HomeMy WebLinkAbout02-27-19 YPC PacketAMS 9' 0,,SWfk, DEPARTMENT OF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
w���.�AKIMAi � �% Planning Division
n Joseph Calhoun, Manager
129 North Second Street, 2nd Floor, Yakima, WA 98901
ask.planning@yakimawa.gov • www.yakimawa.gov/services/planning
City of Yakima Planning Commission
PUBLIC MEETING
City Hall Council Chambers
Wednesday February 27, 2019
3:00 p.m. - 5:00 p.m.
YPC Members:
Chairwoman Patricia Byers, Vice -Chair Jacob Liddicoat, Al Rose, Bill Cook, Robert McCormick,
Leanne Hughes -Mickel, and Philip Ostriem
Council Liaison: Jason White (District 2)
City Planning Staff:
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Assistant), Joseph Calhoun (Planning Manager), Eric Crowell (Associate Planner),
Trevor Martin (Associate Planner), Colleda Monick (Assistant Planner),
and Lisa Maxey (Planning Specialist)
AGENDA
I. Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation
V. Approval. of Meeting Minutes of January 23, 2019
VI. Opening of the 2019 Comprehensive Plan Amendment Process
VII. Discussion on Potential Text Amendments
VIII. Other Business
LX. Adjourn
Next Meeting. March 13, 2019
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City of Yakima Planning Commission
City Hall Council Chambers
Wednesday February 27, 2019
Beginning at 3:00 p.m.
Public Meeting
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Page 1 02/27/2019 YPC c Publis
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City of Yakima Planning Commission (YPC) Meeting Minutes
City Hall Council Chambers
January 23, 2019
Call to Order
Chairwoman Patricia Byers called the meeting to order at 3:00 p.m.
Roll Call
YPC Members Present: Chairwoman Patricia Byers, Al Rose, Bill Cook, Robert
McCormick, Leanne Hughes -Mickel, Philip Ostriem
YPC Members Absent: Vice -Chair Jacob Liddicoat (unexcused)
Staff Present: Joseph Calhoun, Planning Manager; Lisa Maxey, Planning
Specialist
Council Liaison: Jason White, District 2 (absent)
Others: Sign -in sheet in file
Staff Announcements — Planning Manager Joseph Calhoun announced that consideration of
the Planning Commission's recommendation on a rezone proposal located at 5231 W.
Powerhouse Rd. is anticipated to be scheduled for a City Council public hearing on March 5,
2019. He also mentioned that the H2A worker housing forum will be held on January 30, 2019
from 10:00 a.m. to noon at the Yakima Convention Center; anyone is welcome to attend.
Audience Participation - None noted.
Approval of Meeting Minutes of January 9, 2019 — It was motioned by Commissioner Rose
and seconded by Commissioner McCormick to approve the meeting minutes of January 9,
2019. The motion carried unanimously.
Discussion on Potential Text Amendments — Calhoun announced that staff has identified
areas of the Yakima Municipal Code (YMC) for potential changes including:
• Purpose statement of YMC Ch. 15.09 - Special Development Standards
• YMC Ch. 15.29 - Wireless Communication Facilities to integrate new federal legislation on
installation and operation of small cell infrastructure.
• YMC Ch. 15.26 - Land Development Fees due to City Council's request for evaluation of
citywide fees.
• Definitions, zoning district intent statements, site design standards, YMC Ch. 15.04 —
Permitted Land Uses, etc. for expansion of housing types, particularly those listed in the
goals and policies of the land use element of the Comprehensive Plan 2040.
Discussion ensued regarding a range of housing types. Calhoun stated he can bring back
examples of how other jurisdictions are regulating various housing types and will draft language
for the Commission's consideration.
Other Business — The new Executive Officer of the Central Washington Home Builders
Association, Robert Schroeter, introduced himself to the Commission and stated his interest in
attending and participating in future meetings.
Adjourn - A motion to adjourn to February 13, 2019 was passed with unanimous vote. This
meeting adjourned at 3:16 p.m.
Chairwoman Byers
Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Lisa Maxey, Planning Specialist.
-1-
Congregate Living Facility/Boardinghouse
2/27/19 Planning Commission Study Session
Background: At the February 19, 2019 Council Meeting, the City Council engaged in a follow-
up discussion on the January 30, 2019 H2A Forum held at the convention center. At the end of
discussion, the Council moved to direct the Planning Commission to look at definitions for
"Congregate Living Facility" and "Boardinghouse."
2018 YPC Recommendation:
In early 2019, the YPC held study sessions and issued a recommendation on a new definition
for Congregate Living Facility, which was
"Congregate Living Facility" means an establishment providing both lodging and meals,
or the ability for residents of the facility to cook their own meals, for persons residing in
the facility on a permanent or semi-permanent basis. This definition includes facilities
commonly known as boardinghouse or dormitories, along with Temporary Worker
Housing as defined by RCW 70.114A.020(10) and WAC 246-358-010(26). Maximum
occupancy of the facility shall be determined by the Building Official.
Existing YMC Code Provisions,
15.02.020 Definition:
"Boardinghouse" means an establishment providing both lodging and meals for not more
than ten persons residing in the facility on a permanent or semi-permanent basis.
15.04.030 Table of Permitted Land Uses:
SR
R-1
R-2
R-3
B-1
B-2
HB
SCC
LCC AS
GC
CBD
RD
M-1
M-2
Boardinghouse (*)
3
3
3
3
3
1
2
Preliminary Observations on
Townhouse Regulations
ullations
According to Census data analyzed by the
National Association of Home Builders,
"townhouse construction starts hit 123,000
annually in the third quarter of 2018,
growing 24 percent from the prior four
quarters."'
