HomeMy WebLinkAbout09-25-2024_YPC Agenda PacketThe meeting will also be recorded and posted on the Y-PAC website.
Visit the Yakima Planning Commission webpage for more information, including agenda packets and minutes.
DEPARTMENT OF COMMUNITY DEVELOPMENT
Bill Preston, P.E., Director
Trevor Martin, AICP, Manager
Planning Division
129 North Second Street, 2nd Floor Yakima, Washington 98901
Phone (509) 575-6183 • Fax (509) 575-6105 • Email: ask.planning@yakimawa.gov
CITY OF YAKIMA PLANNING COMMISSION
Yakima City Hall Council Chambers
129 N 2nd Street, Yakima, WA 98901
September 25, 2024
3:00 p.m. – 5:00 p.m.
YPC MEMBERS:
Chair Mary Place, Vice-Chair Anne Knapp, Jeff Baker,
Charles Hitchcock, Leanne Hughes-Mickel, Colleda Monick, Philip Ostriem,
Kevin Rangel, Arthur Salido, 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), Connor Kennedy (Associate
Planner), Eva Rivera (Planning Technician), Irene Linos (Temp. Department Assistant I)
AGENDA
I.Call to Order
II.Roll Call
III.Staff Announcements
IV.Approval of Minutes from August 14, 2024
V.Public Comment
VI.Study Session – TXT#003-24, SEPA#014-24
VII.Public Hearing -
Applicant: City of Yakima
File No.: CPA#004-24, RZ#004-24, SEPA#007-24
VIII.Other Business
•Bylaws Discussion
•Permitted Land Use Discussion
IX.Adjourn
Next Meeting: October 9, 2024
Meeting Date:
City of Yakima
YAKIMA Pt.A~NING ~OMMISSl9~(YPC)
Audience Participation Slip (PLEASE PRINT)
Please complete this form for the record and submit it to the Clerk of the board prior to
addressing the Commission .
Name WII. I i:1111"",/~e,--r j
Subject/ Agenda Item Number(s): ______ '{-+-=J"C~-=-----------
E-mail: ---------------------------
Mailing Address* U [ $ l ?:,~ S '<::. * '1,'.-1..'vv=--'---v c..__
2-tot; 0 _!_
*Please provide your mailing address on this form. When addressing the Commission, state your
name and whether you live inside or outside the City limits.
The Commission welcomes input from the public both during "Audience Participation" and during
discussion of regular agenda items. Please note that the Commission meeting is being televised on
Y-PAC , cable channel 194 . Profanity , personal attacks , derogatory remarks or other inappropriate
language or behavior are not be permitted .
Thank you for your comments .
Meeting Date:
City of Yakima
YAKIMA Pt..ANNING COMMISSIQN (YPC)
Audience Participation Slip (PLEASE PRINT)
Please complete this form for the record and submit it to the Clerk of the board prior to
addressing the Commission.
Name:~C5V'---v-t~ ~)::..M.S ______ _
Subject I Agenda Item Number(s):_V __ l ___ L~--------------
E-mail: ---------------------------
Mailing Address*:Jl { s
qe;&o (
LB~S-t=: "J 4.~ ~ -----~ I
*Please provide your mailing address on this form. When addressing the Commission, state your
name and whether you live inside or outside the City limits.
The Commission welcomes input from the public both during "Audience Participation " and during
discussion of regular agenda items . Please note that the Commission meet in g is being televised on
Y-PAC , cable channel 194 . Profanity , persona l attacks, derogatory remarks or other inappropriate
language or behavior are not be permitted .
Thank you for your comments.
•
, .... _
ij , .
. :
' ......... ----~
Mark X on item
of interest
(from list above) NAME
&iA-/3/. (,. J-/---ch!' /y)J-/;.J..Spr j,J) /..J. t'....,
...£---'.
JI)~ ·1(i_,½
---·
\ UMY'rt" S-l o--r
1
(Yv 21
YPC Hearing Sign-In Sheet
City of Yakima
Yakima Planning Commission Hearing
City Hall Council Chambers
HEARING DATE: Wednesday, Septembe r 25 , 2024
PUBLIC HEARING:
A. City of Yakima
CPA#004-24, RZ#004-24, SEPA#007-24
ADDRESS
L/oZ. . S. t;h 7-W'-J
le t(
p I\
E-MAIL ADDRESS
fa,--e..../,.sS,r-,J ./-J;/Ja;..., P . Un--17he.,.o
/ bd1 ,d.r.LL. () ffu .flk /i ~ -
,J_, I f f;.
J:--0--Ldo t, S fo n1~0 0e,ow, he,. o ,[:,J
I J
| 08-14-2024 YPC Minutes
City of Yakima Planning Commission (YPC) Meeting Minutes
August 14, 2024
Call to Order
Chair Place called the meeting to order at 3:01 p.m.
Roll Call
YPC Members Present: Chair Mary Place, Vice-Chair Anne Knapp, Jeff Baker, Charles
Hitchcock, Leanne Hughes-Mickel, Colleda Monick, Philip
Ostriem, Kevin Rangel, Arthur Salido, Frieda Stephens, Shelley
White
YPC Members Absent: None
Staff Present: Trevor Martin; Planning Manager, Eva Rivera; Planning
Technician
City Council Liason: Rick Glenn, District 5
Staff Announcements – Planning Manager Martin announced the following:
• The request for additional funding to the Department of Commerce for the periodic update
was denied.
• A draft RFQ for additional staff for the periodic update has been created
• A Senior Planner postion is in the works with Human Resources
Action Items:
Item Assigned Status
City email address
for Commissioners Trevor Martin Pending
Update YPC Bylaws Trevor Martin In Progress
Public Comment – None
Public Hearing – DMD Development LLC CPA#001-24, RZ#001-24 – Martin presented the
staff report for CPA#001-24, which included the following properties: 2001 Simpson Ln., and
2002, 2010, 2012, 2014 E Viola Ave. The report addressed a Comprehensive Plan Map
Amendment (CPA) and Environmental Review request to amend the Future Land Use Map
designation of five parcels from Low Density Residential to Industrial, along with a concurrent
rezone from Two-family Residential (R-2) to Light Industrial (M-1). The staff report
recommended approval. The commission entered into discussion. Dennis Nash, representing
DMD Development, expressed agreement with the staff's recommendation and responded to
questions posed by the commissioners.
Motion: The Planning Commission draft findings of fact and forward the recommendation to the
Yakima City Council based on the testimony and the evidence presented on this afternoon’s
hearing.
