HomeMy WebLinkAbout01-14-2026 YPC 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
January 14, 2026
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.Public Comment
V.Discuss Letter from Dave Zabell
VI.Draft Land Use Chapter
VII.Other Business
VIII.Meeting Recap
IX.Adjourn
Next Meeting: January 28, 2026
Yakima City Council
129 North 2nd Street
Yakima, WA 98901
December 29, 2025
Subject: FY 2026 Budget Implications - Fire Station 92, Adopted Fire LOS, Budget
Authority, GMA Concurrency, and Citywide Service Expectations
Honorable Yakima City Councilmembers,
This letter is intended to provide a factual assessment of the City’s current Fire response and
operational service decisions in the recently adopted 2026/2027 Biennial budget as they relate
to a Council adopted Level of Service (LOS) in Fire Response and concurrency obligations under
the Growth Management Act (GMA) and broader community-facing service expectations.
At the outset, I want to recognize the City Council for partially addressing the Police Department
funding issue through a small increase in the utility tax which will not immediately impact
ratepayers as it will be absorbed by the respective utilities. Nonetheless, your action in this
regard resolves the potential for Police staffing reductions and demonstrates a clear alignment
between budget policy and criminal justice priorities.
With respect to Fire protection services, the adopted biennial budget does not provide sufficient
resources to sustain current and historic Fire Department operations, and in fact I understand
will necessitate an additional station closure beyond that which was the result of the City of
Union Gap decision to terminate its contract for fire service with the City. As the result of budget
reductions, other public-facing services—most notably Snow and Ice Control will likely also
require recalibration of expectations to match available staffing, as will Yak Back given the City’s
diminished capacity to respond in a timely and meaningful way to public service
requests/concerns.
Fire Station Capacity and Service Availability
Most recently, the Yakima Fire Department has supported the community through six fire
stations. The City of Union Gap’s withdrawal from its agreement has already reduced system
capacity. The proposed closure of an additional Yakima fire station required by a lack of funding
in the recently adopted biennial budget will reduce the system to four operational stations
citywide.
The Union Gap service area generates relatively few calls. As a result, a large portion of the
same overall call volume will now be distributed across four, rather than six stations; increasing
competition for responses at each of the remaining stations, significantly decreasing unit
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availability at all remaining stations and the department’s capacity to maintain concurrency of
an important LOS standard.
Further, the closure of Station 92 (West Valley) will adversely impact the area experiencing the
City’s most significant residential growth, with additional commercial development anticipated
on the Congdon property in the near future. Closure of Station 92 will require that calls in this
area be served by Station 93, when available, which is approximately 2.5 miles east of 92. This
change alone will materially increase travel time and reduce response reliability in precisely the
area where growth pressure is highest. It is also worth noting that the Airport Station has limited
availability as the ARFF unit needs to be staffed per FAA regulations. This is all important as a
lack of concurrency will have a significant impact on the ability of the City to permit new
development in the area. Frankly, Yakima has lost enough of its tax base and sales tax
generators to Union Gap. Crippling development potential in this area would worsen the City’s
long-term prospects for sustainability.
What is Adopted Fire LOS and GMA Concurrency ?
The City Council previously adopted a Fire response LOS through its Comprehensive Plan:
Specifically, Fire response within eight (8) minutes, ninety percent (90%) of the time. This
standard was formally adopted as part of the Comp Plan, making it a measurable LOS that
functions as a regulatory threshold under the Washington State Growth Management Act.
Should Station 92 be shuttered or even “browned out”, the Fire Department will not likely be
able to consistently meet this adopted LOS in the West Valley service area, and potentially other
areas, due to increased travel distances and reduced unit availability (discussed above).
I am neither a land use attorney nor a professional planner, however in my opinion after
working within the requirements of the GMA over the past 35 years the Fire concurrency
situation appears to constitute a concurrency failure under the GMA. That said, if this new
deficiency does constitute a concurrency failure, absent mitigation or LOS revision through a
Comp Plan amendment, new development in the affected areas will be required to either
mitigate the service deficiency (through residential fire sprinklers or enhanced construction
standards) or be delayed or denied. In practical terms, the lack of funding for fire operations in
the recently adopted biennial budget places at least the West Valley growth area at risk of a de
facto development moratorium, despite being designated for growth in the Comprehensive
Plan.
Comprehensive Plan Amendment Constraints and Timing Considerations
It is important for the Council to understand that revising the City’s adopted Fire response LOS is
not a simple or immediate administrative action. Because the Fire LOS is adopted through the
City’s Comprehensive Plan, it is my understanding that any material change to that standard
requires a formal Comprehensive Plan amendment, subject to state law, procedural
requirements, and public process.
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Under Washington law, Comprehensive Plans may generally be amended only once per year,
except under limited statutory exceptions. The City of Yakima is currently in the midst of a
mandated periodic Comprehensive Plan update, which is already a substantial, resource-
intensive process and is not anticipated to be completed until later in 2026.
As a result, any effort to amend the adopted Fire LOS standard outside of the current periodic
update would face both procedural and timing constraints and may not be legally feasible or
defensible. Even if pursued as part of the ongoing periodic update, or a potential emergency
amendment, such an amendment would require additional analysis, public notice, hearings
before the Planning Commission and City Council, and formal adoption by ordinance.
These realities are significant as it means the City cannot simply “adjust” its Fire LOS in response
to station closures in the short term. Until such time as a Comprehensive Plan amendment is
lawfully adopted, the City remains bound by its existing Fire LOS standard—Fire response within
eight (8) minutes, ninety percent (90%) of the time —for purposes of service delivery and GMA
concurrency.
Accordingly, any assumption that concerns regarding Fire concurrency can be readily resolved
through a quick Comprehensive Plan amendment fails to consider the time, complexity, and
legal exposure associated with that approach. In the interim, the City and any development
within areas not able to meet concurrency would remain vulnerable to concurrency challenges,
development constraints, and potential appeals. Under the conditions provided for in the
adopted biennial budget, he Hearing Examiner would be unable to approve a development
application unable to meet Fire concurrency standards in any part of the City.
In considering of the closure of Station 92, if public safety and the additional time to respond to
emergency Fire/EMS calls and/or economic development in impacted areas are a concern of
Council, the issue of Fire LOS places added importance on near-term Council decisions regarding
Fire funding and station operations. Absent the continued funding of Station 92, the City will
likely find itself unable to meet its adopted Fire LOS, without a practical mechanism to revise
that standard in a timely manner.
Adopted Budget vs. Council Motions
As part of the budget discussions, the City Council adopted the 2026 budget by ordinance, which
does not include sufficient funding to staff and operate Station 92. Adoption of the budget by
ordinance has the force and effect of law.
In passing its motion adopting the budget, t he motion added that Station 92 remain in operation
such wording in a motion does not amend the adopted budget and does not carry the legal
authority of an ordinance. Again, not an attorney, but I do have some experience in this regard.
Under Washington law and the City’s governing framework, the City Manager or an Executive
Mayor is obligated to administer the budget as adopted. Absent a Council-approved budget
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amendment identifying new revenues or specific reductions and the corresponding service-level
impacts elsewhere along with increasing the appropriation for Fire, I believe the City Manager
lacks the authority to reallocate funds to keep Station 92 operational if it means the Fire
department budget will be significantly impacted over the budget cycle.
If the Council’s policy objective is to retain Station 92, the responsibility rests with the legislative
body, not executive, to amend the adopted budget accordingly.
Snow and Ice Control – Service Expectations
Snow and Ice Control is another area where service expectations must be recalibrated to align
with staffing realities. Reduced staffing and resources will significantly affect the City’s ability to
maintain historical snow response practices.
Under reduced conditions, it is likely that Priority 1 routes will continue to be addressed to the
extent possible, while Priority 2 and 3 routes, including residential streets, will likely experience
significant delays or may not be serviced during major events. This represents a meaningful
departure from historical practice and carries implications for emergency response,
neighborhood access, public safety, and the public’s access to food, services, and their
livelihoods. I have not discussed this with staff but suggest Council do so publicly.
Yak Back – Expectation Management
Yak Back currently functions as a public-facing reporting platform that creates an expectation of
timely City response. With reduced staffing across multiple departments, the City will be
increasingly unable to consistently meet those expectations.
Without recalibration, Yak Back risks generating public dissatisfaction, mischaracterizing
resource constraints as staff performance issues, and undermining confidence in City
operations. If staffing levels do not support timely follow-up, Council should reevaluate Yak
Back’s role, response standards, or scope to ensure expectations align with operational capacity.
At the very least Council should discuss and provide direction on how staff should respond and
message the impacts of Council policy decisions.
Policy Options Before the Council
Provided I have accurately reflected the concurrency issues and implications as described above,
given the adopted Fire LOS, budget constraints, GMA requirements, and staffing realities, the
Council is presented with two clear policy options regarding Fire services.
1. Amend the adopted 2026 budget to fully fund Station 92, preserving the City’s ability to meet
its adopted Fire response LOS and maintain development concurrency in the West Valley area.
Options include:
a. Temporary increase in utility tax.
b. Long-term, voter approved EMS tax – that would enhance EMS service.
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c. Combination of a. and b.
d. Identify reductions elsewhere and reallocate to Fire.
e. Recognizing that it is a lengthy process, formally revise through a public process the
adopted Fire response LOS to a level the Fire Department can reliably achieve with four
stations, acknowledging the resulting community safety and development impacts.
f. Spend down reserves further to fund Fire operations. NOT RECOMMENDED.
g. City Attorney may disagree with the concerns I have raised herein about concurrency,
and then it becomes only a Fire/EMS response time issue that should be communicated
to the public.
In addition, Council should provide clear direction regarding revised Snow and Ice Control
service expectations and Yak Back response standards consistent with available staffing.
Conclusion
The Council’s action to stabilize Police funding reflects a commitment to aligning fiscal decisions
with law enforcement priorities. Fire protection services and the City’s broader service
expectations require similar clarity.
Absent a budget amendment or formal LOS revision, the City appears to be facing unavoidable
concurrency failures that will constrain growth in at least the West Valley area. Clear Council
action is required to align adopted policy, legal obligations, and service delivery with fiscal
reality. I would encourage as a start that the full Council to engage the City Attorney and
Planning Manager to discuss the concurrency issues discussed herein.
