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HomeMy WebLinkAbout11-12-2025 YPC Agenda PacketThe meeting will also be recorded and posted on the Y-PAC website. Visit the Yakima Planning Commission webpage for more information, including agenda packets and minutes. DEPARTMENT OF COMMUNITY DEVELOPMENT Bill Preston, P.E., Director Trevor Martin, AICP, Manager Planning Division 129 North Second Street, 2nd Floor Yakima, Washington 98901 Phone (509) 575-6183 • Fax (509) 575-6105 • Email: ask.planning@yakimawa.gov CITY OF YAKIMA PLANNING COMMISSION Yakima City Hall Council Chambers 129 N 2nd Street, Yakima, WA 98901 November 12, 2025 3:00 p.m. – 5:00 p.m. YPC MEMBERS: Chair Mary Place, Vice-Chair Anne Knapp, Jeff Baker, Roy Gondo, Charles Hitchcock, Leanne Hughes-Mickel, Colleda Monick, Philip Ostriem, Kevin Rangel, Frieda Stephens, and Shelley White City Council Liaison: Rick Glenn, Janice Deccio CITY PLANNING STAFF: Bill Preston (Community Development Director), Lisa Maxey (Admin. Assistant), Trevor Martin (Planning Manager), Eric Crowell (Senior Planner), Jason Radtke (Senior Planner), Connor Kennedy (Associate Planner), Eva Rivera (Planning Technician), Irene Linos (Department Assistant) AGENDA I.Call to Order II.Roll Call III.Staff Announcements IV.Approval of Minutes –October 22, 2025, Meeting V.Public Comment VI.Study Session: Parking VII.Other Business VIII.Meeting Recap IX.Adjourn Next Meeting: December 10, 2025 - 1 - 10/22/2025 YPC Minutes City of Yakima Planning Commission (YPC) Meeting Minutes October 22, 2025 Call to Order Chair Place called the meeting to order at 3:01 p.m. Roll Call YPC Members Present: Chair Mary Place, Vice-Chair Anne Knapp, Philip Ostriem, Colleda Monick, Frieda Stephens, Jeff Baker, Charles Hitchcock, Leanne Hughes-Mickel, Kevin Rangel, Shelley White, Roy Gondo YPC Members Absent: None Staff Present: Trevor Martin; Planning Manager, Jason Radtke; Senior Planner, Eva Rivera; Planning Technician City Council Liaison: Janice Deccio Chair Place welcomed new commissioner Roy Gondo Chair Place raised question regarding the progress of the Comprehensive Plan Update Staff Announcements – • Commissioner Roy Gondo was introduced • The Land Capacity Analysis is currently under review by the Transpo group • Summary of the September 24 Open House will be emailed. Trevor gave a summary of what public records request are. Approval of Minutes from September 10, 2025- Commissioner Hughes-Mickel moved to approve the revised meeting minutes from September 10, 2025, Commissioner Rangel seconded the motion. The motion carried unanimously. Public Comment – None Workshop on Co-Housing – Trevor went over the handout on the co-housing. The commission asked questions and participated in discussion. Building Statistics – Trevor reviewed the September building permit report and included a chart illustrating permits issued from 2016 to the present. Other Business - None Meeting Recap – Action Items & Decisions: • Summary of the September 24 open house will be emailed • The commission will go through the comprehensive plan page by page 2 of 48 - 2 - 10/22/2025 YPC Minutes • The Land Capacity Analysis currently under review by the Transpo group will be provided • Parking update will be provided • A new section for congregant living will be added to the code and reviewed by the commission. • A study session on parking will be scheduled • A copy of the public participation plan will be emailed Outstanding Action Items • Councilmember Glenn will research rent-to-own options • Links to pg. 26-36 of the agenda packet from 08/27/25 will be emailed. • Staff will send a parks inventory Future Items • Staff will notify and update the Commission when the countywide policies are completed. • Downtown Action Plan - staff will determine if the Planning Commission will be involved • Staff will coordinate a future roundtable with experts to discuss design standards A motion to adjourn to November 12, 2025, was passed with a unanimous vote. The meeting adjourned at approximately 4:14 p.m. Chair Place Date This meeting was filmed by YPAC. Minutes for this meeting submitted by: Eva Rivera, Planning Technician. 3 of 48 15.02.020 Definitions. “Alley” means a public thoroughfare or way twenty feet or less in width which has been dedicated to the city of Yakima or Yakima County for public use. For non-residential uses, Alleys alleys provide only a secondary means of vehicular access to abutting property. Gross Floor Area. "Gross floor area" means the interior habitable area of a dwelling unit including basements and attics but not including a garage or accessory structure. For calculating off-street parking based on gross floor area, See see YMC 15.06.040. “Mixed-use building and downtown business district multifamily development” means a building or use in a commercial district or planned development, meeting the standards contained in YMC 15.09.025, used partly for residential use and partly for a community facility or commercial use. 15.04.030 Table of permitted land uses. Table 4-1 titled “Permitted Land Uses” is incorporated as part of this section. Each permitted land use listed in Table 4-1 is designated a Class (1), (2), or (3) use for a particular zoning district. In addition, some Class (1) uses may require Type (2) review in accordance with YMC 15.04.020. All permitted land uses and associated site improvements are subject to the design standards and review procedures of this title. Table 4-1. Permitted Land Uses Agriculture, Horticulture, General Farming (not feedlots or stockyards) (*) 1 1 1 1 Agricultural Building (*) 1 1 1 1 Agricultural Chemical Sales/Storage 1 1 1 Agricultural Market (*) 1 1 1 1 1 1 1 1 Agricultural Stand (*) 1 1 1 Agricultural Related Industries (*) 2 1 1 1 Animal Husbandry (See YMC 15.09.070) (*) 1 2 1 1 Concentrated Feeding Operation (*) 3 4 of 48 Table 4-1. Permitted Land Uses Floriculture, Aquaculture 1 1 1 Fruit Bin Sales/Storage 3 2 1 1 Marijuana Production (**) 1 1 Winery and Brewery—Basic (*) 2 3 3 1 2 Resort/Destination w/on-site agricultural production (*) 2 3 3 3 3 3 3 Resort/Destination (*) 2 3 3 1 1 1 3 Retail (*) 1 1 1 1 1 1 2 Aquatic Center 3 3 3 1 2 Amusement Park (Permanent) (*) 3 3 3 1 3 Bowling Alleys 1 1 1 1 1 1 3 Campground (*) 3 2 Children’s Outdoor Recreation Center* (More than 500 ft. from abutting residential and not containing a go-cart track) AUTOMOTIVE Formatted: Centered 5 of 48 Table 4-1. Permitted Land Uses Weekend Automobile and Recreational Vehicle (RV) Sales 1 1 1 Car Wash/Detailing 1 1 1 1 1 1 1 Maintenance and Repair Shops 2 1 1 2 1 2 3 1 2 Paint and Body Repair Shops 2 2 1 1 3 1 2 Parts and Accessories (tires, batteries, etc.) 2 1 1 1 1 1 1 1 Towing Services 1 3 3 1 1 Wrecking and Dismantling Yard (*) and Hulk Haulers (*) 3 1 Rental: Auto, Truck, Trailer, Fleet Leasing Services with Storage 3 1 1 1 1 1 1 1 1 Service Station (*) 1 1 1 1 1 1 1 1 Truck Service Stations and Shops 3 1 1 1 Truck (Large), Manufactured Home and Travel Trailer Sales 1 3 1 Cemetery/Crematorium with Funeral Home 3 3 3 3 3 3 Funeral Home not associated with Cemetery/Crematorium 3 1 1 1 1 1 1 1 1 Churches, Synagogues, and Temples (*) 2 2 2 2 1 1 1 1 1 1 1 2 2 Community Center (*) Meeting Halls, Fraternal Organizations 2 2 2 2 1 1 1 1 1 1 1 2 2 Community Gardens (*) (if accessory to an approved principal use) (See YMC 15.04.060(G)) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Community Gardens (*) (with planting area of one-quarter acre or less) 1 1 1 1 1 1 1 1 1 1 1 1 Community Gardens (*) (with planting area of more than one-quarter and up to one-half acre) Formatted: Centered 6 of 48 Table 4-1. Permitted Land Uses Museums, Art Galleries 3 3 1 1 1 1 1 1 1 1 1 1 Schools Elementary and Middle 3 3 3 3 3 3 1 3 Senior High School 3 3 3 3 3 3 3 3 Business Schools (*) 3 3 3 3 3 3 1 1 1 1 1 1 1 Community College/University—Inside Institutional Overlay (See YMC Chapter 15.31) Community College/University—Outside Institutional Overlay 3 3 3 3 3 1 1 1 1 3 1 1 1 1 Vocational Schools (*) 3 3 3 3 3 1 1 1 1 1 1 1 1 Wastewater Sprayfield (*) 3 3 3 Zoo (*) 3 3 3 3 3 Group Homes (six or fewer), Adult Family Home (*) 1 1 1 1 1 1 1 1 Treatment Centers for Drug and Alcohol Rehabilitation 3 3 3 3 3 3 3 3 Congregate Living Facility up to 10 (*) 3 3 3 3 1 1 1 1 1 Congregate Living Facility 11+ 3 3 3 3 3 3 1 1 Halfway House (*) 2 3 3 Group Homes (more than six), Convalescent and Nursing Homes (*) 3 2 1 1 3 3 Mission (*) (with Type (3) review, and development 2 2 2 MANUFACTURING 7 of 48 Table 4-1. Permitted Land Uses Concrete, Gypsum and Plaster Products 1 1 1 Confectionery and Related Products (wholesale) 1 1 1 1 1 1 1 1 Cutlery, Hand Tools and General Hardware 1 3 1 1 Drugs 1 1 1 1 1 Electrical Transmission and Distribution Equipment 1 1 3 1 1 Electronic Components and Accessories and Product 1 1 1 3 1 1 8 of 48 Table 4-1. Permitted Land Uses Sign Manufacturing and Product Assembly (*) 1 1 1 1 1 Sawmills and Planing Mills 3 1 Sheet Metal and Welding Shops 1 1 1 1 Stone Products (includes finishing of monuments for retail sale) 1 1 1 1 1 3 1 1 Transportation Equipment, Including Trailers and Campers 1 1 2 1 1 Woodworking: Cabinets, Shelves, etc. 3 1 1 1 2 1 1 Asphalt Paving and Roofing Materials, Rock Crushing 3 3 1 Mining Including Sand and Gravel Pits (*) 3 3 3 Stockpiling of Earthen Materials (*) 3 3 3 3 1 1 1 1 1 1 1 1 1 1 Off-Site Hazardous Waste Treatment and Storage Facilities (*) RESIDENTIAL Existing or New Detached Single-Family Dwelling on Existing 1 1 1 9 of 48 Table 4-1. Permitted Land Uses Mobile Home Communities (*) 3 2 3 Tiny House Communities (*) 2 1 1 1 1 1 1 