Motioned by: Commissioner Hughes-Mickel
Seconded by: Commissioner Ostriem
Decision: The motion passed with a unanimous vote.
Public Hearing – Expensive Hay LLC/Grimes Co. of Yakima LLC CPA#003-24, RZ#003-24 –
Martin presented the staff report for CPA#003-24, which included the properties at 8603 & 8604
| 08-14-2024 YPC Minutes
W. Ahtanum Rd. The report addressed a Comprehensive Plan Map Amendment (CPA) and
Environmental Review request to amend the Future Land Use Map designation for three parcels
from Low Density Residential to Community Mixed-Use, with a concurrent rezone from Suburban
Residential (SR) to Local Business (B-2). The staff report recommended approval. The
commission entered into discussion. Commissioner Knapp requested a definition of "minor" and
"minimal" for future reference. Bill Hordan, the representative for the applicant, agreed with the
staff's recommendation. He clarified for the commission that the three parcels totaled 5.57 acres
and provided some background on the application. He also distributed an aerial map of the
property to the commissioners.
Motion: The Planning Commission draft findings of fact and forward the recommendation to the
Yakima City Council based on the testimony and the evidence presented on this afternoon’s
hearing.
Motioned by: Commissioner Knapp
Seconded by: Commissioner Baker
Decision: The motion passed with a unanimous vote.
Other Business – Commissioner Knapp requested hard copies of the Comprehensive Plan
Amendment. Councilman Glenn informed the commission about meetings he had attended
regarding efforts to bring utilities, such as sewer services, to Wiley City. Chair Place thanked
Commissioner Ostriem for preparing the thank-you letters for the former commissioners and
asked the current commissioners to sign them. Commissioner Hughes-Mickel asked about the
text amendments update. Martin answered they are in notice. Chair Place suggested holding
more study sessions to allow questions to be addressed outside the formal setting of a meeting.
She also suggested having maps shown on screen for the audience.
The meeting adjourned at approximately 3:52 p.m.
Chair Place Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Eva Rivera, Planning Technician.
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 September 25, 2024
3:00 p.m. -5:00 p.m. YPC MEMBERS:Chair Mary Place, Vice-Chair Anne Knapp, Jeff Baker,
Charles Hitchcock, Leanne Hughes-Mickel, Colleda Monick, Philip Ostriem,
Kevin Rangel, Arthur Salido, 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), Connor Kennedy (Associate
Planner), Eva Rivera (Planning Technician), Irene Linos (Temp. Department Assistant I) I.Call to OrderII.Roll CallIII.Staff Announcements AGENDA IV.Approval of Minutes from August 14, 2024V.Public CommentVI.Study Session-TXT#003-24, SEPA#014-24VII.Public Hearing -Applicant: City of Yakima File No.: CPA#004-24, RZ#004-24, SEPA#007-24 VIII.Other Business•Bylaws Discussion•Permitted Land Use DiscussionIX.Adjourn Next Meeting: October 9, 2024 The meeting will also be recorded and posted on the Y-PAC website.
DOC.
�NDEX
# .£- {,., -� ¥J---
Visit the Yakima Planning Commission webpage for more information, including agenda packets and minutes.
Yakima � 11;!!"""!'1
I 1111.'
2015 1994
Draft Revision to Planning Commission Bylaws, September 17, 2024 1
CITY OF YAKIMA
PLANNING COMMISSION
Draft Revision to BYLAWS
(Adopted by the City of Yakima Planning Commission on May 23, 2018;
Amended by City Council, June 5, 2018)
SECTION I: GENERAL RULES AND PROCEDURES
These Bylaws establish the rules and procedures under which the City of Yakima Planning
Commission (YPC or Commission) executes those duties and functions set forth in Chapter 1.42
Planning Commission of the Yakima Municipal Code.
I. COMPOSITION OF THE COMMISSION, TERMS, OFFICERS, AND STAFF
A. The City of Yakima Planning Commission shall be appointed consistent with Yakima
Municipal Code 1.42.025 Membership-Appointment-Term. It will consist of eleven members
appointed by the mayor and confirmed by the City Council. The term of office shall be four years.
B. The Commission will, by majority vote, elect a Chair and Vice Chair to serve throughout
that year. Chair and Vice Chair will be selected at the first meeting of each year, or in the meeting
following the Chair or Vice Chair’s completion of Commission service. The Chair (or Vice Chair
when Chair is absent):
1. Decides all points of order and procedural matters subject to rules and bylaws.
2. May appoint committees as necessary to investigate and report on matters
before the Commission.
C. Commission assistance shall be provided by the Department of Community Development
staff and consultants. Additional assistance shall be provided by other City departments and
consultants.
D. The Commission members shall not receive any salary or other compensation for
services rendered on the Commission, but necessary expenses actually incurred and within the
budget as set by the annual budget ordinance shall be paid.
E. Vacancies occurring otherwise than through the expiration of terms shall be filled for the
unexpired terms, consistent with Yakima Municipal Code 1.42.027 Vacancy Filling – Unexpired
Terms. Members may be removed by the mayor with the approval of the city council for
inefficiency, neglect of duty or malfeasance in office. Other reasons for removal may include:
1. Member is absent from three consecutive regular meetings or six regular
meetings in a twelve-month period. Such absences will be considered a resignation.
Verification of attendance will be based exclusively on the minutes of each meeting. Staff
will notify any member approaching the maximum number of absences. Staff will notify
the mayor and city council when such absences occur. Reinstatement may be sought
through a hearing by the Commission. Excused absences (such as sickness, death in the
family, business trips or emergencies) will not affect the member's status.,
Planning Commission Bylaws Draft Revision September 17, 2024 2
2. In case of extended illness or absence the Commission may request to staff that
the member be replaced. Staff will notify any member that this situation is occurring.
Staff will coordinate with the mayor and city council to address possible replacement.
3. A Commission member acted on an agenda item in which they had a conflict of
interest.
F. Commission members shall not represent the Commission in its official actions except as
specifically authorized by majority vote.
G. Commission members shall comply with Chapter 42.30 RCW: Open Public Meetings Act.
H. Commission members shall not vote on any issues before the Commission unless they
have attended previous deliberations on the subject or shall have the approval of the Chair
contingent on the Chair's determination that the member has familiarized themselves with the
subject and the minutes of any meetings where the subject was discussed.
