Provisions of this chapter are of general application to all districts unless otherwise noted. It is the intent of this title to provide standards sufficient to afford continuing protection to property and yet be adaptable enough to avoid unnecessary hardship or interfere with growth and natural change. Accordingly, supplementary provisions are also necessary to govern specific deviations from general rules. Those special deviations are to be contrasted with the grant of variance, which requires discretionary action by the board of adjustment where standards cannot be completely defined.

(Ord. No. 2012-11-905, 11-26-2012)

No property may be so reduced in area that it would be in violation of minimum lot size, yard provisions, lot coverage, off-street parking, or any other requirements of the district or use.

(Ord. No. 2012-11-905, 11-26-2012)

Buildings or structures may be erected, moved or structurally altered on property which is less than the minimum lot area or dimensions for the district in which it is located, provided such property existed by title in its present form and size before August 19, 1992, the date of adoption of the ordinance codified in this title. In such cases, documentary proof of the fact and date of acquisition shall be submitted by the person claiming benefits from this cause. This section shall not waive other minimum requirements of this title.

(Ord. No. 2012-11-905, 11-26-2012)

Where any front yard is required, no building shall be thereafter erected or altered so that any portion thereof shall be nearer the front property line than the distance indicated by the depth of the required front yard.

(Ord. No. 2012-11-905, 11-26-2012)

Steps, terraces, platforms, porches, and similar projections may be built within a front yard, but in no case shall such projections cause a front yard to be less than four feet from the face of the projection to the property line. Fences up to forty-two inches high are allowed on the front property line.

(Ord. No. 2012-11-905, 11-26-2012; Ord. No. 2023-12-1155, § 1, 12-20-2023)

Where any specified side yard is required, no building shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard.

(Ord. No. 2012-11-905, 11-26-2012)

Eaves, cornices, chimneys and similar projections may extend over the required side yard for a distance of not more than two feet.

(Ord. No. 2012-11-905, 11-26-2012)

Eaves, cornices, steps, platforms, rear porches and similar projections, whether enclosed or not, but not more than one story in height, may extend into the rear yard setback up to three feet from the rear lot line. Accessory buildings may occupy the rear yard and shall be located a minimum of five feet from rear lot lines unless otherwise required to meet the setbacks applicable to the principal structure. ADUs may be located a minimum of three feet from the rear lot line when the rear lot line adjoins an alley.

(Ord. No. 2012-11-905, 11-26-2012; Ord. No. 2023-12-1155, § 1, 12-20-2023)

No sight-obscuring structures or plantings exceeding thirty inches in height shall be located within a twenty-five-foot radius of the lot corner nearest the intersection of two public, county or state roads, or from the intersection of a private driveway or road easement and a public, county or state road. Trees located within twenty feet of any such intersection shall be maintained to allow ten feet of vision clearance below the lowest hanging branches.

(Ord. No. 2012-11-905, 11-26-2012)

On irregular-shaped lots, the average distance from the building line to the lot line shall be not less than the minimum yard provision; provided, however, that no part of the structure shall be located so that less than one-half the minimum yard provisions occurs at any point along such averaged alignment.

(Ord. No. 2012-11-905, 11-26-2012)

Underground utilities are provided as required in all zoning districts, including electricity, communications and street lighting; however, there are situations where topography, soil or other conditions make underground installation impracticable. Upon written evidence provided by the supplier of such utilities, the city council may waive the requirement for underground utilities in such instances.

(Ord. No. 2012-11-905, 11-26-2012)

Professional offices and clinics, when permitted subject to conditional use review in districts more restrictive than the C1 district, shall meet the following requirements:

A.

Lot Area. Minimum lot area shall be ten thousand square feet.

B.

Off-Street Parking. Off-street parking shall be required in accordance with Chapter 17.72.

C.

Architecture and Landscaping. Buildings, structures and landscaping shall harmonize with the buildings in the vicinity.

(Ord. No. 2012-11-905, 11-26-2012)

Only those manufactured homes used as residences on individual lots which meet the following criteria are permitted:

A.

