HomeMy WebLinkAbout1995-036 Urban Area Zoning Ordinance •
ORDINANCE NO 95 - 36
AN ORDINANCE relating to land use and zoning, and amending the Urban Area
Zoning Ordinance (UAZO), Title 15 Yakima Municipal Code,
specifically amending subsection 15 02 020 by adding a definition
of a converted dwelling and modifying Table 4 -1 accordingly; and
by adding a new subsection providing for sidewalk requirements
to section 15 05 020, and modifying off - street parking standards by
amending Table 6 -1, Off - Street Parking Standards
WHEREAS, since 1986, pursuant to authority provided under RCW 36 70, the City of
Yakima and Yakima County have cooperated to exercise their respective powers to
protect the health and safety of persons living, working, and conducting business in
the area known as the Yakima Urban Area by regulating land use in that area
through a common zoning law known as the Urban Area Zoning Ordinance (UAZO),
and
WHEREAS, on April 6, 1993 the Yakima City Council and the Board of Yakima County
Commissioners and the Regional Planning Council (RPC) met in a joint public meet-
ing to discuss UAZO amendment process and other activities of the RPC, and
WHEREAS, on October 20, 1993 the RPC conducted a public meeting to initiate a cycle
for submission of proposals for amendments to the UAZO, and
WHEREAS, on January 12, 1994, January 25, 1994, February 8, 1994, February 15, 1994,
March 1, 1994, March 22, 1994, March 29, 1994 citizen work sessions were conducted
which included members of the planning staffs of the City of Yakima and Yakima
County, and
WHEREAS, on April 6, 1994 the RPC conducted a work session to review amendments to
the UAZO which had been proposed in the citizen work sessions, and
WHEREAS, on May 18, 1994 the RPC conducted a public hearing to consider proposed
amendments, and
WHEREAS, on July 14, 1994 the Joint Urban Area Planning Board conducted a public
meeting to review the recommendations of the RPC regarding the proposed amend-
ments, and
WHEREAS, on September 21, 1994 the City of Yakima issued a Determination of Non -
significance under the State Environmental Policy Act (SEPA) regarding the pro-
posed amendments, and
WHEREAS, on October 11 and November 1, 1994 the Yakima City Council and the Board
of Yakima County Commissioners conducted a public hearing regarding the proposed
amendments, and
WHEREAS, on November 29, 1994 the Yakima City Council and the Board of Yakima
• County Commissioners conducted a public meeting regarding the proposed amend-
ments, and
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ORDINANCE AMENDING UAZO, YMC TITLE 15 - PAGE 1
WHEREAS, at a joint public meeting on December 13, 1994, the Yakima City Council
and the Board of Yakima County Commissioners approved three proposed amend-
ments and referred six proposed amendments to a special committee for review and
recommendations, and
WHEREAS, the citizen committee, composed of fourteen representatives from neigh-
borhood organizations and the construction industries conducted six meetings to
review the six deferred proposed amendments. The committee has been directed by
Council Members Beauchamp, Buchanan and Berger Staff to the Committee has in-
cluded the City Manager, the Director of Community and Economic Development and
Division Managers from Codes and Planning, along with other staff, and
WHEREAS, although the Committee did not reach consensus on two of the six amend-
ments, which are therefore not recommended by the Committee, the remaining four
proposed amendments received unanimous recommendations and are the subject of
this ordinance, and
WHEREAS, the following amendments to the UAZO further the goals and objectives of
the Yakima Urban Area Comprehensive Plan and the UAZO and the public health,
safety, and general welfare of the citizens of the City of Yakima, and
WHEREAS, the Yakima City Council believes all persons who desired to speak for or
against, or in relation to the proposed amendments were given full and complete op-
portunity to be heard during the hearing process, and
WHEREAS, it is in the best interests of the people of the City of Yakima that the
following amendments to the Urban Area Zoning Ordinance be enacted into law, NOW,
THEREFORE •
1 BE IT ORDAINED BY THE COUNCIL OF THE CITY OF YAKIMA, WASHINGTON
2 NEW DEFINITION. Section 1 Section 1.5 02 020 of the Yakima Municipal Code is hereby
3 amended by addition of a definition of "Converted Dwelling" as follows
4 Converted Dwelling means a structure which, due to alterations. has been
5 modified to increase the number of individual dwelling units. This definition
6 does not apply to multi - family structures constructed under the provisions of
7 this title.
8 Section 2 A new row pertaining to "Converted Dwelling" appearing on page 4 of the
9 seven page Table 4 -1, Permitted Land Uses, incorporated in Section 15 04 030 of the
10 Yakima Municipal Code is hereby added to read in substance as follows
11 LAND USES SR R1 R2 R3 B1 B2 HB SCCLOC CBD CBDS M1 M2
12
13 RESIDENTIAL RESIDENTIAL
14
15 Converted Dwelling* 2 2 2 2
110
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ORDINANCE AMENDING UAZO, YMC TITLE 15 - PAGE 2
[Two versions of page 4 the seven page Table 4 -1, Permitted Land Uses, incorporated
IIP in Section 15 04 030 of the Yakima Municipal Code, showing this amendment are
18 attached to this ordinance as Exhibits A -1 and A -2 and incorporated herein by
19 reference. Exhibit A - displays the modification by striking out deleted text, and
20 underlining new text. Exhibit A -2 presents the Table as it shall appear henceforth ]
21 NEW SUBSECTION. Sec. 3 A new subsection is added to section 15 05 020 of the Yakima
22 Municipal Code to read as follows
23 15.05.020 (J) Sidewalk Requirement. Sidewalks on one side of the street are
24 required with new construction. (except single family structures). A sidewalk
25 is required if one exists within 200 feet of the development on the same side of
26 the street. Replacement of existing sidewalk is required only if existin
27 sidewalk presents a safety hazard.