Mobile Home (*) or Manufactured Homes (*) See YMC 15.04.160 Retirement Homes (*) 1 1 3 1 3 1 1 Temporary Hardship Units (See YMC 15.04.140) 2 2 2 2 2 2 2 2 2 2 2 Adult Business Uses See YMC 15.09.200 Animal Clinic/Hospital/Veterinarian (*) 3 1 1 1 1 1 1 1 1 Auction House for Goods (*) 3 1 1 1 1 1 2 1 1 Auction House for Livestock (*) 3 1 1 Automotive Automotive Dealer New and Used Sales 3 3 3 1 3 1 1 Weekend Automobile and Recreational Vehicle (RV) Sales 1 1 1 Automotive: Car Wash/Detailing 1 1 1 1 1 1 1 Parking Lots and Garages 1 1 1 1 1 1 1 1 1 Maintenance and Repair Shops 2 1 1 2 1 2 3 1 2 Paint and Body Repair Shops 2 2 1 1 3 1 2 Parts and Accessories (tires, batteries, etc.) 2 1 1 1 1 1 1 1 Towing Services 1 3 3 1 1 Wrecking and Dismantling Yard (*) and Hulk Haulers (*) 3 1 Bail Bonds 1 1 1 Beauty and Barber Shops 1 1 1 1 1 1 1 1 1 1 Short Term Rental (*) 3 3 3 3 3 3 3 3 1 Boats and Marine Accessories 1 1 1 1 1 1 Butcher Shop 1 1 1 1 2 2 1 Commercial Services (*) 1 1 1 1 1 1 1 1 1 Communication Towers (*) (See YMC Chapter 15.29) Convenience Store 1 1 1 1 1 1 1 1 1 Pet Day Care/Animal Training (*) 1 1 1 1 1 1 1 1 10 of 48 Table 4-1. Permitted Land Uses Farm and Implements, Tools and Heavy Construction Equipment 1 2 3 1 1 Farm Supplies 1 1 1 1 1 1 Financial Institutions 1 1 1 1 1 1 1 1 Fuel Oil and Coal Distributors 1 1 1 1 Furniture, Home Furnishings, Appliances 1 1 1 1 1 1 1 General Hardware, Garden Equipment, and Supplies 2 1 1 1 1 1 1 1 1 General Retail Sales (not otherwise regulated) (*) 1 1 1 1 1 1 1 1 3 Heating and Plumbing and Electrical Equipment Stores 1 1 1 1 1 1 1 1 Heavy Equipment Storage, Maintenance and Repair 1 1 1 Kennels (*) 2 2 2 Laundries, Laundromats and Dry Cleaning Plants 1 1 1 1 1 1 1 1 Liquor Stores 1 1 1 1 1 1 Locksmiths and Gunsmiths 1 1 1 1 1 1 1 1 Lumber Yards 1 1 1 1 1 1 Marijuana Retail (**) 1 1 1 1 1 1 Massage Therapy/Spa (*) 1 1 1 1 1 1 1 1 1 Mobile Vendor See YMC Ch. 5.57 Motels and Hotels 1 1 1 1 1 1 Extended Stay Hotel/Motel* 1 1 1 1 3 3 Night Clubs/Dance Establishments 1 1 1 1 1 1 Nursery (*) 1 1 1 1 1 1 1 1 Offices and Clinics 3 1 1 1 1 1 1 1 1 1 Office Contractor Building and Trade (Plumbing, Heating, Electrical, and Painting) 3 1 1 1 1 1 1 1 1 1 Outdoor Advertising (Billboards) See YMC 15.08.130 Radio/TV Studio 3 1 1 1 1 1 1 1 Recycling Drop-Off Center (*) 1 1 1 1 1 1 1 Rental: Auto, Truck, Trailer, Fleet Leasing Services with Storage 3 1 1 1 1 1 1 1 1 11 of 48 Table 4-1. Permitted Land Uses Rental: Heavy Equipment (except automotive) with Storage 1 1 Rental: Heavy Equipment (except automotive) without Storage 1 1 3 1 1 Repairs: Small Appliances, TVs, Business Machines, Watches, etc. 1 1 1 1 1 1 1 1 1 Repairs: Reupholstery and Furniture 1 1 1 1 1 1 1 1 Repairs: Small Engine and Garden Equipment 1 1 1 1 1 1 1 1 Restaurant (*) 1 1 1 1 1 1 1 1 1 1 Service Station (*) 1 1 1 1 1 1 1 1 Shooting Ranges (indoor) 3 3 3 3 1 Signs, Printed, Painted or Carved 1 1 1 1 1 1 1 Taverns (*) and Bars 1 1 1 1 1 1 1 1 1 Technical Equipment Sales (*) 1 1 1 1 1 1 1 1 1 1 Truck Service Stations and Shops 3 1 1 1 Truck (Large), Manufactured Home and Travel Trailer Sales 1 3 1 Waste Material Processing and Junk Handling (*) 3 1 Bus Terminals 1 1 1 1 1 1 Bus Storage and Maintenance Facilities 1 1 Transportation Brokerage (*) Offices, with Truck Parking 1 1 1 1 Contract Truck Hauling, Rental of Trucks with Drivers 1 1 1 Air, Rail, Truck Terminals (for short-term storage, office, etc.) 1 1 1 1 Railroad Switch Yards, Maintenance and Repair Facilities, etc. 1 1 Taxicab Terminals, Maintenance and Dispatching Centers, etc. UTILITIES 12 of 48 Table 4-1. Permitted Land Uses Warehouses (*) 3 1 2 2 1 1 Wholesale Trade (*) 2 1 1 2 1 1 Storage Facilities, Bulk (*) 1 2 1 1 Storage Facilities, Commercial (*) 3 1 3 3 1 1 Storage Facility, Commercial Outdoor (*) 3 1 3 1 1 Residential Mini-Storage (*) 3 3 1 3 3 1 1 Residential Mini-Storage, Outdoor (*) 3 3 1 3 1 1 Parking Lots and Garages 1 1 1 1 1 1 1 1 1 * Refers to a definition in YMC Chapter 15.02. ** See YMC 15.09.220 for general development requirements for marijuana uses. χ = Not Permitted 1 = Class (1) Permitted Use 2 = Class (2) Requires an Administrative Review by the Administrative Official 15.04.080 Drive-through facilities. A. Review Required. Any commercial use having a drive-through service window or booth shall require one higher level of review than shown in Table 4-1, except: 1. Those noted as a Class (3) use requiring a Type (3) review shall remain a Type (3) review; 2. Financial institutions; and 3. Properties that do not abut residential zones. B. Purpose. Such review is required in recognition of the potential impacts of drive-through uses on adjoining residential uses and the transportation system. C. Elements of Review. Review is intended to modify or mitigate negative impacts upon adjoining residential uses and the transportation system. The review of a drive-through facility shall include consideration of impacts from the following: noise from the drive-through speaker and/or car radio, glare from vehicle headlights and exterior lighting fixtures, fumes to 13 of 48 residential uses, and impacts to transportation traffic flow and carrying capacity of the arterial street system. The proposed site will require an on-site interior parking circulation plan as defined by YMC 15.06.030 and 15.06.080. D. Definition. For purposes of this section, “drive-through” facilities means a window or station for providing service to customers who remain in their vehicle to conduct a business transaction, excluding gas stations and car washes. E. Drive-through facilities shall be designed in accordance with YMC 15.06.135. 15.06.010 Purpose. The following parking standards are intended to establish adequate off-street parking, reduce encourage on-street parking, increase traffic safety, maintain smooth traffic flow, and reduce the visual impact of parking lots. 15.06.030 General provisions. A. The off-street parking and loading facilities required by this chapter shall be established prior to any change in the use of land or structures and/or prior to the occupancy of any new or enlarged structure. B. Required off-street parking spaces shall provide vehicle parking only for residents, customers, patrons, and employees. Required parking shall not be used for the storage of vehicles or materials; the parking of company or business vehicles used in conducting the business; or for the sale, repair or servicing of any vehicle. C. Any area once designated for required off-street parking shall not be used for any other purpose unless and until equal facilities are provided elsewhere and a site plan has been approved to reflect the change, or the primary use of the property is changed to a use requiring less off-street parking. D. The required front yard in the R-3 district shall not be used for off-street parking for four or more cars unless the three-foot strip nearest the front property line is landscaped and a two- foot-high concrete, masonry, or decorative block wall, wood fence, or solid landscaping screen is provided. (For corner lots see YMC 15.05.040.) E. A parking circulation plan is required for parking lots and the associated vehicular travel ways for multifamily and nonresidential uses that have five or more required off-street parking spaces. The required off-street parking shall be designed in a manner that eliminates a need for backing and maneuvering from or onto streets, sidewalks, pedestrian ways, or bikeways in order to exit a property or maneuver out of parking spaces. Furthermore, the parking lot and 14 of 48 associated travel ways shall be designed in a manner that provides for safe and adequate traffic flow. 1. Loading spaces and truck maneuvering areas shall be included in the parking circulation plan. 2. Drive-through lanes and related facilities shall be clearly shown on the parking circulation plan. 3. Driveway locations and specifications shall be shown on the parking circulation plan and are subject to review for safety and traffic flow. The location of the driveways shall conform to YMC 15.06.065. 4. The parking circulation plan is a site plan requirement. Recommendations regarding adequate circulation may be received from the traffic engineering staff, city engineering staff, fire department, and other reviewing agencies. Additional mitigation or redesign may be required if the proposed circulation pattern creates safety conflicts. 15.06.035 Electric vehicle charging stations. A. Electric vehicle charging stations, as defined by RCW 36.70A.695(5), or as amended, shall be allowed as follows, except for on resource lands or in critical areas: 1. An accessory use to an approved principal use in the B-1, B-2, HB, SCC, LCC, CBD, GC, M-1, M-2, RD, and ASall zoning districts. 2. As a right-of-way use permit in public parking lots and/orwhen located within on- street public parking areas. 15.06.040 Off-street parking standards. A. Table of Required Off-Street Parking. The parking standards in Table 6-1, Table of Off-Street Parking Standards, are established as the parking standards for the uses indicated. These parking requirements are based on gross floor area. “Gross floor area” means the total square footage of all floors in a structure as measured from the interior surface of each exterior wall of the structure and including halls, lobbies, enclosed porches and fully enclosed recreation areas and balconies, but excluding stairways, elevator shafts, attic space, mechanical rooms, storage areas, restrooms, uncovered steps and fire escapes, private garages, carports and off-street parking and loading spaces. Storage areas are included in gross floor area. However, the required off-street parking for storage areas shall be calculated at the rate of one space per five hundred square feet rather than the specific parking standard established in Table 6-1; except when the parking standard for the principal use would require fewer parking spaces (i.e., one space per six hundred square feet). All required off-street parking shall be subject to the procedures of this title and the standards of this section. 