West Richland City Zoning Code

Bed and breakfast facilities shall meet all applicable state and local health, safety and building codes, including minimum state business licensing requirements;

The exterior of the building shall retain a residential appearance while the facility shall be operated in a way that will prevent unreasonable disturbance to area residents;

In addition to the minimum off-street parking requirements for the residential dwelling listed in Chapter 17.57 WRMC one additional off-street parking space shall be provided for each guest room;

One sign, bearing only the name of the facility and/or operator measuring no more than four square feet and constructed according to the signage standards contained in WRMC Title 19, is permitted on the premises;

All bed and breakfast facilities shall be located in single-family residences or appurtenant structures and shall exhibit no outward appearance of a business or of a nonresidential nature other than permitted signs;

All bed and breakfast facility operations managers shall live on the premises during those times that the establishment is occupied by guests;

All bed and breakfast facilities shall obtain a city business license and be inspected by the city's fire marshal and building official prior to their establishment;

The administrator/review body may impose other conditions such as additional parking, improved access, landscaping or minimum screening to ensure the proposed facility is compatible with the surrounding area.

Charging level 1, 2 and 3 charging stations shall be permitted uses within all commercial and industrial districts, and accessory uses in all other districts.

Battery exchange stations shall be permitted uses within all commercial and industrial districts only.

Charging Stations. In general, charging stations do not require permits from the city unless their installation involves new construction, additions and/or structural alterations to existing buildings, or if their installation is governed by other requirements of city code. Electrical installations are under the administration of the Washington State Department of Labor and Industries and no aspect of the electrical infrastructure is administered by the city.

Battery Exchange Stations. Installation of a battery exchange station shall be processed in accordance with WRMC Title 14 as a Type II application, for full administrative review of applications. Applications shall be reviewed concurrently with other required permit applications.

Design criteria for electric vehicle charging stations or battery exchange stations within commercial and industrial districts:

The home occupation must be clearly incidental and accessory to the residential use.

All on-premises work and storage must occur within the main residence or attached garage. The home occupation shall not occupy more than 500 square feet of the residence and any attached garage.

All on-premises activities related to the home occupation are to be conducted only by members of the household.

No structural alteration or addition may be made to accommodate the home occupation, unless it is made in such a manner that the area would be suitable for typical residential purposes if it were not occupied by the home occupation.

No equipment shall be installed, no products shall be stored, and no activities shall be conducted that would violate the fire or building code limitations for a nonrated wooden structure (Construction Type V-B), regardless of the construction type of the dwelling.

No offensive noise, vibration, smoke, dust, odor, glare, electrical interference (including but not limited to cable, phone, radio, satellite, or television), or other detriments to neighboring properties or dwelling units shall be produced.

There shall be no exterior indications of the home occupation, other than those indications complying with subsections (A)(8) through (A)(12) of this section.

No more than a total of two vehicles/trailers associated with the home occupation shall be on or near the premises at any time. In addition, the vehicle(s) shall not be larger than a typical passenger van or one-ton pickup and the trailer(s) no more than 18 feet long (overall length). Box-style cargo vans, semi tractors/trailers, heavy equipment, and similar vehicles are not authorized.

Any vehicle or trailer associated with the home occupation that is not a typical passenger car or pickup must be parked off-street. Furthermore, vehicles and trailers are not to occupy any area within the front yard that is not designed for parking (e.g., no parking on the front lawn).

The combined number of customer, delivery, and employee vehicles visiting the property with the home occupation shall not typically exceed six per day, and they shall not arrive earlier than 7:00 a.m., nor leave later than 7:00 p.m. each day.

Vehicle traffic associated with the home occupation shall not be of an amount that would cause, or add to, any parking congestion problems, or represent a substantial increase in traffic through the residential area.

Signage must comply with the provisions set forth in WRMC § 19.04.020L, which allows one nameplate up to two square feet to be placed on the house.

The operator of the home occupation must receive a home occupation permit from the community development department. The permit shall be issued after receipt of an application demonstrating that the home occupation complies with the requirements of this title.

