CITY OF EAST WENATCHEE
COMMUNITY DEVELOPMENT DEPARTMENT
271 9TH STREET NE * EAST W ENATCHEE, WA 98802
PHONE (509) 884-5396 * FAX (509) 886-6113
STAFF REPORT
TO:
FROM:
DATE:
SUBJECT:
I.
A.
East Wenatchee Planning Commission and Douglas County
Planning Commission
Community Development Department
July 1, 2016
Proposed amendments to the East Wenatchee Municipal Code:
ZTA 2015-05 Density Standards; and
ZTA 2015-06 Miscellaneous Amendments
GENERAL INFORMATION
Proposal: The proposal under consideration is a joint city of East Wenatchee
and Douglas County project to amend the East Wenatchee Municipal Code
(EWMC) as follows.
1. Adding a new section EWMC 17.72.270 Density Standards to establish a
minimum density standard for residential development within the
residential and mixed-use zoning districts: providing for exceptions;
describing a calculation process; and providing special provisions for
properties not served by public sanitary sewer service.
The Density Standards proposal was originally part of the project to amend the
Greater East Wenatchee Comprehensive Plan (GEWA) and development
regulations to support the expansion of the East Wenatchee Urban Growth Area
(UGA) boundary. At a public meeting on March 24, 2015, the comprehensive
plan amendment, the development regulations requiring sewer connection, open
space provisions, and a establishing a new commercial zoning district were
approved by the City Council and Douglas County Board of County
Commissioners. However, the ordinance to establish Density Standards was not
approved and was remanded back to the Planning Commission for further
consideration.
The proposed revised Density Standard amendment addresses issues that were
raised at that joint-public meeting:
•
•
•
•
•
Review other Eastern Washington community minimum density provisions;
Reduce the 12 dwelling units per acre minimum density for multi-family;
Clarify the exemptions;
Increase the exclusions that will be used to determine net density, and
Clarify provisions for development at lower density when sewer is not
available.
2. Miscellaneous amendments intended to provide more flexibility for
design and development of residential projects to promote higher
density in the urban area:
a. Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 –
Residential Medium Density and Chapter 17.32 – Residential High
Density/Office District to reduce minimum lot dimensions, lot sizes and
setbacks; increase building heights; clarify provisions relating to livestock
and poultry.
b. Amending Chapter 17.72 – General Provisions regarding accessory
structures; projections into setbacks; lot size averaging provisions;
reducing lots size minimums for accessory dwelling units; reducing lot
frontage requirements; and reducing off-street parking for multi-family
projects.
c. Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot
types; adding new definitions and diagrams illustrating certain defined
terms.
d. Amending Chapter 17.38.070 - Neighborhood Commercial correcting
inconsistencies and typographical errors.
B.
Location: The proposal will be applicable to properties within the city limits and
in the unincorporated area within the urban growth area surrounding the city of
East Wenatchee in Douglas County, Washington
II.
PROPOSAL ANALYSIS
A.
Comprehensive Plan: The Greater East Wenatchee Area Comprehensive Plan
(GEWA) was adopted on March 28, 2006 by the city of East Wenatchee and
Douglas County. The GEWA has been amended several times, most recently in
2015 which included a major expansion of the urban growth area (UGA).
Goals and Policies. The following goals and policies are excerpts from the
GEWA that are relevant to the proposed zoning text amendments.
Chapter 2 – Urban Growth
GOAL 2: Reduce the inappropriate conversion of undeveloped land into sprawling,
low density development and provide for the orderly and progressive change from
rural to urban density land uses within the Urban Growth Area with the provision of
a full-range of urban services.
UG -6 The City and County will establish flexible development standards to achieve an
average residential density in new development of at least 4 dwelling units per net acre in
the urban growth areas through a mix of land uses, densities and housing types.
UG-8 The development of residential and commercial property within the urban growth
area shall only occur when all necessary urban public facilities and services are provided
prior to or concurrent with development.
ZTA Density and Miscellaneous
July 1, 2016
Page 2
UG-9 If the property is located outside of the service district boundary of a utility,
annexation into the service district or the execution of a “no-protest” annexation agreement
must occur prior to development of the property.
GOAL 4: The County and the City will collaborate on and adopt consistent
regulations and development standards for areas located within the urban growth
areas.
UG -15 Capital Facility Plans should provide for an urban level of public facilities and
services to facilitate an orderly and efficient build out of lands within the urban growth
areas.
UG-17 To ensure efficient use of the growth capacity within the urban growth area,
procedures to phase the provision of urban services must be implemented by the city and
county.
UG- 18 To discourage development at densities below the target densities adopted in this
plan, growth will be controlled through the use of development regulations that provide an
orderly, phased transition from rural to urban uses.
A.
The City and County must adopt standards to guide development within
areas currently not served with a full-range of urban services that will allow phased
development using cluster provisions, planned unit developments, reserve platting
or shadow platting, developer agreements and/or other options to ensure that the
project does not develop at densities that preventing achieving the UGA average
target residential density of 4 dwelling units per acre.
B.
The development standards may permit the temporary use of on-site
septic systems in those areas where sanitary sewer service is not available.
However, the development pattern must be designed to accommodate future
development at urban densities once sanitary sewer service is available.
Chapter 4 - Housing
GOALS:
1.To provide for a sufficient number of safe, attractive and affordable residences for
people of all income levels.
3.To provide for a variety of housing types and densities to ensure a range of
affordable housing options for all segments of the community.
5.To insure that public facilities and infrastructure are available to support
development at urban densities in advance of or concurrent with development.
H-1
Require residential development at urban densities to locate within urban growth
areas consistent with the comprehensive plan. If the property is located outside of the
service district boundary of a utility, annexation into the service district must occur prior to
development of the property.
H-7
Use the following criteria for the establishment of residential densities:
a. Adjacent to commercial development, residential development should range from
8 to 24 dwelling units per acre and may include mixed-use type projects.
ZTA Density and Miscellaneous
July 1, 2016
Page 3
b. Adjacent to the existing single-family districts, densities should range from 8 to 15
dwelling units per acre.
H-13 New residential development in the urban growth area must be concurrently
served by a full range of urban governmental services. The City and County should
designate phasing of development areas not currently served by sanitary sewer. On-site
sewage disposal systems are a temporary option that should only be available to
properties located within these phasing areas in the UGA when the developer:
a) Executes a formal development agreement, recorded and binding upon the
property, providing a financial guarantee to pay for the extension of sanitary sewer
with the creation of a utility local improvement district or other funding
mechanisms;
b) Installs “Dry lines” for centralized public collection at the time of development to
facilitate eventual connection to sanitary sewer;
c) Guarantees connection to the sanitary sewer at the time a main line is extended to
service the property by recording a binding agreement on the title of each lot or
dwelling unit created requiring sewer connection, at the property owner’s sole
expense, when the main line is installed to service the property; and
d) Designs and builds the project in a manner that locates the homes and other uses
on the property to facilitate infill development when the land area needed for the
on-site septic system is no longer necessary;
e) Includes a plan to insure that sewer service is provided within a reasonable period
of time.
H-21 Residential development must meet the net density targets of 8 dwelling units per
acre for single-family and 12 dwelling units per acre for multi-family. Net density does not
include land set aside for public facilities, recreation, or critical areas.
In summary, the goals and policies express the importance of residential
development at urban densities and the provision of services to support such
development. Development without public sewer should be on a temporary basis
with anticipation that when sewer is available, redevelopment at higher density
will be possible.
Relationship of Density Standard to UGA Land Capacity Analysis. Setting UGA
boundaries is partly about the math and partly about planning for infrastructure.
In 2012, Washington State Office of Financial Management (OFM) issued
updated population projections. City and county staff revised the projections that
would be used for sizing the UGA based upon the numbers issued by OFM. The
distribution of the projections was previously approved by the Douglas County
Regional Council in 2009, allocating 72% of the total County population increase
to the East Wenatchee UGA.
Table 1 below shows the allocation of projected population for the East
Wenatchee UGA. Table 2 converts the population projection to housing units.
The East Wenatchee UGA is projected to grow by 9,854 over the next 20 years
resulting in a need of at least 3,873 additional housing units.
ZTA Density and Miscellaneous
July 1, 2016
Page 4
Table 1 – Douglas County Population Allocation 2010- 2035
% Co
Pop
Change
East Wenatchee
72.00%
Douglas Co. Total
2010
2015
2020
2025
2030
2035
26,221
28,212
30,203
32,193
34,184
36,175
38,431
41,196
43,961
46,726
49,491
52,256
Table 2 – East Wenatchee Population Change Converted to Housing Units
2035 Population
36,175
2010 Population
26,221
Projected Pop Growth
9,954
Av. Persons/Housing Unit
2.57
Housing Units Needed (9,954/2.57)
3,873
To determine the land area needed to accommodate the projected housing units,
it is necessary to convert the housing units to acreage. The GEWA Plan used a
factor of 4 dwelling units per acre (DU/AC) for single-family and 12 DU/AC for
multi-family. Those factors were approved by the Douglas County Regional
Council in August of 2003. Since 2007, the city and county have had a goal to
attain a mix of 83% of the residential land for single-family and 17% for multifamily. This ratio is necessary since the multi-family designation permits single
family homes but the single-family designation does not allow multifamily
housing.
Table 3 –Housing Units by Type and Land Area Needed
Ratio of Total HU
Units by Type
Average Density (DU/Acre)
Residential Acres Needed
SF
MF
83%
17%
3,215
4
804
658
12
55
Taking into consideration the vacant land available within the UGA, it was
determined that:
•
•
•
216 acres of land designated for single-family was needed
241 acres of land designated for multi-family was needed
Total of 457 acres needed for residential development.
During this exercise, the amount of vacant land and existing vacant lots was
reduced by a factor of 50% to account for market factors and land that would be
needed for streets, utilities, other infrastructure and non-residential uses. The
Mixed-Use designation was considered to be 50% multifamily and 50%
commercial.
The Land Capacity Analysis determined that at least 520 acres of land would
need to be added to the UGA to accommodate the 20-year growth projection.
Table 4 below shows the results of expansion of the urban growth area
ZTA Density and Miscellaneous
July 1, 2016
Page 5
completed in 2015. The UGA was expanded by 703 acres. After deducting the
land encumbered by critical areas, the net increase to the UGA was 622 acres.
•
A total of 518 acres were designated for potential residential
development.
Table 4 – Summary Chart East Wenatchee UGA Expansion Area
Single-Family
Target Acreage
Needed
216
Acres Added to
UGA
373
Net Designation
After Subtracting
Critical Areas
322
Multi-Family
241
172
163
Mixed-Use
86
66
Commercial
63
72
72
520
703
622
Land Use
Designation
Total Expansion
Table 5 below shows the potential implications to the urban growth area if the
density assumptions are reduced to 3 DU/AC for single-family and 6 DU/AC for
multi-family.
Table 5 –Housing Units by Type and Land Area Needed With Reduced Density
Ratio of Total HU
Units by Type
Average Density (DU/Acre)
Acres Needed
Increased Acres Needed Due
to Reduced Density
•
SF
MF
83%
17%
3,215
3
1,072
658
6
110
268
55
The UGA would need 268 additional acres for single-family and 55
additional acres for multifamily.
The density provision that was proposed in 2015 was part of group of regulations
intended to ensure that an urban development pattern would develop consistent
with the GMA requirements. If the density is changed, the land capacity analysis
is no longer valid. The implications for not attaining the density would be that the
new UGA area could be insufficient in size to accommodate the growth.
Relationship of Density to Capital Facilities and Utilities. The UGA analysis
that was completed in 2013 to determine the need for the expansion area
included a review of capital facilities and utilities that would be needed to support
growth in the proposed UGA expansion areas and the existing UGA. A
Combined Capital Facilities Plan included an analysis of the cost of infrastructure
to accommodate growth in five separate areas.
The agencies and districts that provide public infrastructure and services rely
upon the growth projections, buildout densities and land use designations that
are in the comprehensive plan when they plan for capital facilities and to
determine their annual capital improvement programs. They rely upon that
ZTA Density and Miscellaneous
July 1, 2016
Page 6
information to make decisions as to where to concentrate their resources to
insure that they are accommodating the projected population growth in the areas
designated.
Low density development is more expensive to serve since there are fewer
homes within the service area to absorb the cost of the installation and
maintenance of the facilities and services. Once the development pattern is
established it can make it very expensive to serve in the future. The proposed
Density Standard anticipates this with provisions to ensure that planning for
higher density is considered prior to the development. The Density Standard
includes a requirement that the project be designed with future provision of
services anticipated and a development pattern illustrated as to how the project
can meet the densities once sewer is available.
The Miscellaneous amendments are proposed to implement the density
provisions in the comprehensive plan by providing for smaller lots, more lot
coverage, and reduced setbacks in all of the residential zoning districts. These
provisions are intended to provide greater flexibility in the design of housing
developments to address policies UG-6, H-7, and H-21 and provide the needed
flexibility to design at urban densities.
The proposed amendments are consistent with and implement to goals and
policies in the comprehensive plan.
B.
Countywide Planning Policies. The Douglas County Regional Policy Plan
(Policy Plan) is the framework of policies to direct the adoption of and
amendments to comprehensive plans and development regulations. The
Douglas County Regional Council (Regional Council) is responsible for adopting
and amending the countywide planning policies in Douglas County. The Regional
Council includes the mayors from each city and the three Douglas County
Commissioners.
Policy C-3 provides that the county and cities will collaborate on and adopt
consistent regulations and development standards for application within the UGA
boundary.
In the Policy Plan cities were given the responsibility for much of the planning
within their UGA. Due to the large UGA surrounding the City of East Wenatchee,
in 2009 the procedures were amended to give the county the responsibility for
some of the planning within the UGA with the exception of UGA boundary
changes and those amendments that are only applicable within the city limits.
Policy C-6 provides that revisions to the East Wenatchee UGA boundary, and
any associated development regulation amendments, are to be processed by the
city with the adoption following a format that includes a joint city and county
planning commission hearing and joint public meetings of the City Council and
County Commissioners for final action.
The proposals under consideration are consistent with Policy Plan procedures.
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C.
Growth Management Act Provisions for UGA’s. As mentioned previously, the
GMA includes three goals that specifically apply to development within Urban
Growth Areas.
Urban Growth: Encourage development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner.
Reduce sprawl: Reduce the inappropriate conversion of undeveloped land into sprawling,
low-density development.
Public Facilities and Services: Ensure that those public facilities and services necessary to
support development shall be adequate to serve the development at the time the
development is available for occupancy and use without decreasing current service levels
below locally established minimum standards.
Other GMA provisions applicable to this proposal:
RCW 36.70A.030 Definitions.
(12) "Public facilities" include streets, roads, highways, sidewalks, street and road
lighting systems, traffic signals, domestic water systems, storm and sanitary sewer
systems, parks and recreational facilities, and schools.
(13) "Public services" include fire protection and suppression, law enforcement, public
health, education, recreation, environmental protection, and other governmental services.
(18) "Urban governmental services" or "urban services" include those public services
and public facilities at an intensity historically and typically provided in cities, specifically
including storm and sanitary sewer systems, domestic water systems, street cleaning
services, fire and police protection services, public transit services, and other public utilities
associated with urban areas and normally not associated with rural areas.
(19) "Urban growth" refers to growth that makes intensive use of land for the location
of buildings, structures, and impermeable surfaces to such a degree as to be incompatible
with the primary use of land for the production of food, other agricultural products, or fiber,
or the extraction of mineral resources, rural uses, rural development, and natural resource
lands designated pursuant to RCW 36.70A.170. A pattern of more intensive rural
development, as provided in RCW 36.70A.070(5)(d), is not urban growth. When allowed to
spread over wide areas, urban growth typically requires urban governmental services.
"Characterized by urban growth" refers to land having urban growth located on it, or to land
located in relationship to an area with urban growth on it as to be appropriate for urban
growth.
RCW 36.70A.110 Comprehensive plans-Urban growth areas
(3) Urban growth should be located first in areas already characterized by urban growth
that have adequate existing public facility and service capacities to serve such
development, second in areas already characterized by urban growth that will be served
adequately by a combination of both existing public facilities and services and any
additional needed public facilities and services that are provided by either public or private
sources, and third in the remaining portions of the urban growth areas. Urban growth may
also be located in designed new fully contained communities as defined by RCW
36.70A.350.
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RCW 36.70A130 Comprehensive plans-Review procedures and schedulesamendments
(3)(b) The county comprehensive plan designating urban growth areas, and the densities
permitted in the urban growth areas by the comprehensive plans of the county and each
city located within the urban growth areas, shall be revised to accommodate the urban
growth projected to occur in the county for the succeeding twenty-year period.
The proposed Density Standards were intended to partner with the UGA
expansion to insure that development would be at urban densities anticipating
that infrastructure will be extended to serve the area and development will be
phased according to the availability of those utilities.
WAC 365-196-300 provides guidance for developing at urban density. That
section explains the need to allow flexibility in development regulations and to
remove regulator barriers that may be hindering development at urban densities.
WAC 365-196-300(3)(b)(ii) Counties and cities need not force redevelopment in urban
areas not currently developed at urban densities, but the development regulations must
allow, and should not discourage redevelopment at urban densities. If development
patterns are not occurring at urban densities, counties and cities should review
development regulations for potential barriers or disincentives to development at urban
densities. Counties and cities should revise regulations to remove any identified barriers
and disincentives to urban densities, and may include incentives.
WAC 365-196-300 (4) Factors to consider for establishing urban densities. The act does
not establish a uniform standard for minimum urban density. Counties and cities may
establish a specified minimum density in county-wide or multicounty planning policies.
