Columbaria | x | 3 | x | 1 | 1 | 1 | 3 | x | x |
Government Offices, Quasi-Government Offices, Community Services Agencies Offices | x | 3 | x | 1 | 1 | 1 | 1 | 1 | 1 |
Hospitals | 3 | 3 | x | 1 | x | 3 | 3 | x | x |
Emergency Housing/Shelter | 3 | 1 | 3 | 1 | 1 | 1 | 1 | 1 | x |
Libraries | 3 | 3 | x | 1 | 1 | 1 | 3 | x | x |
Museums, Art Galleries | 3 | 3 | x | 1 | 1 | 1 | 3 | x | x |
Schools, Public/Private Schools | 3 | 3 | x | 1 | 2 | 2 | x | x | x |
Schools, Vocational Schools | 3 | 3 | x | 2 | 2 | 2 | 2 | x | 2 |
Storage of Gravel and Equipment for Street Construction (Permanent) | x | x | x | 1 | x | x | 3 | 1 | 3 |
Designated Camping Area (¤) | x | x | x | 1 | x | x | x | 1 | x |
Zoo | x | x | x | 1 | x | x | x | x | x |
NOTES: |
|---|
1. (•) The facility must be sited in accordance with Chapter 20.176, or, in the case of preemption, such other applicable process established by law, before proceeding with Level III conditional use review. |
2. (¤) Refers to an area designated in accordance with Chapter 9.18. |
(Ord. 2020-51 § 11, 2020; Ord. 2021‑46 § 11, 2021; Ord. 2023-02 § 8, 2023; Ord. 2024-24 § 5, 2024)
§ 20.100.040.D Manufacturing.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Apparel and Accessories | x | x | x | x | x | 1 | 1 | 1 | 1 |
Bakery Products (Wholesale) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Beverage Industry: Nonalcoholic | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Beverage Industry: Breweries | x | x | x | x | See Ch. 20.172 | ||||
Beverage Industry: Craft Distilleries | x | x | x | x | See Ch. 20.172 | ||||
Beverage Industry: Distilleries | x | x | x | x | x | x | See Ch. 20.172 | 1 | |
Beverage Industry: Wineries | x | x | x | x | See Ch. 20.172 | ||||
Canning, Preserving and Packaging Fruits, Vegetables and Other Foods | x | x | x | x | x | x | 2 | 1 | 1 |
Cement and Concrete Plants | x | x | x | x | x | x | x | 1 | x |
Chemicals (Industrial, Agricultural, Wood, etc.) | x | x | x | x | x | x | 3 | 1 | 1 |
Concrete, Gypsum and Plaster Products (Wholesale) | x | x | x | x | x | x | x | 1 | x |
Confectionery and Related Products (Wholesale) | x | x | x | x | 1 | 1 | 1 | 1 | x |
Cutlery, Hand Tools and General Hardware | x | x | x | x | x | 1 | 1 | 1 | x |
Electrical Transmission and Distribution Equipment | x | x | x | x | x | x | 1 | 1 | x |
Electronic Components and Accessories | x | x | x | x | x | x | 1 | 1 | 1 |
Engineering, Medical, Optical, Dental and Scientific Instruments | x | x | x | x | 3 | x | 1 | 1 | x |
Fabricated Structural Metal Products | x | x | x | x | x | x | x | 1 | x |
Food Processing | x | x | x | x | x | x | 2 | 1 | 1 |
Furniture and Custom Cabinet Shops | x | x | x | x | 3 | 3 | 1 | 1 | 1 |
Glass, Pottery and Related Products | x | x | x | x | 3 | 3 | 1 | 1 | 1 |
Grain Mill Products | x | x | x | x | x | x | 1 | 1 | x |
Heating Apparatus Wood Stoves | x | x | x | x | x | x | 1 | 1 | 1 |
Kitchen, Commercial (*) | See Chapter 20.122 | 1 | 1 | 1 | 1 | 1 | 1 | ||
Kitchen, Commissary (*) | x | x | x | 1 | 1 | 1 | 1 | 1 | 1 |
Leather Products | x | x | x | x | x | x | 1 | 3 | 1 |
Leather Tanning and Finishing | x | x | x | x | x | x | x | 1 | x |
Machinery and Equipment | x | x | x | x | x | x | 1 | 1 | 1 |
Marijuana Processing Facilities | x | x | x | x | x | See Chapter 20.173 | x | ||
Meat, Poultry and Dairy Products | x | x | x | x | x | x | 3 | 1 | x |
Mechanical Parts | x | x | x | x | x | x | 2 | 1 | 1 |
Metal Cans | x | x | x | x | x | x | 1 | 1 | x |