Examples of possible small-scale home occupations include:

On-premises retail or entertainment establishments;

Barber or beauty parlors, with more than one chair;

Equipment rental;

Funeral home or crematorium;

Animal kennel, stable, day care, and training;

Lodging or boardinghouse;

Machining, welding, or metal shop;

Slaughter and meat processing services;

Towing services;

Vehicle or heavy equipment alteration, repair (including body, engine and chassis), painting, sales, service, impound, or storage;

Wholesale sales, on-premises;

Any use generating, storing or utilizing hazardous materials in amounts greater than a typical household.

The home occupation must be clearly incidental and accessory to the residential use.

All on-premises work and storage areas must be conducted within the home, garage, or an accessory structure.

All on-premises activities related to the home occupation are to be conducted only by members of the household, provided up to two nonresident employees may work on the premises, when authorized through the conditional use permit review.

No structural alteration or addition may be made to accommodate the home occupation, unless it is made in such a manner that the area would be suitable for typical residential purposes if it were not occupied by the home occupation.

No equipment shall be installed, no products shall be stored, and no activities shall be conducted in the dwelling or attached garage that would violate the fire or building code limitations for a nonrated wooden structure (Construction Type V-B), regardless of the construction type of the dwelling. Any accessory structure used in the home occupation shall meet the fire and building code requirements applicable to its use.

No offensive noise, vibration, smoke, dust, odor, glare, electrical interference (including but not limited to cable, phone, radio, satellite, or television), or other detriments to neighboring properties or dwelling units shall be produced.

There shall be no exterior indication of the home occupation, other than those indications complying with subsections (B)(8) through (B)(12) of this section.

No more than a total of four vehicles/trailers associated with the home occupation shall be on or near the premises at any time.

Any vehicle or trailer associated with the home occupation that is not a typical passenger car or pickup must be parked off-street. Furthermore, vehicles and trailers are not to occupy any area within the front yard that is not designed for parking (e.g., no parking on the front lawn).

The combined number of customer, delivery, and employee vehicles visiting the property with the home occupation shall not typically exceed eight per day, and they shall not arrive earlier than 7:00 a.m., nor leave later than 7:00 p.m. each day.

Vehicle traffic associated with the home occupation shall not be of an amount that would cause, or add to, any parking congestion problems, or represent a substantial increase in traffic through the residential area.

Signage must comply with the provisions set forth in WRMC § 19.04.020L, which allows one nameplate up to two square feet to be placed on the house.

Examples of possible large-scale home occupations include:

On-premises bookstores or entertainment establishments;

Barber or beauty parlors, with more than one chair;

Equipment rental;

Funeral home or crematorium;

Animal kennel, stable, day care, and training;

Lodging or boardinghouses;

Storage facilities (also known as mini-storage), subject to WRMC § 17.54.430;

Restaurants/drinking establishments;

Slaughter and meat processing services;

Towing services;

On-premises vehicle or heavy equipment repair (including body, engine and chassis), impound, and dismantling/wrecking.

If the lot is a corner lot and one of the streets is a limited access roadway, as specified by Chapter 10.24 WRMC, and the lot does not gain direct access from the limited access roadway, a minimum setback of 10 feet from the right-of-way of the limited access roadway is authorized.

If one of the streets is a private access road within a private access easement, serves less than four lots or dwellings, and the city engineer and community development director determine that it is not likely to ever provide access to more than four lots or dwellings, a setback of 10 feet shall apply from the inner edge of the private access easement; or the setback must comply with the listed setbacks in Table 17.54.050.1, whichever is greater.

Accessory buildings shall not be built prior to the principal structure (primary dwelling unit), but may be built in conjunction therewith.

Accessory buildings are for personal use only and may not be used for dwelling or business activities, unless authorized through permit(s) provided for elsewhere in this title (e.g., accessory dwelling unit or large scale home occupation).

For purposes of this section (regarding height and size limitations, setbacks, lot coverage, etc.), residential accessory buildings include sheds, shops, garages, carports, greenhouses, and similar structures, which are detached from the residence, or connected to the residence by only a breezeway, hallway, or other minor attachment. Residential accessory buildings also include patio covers, pergolas, gazebos, cabanas, decks 30 inches or more above grade, and similar structures, when detached from the main residence. If any of the types of structures mentioned in this subsection are attached to the residence, they shall be considered as part of such, and subject to the zoning requirements pertaining to the primary residential structure.