Counties and cities should consider the following factors when determining an appropriate
range of urban densities:
(a) An urban density is a density for which cost-effective urban services can be
provided. Higher densities generally lower the per capita cost to provide urban
governmental services.
(b) Densities should be higher in areas with a high local transit level of service.
Generally, a minimum of seven to eight dwelling units per acre is necessary to support
local urban transit service. Higher densities are preferred around high capacity transit
stations.
(c) The areas and densities within an urban growth area must be sufficient to
accommodate the portion of the twenty-year population that is allocated to the urban
area. Urban densities should allow accommodation of the population allocated within
the area that can be provided with adequate public facilities during the planning period.
(d) Counties and cities should establish significantly higher densities within regional
growth centers designated in RCW 47.80.030; in growth and transportation efficiency
centers designated under RCW 70.94.528; and around high capacity transit stations in
accordance with RCW 47.80.026. Cities may also designate new or existing downtown
centers, neighborhood centers, or identified transit corridors as focus areas for infill
and redevelopment at higher densities.
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(e) Densities should allow counties and cities to accommodate new growth
predominantly in existing urban areas and reduce reliance on either continued
expansion of the urban growth area, or directing significant amounts of new growth to
rural areas.
(f) The densities chosen should accommodate a variety of housing types and sizes to
meet the needs of all economic segments of the community. The amount and type of
housing accommodated at each density and in each land use designation should be
consistent with the need for various housing types identified in the housing element of
the comprehensive plan.
(g) Counties and cities may designate some urban areas at less than urban densities
to protect a network of critical areas, to avoid further development in frequently flooded
areas, or to prevent further development in geologically hazardous areas. Counties or
cities should show that the critical areas are present in the area so designated and that
area designated is limited to the area necessary to achieve these purposes.
(5) Addressing development patterns that occurred prior to the act.
(a) Prior to the passage of the act, many areas within the state developed at densities
that are neither urban nor rural. Inside the urban growth area, local comprehensive
plans should allow appropriate redevelopment of these areas. Newly developed areas
inside the urban growth area should be developed at urban densities.
(b) Local capital facilities plans should include plans to provide existing urban areas
with adequate public facilities during the planning period so that available
infrastructure does not serve as a limiting factor to redevelopment at urban densities.
The proposed amendments are consistent with GMA goals and the provision of
WAC 365-193 by:
•
•
•
•
•
•
D.
implementing the density provisions contained in the comprehensive plan
implementing the requirement for phasing development as urban services
are provided
removing regulatory barriers to achieving an urban density pattern
providing for a variety of housing types and sizes
protecting critical areas by eliminating them from the density calculation
accommodating the projected 20-year growth in the UGA
Proposed East Wenatchee Municipal Code Amendments:
#1 New Section – 17.72.270 Density Standards. This regulation is intended to
insure that development within the urban growth area is urban in character.
Exhibit A to this staff report contains the full text of the proposed zoning text
amendment. The revised proposed text amendment document was reformatted
in its entirety as compared to the document that was under consideration last
year. However, the general provisions and overall concept are consistent with the
earlier version. The following summarizes the changes and new provisions.
•
The origin provision for a minimum density of 4 DU/AC for single-family
developments remains. This version reduces the multifamily density from
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July 1, 2016
Page 10
12 DU/AC to 6 DU/AC for medium density multifamily, and 8 DU/AC for
high density multifamily and mixed-use developments.
•
Exceptions were added in section 17.72.270(D) for lots meeting specific
provisions such as irregular lots, new dwellings on existing lots, renovation
or conversion of existing dwellings, a one-time division of a lot with an
existing home, and new development where 60% of the housing is setaside for low income households.
•
A net building area is used that now excludes critical areas and their
buffers, slopes over 15%, all stormwater facilities, public and private roads
as well as joint-use driveways (3 or more lots) and fire access roads,
parks and open space areas, and any land set aside for non-residential
uses.
•
Special provisions were clarified for land not served by public sanitary
sewer. The development must show how it could be redeveloped at the
required density when sewer is available. Three options for the plan are
provided: a conversion redevelopment plan, a reserve tract plan, or a
combined lots plan. A diagram must be submitted that shows where the
infrastructure would be and how the lots could be redivided if desired. The
diagram must be recorded. However it is not binding and does not vest for
platting purposes.
In preparing the proposed density regulations, staff researched and reviewed
several publications and documents. As requested at the March 24, 2015 public
meeting, staff researched Eastern Washington county and city requirements of
density (shown in bold text below). The major body of work consulted includes:


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


Regulations from Walla Walla County, Grant County, Yakima County,
Pierce County, Snohomish County, Thurston County; the cities of
Wenatchee, Lacey, Yakima, Tacoma, Renton, Redmond, Duvall, Mount
Vernon and Tumwater
Department of Commerce – Urban Growth Area Guidebook (2012);
RCW 36.70A Growth Management Act
WAC 365.196 Growth Management Act—Procedural Criteria For Adopting
Comprehensive Plans And Development Regulations
Department of Commerce – Urban Densities – Central Puget Sound
Edition (King, Kitsap, Pierce, and Snohomish Counties) Guidance Paper
September 2004
Washington State Administrative Code 246-272A-0025;
Resources and information from the Municipal Research Service Center
including case law and sample provisions for latecomer agreements and
local/utility improvement districts.
With regards to other jurisdictions, the following is a summary of provisions that
were reviewed as noted above:
ZTA Density and Miscellaneous
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Page 11
•
Walla Walla County requires 3 DU/AC. Uses a “buildable site area” for the
calculation excluding rights of way and private streets, critical areas (except
for buffers), and land with slopes greater than 15%.
•
Grant County requires 4 DU/AC for single family zones, 8 du/ac for
multifamily, and 16 du/ac for high density residential. No calculation provided.
Requires connection to public sewer and water. Provides for on-site systems
if redevelopment plan is provided.
•
Yakima County has no minimum listed. Requires connection to public sewer
and water. If not available must install dry lines. Policies allow development
with interim on-site systems if the development is designed to facilitate future
subdivision and infilling when services are available.
•
Snohomish County requires 4 DU/AC unless the property is in an unsewered
enclave. Exclusions when determining density include roads, drainage
swales, public use areas, critical areas and their buffers.
•
Pierce County requires densities range from 4 to 12 DU/AC. Uses a “net
developable area” for the calculation excluding rights of way and private
streets, critical areas (except for buffers). Buffers can be excluded if the
proposal cannot meet the density requirement. If the project is more than 300
feet from a sewer hook-up relief is granted provided only 1 lot exceeds the
minimum square footage necessary for an on-site septic system in districts
requiring 4 DU/AC. In the 6 or more DU/AC districts only 1 lot may exceed
7,260 sq. ft.
•
City of Tumwater requires densities ranging from 4 to 14 DU/AC. An
administrative reduction is provided. If no sewer is available the proposal
must provide for redevelopment when sewer is available.
•
City of Mount Vernon requires 4 DU/AC except for construction of a single
family home on an existing lot and when there are critical areas or other
physical site constraints. Requires phasing or shadow platting to demonstrate
that the project can meet the standards with future development.
•
City of Redmond requires that minimum densities represent 60-80% of the
allowed density. Uses a “net buildable area” for the calculation excluding
rights of way and private streets, critical areas and buffers. Several
exceptions are included.
•
City of Renton requires densities ranging from 3 to 10 DU/AC per net acre.
Critical areas, and public rights-of-way and legally recorded private access
easements are subtracted. However critical area buffers, streams that have
been day lighted including restored riparian and aquatic areas, public and
private alleys, and trails, are not subtracted. Phasing, shadow platting, or land
reserves may be used to satisfy the minimum density requirements to
demonstrate that the current development would not preclude the provision of
adequate access and infrastructure to future development.
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Page 12
One of the earlier criticisms of the required density related to the ability to meet
that requirement. Staff evaluated a number of past projects and determined that
several examples already met that target density. See Table 6 below.
Table 6 Comparative Densities for UGA Lots With and Without Sewer Service.
Parent
Parcel
Acreage
Number
of Lots
Acreage
in Lots
Net
Lots/Acre
Average
Lot Size
Acreage in
Roads, Utilities &
Open Space
% in
Utilities
& Roads
Sewer
Columbia Ridge
7.02
15
6.35
2.36
0.42
0.67
9.54%
N
Columbia Ridge 2
4.90
11
4.07
2.70
0.37
0.83
16.94%
N
Spring Hill Estates
11.85
31
9.88
3.14
0.32
1.97
16.62%
N
Plat Name
Ashwood Estates
5.84
15
4.57
3.28
0.30
1.27
21.75%
N
North Plateau 7 & 8
43.85
113
38.09
2.97
0.34
5.76
13.14%
Y
Canyon Hills 6-8
48.59
121
31.16
3.88
0.26
17.43
35.87%
Y
Ridge Crest Div 1 - 3
13.52
53
10.98
4.83
0.21
2.54
18.79%
Y
Kentucky Crossing Div 1-3
Alder Ridge Plat & Short
Plats
Columbia Circle
26.62
86
19.37
4.44
0.23
7.25
27.24%
Y
17.46
53
13.51
3.92
0.25
3.95
22.62%
Y
14.12
33
10.03
3.29
0.03
4.09
28.97%
Y
Cherry View
4.95
18
4.04
4.46
0.22
0.91
18.38%
Y
Skywiew Ridge
14.01
51
10.70
4.77
0.21
3.31
23.63%
Y
Falcon Ridge
7.54
26
5.88
4.42
0.23
1.66
22.02%
Y
Farmdale
4.59
17
3.23
5.26
0.19
1.36
29.63%
Y
Catalina Crest
4.76
17
4.55
3.74
0.27
0.21
4.41%
Y
Sand Canyon Estates
17.89
21
9.69
2.17
0.46
8.20
45.84%
Y
Summerhill
18.51
86
14.67
5.86
0.17
3.84
20.75%
Y
Fairview Ridge
7.48
16
6.18
2.59
0.39
1.30
17.38%
Y
Peach Haven Div I*
6.93
15
4.83
3.11
0.32
0.72
10.39%
Y
Peach Haven Div II
8.52
25
6.85
3.65
0.27
1.67
19.60%
Y
Johnson Addition**
0.98
5
0.80
6.25
0.20
0.18
18.37%
Y
Bollinger Addition
3.03
10
2.37
4.22
0.22
0.66
21.78%
Y
Briarwood Div 8B&9B
16.24
25
14.21
1.76
0.51
2.03
12.50%
Y
Briarwood Div 2
9.63
25
6.87
3.64
0.27
2.76
28.66%
Y
Total
318.83
888.00
242.88
3.66
0.28
74.57
21.03%
Sewered
289.22
816.00
218.01
3.74
0.26
69.83
22.00%
Septic
29.61
72
24.87
2.90
0.35
4.74
16.21%
*Note: 1.38 acres purchased by City for regional stormwater pond was not included in acreage in roads, utilities and open
space. With the pond, the percentage in roads, utilities and open space would increase to 30% of the plat. **Note: Roads
and stormwater are on easements. The acreage in roads, utilities, and open space was deducted from the lot size for
density purposes.
The plats highlighted in yellow exceed the required minimum density. Of the
projects evaluated that had sewer service available, 45% exceeded 4 DU/AC. It
is important to note that the calculation of density used to evaluate these projects
used the actual lot size for each lot. The analysis does not identify the land that
ZTA Density and Miscellaneous
July 1, 2016
Page 13
would be subtracted from the individual lot area due to critical areas steep
slopes, joint-use driveways, or easements for utilities, stormwater systems and
other exclusions allowed by the Density Standard provision. Several of the
subdivisions in the study are on property with steep slopes which generally tends
to increase the size of the lot to provide a useable building pad. If the process
that is outlined in Amendment A was used, it is likely that more of the projects
would meet the 4 DU/AC density.
Policies in the comprehensive plan stress that development should be permitted
only when a full-range of urban services is available. The proposed amendment
is intended to insure that an urban development pattern will evolve overtime as
sanitary sewer services are extended throughout the UGA. The standards allow
interim development without sewer as long as the project is designed to
accommodate re-development at urban densities once sewer service is
available.
Provisions are included to require that the applicant record a no-protest covenant
agreeing to be annexed into the district and to dedicate any right of way or
easement necessary to serve the property when redevelopment occurs or
connection is required.
#2 Miscellaneous Amendments. The miscellaneous amendments are intended to
provide more flexibility for design and development of residential projects to
promote higher density in the urban area include. Most of the amendments were
drafted to respond to comments received at public meetings regarding the
Density Standards. Concerns were expressed that it would be difficult to comply
with the proposed Density Standard under the existing lot size and setback
requirements. Additionally, several of the amendments were necessary to
address errors and inconsistencies noted in those code sections. Exhibit B is a
complete copy of the proposed amendments.
a. Amending Chapter 17.24 - Residential Low Density (R-L): Reduced lot
sizes, side yard setbacks, and dimensions to allow up to 8 DU/AC as
recommended in the GEWA and increased the lot coverage from 35 to
40%.
Chapter 17.28 – Residential Medium Density (R-M): Clarified that
duplexes are permitted; Corrected the reference to livestock as an
accessory use; Reduced lot sizes, side yard setbacks, and dimensions to
allow up to 15 DU/AC as recommended in the GEWA; Increased the lot
coverage from 40 to 45%.
Chapter 17.32 –Residential High Density/Office District (R-H): Clarified
that duplexes are permitted; Corrected the reference to livestock that it is
not permitted in that District; Reduced lot sizes, side yard setbacks, and
dimensions to allow up to 24 DU/AC as recommended in the GEWA.
Staff reviewed the record on the Livestock ordinance change and determined
that small livestock were intended to be permitted as an accessory use in the RM Zone and not in the R-H Zone.
ZTA Density and Miscellaneous
July 1, 2016
Page 14
As mentioned at the June 8, 2016 workshop staff has made a change to the side
yard setback in the R-M and R-H Districts to be consistent with the R-L District.
The earlier version had an increased setback once the building height exceeded
20 feet. The R-L District permits a 5 foot setback for structures up to 35 feet. The
amended provisions changed the 20-foot threshold to 35 feet.
b. Amending Chapter 17.72 – General Provisions: Corrected the reference to
“Accessory apartments” to “Accessory dwelling unit” to be consistent with
the definitions section; clarified provisions regarding accessory structures;
projections into setbacks; lot size averaging provisions; reducing lot size
minimums for accessory dwelling units; reducing lot frontage
requirements; and reducing off-street parking for multi-family projects.
The amendments are necessary to be more consistent with the amendments
proposed for lot size and density provisions in the residential zoning districts.
c. Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot
types; adding new definitions and diagrams illustrating certain defined
terms.
The proposed amendments clarify some of the definitions and, in some cases,
add diagrams to better illustrate the defined terms.
d. Amending Chapter 17.38.070 - Neighborhood Commercial (correcting
inconsistencies and typographical errors.
This amendment addresses a section of the NC chapter that was inadvertently not
changed in 2015 when the code was amended to increase the allowed size from
2 to 5 acres. It also separates the reference to Design Standards from the Refuse
Storage section which was probably a typographical error in the previous code.
E.
Environmental Review:
1. Density Provision: A Determination of Non-significance DNS was issued on
January 23, 2014 in accordance with the provisions RCW 43.21C the State
Environmental Policy Act. The comment period deadline ended on February
9, 2014. The changes made to the proposed amendments since that
determination did not materially change the effect of the proposal on the
environment. It is the determination of the lead agency that the original DNS
remains appropriate. See Exhibit C for a copy of the DNS.
2. Miscellaneous Amendments. A Determination of Non-significance DNS was
issued on April 22, 2016 in accordance with the provisions RCW 43.21C the
State Environmental Policy Act. The comment period deadline ended on May
12, 2016. No comments were received. See Exhibit D for a copy of the DNS.
F.
State Review: RCW 36.70A.106 requires submittal of amendments to
development regulations to the Washington State Department of Commerce
(Commerce) and other state agencies for review. The Notice of Proposed
Amendment and Request for Expedited Review was submitted to Commerce for
both proposals on March 30, 2016. The Density Standard was assigned a
Material ID # 22242. The Miscellaneous Amendments were assigned a Material
ZTA Density and Miscellaneous
July 1, 2016
Page 15
ID # 22241. Expedited Review was granted on April 18, 2016. Commerce is the
only agency submitting comments on the proposal. Their comments related to
the Density Standard and are attached as Exhibit E.
G.
Public and Local Agency Comments: The City Planning Commission held
workshops on September 1, 2015 and November 3. 2015 to review and discuss
the draft density standards. The Miscellaneous code amendments were drafted
in response to comments received at the September workshop and were
reviewed at the November 3, 2015 workshop. A joint City/County Workshop was
held on December 2, 2015 and on June 8, 2016 to review and discuss both
proposals. Prior to each workshop the draft amendments were posted on the
City’s web page. The City sends Planning Commission agendas via e-mail to 60
individuals and agencies. Included in Exhibit F is a letter received on November
3, 2015 from Building North Central Washington regarding the Density Standard.
On April 6, 2016 the proposed amendments were posted on the City’s web page.
On April 20, 2016, a notice of availability including a pdf copy of the draft
amendments were e-mailed to the City’s contact list for Planning Commission
matters and to local jurisdictions. Between the two e-mail lists 62 individuals and
agencies were provided notice and copies of the proposed amendments. One email comment was received. Copies of the e-mail transmittals and the comment
received can be found in Exhibit F
A public notice for the July 13, 2016 hearing was advertised in the Wenatchee
World and Empire Press on June 28, 2016.