I. City of Yakima Commissions, Committees and Boards that function as advisory bodies to
the Commission, including the Historic Preservation Commission, Bicycle and Pedestrian
Advisory Committee, and Tree City USA Board shall:
1. Provide a written activity report to the Commission once per year. The report
shall be presented to the Commission by a representative of each Committee at a regular
Commission meeting.
2. Provide input to relevant Commission topics as requested by the Commission.
3. Attend regular Commission meetings to present requests for input on or support
of Committee projects that are in alignment with the responsibilities of the Commission.
Written presentations shall include:
a) Names of Committee members
b) Brief description of the project
c) Short outline of the origin and history of the project including related
organizations, timeline of activities and progress to date
d) Summary of the request for input or support of the Commission
II. Planning Commission Materials
A. General
1. Documentation provided by staff to the Commission,
a) Must be provided by the deadlines indicated below. If not the meeting,
discussion or hearing will be postponed to the next available date.
b) Shall have acronyms spelled out the first time used.
c) References to documents, such as a Memorandum of Understanding,
will provide the full name and citation of the document and a link to the
document.
B. Staff will work with Commission chair to develop an annual Commission work plan.
Planning Commission Bylaws Draft Revision September 17, 2024 3
1. Plan should outline anticipated Commission projects for the year and be broken
down by quarters. Staff will provide the Commission the work plan at the first meeting of
each calendar year for its review and comment. The work plan is subject to updates
through the year. The plan shall include but not be limited to:
a) An outline of activities and dates to address major projects (i.e., the
Comprehensive Plan Update project)
b) Any anticipated advisory body projects requiring Commission input.
c) Regulation updates planned by staff.
C. Agendas for regular meetings, hearings, study sessions and other meetings will be
provided electronically to all members and posted on the Commission website one week prior to
meeting.
D. Agenda packets for meetings and hearing will be provided electronically to all members
and posted on the Commission website 1 week prior to meeting. Commission meeting packets
will contain:
1. Staff Report
2. Maps
3. Site Plan
4. Development Services Team Review and Agency Comments
5. Application
6. Public Comments
E. Draft minutes will be provided electronically to all members and posted on the
Commission website 1 week after each meeting. The Commission will review and act on draft
minutes at the first available regular meeting.
III. PROCEDURES FOR CONDUCTING REGULAR MEETINGS
A. Pre-meeting
1. If there are agenda items, regular meetings will be held at 3:00 p.m. on the
second and fourth Wednesdays of every month in the City Council chambers. The time
and location of a particular meeting may be changed by majority vote of the Commission.
If the date of a regular meeting of the Commission falls on a weekend or an official holiday,
the meeting may be changed to a time and place as determined by the Commission at the
preceding month's meeting.
2. If there are no agenda items, the Chair or designated member of staff may
propose canceling the regular meeting after giving all Commission members and the
public 24 hours advance notice. However, if a majority of Commission members express
the desire to hold the meeting, it shall convene as scheduled. If the meeting is canceled,
a notice to that effect will be posted at the regular meeting place at the regular time.
3. Special meetings may be called by the Chair or by a majority of Commission
members. Commission members will be given at least 48 hours advance notice of the
time and place of such meetings.
Planning Commission Bylaws Draft Revision September 17, 2024 4
4. All regular and special meetings will be open to the public and the date, place
and agenda will be publicized in accordance with the Open Public Meetings Act (Chapter
42.30 RCW). The agenda for regularly scheduled meetings shall be posted and
advertised 48 hours prior to the regularly scheduled meetings. Notice of a special
meeting shall be delivered to news organizations, posted on the website, and displayed
in accordance with the Open Public Meetings Act (Chapter 42.30 RCW) at least 24 hours
before the time of such meeting as specified in the notice.
5. The order of agenda items will be determined by their order of receipt or as
Commission staff deems appropriate.
6. Staff shall be responsible for notifying principals in each matter as specified
under the rules for review procedures and for keeping the Commission web page up to
date.
B. Regular Order of Business for Meetings
1. Business will be conducted under Robert's Rules of Order except where this
contradicts with the Bylaws or other special rules adopted by the Commission, which then
take precedence. All issues will be decided by simple majority vote except amendments
to the Bylaws, which require a vote of two-thirds of the membership.
2. Six members or 51 percent of the non-vacant membership of the Commission
constitutes a quorum. Meetings without a quorum will be recessed to the earliest
regularly scheduled date.
3. Minutes will be taken during all Commission proceedings. Minutes will include
decisions and action items. Additionally, the meetings may be videotaped to further
clarify the minutes.
4. The regular order of business shall be as follows:
a) Call to Order
b) Roll Call
c) Staff Announcements
d) Audience Participation for items not on the agenda
e) Adoption of Minutes
f) New business
g) Audience Participation for items on the agenda
h) Other Business
i) Adjournment
5. The regular order of business for consideration of preliminary subdivisions; YMC
Title 14, 15, 16 or 17 text amendments; comprehensive plan amendments; and rezones
shall be as follows*:
Planning Commission Bylaws Draft Revision September 17, 2024 5
a) The Commission Staff person shall offer a preliminary statement or Staff
Report concerning the application.
b) The applicant or the designated agent of the applicant presents
statements in favor of the application including any relevant exhibits.
c) Public comments.
d) Rebuttal by all concerned parties.
e) Deliberation by Commission.
f) Motion for action.
g) Vote.
*During the meeting, the above procedure may be temporarily modified by the
concurrence of all parties and the Commission.
6. The Commission shall act on each application at the meeting unless the Chair or
a majority of the Commission decides to defer consideration to a later date.
7. Requests for continuance may be granted if all parties agree. The continuance will be
publicly announced by the Chair, and the matter is automatically set on the agenda for
the next regularly scheduled meeting, or to a date certain as agreed by all parties. In
such a case, no further notice is required for the principals in the case.
C. Post-meeting
1. Planning staff will be responsible for notifying participants as called for under
rules for specific review procedures.
2. Planning staff will be responsible for forwarding materials to participants as called
for under rules for specific review procedures.
3. Planning staff will be responsible for distributing the minutes of the meeting.
Resources
1. Yakima Municipal Code: Chapter 1.42 PLANNING COMMISSION* (codepublishing.com)
2. Yakima Municipal Code Yakima Planning Commission (YPC) Information and Meetings | Planning
Division (yakimawa.gov)
3. Revised Code of Washington Chapter 42.30 RCW: OPEN PUBLIC MEETINGS ACT (wa.gov)
1
City of Yakima Planning Commission
Zoning Updates
May 8, 2024
1. Mixed-Use
Since the mixed-use standards were updated recently, staff has identified some clarifications
intended to make the section more useable. We would also like to explore whether the mixed-
use standards should apply generally to both multifamily and commercial development in the
CBD.