Cargo shipping containers and similar enclosures are not a permitted accessory structure in any residential zone.

Accessory buildings shall not be located within an easement with the exception of lots located within Sections 6 and 8 of Willamette Heights may have accessory buildings within the patent rights-of-way/easements, provided:

The placement of all accessory buildings shall require written approval from the community development department, whether or not a building permit is required. The application shall include a site plan, floor plan and elevation drawing.

Accessory buildings requiring a building permit that are located on a property with an on-site sewage system (septic) shall be approved by the Benton-Franklin Health District for placement, prior to building permit submittal.

All accessory structures shall be separated from the primary building by at least five feet. This standard may be reduced by the administrator if the applicant can demonstrate that the proposed accessory building or structure is to be physically attached to the primary building or dwelling, alternative means of emergency access to the sides and rear of the property are readily available, and the proposed structure meets all other applicable requirements.

Height. In the RM-6, RM-10 and D-MU zoning districts, the maximum building height to the top of the roof ridge shall not exceed 20 feet. In the RL-20 zone, and lots greater than 0.75 acre in the RM-6 and RM-10 zoning districts, the maximum building height to the top of the roof ridge shall not exceed 25 feet in height. The maximum height in the RL-40 and UT zoning districts is as indicated in Table 17.54.050.1.

Lot Coverage. Total lot coverage is limited as set forth in Table 17.54.050.1. In addition to the total lot coverage limitation, no individual accessory building in the RM-6, RM-10 or D-MU zoning districts shall exceed 1,200 square feet, except for lots greater than 0.75 acre. In the RL-20, RL-40, UT zoning districts, and lots greater than 0.75 acre in RM-6 and RM-10 zoning districts, the maximum size is according to the maximum lot coverage as set forth in Table 17.54.050.1.

Setbacks.

For purposes of this section (regarding height and size limitations, setbacks, lot coverage, etc.), accessory buildings include sheds, shops, garages, carports, greenhouses, and similar structures, which are detached from a building, or connected to a building by only a breezeway, hallway, or other minor attachment. Accessory buildings also include patio covers, pergolas, gazebos, cabanas, decks 30 inches or more above grade, and similar structures, when detached from the main structure. If any of the types of structures mentioned in this subsection are attached to the structure, they shall be considered as part of such, and subject to the zoning requirements pertaining to the primary structure and its use.

Cargo shipping containers and similar enclosures are not a permitted accessory structure in any zone; however, in nonresidential zones they may be placed on a property and used on a temporary basis for storage only, when a building permit is active.

Accessory buildings shall not be located within an easement.

The placement of all accessory buildings shall require written approval from the community development department, whether or not a building permit is required. The application shall include a site plan, floor plan and elevation drawing.

Accessory buildings requiring a building permit that are located on a property with an on-site sewage system (septic) shall be approved by the Benton-Franklin Health District for placement, prior to building permit submittal.

All accessory structures shall be separated from the primary building by at least five feet. This standard may be reduced by the administrator if the applicant can demonstrate that the proposed accessory building or structure is to be physically attached to the primary building or dwelling, alternative means of emergency access to the sides and rear of the property are readily available, and the proposed structure meets all other applicable requirements.

Height. Per Table 17.54.050.3.

Lot Coverage. Per Table 17.54.050.3.

Setbacks.

A building permit for the private tower is obtained from the city, reviewed and approved by the community development department;

The applicant shall furnish a site plan showing the height and location of the private tower;

The applicant shall furnish a copy of the tower manufacturer's construction and erection specifications;

The private tower shall be erected in accordance with the manufacturer's specifications;

That generally a residence has to be on the same site as the private tower, except for a private repeater facility or remote base operations; and

That the height limitation of the zone is not exceeded (without approval of a variance).