The manufactured home must be a "new manufactured home" as defined by Section 17.08.320 of this chapter;

B.

The manufactured home shall be pit-installed or backfilled so that no more than twelve inches of enclosing material is exposed above average grade on or along the street side. The enclosing material shall meet all current UBC requirements for such use. The twelve-inch limitation shall not apply if the home is installed on a basement or other foundation constructed in accordance with current UBC requirements;

C.

The manufactured home shall be attached to a permanent foundation, as specified by the manufacturer. Foundations, tie-downs or other supports shall be provided to withstand the specified horizontal, uplift and overturning wind forces on a manufactured home, based upon accepted engineering design standards, as approved by Washington State and the local building official;

D.

The manufactured home shall be certified by the manufacturer to have an exterior thermal envelope meeting performance standards that will reduce heat loss to levels equivalent to the heat loss performance standards required of single-family dwellings constructed under the current Washington State Energy Code;

E.

Require title elimination (WAC Chapter 308-56A and WAC 65.20.040) within one year of home installation if the property is owned by the manufactured home owner;

F.

The unit must be installed on the site in accordance with the state installation code (WAC 296-150B);

G.

Include a finished porch or deck for each entrance door.

(Ord. No. 2012-11-905, 11-26-2012; Ord. No. 2016-10-993, § 1, 10-19-2016; Ord. No. 2023-12-1155, § 1, 12-20-2023)

A.

All new structures built within the city after the effective date of the ordinance codified in this section shall be served by underground utilities.

B.

All new utilities installed within the city after the effective date of the ordinance codified in this section shall be underground.

(Ord. No. 2012-11-905, 11-26-2012)

A.

Each rowhouse in a project shall have a minimum width of twelve feet.

B.

Access:

1.

A common access drive at least sixteen feet wide with a minimum of twelve feet of paved area with one- foot minimum shoulders on either side;

2.

No parking in common access drives. Parking in designated parking areas only;

3.

A common access for parking is allowed and may take the form of an easement as long as a maintenance agreement is approved by the city engineer and recorded with the plat;

4.

Where access is provided directly from a street, each building shall be required to share only one curb cut unless the city determines that driveway spacing requirements can better be met by separating the access points.

C.

Projects providing more than three units shall provide off street parking at the ratio of 2.5 spaces per unit to help accommodate guests and additional vehicles;

D.

A preliminary plat shall be submitted and approved prior to issuing the building permit;

E.

A post construction survey shall be submitted prior to approval of the final plat. Said survey shall be certified by a surveyor licensed in the state of Washington and shall show all setbacks including common wall location. Each division shall conform to Title 16 of this code;

F.

If a rowhouse is destroyed in any manner, it shall be replaced in compliance with the rowhouse criteria or the tax lots/parcels shall be legally combined to create a conforming lot;

G.

Project design:

1.

Buildings shall conform to approved design standards for rowhouse design, if any.

H.

Front door landscaping:

1.

A minimum of ten feet of landscaping shall be provided in the yard area between the front elevation of each unit and the common access drive or public street, as measured from the edge of pavement or sidewalk. If the units are accessed by private drive and "turn their backs" on the public street the same landscaping requirement must be met in the yard area between the rear elevation of each unit and the public street.

2.

Paths or walkways to individual front doors and utility easements may occur in this area, but only if the dominant amount of the area remains available to support significant landscaping.

3.

At least one tree per unit front must be provided. Entry stoops, porches or architectural elements are encouraged and may encroach into this yard area up to two feet.

I.

Garage designs:

1.

Garages may be detached, attached or located underneath the units and shall be situated to provide for open landscaped areas and reduced paving.

2.

Garage doors shall have some design details, including split panels, trim details and windows. Paired, single-car garage doors are encouraged over large double doors for two car garages.

J.

Adequate storage and mechanical equipment:

1.