15.09.025 Mixed-use buildings and downtown business district
multifamily development.
A. Purpose and Intent.
1. To provide a streamlined process for new development or redevelopment projects that
include a mixture of high density residential along with complementary retail, commercial, or
professional uses at a scale that is compatible with the surrounding neighborhood.
2. These standards shall also apply to new multifamily or commercial development or
multifamily or commercial redevelopment in the downtown business district. MNew or
redevelopedultifamily multifamily or commercial uses within this area shall comply with all of
the following development and design standards excluding those which are only relevant to the
nonresidential portion of a mixed-use building.
3. a. For the purpose of implementing this section, the “downtown business district” shall be
defined as the downtown business district exempt area—See YMC 15.06.040, Figure 6-1.
B. Level of Review—Mixed-use building Uses.
1. MA new or redeveloped mixed-use building and downtown business district multifamily
development is a Class (1) permitted use, requiring Type (1) review, in applicable zones and is
determined to be the appropriate level of review for any combination of Class (1) and Class (2)
uses listed in those zones.
2. Any combination of uses which includes a Class (3) permitted use shall undergo Type (2)
review.
3. The mixed-use building/development land use shall not allow contain any use which is
otherwise not permitted in the zone.
4. A new mixed-use building that does not meet the layout requirement of subsection (D)(1)
of this section shall undergo Type (2) review or be reviewed based upon its particular uses as
listed in Table 4-1, whichever is higher.
2
5. An existing building that does not meet the layout requirement of subsection (D)(2) of this
section shall still be subject to the other development standards of that subsection.A new mixed-use
building located in the downtown business district shall also comply with YMC 15.09.026.
C. Prohibited Uses. The following uses are prohibited in a mixed-use building/development project:
1. All wholesale trade—Storage uses.
2. All transportation uses.
3. All utilities uses.
4. All automotive sales, maintenance and repair, carwash/detailing, paint and body, parts
and accessories, and towing uses.
5. Boats and marine accessories.
6. Farm and implements, tools and heavy construction equipment.
7. Farm supplies.
8. Fuel oil and coal distributers.
9. Lumber yards.
10. Nurseries.
11. All rental uses.
12. Repairs: reupholstery and furniture.
13. Repairs: small engine and garden equipment.
14. Service stations.
15. Truck service stations and shops.
D. Development Standards.
1. Mixed-Use Layout. A mixed-use building should not have any residential dwelling units
located on the ground floor, whenever feasible. There shall be aA minimum of fifty percent
of the total floor area shall be residential dwelling units, and least 60 percent of the ground
floor shall be dedicated for community facility or commercial use.
2. Height Bonus. In the B-1, B-2, and SCC zoning districts, the maximum height of the building
(YMC 15.05.030, Table 5-1) may be increased to fifty feet if all of the following are met:
a. The majority of the additional building height is used to increase the number of dwelling
units;
b. The additional building height is necessary to accommodate off-street parking
requirements.
c. Additional onsite landscaping is provided equal to a minimum of fifteen percent of the
parking area.
F.E. Design Standards.
3
1. Entrances. Primary pedestrian entrances to the building shall face the street frontage or face
common open space which is oriented toward the street.
2. Transparency.
a. There shall be windows on all sides of the building facing streets and pedestrian ways.
b. Within the downtown business district, the ground floor of a mixed-use building shall
contain transparency for the majority of the wall between three and twelve feet above
ground level, including both doors and windows, as measured along street but excluding
alleys. Ground floor transparency shall be visually distinct from the above floors by not
repeating the exact dimensions and placement of windows.
15.09.026 Downtown business district development.
A. Purpose and Intent.
1. To establish standards for new development or redevelopment projects within the downtown
business district in order to promote efficient land use and a pedestrian-friendly
environment.
2. These standards shall apply to the following in the downtown business district:
a. New mixed-use buildings, pursuant to YMC 15.09.025.
b. New multifamily development.
c. New commercial/nonresidential development, except for the following:
i. Uses exempt from review per YMC 15.13.025.
ii. Uses located in the light industrial zoning district.
3. For the purpose of implementing this section, the “downtown business district” shall be
defined as the downtown business district exempt area—See YMC 15.06.040, Figure 6-1.
B. Development Standards.
1. Parking.
a. Location. Off-street parking shall be located within, behind, below, and/or to the side of
the building. Any side of the building that faces a street shall not be fronted by off-street
parking. However, for corner lots with more than one street frontage, at least one side of
the building that faces the street shall not be fronted by off-street parking.
a.b. Off-street parking shall be installed in accordance with YMC Chapter 15.06, except that
buildings that cannot physically provide on-street residential parking may utilize off-
street private parking through a shared parking agreement, or off-street public parking if
the building is located within the long-term parking boundary (YMC 9.50.220).
4
c. Design. Off-street parking shall be separated from abutting public rights-of-way that
includes an existing or required sidewalk by a landscaping buffer a minimum of four feet
in width consisting of a combination of trees and shrubs. Fencing may substitute for the
required landscaping buffer.
d. Parking located within a structure, whether attached to or detached from the primary
structure, shall be architecturally compatible with the primary structure. Any openings
within a parking structure that do not provide pedestrian or vehicular access shall be
screened from view with decorative grilles or landscaping.
e. These standards shall also apply to standalone parking lots and garages not otherwise
part of a development or structure.
f. A drive-up lane intended to arriving/departing guests, valet service, and other related
functions located at the front of motels and hotels (including extended stay) is not
considered to be parking for the purpose of this section.
C. Design Standards.
1. Entrances. Primary pedestrian entrances to the building shall face the street frontage or face
common open space which is oriented toward the street.
2. Windows Along Streets and Pedestrian Ways.
a. There shall be windows on all sides of the building facing streets and pedestrian ways,
excluding alleys.
b. All floors of a multifamily building shall contain transparency consistent with the
Washington State Energy Code, including both doors and windows.
3. Blank Walls.
a. Defined. “Blank wall” means a wall or portion of a wall that has eight hundred square
feet of vertical surface area without any building modulation, transparency, or other
architectural feature.
b. Along streets and pedestrian ways, a minimum of fifty percent of the wall between three
feet and twelve feet above grade shall be treated with one or more of the following
elements:
i. Architectural variation including but not limited to color, material, and/or modulation.
ii. Artwork, including murals and signs.
iii. Shrubs, trees, trellises, or other landscaping that may be actively maintained.