28 Sec 4 Page 3 of the three page Table 6 -1, Off- Street Parking Standards, incorporated
29 in Section 15 06 040 of the Yakima Municipal Code is hereby amended to require 2 off -
30 street parking spaces per dwelling for all structures which have ten (10) or fewer
31 dwellings and 15 off - street parking spaces per dwelling for all structures which
32 have more than ten dwellings, and to read in substance as follows
LAND USE PARKING STANDARDS
34 RESIDENTIAL
35
36 Multi- Family dwellings (3— 1.1 units or less) 3 2 spaces per dwelling
37 (4 more than 10 units) 4 1.5 spaces per dwelling
38 (5 units) 9 spaces
39 (6 units or more) 1 5 spaces for cach dwelling
40
41 [Two versions of page 3 of the three page Table 6 -1, Off - Street Parking Standards,
42 incorporated in Section 15 06 040 of the Yakima Municipal Code, showing this
43 amendment are attached to this ordinance as Exhibits B -1 and B -2 and incorporated
44 herein by reference Exhibit B - displays the modification by striking out deleted
45 text, and underlining new text. Exhibit B -2 presents the Table as it shall appear
46 henceforth ]
47 Sec 5 Effective date This ordinance shall be in full force and effect 30 days after its
48 passage, approval, and publication as provided by law and by the City Charter
--- END - --
.
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ORDINANCE AMENDING UAZO, YMC TITLE 15 - PAGE 3
ri v r a
1
PASSED BY THE CITY COUNCIL, at a regular meeting and signed and approved
this 25th day of July , 1995
Ma Pro Tem
ATTEST
City Clerk
Publication Date July 28, 1995
August 27, 1995
Effective Date
•
•
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ORDINANCE AMENDING UAZO, YMC TITLE 15 - PAGE 4
• • •
X 0 E TABLE 4 -1 TABLE OF PERMITTED LAND USES (Page 4 of 7)
N
H d a
ZONING DISTRICTS
y c
> n LAND USES SR R1 R2 R3 B1 B2 HB SCC LCC CBD CBDS M1 142
N
O
n Saw mills and planing mills - -
._ 3 1
1
N Sheet metal and welding shops 3 1 1
_
g Stone products (includes finishing of monuments for retail sale) 3 2 1 1
6 i Transportation equipment, including trailers and campers 3 1 1
w oodworking: Cabinets, Shelves, etc.
z e -
3 3 3 2 2 1 1
D
C 2 MINING / REFINING / OFFSITE HAZARDOUS WASTE TREATMENT MINING /REFINING /OFFSITE HAZARDOUS WASTE TREATMENT
c Asphalt paving and roofing materials, rock crushing 3 _ 3 1
0 Mining including sand and gravel pits (') 3 3 3
..< '0 Stockpiling of earthen materials 2 2 2 2 1 1 1 1 1 1 1 1 1
Offsite Hazardous Waste Treatment and Storage Facilities _ 3 3
N
n
U RESIDENTIAL (Acessory Uses: yes 15.040.050) RESIDENTIAL
0 Detached single family dwelling ( *) 1 1 1 1 2 2 _
m = Detached single family dwelling (zero lot line) (•) 2 2 2 2 2 2
, ° o Attached single family dwelling( *) (common wall) (•) 2 2 1 1 2 2
. a Two family dwelling (duplex) ( *) , 2 2 1 1 2 2
Converted Dweliina (•) ,Z 2 2 2
CZ Multi-family dwelling (•): 0-7 OU/NRA 3 2 1 1 1 2 - 1 3,
t.^ 8 -12 DU /NRA 3 2 1 1 3 1 3
13+ DU /NRA 3 1 2 ? _ 1 3
Planned residential development(*): 0-7 DU /NRA , 3 2 2 2 2, 2 2 2 2 2
8 -12 DU /NRA 3 1 2 2 2 2 2 2 _
13+ DU /NRA 3 1 2 7 2 2 2
Mobile home parks (•) 3 3 2 2 2
Mobile home (•) or manufactured homes (') See Section 15.04.120
Boardina house (•) 3 3 2 1 1 2 2 1 2
Retirement homes (•) 2 3 3 2 2 1 2
Temporary hardship units (see 15.04.110) 2 2 2 2 2 2 2 2 2 2 2
1 SR R1 R2 R3 B1 B2 HB SCC LCC CBD CBDS 141 M2
NOTES:
1. See section 15.04.020.1(a -d) since Class (1) uses may require Class (2) review under certain conditions.
2. A higher level of revkw will be required if the use or development is in an overlay district, see section 15.09.020.
3. (•) refers to definition in Chapter 15.02.
4. Mobile home parks shall not exceed the maximum number of dwellkig units per net residential acre established in table 5.2. e
5. Offsite hazardous waste treatment and storage facNities shall be subject to the State siting criteria adopted pursuant to the
requirements of Chapter 70.105 RCW.
X ? TABLE 4 -1 TABLE OF PERMITTED LAND USES (Page 4 of 7)
H a
d d ZONING DISTRICTS
H • > ` LAND USES SR R1 R2 R3 B1 B2 HB SCC LCC CBD CBDS 141 142
y Z N
• ChB. Sawmills and planing mills 3 1
Ni Sheet metal and welding shops
3 1 1
Z Stone products (includes finishing of monuments for retail sale) 3 2 1 1
d o T ransportation equipment, Including trailers and campers 3 1 1
Z 9 Woodworking: Cabinets, Shelves, etc. 3 3 3 2 2 1 1
a
C MINING /REFINING /OFFSITE HAZARDOUS WASTE TREATMENT
C ° MINING / REFINING / OFFSITE HAZARDOUS WASTE TREATMENT
c Asphalt paving and roofing materials, rock crushing 3 3 1
p ,, Mining including sand and gravel pits (*) 3 3 3
,- a Stockpiling of earthen materials 2 2 2 2 1 1 1 1 1 1 1 1 1
/ 4 Offsite Hazardous Waste Treatment and Storage Facitities5 3 3
` . N
, RESIDENTIAL (Acessery Uses: See 15.040.050) R ESIDENTIAL
r Detached single famiy dwelling (*) 1 1 1 1 2 2
rn r Detached single family dwelling (zero lot line) (*) 2 2 2 2 2 2
r
r_^ . r
Attached single family dwelling(*) (common wall) ( ") 2 2 1 1 2 2
►ci > Two family dwelling (duplex) (*) 2 2 1 1 2 2
Y Converted Dwelling ( *) 2 2 2 2
C Multi-family dwelling( "): 0-7 DU /NRA , 3 2 1 1 1 2 1 3
o. 8 -12 DU /NRA 3 2 1 1 3 , 1 3
13+ DU /NRA 3 1 2 I 2 1 3
Planned residential development(*): 0-7 DU /NRA 3 2 2 2 2 2 2 2 2. 2
8 -12 DU /NRA 3 1 2 2 2 2 2 2
13+ DU/NRA 3 1 2 2 2 2 2
Mobile home parks ( *) 3 3 2 2 2
Motile home (*) or manufactured hones ( ") See Section 15.04.120
Boardina house ( "1 , 3 3 2 1 1 2 2 1 2
Retirement homes (*) 2 3 3 2 2 , 1 2 2 2
2 2 2 2 2 2 2 2 2
Temporary hardship units (see 15.04 110) _
11 SR R1 R2 R3 81 82 HB SCC LCC CBD CBDS 141 142
NOTES:
1 See section 15.04.020.1(a -d) since Class (1) uses may require Class (2) review under certain conditions.
2. A higher level of review will be required If the use or development is in an overlay district, see section 15.09.020.
3. ( ") refers to definition in Chapter 15.02.