Each unit shall have at least eighty square feet of enclosed storage area (typically, in the garage area and in addition to area dedicated to parking requirements) so that residents will have some place to store bulky personal effects (such as recreational equipment) allowing, garage space to remain available for parking.

2.

Conditions of approval and possible application of CC&Rs for rowhouse projects shall continue to prohibit conversion of garage parking into storage space.

3.

Exterior mechanical equipment such as heat pumps, shall be located to minimize visual impact and where visible from front doors of units or the public street shall be screened from view.

(Ord. No. 2012-11-905, 11-26-2012; Ord. No. 2023-12-1155, § 1, 12-20-2023; Ord. No. 2024-07-1166, 7-3-2024)

A.

Development shall be set back at least fifty feet from the top of major slopes greater than thirty percent or thirty feet from the top of grade if the following is done:

a.

Limit extensions of decks and eves toward the slope unless fire resistant or noncombustible materials are used.

b.

Decking areas screened or enclosed.

c.

Enclose soffits.

B.

Yard areas shall be maintained free of refuse and dead or dying vegetation contributing to fire fuel loads as much as possible. Clear clean areas shall be maintained, free of fire fuel loads, under decks and large extended eves.

C.

Following steps are necessary and strongly recommended to further minimize fire fuel loading.

a.

Plant fire resistant domestic plantings - (SEE Pacific NW Extension Service publication "Fire Resistant Plants for Home Landscapes " - firefree.org and DNR recreation education homeowners page for information free video or brochure about the importance of fire-safe landscaping.)

b.

Trees are encouraged to provide shade and ground cooling.

c.

Trees should be grouped with spaces to provide breaks in canopy area.

d.

Trees should be kept in healthy condition, limbed up, and free from dead and dry woody debris.

e.

Understory vegetation should be minimized under tree canopies. Understory plantings extending under tree canopies should use lower vegetation less likely to provide ladder fuel to carry a ground fire into the tree canopy.

D.

Fire resistant building materials shall be used when possible to do so:

a.

Fire resistant roofing installed to the manufacturers specification and rated by Underwriter's Laboratory as Class A, B, or its equivalent (includes but not limited to: slate, ceramic tile, composition shingles, and metal).

b.

All structural projections such as balconies, decks and roof gables built with fire resistant materials equivalent to that specified in the International Building Code.

c.

All chimneys and stove pipes be capped with spark arresters meeting NFPA standards, e.g., constructed of 12 USA gauge wire mesh with openings one-half inches in size.

d.

Screens of noncombustible corrosion resistant mesh screening material with openings one-fourth inches or less in size employed on roof and foundation vents to keep sparks and embers out.

e.

Screen under decks less than three feet in height with noncombustible corrosion resistant mesh screening material with openings one-fourth inches or less in size to keep fuel loads from accumulating in low areas difficult to clear and maintain.

f.

Maintain clear area along any overhead utility lines.

E.

A clear emergency access route to all the dwelling and any occupied accessory structures is required. Access to other developed portions of the site should be maintained:

a.

Twelve to sixteen feet driving surface with fourteen to sixteen feet horizontal clearance (free of branches, fences, and other structures...) and fourteen feet of vertical clearance are required to ensure free passage of emergency response vehicles.

b.

If your driveway is longer than one hundred fifty feet a turnaround meeting fire code is required to preclude the need to back emergency response vehicles out in an emergency situation. This requirement will only be modified with review and agreement of the fire chief or the chief's designee.

(Ord. No. 2012-11-905, 11-26-2012)

Editor's note— Ord. No. 2023-12-1155, § 1, adopted Dec. 20, 2023, repealed § 17.68.180, which pertained to maximum lot coverage and derived from Ord. No. 2012-11-905, 11-26-2012.

Sign standards and requirements are addressed in Chapter 15.12 of Title 15 of the White Salmon Municipal Code. Lighting standards and requirements are addressed in Chapter 8.40 of Title 8 of the White Salmon Municipal Code. Any of the applicable standards from either of these chapters may be incorporated into any land use decision made under this title.

(Ord. No. 2012-11-905, 11-26-2012)