33.17.030 Urban Reserve Industrial – Port Angeles urban growth area (URI-PAUGA)

33.17.030 Urban Reserve Industrial – Port Angeles urban growth area (URI-PAUGA).

The purpose of the Urban Reserve Industrial zoning district is to create and reserve areas for limited industrial uses and other compatible uses that are largely devoid of exterior nuisances, such as noise, glare, air and water pollution, and fire and safety hazards on adjacent nonindustrial property, and do not have an exceptional demand on public facilities within the Port Angeles urban growth area. Permitted uses that have minimal demand for urban services and utilities are allowed at lower than urban intensities, while reserving opportunities for more intensive use in the future when urban services and utilities are available. More intensive development than that allowed under the Urban Reserve Industrial zone will require annexation or require approval of a conditional use permit (CUP) pursuant to Chapter 33.27 CCC.

(1) Allowed Land Uses. The following land uses should be allowed in the Urban Reserve Industrial zoning district subject to the standards of this section:

•Accessory housing

•Agricultural activities

•Art studios, galleries, and classrooms

•Business parks

•Commercial greenhouses

•Commercial storage

•Limited industrial uses

•Medical service facilities

•Professional offices

•Research facilities

•Small-scale public buildings (5,000 square feet or less)

•Small-scale wood and other small-scale manufacturing

•Timber harvesting

•Vehicular repair

•Veterinarian clinics and kennels

•Wholesale commercial use

•Utility buildings and structures

(2) Conditional Land Uses. The following land uses should be permitted in the Urban Reserve Industrial zoning district through a special permitting process with public input and a determination that the proposed use is consistent with applicable land use regulations and the character of the neighborhood and the provision of adequate urban services and utilities:

•Mixed-use development

•Outside storage facility

•Restaurants

•Retail use

(3) Prohibited Land Uses. All other uses not listed under subsections (2) and (3) of this section are prohibited unless authorized as a similar use pursuant to CCC 33.40.050.

(4) Minimum Lot Size. Five acres or one one-hundred-twenty-eighth of a section; provided, that for land divisions and/or development served by and connected to city sewer and water utilities the minimum lot size is 7,000 square feet.

(5) Maximum Width to Depth Ratio. 1:5 (0.20).

(a) Front yard – 45 feet from a local access street, 50 feet from an arterial street, 60 feet from a highway.

(b) Side yard – 10 feet, except 50 feet where abutting a residentially zoned property.

(7) Maximum Size Limits. The total gross floor area of primary and accessory uses shall not exceed 5,000 square feet of new construction per parcel. More intensive development will require annexation or require approval of a conditional use permit (CUP) pursuant to Chapter 33.27 CCC.

(8) Maximum Lot Coverage. 50 percent.

(9) Maximum Height. 35 feet.

(a) Water Supply. The property owner shall obtain a certificate of water availability. Fire protection and flow requirements shall be as specified in CCC Title 21, Building Code, and Clallam County Fire Protection Policy.

(b) Maximum Wastewater Output. The proposed use or expansion shall generate wastewater output no greater than that generated by an equivalent single-family residential unit (ERU). For the purposes of this subsection, an ERU is defined as a structure or facility that does not exceed 20 fixture units under the Uniform Plumbing Code as adopted by Clallam County. The County shall not permit a nonresidential development in this zone that exceeds 20 fixture units, unless the proposed use is connected at the time of occupancy to city sewer. The Administrator may waive this requirement where the property owner or applicant submits a determination from the city that adequate provision has been made for sewer service to the project. “Adequate provision for sewer service” shall include either an agreement for concurrent extension of sewer service to the property as a condition of approval or an agreement between the city and the property owner for extension of and connection to sewer, both at a date certain in the future and prior to final occupancy, for any proposed use or expansion that will generate wastewater that exceeds 20 fixture units, as defined above.

(c) Environmental Review. Nothing in this section shall preclude Clallam County from requiring that additional infrastructure be provided as a condition of a specific development on a case-by-case basis, pursuant to the State Environmental Policy Act (Chapter 43.21C RCW), special studies, or other requirements and standards, under the process for approval provided by Clallam County development regulations. Clallam County shall consider the capital facility plans of the City of Port Angeles and other applicable public service providers, together with all relevant facts, in establishing conditions of approval, as provided by County Code.

(d) Land Divisions. Divisions of land subject to CCC Title 29, Subdivisions, shall comply with all land division requirements set forth by the City of Port Angeles. This shall include provisions on the face of the final plat to accommodate future rights-of-way for urban transportation infrastructure and utilities that will be required when the property is further subdivided and/or developed at urban densities and land uses. The County shall consult with the city and base its determination of the appropriate location and width of these reserve areas on city development regulations and Urban Services Standards and Guidelines.

(11) Off-Street Parking. Commercial and industrial land uses shall provide for parking consistent with Chapter 33.55 CCC.

(12) Signage. Signs shall meet the requirements of commercial and industrial sign standards pursuant to Chapter 33.57 CCC.

(13) Lighting. All outside lighting shall be designed, installed, located and maintained to protect the view of night sky and prevent off-site light trespass onto public rights-of-way and neighboring property. Outdoor lighting fixtures must be shielded and directed to ensure that the illumination is only pointed downward onto the ground surface, with no escaping direct light permitted to contribute to light pollution by shining upward into the sky.

(a) All new industrial, commercial, mixed use, or nonresidential uses must comply with the minimum landscaping requirements found in Chapter 33.53 CCC. The retention of existing vegetation, especially native vegetation and trees, within landscape areas is preferred and may be used in lieu of or in combination with new plantings to demonstrate substantial consistency with visual buffer and screening requirements of Chapter 33.53 CCC.

(b) Outside storage, including garbage, recycling and maintenance facilities, and loading dock areas, shall be screened from view from public roads and neighboring properties.

(c) All parking areas shall include landscaping of at least one tree for each group of six or fewer parking spaces with a minimum of two trees, exclusive of any required perimeter landscaping. [Illustration – 11 parking spaces requires two trees; 12 spaces requires two trees; 13 spaces requires three trees.] The trees shall be of a type approved by the County, and be at least two inches caliper at time of planting, and placed in a minimum planting area of 100 square feet. Trees shall attain a minimum height of 20 feet at maturity.

(d) Parking areas shall have interspersed landscaped islands and shall have no more than eight consecutive parking spaces. Underground parking and parking included in a parking structure are excluded from this requirement.