Respectfully submitted,
Dave Zabell
CC: Planning Commission
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City of Yakima
Comprehensive
Plan 2050
DRAFT December 2025
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Acknowledgements
City Staff
Name, Role
Name, Role
Name, Role
Name, Role
Consultant Team
Name, Firm, Role
Name, Firm, Role
Name, Firm, Role
Name, Firm, Role
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Table of Contents
1 Plan Foundation .................................................................................................... 1-1
1.1 Purpose of this Comprehensive Plan .................................................................. 1-1
1.2 Yakima’s Planning Area - Past and Future ........................................................... 1-2
1.3 We are Yakima .................................................................................................. 1-6
1.4 Comprehensive Plan Process and Public Engagement ...................................... 1-13
1.5 Yakima Comprehensive Plan Vision and Values ................................................ 1-17
1.6 Using this Comprehensive Plan ....................................................................... 1-23
1.7 Amending the Comprehensive Plan .................................................................. 1-25
2 Land Use............................................................................................................... 2-1
2.1 Introduction ..................................................................................................... 2-1
2.2 Land Use Today and Tomorrow .......................................................................... 2-2
2.3 Our Land Use Plan .......................................................................................... 2-11
2.4 Goals & Policies .............................................................................................. 2-12
2.5 Implementation .............................................................................................. 2-51
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3 Housing ................................................................................................................ 3-1
3.1 Introduction ..................................................................................................... 3-1
3.2 Housing Today and Tomorrow ............................................................................ 3-2
3.3 Our Housing Plan ............................................................................................ 3-16
3.4 Goals and Policies .......................................................................................... 3-18
3.5 Implementation .............................................................................................. 3-24
4 Historic Preservation ............................................................................................ 4-1
4.1 Introduction ..................................................................................................... 4-1
4.2 Our Past, Today and Tomorrow ......................................................................... 4-2
4.3 Our Historic Preservation Plan ........................................................................... 4-7
4.4 Goals and Policies ............................................................................................ 4-8
5 Economic Development ........................................................................................ 5-1
5.1 Introduction ..................................................................................................... 5-1
5.2 Today and Tomorrow ......................................................................................... 5-2
5.3 Our Economic Development Plan .................................................................... 5-13
5.4 Goals and Policies .......................................................................................... 5-13
5.5 Implementation .............................................................................................. 5-16
6 Transportation ...................................................................................................... 6-1
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6.1 Introduction ..................................................................................................... 6-1
6.2 Policy Framework ............................................................................................. 6-2
6.3 Today and Tomorrow ......................................................................................... 6-3
6.4 Our Transportation Systems Plan ....................................................................... 6-9
6.5 Goals and Policies ............................................................................................ 6-9
6.6 Implementation .............................................................................................. 6-19
7 Capital Facilities ................................................................................................... 7-1
7.1 Introduction ..................................................................................................... 7-1
7.2 Today and Tomorrow ......................................................................................... 7-2
7.3 Our Capital Facilities Plan ................................................................................. 7-9
7.4 Goals and Policies .......................................................................................... 7-10
7.5 Implementation .............................................................................................. 7-17
8 Utilities ................................................................................................................. 8-1
8.1 Introduction ..................................................................................................... 8-1
8.2 Utilities Today and Tomorrow ............................................................................. 8-2
8.3 Goals and Policies ............................................................................................ 8-7
8.4 Implementation ................................................................................................ 8-8
9 Parks and Recreation ............................................................................................ 9-1
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9.1 Introduction ..................................................................................................... 9-1
9.2 Today and Tomorrow ......................................................................................... 9-2
9.3 Our Parks and Recreation Plan ........................................................................ 9-10
9.4 Goals and Policies .......................................................................................... 9-11
9.5 Implementation .............................................................................................. 9-15
10 Natural Environment ........................................................................................... 10-1
10.1 Introduction ................................................................................................... 10-1
10.2 Today and Tomorrow ....................................................................................... 10-2
10.3 Our Natural Environment Plan ....................................................................... 10-24
10.4 Goals and Policies ........................................................................................ 10-24
10.5 Implementation ............................................................................................ 10-28
11 Shoreline ............................................................................................................ 11-1
11.1 Introduction ................................................................................................... 11-1
11.2 Shoreline Today .............................................................................................. 11-4
11.3 Our Shoreline Plan .......................................................................................... 11-4
11.4 Goals and Policies .......................................................................................... 11-4
11.5 Implementation ............................................................................................ 11-35
12 Energy ................................................................................................................ 12-1
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12.1 Introduction ................................................................................................... 12-1
12.2 Today and Tomorrow ....................................................................................... 12-2
12.3 Our Energy Plan .............................................................................................. 12-3
12.4 Goals and Policies .......................................................................................... 12-4
12.5 Implementation .............................................................................................. 12-5
Table of Exhibits
Exhibit 1- Original Plat of the Town of North Yakima ........................................................... 1-3
Exhibit 1- Yakima UGA and City Limits Map ....................................................................... 1-4
Exhibit 1-3 Yakima Council Districts ................................................................................. 1-5
Exhibit 1- Percent of Residents that Identify as Hispanic or Latino, City of Yakima, 2022 ...... 1-7
Exhibit 1-5 Housing and Job Capacity and Projection 2046 ............................................... 1-12
Exhibit 1-6 Yakima Comprehensive Plan Update Process ................................................. 1-14
Exhibit 2- Existing Land Use, Full Urban Growth Area, 2025 ................................................ 2-3
Exhibit 2-2. Urban Heat Islands and Block Group Youth Population, City of Yakima, 2022 .... 2-8
Exhibit 2-3. Urban Heat Islands and Block Group Senior Population, City of Yakima, 2022 ... 2-9
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Exhibit 2-4 Future Land Use Map .................................................................................... 2-16
Exhibit 2-5 Land Use Designations and implementing zoning districts ............................... 2-17
Exhibit 2--- Fundamental Downtown Master Plan concept ............................................... 2-33
Exhibit 3-1. Housing Inventory by Type in City of Yakima, 2024 ............................................ 3-3
Exhibit 3-2. Year Built for Residential Structures ............................................................... 3-5
Exhibit 3-3. Percent Change since 2014 in Typical Home Value and Median Family Income
(MFI) ............................................................................................................................... 3-8
Exhibit 3-4. Project Housing Needs, Yakima County (2020-2046) ...................................... 3-15
Exhibit 3-5. City of Yakima and UGA Combined Allocation of Projected Housing Needs, 2020-
2046 ............................................................................................................................. 3-16
Exhibit 3-6. Housing Implementation .............................................................................. 3-24
Exhibit 4-1. Potentially Eligible Properties ......................................................................... 4-5
Exhibit 4-2. Historic Preservation Element Implementation .............................................. 4-11
Exhibit 5-1. Yakima Historical Population (1990-2016) ....................................................... 5-3
Exhibit 5-2. Average Household and Family Income, Yakima, Yakima County, Washington
State and Nearby Communities ....................................................................................... 5-4
Exhibit 5-3. Counts and Density of Primary Jobs in Yakima ................................................. 5-5
Exhibit 5-4. Job Density, City of Yakima, 2022 .................................................................... 5-6
Exhibit 5-5. Top Private Employers in Yakima County ......................................................... 5-7
Exhibit 5-6. Population and Jobs Capacity ......................................................................... 5-8
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Exhibit 5-7. Economic Development Element Implementation ......................................... 5-16
Exhibit-6-1. Transportation Element Implementation ....................................................... 6-19
Exhibit 7-1. Capital Facility Service Providers .................................................................... 7-2
Exhibit 7-2. Level of Service Standards ............................................................................ 7-11
Exhibit 7-3. Capital Facilities Implementation ................................................................. 7-17
Exhibit 8-1. Utility Service Providers .................................................................................. 8-2
Exhibit 8-2. Utilities Element Implementation .................................................................... 8-8
Exhibit 9-1. Tree Canopy Calculation – City, UGA, and Parks .............................................. 9-4
Exhibit 9-2. Tree Canopy Cover and City Parks, City of Yakima, 2023 ................................... 9-5
Exhibit 9-3. City of Yakima Parks ...................................................................................... 9-6
Exhibit 9-4. Parks and Recreation Implementation ........................................................... 9-16
Exhibit 10-1. Geologically Hazardous Areas – City of Yakima ............................................ 10-6
Exhibit 10-3. Water Quality Impairment ........................................................................ 10-10
Exhibit 10-34. Critical Aquifers Recharge Areas (CARA) – City of Yakima .......................... 10-13
Exhibit 10-45. Frequently Flooded Areas – City of Yakima ............................................... 10-15
Exhibit 10-56. Projectved total annual precipitation in Yakima County, under an RCP 8.5
emissions scenario. .................................................................................................... 10-17
Exhibit 10-67. Wetlands and Streams – City of Yakima ................................................... 10-19
Exhibit 10-78. Wildlife – City of Yakima.......................................................................... 10-20
Exhibit 10-. Sensitive Fish Species Identified in the City’s Streams and Rivers ................. 10-21
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Exhibit 10-9 Natural Environment Element Implementation ........................................... 10-28
Exhibit 12-1. Energy Element Implementation ................................................................. 12-5
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1 Plan Foundation
1.1 Purpose of this Comprehensive Plan
This Comprehensive Plan guides Yakima’s physical development over the 2017-2040 2026-
2046 period. It describes community values, directs municipal activities and services, and
provides a statement of policy policy direction about Yakima’s desire for growth and
character.
This 2026 Comprehensive Plan fulfils the periodic review requirements of the Washington
State Growth Management Act (GMA; RCW 36.70A) and replaces the 2006 2017
Comprehensive Plan and associated annual amendments.
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1.2 Yakima’s Planning Area - Past and Future
The City of Yakima was incorporated in 1883. About a year later, a dispute between land
owners and the Northern Pacific Railway Company led the railroad to establish a new town
about 4 miles north of the original site. More than 100 buildings were moved. The new town
was created by the “Plat of the Town of North Yakima” in June 1885 by the Northern Pacific
Railroad Company (see Exhibit 1-1). These 136 blocks and streets, alleys, and railroad
corridors were officially incorporated in 1886. The old town was then renamed Union Gap. The
Washington State Legislature officially renamed the city “Yakima” in 1918. (City of Yakima,
2016; Becker, 2016)
Top: Yakima Town Site 1886
Bottom: Historic Downtown Yakima
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Exhibit 1-11 Original Plat of the Town of North Yakima
Source: City of Yakima, 1885
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Yakima has grown substantially from its original 1,221 acres. Today, Yakima’s city limits
encompass 27.16 28.8 square miles or about 17,385 17,974 acres. (Washington State Office
of Financial Management, 2016 2025) See Exhibit 1-2.
Exhibit 1-22 Yakima UGA and City Limits Map
Source: City of Yakima, 2025; BERK, 2025.
Growth Management Act Goals
State goals guide the City’s
comprehensive plan and
development regulations These goals
address in summary:
▪ Guide growth in urban areas
▪ Reduce sprawl
▪ Protect natural character
▪ Encourage an efficient multi-
modal transportation system
▪ Encourage a variety of affordable
housing types
▪ Promote economic development
▪ Protect property rights
▪ Ensure timely and fair permit
procedures
▪ Protect agricultural, forest, and
mineral lands
▪ Retain and enhance open space,
protect habitat and develop parks
and recreation
▪ Support parks and recreation
▪ Protect the environment
▪ Foster citizen participation
▪ Ensure adequate public facilities
and services
▪ Encourage historic preservation
▪ Adapt to and mitigate the effects
of a changing climate
▪ Integrate shoreline master
program (SMP) goals and policies
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Exhibit 1-3 Yakima Council Districts
Source: City of Yakima, 2025; BERK, 2025.
The City of Yakima has been assigned an Urban Growth Area (UGA) by Yakima County
consisting of unincorporated land suited for urban development due to present urban patterns
or ability to serve urban development in the future. The focus of the Comprehensive Plan and
development regulations is the Yakima incorporated city limits. Yakima County actively is
plansning for the Yakima UGA in consultation with the City of Yakima.
Yakima Facts
▪ Population in 2025: 100,000
▪ City limits: 28.8 square miles
▪ Council districts: 7
▪ Household size: 2.61
▪ Median Household Income in
2023: $59,228
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1.3 We are Yakima
Our People
This Comprehensive Plan serves the needs of the Yakima community today and through 2040
2046. The plan is designed to build on community strengths and assets, and guide growth and
public investments that advance Yakima as an inclusive and prosperous place.
Yakima’s people are its strength. The City is ranked 11th in the state in total city population.
Yakima is due to take 25% of the future county growth. By 2046, Yakima is expected to be
home for 37% of the county’s total population. See population information in the next section.
As the largest city in the county, Yakima provides services and employment opportunities
accessed by the entire region. It is also a focal point for many cultural and civic events .
Yakima’s Land Use Element promotes equitable and sustainable development that primarily
by creating housing and job opportunities to for the community. Creating additional housing
and job opportunities are supported by the City’s Capital Facilities, Transportation, and Parks
Elements that promote investments in quality parks, multimodal transportation, and
infrastructure.
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Exhibit 1-44 Percent of Residents that Identify as Hispanic or Latino, City of Yakima, 2022
Source: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025
Yakima is diverse. Yakima’s population has grown more diverse, driven largely by an increase
in Hispanic residents. In 2022, 45,586 people, about 47% of the city’s population, identified as
Hispanic, up from 33,808 in 2010 and 43,041 in 2017. Between 2017 and 2022, roughly 71% of
Yakima’s overall population growth was Hispanic. Yakima has become more diverse growing
from 34 percent Hispanic in 2000 to 41 percent Hispanic in 2010 with 45,586 (47 percent of the
total) Hispanic population in 2022, compared to 33,808 in 2010, and 43,041 in 2017. About 79
71 percent of Yakima’s growth in population between 2010 2017 and 2014 2022 was Hispanic,
with overall Hispanic population making up 44 percent of the City in 2014. Based on 2010
Census blocks the figure at right shows the percent of blocks with Hispanic population. While
found in all parts of Yakima, eastern Yakima has a concentration of Hispanic residents. Exhibit
1-4 shows areas on the east half of the city and near downtown have the largest population r
Source: ACS 2023 5-yr estimates, BERK 2025
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concentration of residents of Hispanic or Latino origin than areas on the west half of the city.
The Comprehensive Plan Land Use and Historic Preservation Elements include policies that
promote the cultural needs of the whole community.
Yakima is a community for the young and old. The City’s population is getting older on
average, with more retirees than any other community in the county. As of 2021, about 16% of
the population, or 15,250 residents in Yakima are aged 65 or older. The number of young
population residents under 18 is higher in Yakima thant the sState and as well as other cities in
the region. The Comprehensive Plan Housing Element addresses housing and services for
seniors such as aging in place, health, and mobility.
A majority of Yakima households have no children. Over half of the City’s households have
single or coupled adults and no children as of 2014. The Comprehensive Plan Land Use and
Housing Elements encourage a variety of home sizes and styles to meet the needs of small
households.
Yakima is a community for the young and old. The City’s population is getting older on
average, with more retirees than any other community in the Ccounty. Yet, the City is also
seeing an increasing number of children, particularly in east Yakima. Both seniors and
children grew by 5 percent between 2000 and 2010 citywide. As of 2021, about 16% of the
population, or 15,250 residents in Yakima are aged 65. The number of young population under
18 is higher in Yakima that the state and cities in the region. The Comprehensive Plan Housing
Element addresses housing and services for seniors such as aging in place, health, and
mobility.
Household size is decreasing in Yakima. More than half (59%) of the city’s residents live in
single or two-member households as of 2022. The average household size in Yakima is 2.61
people, down slightly from 2017’s average size of 2.71.
The City of Yakima has the most more persons with disabilities in the county among lower
income households. The City of Yakima has the most persons with a disability in the county
at 13,897, and the second highest share of the population at 15.3 percent, behind Union Gap
as of 2014. This characteristic, as with others, is a reflection that Yakima is the central city in
the county and has extensive medical and human services. The Housing Element includes
policies regarding universal design of housing and supportive services to meet the needs of
Source: ACS 5-yr estimates, 2018 – 2022;
BERK 2025
Area Median Income (AMI)
Area median income (AMI) refers to
the area-wide calculation provided by
the US. Department of Housing and
Urban Development (HUD) for a
county or metropolitan region. It is
based on the median income of
family households. In contrast,
Median Household Income is based
on the incomes of all households,
including non-family households that
often have only one member.
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this population; the Transportation Element addresses multiple modes to promote the
mobility of all abilities. Among 21,035 renters in the City, about 11,000 are persons with a
disability. Of the disabilities listed, tThe most common disabling conditions include
ambulatory limitations and hearing or vision impairments. People with disabilities often have
special housing needs, and benefit from accessible layouts, supportive design, and proximity
to healthcare services The Housing Element portion of the Comprehensive Plan includes
policies regarding design of housing and supportive services intended to meet the needs of
this population; the Transportation Element addresses multiple modes to promote the
mobility of all abilities.
Yakima residents earn lower incomes. Based on 2014 information, Yakima’s median
household income is 27% lower than the State median income. About 22.8% of the City’s
population earns incomes below the federal poverty level, higher than the state as a whole at
13.5%. Based on 2018 -In 2022 Census data, Yakima’s median household income was is 62%
of the State median income at $55,734. This is only 62% of the State median income, and
incomes in Yakima are rising more slowly than they are statewide. This increased to $59,228 in
2023, which is 60% of the of the State median income of $99,398. This indicates the City’s
income has increased at lower rate relative to the State income. In 2025, the area median
income (AMI) for a 4-person household in Yakima County was $82,300. According to 2021
Census data, about 61% households earn below area median income. New opportunities for
family wage jobs through appropriate zoning and capital investments, and partnerships with
agencies that provideproviding workforce training, are part of the Land Use and Economic
Development Elements.