4. Equipment Screening.
5
a. Electrical and mechanical equipment placed on the ground surface or rooftop shall be
screened from view by materials that are consistent and compatible with the design,
color, and materials of the building.
b. The height of the parapet and other rooftop elements may be increased in order to
achieve this and shall comply with the height restrictions of YMC 15.05.030 and
15.10.020(D)(1).
5. Multifamily Development Limited Downtown. Multifamily development that does not meet the
definition of mixed-use shall comply with the following standards:
a. New buildings shall have a minimum front setback of ten feet from the property line or
have windows that begin at least three feet above the elevation of the highest adjoining
sidewalk or finished ground surface adjacent to the setback.
b. Multifamily development shall not be permitted in the following locations unless it meets
the definition of mixed-use (YMC 15.09.025):
i. On any corner lot along Yakima Avenue.
ii. Within the Old North Yakima Historic District.
2. Previously Considered Text Changes
Chapter 15.13
TYPE (1) REVIEW
Sections:
15.13.010 Purpose.
15.13.020 When required.
15.13.025 Central business district—Type (1) review exemptions.
15.13.030 Development permit application—Type (1) review.
15.13.040 Review procedures.
15.13.050 Approval.
15.13.060 Denial.
15.13.070 Appeals.
15.13.010 Purpose.
This chapter establishes procedures for issuance of a development permit for uses requiring Type
(1) review.
15.13.020 When required.
Class (1) uses not requiring Type (2) or (3) review are permitted; provided, that district standards are
met. The administrative official shall use the procedures in YMC Chapter 15.13 to review Class (1)
uses and associated site improvements for compliance with the provisions and standards of the
6
zoning district in which they are located, unless exempt under YMC 15.13.025. Class (1) uses
require Type (2) review when:
A. All or part of the development, except for agricultural buildings, single-family dwellings, and
duplexes, is in the floodplain or greenway overlay districts;
B. All or part of a development is in the airport overlay (AO);
C. All or part of a development is in an institutional (IO) or master planned development overlay
(PD) and is identified in a development agreement as requiring Class (2) approval;
D. The proposed use includes hazardous material;
E. The applicant requests adjustment of one or more of the specific development standards
pursuant to YMC 15.10.020; or
F. All or part of the development requires a development plan and/or master plan.
15.13.025 Central business district—Type (1) review exemptions.
A. Change of use proposals for commercial uses within existing buildings in the CBD Downtown
Business District Exempt Parking Area (YMC 15.06.040(C)) shall be exempt from Type (1) review
when the proposed new use is a Class (1) use for the zone inunder the Retail Trade and Service
portion of YMC 15.04.030, Table 4-1. New construction, or expansion of existing buildings, or
alteration of parking lotsClass (1) uses shall follow the Type (1) review or modification process, as
applicable.
B. Change of use proposals within existing buildings in all commercial and industrial zones outside
of the Downtown Business District Exempt Parking Area shall be exempt from the Type (1) review
when:
1. The proposed use is a Class (1) use for the zone in YMC 15.04.030; and,
2. Parking:
i. The use is located within an existing multiple use center; or,
ii. The parking requirement for the proposed use is equal to or less than the
existing use.
a. If the proposed use requires more parking than the existing use and that
parking is available on-site, then it meets the intent of this section.
3. Change of use exemptions for Class (1) uses in the commercial and industrial zones
shall not apply to the following:
i. New construction or expansion of buildings;
7
ii. Automotive dealer new and used sales; towing services; farm and implements,
tools and heavy construction equipment; Rental and Repairs uses; and other similar
uses that utilize outside storage/sales areas that alter existing parking lots.
B. The following Class (1) residential uses shall be exempt from Type (1) review when a compliant
site plan is submitted with the building plans:
1. Detached single-family dwelling
2. Two-family dwelling (duplex) and converted dwelling
3. Accessory dwelling unit
4. Multifamily development up to six dwelling units
15.13.030 Development permit application—Type (1) review.
Applications for permits for Class (1) uses permitted outright in the district shall be made in writing to
the administrative official on forms supplied by the department. A general site plan conforming to the
provisions of YMC 15.11.030 shall accompany the application. The administrative official may
request any other information necessary to clarify the application or determine compliance with, and
provide for the enforcement of, this title.
15.13.040 Review procedures.
The administrative official shall review all Class (1) uses for compliance with this title. The
administrative official shall forward all Class (1) uses requiring Type (2) review under
YMC 15.13.020 to the planning division for processing under YMC Chapter 15.14. The
administrative official shall notify the applicant of the approval or denial of the application, request
additional information, or forward the application to the division for review.
15.13.050 Approval.
The administrative official shall issue a Type (1) zoning decision when it has been determined that:
A. The proposed use is a Class (1) permitted use under YMC Chapter 15.04;
B. That the proposed development complies with the standards and provisions of this title;
C. That the proposed development complies with other building codes in effect and administered
by the administrative official;
D. That proposed development complies with traffic engineering standards and policies
established by the appropriate jurisdiction to protect the function and satisfactory level of service of
arterial and collector streets; and
E. That any new improvements or expansions of a structure comply with the standards of this title.
8
15.13.060 Denial.
When an application is denied, the administrative official shall state the specific reasons and shall
cite the specific chapters and sections of this title upon which denial is based. The administrative
official may also refer the applicant to the division to determine if relief from such denial is available
through other application.
15.13.070 Appeals.
Any decision by the administrative official to deny issuance of a permit for a Class (1) use may be
appealed to the hearing examiner under the provisions of YMC 15.16.030.
15.17.030 Exemptions.
Modifications to existing detached single-family homes and duplexes when Class (1) or (2) uses in
residential zones shall be exempt from the review processes of this chapter when in conformance
with the standards of Table 5-1. For other exemptions from the review processes, see
YMC 15.01.040(A).
15.08.030 Development permit required.
No sign governed by this title shall be erected, structurally altered or relocated after the
adoption without first receiving a development permit from the building official. All
applications for a development permit under this chapter shall be reviewed for consistency
with the standards of this chapter and other applicable chapters of the Yakima Municipal
Code, according to sign type and other applicable regulations.