15 of 48 B. Uses Not Specified. Off-street parking requirements for uses not specifically listed in Table 6-1 shall be determined by the reviewing official based upon the requirement for similar uses. C. Downtown Business District Exemptions from Table 6-1. The downtown business district of Yakima, as shown in Figure 6-1 and hereby adopted as a part of this chapter,following shall be exempt from the provisions of this chapter as they their uses relate to the number of parking spaces required, except that this exemption shall not apply to property that is used for residential purposes; and further provided, that all the other requirements of this chapter shall apply to any parking provided by the applicant.: 1. Development within the downtown business district of Yakima, as shown in Figure 6-1 and hereby adopted as a part of this chapter. 2. Dwelling units under 1,200 sq. ft. 3. Commercial spaces under 3,000 sq. ft. 4. Affordable or low-income housing, as defined by RCW 36.70A.030. At the time of land use application submittal, the applicant must submit documentation demonstrating that the housing units will be used for the intended population for a minimum of ten years. Such documentation may include, but is not limited to, an application form submitted to receive subsidy from the city or state. Upon a change in occupancy from subsidized housing to another use, the minimum number of required off-street parking spaces is as required for the new use. 5. Ground level nonresidential spaces in mixed-use buildings. 6. A building undergoing a change of use if the footprint of the building is not being expanded. D. Subsidized Low-Income Housing Parking. 1. At the time of land use application submittal, the applicant must submit documentation demonstrating that the housing units will be used for the intended population for a minimum of ten years. Such documentation may include, but is not limited to, an application form submitted to receive subsidy from the city or state. 2. Upon a change in occupancy from subsidized housing to another use, the minimum number of required off-street parking spaces is as required for the new use. Formatted: Indent: Left: 0" 16 of 48 Figure 6-1 Table 6-1. Table of Off-Street Parking Standards AGRICULTURE (COMMERCIAL) Agriculturally related industries 1 space for each employee based on the maximum working at any given shift; 1 space for each 300 500 square feetsq. ft. of gross floor area for packing and processing areas; or 2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas, whichever is deemed more appropriate by the 17 of 48 Table 6-1. Table of Off-Street Parking Standards AMUSEMENT AND RECREATION Game rooms, card rooms, electronic game rooms whichever is greater500 sq. ft. of gross floor area 20 spaces per field for active recreation; Auditoriums, exhibition halls, community centers, fraternal 1 space for each 100 sq. ft. of gross floor area and funeral homes of gross floor area an approved principal use) (See area of 0.25 acre or less) area of more than 0.25 acre and up area of more than 0.5 acre up to 1 acre) 18 of 48 Table 6-1. Table of Off-Street Parking Standards Convalescent, nursing and group homes 1 space for each 2 beds1,000 sq. ft. of gross floor area Fire and police stations 1 space for each 200 500 sq. ft. of gross floor area Halfway houses (Correctional facilitiesdetention centers) 1 space for each 2 beds Hospitals 1.5 spaces for each bed1 space for each 5001,000 sq. ft. of gross floor in Table 4-1 area 19 of 48 Table 6-1. Table of Off-Street Parking Standards Subsidized low-income housing (see YMC 15.06.040(D)) 0.5 spaces per dwelling RETAIL TRADE AND SERVICES Automobile and truck, manufactured homes, travel trailer sq. ft. of retail sales floor area Automobile maintenance and 2 spaces per service area including work bays1 space for each 500 sq. Paint and body repair 2 spaces per service area including work bays1 space for each 500 sq. 20 of 48 Table 6-1. Table of Off-Street Parking Standards Lumber yards 1 space for each 800 sq. ft. of gross floor area of structure and covered storage area Nurseries 1 space for each 400 500 sq. ft. of G.F.A.gross floor area of structure and permanent outside display and sales area Medical and dental laboratories, officesOffices, and clinics 1 space for each 200 500 sq. ft. of gross floor area Motels and hotels 1.2 spaces for each guest room Multiple use centers (3 or more uses with shared parking) —having less than 25,000 sq. ft. of gross floor area 1 space for each 300 500 sq. ft. of gross floor area —having 25,001—400,000 sq. ft. of 1 space for each 400 sq. ft. of gross floor area Professional office building for use 1 space for each 200 sq. ft. of gross floor area Table 4-1 but not listed in this table —400,001—600,000 sq. ft. of gross 1 space for each 500 sq. ft. of gross floor area 21 of 48 Table 6-1. Table of Off-Street Parking Standards Waste material processing and junk handling 1 space for each 500 sq. ft. of gross floor area TRANSPORTATION Bus terminals, storage and maintenance facilities 1 space for each 300 500 sq. ft. of gross floor area Air, rail and truck terminals 1 space for each 300 500 sq. ft. of gross floor area Taxicab terminals, maintenance and dispatching centers 1 space for each 300 500 sq. ft. of gross floor area given shift; or 1 space for each 300 500 square feet of gross floor area for packing and processing areas; 2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas; whichever is deemed more appropriate by the How to Use Table 6-1: 1. Calculate the gross floor area for the structure. (See YMC 15.06.040 to determine gross floor area.) 2. Determine the amount of gross floor area used for storage rooms. 3. Required off-street parking for storage is one space per 500 square feet. 4. Find the proposed use in Table 6-1. Example: — The gross floor area of the structure is 3,000 sq. ft. 1,000 sq. ft. of the structure is used for storage. The parking standard for storage rooms is one space per 500 sq. ft. (YMC 15.06.040). 1,000 ÷ 500 = 2 off- street parking spaces for the storage area. 22 of 48 Table 6-1. Table of Off-Street Parking Standards — The proposed use is a shoe shop. According to Table 6-1, shoe shops require one off-street parking space for each 300 sq. ft. of gross floor area. 2,000 ÷ 300 = 6.6 or seven spaces, since fractions of parking spaces are rounded up (YMC 15.06.050(A)). — The total required off-street parking of this use is: 2 spaces (for storage area) + 7 spaces (for the rest of the gross area) = 9 spaces. 15.06.070 Schedule of minimum parking dimensions. Driveways and parking stalls shall conform to Table 6-2, which is hereby adopted as the schedule of minimum parking dimensions. (Refer to diagram below. All dimensions are based on a basic nine-foot-by-nineteen-foot stall.) Table 6-2. Standard Parking Lot Dimensions ANGLE ALONG PER CAR DRIVEWAY WIDTH1 WIDTH: 1 ROW + 1 FT. WIDTH: 2 ROWS + 1 FT. WIDTH: 3 ROWS + 2 FT. WIDTH: 4 ROWS + 2 FT. 0° 8' 23' 8' 12' 20' 460 28' 322 48' 368 56' 322 30° 9' 18' 17'3" 11' 28'4" 510 45'6" 411 66'2" 397 83'6" 376 45° 9' 12'7" 19'8" 13' 32'10" 420 52'5" 336 79'0" 376 98'10" 315 60° 9' 10'4" 21'0" 18' 39'0" 407 60' 313 95'0" 330 116'0" 305 90° 9' 9' 19' 24' 43' 387 62' 279 105' 315 124' 279 1. 1. Ninety-degree parking permits two-way driveway travel. If the angle is less than ninety degrees driveway travel shall be one-way, or the driveway width shall be increased to 24 feet. 2. Residential parking shall have minimum dimensions of eight feet by twenty feet for any parking angle, or a minimum equivalent area of 160 square feet with a minimum width of eight feet. 15.06.090 Required landscaping of parking areas. Formatted: Superscript Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None Formatted: List Paragraph, Numbered + Level: 1 +Numbering Style: 1, 2, 3, … + Start at: 1 + Alignment:Left + Aligned at: 0.25" + Indent at: 0.54" Formatted: Font: 10.5 pt Formatted: Font: 10.5 pt, Highlight Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None 23 of 48 A. The standard for landscaping of parking and vehicle storage lots with five or more spaces shall be ten percent of the total parking area. This landscaping area may be included to satisfy the lot coverage (impermeable surface) requirements of Table 5-1. B. The planting area standard, where required, shall be a minimum of twenty-four square feet with the exception of raised planter boxes around buildings. C. A standard of one tree from an approved list shall be planted for every fifteen single-row parking stalls or every thirty double-row parking stalls within thefor parking and vehicle storage lots with five or more spaces. D. Landscaping may consist of a combination of trees, shrubs, and groundcover with careful consideration to eventual size and spread, susceptibility to disease and pests, durability, and adaptability to existing soil and climatic conditions. E. Landscaping shall be located within the parking area, such as in between parking spaces or in parking “islands,” or around the perimeter of the parking lot. F. Every parking area for a nonresidential use that abuts property in any residential district shall be separated from such property by a solid wall, view-obscuring fence, landscaped berm, or compact evergreen hedge at least six feet in height. The administrative official may increase the height, depth, and content of said screening as necessary to adequately protect adjacent single-family residential development. The screening shall be provided and maintained along the property line of such lot. 15.06.110 Construction and maintenance. All off-street parking lots, driveways, travel ways, parking aisles, vehicle storage, and vehicle sales lots having a capacity of three or more vehicles shall be constructed in the following manner: A. A. Surfacing. Paved with two-inch-thick asphaltic surfacing on an aggregate base, or an equivalent surfacing acceptable to the administrative official, so as to eliminate dust or mud. Pervious asphalt or concrete materials are encouraged. If the parking space has a curb stop, the area beyond the curb stop may be landscaped in order to meet landscaping and/or lot coverage requirements. B. Residential Surfacing. Parking spaces may consist of grass block pavers. BC. Grading and Drainage. Graded and drained so all surface water is disposed of on site. Grading and drainage facilities shall be designed according to accepted engineering standards and the Eastern Washington Stormwater Manual, which will require review by the city engineer or a designee. Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None Formatted: List Paragraph, Indent: Left: 0.53" Formatted: List Paragraph, Numbered + Level: 1 +Numbering Style: A, B, C, … + Start at: 1 + Alignment:Left + Aligned at: 0.25" + Indent at: 0.53" Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None 24 of 48 CD. Border Barricades. Any parking, vehicle storage, or motor vehicle sales area abutting the street property line shall provide a concrete curb at least six inches in height and located at least two feet from the street property line. The curb shall be securely anchored. No curb shall be required across any driveway or entrance to the parking area, or if the parking lot is separated from the street by a fence or hedge. DE. Markings. All parking spaces (except motor vehicles sales areas) shall be marked by durable painted lines at least four inches wide and extending the length of the stall or by curbs or other means approved by the administrative official to indicate individual parking stalls. Signs or markers located on the parking lot surface shall be used as necessary to ensure safe and efficient use of the parking lot. In addition, when required, all accessible parking spaces shall be marked and signed in compliance with the currently adopted International Building Code. F. The owner or lessee of a required parking area shall maintain the paved surface, drainage facilities, landscaping, and irrigation facilities in conformance with the standards of this chapter and the approved site plan. 15.06.135 Drive-through standards. Any use having a drive-through service window or booth shall comply with the following standards: A. Drive-Through Dimensions. The drive-through shall be of adequate length to prevent vehicles from backing up into the right-of-way or cause conflicts with off-street circulation and parking. Each drive-through lane shall have the minimum dimensions of twelve feet in width and one hundred twenty feet in length, measured from each entrance of the drive-through lane to the midpoint of the first service window or booth. B. Drive-Through Location. The drive-through lane shall not serve as sole access to off- street customer parking, except for additional spaces intended to serve drive-through customers located beyond the last service window or booth. 15.06.140 Nonconforming parking. A. Any use which, on the effective date of the ordinance codified in this section or any amendments hereto, is nonconforming in terms of required off-street parking facilities may continue in the same manner as if they were conforming; however, the number of existing off- street parking spaces shall not be reduced. B. When an existing structure with nonconforming parking is expanded and additional parking is required, the additional parking spaces shall be provided in accordance with the provisions of this chapter; however, the number of additional spaces shall be computed only to Formatted: Indent: Left: 0.5", No bullets or Formatted: Font: (Default) Open Sans, 10.5 pt, Fontcolor: Custom Color(RGB(33,37,41)), Ligatures: None Formatted: List Paragraph, Space After: 0 pt,Numbered + Level: 1 + Numbering Style: A, B, C, … +Start at: 1 + Alignment: Left + Aligned at: 0.25" +Indent at: 0.5", Font Alignment: Auto, Pattern: Clear 25 of 48 the extent of the enlargement, regardless of whether or not the number of previously existing spaces satisfies the requirements of this chapter. C. When the use of an existing lot or structure with nonconforming parking is changed to another use listed in Table 4-1, the nonconformity existing parking shall cease and the new use shall provide all the required off-street parking in accordance with the provisions of this chaptersuffice. However, this requirement may be waived by the administrative official for existing buildings and/or lots within the B-1, CBD or GC zoning districts, containing insufficient area to provide parking, provided the following factors are taken into consideration: 1. New use has similar parking requirements to the previously approved use; 2. The availability of on-street parking; 3. The availability of nearby off-street parking or other opportunities to conform to the parking standard, such as a shared parking agreement; and 4. Location of the business in proximity to the downtown business district exempt area (YMC 15.06.040(C)). 15.09.025 Mixed-use buildings. A. Purpose and Intent. 1. To provide a streamlined process for new development or redevelopment projects that include a mixture of high density residential along with complementary retail, commercial, or professional uses at a scale that is compatible with the surrounding neighborhood. B. Level of Review—Mixed-Use Building. 1. A new or redeveloped mixed-use building is a Class (1) permitted use, requiring Type (1) review, in applicable zones and is determined to be the appropriate level of review for any combination of Class (1) and Class (2) uses listed in those zones. 2. Any combination of uses which includes a Class (3) permitted use shall undergo Type (2) review. 3. The mixed-use building/development shall not contain any use which is otherwise not permitted in the zone. 26 of 48 4. A new mixed-use building that does not meet the layout requirement of subsection (D)(1) of this section shall undergo Type (2) review or be reviewed based upon its particular uses as listed in Table 4-1, whichever is higher. 5. A new mixed-use building located in the downtown business district shall also comply with YMC 15.09.026. C. Prohibited Uses. The following uses are prohibited in a mixed-use building/development project: 1. All wholesale trade—Storage uses. 2. All transportation uses. 3. All utilities uses. 4. All automotive sales, maintenance and repair, carwash/detailing, paint and body, parts and accessories, and towing uses. 5. Boats and marine accessories. 6. Farm and implements, tools and heavy construction equipment. 7. Farm supplies. 8. Fuel oil and coal distributers. 9. Lumber yards. 10. Nurseries. 11. All rental uses. 12. Repairs: reupholstery and furniture. 13. Repairs: small engine and garden equipment. 14. Service stations. 15. Truck service stations and shops. D. Development Standards. 27 of 48 1. Layout. A mixed-use building should not have any residential dwelling units located on the ground floor, whenever feasible. A minimum of fifty percent of the total floor area shall be residential dwelling units, and at least sixty percent of the ground floor shall be dedicated for community facility or commercial use. 2. Height Bonus. In the B-1, B-2, and SCC zoning districts, the maximum height of the building (YMC 15.05.030, Table 5-1) may be increased to fifty feet if all of the following are met: a. The majority of the additional building height is used to increase the number of dwelling units; b. The additional building height is necessary to accommodate on-site parking requirements; c. Additional on-site landscaping is provided equaling fifteen percent of the parking area, at a minimum. E. Design Standards. 1. Entrances. Primary pedestrian entrances to the building shall face the street frontage or face common open space which is oriented toward the street. 2. Transparency. a. There shall be windows on all sides of the building facing streets and pedestrian ways. b. Within the downtown business district, the ground floor of a mixed-use building shall contain transparency for the majority of the wall between three and twelve feet above ground level, including both doors and windows, as measured along street but excluding alleys. Ground floor transparency shall be visually distinct from the above floors by not repeating the exact dimensions and placement of windows. 