III.
PLANNING SUMMARY
Planning Staff Comments: Staff offers findings of fact and conclusions in Section IV of
this staff report for consideration by the planning commissions. The statements in that
section may be modified by the planning commissions as appropriate to support their
recommendation.
IV.
SUGGESTED FINDINGS OF FACT AND CONCLUSIONS
A.
FINDINGS OF FACT
Staff recommends approval of the proposed amendments and offers Findings of Fact
and Conclusions in Section IV of this staff report for consideration by the planning
commissions. The findings and conclusion may be modified as appropriate to support
the planning commissions’ decision on the proposal.
1. The proposals under consideration are a joint city of East Wenatchee/Douglas
County proposal to amend the East Wenatchee Municipal Code
a. Adding a new section EWMC 17.72.270 Density Standards to establish a
minimum density standard for residential development within the residential
and mixed-use zoning districts: providing for exceptions; describing a
calculation process; and providing special provisions for properties not served
by public sanitary sewer service
ZTA Density and Miscellaneous
July 1, 2016
Page 16
b. Miscellaneous amendments intended to provide more flexibility for design and
development of residential projects to promote higher density in the urban
area:
i. Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 –
Residential Medium Density and Chapter 17.32 – Residential High
Density/Office District to reduce minimum lot dimensions, lot sizes and
setbacks; increase building heights; clarify provisions relating to
livestock and poultry.
ii. Amending Chapter 17.72 – General Provisions regarding accessory
structures; projections into setbacks; lot size averaging provisions;
reducing lots size minimums for accessory dwelling units; reducing lot
frontage requirements; and reducing off-street parking for multi-family
projects.
iii. Amending Chapter 17.08 – Definitions regarding lot lines, lot width,
and lot types; adding new definitions and diagrams illustrating certain
defined terms.
iv. Amending Chapter 17.38.070 - Neighborhood Commercial correcting
inconsistencies and typographical errors.
2. The proposals will be applicable to properties within the city limits and in the
unincorporated area within the urban growth area surrounding the city of East
Wenatchee in Douglas County, Washington.
3. By this reference, the planning staff file of records, including the staff report, noticing
documents and SEPA documents are entered into the record.
4. Douglas County and East Wenatchee have adopted a comprehensive plan in
accordance with the provision of the Growth Management Act and RCW Chapter
36.70A.
5. RCW Chapters 36.70A authorize the adoption of and amendments to development
regulations.
6. The planning commissions are responsible for long-range planning matters and
providing implementation recommendations to assure compliance with the GMA.
7. Proposed minimum density provisions were approved by the East Wenatchee
Planning Commission (4-1) and Douglas County Planning Commission (5-0) at a duly
advertised joint-public hearing held on February 17, 2015. Advance notices of the
hearing was published in the Wenatchee World and mailed or e-mailed to interested
parties.
8. The planning commissions’ recommendation of approval was transmitted to the East
Wenatchee City Council and Douglas County Board of Commissioners at a jointpublic meeting held on March 24, 2015. Ordinance 2015-11 – Density Standards was
not approved by either body and was remanded to the planning commission for
further review and consideration.
ZTA Density and Miscellaneous
July 1, 2016
Page 17
9. Density Standard. A threshold determination and environmental review pursuant to
RCW 43.21C the State Environmental Policy Act was completed and a Determination
of Non-significance including a comment period was issued on January 23, 2015.
The comment period for the Determination of Non-significance expired on February
9, 2015. The changes made to the proposed amendments since that determination
did not materially change the effect of the proposal on the environment. It is the
determination of the lead agency that the original DNS remains appropriate.
10. Miscellaneous Amendments. A Determination of Non-significance DNS was issued
on April 22, 2016 in accordance with the provisions RCW 43.21C the State
Environmental Policy Act. The comment period deadline ended on May 12, 2016.
No comments were received
11. A Notice of Proposed Amendment and Request for Expedited Review was submitted
to Commerce for both proposals on March 30, 2016. The Density Standard was
assigned a Material ID # 22242. The Miscellaneous Amendments were assigned a
Material ID # 22241. Expedited Review was granted on April 18, 2016.
12. The notice of intent to adopt amendments to the comprehensive plan and
development regulations was submitted to Douglas County, City of Wenatchee, and
Chelan County on April 20, 2016 requesting comments by May 14, 2016. No
comments were received.
13. The proposed zoning text amendments related to Density Standards were discussed
and reviewed by the City Planning Commission at public workshops on September 1,
2015, and November 3, 2015, December 2, 2015, and June 8, 2016. Advance
notices of those public workshops were e-mailed to interested parties.
14. The proposed Miscellaneous Zoning Text Amendments were discussed and
reviewed by the City Planning Commission at public workshops on November 3,
2013, December 2, 2015, and June 8, 2016. Advance notices of those public
workshops were e-mailed to interested parties.
15. The proposed Density Standard and Miscellaneous Zoning Text Amendments were
discussed and reviewed by the Douglas County Planning Commission at public
workshops on December 2, 2015 and June 8, 2016.
16. A public notice for the July 13, 2016 hearing was advertised in the Wenatchee World
and Empire Press on June 28, 2016.
17. The East Wenatchee Planning Commission and Douglas County Planning
Commission jointly held a public hearing on July 13, 2016 to consider the proposed
amendments.
18. Douglas County and East Wenatchee coordinate in long-range planning within the
Greater East Wenatchee Area. The Douglas County Regional Policy Plan, as
amended, established the protocol for amendments.
19. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated
as such by this reference
ZTA Density and Miscellaneous
July 1, 2016
Page 18
CONCLUSIONS
1.
It is the determination of the responsible lead agency that no more than a
moderate effect on the environment is a reasonable probability as a result of the
proposed action. The proper exercise of the threshold determination process as
required by WAC 197-11 is than an environmental impact statement is not
required to be prepared for this project. The processing of the proposal complies
with the procedural and substantive requirements of the State Environmental
Policy Act, chapter 43.21C RCW and chapter 18.06 EWMC.
2.
The proposed text amendments are consistent with and implement the goals and
policies in the Greater East Wenatchee Area Comprehensive Plan and the
Douglas County Regional Policy Plan.
3.
Proper legal requirements of RCW 36.70A.106 and EWMC Title 19 were met and
the community was given the opportunity to comment on the proposal at a duly
noticed public hearing.
4.
The proposed EWMC text amendments are consistent with and implement the
goals and policies of RCW 36.70A the Growth Management Act.
5.
The proposal will not be detrimental to the general public health, safety or
welfare.
6.
Any Finding of Fact that is more correctly a Conclusion of Law is hereby
incorporated as such by this reference.
Exhibits
A. ZTA 2015-05 Density Standards
B. ZTA 2015-06 Miscellaneous Amendments
C. DNS and SEPA Checklist Density Standards
D. DNS and SEPA Checklist Density Standards
E. Written Comments received
ZTA Density and Miscellaneous
July 1, 2016
Page 19
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Exhibit A
1 – ZTA 2015-05 Density Standard
1. Amending Chapter 17.72 – General Provisions
17.72.270
DENSITY STANDARDS
A. Purpose.
1. To implement the goals and policies of the Greater East Wenatchee Area
Comprehensive Plan by establishing urban densities to promote the efficient use
of land.
2. Provide for an orderly, phased transition from rural to urban uses within urban
growth area.
3. To establish a consistent and compatible land use pattern in residential
neighborhoods within the urban growth area.
4. Ensure that development without a full range or urban services is at a density
and in a configuration that enables cost effective in-fill development at urban
densities when services become available.
5. Prevent conversion of land in the urban growth area to uses and/or densities
that cannot be efficiently urbanized.
6. Require urban standards for developments within urban growth areas.
B. Applicability. All residential land divisions and residential developments must meet
the Minimum Required Density Standard for the zoning district within which the
proposal is located.
C. Minimum required density standard. Each residential zoning district specifically lists
a maximum density. The table below lists the minimum densities required and the
maximum density allowed for each residential zoning district.
Zoning District
Residential Low Density – R-L
Residential Medium Density - RM
Residential High Density/Office
Waterfront Mixed Use - Uptown
Waterfront Mixed Use – North Bridge
Mixed Use
Minimum
Density
4 du/ac
6 du/ac
8 du/ac
8 du/ac
8 du/ac
8 du/ac
Maximum
Density
8 du/ac
15 du/ac
24 du/ac
2:1 FAR
1.5:1 FAR
1:1 FAR
D. Exceptions. Projects meeting any of the following exceptions are excluded from the
required density as provided below:
1. In situations where lot size, shape, topography, or location would result in a land
division that cannot possibly meet the density requirements, a reduction in
required minimum density may be granted by the Administrator if all of the
following criteria can be met:
a. The lot to be divided must have a total area not exceeding 32,670 sq. ft.;
b. The reduction in density will not result in a density that is less than 75 percent
of the minimum required density in the applicable zoning district;
1 Proposed EWMC Amendment Density Standards (Date 7-1-2016)
Page 1
Exhibit A
1 – ZTA 2015-05 Density Standard
c. The conditions unique to the site (size, shape, topography, etc.) are not the
result of actions by the applicant; and
d. The proposed use must be allowed as a permitted use, accessory use, or
conditional use in the district in which the property is located.
2. The construction of a new dwelling unit on an existing lot that was legally created
prior to the effective date of this section. The applicant must demonstrate that the
residence, infrastructure and other improvements are located in a manner that
would not preclude future residential development of the property consistent with
the applicable provisions of this section.
3. The renovation or conversion of existing dwelling units provided that the renovation
or conversion does not reduce the number of dwelling units on the property below
the minimum required.
4. The division of a lot with one existing home that was legally created prior to the
effective date of this section, being divided into no more than two lots. A note must
be included on the recorded land division that future land divisions of the property
must meet the minimum density requirements of this section.
5. New development where 60 percent or more of the new units provided would be
affordable to households earning 50 percent or less of median income limits
published by the U.S. Department of Housing and Urban Development (HUD) for
the Wenatchee-East Wenatchee, WA Metropolitan Statistical Area (MSA).
E. Density calculation. The number of dwelling units that must be provided to comply
with the minimum density standard is calculated by multiplying the acreage of the
net buildable area of the site by the required density in dwelling units/acres:
1. Net Buildable Area Calculation. The net buildable area is calculated by
subtracting areas where building is prohibited or subject to significant restrictions.
The area remaining after these exclusions have been deducted from the gross
site area represents the net buildable area. The following exclusions from the
gross site area, and only these exclusions, may be used in determining the net
buildable area:
a. Environmentally constrained land including the following lands identified in the
Critical Area Regulations and the applicable buffer: erosion hazard areas,
landslide hazard areas, wetlands, flood hazard areas, fish and wildlife
conservation areas, and all land below the ordinary high water mark of all
lakes, streams, and ponds, and tidal waters. The required buffers associated
with these critical areas are included in the definition of environmentally
constrained land; however, no required setback areas are to be excluded
from the net buildable area calculation.
b. Any land with a slope of 15% or more.
b.c. Surface water retention areas that are dedicated or otherwise held in
common shall also be excluded from the net buildable area.
c.d. Public rights-of-way, private streets, joint-use driveways serving more than
two lots, and fire apparatus access roads.
1 Proposed EWMC Amendment Density Standards (Date 7-1-2016)
Page 2
Exhibit A
1 – ZTA 2015-05 Density Standard
d.e.
Parks and open space that are dedicated or otherwise held in common.
f. Above-ground public facilities.
e.g. In mixed-use developments, land area designated for non-residential use
may be excluded from the calculation.
f.h. To avoid the expense of technically assessingIn lieu of determining a site’s
net buildable area, a builder/developer may elect to apply the minimum
required density percentage to the gross area of the site instead of the net
buildable area to determine the minimum required number of units.
2. The formula for determining a site’s minimum number of dwelling units necessary
to comply with the minimum required density is illustrated below. For the
purposes of this calculation, fractional values shall be rounded to the nearest
whole number (0.5 and above, round up; below 0.5, round down). When
rounding reduces the minimum number of units below the minimum density for
that district, the number must be rounded up.
Formula:
Net buildable
area in acres
x
Minimum
required density
=
Minimum required
dwelling units
Example:
Gross site area = 87,120 sq. ft. (2 acres)
Net buildable area = 65,340 sq. ft. (1.5 acres)
Minimum required density = 4 du/ac
Net buildable
area in acres
1.5
x
Minimum
required density
4
=
Minimum required
dwelling units
6
F. Special provisions for land not served by public sanitary sewer and/or water.
Division of land in areas without public sanitary sewer and/or water must occur in a
manner that maintains long-term potential to achieve the minimum required densities
and the cost effective and efficient provision of sewer to the property once public
sewer service becomes available. For properties that are more than 200 feet from a
sanitary sewer system, on-site septic systems may be permitted on an interim basis.
Land division within urban growth areas using on-site water supply and/or sewage
disposal systems shall not inhibit subsequent division and redevelopment at urban
densities when public water and sewer systems become available. All such land
division and development shall comply with all of the following requirements:
1. Applicant shall submit an acceptable conceptual redevelopment plan that includes
the following:
a. All initial and any proposed future lot lines, road locations, utility easements
and any other public rights-of-way which delineate how urban densities
designated for the zoning district within which the project is located can be
met by further development of the property following the initial division and
proposed development;
1 Proposed EWMC Amendment Density Standards (Date 7-1-2016)
Page 3
Exhibit A
1 – ZTA 2015-05 Density Standard
b. Identification and approximate location of any public facilities required to
serve full development of the proposed project at the urban densities
required when public water and sewer become available; and
2. No building or structure shall be located such that any building setback
requirement would be violated at the time of redevelopment.
3. The applicant has signed a no protest contract, agreement or covenant with
special district having jurisdictional authority to provide water and sewer
services, to be recorded with the property, agreeing to annex if necessary and
connect to said water and sewer when they become available, and waiving
their right to object to any future water or sewer project benefiting the property.
4. The applicant has signed a no protest agreement or covenant with the county
and/or any city, or special district having jurisdictional authority to provide said
services to be recorded against the property, agreeing to dedicate any future
public rights of way or utility casements easements identified in the approved
redevelopment plan benefiting the property, under the terms established in this
section or other applicable portions of East Wenatchee Municipal Code.
5. Selection and submittal ofTo meet the requirements of this section the applicant
must utilize one of the following redevelopment plan options or an equivalent
design strategy establishing a plan for future redevelopment of the property to
meet the minimum density requirement:
a. Conversion redevelopment plan.A conversion redevelopment plan submittal
that includes all requirements sufficient for preliminary subdivision approval at
required minimum densities for urban growth areas for the entire portion of
the subject property. The applicant has signed a contract, agreement or
covenant with the city or county and acceptable to the Chelan Douglas Health
District, to be recorded against the property, requiring each purchaser of a
newly created urban density lot to purchase and retain ownership of an
adjoining urban density lot within the project for use as an on-site sewage
disposal system until sanitary sewers become available to serve the property
A conversion plan must be submitted for the entire property which
demonstrates that the property can be subsequently subdivided to create
sufficient lots to achieve the minimum densities necessary to comply with
EWMC 17.72.270(C). Such conversion plan shall depict a schematic lot
layout, approximate location of utility easements, and potential street access
and an internal circulation system consistent with city transportation policies.
Conversion plans are not be required to be stamped by an engineer or
surveyor, and may be included as part of a drawing or plan submitted for the
land division application. Simultaneous with the filing of the conversion plan,
the applicant will be required to record with the county auditor, in a form
acceptable to the review authority and the Chelan Douglas Health District, a
contract, agreement, or covenant document to be placed in the chain of title
of the property giving constructive notice of the special density requirements
relating to the property.
This conversion plan will not bind future phases of development of the site to
anything except the obligation to meet the overall density requirements of the
1 Proposed EWMC Amendment Density Standards (Date 7-1-2016)
Page 4
Exhibit A
1 – ZTA 2015-05 Density Standard
entire property. Acceptance of a conversion plan by the review authority does
not, by itself, constitute approval of, nor the granting of vested rights to, a
future phase of development.
(Note: The purpose of the conversion plan is to ensure that the entire property can
be ultimately developed at the residential densities required for the zoning district,
not to limit future development to a specified development scheme. Recognizing that
some property subject to this requirement may not be redeveloped in the near future,
the time and cost involved in preparing and obtaining approval of a conversion plan
should be kept to a minimum.)
b. Reserved tract redevelopment plan. A reserved tract redevelopment plan
submittal that includes all requirements sufficient for preliminary subdivision
approval at required minimum densities for urban growth areas for that
portion of the subject property proposed for initial development. The remaining
portion of the subject property is designated as a reserved tract and
complies with the other redevelopment plan requirements of this section.
The applicant has signed awill be required to record with the county auditor,
a contract, agreement, or covenant with the city or county and acceptable to
the Chelan Douglas Health District, that is recorded with the Douglas County
Auditorto be recorded against the property, which requires the present and
any future owners of the reserved tract to guarantee rights of access and any
other rights, necessary for the owners of the newly created urban density lots
in the subdivision project to maintain to a level satisfactory to the Health
District, a community on-site water supply and/or sewage disposal system
located within the reserve tract, until public water and sewer become
available to the subdivision project and reserved tract.
c. Shadow platting. Shadow platting means lots created as part of a recorded
final plat that have been designated for future development when sanitary
sewers become available. A residential development up to the maximum
density may be allowed; provided that lots in excess of the density permitted
with on-site septic shall not be built upon until the sewer line is extended and
connected to all the lots. Shadow lots are transferable and may be sold with
the restriction on development. Combined lots redevelopment plan. A
combined lots redevelopment plan submittal that includes all requirements
sufficient for preliminary subdivision approval at required minimum densities
for the entire portion of the subject property. The applicant has signed a
contract, agreement or covenant with the review authority and acceptable to
the Chelan Douglas Health District, that is recorded with the county auditor,
requiring each purchaser of a newly created lot to purchase and retain
ownership of a designated adjoining lot within the project for use as an onsite sewage disposal system or reserve area until sanitary sewer service
becomes available to the project.