1. For New new freestanding signs and subdivision identification/use identification
signsUses. All on-premises freestanding signs and subdivision identification/use
identification signs meeting the standards of this chapter are considered Class (1) uses
requireing Type (1)Modification review under YMC Ch. 15.17 if proposed to be located in a
parking space or drive aisle. On-premises signs not meeting the standards shall follow the
procedures of YMC 15.08.170, and are otherwise not permitted. Off-premises signs and
billboards may beare permitted as identified in YMC 15.08.130.
2. For Changes or Replacement of an Existing Sign. Structural changes to, or
replacement of, an existing sign requires Type (1) review and approval by the building
official. Changes to the face or copy of a sign, provided such change does not change the
material or appearance of the sign as originally permitted by the city does not require a
Type (1) review, or permit.
15.08.060 Sign standards.
The provisions of this chapter and the requirements in Table 8-1, “Type and Number of Signs
Permitted,” Table 8-2, “Maximum Sign Area,” and Table 8-3, “Sign Height and Setbacks,” are
9
established for all signs in the zoning districts indicated. All permitted signs are subject to the
review procedures of this title and the standards of this section. Signs for Class (1), (2) and (3)
uses shall be subject to the same procedural and review requirements as the principal use.
10
Ta
b
l
e
8
-1.
T
y
p
e
a
n
d
N
u
m
b
e
r
o
f
S
i
g
n
s
P
e
r
m
i
t
t
e
d
SI
G
N
T
Y
P
E
ZO
N
I
N
G
D
I
S
T
R
I
C
T
S
SR
R-1
R-2
R-3
B-1
HB
B-2
SC
C
LC
C
CB
D
GC
AS
RD
M-1
M-2
PE
R
M
I
T
T
E
D
S
I
G
N
S
On
-Pr
e
m
i
s
e
s
S
i
g
n
s
Na
m
e
p
l
a
t
e
Pe
r
m
i
t
t
e
d
a
s
a
n
A
c
c
e
s
s
o
r
y
U
s
e
t
o
a
n
A
p
p
r
o
v
e
d
o
r
E
x
i
s
t
i
n
g
U
s
e
Su
b
d
i
v
i
s
i
o
n
Id
e
n
t
i
f
i
c
a
t
i
o
n
/
P
r
o
j
e
c
t
Id
e
n
t
i
f
i
c
a
t
i
o
n
2
Ro
o
f
No
t
P
e
r
m
i
t
t
e
d
Cl
a
s
s
(
1
)
U
s
e
Pe
r
m
i
t
t
e
d
Pe
r
m
a
n
e
n
t
Fr
e
e
s
t
a
n
d
i
n
g
1
Su
b
d
i
v
i
s
i
o
n
/
P
r
o
j
.
I.
D
.
O
n
l
y
On
-pr
e
m
i
s
e
s
s
i
g
n
s
m
e
e
t
i
n
g
t
h
e
s
t
a
n
d
a
r
d
s
o
f
t
h
i
s
c
h
a
p
t
e
r
a
r
e
co
n
s
i
d
e
r
e
d
Cl
a
s
s
(
1
)
u
s
e
s
r
e
q
u
i
r
i
n
g
T
y
p
e
(
1
)
r
e
v
i
e
w
pe
r
m
i
t
t
e
d
.
O
n
-pr
e
m
i
s
e
s
s
i
g
n
s
n
o
t
me
e
t
i
n
g
t
h
e
s
t
a
n
d
a
r
d
s
o
f
t
h
i
s
c
h
a
p
t
e
r
s
h
a
l
l
f
o
l
l
o
w
t
h
e
p
r
o
c
e
d
u
r
e
s
o
f
YM
C
15
.
0
8
.
1
7
0
,
a
n
d
a
r
e
o
t
h
e
r
w
i
s
e
n
o
t
p
e
r
m
i
t
t
e
d
.
Pr
o
j
e
c
t
i
n
g
No
t
P
e
r
m
i
t
t
e
d
Fr
e
e
w
a
y
Se
e
Y
M
C
15
.
0
8
.
1
5
0
Of
f
-Pr
e
m
i
s
e
s
S
i
g
n
s
In
c
l
u
d
i
n
g
B
i
l
l
b
o
a
r
d
s
No
t
P
e
r
m
i
t
t
e
d
Cl
a
s
s
(2
)
Us
e
No
t
Pe
r
m
i
t
t
e
d
Cl
a
s
s
(
2
)
U
s
e
Cl
a
s
s
(
1
)
Us
e
NU
M
B
E
R
O
F
S
I
G
N
S
P
E
R
M
I
T
T
E
D
On
-Pr
e
m
i
s
e
s
S
i
g
n
s
Na
m
e
p
l
a
t
e
1
p
e
r
D
w
e
l
l
i
n
g
Su
b
d
i
v
i
s
i
o
n
Id
e
n
t
i
f
i
c
a
t
i
o
n
/
U
s
e
Id
e
n
t
i
f
i
c
a
t
i
o
n
2
1
p
e
r
S
t
r
e
e
t
Fr
o
n
t
a
g
e
1
p
e
r
S
t
r
e
e
t
F
r
o
n
t
a
g
e
Pe
r
m
a
n
e
n
t
Fr
e
e
s
t
a
n
d
i
n
g
1
Pr
o
j
e
c
t
i
n
g
No
t
P
e
r
m
i
t
t
e
d
Wa
l
l
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
0
0
11
Ta
b
l
e
8
-1.
T
y
p
e
a
n
d
N
u
m
b
e
r
o
f
S
i
g
n
s
P
e
r
m
i
t
t
e
d
SI
G
N
T
Y
P
E
ZO
N
I
N
G
D
I
S
T
R
I
C
T
S
SR
R-1
R-2
R-3
B-1
HB
B-2
SC
C
LC
C
CB
D
GC
AS
RD
M-1
M-2
Ro
o
f
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
0
9
0
Fr
e
e
w
a
y
Fr
e
e
w
a
y
:
S
e
e
Y
M
C
15
.
0
8
.
1
5
0
Of
f
-Pr
e
m
i
s
e
s
S
i
g
n
s
In
c
l
u
d
i
n
g
B
i
l
l
b
o
a
r
d
s
Di
r
e
c
t
i
o
n
a
l
:
S
e
e
Y
M
C
15
.
0
8
.
1
2
0
(B
)
No
t
P
e
r
m
i
t
t
e
d
1
S
i
g
n
p
e
r
P
a
r
c
e
l
(
A
l
s
o
S
e
e
Y
M
C
15
.
0
8
.