28 of 48 CERTIFICATION OF ENROLLMENT SECOND SUBSTITUTE HOUSE BILL 1183 Chapter 139, Laws of 2025 69th Legislature 2025 Regular Session BUILDING CODES AND DEVELOPMENT REGULATIONS—VARIOUS PROVISIONS EFFECTIVE DATE: July 27, 2025 Passed by the House March 11, 2025 Yeas 56 Nays 39 LAURIE JINKINS Speaker of the House of Representatives Passed by the Senate April 14, 2025 Yeas 28 Nays 21 DENNY HECK President of the Senate CERTIFICATE I, Bernard Dean, Chief Clerk of the House of Representatives of the State of Washington, do hereby certify that the attached is SECOND SUBSTITUTE HOUSE BILL 1183 as passed by the House of Representatives and the Senate on the dates hereon set forth. BERNARD DEAN Chief Clerk Approved April 22, 2025 2:26 PM FILED April 23, 2025 BOB FERGUSON Governor of the State of Washington Secretary of State State of Washington 29 of 48 AN ACT Relating to incentivizing affordable and sustainable 1 building practices through building code and development regulation 2 reform; amending RCW 35.21.990, 35A.21.440, and 36.70A.620; and 3 adding new sections to chapter 36.70A RCW.4 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:5 NEW SECTION. Sec. 1. A new section is added to chapter 36.70A 6 RCW to read as follows:7 (1) A city or county planning under RCW 36.70A.040 must allow for 8 the following:9 (a) For retrofits of existing buildings to be used for 10 residential housing:11 (i) The portion of exterior wall assemblies that includes 12 insulation must be allowed to project up to an additional eight 13 inches into the setbacks on all sides;14 (ii) The building must be allowed to exceed the maximum allowable 15 roof height by eight inches to accommodate additional insulation; and16 (iii) Gross floor area must be measured from the interior face of 17 the exterior walls, which includes drywall, as typically depicted on 18 the architectural floor plans.19 (b) For existing nonconforming buildings already projecting into 20 setbacks, the portion of exterior wall assemblies that include 21 SECOND SUBSTITUTE HOUSE BILL 1183 Passed Legislature - 2025 Regular Session State of Washington 69th Legislature 2025 Regular Session By House Appropriations (originally sponsored by Representatives Duerr, Leavitt, Berry, Parshley, Reed, Ryu, Fitzgibbon, Taylor, Doglio, Berg, and Davis) READ FIRST TIME 02/28/25. p. 1 2SHB 1183.SL 30 of 48 insulation must be allowed to project up to an additional eight 1 inches into the setbacks on all sides if the building is to be used 2 for residential housing.3 (2) Nothing in this section prohibits a city or county from 4 applying the requirements of the state building code or requires a 5 city or county to allow a setback of less than 36 inches between 6 residential dwelling units.7 NEW SECTION. Sec. 2. A new section is added to chapter 36.70A 8 RCW to read as follows:9 (1) For new construction or the retrofit of existing buildings 10 meeting passive house requirements, a city or county planning under 11 RCW 36.70A.040 must allow for the following:12 (a) Any required setback must be measured to the outside face of 13 the foundation, and the portion of exterior wall assemblies that 14 include insulation must be allowed to project up to eight inches into 15 setbacks on all sides;16 (b) The building must be allowed to exceed the maximum allowable 17 roof height by eight inches to accommodate additional insulation; and18 (c) Gross floor area must be measured from the interior face of 19 the exterior walls, which includes drywall, as typically depicted on 20 the architectural floor plans.21 (2) For the purposes of this section, "passive house 22 requirements" means the criteria for certification as a passive house 23 by Phius or the international passive house institute.24 (3) Nothing in this section prohibits a city or county from 25 applying the requirements of the state building code or requires a 26 city or county to allow a setback of less than 36 inches between 27 residential dwelling units.28 Sec. 3. RCW 35.21.990 and 2023 c 285 s 2 are each amended to 29 read as follows:30 (1)(a) Cities must adopt or amend by ordinance, and incorporate 31 into their development regulations, zoning regulations, and other 32 official controls the requirements of subsection (2) of this section 33 for buildings that are zoned for commercial or mixed use no later 34 than six months after its next periodic comprehensive plan update 35 required under RCW 36.70A.130.36 (b) The requirements of subsection (2) of this section apply and 37 take effect in any city that has not adopted or amended ordinances, 38 p. 2 2SHB 1183.SL 31 of 48 regulations, or other official controls as required under this 1 section by the timeline in (a) of this subsection and supersede, 2 preempt, and invalidate any conflicting local development 3 regulations.4 (2) Through ordinances, development regulations, zoning 5 regulations, or other official controls as required under subsection 6 (1) of this section, cities may not:7 (a) Impose a restriction on housing unit density that prevents 8 the addition of housing units at a density up to 50 percent more than 9 what is allowed in the underlying zone if constructed entirely within 10 an existing building envelope in a building located within a zone 11 that permits multifamily housing, provided that generally applicable 12 health and safety standards, including but not limited to building 13 code standards and fire and life safety standards, can be met within 14 the building;15 (b) Impose parking requirements on the addition of dwelling units 16 or living units added within an existing building, however, cities 17 may require the retention of existing parking that is required to 18 satisfy existing residential parking requirements under local laws 19 and for nonresidential uses that remain after the new units are 20 added;21 (c) With the exception of emergency housing and transitional 22 housing uses, impose permitting requirements on the use of an 23 existing building for residential purposes beyond those requirements 24 generally applicable to all residential development within the 25 building's zone;26 (d) Impose design standard requirements, including setbacks, lot 27 coverage, and floor area ratio requirements, on the use of an 28 existing building for residential purposes beyond those requirements 29 generally applicable to all residential development within the 30 building's zone, except as provided in sections 1 and 2 of this act;31 (e) Impose exterior design or architectural requirements on the 32 residential use of an existing building beyond those necessary for 33 health and safety of the use of the interior of the building or to 34 preserve character-defining streetscapes, unless the building is a 35 designated landmark or is within a historic district established 36 through a local preservation ordinance;37 (f) Prohibit the addition of housing units in any specific part 38 of a building except ground floor commercial or retail that is along 39 a major pedestrian corridor as defined by each city, unless the 40 p. 3 2SHB 1183.SL 32 of 48 addition of the units would violate applicable building codes or 1 health and safety standards;2 (g) Require unchanged portions of an existing building used for 3 residential purposes to meet the current energy code solely because 4 of the addition of new dwelling units within the building, however, 5 if any portion of an existing building is converted to new dwelling 6 units, each of those new units must meet the requirements of the 7 current energy code;8 (h) Deny a building permit application for the addition of 9 housing units within an existing building due to nonconformity 10 regarding parking, height, setbacks, elevator size for gurney 11 transport, or modulation, unless the city official with decision-12 making authority makes written findings that the nonconformity is 13 causing a significant detriment to the surrounding area; or14 (i) Require a transportation concurrency study under RCW 15 36.70A.070 or an environmental study under chapter 43.21C RCW based 16 on the addition of residential units within an existing building.17 (3) Nothing in this section requires a city to approve a building 18 permit application for the addition of housing units constructed 19 entirely within an existing building envelope in a building located 20 within a zone that permits multifamily housing in cases in which the 21 building cannot satisfy life safety standards.22 (4) For the purpose of this section, "existing building" means a 23 building that received a certificate of occupancy at least three 24 years prior to the permit application to add housing units.25 Sec. 4. RCW 35A.21.440 and 2023 c 285 s 1 are each amended to 26 read as follows:27 (1)(a) Code cities must adopt or amend by ordinance, and 28 incorporate into their development regulations, zoning regulations, 29 and other official controls the requirements of subsection (2) of 30 this section for buildings that are zoned for commercial or mixed use 31 no later than six months after its next periodic comprehensive plan 32 update required under RCW 36.70A.130.33 (b) The requirements of subsection (2) of this section apply and 34 take effect in any code city that has not adopted or amended 35 ordinances, regulations, or other official controls as required under 36 this section by the timeline in (a) of this subsection and supersede, 37 preempt, and invalidate any conflicting local development 38 regulations.39 p. 4 2SHB 1183.SL 33 of 48 (2) Through ordinances, development regulations, zoning 1 regulations, or other official controls as required under subsection 2 (1) of this section, code cities may not:3 (a) Impose a restriction on housing unit density that prevents 4 the addition of housing units at a density up to 50 percent more than 5 what is allowed in the underlying zone if constructed entirely within 6 an existing building envelope in a building located within a zone 7 that permits multifamily housing, provided that generally applicable 8 health and safety standards, including but not limited to building 9 code standards and fire and life safety standards, can be met