Paints, Varnishes, Lacquers, Enamels and Allied Products | x | x | x | x | x | x | 3 | 3 | x |
Paperboard Containers and Boxes | x | x | x | x | x | x | 1 | 1 | x |
Pharmaceuticals | x | x | x | x | x | x | 1 | 1 | 1 |
Plastic Products, Product Assembly | x | x | x | x | x | x | 1 | 1 | 1 |
Prefabricated Structural Wood Products and Containers | x | x | x | x | x | x | 1 | 1 | x |
Printing, Publishing and Binding | x | x | x | x | 3 | 1 | 1 | 1 | 1 |
Printing Trade (Service Industries) | x | x | x | x | 1 | 1 | 1 | x | x |
Rendering Plants, Slaughterhouses | x | x | x | x | x | x | x | x | x |
Sawmills and Planing Mills | x | x | x | x | x | x | 3 | 1 | x |
Sheet Metal and Welding Shops | x | x | x | x | x | x | 1 | 1 | 1 |
Stone Products (Such as Finishing of Monuments for Retail Sale) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Transportation Equipment, Including Trailers and Campers | x | x | x | x | x | x | 1 | 1 | 1 |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023; Ord. 2025-21, 10/22/2025)
§ 20.100.040.E Mining/Refining/Hazardous Waste Storage and Treatment.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Asphalt Paving and Roofing Materials | x | x | x | x | x | x | x | 3 | x |
Excavation or Stockpiling of Earthen Materials Not Associated with an Approved Use | x | x | x | 3 | x | 3 | 3 | 1 | 2 |
Off-Site Hazardous Waste Treatment and Storage Facilities | x | x | x | x | x | x | x | 3 | x |
On-Site Hazardous Waste Treatment and Storage Facilities | Permitted at same level as Permitted Use Generator | ||||||||
Sand and Gravel Pits (*) | x | x | x | 3 | x | x | x | 3 | x |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023)
§ 20.100.040.F Residential.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Accessory Dwelling Unit, Attached (*) | 1 | 1 | 1 | x | x | x | x | x | x |
Accessory Dwelling Unit, Detached (*) | 1 | 1 | 1 | x | x | x | x | x | x |
Adult Family Home | 1 | 1 | 1 | 1 | x | x | x | x | x |
Animals | See Chapter 20.130 | ||||||||
Boarding House (*) | 2 | 1 | 1 | x | x | x | x | x | x |
Congregate Care Facility (*) | 3 | 3 | 3 | 3 | 1 | 1 | x | x | x |
Conversion of Historic Structures to Nonresidential Use | See Chapter 20.146 | ||||||||
Cottage Housing (*) – See Chapter 20.117 | 1 | 1 | 1 | x | x | 2 | x | x | x |
Detached Single-Family Dwelling | 1 | 1 | See Chapter 20.184 | x | x | x | x | x | x |
Dwelling Unit, Security Personnel | x | x | 1 | x | x | 1 | 1 | 1 | 1 |
Duplex, Triplex and Fourplex (*) | 1 | 1 | x | x | x | See Chapter 20.169 | x | x | x |
Garage Sales (*)(1) | 1 | 1 | 1 | 1 | 1 | 1 | x | x | x |
Group Housing for Persons with a Disability (6 or fewer clients) (*) | 1 | 1 | 1 | 1 | x | x | x | x | x |
Group Housing for Persons with a Disability (More than 6 clients) (*) | 3 | 1 | 3 | 1 | x | x | x | x | x |
Home Occupations (*) | See Chapter 20.122 | ||||||||
Manufactured Home Parks (*) | 3 | 2 | 1 | x | x | 1 | x | x | x |
Mobile Home (*) or Manufactured Homes (*)(2) | 1 | 1 | 1 | x | x | x | x | x | x |
Multifamily Dwelling (*) | See Section 20.50.020 | 1 | x | 2 | 2 | See Chapter 20.169 | x | x | x |
Nursing Care Home (9 or fewer clients) (*) | 3 | 2 | 2 | 2 | 2 | 2 | x | x | x |
Nursing Care Facility (10 or more clients) (*) | 3 | 3 | 3 | 3 | 3 | 3 | x | x | x |
Permanent Supportive Housing (*) | 3 | 3 | 3 | x | 3 | 3 | x | x | x |
Planned Residential Development (Level 4 Review) | See Title 19, Subdivisions Code | ||||||||