1 Proposed EWMC Amendment Density Standards (Date 7-1-2016)
Page 5
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Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
2.a. Amending Chapter 17.24 Residential Low Density, Chapter 17.28
Residential Medium Density, and Chapter 17.32 Residential High
Density/Office District
Chapter 17.24
R-L RESIDENTIAL LOW DENSITY DISTRICT
Sections:
17.24.010
17.24.020
17.24.030
17.24.040
17.24.045
17.24.050
17.24.060
17.24.070
17.24.090
Purpose.
Permitted uses.
Accessory uses.
Conditional uses.
Prohibited uses.
Dimensional standards.
Off-street parking requirements.
Landscaping requirements.
Design standards and guidelines.
17.24.010 Purpose.
The R-L residential low density district is a land use classification primarily suited for
single-family residential living. Uses are limited to residential uses and under certain
conditions public and service uses which by their nature as support services or facilities
are necessarily better served by locating within the residential sector. (Ord. 07-05 § 4,
2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.24.020 Permitted uses.
The following uses shall be permitted uses in the R-L district:
A. Single-family dwellings including modular and manufactured housing constructed in
accordance with the design requirements set forth in Chapter 15.38 EWMC, but not to
exceed one dwelling on any one lot unless otherwise permitted by this title;
B. Temporary construction offices within the tract or subdivision on which buildings are
being erected, and only for the duration of active construction;
C. Residential planned unit developments approved pursuant to Chapter 17.68 EWMC
and the applicable sections of the Greater Wenatchee Urban Area Design Standards
and Guidelines which are adopted by this reference as if fully set forth herein;
D. Adult family homes licensed by the Washington State Department of Social and
Health Services and meeting the definition in EWMC 17.08.055;
E. Bus passenger amenities meeting the requirements of EWMC 17.72.185;
F. Agricultural uses of a horticultural nature such as vegetable gardens, fruit and nut
trees, grape vines, and other horticultural stock;
G. Duplex dwellings; provided, the property is immediately adjacent to a commercial
zoning district (i.e., shares a common lot line or is directly across a public street from)
and has sufficient land area to provide 8,000 square feet of land area per duplex
structure in addition to the land area required for any other dwellings existing on the
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
same property. (Ord. 07-05 § 4, 2007; Ord. 05-07 § 1, 2005; Ord. 01-03 § 1, 2001; Ord.
98-3 § 2, 1998; Ord. 94-2 § 1, 1994; Ord. 91-5 § 2, 1991)
17.24.030 Accessory uses.
Subject to the dimensional standards set forth in EWMC 17.24.050, the following uses
shall be accessory uses in the R-L district:
A. Attached or detached accessory buildings and structures clearly incidental to the
residential use of the lot, such as the storage of personal property, including private
garages;
B. Family day care home as defined in EWMC 17.08.155(B);
C. Not more than a total of eight cars, trucks, or recreational vehicles per dwelling may
be parked outside of a building on any lot. Said vehicles shall be parked to the rear of
the front yard setback line, except when parked in the driveway. For purposes of this
section, “recreational vehicles” shall mean any travel trailers, truck campers, tent
trailers, motor homes, snowmobiles, boats or jet skis, utility trailers for hauling materials
or recreational vehicles, and similar equipment;
D. Fences as provided for in EWMC 17.72.160;
E. Covered Patios.
1. A freestanding covered patio must meet the standards of this title. If the
cover over the patio is attached to a dwelling or within six feet of the
dwelling it is to be considered as part of that dwelling for the purposes of
determining the setback for the dwelling;
2. Height limit: 10 feet for a detached structure with a flat roof; provided,
however, that a fireplace flue may extend beyond the maximum height limit
to a height of not over 13 feet; in all other cases the roof height shall not
exceed the provisions of EWMC 17.24.050(D);
3. Area limit: Must not exceed the provisions of EWMC 17.24.050(E);
F. Swimming Pools.
1. All pools must be located behind the front yard setback line and maintain
at least a five-foot setback from all side and rear property lines;
2. All pools and the yard or area around them must be enclosed by a
fence/barrier of not less than 48 inches in height meeting the requirements
established in the Uniform Building Code for Barriers for Swimming Pools,
Spas and Hot Tubs, as the same now exists or may be amended as
adopted in Chapter 15.04 EWMC and the following general provisions:
a. Such fence/barrier shall be constructed and maintained as to
prevent, within reason, any person from gaining access beneath, over,
or through said fence/barrier;
b. Gates or doors to the pool area shall be of the same height as the
fence/barrier and substantial in construction;
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
c. All gates or doors shall be equipped with self-closing mechanisms
and devices for locking, and shall be kept locked at all times the pool is
unguarded, unattended or not in use;
G. Large satellite dish, amateur radio tower, or attached wireless communication facility
subject to the provisions of Chapter 17.70 EWMC, as the same now exists or may
hereafter be amended;
H. Accessory dwelling units pursuant to the provisions of EWMC 17.72.190, as the
same exists now or may hereafter be amended;
I. The keeping and raising of farm animals, livestock and poultry, as specified in EWMC
17.72.200; provided, that no commercial structure shall be constructed or maintained on
the premises;
J. Home occupations as specified in Chapter 17.66 EWMC. (Ord. 13-04 § 6, 2013; Ord.
13-03 § 4, 2013; Ord. 07-05 § 4, 2007; Ord. 05-07 § 3, 2005; Ord. 02-22 § 12, 2002;
Ord. 01-03 § 1, 2001; Ord. 2000-02 § 4, 2000; Ord. 91-5 § 2, 1991)
17.24.040 Conditional uses.
The following uses shall be conditional uses in the R-L district under conditions set forth
in Chapter 17.64 EWMC:
A. Public schools and private schools;
B. Public parks and playgrounds;
C. Churches;
D. Municipal buildings;
E. Public facilities and utilities;
F. Neighborhood centers;
G. Child day care centers – Group 1 facilities only as defined in EWMC 17.08.155(A)(1);
H. Bed and breakfast facilities. (Ord. 13-04 § 7, 2013; Ord. 07-05 § 4, 2007; Ord. 05-07
§ 6, 2005; Ord. 01-03 § 1, 2001; Ord. 2000-02 § 5, 2000; Ord. 91-5 § 2, 1991)
17.24.045 Prohibited uses.
All uses not listed above as permitted uses, accessory uses, or conditional uses shall
be prohibited uses. Upon application to the board of adjustment, the board may rule that
a use not specifically named in the permitted uses of a district shall be included among
the allowed uses if the use is of the same general type and is similar to the permitted
uses; however, this section does not authorize the inclusion of a use in a district where
it is not listed when the use is specifically listed in another district. (Ord. 07-05 § 4,
2007; Ord. 01-03 § 1, 2001)
17.24.050 Dimensional standards.
The following are dimensional standards in the R-L district:
A. Minimum lot area: 7,000 5,400 square feet, except as provided in EWMC
17.72.020(D);
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B. Minimum width of lot at building line: 70 50 feet. Corner lots shall have a minimum
width at the building line of 80 60 feet, except as provided in EWMC 17.72.020(D);
C. Minimum lot depth: 90 80 feet;
D. Maximum building height: 35 feet;
E. Maximum land coverage: 35 40 percent for all buildings;
F. Minimum setback distances, except as provided in EWMC 17.72.040(B), (C), (D), (F)
and (H):
1. Front yard: 15 to 20 feet, provided any garage or carport with vehicle
entrances facing a street shall be set back at least 20 feet from the front lot
lineall garages shall be constructed a minimum of 20 feet behind the front
lot line;
2. Rear yard: 15 feet;
3. Side yard: seven 5 feet.
Buildings on corner lots shall observe the minimum front yard setback on both streets
and shall provide at least one rear yard setback. (See illustration below)
STREET
Corner Lot
20'
15'
Interior Lot
FY
20'
Garage
S
T
R
E
E
T
15' FY
Garage
SY SY
5' 5'
15'
FY
House
RY 15'
SY
5'
House
RY 15'
(Ord. 08-09 § 3 Exh. A-1(2), 2008; Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 915 § 2, 1991)
17.24.060 Off-street parking requirements.
Off-street parking requirements for the R-L district shall conform to the provisions in
Chapter 17.72 EWMC, as the same exists now or may hereafter be amended. All
required parking shall be located to the rear of the front yard setback. (Ord. 07-05 § 4,
2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
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17.24.070 Landscaping requirements.
All developments in this district shall be subject to the landscaping requirements in
Chapter 17.72 EWMC, as the same exists now or may hereafter be amended. (Ord. 0705 § 4, 2007; Ord. 01-03 § 1, 2001)
17.24.090 Design standards and guidelines.
Development within this district shall comply with the applicable sections of the Greater
East Wenatchee Urban Growth Area Design Standards and Guidelines which are
adopted by this reference as if fully set forth herein. (Ord. 07-05 § 4, 2007)
Chapter 17.28
R-M RESIDENTIAL MEDIUM DENSITY DISTRICT
Sections:
17.28.010
17.28.020
17.28.030
17.28.040
17.28.045
17.28.050
17.28.060
17.28.070
17.28.080
17.28.090
Purpose.
Permitted uses.
Accessory uses.
Conditional uses.
Prohibited uses.
Dimensional standards.
Off-street parking requirements.
Landscaping requirements.
Site plan review.
Design standards and guidelines.
17.28.010 Purpose.
The R-M residential medium density district is a land use classification suitable for
residential uses with a variety of housing types, forms and densities to provide a greater
degree of flexibility of design as an alternative to conventional single-family detached
development. Uses are limited to residential uses and under certain conditions public
and private service uses which are required to service residential uses in residential
areas. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.28.020 Permitted uses.
The following uses shall be permitted uses in the R-M district:
A. Any permitted use allowed in the R-L district with the exception of agricultural uses;
B. Apartments, duplexes, assisted living facilities, and other multifamily dwelling units up
to 15 dwelling units per acre;
C. Residential planned unit developments approved pursuant to Chapter 17.68 EWMC.
(Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.28.030 Accessory uses.
Subject to the dimensional standards set forth in EWMC 17.28.050, the following uses
shall be accessory uses in the R-M district:
A. All accessory uses allowed in the R-L district under conditions applicable to the R-L
district as set forth in EWMC 17.24.030, except the keeping and raising of livestock and
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
poultry. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 2000-02 § 6, 2000; Ord. 9414 § 1, 1994; Ord. 91-5 § 2, 1991)
17.28.040 Conditional uses.
The following uses shall be conditional uses in the R-M district under conditions set
forth in Chapter 17.64 EWMC:
A. Churches;
B. Hospitals;
C. Child day care centers – Group 1 facilities only as defined in EWMC 17.08.155(A)(1);
D. Municipal buildings;
E. Public facilities and utilities;
F. Bed and breakfasts or boardinghouses;
G. Neighborhood centers;
H. Public schools and private schools;
I. Public parks and playgrounds;
J. Manufactured home parks. (Ord. 13-04 § 8, 2013; Ord. 07-05 § 4, 2007; Ord. 01-03
§ 1, 2001; Ord. 91-5 § 2, 1991)
17.28.045 Prohibited uses.
All uses not listed above as permitted uses, accessory uses, or conditional uses shall
be prohibited uses. Upon application to the board of adjustment, the board may rule that
a use not specifically named in the permitted uses of a district shall be included among
the allowed uses if the use is of the same general type and is similar to the permitted
uses; however, this section does not authorize the inclusion of a use in a district where
it is not listed when the use is specifically listed in another district. (Ord. 07-05 § 4,
2007; Ord. 01-03 § 1, 2001)
17.28.050 Dimensional standards.
The following are dimensional standards in the R-M district:
A. Minimum lot area:
1. Five thousand 4,000 square feet for single-family dwellings, or 4,000
3,500 square feet for attached single-family dwellings;
2. Six thousand 6,000 square feet for two-family dwellings;
3. Six thousand 6,000 square feet for the first two dwellings plus 2,900
square feet per each additional dwelling unit for a multifamily dwelling
structures up to a maximum density of 15 dwelling units per acre;
B. Minimum width of lot at building line: 60 50 feet. Corner lots shall have a minimum
width at the building line of 70 60 feet;
C. Minimum lot depth: 80 70 feet. Corner lots shall have a minimum depth of 70 feet;
D. Maximum building height: 50 feet;
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E. Maximum land coverage: 40 45 percent for all buildings;
F. Minimum setback distances: except as provided in EWMC 17.72.040(B), (C), (D), (F)
and (H):
1. Front yard: 15 to 20 feet, provided any garage or carport with vehicle
entrances facing a street shall be set back at least 20 feet from the front lot
line all garages shall be constructed a minimum of 20 feet behind the front
lot line;
2. Rear yard: 15 feet;
3. Side yard: seven 5 feet plus one-half foot for each foot by which the
building height exceeds 20 35 feet. To comply with the increased setback
requirement for buildings over 35 feet, the building may be designed with
the first floor at 5 feet and the upper floors stepped back to meet the
increased setback requirement.
Buildings on corner lots shall observe the minimum front yard setback on both streets
and shall provide at least one rear yard setback. (Ord. 08-09 § 3 Exh. A-1(3), 2008; Ord.
07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 2000-02 § 7, 2000; Ord. 91-5 § 2, 1991)
17.28.060 Off-street parking requirements.
The off-street parking requirements shall be as set forth in EWMC 17.72.010, as the
same exists now or may hereafter be amended. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1,
2001; Ord. 91-5 § 2, 1991)
17.28.070 Landscaping requirements.
All developments in this district shall be subject to the landscaping requirements in
Chapter 17.72 EWMC, as the same exists now or may hereafter be amended. (Ord. 0705 § 4, 2007; Ord. 01-03 § 1, 2001)
17.28.080 Site plan review.
Site plan review and approval pursuant to Chapter 17.80 EWMC shall be required prior
to the use of land for the location of multiple dwelling units. (Ord. 07-05 § 4, 2007; Ord.
01-03 § 1, 2001)
17.28.090 Design standards and guidelines.
Development within this district shall comply with the applicable sections of the Greater
East Wenatchee Urban Growth Area Design Standards and Guidelines which are
adopted by this reference as if fully set forth herein. (Ord. 07-05 § 4, 2007)
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
Chapter 17.32
R-H RESIDENTIAL HIGH DENSITY/OFFICE DISTRICT
Sections:
17.32.010
17.32.020
17.32.030
17.32.040
17.32.045
17.32.050
17.32.060
17.32.070
17.32.080
17.32.090
Purpose.
Permitted uses.
Accessory uses.
Conditional uses.
Prohibited uses.
Dimensional standards.
Off-street parking requirements.
Landscaping.
Site plan review.
Design standards and guidelines.
17.32.010 Purpose.
The R-H residential high density/office district is a land use classification suitable for
high level of diversity and density in residential housing types and offices and limited
commercial opportunities that can be integrated into the residential area. Uses are
limited to residential and office uses and those uses deemed not to be unduly
detrimental to the character of the district. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001;
Ord. 91-5 § 2, 1991)
17.32.020 Permitted uses.
The following uses shall be permitted uses in the R-H district:
A. Any permitted uses allowed in the R-L district with the exception of agricultural uses;
B. Apartments, duplexes, assisted living facilities, and other multifamily dwelling units up
to 24 dwelling units per acre;
C. Boardinghouses, lodging houses and housekeeping rooms;
D. General or professional offices; provided, all of the following criteria are satisfied:
1. The term “general or professional offices” for this section includes a
building or separately defined space (which may include more than one
building) occupied by doctors, dentists, accountants, bookkeepers,
insurance agents, realtors, attorneys, optometrists, architects, professional
engineers and surveyors, or any group or combination with a professional or
personal service business, excluding commercial laundries, funeral services
or other services where the use of hazardous chemicals, equipment, or
process which creates noise, vibration, glare, smoke, dust, fumes, odors,
heat or electrical interference with any radio or television receivers. In case
of a dispute the administrator shall determine whether or not the proposed
use is a professional or personal service business.
2. The use of an office does not include retail sales or manufacture of goods
unless incidental and subordinate to the primary use of the property for the
professional or service business, provided such operation or use does not
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
exceed 30 percent of the floor area of the primary structure, or 3,000 square
feet in area, whichever is less;
3. The lot has frontage on an arterial or collector street as shown on the
comprehensive plan and uses such frontage as its primary access;
4. Off-street parking is provided in compliance with the provisions of EWMC
17.72.010, as the same exists now or may hereafter be amended;
5. Screening shall be provided on any property line abutting a residential
land use consisting of a continuous fence supplemented with landscape
planting or a continuous wall, evergreen hedge or combination thereof
which effectively screens the area which it encloses. All required screening
shall be constructed to the maximum heights allowable for fences;
6. Business hours are limited to between 7:00 a.m. and 10:00 p.m. daily;
E. Mobile/manufactured home parks meeting the standards of EWMC 17.64.130,
including all future amendments. (Ord. 13-04 § 9, 2013; Ord. 13-03 § 5, 2013; Ord. 1220 § 6, 2012; Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.32.030 Accessory uses.