within 10 the building;11 (b) Impose parking requirements on the addition of dwelling units 12 or living units added within an existing building, however, cities 13 may require the retention of existing parking that is required to 14 satisfy existing residential parking requirements under local laws 15 and for nonresidential uses that remain after the new units are 16 added;17 (c) With the exception of emergency housing and transitional 18 housing uses, impose permitting requirements on the use of an 19 existing building for residential purposes beyond those requirements 20 generally applicable to all residential development within the 21 building's zone;22 (d) Impose design standard requirements, including setbacks, lot 23 coverage, and floor area ratio requirements, on the use of an 24 existing building for residential purposes beyond those requirements 25 generally applicable to all residential development within the 26 building's zone, except as provided in sections 1 and 2 of this act;27 (e) Impose exterior design or architectural requirements on the 28 residential use of an existing building beyond those necessary for 29 health and safety of the use of the interior of the building or to 30 preserve character-defining streetscapes, unless the building is a 31 designated landmark or is within a historic district established 32 through a local preservation ordinance;33 (f) Prohibit the addition of housing units in any specific part 34 of a building except ground floor commercial or retail that is along 35 a major pedestrian corridor as defined by the code city, unless the 36 addition of the units would violate applicable building codes or 37 health and safety standards;38 (g) Require unchanged portions of an existing building used for 39 residential purposes to meet the current energy code solely because 40 p. 5 2SHB 1183.SL 34 of 48 of the addition of new dwelling units within the building, however, 1 if any portion of an existing building is converted to new dwelling 2 units, each of those new units must meet the requirements of the 3 current energy code;4 (h) Deny a building permit application for the addition of 5 housing units within an existing building due to nonconformity 6 regarding parking, height, setbacks, elevator size for gurney 7 transport, or modulation, unless the code city official with 8 decision-making authority makes written findings that the 9 nonconformity is causing a significant detriment to the surrounding 10 area; or11 (i) Require a transportation concurrency study under RCW 12 36.70A.070 or an environmental study under chapter 43.21C RCW based 13 on the addition of residential units within an existing building.14 (3) Nothing in this section requires a code city to approve a 15 building permit application for the addition of housing units 16 constructed entirely within an existing building envelope in a 17 building located within a zone that permits multifamily housing in 18 cases in which the building cannot satisfy life safety standards.19 (4) For the purpose of this section, "existing building" means a 20 building that received a certificate of occupancy at least three 21 years prior to the permit application to add housing units.22 NEW SECTION. Sec. 5. A new section is added to chapter 36.70A 23 RCW to read as follows:24 (1) A city or county planning under RCW 36.70A.040 must allow a 25 building to exceed any maximum allowable roof height limits by at 26 least 48 inches to accommodate a roof-mounted solar energy panel.27 (2) For purposes of this section, "solar energy panel" means a 28 panel device or system or combination of panel devices or systems 29 that relies on direct sunlight as an energy source, including a panel 30 device or system or combination of panel devices or systems that 31 collects sunlight for use in:32 (a) The heating or cooling of a structure or building;33 (b) The heating or pumping of water;34 (c) Industrial, commercial, or agricultural processes; or35 (d) The generation of electricity.36 (3) Nothing in this section prohibits a city or county from 37 applying the requirements of the state building code or requires a 38 p. 6 2SHB 1183.SL 35 of 48 city or county to allow a setback of less than 36 inches between 1 residential dwelling units.2 NEW SECTION. Sec. 6. A new section is added to chapter 36.70A 3 RCW to read as follows:4 (1) A city or county planning under RCW 36.70A.040 may not 5 require façade modulation or upper-level setbacks as a condition of 6 permitting the following types of residential projects:7 (a) Affordable housing;8 (b) New construction meeting passive house requirements;9 (c) The retrofit of existing buildings meeting passive house 10 requirements;11 (d) The conversion of existing buildings to housing or mixed-use 12 development that includes housing;13 (e) Modular construction; or14 (f) Mass timber construction.15 (2) For the purposes of this section:16 (a) "Façade modulation" means a change in building plane, either 17 a recess or a projection, that changes the shape of the exterior 18 massing of the building.19 (b) "Mass timber construction" means a building with structural 20 components primarily made of mass timber products as defined in RCW 21 19.27.570.22 (c) "Modular construction" means a multistory residential or 23 commercial building constructed of standardized components produced 24 off-site, which are transported and assembled at a final location.25 (d) "Passive house requirements" means the criteria for 26 certification as a passive house by Phius or the international 27 passive house institute.28 (e) "Upper-level setback" means a required distance between the 29 lot line and the building façade applied only to portions of the 30 building above a specified height.31 NEW SECTION. Sec. 7. A new section is added to chapter 36.70A 32 RCW to read as follows:33 (1) Except as provided in subsection (2) of this section, a city 34 or county planning under RCW 36.70A.040 may not require off-street 35 parking as a condition of permitting the following types of 36 residential projects:37 (a) Affordable housing;38 p. 7 2SHB 1183.SL 36 of 48 (b) New construction or the retrofit of existing buildings 1 meeting passive house requirements;2 (c) Modular construction; or3 (d) Mass timber construction.4 (2) A city or county may require off-street parking if the 5 jurisdiction submits to the department of commerce an empirical study 6 prepared by a credentialed transportation or land use planning expert 7 that clearly demonstrates, and the department finds and certifies, 8 that the application of the parking limitations in subsection (1) of 9 this section will be significantly less safe for vehicle drivers or 10 passengers, pedestrians, or bicyclists than if the jurisdiction's 11 parking requirements were applied. The department must develop 12 guidance to assist cities and counties on items to include in the 13 study.14 (3) A county may require off-street parking if the county's roads 15 are not developed to the standards for streets and roads adopted by 16 the cities within that county.17 (4) For the purposes of this section:18 (a) "Mass timber construction" means a building with structural 19 components primarily made of mass timber products as defined in RCW 20 19.27.570.21 (b) "Modular construction" means a multistory residential 22 building constructed of standardized components produced off-site, 23 which are transported and assembled at a final location.24 (c) "Passive house requirements" means the criteria for 25 certification as a passive house by Phius or the international 26 passive house institute.27 Sec. 8. RCW 36.70A.620 and 2020 c 173 s 3 are each amended to 28 read as follows:29 In counties and cities planning under RCW 36.70A.040, minimum 30 residential parking requirements mandated by municipal zoning 31 ordinances for housing units constructed after July 1, 2019, are 32 subject to the following requirements:33 (1) ((For housing units that are affordable to very low-income or 34 extremely low-income individuals and that are located within one-35 quarter mile of a transit stop that receives transit service at least 36 two times per hour for twelve or more hours per day, minimum 37 residential parking requirements may be no greater than one parking 38 space per bedroom or .75 space per unit. A city may require a 39 p. 8 2SHB 1183.SL 37 of 48 developer to record a covenant that prohibits the rental of a unit 1 subject to this parking restriction for any purpose other than 2 providing for housing for very low-income or extremely low-income 3 individuals. The covenant must address price restrictions and 4 household income limits and policies if the property is converted to 5 a use other than for low-income housing. A city may establish a 6 requirement for the provision of more than one parking space per 7 bedroom or .75 space per unit if the jurisdiction has determined a 8 particular housing unit to be in an area with a lack of access to 9 street parking capacity, physical space impediments, or other reasons 10 supported by evidence that would make on-street parking infeasible 11 for the unit.12 (2))) For housing units that are specifically for seniors or 13 people with disabilities, that are located within one-quarter mile of 14 a transit stop that receives transit service at least four times per 15 hour for twelve or more hours per day, a city may not impose minimum 16 residential parking requirements for the residents of such housing 17 units, subject to the exceptions provided in this subsection. A city 18 may establish parking requirements for staff and visitors of such 19 housing units. A city