4. Mobile home parks shal not exceed the maximum number of dwelling units per net residential acre established in table 5.2.
5. Offsite hazardous waste treatment and storage facilities shall be subject to the State siting criteria adopted pursuant to the
requirements of Chapter 70.105 RCW
• • •
i
c
c - ,
• TABLE 6-1 TABLE OF OFF- STREET PARKING STANDARDS • •
x
x b d LAND USE PARKING STANDARDS
1-4 .--. a
c
Z AGRICULTURE (COMMERCIAL) AGRICULTURE (COMMERCIAL)
Z-
1 s tor each 300 ft. of
f7 � Agriculturaiy related industries: pecking processing Plants P� sq• gross floor area g
led (T1 B. storage facilities 2 spaces for the first 1,000 sq. ft. of gross floor area plus 1 space for each additional 3,000 sq. ft.
I �m
z AMUSEMENT AND RECREATION AMUSEMENT AND RECREATION
d 0 Game rooms, card rooms, electronic game rooms 1 space for each playing table, or each 3 seats or each 3 machines, whichever is greater
0 B Horse racing tracks, speedways, grandstands 1 space for each 3 fixed seats or 54' of bench seating
a Bowling alleys 5 spaces for each lane
i t Roller skating rink facilities 1 space for each 100 sq. ft. of gross floor area
° Roller 1 space for each 250 sq. ft. of skating surface area
O ,. Swimming � 1 space for each 150 sq. ft. of water surface area
Movie theatres 1 space for each 4 seats
Auditorium; exMbitlon halls 1 space for each 100 sq. ft. of gross floor area
^ J
I N
COMMUNITY SERVICES COMMUNI SERVICES
r-
1 space for each 3 fled sorts (or 54' of bench type seating) +
ITJ - Churches, synagogues, temples and funeral homes 1 space for each 40 sq. ft. of general reception/gathering area
tr .0 Convalescent, nursing and group homes 1 space for each 2 beds
' Fire and police stations 1 space for each 200 sq. ft. of gross floor area '"'-- .":5-= a
D x Halfway house (detention center) 1 space for each 2 beds
O Hospital 1.5 spaces for each bed
rTl Schools: Primary, Elementary 3 spaces for each classroom, or 1 space for each 3 seats (54' bench type seating) in the
v assembly area, whichever Is greater
Junta, Senior Same as Primary /Elementary and 1 space for each 4 students over 16 years old
Julio( or community colleges 1 space for each 400 sq. ft. of gross floor area
Juvenile detentbn centers 1.5 spaces for each bed
Libraries 1 space for each 100 sq. ft. of gross floor area
Museum; art galleries 1 space for each 100 sq. ft. of gross floor area
4 Preschools, daycare centers 1 space for each employee + 1 space for each 6 children
Vocational schools 1 space for each 400 sq. ft. of gross floor area
MANUFACTURING (MASS PRODUCTION) MANUFACTURING (MASS PRODUCTION)
Al uses listed under manufacturing in Table 4 11 1 space for each employee per maximum shift
RESIDENTIAL RESIDENTIAL
Single famiy dweling 2 spaces
Two family dwellings , 4 spaces
Multi -family dwellings - (3- rniis) (10 unit* or lessl 5 tPa , yes nor dweAina
-
E4- rpite.) (more than 10 unitel 3 - apaa•a 1.5 maces oar dweilina
( wt) &spaces
)
Retirement homes _ 1 space for each dwelling unit
TABLE 6-1 TABLE OF OFF- STREET PARKING STANDARDS
•
x ° w LAND USE PARKING STANDARDS
H •—■ a
b y AGRICULTURE (COMMERCIAL) AGRICULTURE (COMMERCIAL)
1- 3 Z N Agriculturally related industries: packing processing plants 1 space for each 300 sq. ft. of gross f area
0
W tri E. storage facilities 2 spaces for the first 1,000 sq. ft. of gross floor area plus 1 space tor each additional 3,000 sq. ft.
i el
N./ — c
[i ° AMUSEMENT AND RECREATION. AMUSEMENT AND RECREATION
6 c
o Game rooms, card rooms, ekectronk game rooms 1 space for each playing table, or each 3 seats or each 3 machines, whichever is greater
Z 9 Horse racing tracks, speedways, grandstands 1 space for each 3 fbned seats or 54' of bench seating
C) g Bowling alleys 5 spaces for each lane v
iej Gymnasiums, exercise facilities 1 space for each 100 sq. ft. of gross floor area
5 Roller skating rink 1 space for each 250 sq. ft. of skating surface area
Swimming 1 space for each 150 sq. ft. of water surface area
• o Movie theatres 1 space for each 4 seats
0
►‹ s Auditoriums, exhibition halls 1 space for each 100 sq. ft. of gross floor area
^ J i
l J N
U COMMUNITY SERVICES COMMUNITY SERVICES
Churches, synagogues, temples, and funeral homes 1 space for each 3 fixed seats (or 54' of bench type seating) +
L-■ — 1 space for each 40 sq. ft. of general reception/gathering area
— c Convalescent, nursing and group homes 1 space for each 2 beds
LA ' Fire and police stations 1 space for each 200 sq. ft. of gross floor area
"d > Halfway house (detention center) 1 space for each 2 beds
Hospital 1.5 spaces for each bed
0 Schools: Primary, Elementary 3 spaces for each classroom, or 1 space for each 3 seats (54' bench type seating) in the
(77 assembly area, whichever is greater
0o Junior, Senior Same as Primary/Elementary and 1 space for each 4 students over 16 years old
Junior or community colleges 1 space for each 400 sq. ft. of gross floor area
Juvenile detention centers 1.5 spaces for each bed
Libraries 1 space for each 100 sq. ft. of gross floor area
Museums, art galleries 1 space for each 100 sq. ft. of gross floor area
Preschools, daycare centers 1 space for each employee + 1 space for each 6 children
Vocational schools 1 space for each 400 sq. ft. of gross floor area
MANUFACTURING (MASS PRODUCTION) MANUFACTURING (MASS PRODUCTION)
Al uses listed under manufacturing in Table 4 ( 1 space tor each employee per maximum shift
RESIDENTIAL RESIDENTIAL
Single family dwelling 2 spaces
Two family dwellings 4 spaces
Multi -famy dwellings (10 wits or less) 2 spaces per dwelling
(more than 10 units) 1.5 spaces per dwelling
Retirement homes 1 space for each dwelling unit \
• • •
, _ .