Residential Use, Commercial Districts (3) | x | x | x | x | 1 | 1 | 1 | x | x |
Small Satellite Dish Antennas | See Chapter 20.170 | ||||||||
Short-Term Rental Type 1 (Principal Residence) | 1 | 1 | 1 | x | 1 | 1 | x | x | x |
Short-Term Rental Type 2 (Not Owner-Occupied) | x | x | x | x | 1 | 1 | x | x | x |
Stacked Flat (*) | 1 | 1 | x | x | x | See Chapter 20.169 | x | x | x |
Tiny Home (*) | 1 | 1 | 1 | x | x | 2 | x | x | x |
Townhouse (*) | 1 | 1 | x | 2 | x | See Chapter 20.169 | x | x | x |
Transitional Housing (*) | 3 | 3 | 3 | x | 3 | 3 | 3 | x | x |
NOTES: |
|---|
1. No residential premises shall have more than four per year for a total of twelve days a year. See Section 20.118.060. |
2. Subject to specific development standards. See Division V. |
3. Second story and above, except that all floors of hotels and motels located in the Central Commercial Zone can be converted to residential use. |
(Ord. 2020-51 § 11, 2020; Ord. 2021‑46 § 11, 2021; Ord. 2022-01 § 1, 2022; Ord. 2022-25 § 3, 2022; Ord. 2022-26 § 1, 2022; Ord. 2023-02 § 8, 2023; Ord. 2023-33 § 4, 2023; Ord. 2025-07 § 6, 5/14/2025; Ord. 2025-21, 10/22/2025)
§ 20.100.040.G Retail Trade and Service.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Addressing, Mailing and Stenographic Services | x | x | x | x | 1 | 1 | 1 | x | x |
Advertising Agencies | x | x | x | x | 1 | 1 | 1 | x | x |
Animal Clinic/Hospital | x | x | x | x | 1 | 1 | 1 | x | x |
Antique Stores | x | x | x | x | 1 | 1 | 1 | x | 1 |
Artist's Supplies | x | x | x | x | 1 | 1 | 1 | x | 1 |
Automobile Sales (interior only, no surface lots) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Automobile, Truck, Manufactured Home and Travel Trailer Sales (includes interior surface lots) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Automotive: Car Wash | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Automotive: Commercial Parking Lots and Garages | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Automotive: Maintenance and Service Shops | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Automotive: Paint and Body Repair Shops | x | x | x | x | x | 1 | 1 | 1 | 1 |
Automotive: Paint and Accessories (Tires, Batteries, etc.) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Automotive: Service Station | x | x | x | x | 1 | 1 | 1 | 1 | x |
Automotive: Specialized Repair Shops (Radiator, Engine, etc.) | x | x | x | x | x | 1 | 1 | 1 | x |
Automotive: Towing Services | x | x | x | x | x | 1 | 1 | 1 | x |
Automotive: Wrecking and Dismantling Yard | x | x | x | x | x | x | x | 1 | x |
Bakery | See Chapter 20.167 | x | x | 1 | 1 | 1 | x | 1 | |
Beauty and Barber Shops | See Chapter 20.167 | x | x | 1 | 1 | 1 | x | x | |
Bed and Breakfast (1) | 1 | 1 | 1 | x | 1 | 1 | x | x | x |
Boats and Marine Accessories | x | x | x | x | x | 1 | 1 | 1 | 1 |
Books, Stationery, Office Supplies | x | x | x | x | 1 | 1 | 1 | x | x |
Building and Trade (e.g., Plumbing, Heating, Electrical) | x | x | x | x | 1 | 1 | 1 | 1 | x |
Butcher Shop | x | x | x | x | 1 | 1 | 1 | x | x |
Camera Stores and Photographic Studios | x | x | x | x | 1 | 1 | 1 | x | x |
Candy Store | x | x | x | x | 1 | 1 | 1 | x | x |
Christmas Tree Sales Lot | 2 | 2 | x | x | 1 | 1 | 1 | x | x |
Clothing and Accessories | x | x | x | x | 1 | 1 | 1 | x | x |
Coin and Stamp Shops | x | x | x | x | 1 | 1 | 1 | x | x |
Convenience Store (*) | See Chapter 20.167 | x | x | 1 | 1 | 1 | 1 | 1 | |
Delicatessen | x | 3 | x | x | 1 | 1 | 1 | x | x |