A conditional use permit pursuant to Chapter 17.66 WRMC is obtained;

The tower base shall be enclosed by a fence not less than six feet in height with a locking gate;

The tower shall have a locking trap door or the climbing apparatus shall stop 12 feet above the ground;

The tower collapse or blade impact area shall lie completely within the applicant's property or within an adjacent property for which the applicant has secured and recorded an easement(s) for all property in the tower's impact area;

Before issuance of a conditional use permit, the applicant shall have demonstrated all the applicable requirements of the Federal Communications Commission, Federal Aviation Administration and any required avigation easements can be satisfied; and

The standards and requirements of WRMC § 17.54.049 shall apply.

All recreational vehicles shall be readily transportable at all times, shall not be permanently affixed to the ground, and shall not be used as a permanent dwelling unit.

Recreational vehicles shall not be stored in the front yard setbacks, excluding boats less than 22 feet in length and tent trailers.

Recreational vehicles shall not be stored upon undeveloped properties.

The property on which the RV is to be located has a current and active building permit, and measurable progress is being made on the project. At the conclusion of one year, the RV shall be immediately unhooked from utilities and stored on the lot according to the storage standards contained within subsection B of this section, or removed from the site within 30 days after the building permit is voided, closed out, or finalized by the building official; or

The RV may be used as a temporary dwelling in the case of caring for a sick family member. At the conclusion of one year, the need shall be re-evaluated by the administrator, or his/her designees, and approval for another year of temporary usage may be granted. When this specific use is no longer needed, the RV shall either be removed from the site or disconnected from all utilities and stored on the site according to the storage standards contained within subsection B of this section.

Every recreational vehicle park shall contain direct access to a public street or road having a minimum right-of-way width of 50 feet;

Be set upon a permanent foundation, as specified by the manufacturer, and that the space from the bottom of the home to the ground be enclosed by concrete or an approved product which can be either load-bearing or decorative; and

Comply with all local design standards applicable to all other homes within the neighborhood in which the manufactured home is to be located;

Have a pitched roof with a slope of not less than 3:12;

Be thermally equivalent to the state energy code; and

Otherwise meet all other requirements for a designated manufactured home as defined in RCW 35.63.160.

Internal conversion within an existing single-family dwelling;

Inclusion within a single-family dwelling at the time of its construction;

Conversion of an existing residential attached garage, when the garage to be converted is set back at least 40 feet back from the front property line;

The addition of new square footage to an existing single-family dwelling, when the addition is located at least 40 feet from the front property line. Attaching the addition by a breezeway or other nonsubstantial method, as determined by the planning director, shall cause the addition to be considered a "separate detached dwelling unit" for the purpose of all ADU zoning provisions; or

A separate detached dwelling unit on the same lot as the primary dwelling unit, when the accessory dwelling unit is located at least 10 feet behind the rear of the primary dwelling unit and is of site-built construction.

Number. No more than one accessory dwelling unit (ADU) per legal lot is permitted and it must be accessory to a single-family residence. A lot occupied by two or more dwellings shall not be permitted to have an accessory dwelling unit. A lot featuring a townhouse/rowhouse shall not be permitted to have an accessory dwelling unit.

Lot Area. No accessory dwelling unit shall be permitted on a lot less than 10,000 square feet. Minimum lot size for a detached accessory dwelling unit is 15,000 square feet.

Compliance. The ADU shall comply with applicable building, fire, and health and safety codes. The ADU shall be assigned a separate address, in conformance with Chapter 12.13 WRMC. If whole numbers are exhausted, then a single building number shall be utilized with sequential letter designations used for each separate occupant.

Lot Coverage, Setbacks and Height. An accessory dwelling unit shall conform to requirements for the primary residence, including, but not limited to: lot coverage; front, side and rear yard setbacks; and width of lot at the building line. Maximum building height for a detached ADU is 20 feet (the standard building height requirements of the underlying zone apply in each of the other situations).

Outbuilding Size. Where an ADU will occupy only a portion of an accessory structure, the lot coverage of the entire accessory structure may not exceed 10 percent.

Total Floor Area. The total gross floor area of an accessory dwelling unit shall not exceed 40 percent of the living area of the primary dwelling, or 1,000 square feet, whichever is less, except as provided in subsection (B)(6)(a) or (b) of this section. In calculating living area, uninhabitable floor areas, such as the garages and unheated storage areas, are excluded.