Neighborhood Council Committee:
® Report to Yakima City Council
May, 1995
Committee Overview
The citizen committee, composed of fourteen representatives from neighborhood
organizations and the construction industries has held six meetings to review the
tabled zoning amendments, as directed by City Council on December 13, 1994. This
committee has been directed by three Council members. Mr Beauchamp, Mr
Buchanan and Mr Berger Staff to the Committee has included the City Manager,
Director of Community and Economic Development and Division Managers from
Codes and Planning, along with other staff
Although the Committee did not reach consensus on two of the six amendments,
the remaining four amendments received unanimous recommendations. This
report presents the recommendations of this committee on the amendments to the
Urban Area Zoning Ordinance (UAZO) Where there was no consensus among
the members of this committee, this report does not include a recommendation for
action (Amendments 2 and 5)
The discussions between the various interests represented on the Committee have
® been very productive in opening up lines of communication, and have resulted in
some related areas of concern. The recent emphasis on Code Enforcement in these
neighborhoods is directly related to these efforts. A recurrent issue discussed at
these meetings has been the interest in a rezone of portions of the R -3 zoning
located in the Northeast and North Central neighborhood areas. More discussion of
this item is included at the end of this report.
Necessary Council Actions
On December 13, 1994 the Yakima County Commissioners and City Council, at a
joint public meeting, deferred action on six of the proposed amendments to the
Yakima Urban Area Zoning Ordinance. At that time, this Committee was initiated
to review these amendments and make recommendations. The Commissioners
stated that these issues were more of an "urban" nature and requested that the City
take the lead in the review of these issues.
Pending the review of these recommendations, another joint County and City
public hearing should be conducted to reconsider these Committee
recommendations of the modified amendments. Each of the basic amendments
have previously been reviewed by the Regional Planning Commission and by the
Joint Board.
Page 1
Neighborhood Council Report
July 19, 1995
Recommendations for each Amendment •
AMENDMENT 1:
Proposed Amendment as Adopted by the RPC on 5/18/94:
15.05.020 (J) Sidewalk Requirement: Sidewalks are generally required along one
side of the street, except arterial and collector streets, where sidewalks are required
on both sides of the street. Any existing sidewalk shall be replaced.
Neighborhood Council Committee Recommendationz
Proposed language, based upon the Committee's consensus is as follows. New
section would be added to the UAZO (page 57)
15.05.020 (J) Sidewalk Requirement: Sidewalks on one side of the street are
required with new construction, (except single family structures) A sidewalk is
required if one exists within 200 feet of the development on the same side of the
street. Replacement of existing sidewalk is required only if existing sidewalk
presents a safety hazard.
•
Page 2
Neighborhood Council Report
July 19, 1995
• AMENDMENT 2:
Proposed Amendment as Adopted by RPC on 5/18/94
New section would be added to UAZO (page 57)
15.05.020(K) Play yard Requirement: A play yard shall be required for all new
residential development, except single family homes. The purpose of this area is to
provide outdoor recreational area, primarily for children. A total of 225 square feet
per bedroom (after the first bedroom per dwelling), up to 6 dwelling units, and 50
square feet for every second bedroom beyond 6, dwelling units, shall be developed
and maintained as outdoor recreation and indicated as such on a general site plan .
This area will have a minimum width of 15 feet on any side and will be designed to
be functional and compatible with the neighborhood.
Neighborhood Council Committee Options:
There was no consensus during the discussion of this item by the committee.
•
•
Page 3
Neighborhood Council Report
July 19, 1995
•
AMENDMENT 3:
Proposed Amendment as Adopted by RPC on 5/18/942
Create combined entry Table 4-1 (page 43)•
Land Use SR R1 R2 R3 B1 CBD SCC/
B2 CBDS, LCC,
Multi- family * or
PRD *(0-7 DU /NRA) 3 3 2 1 2 2 2
(8- 12DU /NRA) 3 1 2 2 2
(13+ DU /NRA) 3 1 2 2 2
Neighborhood Council Committee:
The Committee recommends this proposed amendment be deleted from
consideration.
III
•
Page 4
Neighborhood Council Report
July 19, 1995
1
• AMENDMENT 4:
Proposed Amendment as Adopted by the RPC on 5/18/94:
(a) Require Class 2 Review for the conversion of a single family house to a multi-
family dwelling.
Modify Table 4-1 to add new entry to UAZO (page 43)
Table 4 -1, Permitted Land Use
RESIDENTIAL SR R1 R2 R3
Converted Dwelling* 2 2 2 2
(b) Add new definition (page 12), Definitions 15.02.020:
Converted Dwelling means a structure which, due to alterations, has been
modified to increase the number of individual dwelling units. This
definition does not apply to multi - family structures constructed under the
provisions of this title.
Neighborhood Council Committee Recommendation:
Adopt the RPC recommendation. This would require Class 2 Review for the
conversion of a structure to multiple dwellings.
• In a related issue, the Washington State GMA requires Cities to adopt provisions for
"Accessory Dwelling Units" These are typically the "mother -in -law units" or other
such developments which add one dwelling to a single family home or lot. The
City of Yakima will be reviewing a model Accessory Housing Unit published by the
State later this year, in compliance with GMA.
•
Page 5
Neighborhood Council Report
July 19, 1995
r
AMENDMENT 5: •
Proposed Amendment as Adopted by the RPC on 5/18/94
Modify Table 5-1 (page 60) DESIGN REQUIREMENTS AND STANDARDS,
(add new line)
Side Setback
SR R1 R2 R3
Property line for structure 8 8 8 8
of 2 or more stories, except SF
Neighborhood Council Committee Recommendation:
There was no consensus on this item by the Committee.