Nearly half one-third of Yakima’s households are were cost burdened, and nearly one
third a little less thanalmost half of renters are were cost burdened, as of 2021.These
households spending more than 30% of their income on housing and earning at low and
moderate incomes as of 2012 2021 costs, limiting their ability to afford other necessities like
food and transportation. Considering how family wage jobs can be attracted to the
community, and providing a range of housing opportunities can address some of the hurdles
faced by households; see the Economic Development and Housing Elements.
Yakima residents have a lower rate of achieving higher education. About 17.3 19 percent
residents have a bachelor’s degree or higher relative to the State level at 32.3 36 percent or the
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US at 29.3 percent (ACS 2014) (ACS, 2023). About 28 percent residents have a two years
degree or higher relative to the State level at 48 percent (ACS, 2018 - 2022). Coordinating with
higher education providers and determining appropriate supportive services is part of the
Economic Development and Capital Facility Plan Elements.
The City’s jobs are diverse. The City contains 40,390 jobs as of 2014. Top sectors include
health care, retail, agriculture, and manufacturing. Jobs are concentrated in the Downtown
and near US 12. 50,087 jobs as of 2022. Between 2017 and 2022, the city gained about 2,799
jobs, averaging ~1.2% growth (560 jobs) per year. Top sectors include health care, retail,
agriculture, and manufacturing. The City of Yakima's agricultural and manufacturing
employers are diverse and include packaging production and fruit processors. The jobs in the
health sector reflect the city’s role as a regional medical center, with a hospital and the nearby
Pacific Northwest University of Health Sciences (in Terrace Heights). The highest
concentration of jobs in Yakima is in Downtown and in the eastern part of the city. Investing in
redevelopment such as the Cascade Mill Site, supporting a unique retail, service, and living
experience in Downtown, expanding the Airport, and other activities will be important to
catalyzing job opportunities. Planning for capital facilities and infrastructure and supporting
partnerships in workforce training are other important City activities. See the Land Use,
Economic Development, Historic, and Capital Facilities Elements.
Yakima experiences extreme weather in the form of extreme heat, drought, wildfires,
smoke, extreme precipitation and flooding. Climate related hazards affect Yakima’s people
and infrastructure; they can negatively impact public health, water systems, roads, and utility
infrastructure. Extreme heat and drought have been persistent problem in the City and
throughout Washington State. Much of Washington State, including Yakima County and the
City, has experienced seven years of drought conditions since 2014 and several recent
summers have had devastating heatwaves including the 2021 “heat dome”. Yakima exists
within a high desert ecosystem, but the persistent conditions have long term impacts both to
the environment and the population. One impact of these conditions coupled with reduced
winter snowpack is mass vegetation die-offs which in turn generates more fuel for wildfires
when exposed to an ignition source, whether natural or human-made. These conditions result
in longer fire seasons with more frequent fires, larger fires, and worse overall air quality.
Source: Yakima Herald, 2025
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In addition to the conditions listed above, including persistent drought, there is also a high
likelihood that total annual precipitation in Yakima County (including the City) is projected to
increase by 9.7% by 2070, and 13.2% by the end of this century. This increase in overall
precipitation is likely to continue on the current trend, meaning that the intensity and
frequency of extreme precipitation events will increase in the winter leading to more flooding
on the Yakima River and its tributaries, mass wasting events (i.e. landslide, rockslide,
rockfalls), and worse water quality. The combination of drought conditions along with
increased rainfall events results low flow conditions in the summer, further creating strain on
our natural water systems .
Goals, policies, and strategies to manage climate impacts are incorporated throughout the
elements of this plan and specific analysis of vulnerabilities and impacts can be found in the
attached Appendix A (Vulnerability and Risk Assessment). Also see Capital Facilities, Utilities
and Natural Environment Elements of the Comprehensive Plan.
Our Future Growth
Yakima is the most populous city in the county, and the County Seat. Yakima County’s
population was estimated to be 263,200 in 2024, up from the 248,229 county residents in
2014. As the county’s largest population center, the City of Yakima has also grown steadily in
recent years. In 2025, the City reached an estimated population of 100,000 residents and
County had an estimated population of 264,650. Yakima population is 38% of the total County
population (OFM, 2025).
The City of Yakima has experienced steady growth at 5.5% per year between 2016 and 2024.
This somewhat slower than most peer cities in eastern and central Washington. The city,
including the UGA, is expected to continue growing. Between 2025 and 2046, Yakima is
projected to gain 24,274 net new residents and 4,222 net new jobs. The Comprehensive Plan
addresses a 20-year planning period and must demonstrate an ability to accommodate future
growth targets adopted in the Countywide Planning Policies. Based on collaborative planning
with the County, the City of Yakima is expected to take 34% of the Countywide future
population growth. The City has adequate capacity to meet its growth targets. Exhibit 1-5
shows the citywide capacity for additional housing units and jobs under 2025 land use
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designations and zoning districts. While there is capacity in the existing city limits, Yakima will
continue to consider annexation requests, where appropriate.
Exhibit 1-5 Housing and Job Capacity and Projection 2046
Note: new housing units and jobs are calculated as the net increase from 2026 to 2046.
Source: WA State Department of Commerce, Growth Management Services Housing For All Planning Tool (HAPT), BERK, 2025
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1.4 Comprehensive Plan Process and Public
Engagement
In May 2015, the City Council adopted a Resolution endorsing the Comprehensive Plan 2040
Horizon— Public Participation Plan, in which the City laid out a collaborative effort to engage
the public, businesses, governmental agencies, and other interested groups. The City website,
public postings, community events, public meetings, and workshops have been used to reach
out to interested parties and get them involved in the process.
In January 2016, the City began to implement the plan with a more specific set of strategies.
Outreach strategies were carried out in four phases. They include:
▪ Phase 1 Building Awareness focused on creating a dedicated web page and developing
outreach materials and tools while also spreading the word on upcoming outreach
activities and ways to participate. The City’s dedicated website is:
https://www.yakimawa.gov/services/ planning/comprehensive-plan-update/. “We are
Yakima” became the theme of the Update.
▪ Phase 2 Visioning focused on public comment and feedback on Yakima’s vision
statement. A City Council workshop, public workshop, and online survey were conducted
over February and March 2016, and results posted on the City’s website. In May 2016, a
Planning Commission hosted public open house and workshop addressed the Vision
Statement and Land Use Plan. The key themes of visioning are identified in Section 1.5
below.
▪ Phase 3 Draft Plan has collected feedback and comments on the draft plan update. The
Planning Commission has held continuous study sessions on the Land Use Plan and
various Preliminary Plan Elements between September 2016 and March 2017. A full
release of the Draft Plan was available in March 2017 with a 60-day comment period. In
April 2017, the City Council and Planning Commission held a joint study session to review
the plan, and a public open-house was held.
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Phase 4 Proposed Plan involves the Planning Commission and City Council public hearings
and deliberations to help wrap up the update process. This is scheduled for the spring 2017.
Plan adoption is due by June 30, 2017
The City of Yakima started the Comprehensive Plan Update process in 2024 with a review of
the City’s existing conditions, plans and programs. The project launched with a discussion
between City staff from all applicable departments including Community Development,
Public Works, Utilities, and the consultant team. The consultant team were involved in
reviewing and editing the contents of the existing plan with updated data analyses. This team
was also responsible for identifying gaps between the existing plan and the new requirements
of the GMA. A public participation plan was also developed early in 2024 to engage the
community early and often throughout the process. Exhibit 1-6 shows the overall
Comprehensive Plan update process.
Exhibit 1-6 Yakima Comprehensive Plan Update Process
This Public Participation Plan incorporates two interrelated public engagements:
▪ P public engagement under the Climate Planning Grant to meet specific outreach goals
while developing the new Climate Element, and
▪ Ppublic engagement meeting specific GMA requirements for the overall Comprehensive
Plan.
Additionally, a web-based information hub will be developed by the City to provide readily-
available education and information services, as well as a two-way communication tool with
community surveys. The Planning Commission workshop will be a venue for overall update
review. Public engagement will focus on the information and objective processes as follows:
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Information
▪ Broadly disseminate information to the public by providing easy and convenient access to
project information on the City website.
▪ Ensure early and continuous outreach to Tribal governments and meet requirements of
the Growth Management Act.
▪ Collaborate on a community vision for the Comprehensive Plan update.
▪ Identify local priorities to support social and economic activities.
▪ Build awareness of the comprehensive planning process, and next steps.
▪ Center policy recommendations on the lived experiences of all people in Yakima.
Objectives
▪ Provide transparency in process with community members, local officials, and city staff
on key decision making opportunities.
▪ Build community capacity to participate in civic processes.
▪ Identify long-term strategies for community engagement with city staff, and engaged
partners.
▪ Making the process accessible by allowing multiple methods of communication such
as, in person, virtual and written communication and via English and Spanish
translations.
Engagement Phases
Public engagement is employed in three phases for the duration of the project:
Phase 1: Interviews, Relationship Building and Visioning
The first phase of engagement is centered around building awareness of the comprehensive
plan with local community groups. Goals of this phase include:
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▪ Build awareness of the Comprehensive Plan process, and various tasks .
▪ Develop metrics for successful engagement.
▪ Identify a successful vision for the Comprehensive Plan.
▪ Identify potential priority topics for the Comprehensive Plan.
▪ Ask for participation in an advisory committee for the Comprehensive Plan.
▪ Inform additional strategies as needed.
An in-person visioning workshop with community groups, and city staff was held to establish a
vision statement, and framework for the comprehensive plan.
Phase 2: Advisory Committees Policy Engagement and Workshop
Phase 2 of the project will be centered on diving deeper into policy development. A
Comprehensive Plan Steering Committee (CPSC) will be made, comprised of city staff,
residents, businesses, community organizations, social service providers, and neighborhood
advocates. The CPSC met up to four times to review the Comprehensive Plan.
A second committee, called Resilient Yakima, also was formed to help the city meet new
requirements for HB1181, which requires jurisdictions to develop a new Climate Element.
A second public workshop was hosted in the summer of 2025, to provide an overview of initial
policy recommendations for the Comprehensive Plan update and inform the public of new
requirements for GMA. This workshop will also gather input from public for any adjustments to
make in the Plan.
Phase 3: Public Comment and Next Steps
Phase 3 of the project included a public comment process for the comprehensive plan, and to
thank members of the CPSC and Resilient Yakima for their work. A final workshop was held to
share the Comprehensive Plan and inform next steps.
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1.5 Yakima Comprehensive Plan Vision and
Values
The process of developing a new vision for Yakima involved the engagement of residents and
employees throughout the City. over a five-month period in the winter-spring of 2016. Open
houses, public meetings, social media, and surveys provided opportunities for the community
to comment on assets and challenges and define what they desire for Yakima in 2040.
At the February 23, 2016 Visioning Open House, vision themes included:
A thriving and vibrant city.
Yakima as a place where tourists and visitors want to stop to wine taste, shop, eat and enjoy
downtown and the City of Yakima as a gateway to the Yakima Valley.
A place that is framed by natural beauty and agricultural vistas.
A city that is family friendly with good public spaces and quality education for children.
A place that provides many ways to be active and healthy as young or old residents,
including walking, biking, entertainment, greenways, fishing, access to healthy food, etc.
A city with a more diverse economy with job opportunities in a variety of industries, including
tech.
A downtown with more retail shops, restaurants, and the Yakima Central Plaza.
Streetscapes and public areas that are historic, revitalized, and attractive.
A city that is inclusive to all types of residents with different cultures and backgrounds.
An online vision survey with 185 participants elicited the following key goals most important
for inclusion in the 20-year vision statement: quality of life, a prosperous community, a
healthy economy, and safe neighborhoods.
The Planning Commission reviewed the outreach results and hosted a public workshop on
May 25, 2016 and offered direction on the vision statement. The City of Yakima is growing
larger and more diverse. As Yakima progresses, the following vision will help our community
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achieve the livability, prosperity, and inclusiveness that it desires. A visioning workshop was
held in April 2025 to publicly kick off the Comprehensive Plan periodic update and create a
broad vision for the city.
The Open House started with a presentation, which provided an overview of what a
Comprehensive Plan is and the key topics that will be discussed. After the presentation,
meeting participants were divided into three small groups, with one group focused on
individuals who spoke Spanish as a primary language. The majority of the meeting was
centered around two exercises:
▪ A Map Exercise to identify opportunities for housing and job growth in Yakima, as well as
the opportunities and challenges present.
▪ A Visioning Exercise to better understand what makes Yakima a unique place to live.
Feedback from the Open House was then presented to a Comprehensive Plan Steering
Committee (CPSC), for further review and refinement. Yakima’s vision is below.
A Vision for Yakima’s Future
The City of Yakima is the “Heart of Central Washington,” bounded by the Yakima River to the
east and rolling orchards in west valley, serving as a center of the Yakima Valley’s agricultural
prosperity for over 125 years, and growing into a dynamic cultural, recreational, and economic
hub of the region.
We celebrate our community of diverse cultures and offer opportunities for our public to
participate in community life. We have created an inclusive city where all feel welcomed and
safe. We work, live, and play side by side. Yakima has created a flourishing and diverse
economy attracting and retaining businesses with living wage jobs for all our people. We
preserve the character of our historic Downtown, residential neighborhoods, and commercial
centers. We encourage well designed infill and new development, quality public services, and
infrastructure investments. Our residents have access to a high quality education, affordable
housing, an excellent transportation system, and healthy living. We enhance our natural and
recreation spaces. We connect our people and neighborhoods offering safe and reliable
mobility options including walking, biking, transit, and cars.
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Yakima is the Heart of Central Washington and the Yakima Valley, defined by a rich history of
culture, economic prosperity, and natural landscapes.
The City is defined by:
▪ A home, that lives harmoniously with the natural environment and agricultural vistas that
surround the City.
▪ Downtown Yakima is a thriving district to live, work, and play.
▪ A family-friendly city with quality public spaces, for all age groups and education for
children.
▪ An active environment for walking and biking.
▪ A city with a robust economy with job opportunities in a variety of industries.
▪ A well-connected and coordinated system of public infrastructure and services that meets
the need of all residents, as well as providing capacity for future residential and
commercial development.