1
3
0
)
TY
P
E
A
N
D
N
U
M
B
E
R
O
F
S
I
G
N
S
P
E
R
M
I
T
T
E
D
T
H
A
T
A
R
E
B
A
S
E
D
O
N
O
T
H
E
R
C
R
I
T
E
R
I
A
Te
m
p
o
r
a
r
y
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
0
Ca
r
r
i
e
d
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
5
Di
g
i
t
a
l
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
3
5
Po
r
t
a
b
l
e
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
5
5
12
NOTES:
1. YMC 15.08.140 has freestanding sign provisions for multiple-building complexes and
multiple-tenant buildings. Sign provisions for temporary freestanding signs are
addressed in YMC 15.08.110. Permanent freestanding signs are limited to subdivision
signs in residential areas.
2. Nameplates and subdivision identification signs permitted in the residential districts
may be placed on a wall—See Table 8-2.
13
Ta
b
l
e
8
-2.
M
a
x
i
m
u
m
S
i
g
n
A
r
e
a
ZO
N
I
N
G
D
I
S
T
R
I
C
T
Fr
e
e
s
t
a
n
d
i
n
g
a
n
d
P
r
o
j
e
c
t
i
n
g
S
i
g
n
s
Si
g
n
i
s
se
t
b
a
c
k
1
5
f
t
.
o
r
l
e
s
s
fr
o
m
r
e
q
u
i
r
e
d
r
i
g
h
t
-of
-wa
y
Si
g
n
i
s
s
e
t
b
a
c
k
mo
r
e
t
h
a
n
15
ft
.
or
m
o
r
e
fr
o
m
r
e
q
u
i
r
e
d
ri
g
h
t
-of
-wa
y
WA
L
L
S
I
G
N
S
FR
E
E
W
A
Y
S
I
G
N
S
SR
,
R
-1,
R
-2,
a
n
d
R
-3
Na
m
e
p
l
a
t
e
s
u
p
t
o
2
s
q
.
f
t
.
a
n
d
s
u
b
d
i
v
i
s
i
o
n
/
p
r
o
j
e
c
t
i
d
e
n
t
i
f
i
c
a
t
i
o
n
u
p
t
o
3
2
s
q
.
f
t
.
NO
T
PE
R
M
I
T
T
E
D
HB
a
n
d
B
-1
24
s
q
.
f
t
.
40
s
q
.
f
t
.
SI
Z
E
O
F
W
A
L
L
TO
W
H
I
C
H
AT
T
A
C
H
E
D
WH
E
R
E
P
E
R
M
I
T
T
E
D
:
UP
T
O
3
0
0
S
Q
U
A
R
E
FE
E
T
B-2
40
s
q
.
f
t
.
60
s
q
.
f
t
.
SC
C
Fr
o
n
t
a
g
e
i
s
l
e
s
s
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
0
0
s
q
.
f
t
.
1-1/
2
sq
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
sq
.
f
t
.
Fr
o
n
t
a
g
e
i
s
m
o
r
e
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
sq
.
f
t
.
LC
C
Fr
o
n
t
a
g
e
i
s
l
e
s
s
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
sq
.
f
t
.
Fr
o
n
t
a
g
e
i
s
m
o
r
e
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
fr
o
n
t
a
g
e
u
p
t
o
2
0
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
5
0
sq
.
f
t
.
CB
D
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
GC
Fr
o
n
t
a
g
e
i
s
l
e
s
s
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
fr
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
1-
1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
sq
.
f
t
.
Fr
o
n
t
a
g
e
i
s
m
o
r
e
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
fr
o
n
t
a
g
e
u
p
t
o
2
5
0
sq
.
f
t
.
14
AS
Fr
o
n
t
a
g
e
i
s
l
e
s
s
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
sq
.
f
t
.
Fr
o
n
t
a
g
e
i
s
m
o
r
e
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
of
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
5
0
sq
.
f
t
.
RD
Fr
o
n
t
a
g
e
i
s
l
e
s
s
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
s
q
.
f
t
.
1-
1/
2
s
q
.
f
t
.
o
f
si
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
sq
.
f
t
.
Fr
o
n
t
a
g
e
i
s
m
o
r
e
th
a
n
4
0
0
f
t
.
l
o
n
g
1
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
2
0
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
2
5
0
sq
.
f
t
.
M-1
1
s
q
.
f
t
.
o
f
si
g
n
a
r
e
a
p
e
r
l
i
n
e
a
l
f
t
.
of
f
r
o
n
t
a
g
e
u
p
t
o
1
0
0
s
q
.
f
t
.
1-1/
2
s
q
.
f
t
.
o
f
s
i
g
n
a
r
e
a
p
e
r
li
n
e
a
l
f
t
.
o
f
f
r
o
n
t
a
g
e
u
p
t
o
1
5
0
sq
.
f
t
.
M-2
MA
X
I
M
U
M
A
R
E
A
P
E
R
S
I
G
N
=
2
T
I
M
E
S
T
H
E
M
A
X
I
M
U
M
A
R
E
A
P
E
R
S
I
G
N
F
A
C
E
MA
X
I
M
U
M
S
I
G
N
A
R
E
A
O
F
O
T
H
E
R
S
I
G
N
T
Y
P
E
S
T
H
A
T
A
R
E
B
A
S
E
D
ON
O
T
H
E
R
C
R
I
T
E
R
I
A
Te
m
p
o
r
a
r
y
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
0
Ca
r
r
i
e
d
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
5
Di
g
i
t
a
l
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
3
5
Po
r
t
a
b
l
e
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
5
5
15
Ta
b
l
e
8
-3.
S
i
g
n
H
e
i
g
h
t
a
n
d
S
e
t
b
a
c
k
s
SI
G
N
S
T
A
N
D
A
R
D
S
ZO
N
I
N
G
D
I
S
T
R
I
C
T
S
SR
R-1
R-2
R-3
B-1
HB
B-2
SC
C
LC
C
CB
D
GC
AS
RD
M-1
M-2
MA
X
I
M
U
M
S
I
G
N
H
E
I
G
H
T
Pe
r
m
a
n
e
n
t
Fr
e
e
s
t
a
n
d
i
n
g
1
Si
g
n
i
s
s
e
t
b
a
c
k
1
5
f
e
e
t
o
r
l
e
s
s
fr
o
m
r
e
q
u
i
r
e
d
r
i
g
h
t
-of
-wa
y
5
f
t
.
10
f
t
.
15
f
t
.
30
f
t
.
30
f
t
.
30
f
t
.
30
f
t
.