0
0
Page 6
Neighborhood Council Report
July 19, 1995
•
AMENDMENT 6:
Proposed Amendment as Adopted by RPC on 5/18/94:
Modify Table 6-1, Table of Required Off - Street Parking Standards (15.06.040A)
RESIDENTIAL PARKING STANDARD
Multi - Family dwellings 2 spaces for each dwelling unit
(delete references to other unit breakdowns)
Neighborhood Council Committee Recommendation:
The Committee recommends that the RPC amendment be modified, to require 2
parking spaces for all structures which have ten (10) dwellings or less. For
structures with more than ten dwellings, the requirement would be 1.5 parking
spaces per dwelling.
It was generally agreed that for the larger MF developments the existing 1.5 spaces
per unit is adequate. The biggest concern is for the developments in the 3 to 10 unit
range. Examples of this standard include.
9 unit structure: 18 parking spaces
10 unit structure: 20 parking spaces
IP 11 unit structure: 16.5 spaces, 17 spaces would be required
(YMC 15 06.050)
12 unit structure: 18 spaces required
13 unit structure: 19.5 spaces, 20 spaces required
•
Page 7
Neighborhood Council Report
July 19, 1995
Related Issue for Future City Council
Consideration O
This Neighborhood Council Committee has discussed some very significant and
relevant topics Many of these are outside the immediate charge of this committee.
The Committee recommends the City Council consider for future study the
following.
Rezone of Northeast and North Central neighborhood areas: Many of the
neighborhood concerns which were discussed in this committee are directly related
to the fact that we have areas which are in single family land use but zoned for R -3,
Multi - Family Residential. This could be changed by careful review of the existing
land uses to identify block areas which are not appropriately zoned. Some of these
areas may be more appropriate for R -2 or R -1 zoning. Rezone of the areas which are
occupied by single family homes but zoned R -3 may solve some of the issues these
zoning amendments seek to address. There was also some interest in looking at
areas in the Southeast region of the City as well as the Northeast and North Central.
The committee additionally recommends that if areas are rezoned from R -3 to
either R -2 or R -1,new areas for R -3 land uses in other locations of the City and
Urban Area must be idnetified. This will be important to off -set the loss of R -3
zoning and allow for new multi - family development.
Other Discussion items:
While the above concept is the recommendation of the committee, two other items
of interest were discussed.
• Evaluate Overlay District Concept: There was some interest in applying
modified zoning standards to a selected area of the city City legal staff as well as
other jurisdictions within Washington State indicate that the use of an overlay
district (for this purpose) may not be legally defensible since it would impose
different standards in a particular geographic area than other areas within the
same zoning district. The development of an overlay district which could meet
the legal test as well as the intended purpose of the neighborhood residents is not
a simple process. Alternatively, a new, separate zoning category may be
developed to apply to a limited geographic area.
• Density Limits in the R -3 Zone: Many of the issues discussed deal specifically
with problems in the R -3 zoning district. Some of these problems may be
addressed by establishing a maximum dwelling units permitted per acres in the
R -3 zoning district.
Page 8
Neighborhood Council Report
July 19, 1995
CITY OF YAKIMA Dick Zais Cable TV 575 -6
Code Administration. 575-6121
21
City Manager Housing. 575 -6101
Planning 575 -6113
} {N I
• %Hro t I
DEPARTMENT OF COMMUNITY & ECONOMIC DEVLLOPMINT
129 NORTH SECOND STREET
l t i ! 1' 1995 1
CITY HALL, YAKIMA, WASHINGTON 98901
(509) 575 -6113 SCAN 278 -6113 FAX 5746105
July 6,1995 � � ,� ..,._ -
To: Neighborhood Council Committee
Subject Public Hearing to Consider Zoning Amendments
Thank you for your participation in the Neighborhood Council Committee
review of the proposed amendments to the Yakima Urban Area Zoning
Ordinance.
A..
As you know, this was a special purpose committee with broad representation
from all sectors of the community The committee did an outstanding job of
keeping on task as well as generating lively, productive dialogue. As a
committee member, you can take pride in the fact that not only did you
complete the review of the zoning amendments, the current City program
for neighborhood clean-up resulted from the various discussions of related
neighborhood issues Your dedication to community service through this
committee is greatly appreciated and brings credibility to the public
participation process.
The Yakima City Council and Board of County Commissioners will hold a
public hearing on July 25, 1995 at 2:00 p.m. in the City Council Chambers of
City Hall, 129 North 2nd Street, Yakima to consider proposed amendments to
the Yakima Urban Area Zoning Ordinance which include:
• Sidewalk Requirement: Sidewalks on one side of the street are
required with new construction, (except single family structures) A
sidewalk is required if one exists within 200 feet of the
development on the same side of the street. Replacement of
existing sidewalk is required only if existing sidewalk presents a
safety hazard.
• Require Class 2 Review for the conversion of a single family house
to a multi - family dwelling. and add new definition.
Converted Dwelling means a structure which, due to
alterations, has been modified to increase the number of
individual dwelling units. This definition does not apply to
multi- family structures constructed under the provisions of this
title.
•
f
y
• Modify Table 6 -1, Table of Required Off - Street Parking Standards o
RESIDENTIAL PARKING STANDARD
Multi - Family dwellings (10 units or less) 2 spaces per dwelling
Multi - Family dwellings (more than 10 units) 1.5 spaces per dwelling
(delete references to other unit breakdowns)
Thank you again for your time and energy in this process. You are invited to
attend this public hearing. For further information, you may call the City
Planning Division at 509/575 -6164 or the County Planning Department at
509/575-4124.
Si - rely /
lenn .lenzuel D rector of City of Yakima
Dep. ent of .'ommunity and Economic Development
0
0
• YAKIMA COUNTY ORDINANCE NO q - IQq�
YAKIMA CITY ORDINANCE NO 95 - 36
AN ORDINANCE relating to land use and zoning; and amending the Urban Area
Zoning Ordinance (UAZO), Title 15A Yakima County Code, specifically
amending subsection 15A.02.020 by adding a definition of a converted dwelling
and modifying Table 4 -1 accordingly; and by adding a new subsection providing
for sidewalk requirements to section 15A.05 020, and modifying off -street
parking standards by amending Table 6 -1, Off - Street Parking Standards.