may establish a requirement for the provision 20 of one or more parking space per bedroom if the jurisdiction has 21 determined a particular housing unit to be in an area with a lack of 22 access to street parking capacity, physical space impediments, or 23 other reasons supported by evidence that would make on-street parking 24 infeasible for the unit. A city may require a developer to record a 25 covenant that prohibits the rental of a unit subject to this parking 26 restriction for any purpose other than providing for housing for 27 seniors or people with disabilities.28 (((3))) (2) For market rate multifamily housing units that are 29 located within one-quarter mile of a transit stop that receives 30 transit service from at least one route that provides service at 31 least four times per hour for twelve or more hours per day, minimum 32 residential parking requirements may be no greater than one parking 33 space per bedroom or .75 space per unit. A city or county may 34 establish a requirement for the provision of more than one parking 35 space per bedroom or .75 space per unit if the jurisdiction has 36 determined a particular housing unit to be in an area with a lack of 37 access to street parking capacity, physical space impediments, or 38 other reasons supported by evidence that would make on-street parking 39 infeasible for the unit.40 p. 9 2SHB 1183.SL 38 of 48 NEW SECTION. Sec. 9. A new section is added to chapter 36.70A 1 RCW to read as follows:2 (1) Cities and counties planning under RCW 36.70A.040 may not 3 require affordable housing units for low-income or very low-income 4 households, regardless of the unit mix and size of the project, to 5 exceed the following sizes:6 (a) 400 square feet for a studio unit;7 (b) 550 square feet for a one-bedroom unit;8 (c) 750 square feet for a two-bedroom unit; and9 (d) 1,000 square feet for a three-bedroom unit.10 (2) If the average unit size in the project is smaller than the 11 size requirements in this section, the city must allow the affordable 12 housing units to be of a comparable size as the market rate units.13 (3) Co-living housing units are subject to the provisions of RCW 14 36.70A.535.15 (4) This section does not apply to low-income housing developed 16 under an affordable housing incentive program as provided in RCW 17 36.70A.540.18 NEW SECTION. Sec. 10. A new section is added to chapter 36.70A 19 RCW to read as follows:20 Cities and counties that plan under the growth management act 21 must adopt or amend by ordinance, and incorporate into their 22 development regulations, zoning regulations, and other official 23 controls, the requirements of sections 1, 2, 5 through 7, and 9 of 24 this act by the sooner of six months after their next periodic 25 comprehensive plan update or six months after their next 26 implementation progress report.27 Passed by the House March 11, 2025. Passed by the Senate April 14, 2025. Approved by the Governor April 22, 2025. Filed in Office of Secretary of State April 23, 2025. --- END --- p. 10 2SHB 1183.SL 39 of 48 CERTIFICATION OF ENROLLMENT ENGROSSED SUBSTITUTE SENATE BILL 5184 Chapter 204, Laws of 2025 69th Legislature 2025 Regular Session MINIMUM PARKING REQUIREMENTS EFFECTIVE DATE: July 27, 2025 Passed by the Senate April 17, 2025 Yeas 36 Nays 13 JOHN LOVICK President of the Senate Passed by the House April 11, 2025 Yeas 64 Nays 31 LAURIE JINKINS Speaker of the House of Representatives CERTIFICATE I, Sarah Bannister, Secretary of the Senate of the State of Washington, do hereby certify that the attached is ENGROSSED SUBSTITUTE SENATE BILL 5184 as passed by the Senate and the House of Representatives on the dates hereon set forth. SARAH BANNISTER Secretary Approved May 7, 2025 1:22 PM FILED May 12, 2025 BOB FERGUSON Governor of the State of Washington Secretary of State State of Washington 40 of 48 AN ACT Relating to minimum parking requirements; adding a new 1 section to chapter 35.21 RCW; adding a new section to chapter 35A.21 2 RCW; adding a new section to chapter 36.01 RCW; adding a new section 3 to chapter 19.27 RCW; creating new sections; and repealing RCW 4 36.70A.620.5 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:6 NEW SECTION. Sec. 1. The legislature finds that predetermined 7 on-site parking requirements needlessly drive up the cost of 8 development, particularly housing; discourage walking and multimodal 9 transit usage; and encourage excessive reliance of automobiles with 10 attendant impacts on human health and greenhouse gas emissions. The 11 legislature further finds that the amount of parking that a project 12 actually needs should be determined on a case-by-case basis by permit 13 applicants sensitive to actual market conditions rather than a one-14 size-fits-all regulation.15 NEW SECTION. Sec. 2. A new section is added to chapter 35.21 16 RCW to read as follows:17 (1) A city may not require more than 0.5 parking space per 18 multifamily dwelling unit or more than one parking space per single-19 family home.20 ENGROSSED SUBSTITUTE SENATE BILL 5184 AS AMENDED BY THE HOUSE Passed Legislature - 2025 Regular Session State of Washington 69th Legislature 2025 Regular Session By Senate Housing (originally sponsored by Senators Bateman, Trudeau, Frame, Krishnadasan, Liias, Nobles, Pedersen, Salomon, Shewmake, and Stanford) READ FIRST TIME 02/07/25. p. 1 ESSB 5184.SL 41 of 48 (2) A city may not require more than two parking spaces per 1,000 1 square feet of commercial space.2 (3) A city may not require any minimum parking requirements for:3 (a) Residences under 1,200 square feet;4 (b) Commercial spaces under 3,000 square feet;5 (c) Affordable housing;6 (d) Senior housing;7 (e) Child care centers as defined in RCW 43.216.010 that are 8 licensed or certified by the department of children, youth, and 9 families;10 (f) Ground level nonresidential spaces in mixed-use buildings; 11 and12 (g) A building undergoing a change of use from a nonresidential 13 to a residential use or a change of use for a commercial use.14 (4) For purposes of this section:15 (a) "Affordable housing" has the same meaning as in RCW 16 36.70A.030.17 (b) "Commercial use" means use for nonresidential business 18 purposes, including retail, office, wholesale, general merchandise, 19 and food services.20 (5) This section does not apply to requirements for parking 21 spaces permanently marked for the exclusive use of individuals with 22 disabilities in compliance with the Americans with disabilities act.23 (6) The provisions of this section do not apply:24 (a) To cities with a population of 30,000 or less, as determined 25 by the population estimate of the office of financial management 26 under RCW 43.62.030;27 (b) If a city submits to the department of commerce an empirical 28 study prepared by a credentialed transportation or land use planning 29 expert that clearly demonstrates, and the department finds and 30 certifies, that the application of the parking limitations of this 31 section will be significantly less safe for vehicle drivers or 32 passengers, pedestrians, or bicyclists than the city's current 33 parking requirements; or34 (c) To portions of cities within a one-mile radius of a 35 commercial airport in Washington with at least 9,000,000 annual 36 enplanements.37 (7) Cities may require parking in excess of the limitations in 38 this section for religious organizations and parking requirements for 39 carpools.40 p. 2 ESSB 5184.SL 42 of 48 (8) Cities are not prohibited from requiring temporary or time-1 restricted parking. Cities are encouraged to consider the adequacy of 2 drop-off space, waiting space, and accessibility in the design review 3 process when considering the limitations on parking requirements.4 (9) Cities that have adopted substantially similar policies to 5 the requirements established in this section may apply to the 6 department of commerce for a determination of compliance with the 7 requirements of this section. In determining what is substantially 8 similar, the department of commerce shall consider whether:9 (a) The city's parking requirements as of July 2025 have the same 10 or lower parking minimums than the requirements of this section;11 (b) The city's parking requirements are equal to the average 12 number of parking stalls required per residential unit and the 13 average number of parking stalls required per 1,000 square feet of 14 commercial space; and15 (c) The city's parking requirements for affordable housing, 16 senior housing, housing for people with disabilities, and child care 17 facilities are equivalent to the requirements of this section.18 (10) Cities may submit a request for a variance from the 19 requirements of this section to the department of commerce if 20 compliance with the requirements of this section would be hazardous 21 to the life, health, and safety of residents as confirmed by a 22 building official or fire marshal, or their designees. A request for 23 a variance may include requests to require additional parking spaces 24 permanently marked for the exclusive use of individuals with 25 disabilities beyond those required for compliance with the Americans 26 with disabilities act based on the planned or likely population, 27 location, or safety of a building, using objective standards.28 (11) Cities with a population between 30,000 and 50,000 shall 29 implement the requirements of this section within three years of the 30 effective date of this act. Cities with a population of 50,000 or 31 greater shall implement the requirements of this act within 18 months 32 of the effective date of this act.33 NEW SECTION. Sec. 3. A new section is added to