▪ Safe, residential neighborhoods with affordable housing for all residents with different
cultures and backgrounds, while preserving historic streetscapes and structures.
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Today and in 2014 2046 we see Yakima as a place that
values:
▪ Yakima’s people – We are inclusive to all people.
o We promote quality design in new housing, businesses, and public buildings,
and streets to be accessible to all.
o We encourage public engagement and multicultural communication in our
planning process.
o We invest in and deliver needed public services in a manner inclusive to all t
ypestypes of residents, businesses, and cultures
o Yakima residents have access to high-quality education, living-wage jobs, safe
neighborhoods, a healthy environment, quality parks and amenities, healthy
food, and affordable housing.
▪ Youth and Family – Our plan is a roadmap to a high quality of life for our youth and
families. We seek to have:
o A strong partnership with our schools.
o Places that promote healthy and active lifestyles.
o Opportunities for entertainment and recreation for both young and old.
o Quality job and housing opportunities to ensure our children can be lifelong
residents of Yakima.
▪ Being A Unique Destination – Yakima is a unique destination. We strive for:
o A vibrant and revitalized historic downtown that retains long-standing
businesses and attracts new businesses and residents.
o Maximizing tourism and retail opportunities.
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o Providing attractive spaces and public art.
▪ Neighborhoods – Yakima’s neighborhoods are attractive places to live, shop and play,
offering:
o A hierarchy of commercial and mixed use centers.
o Attractive streetscapes and well-designed public and private recreation and
open spaces.
o Historic character.
o Diverse housing choices for owners and renters.
o Preserved homes that have been rehabilitated and maintained.
o A spirit of friendliness where neighbors gather for celebrations, clean-up events,
and block watches.
o A development pattern that promotes public safety and deters crime through
environmental design.
o Growth managed with transitions in density and building design, landscaping,
and adequate infrastructure.
▪ Natural Beauty – The natural beauty of the river valleys and agricultural vistas frame
Yakima. We will be stewards of our natural resources by:
o Protecting the ecological resources of our region.
o Maintaining and expand the Yakima Greenway and other trail systems.
o Encouraging sustainable design of development.
▪ A Prosperous Future – Yakima creates a thriving and vibrant community. We will
encourage:
o A diverse economy that sustains and attracts a variety of business sectors
including agriculture, health care, manufacturing, tourism, new energy and
others.
o Small local businesses.
o Targeted investments in capital facilities.
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o Partnerships with higher education providers to support workforce training to
attract new employers.
▪ Connectivity – We offer a range of transportation modes, and our community is
connected. Our transportation system will:
o Maintain and create a complete street network, including new multimodal
connections.
o Ensure efficient and balanced movement of freight and goods through the
community.
o Improve safety throughout the system.
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1.6 Using this Comprehensive Plan
The Comprehensive Plan Vision and Framework Goals are carried forward into each Plan
Element with topic-specific goals and policies. Since there are complex issues around land
use, growth, public infrastructure investments, and services, this Comprehensive Plan is
divided into the following volumes and elements:
Volume I. Yakima Comprehensive Plan—A
Policy Document
1. Plan Foundation and Vision
2. Land Use 1
3. Housing 1
3.4. Historic Preservation 3
4.5. Economic Development 2
5. Housing 1
6. Transportation 1
7. Capital Facilities1
8. Utilities 1
9. Parks and Recreation 2
10. Natural Environment 1
Volume II. Technical Analysis
1. Capital Facilities Plan Planning
Framework
2. 2040 Transportation System Plan
Land Use
3. Supplemental Environmental Impact
Statement (SEIS) Housing
4. Historic Preservation
5. Economic Development
6. Transportation
7. Capital facilities
8. Utilities
9. Natural Environment
Terms
▪ Vision: A community’s most
desired future
▪ Value: A standard or judgement
of what is important in the
community
▪ Goal: A broad, general
statement of the desired long-
term future state or outcome,
toward which the Plan aims.
Goals indicate what ought to
exist in a community or what is
desired to be achieved in the
future.
▪ Policy: A principle, protocol, or
proposal for action that
implements a related goal.
Decision-oriented statements
that guide the legislative or
administrative body while
evaluating a new project or
proposed change in ordinance.
▪ Regulation: A rule or directive
found in City ordinances or the
municipal code.
▪ Program: Ongoing delivery of
municipal services to the
public, funded with the
municipal budget, or public
investments guided by a
capital improvement strategy.
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11. Shoreline 1
12. Energy 1, 3
Notes:
1 Required by GMA or other state law. Climate resilience
policies under Energy Element are required.
2 Required when the state provides funding; though funding
is not available, these elements help Yakima seek grants.
3 Optional.
Volume I Comprehensive Plan contains topic-specific elements. Each element summarizes
key existing conditions and trends. Each Element includes goals – or broad aims – and policies
– principle, protocol, or proposal for action – relevant to addressing a condition or trend. Each
element identifies challenges and opportunities, future needs for Yakima, and plans to
address these challenges and meet the needs. Plans for future needs drive policy proposals
included in the goals – or broad aims – and policies – principle, protocol, or proposal for
action. Goals and policies in turn are implemented by specific regulations and programs. The
goals, policies, regulations, and programs are designed to encourage outcomes that meet the
City’s Vision.
Volume II Technical Analysis contains the Capital Facilities Plan. This Plan identifies levels of
service and what improvements are needed to support the expected growth accommodated
by the Land Use Plan and Element and potential revenue sources. An integrated State
Environmental Policy Act (SEPA) Supplemental Environmental Impact Statement (SEIS) is also
part of the Technical Appendices and analyzes the environmental effects of growth
alternatives and associated mitigation measures. detailed and relevant analysis of the
elements that are not included in the Comprehensive Plan. This includes land use and land
capacity analysis, housing, detailed housing needs analysis and adequate provisions,
transportation Levels of Service (LOS) analysis, capital facilities, parks and recreation, utilities
and natural environment analyses.
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Additional documents such as Climate Vulnerability Assessment (VA) memo will remain as an
appendix. This analysis is also integrated in the Plan elements.
An Existing Conditions Report was prepared and information from the report is integrate in
this Comprehensive Plan. part of the Comprehensive Plan Update record, providing a base of
information to support the preparation of the Comprehensive Plan and is incorporated by
reference into the SEIS. Likewise, a Land Capacity Analysis Provides a method and results of a
land capacity analysis for the alternatives. This analysis is summarized in the Plan elements
and the SEIS.
1.7 Amending the Comprehensive Plan
This Comprehensive Plan will evolve and be reviewed and revised over the next 20 years due to
changes desired by the community, trends, and information. GMA limits annual
Comprehensive Plan amendments to no more than once per calendar year, except for certain
exemptions and emergency actions. The scheduled update to the Plan is due on or before
December 31, 2026 (RCW 36.70A.130(5)(c)). Whenever the plan is amended it is important to
verify that it is “internally consistent” and that development regulations are consistent with
and implement the comprehensive plan. Updates to major development regulations are due
on or before June 30, 2017December 31, 2026 (RCW 36.70A.130(5)(c)). Annexation and
changes to city limits or the unincorporated growth area may prompt future reviews of the
plan. Future amendments will be processed in accordance with Yakima Municipal Code
Chapter 16.10.
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2 Land Use
2.1 Introduction
The Land Use Element is central to all other elements by providing for the distribution of land
use meeting Yakima’s needs for housing, employment, recreation, public facilities and other
land uses in development patterns that support the City’s vision for the future. This element
also addresses how land use and supporting infrastructure and facilities are developed and
maintained, particularly the image and character of Downtown and Yakima’s neighborhoods,
the quality of its buildings, streets, and public spaces, and the community’s emphasis in
honoring of the City’s history. The element includes policies that support a mixture of housing
options, preservation, and enhancement of neighborhoods, pedestrian-friendly design,
community gathering spaces, environmental stewardship, healthy living, and annexation.
The requirement for a Land Use Element in comprehensive plans is one of the key
components of the Growth Management Act (GMA). The GMA requires cities to demonstrate
the ability to accommodate 20 years of growth through sufficient buildable land that is zoned
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appropriately. In addition to managing growth, the Land Use Element also sets goals and
policies to shape the design and layout of cities.
2.2 Land Use Today and Tomorrow
Conditions and Trends
Yakima’s current land use pattern is dominated by single-family residential uses both in the
city limits and in the urban growth area (UGA). Single-family Residential land uses make up
38.5% of the full UGA.
Land Use Element under Growth
Management Act
Designate the proposed general
distribution and general location
and extent of the uses of land,
where appropriate, for agriculture,
timber production, housing,
commerce, industry, recreation,
open spaces, general aviation
airports, public utilities, public
facilities, and other land uses. The
land use element shall include
population densities, building
intensities, and estimates of future
population growth. Provide for
protection of the quality and
quantity of groundwater used for
public water supplies. Consider
utilizing urban planning
approaches that promote physical
activity. Review drainage, flooding,
and storm water run-off in the area
and nearby jurisdictions and
provide guidance for corrective
actions to mitigate or cleanse
those discharges that pollute
waters of the state. Mitigate the
risk to lives and property posed by
wildfires by using land use
planning tools. (RCW
36.70A.020(1))
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Exhibit 2-11 Existing Land Use, Full Urban Growth Area, 2025
Source: City of Yakima, 2025; Yakima County Assessor, 2025; BERK, 2025.
Yakima is an urban city with a rural character
With a population of 93,410 (2016 OFM) 100,000 (2025 OFM), the City of Yakima is the
eleventh largest city in the State of Washington. However, given this status the city still retains
its rural character due to a strong agricultural base and a vibrant natural setting
ingle family
esidential
8.5%
Va ant
16.9%
Agri ultural
14 .1%
ndustrial
8.0%
etail
Commer ial
6.9%
Professional
i es or
ervi es
5.9%
ulti family
esidential
4.5%
overnment
du ation tility
et .
4.2%
Parks e reation
Cultural
1.0%
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Low density residential is predominant
Single-family Residential accounts for 38.537% of the existing land use in the Yakima urban
growth area in 2025and 44% of the Future Land Use Map. Since 2010, 585 new single-family
homes have been permitted totaling over $131 million in valuation (Nov 2016). Its
corresponding Future Land Use category, Low Density Residential, represents about 53% of
the UGA in the Future Land Use Map. Furthermore, sSingle family housing accounts for
around 60 percent 61% of structures. However, recent years have seen an increase in units in
multi-family structures. This is consistent with recent changes to the GMA which require the
City of Yakima to allow for at least four units per lot, and the unincorporated UGA to allow for
at least two accessory dwelling units on any lot that allows for detached single family homes.
For more information, – see the Housing Element.
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Yakima is an increasingly diverse city
About 79 percent of Yakima’s growth in population between 2010 and 2014 was Hispanic; with
overall Hispanic population making up 44 percent of the City in 2014. Within Yakima, overall
Hispanic population made up 47 percent of the City consisting of 45,586 people in 2022. This
grew from 33,808 in 2010, and 43,041 in 2017. This Comprehensive Plan intends to address
the cultural needs of the whole community.
Yakima’s Downtown revitalization is in full swing important
Downtown Yakima has suffered from a high retail vacancy rate and competition from other
commercial centers with big box retail formats and strip maps inside and outside the city
limits. It was further exacerbated by the COVID pandemic starting in 2020. Past improvement
plans such as redevelopment of the Yakima Mall site were stalled during the pandemic.
However, retail demand is estimated to grow by 200,000 square-feet per year in the city as a
whole. Within the past ten years, streetscape improvements combined with private
investments including the Yakima Mall’s redevelopment, several new and renovated building
projects and multiple tasking rooms have helped to improve the character and liveliness of
Downtown. The Downtown Association of Yakima maintains the Main Street program for
downtown Yakima. Since 2015, the Downtown Association of Yakima has offered the Façade
Improvement Grant Program funding 11 different projects. Multiple projects such as
streetscape improvements combined with private investments, and new and renovated
building projects have helped to improve the character and liveliness of Downtown. The 2013
recent Downtown Plan identifies investments in the “heart of Downtown” and catalyst sites to
capture a share of this retail growth. The plan’s key actions intend to spur private investment
focused around a multipurpose public plaza that provides a year-round gathering space.
Further, Yakima Avenue enhancements prioritize pedestrians and emphasize intersection
improvements. Additional greenery is proposed to help humanize the street. However, there
were concerns from the public that the plaza would take away parking near businesses, and
might not guarantee reviving the downtown (Donofrio, 2025) . In 2018, residents voted against
the plaza. The City completed other components of the master plan, such as a parking plan,
and Chestnut Avenue improvement. The City is discussing to initiate a new strategic plan in
2026 to identify goals and actions for Yakima’s downtown.
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Yakima has development potential in the City, including its mixed use centers
Yakima has several areas that contain large tracts of vacant land including the Cascade Mill
Site and Congdon Properties, and North 16th/SR-12. Areas near South 64th Avenue and Nob
Hill Boulevard intersection, and south of Fruitvale Boulevard near North 16th Avenue have
potential for developments with a mix of residential and commercial. Areas near North 40th
Avenue and Summitview Avenue intersection, and Soth 40th Avenue and Nob Hill Boulevard
already include a mix of residential and commercial developments. These areas offer a
significant opportunity for Yakima to create new destination development(s) and create key
economic development nodes. Considering new design standards or iIncentivizing new
development in specific industries will be important for the long-term success of these areas.
For the purpose of this Comprehensive Plan, these areas are referred to as mixed use centers
for Yakima. There are also several redevelopment opportunities on smaller sites along key
corridors such as North 1st Street, East Nob Hill Boulevard, and the West
Washington/Ahtanum corridors around the Airport.
Yakima’s east-west arterial corridors are critical
Yakima has largely grown westward from Downtown. As a result, the city’s east-west corridors
have taken on an increasing importance over the years. First, they function as essential
transportation connections from residential areas to Downtown, other employment and
shopping areas, and to Interstate 82. Second, they provide a wide array of commercial
services. A combination of increasing growth, access management challenges due to the
patterns or commercial development along the corridor, and rights-of-way width limitations
are posing increased traffic challenges. Furthermore, since these corridors are so heavily
used, the design of these corridors is very important. The lack of design standards or
guidelines are visible in tThe quality and character of development that has occurred along
these corridors can be improved with additional area specific planning and design guidelines.