WHEREAS, since 1986, pursuant to authority provided under RCW 36 70, the City of Yakima and
Yakima County have cooperated to exercise their respective powers to protect the health and safety of
persons living, working, and conducting business in the area known as the Yakima Urban Area by
regulating land use in that area through a common zoning law known as the Urban Area Zoning
Ordinance (UAZO); and
WHEREAS, on April 6, 1993 the Yakima City Council and the Board of Yakima County
Commissioners and the Regional Planning Council (RPC) met in a Joint public meeting to discuss
UAZO amendment process and other activities of the RPC, and
WHEREAS, on October 20, 1993 the RPC conducted a public meeting to initiate a cycle
for submission of proposals for amendments to the UAZO, and
• WHEREAS, on January 12, 1994, January 25, 1994, February 8, 1994, February 15, 1994, March 1,
1994, March 22, 1994, March 29, 1994 citizen work sessions were conducted which included members
of the planning staffs of the City of Yakima and Yakima County; and
WHEREAS, on April 6, 1994 the RPC conducted a work session to review amendments to
the UAZO which had been proposed in the citizen work sessions; and
WHEREAS, on May 18, 1994 the RPC conducted a public hearing to consider proposed
amendments; and
WHEREAS, on July 14, 1994 the Joint Urban Area Planning Board conducted a public meeting to
review the recommendations of the RPC regarding the proposed amendments; and
WHEREAS, on September 21, 1994 the City of Yakima issued a Determination of Nonsignificance
under the State Environmental Policy Act (SEPA) regarding the proposed amendments; and
WHEREAS, on October 11 and November 1, 1994 the Yakima City Council and the Board of Yakima
County Commissioners conducted a public hearing regarding the proposed amendments, and
WHEREAS, on November 29, 1994 the Yakima City Council and the Board of Yakima County
Commissioners conducted a public meeting regarding the proposed amendments; and
ORDINANCE AMENDING UAZO, YCC TITLE 15A - PAGE I
7
WHEREAS, at a point public meeting on December 13, 1994, the Yakima City Council and the Board •
of Yakima County Commissioners approved three proposed amendments and referred six proposed
amendments to a special committee for review and recommendations; and,
WHEREAS, the citizen committee, composed of fourteen representatives from neighborhood
organizations and the construction industries conducted six meetings to review the six deferred proposed
amendments; and,
WHEREAS, although the Committee did not reach consensus on two of the six amendments, which are
therefore not recommended by the Committee; the remaining four proposed amendments received
unanimous recommendations and are the subject of this ordinance; and,
WHEREAS, a duly advertised public hearing was scheduled for July 25, 1995 and continued to August
1, 1995 to allow for a quorum of the Board to provide an opportunity for citizens to be heard, and,
WHEREAS, the following amendments to the UAZO further the goals and objectives of the Yakima
Urban Area Comprehensive Plan and the UAZO and the public health, safety, and general welfare of
the citizens of the City of Yakima, and,
WHEREAS, the Board of Yakima County Commissioners believes all persons who desired to speak for
or against, or in relation to the proposed amendments were given full and complete opportunity to be
heard during the hearing process; and,
WHEREAS, it is in the best interests of the people of Yakima County that the following amendments to
the Urban Area Zoning Ordinance be enacted into law, now, therefore,
•
BE IT ORDAINED BY THE BOARD OF YAKIMA COUNTY COMMISSIONERS
NEW DEFINITION. Section 1 Section 15A.02.020 of the Yakima County Code is hereby amended
by definition of "Converted Dwelling" as follows.
Converted Dwelling - means a structure which, due to alterations, has been
modified to increase the number of individual dwellings units. This definition
does not apply to multi - family structures constructed under the provisions of
this title.
Section 2. A new row pertaining to "Converted Dwelling" appearing on page 4 of the
seven page Table 4 -1, Permitted Land Uses, incorporated in Section 15A.04 030 of the
Yakima Municipal Code is hereby added to read in substance as follows.
LAND USES SR R 1 R2 R3 B1 B2 HB SCC LCC CBDCBDS M I M2
RESIDENTIAL RESIDENTIAL
Converted Dwelling*_ 2. 2 2. 2.
11,
ORDINANCE AMENDING UAZO, YCC TITLE 15A - PAGE 2
[Two versions of page 4 the seven page Table 4 -1, Permitted Land Uses, incorporated in Section
• Y^ ,n
15A.04 030 of the Yakima County Code, showing this amendment are attached to this ordinance as
Exhibit A -1 and A -2 and incorporated herein by reference. Exhibit A -1 displays the modification by
striking out deleted text, and underlining new text. Exhibit A -2 presents the Table as it shall appear
henceforth.]
NEW SUBSECTION Sec. 3 A new subsection is added to section 15A.05 020 of the Yakima County
Code to read as follows
15A.05 020 (J) Sidewalk Requirements. Sidewalks on one side of the street are required with
new construction, (except single family structures). A sidewalk is required if one exists within
200 feet of the development the same side of the street. Replacement of existing sidewalk is
required only if existing sidewalk presents a safety hazard.
Sec. 4 Page 3 of the three page Table 6 -1, Off - Street Parking Standards, incorporated in Section
15A.06 040 of the Yakima County Code is hereby amended to require 2 off - street parking spaces per
dwelling for all structures which have ten (10) or fewer dwellings and 1 5 off - street parking spaces per
dwelling for all structures which have more than ten dwellings, and to read in substance as follows
LAND USE PARKING STANDARDS
• RESIDENTIAL
Multi- Family dwellings (3- . Q units or Tess) 3 2 spaces per dwelling
(4 more than 10 units) 4 1.5 spaces per dwelling
(5 units) 9 spaces
[Two versions of page 3 of the three page Table 6.1, Off - Street Parking Standards, incorporated in
Section 15A.06 040 of the Yakima County Code, showing this amendment are attached to this
ordinance as Exhibit B -1 and B -2 and incorporated herein by reference. Exhibit B -1 displays the
modification by striking out deleted text, and underlining new text. Exhibit B -2 presents the Table as It
shall appear henceforth.]
Sec. 5 Effective date: This ordinance shall be in full force and effect at 12.01 A.M. on September 1,
1995
ORDINANCE AMENDING UAZO, YCC TITLE 15A -PAGE 3
Dated this 1st day of August 1995 •
BOARD OF YAKIMA COUNTY COMMISSIONERS
Bett' Ingham, Chair
ame ,!' -,ir o issioner
C * .,.r
z William H. Flower, Commissioner
Attest: Sylvia E. Hinojosa
Clerk of the Board
a 1 0 I i '
11 len Hatzenbeler
Deputy Clerk of the Board
1111
ORDINANCE AMENDING UAZO, YCC TITLE 15A - PAGE 4
•
A D
III III- .