Department, Discount, Variety Stores | x | x | x | x | 1 | 1 | 1 | x | x |
Drug Stores (Optical Goods, Orthopedic Supplies) | x | x | x | x | 1 | 1 | 1 | x | x |
Dry Cleaners | x | x | x | x | 1 | 1 | 1 | x | x |
Employment Agencies (Private) | x | x | x | x | 1 | 1 | 1 | x | x |
Fabric Store | x | x | x | x | 1 | 1 | 1 | x | 1 |
Farm Implements, Tools and Heavy Construction Equipment | x | x | x | x | x | 1 | 1 | 1 | 1 |
Farm Supplies | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Financial Institutions | x | x | x | x | 1 | 1 | 1 | x | x |
Florist Shop | See Chapter 20.167 | x | x | 1 | 1 | 1 | x | x | |
Food Store, Specialty or Super Market | x | x | x | x | 1 | 1 | 1 | x | x |
Fuel, Oil and Coal Distributors | x | x | x | x | x | 1 | 1 | 1 | x |
Furniture, Home Furnishings, Appliances | x | x | x | x | 1 | 1 | 1 | x | 1 |
General Hardware, Garden Equipment and Supplies | x | x | x | x | 1 | 1 | 1 | 1 | x |
Heating and Plumbing Equipment Stores | x | x | x | x | 1 | 1 | 1 | 1 | x |
Horse and Pony Boarding, Riding Stables, Schools (Commercial) | x | x | x | x | x | 3 | 1 | x | 2 |
Insurance Agents, Brokers and Service Agencies | x | 3 | x | x | 1 | 1 | 1 | x | x |
Jewelry, Watches, Silverware Sales and Repair | x | x | x | x | 1 | 1 | 1 | x | x |
Kennels (*) | x | x | x | x | x | 1 | 1 | x | 3 |
Laundries | x | x | x | x | 1 | 1 | 1 | x | x |
Laundromats | x | 3 | x | x | 1 | 1 | 1 | x | 1 |
Liquor Stores | x | x | x | x | 1 | 1 | x | x | x |
Lumber Yards | x | x | x | x | x | 1 | 1 | 1 | 1 |
Malls, Multi-Tenant, Retail Complex | x | x | x | x | 1 | 1 | 1 | x | x |
Marijuana Retail Outlets | x | x | x | x | x | See Chapter 20.173 | x | x | x |
Medical and Dental Facilities | See Chapter 20.167 | x | 1 | 1 | 1 | 1 | x | x | |
Mobile Vendor Food Court | x | x | x | x | 2 | 2 | 2 | x | 2 |
Motels and Hotels | x | x | x | x | 1 | 1 | 1 | x | x |
Motorcycle Sales and Repairs (Including Maintenance and Parts) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Music Stores | x | x | x | x | 1 | 1 | 1 | x | x |
Nursery (*) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Outside Advertising (Billboards) | See Chapter 20.204 | ||||||||
Paint, Glass and Wallpaper Stores | x | x | x | x | 1 | 1 | 1 | 1 | x |
Pet Stores, Pet Supplies, Pet Grooming, and Dog Daycare | x | x | x | x | 1 | 1 | 1 | x | 1 |
Printing, Photocopy Service | x | x | x | x | 1 | 1 | 1 | x | x |
Professional Office Buildings | See Chapter 20.167 | x | x | 1 | 1 | 1 | x | 1 | |
Real Estate Offices | See Chapter 20.167 | x | x | 1 | 1 | 1 | x | x | |
Recycling Center (*) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Rental: Auto, Truck and/or Trailer, Fleet Leasing Services | x | x | x | x | x | 1 | 1 | 1 | 1 |
Rental: Heavy Equipment (Except Automotive) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Rental: Small Tools, Lawn/Garden Equipment, etc. | x | x | x | x | x | 1 | 1 | 1 | 1 |
Small Tools, Lawn/Garden Equipment, Sporting Goods, etc. | x | x | x | x | 1 | 1 | 1 | x | 1 |
Repairs: Small Appliances, TVs, Business Machines, etc. | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Repairs: Locksmiths and Gunsmiths | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Repairs: Re-Upholstery and Furniture | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Repairs: Small Engine and Garden Equipment | x | x | x | x | 1 | 1 | 1 | 1 | x |
Restaurants, Cafes and Drive-In Eating Facilities | x | x | x | x | 1 | 1 | 1 | x | 1 |