chapter 35A.21 34 RCW to read as follows:35 (1) A code city may not require more than 0.5 parking space per 36 multifamily dwelling unit or more than one parking space per single-37 family home.38 p. 3 ESSB 5184.SL 43 of 48 (2) A code city may not require more than two parking spaces per 1 1,000 square feet of commercial space.2 (3) A code city may not require any minimum parking requirements 3 for:4 (a) Residences under 1,200 square feet;5 (b) Commercial spaces under 3,000 square feet;6 (c) Affordable housing;7 (d) Senior housing;8 (e) Child care centers as defined in RCW 43.216.010 that are 9 licensed or certified by the department of children, youth, and 10 families;11 (f) Ground level nonresidential spaces in mixed-use buildings; 12 and13 (g) A building undergoing a change of use from a nonresidential 14 to a residential use or a change of use for a commercial use.15 (4) For purposes of this section:16 (a) "Affordable housing" has the same meaning as in RCW 17 36.70A.030.18 (b) "Commercial use" means use for nonresidential business 19 purposes, including retail, office, wholesale, general merchandise, 20 and food services.21 (5) This section does not apply to requirements for parking 22 spaces permanently marked for the exclusive use of individuals with 23 disabilities in compliance with the Americans with disabilities act.24 (6) The provisions of this section do not apply:25 (a) To code cities with a population of 30,000 or less, as 26 determined by the population estimate of the office of financial 27 management under RCW 43.62.030;28 (b) If a code city submits to the department of commerce an 29 empirical study prepared by a credentialed transportation or land use 30 planning expert that clearly demonstrates, and the department finds 31 and certifies, that the application of the parking limitations of 32 this section will be significantly less safe for vehicle drivers or 33 passengers, pedestrians, or bicyclists than the code city's current 34 parking requirements; or35 (c) To portions of code cities within a one-mile radius of a 36 commercial airport in Washington with at least 9,000,000 annual 37 enplanements.38 p. 4 ESSB 5184.SL 44 of 48 (7) Code cities may require parking in excess of the limitations 1 in this section for religious organizations and parking requirements 2 for carpools.3 (8) Code cities are not prohibited from requiring temporary or 4 time-restricted parking. Code cities are encouraged to consider the 5 adequacy of drop-off space, waiting space, and accessibility in the 6 design review process when considering the limitations on parking 7 requirements.8 (9) Code cities that have adopted substantially similar policies 9 to the requirements established in this section may apply to the 10 department of commerce for a determination of compliance with the 11 requirements of this section. In determining what is substantially 12 similar, the department of commerce shall consider whether:13 (a) The code city's parking requirements as of July 2025 have the 14 same or lower parking minimums than the requirements of this section;15 (b) The code city's parking requirements are equal to the average 16 number of parking stalls required per residential unit and the 17 average number of parking stalls required per 1,000 square feet of 18 commercial space; and19 (c) The code city's parking requirements for affordable housing, 20 senior housing, housing for people with disabilities, and child care 21 facilities are equivalent to the requirements of this section.22 (10) Code cities may submit a request for a variance from the 23 requirements of this section to the department of commerce if 24 compliance with the requirements of this section would be hazardous 25 to the life, health, and safety of residents as confirmed by a 26 building official or fire marshal, or their designees. A request for 27 a variance may include requests to require additional parking spaces 28 permanently marked for the exclusive use of individuals with 29 disabilities beyond those required for compliance with the Americans 30 with disabilities act based on the planned or likely population, 31 location, or safety of a building, using objective standards.32 (11) Code cities with a population between 30,000 and 50,000 33 shall implement the requirements of this section within three years 34 of the effective date of this act. Code cities with a population of 35 50,000 or greater shall implement the requirements of this act within 36 18 months of the effective date of this act.37 NEW SECTION. Sec. 4. A new section is added to chapter 36.01 38 RCW to read as follows:39 p. 5 ESSB 5184.SL 45 of 48 (1) A county may not require more than 0.5 parking space per 1 multifamily dwelling unit or more than one parking space per single-2 family home.3 (2) A county may not require more than two parking spaces per 4 1,000 square feet of commercial space.5 (3) A county may not require any minimum parking requirements 6 for:7 (a) Residences under 1,200 square feet;8 (b) Commercial spaces under 3,000 square feet;9 (c) Affordable housing;10 (d) Senior housing;11 (e) Child care centers as defined in RCW 43.216.010 that are 12 licensed or certified by the department of children, youth, and 13 families;14 (f) Ground level nonresidential spaces in mixed-use buildings; 15 and16 (g) A building undergoing a change of use from a nonresidential 17 to a residential use or a change of use for a commercial use.18 (4) For purposes of this section:19 (a) "Affordable housing" has the same meaning as in RCW 20 36.70A.030.21 (b) "Commercial use" means use for nonresidential business 22 purposes, including retail, office, wholesale, general merchandise, 23 and food services.24 (5) This section does not apply to requirements for parking 25 spaces permanently marked for the exclusive use of individuals with 26 disabilities in compliance with the Americans with disabilities act.27 (6) The provisions of this section do not apply:28 (a) If a county submits to the department of commerce an 29 empirical study prepared by a credentialed transportation or land use 30 planning expert that clearly demonstrates, and the department finds 31 and certifies, that the application of the parking limitations of 32 this section will be significantly less safe for vehicle drivers or 33 passengers, pedestrians, or bicyclists than the county's current 34 parking requirements; or35 (b) To portions of counties within a one-mile radius of a 36 commercial airport in Washington with at least 9,000,000 annual 37 enplanements.38 p. 6 ESSB 5184.SL 46 of 48 (7) A county may require off-street parking if the county's roads 1 are not developed to the standards for streets and roads adopted by 2 the cities within that county.3 (8) Counties may require parking in excess of the limitations in 4 this section for religious organizations and parking requirements for 5 carpools.6 (9) Counties are not prohibited from requiring temporary or time-7 restricted parking. Counties are encouraged to consider the adequacy 8 of drop-off space, waiting space, and accessibility in the design 9 review process when considering the limitations on parking 10 requirements.11 (10) A county may submit a request for a variance from the 12 requirements of this section to require additional parking spaces 13 permanently marked for the exclusive use of individuals with 14 disabilities beyond those required for compliance with the Americans 15 with disabilities act based on the planned or likely population, 16 location, or safety of a building, using objective standards.17 (11) Counties that have adopted substantially similar policies to 18 the requirements established in this section may apply to the 19 department of commerce for a determination of compliance with the 20 requirements of this section. In determining what is substantially 21 similar, the department of commerce shall consider whether:22 (a) The county's parking requirements as of July 2025 have the 23 same or lower parking minimums than the requirements of this section;24 (b) The county's parking requirements are equal to the average 25 number of parking stalls required per residential unit and the 26 average number of parking stalls required per 1,000 square feet of 27 commercial space; and28 (c) The county's parking requirements for affordable housing, 29 senior housing, housing for people with disabilities, and child care 30 facilities are equivalent to the requirements of this section.31 (12) Counties with a population between 30,000 and 50,000 shall 32 implement the requirements of this section within three years of the 33 effective date of this act. Counties with a population of 50,000 or 34 greater shall implement the requirements of this act within 18 months 35 of the effective date of this act.36 NEW SECTION. Sec. 5. A new section is added to chapter 19.27 37 RCW to read as follows:38 p. 7 ESSB 5184.SL 47 of 48 The state building code council shall research and, if necessary, 1 adopt by rule updated accessible parking space requirements in the 2 state building code promulgated under this chapter to align with 3 current research on disability rates among drivers.4 NEW SECTION. Sec. 6. RCW 36.70A.620 (Cities planning under RCW 5 36.70A.040—Minimum residential parking requirements) and 2020 c 173 s 6 3 & 2019 c 348 s 5 are each repealed.7 NEW SECTION. Sec. 7. This act may be known and cited as the 8 parking reform and modernization act.9 Passed by the Senate April 17, 2025. Passed by the House April 11, 2025. Approved by the Governor May 7, 2025. Filed in Office of Secretary of State May 12, 2025. --- END --- p. 8 ESSB 5184.SL 48 of 48