X 0 17 TABLE 4 =1 TABLE OF PERMITS) LAND USES (Page 4 of 7)
M
1 „_ 1 c a
2ONING DISTRICTS _
y Z N LAND USES SR RI R2 R3 B1 B2 HB SCC LCC CBD C8DS M1 M2
›, Cr Sawrnils and Awing mills 3 1
F • a c Sheet metal and welding stop 3 1 1
rri E Stone products (includes nnishkg of monuments for retail sale) 3 2 1 1
3 6, Transportation equipment. Including trailers a campers 3 1 1
Z " and Woodworking: Cabinets. shelves, etc. 3 ' 3 3 2 2 1 1
n
C . MINING / REFINING / OFFSITE HAZARDOUS WASTE TREATMENT MINING /REFINING /OFFSITE HAZARDOUS WASTE TREATMENT
go. Asphalt paving and roofing materials. rock crushing 3 - 3 1
O materials. Mining including sand and gravel pits (')
3 3 3
StockpWrg of earthen materials 2 2 2 2 1 1 1 1 1 1 1 1 1
X Off'sit. Hazardous Waste Treatment and Storage Facilities5 3 3
/ N
- o RESIDENTIAL (Acesscvy Uses: See 15.040.050) RESIDENTIAL
O N Detached single family dwelling (•) ' 1 1 1 1 2 2 - -
Detached single family dwelling (zero lot Nne) (1 2 2 2 2 2 2
c^ $ Attached single family dwelling(*) (common wall) (•) 2 2 1 1 2 2
Y.r
•p 3 Two family dwelling (duplex) (•) 2 2 1 1 2 2 _
Converted Dusan (•) _ Z Z Z Z
m Mutd -family dwelling (•): 0-7 DU/NRA 3 2 1 1 1 2 1 3
`^ 8-12 DU/NRA 3 2 1 1 3 1 3.
13+ DU/NRA 3 1 2 2 1 3
Planned residential development(*): 0-7 DU/NRA 3 2 2 2 2 2 2 2 2 2
8 -12 DU /NRA 3 1 2 2 2 2 2 2
13+ DU/NRA 3 1 2 2 2 2 2
Mobile home parks (•) . 3 3 2 2 2
Mobile home (•) or manufactured hones (•) See Section 15.04.120
flasrdi no house (') 3 3 2 1 1 2 2 1 2
Retirement homes (') 2 3 3 2 2
Temporary hardship units (see 15.04.1102 2 2 2 2 2 2 2 2 2 2 2
—
II SR R1 R2 R3 B1 B2 HB SCC - LCC C8D CBDS M1 M2
, NOTES:
1. See section 15.04.020.1(a since Class (1) uses my require Class (2) review under certain conditions.
2. A higher level of review will be requked If the use or development is in an overlay district, see section 15.09.020.
3. (•) refers to definition In Chapter 15.02.
4. Mobile home parks shat not exceed the mandr urm number of dwelling units per net residential acre established in table 5.2.
5. Offsite hazardous waste treatment and storage facilities shall be subject to the State siting criteria adopted pursuant to the
requirements of Chapter 70.105 RCW.
P R TABLE 4 -1 TABLE OF PERMITTED LAND USES (Page 4 of 7)
X
m-4 .-. ma
ZONING DISTRICTS
CO Z -1 > " LAND USES SR RI R2 R3 B1 82 HB SCC LCC CBD C8DS MI M2
''3 Zw
:`
Y m 5 Sawmills and dining mills 3 1
t > = Sheet metal and welding shops 3 1 1
Z Z c Stone products (kidudes finishing of monuments for retail sale) 3 2 1 1
o T ransportation equipment Including Meets and campers _ 3 1 1
Z 3 Woodworking: Cabinets, Shelves, etc. 3 3 3 2 2 1 1
C N MINING / REFINING / OFFSITE HAZARDOUS WASTE TREATMENT MINING /REFINING /OFFSITE HAZARDOUS WASTE TREATMENT _
o Asphalt paving and roofing materials, rock crushing 3 3 1
O e Min including sand and gravel pits (•) 3 3 3
,,,C ` Stockpiling of earthen material 2 2 2 2 1 1 1 1 1 1 1 1 1
n K ,, Ofrsits Hazardous Waste Treatment and Storage Facilities 3 3
N
; RESIDENTIAL (Acessory Uses: See 75.040.050) RESIDENTIAL •
r0- _ Detached ample tamely dwelling (•) 1 1 1 1 2 2
LT) - Detached single family dwelling (zero lot line) (•) , 2 2 2 2 2 2
v+ t Attached single family dwelling(') (common wall) (•) 2 2 1 1 2 2
a 3 T wo family dwelling (duplex) (•) 2 2 1 1 2 2
Converted Dwelling (•) 2 2 2 2
C Muhl-family dwelling(•): 0-7 DU /NRA 3 2 1 1 1 2 1 3
O% 8-12 DU /NRA 3 2 1 1 3 1 3
13+ DU/NRA 3 1 2 7 1 3
Planned residents! development(*): 0-7 DU /NRA 3 2 2 2 2 2 2 2 2 2
8-12 DU /NRA _ 3 1 2 2 2 2 2 2
13+ DU/NRA 3 1 2 7 2 2 2
Mom home parks (•) 3 3 2 2 2
Mobile home (•) or manufactured homes (•) See Section 15.04.120 ,
Boardino house (•I 3 3 2 1 1 2 2 1 2 -
Retirement horses (•) 2 3 3 2 2 1 2
2 2 2 2 2 2 2 2 2 2 2
Temporary hardship units (see 15.04.110)
7 ..
I SR RI R2 R3 111 B2 HB SCC LCC CBD CBDS M1 M2
NOTES:
1. See section 15.04.020.1(.4) since Class (1) uses may require Class (2) review under certain conditions.
2. A higher level of review will be required ht the use or development b In an overlay district see section 15.09.020.
3. (•) refers to definition in Chapter 15.02.
4. Mobile home prier shal not exceed the nrxknum number of dwelling units per net residential acre established in table 5.2.
5. Offsite hazardous waste treatment and storage facilities shall be subject to the State siting criteria adopted pursuant to the
requirements of Chapter 70.105 RCW.
r ∎•
1111 .