Si
g
n
i
s
s
e
t
b
a
c
k
m
o
r
e
t
h
a
n
1
5
fe
e
t
f
r
o
m
r
e
q
u
i
r
e
d
r
i
g
h
t
-of
-
wa
y
10
f
t
.
15
f
t
.
20
ft
.
35
f
t
.
40
f
t
.
30
f
t
.
40
f
t
.
Pr
o
j
e
c
t
i
n
g
No
t
p
e
r
m
i
t
t
e
d
2
Se
e
Y
M
C
15
.
0
8
.
0
8
0
1.
Wa
l
l
1.
To
p
o
f
w
a
l
l
t
o
w
h
i
c
h
a
t
t
a
c
h
e
d
(
Y
M
C
15
.
0
8
.
1
0
0
)
2.
Fa
s
c
i
a
2.
Ho
r
i
z
o
n
t
a
l
a
n
d
v
e
r
t
i
c
a
l
l
i
m
i
t
s
o
f
f
a
s
c
i
a
b
o
a
r
d
t
o
w
h
i
c
h
at
t
a
c
h
e
d
(
Y
M
C
15
.
0
8
.
1
0
5
)
Fr
e
e
w
a
y
Wh
e
r
e
p
e
r
m
i
t
t
e
d
:
7
0
f
t
.
SE
T
B
A
C
K
S
Mi
n
i
m
u
m
f
r
o
n
t
y
a
r
d
s
e
t
b
a
c
k
s
Ed
g
e
o
f
r
i
g
h
t
-of
-wa
y
Mi
n
i
m
u
m
s
i
d
e
y
a
r
d
s
e
t
b
a
c
k
s
Re
q
u
i
r
e
d
s
e
t
b
a
c
k
st
a
n
d
a
r
d
s
f
o
r
e
a
c
h
z
o
n
i
n
g
d
i
s
t
r
i
c
t
(
T
a
b
l
e
5
-1)
SI
G
N
H
E
I
G
H
T
A
N
D
S
E
T
B
A
C
K
S
F
O
R
S
I
G
N
S
T
Y
P
E
S
T
H
A
T
A
R
E
B
A
S
E
D
O
N
O
T
H
E
R
C
R
I
T
E
R
I
A
Te
m
p
o
r
a
r
y
Si
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
0
Ca
r
r
i
e
d
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
1
5
Di
g
i
t
a
l
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
3
5
Po
r
t
a
b
l
e
S
i
g
n
s
Se
e
Y
M
C
15
.
0
8
.
1
5
5
No
t
e
s
:
1
YM
C
15
.
0
8
.
1
4
0
ha
s
s
p
e
c
i
a
l
f
r
e
e
s
t
a
n
d
i
n
g
s
i
g
n
p
r
o
v
i
s
i
o
n
s
f
o
r
m
u
l
t
i
p
l
e
-bu
i
l
d
i
n
g
c
o
m
p
l
e
x
e
s
a
n
d
m
u
l
t
i
p
l
e
-te
n
a
n
t
b
u
i
l
d
i
n
g
s
.
16
Ta
b
l
e
8
-3.
S
i
g
n
H
e
i
g
h
t
a
n
d
S
e
t
b
a
c
k
s
SI
G
N
S
T
A
N
D
A
R
D
S
ZO
N
I
N
G
D
I
S
T
R
I
C
T
S
SR
R-1
R-2
R-3
B-1
HB
B-2
SC
C
LC
C
CB
D
GC
AS
RD
M-1
M-2
2
N
a
m
e
p
l
a
t
e
s
a
n
d
s
u
b
d
i
v
i
s
i
o
n
i
d
e
n
t
i
f
i
c
a
t
i
o
n
s
i
g
n
s
p
e
r
m
i
t
t
e
d
i
n
t
h
e
r
e
s
i
d
e
n
t
i
a
l
d
i
s
t
r
i
c
t
s
m
a
y
b
e
p
l
a
c
e
d
o
n
a
w
a
l
l
.
(
S
e
e
T
a
b
l
e
8
-2.
)
17
15.08.140 Multiple-building complexes and multiple-tenant buildings.
A. Purpose. The following provisions shall apply to multiple-building complexes and multiple-tenant
buildings in the Ccommercial and IindustrialSCC, LCC, GC, and RD districts. Tenants in such
buildings or complexes may also have their own signs in accordance with the provisions of this
chapter.
B. Number of Freestanding Signs. Each multiple-building complex shall be allowed one
freestanding sign on each street frontage in accordance with Table 8-2. When the street frontage is
longer than four hundred feet:
1. One additional freestanding sign shall be permitted for each additional four hundred feet of
street frontage or part thereof; or
2. A single, larger freestanding sign can be erected in accordance with Table 8-2.
If option 1, as set forth in subsection (B)(1) of this section, is selected, no freestanding sign shall be
placed closer than two hundred feet to any other freestanding sign or exceed the standards in Table
8-2. These provisions shall also apply to each multiple-tenant building, unless it is a part of a
multiple-building complex.
The allowable freestanding sign(s) may be used to advertise one or more of the uses in the multiple-
building complex or multiple-tenant building.
15.10.020 Administrative adjustment of some development standards
authorized.
The purpose of this section is to provide flexibility by allowing certain development standards in YMC
Chapters 15.05 through 15.08 to be administratively adjusted. A particular standard may be reduced
or modified, so long as the administrative official determines that the adjustment and/or reduction is
consistent with the intent and purpose of the standards, and will accomplish one or more of the
following objectives:
A. Allow buildings to be sited in a manner which maximizes solar access;
B. Coordinate development with adjacent land uses and the physical features;
C. Permit flexibility in the design and placement of structures and other site improvements that is
the minimum adjustment necessary to accommodate the proposed structure or site improvement; or
D. Allow development consistent with a specific subarea plan adopted by the appropriate
jurisdiction.
Administrative adjustments of development standards shall be processed under Type (2) review for
Class (1) and (2) uses, and under Type (3) review for Class (3) uses.
Administrative adjustments of development standards for signs in Chapter 15.08 shall be processed
under Type (2) review.
18
The administrative official shall not have the authority to reduce the site design requirements for
minimum lot size, building height, or subdivision requirements set forth in YMC 15.05.030 and Table
5-2; except as provided below:
1. Maximum building height may be increased to incorporate architectural building elements
or mechanical equipment that:
a. Does not exceed more than a ten percent increase of the total building height; and
b. Does not cover more than fifty percent of the total roof area.