Subject to the dimensional standards set forth in EWMC 17.32.050, the following uses
shall be accessory uses in the R-H district:
A. All accessory uses allowed in the R-L district under conditions applicable to the R-L
district as set forth in EWMC 17.24.030, except the keeping and raising of livestock and
poultry. (Ord. 13-03 § 6, 2013; Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 2000-3
§ 4, 2000; Ord. 2000-02 § 8, 2000; Ord. 91-5 § 2, 1991)
17.32.040 Conditional uses.
The following uses shall be conditional uses in the R-H district under conditions set forth
in Chapter 17.64 EWMC:
A. Public schools and private schools;
B. Churches;
C. Clinics (not otherwise qualifying under EWMC 17.32.020(D)), hospitals and
sanitariums;
D. Child day care centers (Groups 1 and 2);
E. Public facilities and utilities;
F. Bed and breakfast facilities;
G. Neighborhood centers;
H. Public parks and playgrounds;
I. Off-street parking facilities as a primary use may be permitted in the R-H district on
zoning lots physically contiguous to any commercial district. Such parking uses shall be
screened along any property line that abuts or faces a lot zoned for residential purposes
pursuant to the requirements for Type I screening in EWMC 17.72.080. Any parking lot
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2 – ZTA 2016-06 Miscellaneous EWMC Amendments
created under this section shall directly serve the permitted uses in the contiguous
commercial districts. Parking thus provided may be credited toward the required offstreet parking requirements for such permitted commercial uses;
J. Broadcast relay tower communication facility subject to the provisions of Chapter
17.70 EWMC, as the same now exists or may hereafter be amended. (Ord. 13-04 § 10,
2013; Ord. 07-05 § 4, 2007; Ord. 02-22 § 13, 2002; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2,
1991)
17.32.045 Prohibited uses.
All uses not listed above as permitted uses, accessory uses, or conditional uses shall
be prohibited uses. Upon application to the board of adjustment, the board may rule that
a use not specifically named in the permitted uses of a district shall be included among
the allowed uses if the use is of the same general type and is similar to the permitted
uses; however, this section does not authorize the inclusion of a use in a district where
it is not listed when the use is specifically listed in another district. (Ord. 07-05 § 4,
2007; Ord. 01-03 § 1, 2001)
17.32.050 Dimensional standards.
The following are dimensional standards in the R-H district:
A. Minimum lot area:
1. Four thousand 3,200 square feet for single-family dwellings or 3,000
square feet for single-family attached dwellings;
2. Five thousand5,000 square feet for a two-family dwelling;
3. Five thousand square5,000 feet for the first two dwellings plus 1,700
square feet for each additional dwelling unit for multifamily dwelling
structures;
4. Seven thousand7,000 square feet for general and professional offices;
B. Maximum density: 24 dwelling units per acre;
C. Minimum width of lot at building line: 50 40 feet for one- or two-story buildings, 60 50
feet for three- to four-story buildings; corner lots shall have a minimum width at the
building line of 70 60 feet, except as provided in EWMC 17.72.020(D);
D. Minimum lot depth: 80 feet;
E. Maximum building height: 50 feet;
F. Maximum land coverage: 50 percent for all structures;
G. Minimum setback distances: except as provided in EWMC 17.72.040(B), (C), (D), (F)
and (H):
1. Front yard: 10 feet from the front property line, plus one-half foot for each
foot by which the building height exceeds 20 feet. Any garage or carport
with entrances facing a street shall be set back at least 20 feet;
2. Rear yard: 15 feet;
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3. Side yard: seven 5 feet plus one-half foot for each foot by which the
building height exceeds 20 35 feet. To comply with the increased setback
requirement for buildings over 35 feet, the building may be designed with
the first floor at 5 feet and the upper floors stepped back to meet the
increased setback requirement;
4. Buildings on corner lots shall observe the minimum front yard setback on
both streets and shall provide at least one rear yard setback. (Ord. 08-09
§ 3 Exh. A-1(4), 2008; Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord.
2000-02 § 9, 2000; Ord. 91-5 § 2, 1991)
17.32.060 Off-street parking requirements.
A. The off-street requirements shall be as set forth in EWMC 17.72.010, as the same
exists now or may hereafter be amended.
B. All of the parking shall be located to the rear of any front yard setback line and shall
not project beyond any side yard setback line. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1,
2001; Ord. 91-5 § 2, 1991)
17.32.070 Landscaping.
All developments in this district shall be subject to the landscaping requirements in
Chapter 17.72 EWMC, as the same exists now or may hereafter be amended. (Ord. 0705 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.32.080 Site plan review.
Site plan review and approval pursuant to Chapter 17.80 EWMC shall be required prior
to the use of land for the location of any commercial activity or for the location of
multiple dwelling units. (Ord. 07-05 § 4, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2,
1991)
17.32.090 Design standards and guidelines.
Development within this district shall comply with the applicable sections of the Greater
East Wenatchee Urban Growth Area Design Standards and Guidelines which are
adopted by this reference as if fully set forth herein. (Ord. 07-05 § 4, 2007)
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2.b. Amending Chapter 17.72 General Provisions Chapter
17.72.010(G). Off-Street Parking Requirements – Specified Uses. The following
requirements shall be met in all zones, except as provided for in subsection (B)(1) of
this section. These parking requirements are referenced to spaces per square foot and
are to be computed on the basis of gross floor area unless otherwise specified in this
table.
LAND USE
STANDARDS
RESIDENTIAL LAND USES:
Accessory apartmentsdwelling unit
1 space/unit
Bed and breakfast
1 space/bedroom
Boarding or lodging home or room
1 space/bedroom
Duplexes
2 spaces/dwelling unit
Institutional: welfare or correctional institution,
sanitarium, nursing home, assisted living facility,
retirement home, rest home or convalescent center,
congregate care facility
1 space/5 beds or 1 space/5 dwelling
units, whichever is less
Multifamily
One-bedroom units: 1.5
spaces/dwelling unit;
Two or more bedroom units: 2
spaces/dwelling unit;
Plus .5 spaces/dwelling unit for guest
parking
Student or group housing
1 space/bedroom
Single-family and manufactured home parks
2 spaces/dwelling unit
17.72.020 Use of land or buildings.
Except as herein provided:
A. No building or structure shall be erected and no existing building or structure shall be
moved, altered, added to or enlarged, nor shall any land, building, structure, open space
or premises be used, designed or intended to be used for any purpose or in any manner
other than a use listed in this title as permitted in the use district in which the land,
building, structure or premises is located.
B. No building or structure shall be erected nor shall any existing building or structure be
moved, reconstructed or structurally altered to exceed in height the limit established by
this title.
C. No yard or other open spaces provided about any building or structure for the
purpose of complying with the regulations of this title or amendments thereto shall be
considered as providing a yard or open space for any other building or structure.
D. In the residential districts for lots which were lots of record prior to the passage of the
ordinance codified in this title and which contain less than the required width and/or less
than the required minimum lot area, but contain an area of not less than 5,000 square
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feet and a minimum width at building line of not less than 40 feet, a building permit may
be issued by the administrator of this title without a hearing before the board of
adjustmenthearing examiner; provided, that the structure built on any such
nonconforming lot of record shall meet all of the remaining dimensional standards
required in the district in which the structure is located. (Ord. 07-05 § 7, 2007; Ord. 0103 § 1, 2001; Ord. 91-5 § 2, 1991)
17.72.040 Structures generally.
A. No accessory building shall be used as a place of habitation, unless expressly
permitted otherwise by this title and city building, life and safety codes.
B. Accessory structures may be built within a rear yard; provided, that the required total
open space areamaximum lot coverage is not exceeded,and that no structure or
combination of structures shall cover more than 50 percent of the area of the rear yard.
and the allowable size of structure is not exceeded.
C. No accessory structure shall occupy any part of a required front yard area.
D. Accessory structures may observe a three-foot setback in the side and rear yard
areas; provided, that no combination of structures extend more than 50 percent of the
horizontal distance of the rear or side property line. Accessory buildings may observe a
zero setback where a rear or side property line is adjacent to an alley. In all other
circumstances, accessory buildings shall observe a five-foot setback in rear and side
yard areas. No roof eave or any other part of the structure may project shall or overhang
across any property line and said structure shall be constructed with a roof that directs
stormwater runoff away from any neighboring properties.
E. All gasoline station pump islands shall be set back at least 15 feet from all property
lines.
F. If a lot in a residential district not facing on a substandard street or half-street is
adjoined on both sides by lots on which structures are set back less than the required
front yard setback, a new structure on the heretofore vacant center lot may set back a
distance equal to the average setback of the two adjoining properties but in no case
shall the garage setback be less than 20 feet. All lots used for this average setback
provision must be located within the same zoning district.
G. Cul-de-Sacs or Irregular Lots. No building or structure shall be erected where the
front building setback line measures less than 60 feet wide, except when located in a
manufactured home park or if specifically approved as a part of a planned development
(from Douglas County Code).
H. Boundary Streets or Substandard Streets. For structures constructed on boundary
streets where only one-half of the street has been dedicated or streets with substandard
right-of-way based upon the street classification, the front yard setback distance shall
include the required front yard setback for the specific zoning district plus the required
distance from the required right-of-way centerline.
For example: A structure in the R-L district on a local access street where the required
right-of-way distance from centerline is 25 feet, the setback would be 15 feet for the
primary dwelling and 20 feet for the garage plus 25 feet for a total of 40 feet for the
primary dwelling and 45 feet for the garage.
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 13
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
I. Cornices, eaves, gutters, sunshades and other similar architectural features may
project not more than two feet into required yard areas. Chimneys, staircases and steps
are considered a part of a structure or a building and are not permitted to project into a
required yard area. Except that steps or staircases with a total height of less than 42
inches may project into the required front or rear yard area. No projection of any kind is
permitted to project into any easement (public or private). Terraces at grade level
covering not over 10 percent of the ground area may be allowed within required yard
areas. Steps or staircases with a total height of less than 42 inches may project into the
required yard area.
J. Reduction of Front Yard Setback Requirements in Consideration of Slope. To ensure
safe ingress/egress to the property, the process provided below is subject to the
approval of the street superintendent and city engineer:
1. Front yard requirements may be reduced under the following conditions:
a. The front yard may be reduced by five feet, when the natural slope of
the front 50 feet of the lot equals or exceeds one foot of fall/rise in seven
feet of distance from the property line (i.e., slope of 14 percent or greater).
b. The front yard may be reduced by 10 feet, when the natural slope of the
front 50 feet of the lot equals or exceeds one foot of fall/rise in four feet of
distance from the front property line (i.e., slope of 25 percent or greater).
2. To avoid backing of vehicles directly onto the street, all driveways and
entrances to garages and carports shall be parallel or nearly parallel to the street
or configured in such a manner that provides a turnaround area or sufficient
unobscured parking area to allow vehicles to be completely outside the structure
before entering the street.
3. The natural grade of the slope shall be maintained as much as possible.
4. The impact on sight distance along the adjoining street shall be considered
when reviewing and approving the use of this setback reduction process. (Ord.
07-05 § 7, 2007; Ord. 01-03 § 1, 2001; Ord. 91-5 § 2, 1991)
17.72.045 Lot size averaging.
A. A subdivision or short subdivision will meet the minimum lot area of the zone in which
it is located if the area in lots plus critical areas and their buffers and areas designated
as open space or recreational uses, if any, divided by the total number of lots equals or
exceeds the minimum lot area of the zone in which the property is located. In no case
shall the density achieved be greater than the gross site area density permitted under
within the underlying zoning district.
B. This section shall only apply within residential zoning districts.zones having a
minimum lot area requirement of 12,500 square feet or less.
C. Each single lot shall be at least 3,000 square feet in area.
D. Lots in subdivisions and short subdivisions created under the provisions of this
section shall have a maximum lot coverage of 55 percent.
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 14
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
E. Lots with less than the prescribed minimum lot area for the zone in which they are
located shall have a minimum lot width of at least 40 feet, and front yard setbacks of 15
feet except that garages must be set back 18 feet from the right-of-way (with the
exception of alleys) and corner lots may reduce one front yard setback to no less than
15 feet.
F. Preliminary subdivisions approved utilizing lot averaging shall not be recorded by
divisions unless such divisions individually or together as cumulative, contiguous
parcels, satisfy the requirements of this section.
G. Roadways and surface detention/retention facilities shall not count toward the
calculations for lot size averaging. However, surface detention/retention facilities shall
count toward calculations for lot size averaging if the unless the detention/retention
facility is either (1) designed and constructed so as to appear as a natural wetland
system, or (2) designed and constructed in a manner that provides active or passive
recreational benefits in a natural or manicured landscaped setting. (Ord. 07-05 § 7,
2007)
17.72.190 Accessory dwelling units.
Accessory dwelling units are permitted within residential zoning districts. Accessory
dwelling units shall be on the same lot as the primary residence and shall meet the
following provisions:
A. Only one accessory dwelling unit shall be permitted per lot;
B. The owner of the property on which the accessory dwelling unit is located shall reside
in either the primary unit or the accessory unit. “Owner” shall include title holders and
contract purchasers;
C. One off-street parking space in addition to off-street parking spaces required for the
primary dwelling shall be provided for use by the accessory dwelling;
D. The accessory dwelling unit shall comply with the minimum requirements of
applicable city zoning and construction codes, health district, and all other local, state
and federal agencies;
E. The city may require the recording of title notices as appropriate to disclose the
circumstances and conditions of an authorized accessory dwelling use;
F. An accessory dwelling may be established in either an existing or a new residence;
G. Only one home occupation permit shall be permitted on any lot containing an
accessory dwelling;
H. Attached accessory dwelling units shall meet the following provisions:
1. The accessory dwelling unit size shall not exceed the gross floor area of the
primary dwelling unit and shall not exceed 1,200 square feet in area;
2. The minimum lot area shall be 8,000 square feet;
3. An outside exit for the accessory dwelling must be provided; and
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 15
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
4. Exterior alterations or additions for the accessory dwelling shall be consistent
with the design of the primary residence including matching materials, colors,
window style, and existing facade.
I. Detached accessory dwelling units shall meet the following provisions:
1. The minimum lot area shall be equal to or greater than 16,00010,800 square
feet;
2. The accessory dwelling unit shall not exceed 1,200 square feet in area
excluding any related garage or carport area;
3. The accessory dwelling shall meet the minimum provisions set forth in EWMC
15.38.030, except EWMC 15.38.030(F), unless the property is divided in
accordance with EWMC Title 16; and
4. The location, design and construction of the accessory dwelling shall be
completed in a manner that will facilitate the eventual division of the property into
two or more lots. General provisions that apply include access, building setbacks,
lot coverage, and road improvements. Separate title to the accessory dwelling
site shall be transferred only in after the lot is divided in conformance with the
provisions of EWMC Title 16 EWMC for land divisions. (Ord. 07-05 § 7, 2007;
Ord. 05-07 § 4, 2005)
17.72.210 Lot frontage.
Residential lots shall have not less than 60 40 feet of frontage on a public or private
roadway, except when located within a cul-de-sac, a manufactured home park, a
planned development or when the lot is accessed from a joint-use driveway or access
easement meeting the requirements of Chapters 12.50 through 12.60 EWMC,
comprehensive street standards, and any amendments. A minimum of 30 20 feet of
contiguous frontage is required for lots located on a cul-de-sac (road right-of-way) in all
use districts and lots located on the outside of a road curve with a radius between 50
and 75 feet. (Ord. 10-09 § 8, 2010; Ord. 07-05 § 7, 2007)
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 16
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
2.c. Amending Chapter 18.08 Definitions
17.08.384 Lot line, front.
“Front lot line” means any property line of a lot which abuts a street, other than an alley.,
is considered the front lot line. Corner lots, or lots bounded by more than one street,
shall be considered to have two front lot lines. (Ord. 02-22 § 3, 2002
Lot Line Diagram
R
R
Street
S
F
Flag Lot
S
R
S
S
Corner Lot
S
S
R
S
F
F
S
F
F
Street
F = Lot Line, Front
S = Lot Line, Side
R = Lot Line, Rear
17.08.385 Lot line, rear.
“Rear lot line” means the property line that is most opposite or most distant from the
designated front lot line, and does not intersect any front lot line. Corner lots with two
front yards must designate one rear lot line, maintaining the applicable required rear
yard. The remaining lot line will be a side lot line. In the case of triangular or otherwise
irregularly shaped lotslot, the rear lot line is a line 10 feet in length entirely within the lot,
parallel to and at a maximum distance from the front lot line. (Ord. 02-22 § 4, 2002)
17.08.386 Lot line, side.
“Side lot line” means any lot line that is not a front or rear lot line, or any lot line that
intersects a front lot line. (Ord. 02-22 § 5, 2002)
17.08.390 Lot of record.
“Lot of record” means a lot as designated on a plat upon which an owner of land lays it
off into lots and blocks and dedicates any street indicated thereon to the public, which
plat has been approved by the legislature and/or planning authority having jurisdiction
thereof and has been filed for record with the auditor of Douglas County, Washington,
including all lots having metes and bounds descriptions outside of the major
subdivisions such as lots existed pursuant to the records of the Douglas County
assessor’s office as of the effective date of the ordinance codified in this title. (Ord. 91-5
§ 2, 1991)
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 17
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
17.08.393 Lot, substandard.
"Substandard lot" (Substandard lot) means a lot that was lawfully established and met
the lot area and lot width requirements of the East Wenatchee Municipal Code when it
was established but does not conform to the lot area and width required to create a new
lot in the zone in which it is currently located
17.08.395 Lot, through.
"Lot, through" ("Through lot") means a lot having frontage on two parallel or private
roads that do not intersect at the lot line.