"pi, • ,
TABLE 6-1 TABLE OF OFF - STREET PARKING STANDARDS
LAM) USE PARKING STANDARDS
H ■-• o.
CO Z E - --- - -- - - - - -- -- - -- -. AGRICULTURE (COMMERCIAL) r) _ _ _ -
Z AGRICULTURE (COMMERCIAL)
y n g Agripdurayn rented industries: pecking processing plants 1 space for each 300 sq. ft. of gross floor area
03 CT1 a stomp facades 2 spaces for the first 1, 000 sq. R. of gross floor area plus 1 space for each additional 3,000 sq. ft. r-
E
Z AMUSEMENT AND RECREATION
AMUSEMENT RECREATION
O ° Genie a
e rooms, card rooms, electronic game moms 1 space for each playing table, or each 3 stets or each 3 machines, whichever is greeter
r
O O Manse racing tracks, speedways, grandstands 1 space for each 3 fixed seats or 54' of bench seating
C N Bowling alleys 5 spaces for each lane
R Gymnasiums, exercise facilities 1 space for each 100 aq h. of gross floor area
Roller bating rink 1 dace for each 250 sq. ft. of skating surface was
O e Swiorning pools 1 space for each 150 sq. h. of water surface area
"<,,°c Movie tires 1 space for each 4 seats
X Auditoriu, exhibition hells 1 specs for each 100 sq. ft. of gross floor sea ,
/
l J J ms
N
v. COMMUNITY SERVICES COMMUNITY SERVICES
(1I -_ Cloches, synagogues, temples, and funeral homes
1 space for each 3 flexed seats (or 54' of bench type seating) +
1 space for each 40 sq. ft. of general reception/gathering area ,
LA t Convalescent. nursing and group homes 1 space for each 2 beds Fg
> Fire end police stations 1 space for each 200 sq. ft. of gross Hoot arm ' ; ''' x �'
a x Mafh us
ray hoe (detention center) 1 space for each 2 beds
C) Hospital 1.5 spaces for each bed
(T7 Schoolm Primary, Elem. each *ery 3 spaces for each classroom. or 1 space for ea 3 seats (S4' bench type seating) In the y
v aaemby area. whichever Is greater -ir
Junior, Senor Same es Primary /Elementary and 1 space for each 4 students over 16 years old
Junior or community colleges 1 space tor each 400 sq. h. of gross floor arm
Arsenio detention centers 1.5 spaces for each bed
Libraries 1 space for each 100 sq. h. of gross floor area .
Musetsns, art galleries 1 spoce tor each 100 sq. h. of gross floor area
A Peres hoofs, daycare centers 1 space for each employee + 1 space for each 6 children
Vocational schools 1 space for each 400 sq. ft. of gross floor area
MANUFACTURING (MASS PRODUCTION) MANUFACTURING (MASS PROOUCTION)
Al uses listed under manufacturing in Table 4-1 II 1 space for each employee per maximum shin
•
RESIDENTIAL RESIDENTIAL
Single family dwelling 2 spaces '
Two family deigning' 4 spaces
Muki4fanuify dweehgs (3 -nwta) (10 Jilts cr ess1 , 4- apa0e42 ghecet oar Swaim
(4'01i4e4 (mor t? 10 lt map ss 1 3 spcc err ins
(6.0 ta) a tpeaes
-(f i.mi , er ri.aa)
Retirement hones ,_ 1 space tor each dweghg unit
,
TABLE 6-1 TABLE OF OFF - STREET PARKING STANDARDS
x '!
x d LAND USE PARKING STANDARDS .
al 9 « , AGRICULTURE (OOMMERCWL) AGRICULTURE (COMMERCIAL)
q Z _ Agricultural) related 1WtatrfesK plc hg processing plans OM
1 space for each 300 sq. ft. of gross floor O
W m s storage fealties 2 spaces for the first 1,000 sq. ft. of gross floor area pus 1 space for oath addtlohM 3,000 s t. ft
I ar
N K E
Z e A AND RECREATION. AMUSEMENT AND RECREATION
C _ o Gene rooms, card rooms, electronic gems rooms 1 space for each playing table, or each 3 seats or each 3 machines, whichever b wester
Z 9 Horse racing tracks, speedways, grandstands 1 spec. for each 3 fixed seats or 54' of bench seating
C
0 O arch s
Bowling allays 5 spaces tor ch term
Gymnasiums, exercise facilities 1 space for arch 100 sq. ft. of gross floor area
o Rorer skating rink 1 space for each 250 sq. ft. of skating surface area
CD Swimming
c Movie theatres 1 space for each 150 sq. ft. of water surface area
1 space for each 4 seats
Auditoriums, exhibition hells 1 space for each 100
sq. ft. of gross floor area
^ J
l ' N
`3 N COMMUNITY SERVICES COMMUNITY SERVICES
C0 Churches, temp t homes 1 space for each 3 fixed seats (or 54' of bench type seating) +
<TT — 1 space for each 40 sq. R. of general receptkm/petherkq wee
N $ Corneleseent, nursing and group homes 1 space for each 2 beds
Fire end police stations
1 space for each 200 sq. ft. of gross floor area
"1:1 3 Hallway Agee (detention verger) 1 specie for each 2 beds
Hospital 1.5 spaces for each bed
m Scfnools; �«y, since y 3 spaces for each classroom, or 1 scie for each 3 seats (54' bench type seating) in the
0o assembly area. whichever Is greeter
Armor, Senior Same as Primary/Elementary and 1 space for etch 4 students over 16 years old
Junior or community colleges 1 space for each 400 sq. ft. of gross lion area
Amalie detention center 1.5 spaces for each bed
Libraries
Museum, art galleries 1 specie for each 100 sq. h. of gross floor area
1 specie for each 100 sq. ft. of gross floor area
Preschools, daycare centers 1 space for each employee ♦ 1 space for each 6 ehidren
Vocational school 1 space for etch 400 sq. 11. of gross floor area
MANUFACTURING (MASS PRODUCTION) MANUFACTURING (MASS PROOUCTION)
Al uses listed under manufacturing In Table 4 I 1 space for each employee per maximum shin
RESIDENTIAL RESIDENTIAL
Single fbmfy dwelling 2 spaces
Two family dwellings 4 spaces '
Multi•tendy dwellings (10 wilts or less) 2 spaces per dwelling
(more than 10 units) 1.5 spaces per dwelling
Retirement homes 1 space for each dwelling unit
tip • • 1