Source: Yakima Herald
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Yakima’s climate is changing impacting communities, land and resources
Climate related hazards such as heat, drought, wildfire and smoke, extreme precipitation and
flooding are impacting Yakima community, it’s land and resources. Areas with concentrations
of sensitive populations, especially children and older adults, coincide with Urban Heat Island
hotspots. Extreme heat in certain areas, and wildfire and smoke cause health hazards for
people with certain health conditions, including children and older adults. Regional wildfires
can also significantly damage local and regional infrastructure such as canals, roadways, and
power lines. Infrastructure damage can increase costs and reduce resiliency and hurt the
ability of emergency personnel to respond to these disasters. Extreme precipitation and
flooding have a significant impact on sensitive populations, including older adults and youth
(who are more likely to need assistance evacuating), and low-income residents, who have
fewer resources to prepare and recover from flooding events. Floods can also threaten the
water infrastructure in the floodplain, leading to flooding beyond floodplains if infrastructure is
compromised. See the Climate Vulnerability Assessment Memo in Appendix A. Also see
Capital Facilities, Utilities and Natural Environment Elements of the Comprehensive Plan.
Urban Heat Islands
"Urban heat islands" occur when
cities replace natural land cover with
dense concentrations of pavement,
buildings, and other surfaces that
absorb and retain heat. Structures
such as buildings, roads, and other
infrastructure absorb and re-emit the
sun’s heat more than natural
landscapes such as forests and
water bodies. Urban areas, where
these structures are highly
concentrated and greenery is limited,
become “islands” of higher
temperatures relative to outlying
areas.
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Exhibit 2-2. Urban Heat Islands and Block Group Youth Population, City of Yakima, 2022
Source: U.S. Census Bureau, American Community Survey 5-Yr Estimates 2018-2022; Trust for Public Land, 2023; BERK,
2025.
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Exhibit 2-3. Urban Heat Islands and Block Group Senior Population, City of Yakima, 2022
Source: U.S. Census Bureau, American Community Survey 5-Yr Estimates 2018-2022; Trust for Public Land, 2023; BERK,
2025.
2.3 Challenges and Opportunities
Yakima is home to a wide variety of land uses, including low to high density residential, office
and medical facilities, restaurants, retail and service establishments, parks and recreation
facilities, and large-scale industrial and agricultural operations. With all of these available
services, facilities, housing, and employment, residents do not typically need to leave the city
to meet their needsYakima is a city where all residents’ needs can be met. There is
tremendous growth potential in Yakima that spans all sectors: Residential, Commercial, and
Industrial. With opportunities for large-scale development on vacant land and infill
development throughout the city, the future growth potential for Yaki ma is high.
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Promoting additional types of housing to accommodate evolving population needs is a key
component of this plan. As noted previously, the vast majority of residential uses are single
family homes. The City needs specific policies to encourage more multi-family and middle
housing development while stabilizing and enhancing older neighborhoods.
Modern redevelopment and adaptive re-use in downtown, new local breweries and wineries,
and enhanced regional sports facilities have made Yakima a year-round destination for
tourists. To keep up with demand, Yakima needs to promote tourism by implementing an
enhanced design character and implement its downtown master plan that will attract
investment and retain/attract talent.
Below are some key land use challenges and opportunities facing Yakima in the next twenty-
plus years:
▪ Providing a greater mix of land use for housing sizes and types to accommodate Yakima’s
evolving population.
▪ Enhancing design character of the City to promote tourism, attract investment and talent.
▪ Stabilizing and enhancing older neighborhoods.
▪ Mitigating land use incompatibilities.
▪ Coordinating land use and transportation efforts to enhance walkability and circulation.
▪ Planning for underutilized commercial and industrial lands.
▪ Consideration of annexation requests where appropriate.
▪ Consider optimal use of urban lands currently used for agricultural purposes.
▪ Protecting land and the community from climate related hazards.
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Yakima Revenue Development Area (Cascade Mill)
The Yakima Revenue Development Area (YRDA) is adjacent to Interstate 82 from the US
12/North 1st Street Interchange through the Yakima Avenue/Terrace Heights exit. The YRDA is
located entirely within the city limits and in one of the earliest plats of the City of Yakima. The
primary development zone is approximately 211 acres which were formerly used as the Boise
Cascade Sawmill and Plywood Plant.
The City supports continued development of the YRDA and on September 23, 2008 was
awarded LIFT financing through a competitive award process which considered sites state-
wide. State law requires that in order for LIFT funding to be applied to the YRDA local
governments must ensure that all proposed projects are identified within their Comprehensive
Plans and other supporting documents. City efforts include environmental clean-up, street
and utility construction, and I-82 freeway access. In 2021, the City of Yakima removed the
Municipal Solid Waste (MSW) and wood waste under the street corridor of Bravo Company
Boulevard. The City is working with the State Department of Ecology related to options for
environmental clean-up.
Future Needs
Yakima needs a variety of land uses to support housing, employment and recreation needs.
Yakima has adequate land for future growth for the next 20 years to accommodate 10,648 new
housing units and 4,222 jobs. Some reallocation and readjustment in the land use designation
is required to ensure a variety of housing mix in close proximity to employment. Streamlined
land use designations are needed for the ease of implementation.
2.3 Our Land Use Plan
Yakima’s Population growth will require additional housing, employment opportunities, and
places to obtain goods and services in the city. These growth needs must be balanced with the
preservation, enhancement, and restoration of the natural environment and
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habitats. This plan presents the community’s land use plan for future growth in in ten future
land use categories across the City as shown in Exhibit 2-2. Land use categories are further
defined in Policies 2.2.1 through 2.2.7. Each land use designation is implemented by various
zoning designations contained in the City’s zoning and development regulations and in other
design, development, and environmental regulations. Land use implemented by zoning
designations are identified in Exhibit 2-2. Some additional revisions to the development
regulations in parallel are necessary to implement the Future Land Use Map (FLUM) and meet
future growth needs. These changes include but not limited to varied combinations of
increased densities, lot size, coverages, and building heights, as well as expanded housing
type options and reduced minimum lot areas.
The land use plan identifies mixed use centers as discussed under Conditions and Trends sub-
section of this Element. The Land Use Plan identifies these areas with capacity for future
growth. The land use plan aims to put urban uses with the City limits with an aim to promote
developments on vacant and underused lands including vacant agricultural lands.
2.22.4 Goals & Policies
GOAL 2.1 ESTABLISH A DEVELOPMENT PATTERN CONSISTENT WITH THE
C N TY’ V N
Policy 2.1.1 Designate the general distribution, location and extent of the uses of land
for housing, commerce, recreation, open spaces, public utilities and
facilities and other land uses.
Policy 2.2.2 Establish land use designations, and densities and intensities for urban
growth as shown under Goal 2.2.
Policy 2.1.3 Review proposed Future Land Use designation changes for consistency with
Yakima Municipal Code Ch. 16.10 and the following criteria:
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▪ Does the proposal conform to locational criteria set forth for the desired
designation?
▪ Is the site physically suited for the proposed designation?
▪ Is the desired zone one of the implementing zones of the land use
designation?
▪ Is the proposal a spot zone or a similar change that is incompatible may
create instability with surrounding land use?neighborhood?
Policy 2.1.4 Manage and maintain the City’s Official Zoning Map to ensure continued
consistency align with the Future Land Use Map (see Exhibit 2-1) to ensure
that Yakima has adequate capacity for housing and jobs over the planning
period..
Policy 2.1.5 Implement land use designations through a clear regulatory process that
ensures transparency, fairness and predictability in the land development
process.
Policy 2.1.6 Adopt coordinated development regulations that facilitate Yakima’s
preferred land use pattern (e.g., allowed density, uses, and site provisions).
▪ Refine the land use code on an ongoing basis to make it user-friendly by
employing simple language, easy to read charts, and illustrative
graphics.
▪ Monitor and refine the land use code as needed to facilitate the preferred
land use pattern and development character.
▪ Integrate an appropriate balance of predictability and flexibility when
updating development regulations that allow ease of administration and
interpretation and offer optional ways of meeting requirements when
possible.
Policy 2.1.7 Allow new development only where adequate public services can be
provided.
Spot Zone
Illegal spot zoning is arbitrary
and unreasonable zoning
action by which a smaller
area is singled out of a larger
area or district and specially
zoned for a use classification
totally different from and
inconsistent with the
classification of the
surrounding land, not in
accordance with a
comprehensive plan.
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Policy 2.1.8 Work with other jurisdictions and agencies, educational and other
organizations, and the business community to develop and carry out a
coordinated, regional approach for meeting the various needs of Yakima
County communities, including housing, human services, economic vitality,
public safety, utilities, infrastructure, parks and recreation, transportation,
and environmental protection.
Policy 2.1.9 Consider annexation requests in accordance with review criteria, including,
but not limited to:
▪ Areas to be annexed are included in the UGA.
▪ The annexation boundary, where appropriate, should adjust any
impractical or irregular boundaries created in the past.
▪ The annexation boundary should, where appropriate, provide a
contiguous and regular boundary with current City limits.
▪ The annexation proposal should create and/or preserve logical service
areas. Annexations generally should not have or create abnormally
irregular boundaries that are difficult to serve.
▪ The annexation boundary should not impede the function of the natural
environment and, when possible, should prioritize resilience to natural
hazards
▪ The City should give priority consideration to annexation proposals that
are financially self-sufficient or those where the fiscal impact can be
improved. The City should develop a variety of service delivery or
revenue enhancement options to increase the feasibility of annexation.
▪ The City will prepare a fiscal analysis of the annexation proposal prior to
annexation
Policy 2.1.101 Continue to coordinate with Yakima County on future land use, shoreline,
critical area, and infrastructure policies, plans, and permit reviews in the
Yakima UGA.
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Policy 2.1.112 Work in collaboration with Yakima County and cities through regional
forums such as the Yakima Valley Council of Governments and the Yakima
Basin Integrated Water Resource Management Plan.
Policy 2.1.13 Use best available science when designating critical areas for protection
and preservation within the City limits or the Yakima UGA.
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Exhibit 2-4 Future Land Use Map
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GOAL 2.2. PROVIDE A MIX OF LAND USE DESIGNATIONS CONSISTENT WITH TO
MEET TH C N TY’ NEEDVISION
Exhibit 2-5 Land Use Designations and implementing zoning districts
Zoning
↓
Low Density
Residential
Medium
Density
Residential
High Density
Residential
Neighborhood
Commercial
General
Commercial
CBD
Commercial
Core
Regional
Commercial
Industrial Open Space Public
Facilities
SR X X
R-1 X X X
R-2 X X X
R-3 X X X
B-1 X X X
B-2 X X X
HB X X X
SCC X X X
LCC X X X
GC X X X
CBD X X X
RD X X X
M-1 X X X
M-2 X X X
AS X
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Policy 2.2.1 Low Density Residential:
a) Purpose: This designation provides for low density residential
development.
b) Locational criteria: Within established low density residential
communities and in other parts of the City that are inappropriate for
more intensive urban development due to topography or other land
suitability challenges and/or the desire to create a lower intensity
transitional area between the city and the surrounding unincorporated
rural pasture, foothills, and agricultural land.
c) Principal uses & density: Single-family detached dwellings are the
predominant dwelling type. Other dwelling types allowed include single-
family attached, accessory dwellings (ADUs), duplexes, triplexes,
fourplexes, and cottage housing. The permitted density is up toranges
between four to seven net dwelling units per acre for infill development.
On larger sites (over two acres), more flexibility in lot sizes and layout are
envisioned, provided overall density standards are met. Permitted
maximum densities on large sites is up to seven gross dwelling units per
acre. Density bonuses allowing up to six gross dwelling units may be
allowed subject to conformance with traditional neighborhood design
concepts
d) Implementing zoning district: SR, R-1.
▪ Net Dwelling
Units/Acre: The
number of dwelling
units allowed per
acre less the area for
right-of-way, streets,
and access
easements
▪ Gross Dwelling
Units/Acre: The
number of dwelling
units allowed per
acre including the
area for right-of-way,
streets, and access
easements.
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Policy 2.2.2 Mixed Medium Density Residential:
a) Purpose: This designation provides for areas with a mixture of moderate
density housing types and densities.
b) Locational criteria: Intended for areas now characterized by, and/or
appropriate for, a mixture of housing types between low density
residential areas and with a close proximity to commercial services,
transit access, and/or parks and other public recreational amenities.
This designation is intended to often creates a transition from high
density commercial and mixed use areas to low density residential
areas.
c) Principal uses & density: A mixture of single-family, duplex, townhomes,
multiplexes , and multifamily dwelling units. The permitted maximum
minimum density is greater than 8 net dwelling units per acre and
maximum 12 dwelling units per acre, depending on the underlying
zoning district and neighborhood context. For developments electing to
conform to site and building design standards promoting pedestrian-
oriented development, density is primarily limited by allowable building
height, integration of required parking, market conditions, and
conformance with applicable site and building design provisions.
Specifying the maximum number of dwelling units in one building may
be appropriate in some areas to ensure compatibility and to limit
building massing and density.
d) Implementing zoning districts: R-2 & R-3
Policy 2.2.3 High Density Residential:
a) Purpose: This designation provides for areas with high density residential
use.
b) Locational criteria: Intended for areas characterized by and/or
appropriate for high density housing such as multiplexes and
apartments, within a close proximity to commercial services, transit
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access, and/or parks and other public recreational amenities. This
designation often creates a transition from commercial and mixed-use
areas to medium density residential areas.
c) Principal uses & density: A mixture of multiplex and multifamily dwelling
units. The permitted maximum minimum density is generally 13 net
dwelling units per acre or more, depending on the underlying zoning
district and neighborhood context. For developments electing to
conform to site and building design standards promoting pedestrian-
oriented development, density is primarily limited by allowable building
height, integration of required parking, market conditions, and
conformance with applicable site and building design provisions.