Second Hand Store | x | x | x | x | 1 | 1 | 1 | x | 1 |
Shoe Repair and Shoe Shine Shops | x | x | x | x | 1 | 1 | 1 | x | x |
Sporting Goods, Bicycle Shops | x | x | x | x | 1 | 1 | 1 | x | x |
Taverns and Bars, Dine, Drink and Dance Establishments | x | x | x | x | 1 | 1 | 1 | x | 1 |
Taxidermy | x | x | x | x | x | x | 1 | 1 | 1 |
Toy and Hobby Stores | x | x | x | x | 1 | 1 | 1 | x | x |
Truck Service Stations and Shops | x | x | x | x | x | 1 | 1 | 1 | 1 |
Waste Material Processing and Junk Handling (*) | x | x | x | x | x | x | 3 | 1 | x |
NOTES: |
|---|
1. Subject to specific development standards. See Chapter 20.138. |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023; Ord. 2024-24 § 5, 2024; Ord. 2025-21, 10/22/2025)
§ 20.100.040.H Transportation.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Electric Vehicle Level 1 and 2 Charging Stations (1) | 1(2) | 1(2) | 1(2) | 1(2) | 1 | 1 | 1 | 1 | 1 |
Electric Vehicle Level 3 Charging Station (3) | x | x | x | 1(2) | 1 | 1 | 1 | 1 | 1 |
Electric Vehicle Battery Exchange Station (4) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Bus Terminals | x | x | x | 1 | 1 | 1 | 1 | x | 1 |
Transportation Brokerage Offices: Without Truck Parking | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Transportation Brokerage Offices: With Truck Parking | x | x | x | x | x | 1 | 1 | 1 | 1 |
Air, Rail, Truck Terminals (Short-Term Storage, Office, etc.) (other than regional transportation facilities) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Railroad Switch Yards, Maintenance and Repair Facilities, etc. (other than regional transportation facilities) | x | x | x | x | x | x | x | 1 | x |
Taxicab Terminals, Maintenance and Dispatching Centers, etc. | x | x | x | x | 1 | 1 | 1 | x | 1 |
NOTES: |
|---|
1. See Chapter 20.156. Level 1 and 2 charging permitted in aquifer recharge areas and in other critical areas when serving an existing use. |
2. See Chapter 20.156. Allowed only as accessory to a principal outright permitted use or permitted conditional use. |
4. See Chapter 20.156. |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023)
§ 20.100.040.I Utilities.
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Power Generating Facilities | x | x | x | x | x | x | x | 5 | 5 |
Local Utility Service Systems | 3 | 3 | x | 1 | 1 | 1 | 1 | 1 | 1 |
Regional Transmission Storage/Collection Systems | 3 | 3 | x | 3 | 3 | 3 | 3 | 3 | 3 |
Wireless Communication Facilities and Related Structures (1) | 3 | 3 | 3 | 3 | 1 | 1 | 1 | 1 | 1 |
Large Satellite Dish Antennas (1) | x | x | x | 2 | 2 | 2 | 2 | 2 | 2 |
NOTES: |
|---|
1. Subject to specific regulations provided in Chapter 20.170. |
(Ord. 2020-51 § 11, 2020; Ord. 2022-26 § 1, 2022; Ord. 2023-02 § 8, 2023)
§ 20.100.040.J Wholesale Trade/Storage
Land Uses | Zoning Districts | ||||||||
|---|---|---|---|---|---|---|---|---|---|
RN | RM | MHC | PR | CC | CH | IL/C | IH | AD | |
Warehouses (*) | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Wholesale Trade | x | x | x | x | 1 | 1 | 1 | 1 | 1 |
Storage Facilities, Bulk (*) | x | x | x | x | x | x | 1 | 1 | 1 |
Commercial (*) | x | x | x | x | x | 1 | 1 | 1 | 1 |
Residential Mini-Storage (*)(1) | x | x | x | x | x | 1 | 1 | 1 | 1 |
NOTES: |
|---|
1. No sales, storage of commercial goods, repair facilities, offices, light manufacturing or other uses shall be permitted in residential mini-storage facilities. |
(Ord. 2020-51 § 11, 2020; Ord. 2023-02 § 8, 2023)