17.08.400 Lot width.
“Lot width” means the distance between the side lines of a lot. Lot width shall be
determined by the diameter of the largest circle that can be drawn within the boundaries of a
lot. The diameter of the circle must be equal to or greater than the minimum lot width
requirement of the underlying zone.the dimension of the lot line at the street or in an
irregular shaped lot the dimension across the lot at the building line, or in a corner lot
the narrow dimension of the lot at a street or building line. (Ord. 91-5 § 2, 1991)
Minimum Lot Width Circle Diagram
Street
Meets Requirements
Lot width circle fits completely within the lot.
Lot width circle may extend into setbacks
Does Not Meet Requirements
Lot width circle does not fit within the lot.
17.08.630 Yard, front.
“Front yard” means an open area that extends across the full width of a lot lying
between the front lot line and the nearest point of a building measured horizontally and
perpendicular from the front lot line. (Ord. 02-22 § 9, 2002; Ord. 91-5 § 2, 1991)
17.08.640 Yard, rear.
“Rear yard” means an open area that extends across the full width of a lot lying between
the rear lot line and the nearest point of a building measured horizontally and
perpendicular from the rear lot line. (Ord. 02-22 § 10, 2002; Ord. 91-5 § 2, 1991)
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 18
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
17.08.650 Yard, side.
“Side yard” means an open area that extends from the front yard to the rear yard
between the side lot line and the nearest point of a building measured horizontally and
perpendicular from the side lot line. (Ord. 02-22 § 11, 2002; Ord. 91-5 § 2, 1991)
17.08.660 Zero lot line development.
"Zero lot line development" means the location of a building on a lot in such a manner
that any portion of one or more of the building’s walls rests directly on a side or rear lot
line. Each dwelling in a zero lot line development shall be located on its own individually
platted lot.
Illustration of Zero-Lot Line in R-M Zone
Property Line
50'
50'
FY 15'
SY
5'
House
1,000 sq. ft.
20'
Garage
400 sq. ft.
20' 15'
Garage
400 sq. ft.
FY
House
1,000 sq. ft.
70'
SY
5'
70'
RY 15'
Required
Minimum Lot Size:
3,500 sq. ft
Minimum Width:
50'
Minimum Depth:
70'
Maximum Lot Coverage:
45% or 1,575 sq. ft.
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 19
RY 15'
As Shown
3,500 sq. ft.
50'
70'
40% = 1,400 sq. ft.
Exhibit B
2 – ZTA 2016-06 Miscellaneous EWMC Amendments
2.d. Amending Chapter 17.38 Neighborhood Commercial Zoning
District
17.38.070 Performance standards.
A. General Character. Development in the NC district shall be characterized by small
businesses in commercial buildings constructed in a center, plaza or node. Buildings
shall be designed with moderate lighting, quiet operations and facilitate considerable
walk-in trade by providing pedestrian and transit-oriented amenities.
B. Site Design. Development within the NC district shall be designed to accommodate a
maximum of two 5 acres of commercial uses and associated amenities including
parking, landscaping, drainage, road improvements, etc. If less than two 5 acres are
proposed in an initial application, the development shall be designed to facilitate
additional commercial development on adjacent properties to a maximum of two 5 acres
in a manner that will create a cluster, plaza or node of buildings that are oriented to face
opposing commercial buildings, green space or a plaza area. The site shall be designed
to prohibit linear type development.
C. All buildings within a multi-building complex shall achieve a unity of design through
the implementation of a thematic architectural master plan that addresses such
elements as roof form, exterior building materials, colors, window pattern, awnings and
signs in accordance with the appropriate Design Standards and Guidelines adopted in
EWMC 17.38.020. The design theme shall be disclosed at the time of site plan review in
accordance with EWMC 17.38.110 by the submission of preliminary building elevation
plans, architectural renderings, sign plan and descriptive text.
D. Sidewalks along streets designated as pedestrian-oriented shall be a minimum of 12
feet wide. Sidewalks along other designated street frontages shall be a minimum of six
6 feet wide.
E. Storage Standards. All storage shall be located within the same building as the
primary use.
F. Display/Exhibits. The display of products or outdoor exhibits for public view or show
is permitted; provided, that products for sale or rent may be stored or displayed
outdoors only during business hours and that such products are not located within any
pedestrian walkway, parking areas or rights-of-way.
G. Refuse Storage. Refuse storage shall be in accordance with applicable provisions of
the EWMC 17.72.120, the Design Standards and Guidelines, and subject to the
minimum yard requirements of the district. (Ord. 07-05 § 6, 2007)
H. Design standards and guidelines. Development within this district must comply with
the applicable sections of the Greater East Wenatchee Urban Growth Area Design
Standards and Guidelines which are adopted by this reference as if fully set forth
herein.
2 Miscellaneous EWMC Amendments (Draft 7-1-2016)
Page 20
Exhibit C
Exhibit C
SEPA ENVIRONMENTAL CHECKLIST
UPDATED
2014
Purpose of checklist:
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization
or compensatory mitigation measures will address the probable significant impacts or if an environmental
impact statement will be prepared to further analyze the proposal.
Instructions for applicants: [help]
This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use “not applicable” or
"does not apply" only when you can explain why it does not apply and not when the answer is unknown.
You may also attach or incorporate by reference additional studies reports. Complete and accurate
answers to these questions often avoid delays with the SEPA process as well as later in the decisionmaking process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
Instructions for Lead Agencies:
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals: [help]
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please
completely answer all questions that apply and note that the words "project," "applicant," and "property or
site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead
agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not
contribute meaningfully to the analysis of the proposal.
A. background [help]
1. Name of proposed project, if applicable: [help]
Greater East Wenatchee Area Comprehensive Plan and East Wenatchee Municipal
Code Amendments for 2013
2. Name of applicant: [help]
City of East Wenatchee and Douglas County
SEPA Environmental checklist (WAC 197-11-960)
May 2014
Page 1 of 18
Exhibit C
3. Address and phone number of applicant and contact person: [help]
Lorraine C. Barnett, Director
East Wenatchee Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Phone 509.884.5396
Mark Kulaas, Land Services Director
Douglas County Transportation and Land Services
140 19th St. NW, Suite A
East Wenatchee, WA 98802
509.884.7173
4. Date checklist prepared: [help]
January 23, 2015
5. Agency requesting checklist: [help]
City of East Wenatchee
6. Proposed timing or schedule (including phasing, if applicable): [help]
A public hearing before the East Wenatchee and Douglas County planning
commissions is scheduled for February 17, 2015. Final action by the East
Wenatchee City Council and Douglas County Board of Commissions is
anticipated for March 2015.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain. [help]
No, not related to this proposal.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal. [help]
An environmental impact statement and several supplemental were prepared
for the comprehensive plan that is being amended by this proposal.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain. [help]
No
10. List any government approvals or permits that will be needed for your proposal, if known.
[help]
Final action by the East Wenatchee City and Council Douglas County Board of
Commissions is required including the adoption of ordinances to amend the
comprehensive plan and city and county code.
11. Give brief, complete description of your proposal, including the proposed uses and the size
of the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
SEPA Environmental checklist (WAC 197-11-960)
May 2014
Page 2 of 18
Exhibit C
page. (Lead agencies may modify this form to include additional specific information on project
description.) [help]
This is a joint city of East Wenatchee/Douglas County proposal that includes
amendments to the Greater East Wenatchee Area Comprehensive Plan (GEWA)
(map and text) and amendments to the East Wenatchee Municipal Code Zoning
Chapter (map and text). The expansion of the urban growth boundary will also result
in an amendment to the Douglas County Countywide Plan and zoning map to
change the designation of properties that will be included in the expanded urban
growth area.
The proposed amendments to the text and map in the GEWA include Chapters 1-8
and Chapter 10 and include a Combined Capital Facilities Plan. This proposal
includes site specific and area-wide map amendments changing the land use
designations for various properties and include an expansion of the urban growth
boundary for East Wenatchee.
The proposed amendments to the East Wenatchee Municipal Code will be within
Chapter 17 - the Zoning Code and are intended to implement the amendments in
the GEWA. The amendments include new regulations for the Required Use of
Public Sanitary Sewer System, minimum Density Standards, Open Space
Standards, the creation of a new Light Commercial District zoning designation, and
change the Dimensional Standards for the Neighborhood Commercial Zoning
District.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist. [help]
The proposal is a non-project action that covers properties located within the City
of East Wenatchee and unincorporated Douglas County within the East
Wenatchee urban growth area and the immediate surrounding area.
B.
ENVIRONMENTAL ELEMENTS [help]
1.
Earth
a. General description of the site [help]
(circle one): Flat, rolling, hilly, steep slopes, mountainous,
other: The Greater East Wenatchee area is located on a series of benches
overlooking the Columbia River. The planning area includes flat areas, rolling hills,
and areas with steep slopes.
b. What is the steepest slope on the site (approximate percent slope)? [help]
Slopes vary from less than 5% to over 65%. The slope is predominantly from a
west (lowest point) to east (highest point) and from north (highest point) to
SEPA Environmental checklist (WAC 197-11-960)
May 2014
Page 3 of 18
Exhibit C
south (lowest point). Several canyons and drainage basins bisect the planning
area.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
agricultural land of long-term commercial significance and whether the proposal results in
removing any of these soils. [help]
This is an area-wide proposal that affects over 500 acres of land. Soils include
sand, sandy and gravelly loam. No soils will be removed as a result of this
proposal. The proposal does apply to agricultural lands of long-term commercial
significance. Approximately 392 acres of Agricultural Commercial 5 (AC-5) and
131 acres of Agricultural Commercial 10 (AC-10) will be changed to commercial
and residential land use and zoning designations. These properties are currently
irrigated agricultural lands.
Lands within the AC-5 include a relatively equal mixture of soils that do not
meet the prime and unique soils classification and soils which do meet the
criteria as prime and unique soils (Class 2, 3, and Farmland of statewide
importance).
Lands within the AC-10 predominantly have soils that qualify as prime and
unique (Class 2, 3, and Farmland of statewide importance).
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe. [help]
There are geologically hazardous areas located mainly north and east of the
existing urban growth boundary, where the topography becomes steeper. This
area is characterized as flat and rolling hills. The proposed expansion area
north of 10th Street NE contains significantly more geologically hazardous areas
due to the increasingly steeper slope and deep drainages traversing the
property. The proposed urban growth boundary expansion along Grant Road
contains minimal geologically hazardous areas.
e. Describe the purpose, type, total area, and approximate quantities and total affected area of
any filling, excavation, and grading proposed. Indicate source of fill. [help]
Not applicable, this is a non-project action.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
[help]
No, this is a non-project action. Any land development activities occurring as a
result of the proposed change of land use designations must comply with
development standards.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)? [help]
SEPA Environmental checklist (WAC 197-11-960)
May 2014
Page 4 of 18
Exhibit C
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards. The development standards generally require 10 to 20% of the site to
remain in landscaping. The maximum impervious surface coverage for most
projects would range from 80 to 90%.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: [help]
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards. East Wenatchee and Douglas County are NPDES Phase II
communities. Erosion control measures are required for land development
projects.
2. Air
a. What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe and
give approximate quantities if known. [help]
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe. [help]
This is a non-project action that is area-wide in nature.
c. Proposed measures to reduce or control emissions or other impacts to air, if any: [help]
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards
3. Water
a. Surface Water: [help]
1) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into. [help]
The Greater East Wenatchee area is bordered to the west by the Columbia
River. Sand Canyon Creek is an intermittent stream that drains a large area
between 19th Street and 10th Street NE. Canyon A is a major drainage
channels that bisect the area between 10th Street NE and Grant Road. Both
drainages convey rural and urban storm water drainage to the Columbia River.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans. [help]
SEPA Environmental checklist (WAC 197-11-960)
May 2014
Page 5 of 18
Exhibit C
No, this is a non-project action. Any land development activities occurring as a
result of the proposed change of land use designations must comply with
development standards.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material. [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known. [help]
No
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
[help]
Yes, portions of the city and county are located in the 100-year floodplain
associated with Sand Canyon Creek and Canyon A.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge. [help]
No
b. Ground Water:
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so,
give a general description of the well, proposed uses and approximate quantities
withdrawn from the well. Will water be discharged to groundwater? Give general
description, purpose, and approximate quantities if known. [help]
No
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the
following chemicals. . . ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve. [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
c. Water runoff (including stormwater):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe. [help]
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Exhibit C
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
2) Could waste materials enter ground or surface waters? If so, generally describe. [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If
so, describe.
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any:
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards. East Wenatchee and Douglas County require on-site storm water
management facilities for most development proposals.
4. Plants [help]
a. Check the types of vegetation found on the site: [help]
__x__deciduous tree: alder, maple, aspen, other
__ x __evergreen tree: fir, cedar, pine, other
__ x __shrubs
__ x __grass
__ x __pasture
____crop or grain
__ x __ Orchards, vineyards or other permanent crops.
____ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
____water plants: water lily, eelgrass, milfoil, other
____other types of vegetation
b. What kind and amount of vegetation will be removed or altered? [help]
None, this is a non-project action. Any land development activities occurring as a
result of the proposed change of land use designations must comply with
development standards.
c. List threatened and endangered species known to be on or near the site. [help]
None known.
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May 2014
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Exhibit C
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any: [help]
This is a non-project action. Any land development activities occurring as a result
of the proposed change of land use designations must comply with development
standards including requirements for landscaping.
e. List all noxious weeds and invasive species known to be on or near the site.
Knap weed and Russian Thistle are known to be in the area.
5. Animals
a. List any birds and other animals which have been observed on or near the site or are known
to be on or near the site. Examples include: [help]
birds: hawk, heron, eagle, songbirds, other:
mammals: deer, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish, other ________
b. List any threatened and endangered species known to be on or near the site. [help]
Upper Columbia River Spring Chinook Salmon and Summer Steelhead are
species found in the Columbia River and may use the lower portion of Sand
Canyon Creek. These species have been listed as endangered.
c. Is the site part of a migration route? If so, explain. [help]
No.
d. Proposed measures to preserve or enhance wildlife, if any: [help]
None, this is a non-project action. Any land development activities occurring as a
result of the proposed change of land use designations must comply with
development standards.
e. List any invasive animal species known to be on or near the site.
None known.
6. Energy and natural resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc. [help]
Not applicable, this is a non-project action.
b. Would your project affect the potential use of solar energy by adjacent properties?
If so, generally describe. [help]
Not applicable, this is a non-project action.
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May 2014
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Exhibit C
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any: [help]
Not applicable, this is a non-project action. Any construction activities occurring
as a result of the proposed change of land use designations must comply with
state building code and energy code.
7. Environmental health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal?
If so, describe. [help]
Not applicable, this is a non-project action.
1) Describe any known or possible contamination at the site from present or past uses.
Several properties within the planning area are, or have been used for
agriculture. Various contaminates including lead and arsenic are typically
found in soil that has been used for agricultural purposes.
2) Describe existing hazardous chemicals/conditions that might affect project development
and design. This includes underground hazardous liquid and gas transmission pipelines
located within the project area and in the vicinity.
Not applicable, this is a non-project action. Any land development
activities occurring as a result of the proposed change of land use
designations must comply with development standards.
3) Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the operating
life of the project.
Not applicable, this is a non-project action. Any land development
activities occurring as a result of the proposed change of land use
designations must comply with development standards.
4) Describe special emergency services that might be required.
Not applicable, this is a non-project action. Any land development
activities occurring as a result of the proposed change of land use
designations must comply with development standards.
5) Proposed measures to reduce or control environmental health hazards, if any:
Not applicable, this is a non-project action. Any land development
activities occurring as a result of the proposed change of land use
designations must comply with development standards.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)? [help]
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May 2014
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Exhibit C
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
3) Proposed measures to reduce or control noise impacts, if any: [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards.
8. Land and shoreline use
a. What is the current use of the site and adjacent properties? Will the proposal affect current
land uses on nearby or adjacent properties? If so, describe. [help]
Land uses in the planning area include varying levels of residential,
commercial, agricultural, recreational, and industrial activities as well as public
and quasi-public facilities and services.
b. Has the project site been used as working farmlands or working forest lands? If so, describe.
How much agricultural or forest land of long-term commercial significance will be converted to
other uses as a result of the proposal, if any? If resource lands have not been designated,
how many acres in farmland or forest land tax status will be converted to nonfarm or
nonforest use? [help]
This is an area-wide change to the comprehensive plan land use designation
and zoning designation that will result in the expansion of the urban growth area.
Approximately 392 acres of Agricultural Commercial 5 (AC-5) and 131 acres of
Agricultural Commercial 10 (AC-10) will be changed to commercial and
residential land use and zoning designations. Not all of these properties are
currently be used for agricultural productions. Several parcels are currently
vacant.