Specifying the maximum number of dwelling units in one building may
be appropriate in some areas to ensure compatibility and to limit
building massing and density.
d) Implementing zoning districts: R-3
Policy 2.2.43 Community Mixed Use: Neighborhood Commercial:
a) Purpose: This designation is intended to allow for a mixture of
neighborhood scaled retail, commercial service, office, and various high
density residential uses.
b) Locational criteria: Existing and planned future neighborhood center
areas, sites along key arterials and collector streets, and transitional
areas between residential uses and downtown or other mixed-use
centers or commercial areas.
c) Principal uses & density: A mixture of retail, commercial service, office,
and high density residential uses depending on the area’s context.
Commercial Ccorridors and neighborhood centers can accommodate a
greater mixture of retail and commercial service uses while some
transitional areas near the edge of residential neighborhoods are more
appropriate for a mix of office and residential uses. The permitted
maximum minimum residential density is up to or above 13 net dwelling
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units per acre, depending on the underlying zoning district and
neighborhood context. For developments electing to conform to site and
building design standards promoting pedestrian-oriented development,
density is primarily limited by allowable building height, integration of
required parking, market conditions, and conformance with applicable
site and building design provisions. Specifying the maximum number of
dwelling units in one building may be appropriate in some areas to
ensure a neighborhood-friendly scale of development.
d) Implementing zoning districts: B1, B2, , SCC, GC, and HB, & R3
Policy 2.2.54 General CommercialCommercial Mixed Use:
a) Purpose: This designation is intended to allow for a variety of retail,
commercial, office, and high density residential uses.
b) Locational criteria: Existing and planned future mixed use center areas,
and areas along key arterials and collector streets.
c) Principal uses & density: A mix of retail, commercial service, office, and
high density residential uses depending on the area’s context. The
permitted minimum residential density is 13 net dwelling units per acre,
which can accommodate mixed use or multi-family developments. For
developments electing to conform to site and building design standards
promoting pedestrian-oriented development, density is primarily limited
by allowable building height, integration of required parking, market
conditions, and conformance with applicable site and building design
provisions. Specifying the maximum number of dwelling units in one
building may be appropriate in some areas to ensure a neighborhood-
friendly scale of development.
d) Implementing zoning districts: SCC, LCC, GC, and& AS
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Policy 2.2.65 CBD Commercial Core:
a) Purpose: This designation is intended to reinforce Yakima’s downtown as
the center of commercial, civic, and cultural activities within the city.
Downtown is expected to accommodate new development while
reinforcing and enhancing its historic pedestrian-friendly character and
scale.
b) Locational criteria: Intended for Yakima’s existing Central Business
District and allowing for growth only when there is a demonstrated need
for additional permitted uses in areas physically capable of
accommodating the mix of uses.
c) Principal uses & density: A broad mix of commercial, retail, professional
office, civic and cultural, and multifamily residential uses. Active uses
are required on the ground floor along Yakima Avenue and key side
streets. Multi-story buildings and a mixture of uses are encouraged. New
residential uses must feature transit-supportive densities (at least 15
gross dwelling units/acre).
d) Implementing zoning districts: CBD
Policy 2.2.76 Regional Commercial:
a) Purpose: This designation is intended to promote a medium to large
scale mix of retail, service and business, and tourism/recreational
establishments and complementary multi-family. Coordinated
infrastructure development and site and building design standards
are critical elements to emphasize quality development that
enhances the character, identity, and economic vitality of Yakima.
b) Locational criteria: On high visibility sites near Interstate 82 and US Route
12.
c) Principal uses & density: A wide range of retail, service and business,
tourism, and recreational establishments. Multifamily and townhouses
are allowed as a secondary use to complement and support other
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commercial and recreational uses and promote a healthy pedestrian
friendly environment. New residential uses feature densities supportive
to transit use (at least 15 gross dwelling units/acre).
d) Implementing zoning districts: RD
Policy 2.2.87 Industrial:
a) Purpose: This designation provides for manufacturing, agricultural
processing/storage, and closely related uses.
b) Locational criteria: Existing industrial designated areas with active
industrial uses or areas featuring adequate public utilities and land
physically suited to industrial activities that are buffered from
residential or other potentially incompatible uses. New industrial
development should be located in areas that take advantage of
access to I-82, Highway 12, SR-24, and existing rail and airport
facilities. Additional areas may be designated, provided they are
surrounded by and characterized by industrial uses.
c) Principal uses & density: Industrial, agricultural, research and
development, repair, construction business, warehouse, and
distribution terminals that minimize external impacts to adjacent
districts, and accessory uses.
d) Implementing zoning districts: M1, M2, AS
Policy 2.2.98 Open Space:
a) Purpose: This designation provides for various parks, natural areas and
open spaces.
b) Locational criteria: Existing park and recreational facilities,
environmentally sensitive areas that may be publicly or privately
operated. Additional areas may be designated depending on parks need
and ownership criteria.
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c) Principal uses & density: Industrial, agricultural, research and
development, repair, construction business, warehouse, and
distribution terminals that minimize external impacts to adjacent
districts, and accessory uses. Residential uses are not allowed in this
land use designation.
Policy 2.2.109 Public Facilities:
a) Purpose: This designation provides for land to serve various public
purposes under public ownership.
b) Locational criteria: Existing public facilities and additional facilities as
needed by the public agencies to provide various community and public
services.
c) Principal uses & density: Public service facilities, schools, police and fire
stations, waste water treatment facilities etc. Residential uses are not
allowed in this land use designation.
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GOAL 2.3. RESIDENTIAL USES PRESERVE AND ENHANCE THE QUALITY,
CHARACTER, RESILIENCY, COMMUNITY WELL-BEING, AND FUNCTION
F YAK A’ D NT AL N HB H D .
Policy 2.3.1. Provide for a wide variety of housing types within the city to meet the full
range of housing needs for Yakima’s evolving population.
Accessory dwelling units (ADU). Allow for attached and detached ADU’s
in all residential districts provided size, design, and otherregulatory
provisions are included to promote compatibility with surrounding uses.
Additional considerations may include
Reduce the minimum lot size for lots qualifying for an ADU.
▪ Allow free-standing ADU’s provided lots retain usable open space and
units minimize privacy impacts to adjacent properties.
▪ Provide an owner occupancy requirement (owner must live in primary
home or ADU)
a) Standard single family. Continue to allow for attached or detached single
family dwellings in residential districts.
Small lot single family. Allow for small lot single family development (lots
smaller than 65,000 square feet) to meet different housing needs. in
special circumstances, including:
b) Within a master planned development on sites over two acres in size in
applicable zones, provided the development incorporates traditional
neighborhood design concepts and conformity with district density
requirements.
c)b) On infill sites in R-2 and R-3 district provided they comply with
traditional neighborhood design concepts. Consider reducing the lot
size minimum for small lot single family in the R-2 district to 5,000 sf and
4,000 sf in the R-3 district.
Cottage Housing
Typically a cluster of 4-12
small detached housing units
that surround a common
open space. Cottages are
typically no larger than 1,200
sf size range and popular with
singles, couples, empty
nesters, and small families
that desire a sense of
community and don’t want to
maintain a large yard. They
function as a niche housing
type that would be popular
among a smaller percentage
of the population.
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d)c) Cottage housing. Allow the development of cottage housing (a
cluster of small homes around a common open space) in residential
zones, provided special design provisions are included to ensure a
pedestrian-oriented design, inclusion of common open space, and strict
cottage size limitations.
e)d) Duplexes. Continue to allow duplexes in appropriate residential
zones, provided density standards are met. Consider incorporating
design standards that emphasize a pedestrian-oriented design and the
inclusion of usable open space.
f)e) Townhouses. Encourage the development of townhouses in the R-2 and
R-3 zones and commercial/mixed-use zones as an efficient form of
housing. Design standards should emphasize pedestrian-oriented
design, façade articulation, and usable open space.
g)f) Senior and assisted housing. Encourage these housing types in the R-2
and R-3 zones and zones and commercial/mixed-use zones. Design
standards should emphasize pedestrian-oriented design, façade
articulation, and usable open space.
h)g) Walk up apartments and stacked flats. Encourage these housing
types in the R-2 and R-3 zones and commercial/mixed-use zones.
Design standards should emphasize pedestrian-oriented design, façade
articulation, and usable open space.
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i)h) Live-work units. Promote opportunities to combine live and work spaces
in commercial and mixed-use zones.
Policy 2.3.2 Preserve and enhance established residential neighborhoods. Specifically:
a) Ensure that new development is compatible consistent with the in and
scale, style, density, and aesthetic quality to an established
neighborhood.
b) Protect the character of single familyvarious residential neighborhoods
by focusing placing low density homes away from the major centers, and
allowing higher intensity residential land uses close to commercial and
community services and transit.
c) Prioritize the upkeep and improvement of streets, sidewalks,
landscaping, parks, utilities, and community facilities in established
neighborhoods.
d) Maintain neighborhood upkeep through strict City code compliance.
e) Carefully review proposed land use designation changes to more
intensive residential designations, mixed-usecommercial, or industrial.
Specifically:
▪ Proposals should conform to locational criteria set forth for the desired
designation in the applicable policies under Goal 2.2.
▪ The Is the proposed site should be physically suited for the proposed
designation.
▪ Is the The desired zone should be one of the implementing zones of the
land use designation (per applicable policies under Goal 2.2).
▪ Avoid spot zones or similar changes that may create instability with the
surrounding neighborhood.
f) Discouraging the conversion of single-family detached structures to
multi-family structures except where they conform to density, design,
and parking standards for the applicable zoning district.
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g)f) Allow home occupations that would not generate excessive traffic,
create parking problems, or degrade the livability or appearance of the
neighborhood.
Also see the goals and policies of the Historic Preservation element.
Policy 2.3.3 Create walkable residential neighborhoods with safe streets and good
connections to schools, parks, transit, and commercial services.
a) Construct sidewalks along all new residential streets.
b) Provide streetscape standards that create safe and walkable streets
within residential developments.
c) Promote small block sizes to ensure good connectivity and reduced
walking distances between residences and schools, parks, and
services. Specifically:
c)
Low density residential: Blocks between 400- 800 feet long are appropriate.
Mixed residential: Blocks between 300-660 feet long are appropriate.
Provide for through public through block connections for large residential blocks.
Commercial and mixed-use designations: Configure development to provide pedestrian
connections at 300 to 660 feet intervals. Configure development to provide
vehicular connections at 600 to 1,320 feet intervals. Allow flexibility for
private internal streets to meet connectivity objectives.
Provide for usable publicly accessible parkland within walking distance (1/2 mile) of all new
residences.
Policy 2.3.4 Consider new design standards for small lot single family development to
gracefully integrate these uses into existing neighborhoods in ways that
maintain general neighborhood scale.
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▪ A covered entry facing the street.
▪ Minimize the impacts of garages and driveways on the streetscape.
▪ Provide usable open space on all single family lots.
▪ Consider a maximum floor area ratio to better ensure that homes are
proportional to lot sizes.
▪ Minimum amount of façade transparency to promote more “eyes on the
street” for safety and to create a welcoming streetscape.
Policy 2.3.5. Consider new design standards for new multifamily development to
promote neighborhood compatibility, enhance the livability of new housing,
and enhance the character of residential and mixed-use areas.
Key concepts to emphasize in the design standards:
▪ Emphasize pedestrian oriented building frontages.
▪ Emphasize façade articulation consistent with neighborhood scale.
▪ Integrate high quality durable building materials and human scaled
detailing.
▪ Provide usable open spaces for residents to congregate
▪ Provide compatible site edges and sensitive service area design.
▪ Provide for vehicular access and storage while minimizing visual and
safety impacts of vehicles.
▪ Integrate landscaping elements to soften building elevations, enhance
neighborhood compatibility, and improve the setting for residents.
Policy 2.3.6. Allow some compatible nonresidential uses in residential zones, such as
appropriately scaled schools, churches, parks and other public/community
facilities, home occupations, day care centers, and other uses that provide
places for people to gather. Maintain standards in the zoning code for
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locating and designing these uses in a manner that respects the character
and scale of the neighborhood.
Policy 2.3.7. Explore the development of zoning incentives to help meet housing diversity
and affordability goals.
Examples could include residential density bonuses, variations in allowed
housing type, or flexibility in regulations, if a proposal meets community
goals for affordable, senior, size-limited or other types of innovative
housing. If not permitted outright or through discretionary review processes,
consider providing for these incentives through pilot programs or other
innovative measures.
GOAL 2.4. DOWNTOWN. ENHANCE THE CHARACTER , RESILIENCY, COMMUNITY
WELL-BEING, AND C N C V TAL TY F YAK A’
DOWNTOWNCENTRAL BUSINESS DISTRICT.
Policy 2.4.1 Reestablish the historic core of downtown as the heart of the City. Key
concepts for the historic core:
a) Community Gathering SpaceYakima Plaza: Establish a central gathering
space for community activities. Specifically:
▪ Design to accommodate numerous year-round activities and provide for
an 18-hour active, vibrant, and distinctive space.
▪ Ensure year round usability and longevity of structures throughout the
historic core through street and building design standards that protect
residents from extreme heat and flooding.
▪ Strengthen and build upon existing assets, including the Capitol Theater,
the Federal Building, the existing Millennium Plaza art installment, and
Yakima Avenue storefronts.
▪ Provide a focus for new ground floor retail and upper floor housing or
offices on surrounding infill sites.
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b) Chestnut Main Street: Emphasize Yakima’s Main Street Program such
as exploring Chestnut Avenue between Front and Fourth Streets as a
destination for retail shopping and entertainment. Streetscape
elements could include:
▪ Reduce travel lane widths to widen sidewalks and reduce pedestrian
crossing distances.
▪ Provide curbside parking adjacent to retail.
▪ Eliminate turn lane pockets and prohibit/eliminate driveways.
▪ Bury power lines and emphasize/plant canopy street trees.
▪ Provide pedestrian scale lighting, benches, shade structures, and
public art.
▪ Incorporate landscaped curb extensions and specially paved
crosswalks at intersections.
