Generally. This title is enacted and administered by the city of Wapato for lands and uses within the Wapato urban area. The ordinance adopted and enacted by the city of Wapato applies to all land and uses located within the city limits of the city of Wapato.

Wapato Area Urban Boundary–Official Boundary and Description. For purposes of this title, the Wapato urban area is hereby officially declared to be that area bounded and described: (1) on the official zoning maps adopted in accordance with Section 17.03.040 and (2) in the "Wapato Urban Area Legal Description" attached to the ordinance codified in this title as Appendix A and hereby adopted by reference and declared to be a part of this title. In case of conflicts between the official zoning maps and the official legal description, the official legal description shall control.

Existing Ordinance Superseded. The provisions of this title shall be and are hereby declared to supersede and replace all existing and future provisions of Title 17 of this code within the Wapato urban area as officially described and adopted in subsection (B) of this section. The provisions of this title shall and are hereby declared to supersede and replace the existing provisions of the zoning ordinance of this code.

Terminology. Unless the context clearly implies some other meaning, references to "city" or similar terms in this title refer to the city of Wapato. References to "legislative body," "planning commission," "fire department," "city council" or any other official or agency under this title shall mean those officials or agencies of the city of Wapato.

Achieving public and private land use decisions consistent

with the policies and objectives of the Wapato urban area comprehensive plan.

Dividing the Wapato urban area into districts according to the use of land and structures and the intensity of such use.

Encouraging the location and use of structures and land for commerce, industry and residences in districts where they are compatible with neighboring land uses.

Encouraging development in areas where adequate public services including water and sewer, police and fire protection, roads and schools can be provided; and limiting development in areas where these facilities are not provided.

Securing economy in local governmental expenditures.

Encouraging innovative site design.

Providing for privacy, light, air, and view.

Promoting development within the Wapato urban area that is cost-effective to build and maintain.

Reducing the time required for public review of proposed projects.

Protecting existing land uses and property values and adverse impacts of adjoining developments.

Reducing traffic danger and congestion on the highways.

Minimizing public and private losses due to flooding.

Purpose. The purpose of this section is to generally state and summarize the uses and activities concerning land which are regulated by this title and to generally state and outline the manner of their regulation. This section is not intended to control the more detailed provisions of this title.

Generally. Uses of lands are regulated by this title. "Uses" includes, by definition of this title, alterations to land itself, occupancy of land, all accessory uses, and associated structures and site improvements, or any combination thereof (see Section 17.02.020 defining "use," "accessory use," "structure," and "site improvement"). "Use" also means "development."

This title regulates such uses in two ways: (1) by specific development standards which must be met (see Chapters 17.05, 17.06, 17.07, 17.08 and 17.09), and (2) by prior review of more significant uses to allow general policies and standards to be applied, to assure compliance with the purpose and intent of this title, and to allow more flexibility of development and use (see Section 17.01.030). Different levels of review (Class (1), (2), or (3) review) are established for different categories of uses. The level of review is generally determined by the classification of the principal use and is subject to detailed regulations, including home occupations, off-street parking, signs, site screening, temporary use permits, swimming pools, communication towers, caretaker residences and yard sales (see Chapters 17.04, 17.06, 17.07 and 17.08).

Some of the development standards are designed to be administratively adjusted upwards or downwards to accommodate the purpose and intent of the zoning district involved and flexibility of development (see Section 17.10.020).

New and Existing Uses Regulated. Both uses established before and after the adoption of the ordinance codified in this title are regulated, but differently depending on their status under this title. New and different uses and development are reviewed under Class (1), (2) or (3) review and, if approved, are called "approved uses." Previous uses whose principal use would be permitted in the zoning district in which it is located are called "existing uses." Existing uses are allowed to continue even though they have not been through the regular review procedures of this title and may not fully comply with the development standards of this title. Such uses may be re-established as they previously existed if damaged or destroyed (see Chapter 17.18). Previously established uses which were legally established prior to the adoption of the ordinance codified in this title, but which have a principal use which would not be permitted in the zoning district in which it was located, are called "nonconforming uses." Such uses are allowed to continue but are subject to more restrictions (see Chapter 17.19).

Changes and Alterations to Uses and Development. Changes and alterations to approved, existing, nonconforming uses or development are also regulated by this title and are called "modifications" (see Section 17.02.020). Certain nominal modifications to approved or existing uses are exempt. Other modifications to approved or existing uses which are minor and meet certain criteria can be administratively approved with minimal review. Procedures for such modifications are contained in Chapter 17.17. More significant changes to approved or existing uses and development which do not meet the exemptions or administrative approval criteria of Chapter 17.17 must be reviewed using the normal Class (1), (2) or (3) review procedures of this title. Changes and alterations to nonconforming uses are regulated by Chapter 17.19.

Permits. Except as exempted, no use or development, or modifications of use or development, as those terms are defined, may be established, placed, performed, constructed or implemented, in whole or in part, without a permit. The permit required by this title is called a "development permit." Chapters 17.11 and 17.12 contain provisions governing such permits and applications for permits. The following uses and modifications are exempt from peer review and permit requirements; provided, that they do not involve a required site improvement contained in a previously approved final site plan or permit (some exempt uses must still comply with the standards of this title):