1) Will the proposal affect or be affected by surrounding working farm or forest land normal
business operations, such as oversize equipment access, the application of pesticides,
tilling, and harvesting? If so, how:
The change from an agricultural designation to commercial and residential land
uses will increase the intensity and density of land uses adjacent to existing
agricultural operations.
c. Describe any structures on the site. [help]
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Exhibit C
The proposal includes a large geographic area which is developed with a
variety of structures for residential, commercial, agricultural, recreational, and
industrial activities as well as public and quasi-public facilities and services.
d. Will any structures be demolished? If so, what? [help]
No, this is a non-project action.
e. What is the current zoning classification of the site? [help]
The proposal affects the following zoning districts: Neighborhood Commercial
(CN), Rural Resource 5 (RR-5), Agricultural Commercial 5 (AC-5), Agricultural
Commercial 10 (AC-10), Residential Medium Density (R-M), and Waterfront
Mixed-Use.
f. What is the current comprehensive plan designation of the site? [help]
The proposal affects the following comprehensive plan land use designations:
Rural Resource 5 (RR-5), Agricultural Commercial 5 (AC-5), Agricultural
Commercial 10 (AC-10), Residential Medium Density (R-M), and Waterfront
Mixed-Use.
g. If applicable, what is the current shoreline master program designation of the site? [help]
Natural and Urban Conservancy
h. Has any part of the site been classified as a critical area by the city or county? If so, specify.
[help]
The City of East Wenatchee Urban Growth Area (UGA) and surrounding lands
have a number of designated critical areas. These critical areas include
geologically hazardous areas and fish and wildlife habitat conservation areas.
The geologically hazardous areas are mainly located north and east of the
existing urban growth boundary, where the topography becomes steeper. This
area is characterized as flat and rolling hills. The proposed expansion area
north of 10th Street NE contains significantly more geologically hazardous areas
due to the increasingly steeper slope and deep drainages traversing the
property. The proposed urban growth boundary along Grant Road contains
minimal geologically hazardous areas.
Fish and wildlife habitat conservation areas northeast of the existing UGA
include habitat for mule deer. The Sand Canyon drainage and Columbia River
include fish and wildlife habitat conservation areas.
i. Approximately how many people would reside or work in the completed project? [help]
Not applicable, this is a non-project action.
j. Approximately how many people would the completed project displace? [help]
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Exhibit C
Not applicable, this is a non-project action.
k. Proposed measures to avoid or reduce displacement impacts, if any: [help]
Not applicable, this is a non-project action.
L. Proposed
measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any: [help]
The proposal is a result of a land capacity analysis that determined that the
existing urban growth area was insufficient in size to accommodate the 20-year
growth projection. The proposal increases the urban growth area to provide
sufficient land for the projected growth in residential, commercial, recreational
and other uses.
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest
lands of long-term commercial significance, if any:
Any land development that occurs within the expanded urban growth area must
meet development standards including the provision of adequate public
facilities.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. [help]
Not applicable, this is a non-project action.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing. [help]
Not applicable, this is a non-project action.
c. Proposed measures to reduce or control housing impacts, if any: [help]
Any land development that occurs within the expanded urban growth area must
meet development standards.
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed? [help]
Not applicable, this is a non-project action.
b. What views in the immediate vicinity would be altered or obstructed? [help]
Not applicable, this is a non-project action.
c. Proposed measures to reduce or control aesthetic impacts, if any: [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
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May 2014
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Exhibit C
comply with development standards. Each zoning district includes a maximum
building height.
11. Light and glare
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur? [help]
Not applicable, this is a non-project action.
b. Could light or glare from the finished project be a safety hazard or interfere with views? [help]
Not applicable, this is a non-project action.
c. What existing off-site sources of light or glare may affect your proposal? [help]
Not applicable, this is a non-project action.
d. Proposed measures to reduce or control light and glare impacts, if any: [help]
Any land development activities occurring as a result of the proposed change of
land use designations must comply with development standards.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity? [help]
The Apple Capital Loop Trail system is located adjacent to the Columbia River
providing walking, bicycling and skating recreational opportunities. The
Eastmont School District and the Eastmont Metropolitan Park District maintain
athletic fields, parks and other recreation facilities for formal and informal
recreation and sporting events. There is a private golf course within the city
and another one that is adjacent to and southeast of the proposed expanded
urban growth area.
b. Would the proposed project displace any existing recreational uses? If so, describe. [help]
No
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any: [help]
The proposed municipal code amendments include a provision for dedication of
open space and recreational areas associated with larger land development
projects.
13. Historic and cultural preservation
a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years
old listed in or eligible for listing in national, state, or local preservation registers located on or
near the site? If so, specifically describe. [help]
None that are known.
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Exhibit C
b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation?
This may include human burials or old cemeteries. Are there any material evidence, artifacts,
or areas of cultural importance on or near the site? Please list any professional studies
conducted at the site to identify such resources. [help]
It is likely that there are Native American sites in the vicinity.
c. Describe the methods used to assess the potential impacts to cultural and historic resources
on or near the project site. Examples include consultation with tribes and the department of
archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc.
[help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards which may include requirements for cultural
surveys evaluate the development site.
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance
to resources. Please include plans for the above and any permits that may be required.
Any land development activities occurring as a result of the proposed change of
land use designations must comply with development standards and any
mitigation measures identified by affected tribes and the department of
archeology and historic preservation.
14. Transportation
a. Identify public streets and highways serving the site or affected geographic area and
describe proposed access to the existing street system. Show on site plans, if any. [help]
This is an area-wide proposal including a large number of streets.
b. Is the site or affected geographic area currently served by public transit? If so, generally
describe. If not, what is the approximate distance to the nearest transit stop? [help]
Link Transit provides public bus service throughout the city of East Wenatchee
and in a north-south direction up SR 28. No service is provided to the area east
of the City Limits.
c. How many additional parking spaces would the completed project or non-project proposal
have? How many would the project or proposal eliminate? [help]
Not applicable, this is a non-project action.
d. Will the proposal require any new or improvements to existing roads, streets, pedestrian,
bicycle or state transportation facilities, not including driveways? If so, generally describe
(indicate whether public or private). [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards which include requirements for the
construction of roads.
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Exhibit C
e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe. [help]
Not applicable, this is a non-project action.
f. How many vehicular trips per day would be generated by the completed project or proposal?
If known, indicate when peak volumes would occur and what percentage of the volume would
be trucks (such as commercial and nonpassenger vehicles). What data or transportation
models were used to make these estimates? [help]
Not applicable, this is a non-project action.
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and
forest products on roads or streets in the area? If so, generally describe.
Not applicable, this is a non-project action.
h. Proposed measures to reduce or control transportation impacts, if any: [help]
Not applicable, this is a non-project action.
15. Public services
a. Would the project result in an increased need for public services (for example: fire protection,
police protection, public transit, health care, schools, other)? If so, generally describe. [help]
Yes, the proposed expansion of the urban growth boundary would result in the
eventual conversion of property from low intensity uses to high intensity
commercial and residential use which would increase the demand for urban
services in the planning area.
b. Proposed measures to reduce or control direct impacts on public services, if any. [help]
Any land development activities occurring as a result of the proposed change of
land use designations must comply with development standards which include
requirements for fire flow. The increased revenue from land development is
intended to provide revenue for the expanded services to the area as it develops.
16. Utilities
a. Circle utilities currently available at the site: [help]
electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system,
other _cable__________
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which might
be needed. [help]
Not applicable, this is a non-project action. Any land development activities
occurring as a result of the proposed change of land use designations must
comply with development standards
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Exhibit C
Exhibit C
because of the change from low intensity land use to more intense residential,
and commercial land uses.
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
Any land development activities occurring as a result of the proposed change
of land use designations must comply with development standards. Both the
city and the county have landscape codes and other standards intended to
protect habitats and preserve the character and appearance of the
community. Residential and commercial development must provide a certain
specific amount of landscaping. Larger developments are also required to
provide on-site open space and recreation.
3. How would the proposal be likely to deplete energy or natural resources?
The proposal is not likely to deplete energy or natural resources.
Proposed measures to protect or conserve energy and natural resources are:
Any construction activities occurring as a result of the proposed change of
land use designations must comply with building code regulations for
energy conservation and low use water facilities.
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection; such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
The proposed amendments will increase the land available for high intensity
urban development. There are critical areas located within the existing and
proposed urban growth area.
Proposed measures to protect such resources or to avoid or reduce impacts are:
Any land development activities occurring because of the proposed change
of land use designations must comply with development standards that
include regulations protecting resources and critical areas. Identification of
historic or cultural resources would require additional mitigation.
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
The proposed amendments will increase the land available for high intensity
urban development. Since this is a comprehensive plan amendment, any
development would be required to comply with the amended comprehensive
plan.
Proposed measures to avoid or reduce shoreline and land use impacts are:
Not applicable, this is a non-project action.
SEPA Environmental checklist (WAC 197-11-960)
May 2014
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Exhibit C
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
The proposed amendments will increase the land available for high intensity
urban development. As development occurs, there will be a corresponding
need for new transportation corridors and improvements to existing roads.
Extension of domestic water, sanitary sewer, power and other utilities will be
necessary to support any development within the expanded urban growth
boundary to provide an urban level of service.
Proposed measures to reduce or respond to such demand(s) are:
Increases in all of these, as a consequence of development at any scale,
must be analyzed and mitigated as necessary as development occurs.
Additionally, policies have been included in the text amendments to insure
that development occurs only when urban services and utilities are available
to serve the development. The proposed development regulation
amendments include requirements for connection to sanitary sewer.
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
The proposal under consideration is no in conflict with local, state or federal
regulations for the protection of the environment.
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Exhibit D
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: This is a joint city of East Wenatchee and Douglas County
non-project action proposal that includes amendments to the text of the East
Wenatchee Municipal Code in the Zoning Chapter. The amendments include:
•
ZTA 2015-06 Miscellaneous amendments intended to provide more flexibility for
design and development of residential projects to promote higher density in the
urban area include:
o Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 –
Residential Medium Density and Chapter 17.32 – Residential High
Density/Office District to reduce minimum lot dimensions, lot sizes and
setbacks; increase building heights; clarify provisions relating to livestock and
poultry.
o Amending Chapter 17.72 – General Provisions regarding accessory
structures; projections into setbacks; lot size averaging provisions; reducing
lots size minimums for accessory dwelling units; reducing lot frontage
requirements; and reducing off-street parking for multi-family projects.
o Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot
types; adding new definitions and diagrams illustrating certain defined terms.
o Amending Chapter 17.38.070 - Neighborhood Commercial correcting
inconsistencies and typographical errors.
•
ZTA 2016-01 Adding and amending provisions for automobile, boat, and recreation
vehicles sales or leasing businesses to ensure that there are adequate parking
spaces for employees and customers and adequate ingress and egress.
o Amend EWMC 17.34 – Commercial Zoning Land Use Matrix to add
provisions for automobile, boat, and recreation vehicles sales or leasing
businesses in commercial zoning districts that are similar to the provisions in
EWMC 17.43.020(D) requiring a parking plan, limiting the coverage of the site
by vehicles and increasing the requirements for off-street parking.
o Amend 17.72.010(G) to establish revised parking requirements for
automobile, boat, and recreation vehicles sales or leasing businesses to
require additional customer/staff parking for outdoor sales area.
Proponent: City of East Wenatchee and Douglas County.
Location of proposal, including street address, if any: The proposal is a non-project
action that will be applicable to properties located within the City of East Wenatchee
and unincorporated Douglas County within the East Wenatchee urban growth area.
Lead agency: City of East Wenatchee Community Development Department
The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. An environmental impact statement
(EIS) is not required under RCW 43.21.C.030(2)(c). This decision was made after
Exhibit D
Exhibit D
SEPA ENVIRONMENTAL CHECKLIST
UPDATED
2014
Purpose of checklist:
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance, minimization
or compensatory mitigation measures will address the probable significant impacts or if an environmental
impact statement will be prepared to further analyze the proposal.
Instructions for applicants: [help]
This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use “not applicable” or
"does not apply" only when you can explain why it does not apply and not when the answer is unknown.
You may also attach or incorporate by reference additional studies reports. Complete and accurate
answers to these questions often avoid delays with the SEPA process as well as later in the decisionmaking process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
Instructions for Lead Agencies:
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals: [help]
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please
completely answer all questions that apply and note that the words "project," "applicant," and "property or
site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead
agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not
contribute meaningfully to the analysis of the proposal.
A. background [help]
1. Name of proposed project, if applicable: [help]
East Wenatchee Municipal Code Amendments ZTA 2016-01 (Auto Dealerships)
and ZTA 2015-6 (Miscellaneous)
2. Name of applicant: [help]
City of East Wenatchee and Douglas County
3. Address and phone number of applicant and contact person: [help]
Lorraine C. Barnett, Director
Exhibit D
East Wenatchee Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Phone 509.884.5396
Mark Kulaas, Land Services Director
Douglas County Transportation and Land Services
140 19th St. NW, Suite A
East Wenatchee, WA 98802
509.884.7173
4. Date checklist prepared: [help]
April 22, 2016
5. Agency requesting checklist: [help]
City of East Wenatchee
6. Proposed timing or schedule (including phasing, if applicable): [help]
A public hearing before the East Wenatchee Planning Commission is
scheduled for May 23, 2016. Final action by the East Wenatchee City
Council is anticipated in June 2016. Douglas County Planning
Commission and Board of County Commissions are anticipated to take
action June or July 2016.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain. [help]
No.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal. [help]
None.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain. [help]
No
10. List any government approvals or permits that will be needed for your proposal, if known.
[help]
Final action by the East Wenatchee City Council and Douglas County
Board of Commissions is required including the adoption of ordinances
to enact the proposed amendments the development regulations.
11. Give brief, complete description of your proposal, including the proposed uses and the size
of the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
page. (Lead agencies may modify this form to include additional specific information on project
description.) [help]
Exhibit D
This is a joint city of East Wenatchee and Douglas County non-project action
proposal that includes amendments to the text of the East Wenatchee
Municipal Code in the Zoning Chapter. The amendments include:
•
Miscellaneous amendments intended to provide more flexibility for design and
development of residential projects to promote higher density in the urban area
include:
o Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 –
Residential Medium Density and Chapter 17.32 – Residential High
Density/Office District to reduce minimum lot dimensions, lot sizes and
setbacks; increase building heights; clarify provisions relating to livestock
and poultry.
o Amending Chapter 17.72 – General Provisions regarding accessory
structures; projections into setbacks; lot size averaging provisions;
reducing lots size minimums for accessory dwelling units; reducing lot
frontage requirements; and reducing off-street parking for multi-family
projects.
o Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot
types; adding new definitions and diagrams illustrating certain defined
terms.
o Amending Chapter 17.38.070 - Neighborhood Commercial correcting
inconsistencies and typographical errors.
•
Adding and amending provisions for automobile, boat, and recreation vehicles
sales or leasing businesses to ensure that there are adequate parking spaces for
employees and customers and adequate ingress and egress.
o Amend EWMC 17.34 – Commercial Zoning Land Use Matrix to add
provisions for automobile, boat, and recreation vehicles sales or leasing
businesses in commercial zoning districts that are similar to the provisions
in EWMC 17.43.020(D) requiring a parking plan, limiting the coverage of the
site by vehicles and increasing the requirements for off-street parking.
o Amend 17.72.010(G) to establish revised parking requirements for
automobile, boat, and recreation vehicles sales or leasing businesses to
require additional customer/staff parking for outdoor sales area.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist. [help]
The proposal is a non-project action that covers properties located within
the City of East Wenatchee and unincorporated Douglas County within the
East Wenatchee urban growth area.
B.
ENVIRONMENTAL ELEMENTS [help]
Exhibit D
8. Land and shoreline use
a. What is the current use of the site and adjacent properties? Will the proposal affect current
land uses on nearby or adjacent properties? If so, describe. [help]
Land uses in the planning area include varying levels of residential,
commercial, agricultural, recreational, and industrial activities as well as
public and quasi-public facilities and services.
b. Has the project site been used as working farmlands or working forest lands? If so, describe.
How much agricultural or forest land of long-term commercial significance will be converted to
other uses as a result of the proposal, if any? If resource lands have not been designated,
how many acres in farmland or forest land tax status will be converted to nonfarm or
nonforest use? [help]
The proposal applies only to properties within City of East Wenatchee and
the Urban Growth Area (UGA). No long-term commercial agricultural lands
are located within the UGA. There are over 1,300 acres of land in the urban
area that are being used for agricultural production. It is intended that, over
time, these lands would be converted to uses that are compatible with an
urban environment.
e. What is the current zoning classification of the site? [help]
The proposal affects the following zoning districts: Neighborhood
Commercial (CN), General Commercial (C-G), Central Business District,
Residential Low Density (R-L) Redential Medium Density (R-M), and
Redential High Density/Office (R-O)
f. What is the current comprehensive plan designation of the site? [help]
The proposal affects the following comprehensive plan land use
designations: Neighborhood Commercial (CN), General Commercial (C-G),
Central Business District, Residential Low Density (R-L) Redential Medium
Density (R-M), and Redential High Density/Office (R-O).
g. If applicable, what is the current shoreline master program designation of the site? [help]
Natural, High Intensity, Shoreline Residential, and Urban Conservancy
h. Has any part of the site been classified as a critical area by the city or county? If so, specify.
[help]
The UGA and surrounding lands have a number of designated critical
areas including geologically hazardous areas, frequently flooded area,
and fish and wildlife habitat conservation areas.
The geologically hazardous areas are mainly located in the north and east
portion of the urban growth area, where the topography becomes steeper.
Exhibit D
Exhibit D
low intensity land use to more intensive commercial and residential land
uses.
Proposed measures to avoid or reduce such increases are:
Existing standards, codes, and laws would be applied to mitigate impacts.
Increases in air emissions and noise, as a consequence of development at
any scale, will be analyzed during project review and mitigated as
necessary as part of the development review and approval process.
Construction codes require dust abatement during construction activities.
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
As development occurs, it is anticipated that vegetation removal would
occur because of the change from low intensity to more intense residential
land uses.