Number of Bedrooms. An accessory dwelling unit shall not contain more than one bedroom.

Occupancy. No more than three people, of which no more than two are 16 years of age or older, shall reside in an accessory dwelling unit.

Parking. An accessory dwelling unit shall have a minimum of one on-site parking space. This space shall be in addition to the two on-site parking spaces for the primary dwelling.

Architectural Design. The exterior appearance of an accessory dwelling unit shall be architecturally compatible with the primary residence. Compatibility includes coordination of architectural style; exterior building materials and color; roof material, form and pitch; window style and placement; and other architectural features.

Entrances. The primary entrance to the ADU shall be located and designed in such a manner as to be unobtrusive and clearly subordinate as compared to the main entrance, when observed from the same view of the building which encompasses the entrance to the primary use, the single-family dwelling unit.

Utilities. To establish an accessory dwelling unit, both the primary dwelling and the ADU must be connected to city water and be served with a fire hydrant capable of providing the required fire flow.

Connection Charges and Impact Fees. Connection charges and impact fees shall be as specified by the applicable ordinances and resolutions. ADUs are subject to impact fees.

Owner Occupancy. Prior to the issuance of a building permit establishing an accessory dwelling unit, the property owner shall record a deed restriction with the Benton County auditor's office. The document shall be in a form prescribed by the planning director and include a description of the location and size of the ADU and a covenant that one of the dwelling units is, and will continue to be, occupied by the owner of the property as the owner's principal and permanent residence for as long as the other unit is being rented or otherwise occupied. The owner shall maintain residency for at least six months out of the year, and at no time receive rent for, or otherwise allow to be occupied the owner occupied unit when absent the remainder of the year. Falsely certifying owner occupancy shall be considered a violation of this title and is subject to the enforcement actions.

The community development director will review building plans for new residences or additions/remodels to existing residences whenever there is more than one indoor kitchen proposed for a structure.

The community development director will determine if a proposal would result in the creation of an ADU. To make the determination, the director will consider the entire proposal and the features of the dwelling, such as the presence of more than one laundry facility, the general layout, exterior access, etc.

If the director determines that plans require an application for an ADU, the building permit shall be returned to the applicant. The applicant must resubmit the plans with an application for an ADU, and must make any modifications necessary for the additional dwelling unit to conform to the ADU requirements, such as any reduction of square footage.

The determination of the director is a Type II decision (administrative interpretation) and may be appealed to city council in accordance with Chapter 14.01 WRMC.

The lot on which large domestic animals are kept must have a minimum of one-half acre of irrigated pasture, or one acre of nonirrigated area, per large domestic animal;

A waste management and pest control plan shall be prepared and implemented to prevent any nauseous, foul, offensive, or unhealthy conditions;

The keeping of swine (hogs or pigs) is not permitted;

Silage or other odorous feedstuffs are not permitted;

The number of beehives shall be limited to one beehive per 4,356 gross square feet (one-tenth of an acre) of lot area;

Beehives shall be set back a minimum of five feet from a side or rear property line and 20 feet from the front or flanking street property line;

A flyaway barrier shall be provided that shall be at least six feet high and consisting of a solid wall, solid fencing material, dense vegetation or combination thereof, that is parallel to the side or rear property line(s) and extends beyond the beehive(s) in each direction that bees are forced to fly at an elevation of at least six feet above ground level over the property lines in the vicinity of the beehives;

Beekeepers shall maintain an adequate supply of water for bees located close to the hives;

The beekeeper shall be certified by the Washington State Beekeepers Association.

The hives shall be registered with the Washington State Department of Agriculture, in accordance with RCW 15.60.021.

Private small wind energy systems (SWES) shall only be allowed as an accessory structure/use in conjunction with a single-family residence and shall only supply electrical power solely for the on-site owner's use, except that when a parcel on which the system is installed also receives electrical power supplied by a utility company, the utility company may use excess electrical power generated and not presently needed for on-site use. Power shall not be used for commercial generation purposes.

Private SWES may be permitted on parcels with a minimum of 21,780 square feet (one-half acre) or greater.

Only one SWES, including related support structures and other associated improvements, per tax lot or parcel.