▪ Feature specially paved sidewalks similar in material to the plaza and
market paving.
c) Parking: Implement a phased parking strategy, including:
▪ Temporary retail parking lot – the parking displaced by the plaza
should be replaced by acquiring parcels south of the alley between First
and Second Streets east of Chestnut Avenue Continue access to parking
in downtown Yakima in the City operated parking lots according to the
parking plan that promotes downtown redevelopment.
▪ Retail parking structure – as demand grows, construct a municipal
parking structure between First and Second Streets east of Chestnut
Avenue. Reserve ground level block frontages for active uses and
construct a separate mixed-use building along the Second Street block
frontage.
▪ Supplemental parking – to supplement retail customer parking, partner
with the Yakima Mall to lease space for retail, special event, and
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downtown employee parking. Consider access and design
improvements to facilitate better utilization of the Yakima Mall parking
garage.
d) Public Market: Construct a regional retail anchor at the western edge of
Front Street between Chestnut and Yakima Avenue. Encourage a
mixture of uses downtown, including restaurants and taverns, retail,
office, civic, cultural, lodging, and residential uses to support day and
evening activities for all ages.
Policy 2.4.2. Land Uses - Maintain and strengthen downtown uses as the center for civic,
retail, cultural, dining and entertainment activity in Yakima.
a) Emphasize storefronts with active uses (retail, food and drink, and
entertainment) along strategic downtown core block frontages.
b) Promote new mixed-use development on vacant or underutilized
parcels. Upper floor apartments, condominiums, and office uses are
encouraged.
c) Prohibit new auto-oriented uses and other uses that are space
intensive and facilitate minimal pedestrian activity.
d) Retain and strengthen government uses.
e) Promote adaptive reuse of Yakima Mall, emphasizing active ground
floor uses, government, museum or art gallery uses, and residential
and office uses on upper floors.
f) Deemphasize long term surface parking.
g) Within the District Center Mixed-Use area (see Exhibit 2-3):
▪ Promote retail development at key intersections.
▪ Allow more flexibility in the range of allowed uses.
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Exhibit 2-65-- Fundamental Downtown Master Plan concept-- Fundamental Downtown
Master Plan concept
Policy 2.4.3. Community Design – craftDevelop and apply community design standards
for downtown. Key concepts:
a) Reinforce the historic storefront pattern on Yakima Avenue and key side
streets. This includes storefronts built to the sidewalk edge and
containing generous transparent window area, entries facing the street,
and weather protection elements (particularly on west facing facades).
b) Accommodate a variety of pedestrian-friendly building frontages on side
streets.
c) Minimize untreated blank walls facing the street.
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d) Promote the continued preservation and restoration/rehabilitation of
historic and contributing buildings.
e) Promote façade massing and articulation that complements historical
context.
f) Integrate high quality durable building materials and human scaled
detailing.
g) Provide compatible site edges and sensitive rooftop and service area
design.
h) Locate and design off-street parking to minimize impacts to the retail and
pedestrian environment.
i) Integrate “shade infrastructure” into downtown areas. This includes
increasing tree canopy, vegetation, and installing shade structures such
as awnings.
Policy 2.4.4. Streetscape & Circulation – reestablish all downtown roadway corridors
as complete streets where the needs of all travel modes (motor vehicles,
bicycles, and pedestrians) are provided for in a balanced manner. Key
concepts to consider:
a) Boulevard – Enhance Yakima Avenue between Front and Naches
Streets to prioritize pedestrian access. Key elements include a wide
landscaped median, reduced travel lanes(from four to two),
integration of left turn lanes at intersections, protected bicycle lanes,
additional curbside landscaping, enhanced intersections, and
provisions for a future trolley.
b) Parkway - Enhance other segments of Yakima Avenue as a landscaped
parkway. The concept is similar to the Boulevard, except the center turn
lanes remain (no landscaped median) and additional planting strips are
provided on each side of the travel lanes.
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c) Downtown Street Standards – Update the street design standards for all
downtown streets emphasizing the complete streets approach. The
standards should include general requirements and design elements
addressing roadway sidewalk design as suggested in the2013
Downtown Master Plan.
GOAL 2.5. ARTERIAL CORRIDORS AND OTHER MIXED USE CENTERS ENHANCE THE
CHARACTER, RESILIENCE, COMMUNITY WELL-BEING, FUNCTION,
COMPATIBILITY OF USES, AND C N C V TAL TY F YAK A’
ARTERIAL CORRIDORS AND MIXED-USE CENTERS.
Policy 2.5.1. Allow for a mixture of compatible land uses along corridors and within
mixed-use designated areas. This includes the integration of multi-family
residential and office uses with retail and service commercial uses. Provide
zoning and design standards to maintain compatibility between different
uses and zones.
a) Avoid placing land uses that create excessive noise, unless the noise
level can be mitigated, in locations that are close to residences or other
noise-sensitive land uses.
b) See Policy 2.3.5 regarding the establishment of design standards for
multifamily development.
c) Update zoning and design provisions to promote compatibility between
different uses and zones. Examples include building setbacks, building
massing, landscaping buffers, fencing, service element location, and
design provisions, and vehicular parking and access provisions.
Landscape buffers are particularly important elements that can
effectively mitigate impacts of commercial uses on adjacent residential
uses. Commercial development adjacent to Low Density Residential
designated areas warrant the greatest compatibility design protections.
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d) Improve standards for public and private development to reduce noise
and keep light pollution out of residential neighborhoods.
e) Improve standards for public and private development to reduce urban
heat island effect.
Policy 2.5.2. Craft and adopt design standards for Yakima’s most visible corridors and
centers, with the highest priority being First Street, Regional General
Commercial designated areas, Summit view Avenue, Nob Hill Boulevard,
North 16th Avenue and select Commercial Mixed-Use centers. Consider
Kkey design elements:
a) Provide for pedestrian-friendly block frontages (i.e., entries visible from
street, pedestrian access, minimize blank walls, landscaping elements).
b) Promote façade massing and articulation that adds visual interest and
reduces perceived scale of large buildings.
c) Integrate high quality durable building materials and human scaled
detailing.
d) Emphasize landscaping elements as a major character defining feature
of the City.
e) Provide good internal pedestrian and vehicular circulation.
f) Minimize impacts of service elements, mechanical equipment, and
utilities on the pedestrian environment.
g) Design compatible site edges or buffers, particularly when adjacent to
residential zones.
h) Develop special standards and guidelines for large site development that
incorporate open space and landscaping as a unifying element, provide
a connected system of pathways, integrate safe internal vehicular
circulation, demonstrate sensitivity to the surrounding context, and take
advantage of special on-site and nearby features.
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i) Integrate opportunities for flexibility in the design standards by allowing
multiple ways of achieving standards and allowing strategic design
departures provided the project meets the design intent.
Also see Policy 2.3.5 regarding design standards specific to multifamily
development.
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Policy 2.5.3. Utilize strict access management standards to enhance safety and maintain
the arterial traffic functions of the corridor (see the Transportation Element
for more details).
Policy 2.5.4. Prioritize streetscape improvements for the most visible corridors and
centers. Possible improvements include lighting, landscaping, sidewalk,
underground utilities, bicycle, and pedestrian furniture. Emphasize
landscaping elements as one of the character defining features of the City.
Policy 2.5.5. Commercial Mixed-Use area centered on W. Nob Hill Boulevard & S. 64th
Avenue – Promote coordinated master planned development that integrates
a mixture of uses, and the following land use & design principles:
a) Includes an identifiable neighborhood center feature (i.e., main street or
central plaza space).
b) Integrates a well-connected grid of streets, lanes, and internal walkways
and trails. Prioritize the development of trails that provide a framework
for development to orient around and provide functional connections
between uses and amenities.
c) Accommodates a variety of housing types within walking distance of
neighborhood center retail and amenities.
d) Provides attractive arterial block frontages with a strong emphasis on
pedestrian access, landscaping elements, and building facades
featuring transparent window areas, articulation treatments that add
visual interest and reduce the perceived scale of large buildings, high
quality durable building materials, and an integration of human scale
design details.
e) Integrate a phasing plan that makes optimal use of initial phases.
f) Carefully consider the location of parking lots to minimize impacts on the
streetscape environment.
Coordinated development
concept example
Includes a focal point, a
connected circulation
system, careful siting of
parking areas, and a mix of
uses.
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g) Integrate a range of on-site open spaces to serve residential uses and
make the center attractive to neighborhood residents and visitors.
h) . Promote the use of sustainable design techniques to enhance the
environmental quality of the area. Low impact development techniques
shall be emphasized to the extent feasible and incorporated into street,
trail, and lot design/layout. Opportunities for natural system restoration
should also be considered.
i) Edge treatment and compatibility. Treatments along the edges need to
consider current and possible future conditions on adjacent sites.
Rather than simply walling off edges, master plans should include
design treatments that allow for better integration of the various
developments and phases.
Policy 2.5.6. Cascade Mill redevelopment – Promote coordinated development that
integrates a mixture of uses, and the following land use & design principles:
a) Includes an identifiable tourism oriented feature(s) (i.e., greenway trail
access, brewery/winery district, year-round recreation).
b) Promote and incentivize large-scale industrial park, business park, light
manufacturing or other economic development that integrates with
planned retail and recreation uses.
c) Encourage the integration of retail that serves the Northeast Yakima
Neighborhood and regional market. Complementary office uses are
encouraged to be mixed with retail uses both vertically (on upper floors
above retail) or horizontally (in separate buildings to the side or rear of
retail).
d) Encourage a range of housing types (including townhouses, apartments,
and senior housing), adjacent to the Cascade Mill site, in locations
complementary to future retail activities, trails, and existing Northeast
Yakima Neighborhood uses.
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e) Configure retail and tourism uses to create a pedestrian-oriented focal
point. This could include a “main street” concept with storefronts and a
pedestrian-friendly street, a central plaza or commons surrounded by
storefronts, or other concept that integrates public gathering space with
retail/tourism uses in a memorable and character-defining built
environment.
f) Integrates a well-connected grid of streets, lanes, and internal walkways
and trails. Continue to plan for and construct the East-West Corridor,
freeway access improvements, and the north-south oriented Cascade
Mill Parkway. Prioritize the development of trails that provide a
framework for development to orient around and provide attractive
connections between uses and amenities.
g) Provides attractive arterial block frontages with a strong emphasis on
pedestrian access, landscaping elements, and building facades
featuring transparent window areas, articulation treatments that add
visual interest and reduce the perceived scale of large buildings, high
quality durable building materials, and an integration of human scale
design details.
h) Integrate a phasing plan that makes optimal use of initial phases.
i) Carefully consider the location of parking lots and views from I-82 (to
mitigate visual impacts of parking lots, blank walls, and service areas
and enhance the character and identity of Yakima).
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GOAL 2.6. COMMUNITY DESIGN. PROMOTE COMPATIBLE HIGH QUALITY
DEVELOPMENT THAT ENHANCES THE CHARACTER, RESILIENCY,
COMMUNITY WELL-BEING AND IDENTITY OF YAKIMA.
Policy 2.6.1. Adopt and administer user-friendly design standards and guidelines that
support commercial and multifamily development in high visibility areas or
as a density bonus incentive. Evaluate effectiveness of adopted standards
and guidelines over time and make adjustments as necessary to achieve
community design goals and policies. Emphasize the concepts referenced
in Policies 2.3.1 through 2.3.7.
Policy 2.6.2. Site and design public facilities to support and strengthen Yakima’s
community character, resiliency, community well-being and identity.
a) Recognize that the design of public rights-of-way play a role in
determining community character. Wherever feasible, promote
complete streets and incorporate streetscape improvements, such as
way-finding signs, lighting, public art, enhanced landscaping and street
furniture to enhance community character.
b) Recognize, maintain, and enhance community entry and gateway sites to
enhance Yakima’s character and setting.
c) Design public facilities to serve as a model of architectural and site
design for private development in the city through use of quality building
materials, human scale detailing, and landscape materials.
d) Work with WSDOT and Yakima County to consider alternative design
plan(s) for the future East-West Corridor I-82 bridge with an iconic
design that enhances the entryway into Yakima.
e) Locate and design public facilities to be resilient to certain hazards such
as wildfires, poor air quality, extreme heat, and extreme precipitation, in
order to protect community well-being and public health.
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e)f) Locate and design public spaces that reflect and enhance Yakima’s
sense of place, character, and function as welcoming formal and
informal gathering spaces.
GOAL 2.7 NF C AND NHANC YAK A’ NV N NTAL T WA D H P
THROUGH RESOURCE PROTECTION & SUSTAINABLE DESIGN.
Policy 2.7.1 Maintain and strengthen regulations to protect sensitive natural areas,
critical areas and shorelines. Pursue strategies/actions to restore degraded
natural areas and increase their resilience to current and future hazards.
Policy 2.7.2 Update development regulations to emphasize and prioritize sustainable
design in new developments, including forms of Low Impact Development
(e.g., bio-swales, rain-gardens, drought tolerant landscaping).
Policy 2.7.3 Encourage retrofits to existing development and infrastructure to reduce
environmental impact and decrease the risks to infrastructure from to
natural disasters. Explore providing incentives to residents and businesses
that improve building energy performance and/or incorporate onsite
renewable energy as well as incentives for retrofits that improve indoor air
quality of occupants, stormwater management, and passive cooling
capacity of buildings.
Policy 2.7.4 Develop policies and prescriptive designs to encourage property owners to
landscape unimproved right-of-way with functional Low Impact
Development features (e.g., bio-swale or rain-garden) or for use as private
food gardens.
Policy 2.7.5 Emphasize sustainable design/practice in public improvements and in the
design/use of public facilities and events. Key elements:
a) Update public works standards, as necessary, to emphasize best
practice sustainable design/practice.
b) Incorporate consideration of physical health and well-being into the
location and design of public facilities.