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
Any land development activities occurring as a result of the proposal
must comply with development standards. Both the city and the county
have landscape codes, a shoreline master program, critical areas, and
other standards intended to protect habitats and preserve the character
and appearance of the community.
3. How would the proposal be likely to deplete energy or natural resources?
The proposal is not likely to deplete energy or natural resources.
Proposed measures to protect or conserve energy and natural resources are:
Any construction activities occurring as a result of the proposed
development regulation amendments must comply with building code
regulations for energy conservation. Existing landscaping codes
recommend using natural vegetation and low water use plantings.
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection; such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
The proposed amendments will increase the land available for high
intensity urban development. There are critical areas located within urban
growth area.
Proposed measures to protect such resources or to avoid or reduce impacts are:
Any land development activities occurring as a result of the text
amendments must comply with development standards that include
regulations protecting critical areas. Identification of historic or cultural
Exhibit D
resources would require additional mitigation. Concentrating
development within the urban area is intended to preserve and protect
critical areas by allowing developers to subtract those lands from the
density provisions providing greater flexibility for the design of
residential projects.
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
The proposed text amendments are intended to implement the goals and
policies in the Greater East Wenatchee Area Comprehensive Plan relating
to ensuring that development within the urban growth area is urban in
character
The proposed amendments will increase the land available for high
intensity urban development. .
Proposed measures to avoid or reduce shoreline and land use impacts are:
This is a non-project action that complies with and implements the
goals, policies and implementation strategies in the comprehensive
plan.
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
The proposed amendments will increase the ability to use the land within
the UGA more efficiently and at higher intensity, urban style of
development. As development occurs, there will be a corresponding need
for new transportation corridors and improvements to existing roads.
Extension of domestic water, sanitary sewer, power and other utilities will
be necessary to support any development within the expanded urban
growth boundary to provide an urban level of service.
Proposed measures to reduce or respond to such demand(s) are:
Increases in all of these, as a consequence of development at any
scale, must be analyzed and mitigated as necessary as development
occurs. The proposal provides better economy of scale for the
expansion of services and infrastructure by allowing more compact
urban development. The proposed amendments provide greater
flexibility in the design of developments.
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
The proposal under consideration is not in conflict with local, state or
federal regulations for the protection of the environment.
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Exhibit E
STATE OF WASHINGTON
DEPARTMENT OF COMMERCE
1011 Plum Street SE  PO Box 42525  Olympia, Washington 98504-2525  (360) 725-4000
www.commerce.wa.gov
April 20, 2016
Ms. Lori Barnett
Community Development Director
271 - 9th Street Northeast
East Wenatchee, Washington 98802
RE: Proposed zoning code amendments
Dear Ms. Barnett:
Thank you for sending Growth Management Services the proposed amendments to East Wenatchee’s
development regulations that we received on March 30, 2016, processed with Material ID No. 22241. The code
amendments are quite extensive, representing a significant amount of detailed work. Please add the following
comments to the public record.
One of the most significant goals of the Growth Management Act (GMA) is to reduce the conversion of land
into sprawling, low-density development (RCW 36.70A.020(2). One way to ensure that this goal is realized is
to require minimum density standards for new development. We support East Wenatchee’s code changes to
require minimum densities. We also support code changes that create flexible site development options by
decreasing minimum lot sizes, reducing setbacks and increasing maximum lot coverages.
Congratulations to you and your staff for the good work these amendments represent. If you have any questions
or concerns about our comments or any other growth management issues, please contact me at 509.795.6884.
We extend our continued support to the City of East Wenatchee in achieving the goals of growth management.
Sincerely,
Scott Kuhta
Senior Planner
Growth Management Services
SK:lw
cc:
Jeffrey Wilson, AICP, Senior Managing Director, Growth Management Services
David Andersen, AICP, Eastern Region Manager, Growth Management Services
Ike Nwankwo, Western Region Manager, Growth Management Services
Exhibit E
This page intentionally left blank.
Exhibit E
November 3, 2015 East Wenatchee Planning Commission East Wenatchee, Washington [electronically delivered] Dear Commission members: BNCW strongly supports affordable housing initiatives and smart land‐use planning. With respect to the proposed changes to the residential zoning code being discussed tonight, we would like to offer the following: As to changing the code to allow higher densities and smaller lot sizes in the residential zoning districts, we are fully supportive. A number of proposals we are aware of that anticipate these higher densities and smaller lot sizes are being contemplated and they clearly will allow for more affordable housing in the City if they are built. The marketplace is obviously suggesting that higher densities and smaller lot sizes are attractive, and that is why these proposals are coming forth. As to mandating higher densities, we oppose this initiative. Sound planning practices require a variety of housing opportunities. The Growth Management Act speaks directly to that notion, e.g.: “…each city within the county must include areas sufficient to accommodate the broad range of needs…” “…An urban growth area…and shall permit a range of urban densities and uses.” The comprehensive plan for the City incorporates these ideas and specifically calls for a variety of housing types, e.g.: GOAL: To provide for a sufficient number of safe, attractive and affordable residences for people of all income levels. GOAL: To maintain quality of life in residential neighborhoods by protecting residential properties from excessive noise, visual, air and water pollution. www.BuildingNCW.org
2201 North Wenatchee Avenue ‫׀‬ P.O. Box 3556 ‫׀‬ Wenatchee, Washington 98807 ‫׀‬ Office (509) 293‐5840 ‫׀‬ Fax (509) 665‐6669 Exhibit E
GOAL: To provide for a variety of housing types and densities to ensure a range of affordable housing options for all segments of the community. Building North Central Washington We support the concept of a variety of housing types with the City and its associated Urban Growth Area. Forcing every project to be “high‐density” does not comport with good planning, the Growth Management Act, or the East Wenatchee Comprehensive Plan. As an example, as cited above, we know of at least two high‐density projects that are being contemplated, and also some lower density projects that cater to a different and higher income level. It seems hard to argue that this area wants to attract well‐paid professionals, and others, and it would be shameful not to provide a variety of housing types, including those desired by the higher income demographic, and thus discourage them from locating in the East Wenatchee area. In our judgment, it is an excellent idea to allow higher densities, but is a bad idea to force those densities. We trust that you will take our comments into consideration in your deliberations. Thank you for the opportunity to weigh‐in on this issue. Kind Regards, Marc S. Straub, CEO Building North Central Washington 2 Dan Beardslee, Government Affairs Director Building North Central Washington Exhibit E
From:
To:
Subject:
Date:
Marcia Martz
Lori Barnett
FW: Notice and request for comments on proposed zoning code amendments
Thursday, April 21, 2016 9:39:07 AM
Marcia Martz, Permit Technician
City of East Wenatchee
Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Ph. 509.884.1796 Fx.509.884-6233
From: Michael.Machado@usbank.com [mailto:Michael.Machado@usbank.com]
Sent: Thursday, April 21, 2016 9:13 AM
To: Marcia Martz
Subject: Re: Notice and request for comments on proposed zoning code amendments
Hi Marcia,
I tried to send it to Lori, but it got returned undeliverable. Please forward onto her. Thanks
Hi Lori,
This is in response to the recent e-mail that was sent out asking for comments regarding the three
amendments being considered by East Wenatchee on zoning code changes. Unfortunately I will be out
of town for the next public hearing.
I'm in favor or both #2 and #3.
On #2 I like the increased density potential from the changes in set backs and other items that allow
higher density. This allows developers to adjust to market conditions on what products customers want
and allows for more potential affordable housing.
On #3 my only concern is P6 item #5. Not sure how 60% compares to current dealerships. Does the
remaining 40% count landscaping, driveways, customer parking, and etc. How would this impact the
dealers on 3rd St. Would they fall within these guidelines? They would be good examples for me to
consider.
I'm not in favor of #1
On #1 I don't favor the minimum density requirement. I understand the rational behind the need to
increase density to pay for city infrastructure, city services, and to force lower cost housing. My concern
is it will create more urban sprawl outside the UGA, and limit developers ability to meet market conditions
within the city and UGA. With the higher densities being available if the market wants higher density
(lower cost homes) the market will provide it. They shouldn't be forced to provide it. This will also drive up
the cost of existing homes that sit on larger lots. As no more supply will be added and demand will likely
increase pushing up home prices making it harder for people to step up out of entry level homes.
Thanks for your time, Michael W Machado
Exhibit E
East Wenatchee
860-5587
U.S. BANCORP made the following annotations
--------------------------------------------------------------------Electronic Privacy Notice. This e-mail, and any attachments, contains information that
is, or may be, covered by electronic communications privacy laws, and is also
confidential and proprietary in nature. If you are not the intended recipient, please be
advised that you are legally prohibited from retaining, using, copying, distributing, or
otherwise disclosing this information in any manner. Instead, please reply to the
sender that you have received this communication in error, and then immediately
delete it. Thank you in advance for your cooperation.
---------------------------------------------------------------------
Exhibit E
From:
To:
Subject:
Date:
Attachments:
Lori Barnett
Steve Neuenschwander; mkulaas@co.douglas.wa.us; Steve King; Glen DeVries; Hank Lewis
Proposed East Wenatchee Municipal Code amendments
Wednesday, April 20, 2016 7:31:00 PM
Proposed EWMC Amendments 2016.pdf
The City of East Wenatchee is considering amendments to the East Wenatchee Municipal Code
(EWMC) in the Zoning chapter and would like to obtain your input on these proposed amendments. This is a joint project with Douglas County since Douglas County utilizes city codes for projects
located within a city’s urban growth area.
Attached to this e-mail is a notice and a copy of the proposed amendments. This notice has been
posted on our web site for several weeks. This notice is being sent to you in an effort to reach out to
more people who may be interested. In summary, the amendments include:
1. Adding a new section EWMC 17.72.270 Density Standards to establish a minimum density
standard for residential development within the residential and mixed-use zoning districts:
providing for exceptions; describing a calculation process; and providing special provisions for
properties not served by public sanitary sewer service.
2. Miscellaneous amendments intended to provide more flexibility for design and development of
residential projects to promote higher density in the urban area include:
2.1. Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 – Residential Medium
Density and Chapter 17.32 – Residential High Density/Office District to reduce minimum lot
dimensions, lot sizes and setbacks; increase building heights; clarify provisions relating to
livestock and poultry.
2.2. Amending Chapter 17.72 – General Provisions regarding accessory structures; projections
into setbacks; lot size averaging provisions; reducing lots size minimums for accessory
dwelling units; reducing lot frontage requirements; and reducing off-street parking for multifamily projects.
2.3. Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot types; adding
new definitions and diagrams illustrating certain defined terms.
2.4. Amending Chapter 17.38.070 - Neighborhood Commercial correcting inconsistencies and
typographical errors.
3. Adding and amending provisions for automobile, boat, and recreation vehicles sales or leasing
businesses to ensure that there are adequate parking spaces for employees and customers and
adequate ingress and egress.
3.1. Amend EWMC 17.34 – Commercial Zoning Land Use Matrix to add provisions for
automobile, boat, and recreation vehicles sales or leasing businesses in commercial zoning
districts that are similar to the provisions in EWMC 17.43.020(D) requiring a parking plan,
limiting the coverage of the site by vehicles and increasing the requirements for off-street
parking.
3.2. Amend 17.72.010(G) to establish revised parking requirements for automobile, boat, and
recreation vehicles sales or leasing businesses to require additional customer/staff parking
for outdoor sales area.
A public hearing before the East Wenatchee Planning Commission is scheduled for May 23, 2016.
For your comments to be considered, please respond by May 14, 2016.
You may submit your comments to:
Exhibit E
Lori Barnett
217 9th St. NE
East Wenatchee, WA 98802
Via e-mail to lbarnett@east-wenathee.com
By fax to 509-884-6233
Or by mail to the address above.
Lori Barnett, Director
City of East Wenatchee
Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Phone 509.884.5396 Fax 509.884.6233
NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail
account may be a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant
to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party.
Exhibit E
From:
To:
Subject:
Date:
Attachments:
Marcia Martz
Lori Barnett
FW: Notice and request for comments on proposed zoning code amendments
Wednesday, April 20, 2016 7:26:14 PM
1_Proposed EWMC Amendments Density Standard (3-30-2016).pdf
2_Misc Code Amendments 3-30-2016.pdf
3_Proposed EWMC Amendments-Dealerships (4-6-2016).pdf
Marcia Martz, Permit Technician
City of East Wenatchee
Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Ph. 509.884.1796 Fx.509.884-6233
From: Marcia Martz
Sent: Wednesday, April 20, 2016 5:08 PM
To: 'ablastfromthepast@nwi.net'; 'bcdudek@genext.net'; 'Bernita@docosewer.org';
'btvickery@charter.net'; 'Carlos Cruz'; 'carolk@johnlscott.com'; 'cavanv@cuonlinenow.com';
'cderobles@cashmerevalleybank.com'; Chuck Johnson; 'chuck.crouch@kraftheinzcompany.com';
'crousejw@crouses.com'; 'd_linv@hotmail.com'; 'danb@erlandsen.com'; 'donkey_hote@hotmail.com';
'eksellers@yahoo.com'; 'emhollan@charter.net'; 'euphonium51@gmail.com'; 'fieldsb@eastmont206.org';
Frank Collings; George Buckner; Greg Pezoldt; 'hadelp@live.com'; 'hank.lewis@co.chelan.wa.us'; Harry
Raab; 'hemphill@wenatcheeworld.com'; 'jack@c-onursery.com'; 'jay@dadkp.com'; 'jeff@agent509.com';
'Jim Nakata'; 'jimb48@yahoo.com'; 'Jim-HenryArc@qwestoffice.net'; 'Krueger, Bryce - NRCS, Waterville,
WA '; 'linda.hazlett@dnr.wa.gov'; 'lisa@portofdouglas.org'; 'MCGLOTC@wsdot.wa.gov'; 'Michael Noyd
[Michaeln@noydrmc.com]'; 'michael.machado@usbank.com'; 'mkulaas@co.douglas.wa.us';
'mmachado@cashmerevalleybank.com'; Nick Gerde; 'pata@jdsalaw.com';
'pete.palmer@colvilletribes.com'; 'rakantor@gmail.com'; 'rkarok@robertknowlesarchitects.com';
'rogerbmiller@charter.net'; 'rogere@erlandsen.com'; 'rosenthal@nwi.net'; 'ryanv@northernfruit.com';
Sally Brawley; 'sdrozrankin@gmail.com'; Shelly (Greater Wenatchee Irrigation District); Teresa Allen;
'thektm@yahoo.com'; Tim Detering; 'tim.larson@chelanpud.org'; Verla Janes (verla@docosewer.org);
Vince Johnston (Water District); Wayne Barnhart; 'wdobbins@dcpud.org'; 'zeke.c.johnstone@ftr.com'
Subject: Notice and request for comments on proposed zoning code amendments
Good afternoon,
The City of East Wenatchee is considering amendments to the East Wenatchee Municipal Code
(EWMC) in the Zoning chapter and would like to obtain your input on these proposed amendments. Attached to this e-mail is a notice and a copy of the proposed amendments. This notice has been
posted on our web site for several weeks. This notice is being sent to you in an effort to reach out to
more people who may be interested. In summary, the amendments include:
1. Adding a new section EWMC 17.72.270 Density Standards to establish a minimum density
standard for residential development within the residential and mixed-use zoning districts:
providing for exceptions; describing a calculation process; and providing special provisions for
properties not served by public sanitary sewer service.
2. Miscellaneous amendments intended to provide more flexibility for design and development of
residential projects to promote higher density in the urban area include:
2.1. Amending Chapter 17.24 - Residential Low Density, Chapter 17.28 – Residential Medium
Density and Chapter 17.32 – Residential High Density/Office District to reduce minimum lot
dimensions, lot sizes and setbacks; increase building heights; clarify provisions relating to
livestock and poultry.
Exhibit E
2.2. Amending Chapter 17.72 – General Provisions regarding accessory structures; projections
into setbacks; lot size averaging provisions; reducing lots size minimums for accessory
dwelling units; reducing lot frontage requirements; and reducing off-street parking for multifamily projects.
2.3. Amending Chapter 17.08 – Definitions regarding lot lines, lot width, and lot types; adding
new definitions and diagrams illustrating certain defined terms.
2.4. Amending Chapter 17.38.070 - Neighborhood Commercial correcting inconsistencies and
typographical errors.
3. Adding and amending provisions for automobile, boat, and recreation vehicles sales or leasing
businesses to ensure that there are adequate parking spaces for employees and customers and
adequate ingress and egress.
3.1. Amend EWMC 17.34 – Commercial Zoning Land Use Matrix to add provisions for
automobile, boat, and recreation vehicles sales or leasing businesses in commercial zoning
districts that are similar to the provisions in EWMC 17.43.020(D) requiring a parking plan,
limiting the coverage of the site by vehicles and increasing the requirements for off-street
parking.
3.2. Amend 17.72.010(G) to establish revised parking requirements for automobile, boat, and
recreation vehicles sales or leasing businesses to require additional customer/staff parking
for outdoor sales area.
A public hearing before the East Wenatchee Planning Commission is scheduled for May 23, 2016.
For your comments to be considered, please respond by May 14, 2016.
You may submit your comments to:
Lori Barnett
217 9th St. NE
East Wenatchee, WA 98802
Via e-mail to lbarnett@east-wenathee.com
By fax to 509-884-6233 or by mail to
Marcia Martz, Permit Technician
City of East Wenatchee
Community Development Department
271 9th St. NE
East Wenatchee, WA 98802
Ph. 509.884.1796 Fx.509.884-6233