Rooftop METs or SWES are prohibited.

Setbacks.

Tower Height. Maximum tower height shall not exceed the maximum height of the underlying zoning district. Tower height means the distance from grade level of the tower foundation/base to the highest point of the turbine rotator plane.

Safety.

Sound Level. Noise generated from a wind energy system must comply with Chapter 173-60 WAC, Maximum Environmental Noise Levels, except during short-term events such as severe windstorms.

Signs. All signs including flags, streamers and decorative items, both temporary and permanent, are prohibited on any of the wind energy systems and its associated structures, except for manufacturer identification or appropriate warning signs.

Visual Requirements.

FAA Regulations. The MET/SWES/WES shall be built to comply with all applicable Federal Aviation Administration regulations including but not limited to 14 C.F.R. Part 77, Subpart B regarding installation close to airports.

Compliance with International Building Codes. All wind energy systems shall comply with the Washington State Building Code and adopted International Building Code.

Compliance with National Electrical Code. All wind energy systems shall comply with requirements per the Washington State Department of Labor and Industries (L&I) and the current adopted edition of the National Electric Code (NEC).

All wind energy systems that are connected to the utility grid shall comply with the requirements of Chapter 80.60 RCW, Net Metering of Electricity.

Abandonment. At such time that a wind energy system is scheduled to be abandoned or discontinued, the applicant will notify the director in writing of the proposed date of abandonment or discontinuation of operations. Upon abandonment or discontinuation of use, the owner shall physically remove the wind energy system within 90 days from the date of abandonment or discontinuation of use. Failure to comply with this abandonment requirement shall cause the violator to be subject to enforcement procedures.

A development permit application form and other applicable forms provided by the department;

Site plan and supporting maps/documents detailing:

An engineering analysis, including drawings, of the tower, turbine and all components, showing compliance with the State Building Code and the International Building Codes. A professional engineer licensed in the state of Washington shall certify all standard drawings and engineering analysis;

Documentation that the small wind energy system is certified by a national safety certification program recognized by the Washington State Department of Labor and Industries;

Copy of electrical application and permitting from the Washington State Department of Labor and Industries;

Wind energy systems specification including manufacturer, model, rotor diameter, tower height, tower type and nameplate generation capacity;

Manufacturer's installation manual;

Evidence from the electric utility service provider that serves the proposed site that they have been informed of the applicant's intent to install an interconnected customer-owned electricity generator, unless the applicant does not plan to connect the small wind energy system to the electricity grid;

Copy of the sound level analysis prepared by the wind generator manufacturer or qualified engineer; and

Evidence that the wind energy system complies with all applicable Federal Aviation Administration (FAA) requirements, including any necessary approvals for installation close to airports.

Manufacturer's specifications clearly indicating level of noise submitted to city for review.

Noise shall be measured at receiving property in dBA to be conducted and approved by qualified professional acceptable to city.

Nearest property shall receive noise level not to exceed 57 dBA.

Noise generated by all associated equipment on site including vacuums must be designed, oriented and soundproofed to the extent that noise does not exceed that allowed in Chapter 9.38 WRMC.

Minimum six-foot-tall sight obscuring fence is required in conjunction with 10-foot-wide solid (visual) screen landscaping.

The "solid screen" must be on the car wash side of the fence.

The fence shall be constructed of masonry, wood, or tight-boards with the support on the car wash (site) side of the fence.

The fence, solid landscape screen and other landscaping shall be permanently maintained and shall be kept structurally sound and safe.

Preserve arterial road and collector street frontages for other permitted commercial uses that have higher employment or generate more sales than mini-storage;

Buffer, screen, or transition from local street right-of-way, residential zoning districts, and multifamily developments in any zoning district; and

Limit use of building and wall colors and siting of outdoor storage and vehicles for rent as a means of advertising beyond the reach of sign regulation and of strengthening brand identification.

Where § 17.54.330 is applicable about adjacent residential zoning;

For a site within the C-LI zoning district, the side and rear minimum setbacks are zero (where § 17.54.330 is not applicable);

From the right-of-way of an arterial or collector road or street, the minimum setback is 250 feet;

Where § 17.54.050C is applicable; and

There is no minimum setback from either a public alley or a private alley.