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Policy 2.7.6 Offer density bonus incentives for sustainable design features, including the
integration of:
a) Pedestrian-oriented development.
b) Low-impact development techniques.
c) Well-connected street grid with good pedestrian connectivity between
residential uses, schools, parks, transit access, and commercial
services.
d) Heat pumps and energy efficient utility improvements
Policy 2.7.7 Establish resource protection and sustainability goals, monitor
development to track success in meeting those goals, and refine the
implementation strategy as needed to help meet goals
GOAL 2.8. COMMUNITY GATHERING SPACE. PRESERVE AND DEVELOP INVITING
AND DISTINCTIVE COMMUNITY GATHERING SPACES, WITH THE
GREATEST EMPHASIS IN DOWNTOWN, MIXED-USE AREAS, AND
NEIGHBORHOODS.
See Policy 2.4.1.A above regarding downtown community gathering space.
See the Parks & Recreation Element for related goals and policies.
Policy 2.8.1. Adopt development regulations that provide for the integration of usable
public open space in residential, commercial, and mixed-use
developments.
Policy 2.8.2. Pursue strategic public/private partnerships with large developments to
leverage high-quality public space integrated with new development.
Policy 2.8.3. Continue to encourage public participation in the design of public spaces
throughout the City.
Coordinated development
concept example
Please see the Natural
Environment Element for
additional guidance on the
natural environment,
including
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GOAL 2.9. INDUSTRIAL AND MANUFACTURING AREAS. MAINTAIN AND PROMOTE
ACTIVE USE OF INDUSTRIAL & MANUFACTURING AREAS LANDS TO
PROMOTE ECONOMIC GROWTH.
Policy 2.9.1 Develop industrial and manufacturing lands that minimize impacts on
surrounding land uses, especially residential land uses and natural
areas. Utilize landscape buffers (evergreen trees and shrubs) along with
open space or other design controls to mitigate noise, glare, and other
impacts associated with the uses to ensure that their location will not
adversely affect the surrounding areasresidential areas.
Policy 2.9.2 Encourage infill and promote efficient utilization of vacant land within
areas that are designated for industrial uses.
Policy 2.9.3 Encourage development of compact, small-scale high-quality industrial
parks through Industrial Planned Development (Industrial PD).
Policy 2.9.4 Consider high quality industrial park or Industrial PD for light industrial
uses to be located adjacent to residential neighborhoods, with adequate
buffers.
Policy 2.9.45 Encourage multiple business manufacturing development, providing a
more stable economic base through diversity, as opposed to a single
large manufacturing business.
Policy 2.9.56 Limit non-industrial uses to those that are complementary to industrial
activities in terms of access and circulation, public safety, hours of
operation, and other land use activities.
Policy 2.9.67 Protect industrial and manufacturing lands from encroachment by other
land uses, which would reduce the economic viability of industrial lands.
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GOAL 2.10 HEALTHY COMMUNITIES. PROMOTE LAND USE AND COMMUNITY
DESIGN THAT ENCOURAGES HEALTHY LIVING AND GOOD
CONNECTIVITY BETWEEN COMPATIBLE USES.
Policy 2.10.1 Adopt development standards that facilitate a complementary mix of
uses within mixed-use centers that encourage walking and bicycling
between uses.
Policy 2.10.2 Adopt design provisions that provide for safe and attractive non-
motorized connectivity between uses and amenities, with the
frequency of connections commensurate with the envisioned intensity
of land uses (e.g., housing, employment, community services, and
amenities).
Policy 2.10.3 Adopt development standards that encourage the integration of
recreational space with multifamily, mixed-use, and planned
residential developments.
Policy 2.10.4 Integrate heat, drought, wildfire, and flood resistant public
recreational amenities such as shade infrastructure or native plants
accessible to all Yakima residents, workers, and visitors, with highest
priority on locations, facilities, and activities that best serve the
underserved communitiesy. (also see the Parks & Recreation Element
for more details)
Policy 2.10.5 Increase access to health foods by encouraging the location of fresh
food markets and community food gardens in close proximity to
multifamily zones, mixed-use developments, and transit facilities, and
prioritizing underserved communities through zoning regulations
Policy 2.10.6 Promote the use of sustainable design techniques to enhance
environmental quality. Low impact development techniques which
reduce urban flood potential and capture stormwater runoff shall be
emphasized to the extent feasible and incorporated into street, trail, and lot
design/layout. Opportunities for natural system restoration should also be
considered.
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Policy 2.10.7 Edge treatment and compatibility. Treatments along the edges of
developments need to consider current and possible future conditions on
adjacent sites. Rather than simply walling off edges, master development
plans should include design treatments that allow for better integration of
uses.
GOAL 2.11 INSTITUTIONS. MAXIMIZE THE PUBLIC SERVICE AND ECONOMIC
BENEFITS OF INSTITUTIONS, WHILE MINIMIZING THE ADVERSE
IMPACTS ASSOCIATED WITH THEIR DEVELOPMENT GROWTH AND
EXPANSION
Policy 2.11.1 New institutions should be placed where they are compatible with
surrounding land uses, and existing institutions should be developed to be
compatible with adjoining land uses.
Policy 2.11.2 Institutions within established commercial and industrial areas will be
regulated under the codes affecting those land uses and zones.
Policy 2.11.3 Institutions proposed for location in or adjacent to residential areas will be
reviewed under the “Institutional Overlay” zoning requirements, when
adopted.
Policy 2.11.4 Access to institutions shall be from the nearest arterial and should not
increase traffic on local residential streets.
Policy 2.11.5 An impact analysis of how improvement to institutions will affect traffic,
parking and other qualities in surrounding areas will be prepared as part of
an Institutional Overlay request.
Policy 2.11.6 Institutions that are identified as essential public facilities should meet the
policy requirements under the section “Siting Essential Public Facilities” in
this Comprehensive Plan.
Policy 2.11.7 All new development or expansion of hospital and higher educational
facilities can be developed through establishing IO districtsthe “Institutional
Overlay” zoning requirements.
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Policy 2.11.8 The establishment of an Institutional Overlay (IO) district on the Zoning Map
will provide specific development standards that allow for appropriate
growth and development for new institutions, or for the expansion of
existing institutions within their existing or proposed development
boundaries.
Policy 2.11.9 Establish boundaries for institutions to reasonably protect established
residential neighborhoods from further encroachment by institutions and
allow the institutions to plan for future growth.
Policy 2.11.10 Require development and expansion of institutions to be reasonably
compatible with the adjacent residential neighborhoods, and to reasonably
minimize the parking and traffic impacts on the adjacent residential
neighborhoods.
Policy 2.11.11 Encourage institutions to develop master plans for their future development
to ensure that future growth is planned and coordinated specific to the
needs of the adjacent residential neighborhoods. Master plans may allow
institutions to develop more intensively to reduce the amount of property
necessary for their future growth.
Policy 2.11.121 Identify areas resilient to climate hazards where community serving
facilities or emergency shelters can be placed in the event of an emergency.
Siting should prioritize accessibility in underserved areas of the city to
improve support to vulnerable community members.
Public Schools
GOAL 2.12. WORK WITH SCHOOL DISTRICTS AND PRIVATE SCHOOL OFFICIALS TO
PROPERLY LOCATE SCHOOL FACILITIES AS NECESSARY TO MAINTAIN
HIGH QUALITY EDUCATION AND OTHER PUBLIC SERVICE DELIVERY FOR
YAKIMA RESIDENTS.
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SEE THE CAPITAL FACILITIES ELEMENT FOR RELATED GOALS AND
POLICIES.
Policy 2.12.1 Encourage the location of new elementary and middle schools within the
residential neighborhoods the schools will serve.
Policy 2.12.2 Public schools shall be accessible by sidewalks and bikeways. Provide for
through-block connections, where necessary to reduce walking distance to
schools.
Policy 2.12.3 Locate schools on relatively flat land that is in the center or on the borders
of the neighborhoods being served. Elementary schools should be located
on collector streets, middle and high schools should be located on arterial
roads.
Policy 2.12.4 Co-Llocate and design schools and recreational facilities to function as an
important community resource during off-school hours.
Policy 2.12.5 Locate and design public school facilities schools and associated
recreational facilities in alignment with the critical facilities requirements of
the City of Yakima Critical Areas Ordinance (YMC 15.27) to function as
resilience hubs for non-conventional emergency facilities in the event of
emergencies or natural disasters especially in areas with fewer public
emergency resources.
Policy 2.12.6 Support school infrastructure upgrades and maintenance including routine
heating, ventilation, and air conditioning system (HVAC) assessments and
improvements. Consider other infrastructure upgrades, such as use of
reflective building materials, passive cooling retrofits, and renewable energy
systems.
Siting Essential Public Facilities
Essential public facilities include those that are often difficult to place because no one wants
them in or near their community. These include airports, State education facilities, State or
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regional transportation facilities, correctional facilities, solid waste handling facilities and in-
patient facilities including hospitals, substance abuse facilities, mental health facilities and
group homes. The Growth Management Act requires the Comprehensive Plan to include a
process for identifying and siting essential public facilities. The GMA also states that no local
comprehensive plan for any neighborhood may forbid the placement of essential public
facilities within that neighborhood. It is important to recognize that the location of these
facilities may have negative impacts on surrounding land use areas and different essential
public facilities may have different needs in terms of their physical location.
GOAL 2.13 PROVIDE ADEQUATE LOCATIONS FOR SITING ESSENTIAL PUBLIC
FACILITIES.
Policy 2.13.1 All essential public facilities shall be located and developed to be
compatible with adjoining land uses to the greatest possible extent.
Policy 2.13.2 Essential public facilities shall be located in areas where they are best able
to serve the individuals they are intended to serve.
Policy 2.13.3 All essential public facilities providing County-wide or State-wide services
shall be identified according to the requirements under the Yakima County-
wide Planning Policies Section C.3.1through C.3.2 (see Appendix F).
Policy 2.13.4 A review process for siting or the expansion of essential public facilities
shall be established according to the requirements under the Yakima
County-wide Planning Policies Section C.3.3 through Section C.3.6 (see
Appendix F).
Policy 2.13.5 The criteria for determining the location of essential public facilities should
be coordinated and consistent with other planning goal requirements, such
as -reducing sprawl, promoting economic development, protecting the
environment, improving emergency response, decreasing vulnerabilities to
natural hazards, and supporting affordable housing.
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GOAL 2.14. SUPPORT GROWTH OF THE YAKIMA AIR TERMINAL SUBJECT TO
MITIGATION OF IMPACTS ON THE SURROUNDING COMMUNITY.
Policy 2.14.1 The City will support efforts to update the airport master plan to ensure the
airport’s long-term vitality as an economic asset to the community.
Policy 2.14.2 The Airport Overlay Ordinance will be amended as necessary to ensure the
Yakima Air Terminal Master Plan’s success and to protect surrounding uses
from airport impacts.
Policy 2.14.3 The purpose of the airport overlay is to identify compatible land uses
surrounding the Yakima Air Terminal and ensure minimized adverse impacts
on the community and the airport.
Policy 2.14.4 The Ordinance should prohibit buildings, structures, or other objects from
being constructed or altered such that those buildings, structures, or other
objects do not penetrate the imaginary surface airspace.
Policy 2.14.5 The master plan must include land acquisitions and easements to ensure
exclusion of non-noise-sensitive uses.
Policy 2.14.6 The following uses will serve as examples of uses considered compatible
with Yakima Air Terminal operations:
▪ Aviation Industries ▪ Airport Related Uses ▪ Open Spaces ▪ Other Uses
▪ Air Freight Terminal
▪ Air Cargo Forwarders
▪ Aircraft/Parts
Manufacturer
▪ Aircraft Repair Shops
▪ Aerial Survey Companies
▪ Aviation Schools
▪ Aviation Research and
Testing
▪ Trucking Terminals
▪ Taxi/Bus Terminals
▪ Parking Facilities and Auto
Storage
▪ Car Rental Agencies
▪ Gas Stations
▪ Restaurants
▪ Night Clubs
▪ Golf Courses
▪ Picnic Areas
▪ Forests
▪ Landscape Nurseries
▪ Arboretum
▪ Farming
▪ Mining and Excavation
▪ Cemeteries
▪ Storage Facilities
▪ Warehouses
▪ Wholesale
Distribution Center
▪ Shopping Centers
▪ Banking Services
▪ Office Buildings
▪ Factories
▪ Large Store Retail
Sales
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Policy 2.14.7 The following uses will serve as examples of uses considered incompatible
with Yakima Air Terminal operations:
Residential Institutional Sanitary Wildlife Other Uses
▪ Residential
Development > 1
DU/Acre
▪ Mobile/Manufactured
Home Parks
▪ Multi-Family
▪ School
▪ Church
▪ Hospital
▪ Outpatient Surgery
Centers
▪ Nursing Home
▪ Day Care Facilities
▪ Landfill
▪ Sewage Pond
▪ Transfer Station
▪ Sludge Disposal
▪ Water Reservoir
▪ Feed Lot
▪ Slaughter House
▪ Waterfowl
Production
▪ Wildlife
Refuge/Sanctuary
▪ Fish Pond
▪ Lake/Pond
▪ Wetland Pond
Sanctuary
▪ Convention
Centers
▪ Sports
Stadiums
▪ Other Large
Assembly
▪ Facilities that
attract high
concentrations
of people
GOAL 2.15 MANAGE USE AND DEVELOPMENT IN AREAS THAT ARE AT RISK FOR
EXTREME WEATHER OR OTHER NATURAL HAZARDS TO PROTECT
PUBLIC HEALTH AND SAFETY.
Policy 2.15.1 Maintain GIS systems that map existing and projected risks for flooding,
wildfires, and worsening extreme heat
Policy 2.15.2 Promote denser development in highly environmentally suitable areas to
minimize human health and safety impacts of projected natural processes
and hazards.
Policy 2.15.3 Communicate directly with developers and the public on these hazards and
the associated land use and development decisions moving forward
2.32.5 Implementation
The primary implementation tool for the Land Use Element is the zoning code and map, and
other supporting development regulations. A key activity to accomplish prior to the next
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periodic update every eight years is the establishment of design standards. The
Comprehensive Plan process has identified necessary code updates for implementation. See
Appendix B (Code review memo). The City will develop and maintain a five year
implementation plan after the adoption of the Comprehensive Plan.
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