Applicable only to buildings or portions of buildings located within 30 feet of the lot line, based on § 17.54.330;

Not applicable where there is steep slope as Chapter 17.09 defines or steeper, either in the yard sloping up towards the lot line or in the adjacent residential yard sloping up away from the lot line; and

Maximum height 20 feet.

Windows.

Roofs.

Buffering Along Right-of-Way. Mini-storage shall be buffered or screened from right-of-way as follows:

Screening Where Residential. Mini-storage shall be screened along each side and rear lot line adjacent to a residential zoning district or a multifamily development in any zoning district with a freestanding wall conforming to § 17.56.116 and minimum height eight feet.

Slope Exemption. A wall is not required where § 17.56.110E is applicable.

Prohibition. Mini-storage shall occur within buildings and not occur within portable containers or portable storage units, including cargo containers, pods, and truck trailers. Mini-storage operators may stage these objects outdoors temporarily for loading and unloading as well as pick-up and drop-off, in no case more than three days not counting federal holidays, but shall not deploy and use them as outdoor storage.

Loading. Loading areas, berths, or zones shall be no closer to right-of-way than the required screen wall that is closest to right-of-way.

Commercial general use (C-G).

Downtown – mixed use (D-MU).

Combined commercial/light industrial use (C-LI).

City parks (CP).

Light industrial use (LI).

Detailed site plan showing the dimensions of the property, existing development (i.e., buildings and other structures), location of the proposed food vending vehicle, existing and proposed parking spaces, ingress/egress, the location of all public utilities, the location, size and appearance of any proposed advertising (a separate sign permit may be required), the location of proposed restroom and refuse facilities, and any other information deemed necessary by the city.

Written narrative that addresses the proposed hours of operation, the location of restroom facilities (if any), the types of goods that will be offered for sale, etc.

Written authorization from the Benton-Franklin Health District (Food Service Permit and Mobile Unit Identification Number).

Proof of an approved Washington State Business License (UBI#) as well as a city of West Richland business license.

Proof of Washington State Department of Labor and Industries approval (where applicable).

Applicable fees per the West Richland master fee schedule.

Any food vending vehicle shall be in full operational condition. The vehicle shall be licensed to operate or ride on the roadways of this state, and must be capable of leaving a site at any time under its own power or that of an available towing vehicle.

Vehicle-based food service vendors shall not operate within any public right-of-way.

Unless operating for only a very limited time (i.e., only one to two hours) on a given day, vendors must ensure on-site or adjacent restroom facility access for employees. Such facilities shall supply running hot and cold water. Vendors are not authorized to locate at any site where such facilities are unavailable.

Outdoor seating and equipment is permitted; provided, that the placement of any outdoor seating or equipment shall not be placed in a manner so as to reduce the amount of available off-street parking below the minimum off-street parking required for the site in accordance with Chapter 17.57 WRMC.

Vendors shall maintain the area in and around the vehicle, keep the area free from litter and waste, and shall supply a suitable container for waste collection. Vendors are responsible for the proper collection and disposal of on-site litter and waste.

Vendors must ensure free passage of pedestrians and vehicles, and shall not create congestion on public streets or pathways. Vehicles shall not be located within 25 feet of a driveway or intersection.

A six-foot masonry wall.

A six-foot fence with a 20-foot-wide landscape screen.

Open style wrought iron fencing with masonry columns or similar may be used along street abutting property lines when complementary landscaping and building design comparable to the commercial design standards is used along the street.

A justification of the need for the proposed facility in the proposed location. The applicant shall demonstrate that less impacting alternatives have been considered and found to be infeasible.

The applicant shall also describe the process used to identify and evaluate alternative sites.

An evaluation of the site's capability to meet basic siting criteria for the proposed facility, such as size, physical characteristics, access, and availability of necessary utilities and support services.

The site's relationship to the service area and distribution of other similar public facilities within the service area or jurisdiction, whichever is larger.

A description of the relative environmental impacts associated with locating the proposed facility at each of the sites that meet the applicant's basic siting criteria. The applicant shall also identify proposed mitigation measures to alleviate or minimize adverse impacts.