However, the Yakima Urban Area Zoning
Ordinance does not currently make
provisions for row house- or townhouse -
style development. Table 4-1, Permitted Source. tat s:/Av wJ u$opj ri , rrr tee,, ! ta, p
Land Uses, allows for "Attached Single -
Family Dwelling, Common Wall," but its definition in YMC § 15.02.020 limits it to "two single-family
dwellings that are attached, but with each dwelling unit located entirely on its own lot. This
definition does not include row houses or other housing types with more than two attached single-
family dwellings."
Because of this, the zoning ordinance currently limits what one might call a townhouse to no more
than two attached units, which is essentially an owner -occupied duplex. The only current
alternative is to go through a lengthy Planned Development process. Condominiums are an
unpopular option due to their financial and legal complexity.
Defined
Instead of being limited to two dwelling units on two lots, a townhouse could require a minimum
of three attached units each on their own lot. A new definition might read as follows:
"Dwelling, townhouse" means three or more single-family dwellings that are attached, but
with each dwelling unit located entirely on its own lot and comprised of at least two stories
above ground level. This definition does not include multiple -family dwellings, dwellings
with less than three attached units, or dwellings with more than one unit on the same lot
This clearly distinguishes townhouses from other types of similar housing.
Land Use Review
Yakima Comprehensive Plan 2040's policy on townhouses, 2.3.1 (F), states the following:
Encourage the development of townhouses in the R-2 and R-3 zones and commercial/
mixed-use zones as an efficient form of housing. Design standards should emphasize
pedestrian -oriented design, fagade articulation, and usable open space.
Because the primary difference they have from multi -family dwellings is where property lines are
located, townhouses could reasonably fall under the same level of review as multi -family
dwellings, based on the proposed density and zoning district that they will be located in.
Reducing the level of review for attached housing in the R-2 zoning district could make such
housing simpler to develop. Currently, Multifamily Dwellings in the R-2 zoning district are required
to undergo a Type (2) Review if the density is 0-7 or 8-12 dwelling units per net residential acre
and a Type (3) Review if the density is more than 13 units per acre.
As the R-2 zoning district is intended for densities at up to 12 units per acre, it might make sense
to allow Multifamily Dwellings (0-7 DU/NRA) as a Type (1) Review, and a new Townhouse land
use category at that density could mirror that same review level in the R-2 zoning district.
Site Design Standards
Excluding the SR and R-1 zoning districts, Table 5-
2, Subdivision Requirements, requires the lots of
common wall dwellings to be a minimum of 35 feet
in the R-2 and R-3 zoning districts and in the
commercial and industrial districts where permitted.
Because common wall dwellings are closer to the
form of a duplex than a townhouse, a minimum
width of less than 35 feet might be more reasonable
for townhouses, especially if the intent is more
efficient use of land and promotion of higher
population density in appropriate areas.
"Rowhouses" in Seattle are defined by attached
units that can't be stacked or placed behind
other units, and minimum 1, 600 sq. ft. lots.
Spokane has provisions for what it calls "Attached Source. !LypA,��Ibit ly UTFN0e.
Houses." The medium density zoning districts, RTF
(Residential Two Family) and RMF (Residential Multifamily) appear similar to Yakima's R-2 and
R-3 zoning districts. In the RTF and RMF, attached houses have a minimum lot width of 36 feet,
similar to Yakima's attached single-family dwellings, however they may be as narrow as 16 feet
if alley parking is provided and there is no curb cut along the street.z This seems to serve as a
density bonus of sorts, where twice as many lots could be platted in the same area if the parking
is tucked away in an alley.
Kendall Yards, a popular 78 -acre mixed-use planned development constructed on a former
railroad brownfield in Spokane, contains townhouses for the bulk of its residential portion. The
townhouses are generally attached in groups of four or five. Lots are less than 3,000 square feet
in area, with numerous ones less than 2,000 square feet. A two- or three-level townhouse could
still allow ample room for landscaping in the front- and rear -yards. In Yakima the R-2 is the only
zoning district where multifamily dwellings are currently allowed and the allowable lot coverage is
less than 80 percent.
Olympia has very clear site design standards for what it actually terms "townhouses." Depending
on the zoning district, the minimum lot size varies from an average of 2,000 square feet to 3,000
square feet. Minimum lot widths vary from only 16 to 18 feet.3
Similarly in Tacoma, the minimum lot size for townhouses ranges from 1,000 to 3,000 square feet,
though the range is closer to 1,000 to 1,500 square feet for zones similar to Yakima's R-2 and R-
3. Those higher density zones require a minimum lot width of 16 feet for townhouses.4
Many cities appear to have minimum lot depths for new subdivisions (townhouse or otherwise),
an element which the UAZO doesn't address, the lack of which many be considered
advantageous. As long as lot width, lot size, lot
coverage, and setbacks are met, smaller lots
should provide enough room for townhouses. In
most cases, the specific standards in Ch. 15.05
would allow most townhouse proposals to be
developed with relative ease, with the
Administrative Adjustment process being an
option to adjust basic standards for
developments that don't necessarily require a
Planned Development, which would be intended
more for those subdivisions that may have very
particular designs or deviations from the
minimum lot size or width.
Kendall Yards in Spokane.
While townhouses regulations could become a Source: l . lwww,greeri lor7eho,n7es.comk ,i all
reality simply through amendments to Title 14 av rds/
and YMC §§ 15.02.020, 15.04.030, and
15.05.030 (Table 5-1), it may be helpful to add language to Ch. 15.09, Special Development
Standards, just as it's been done with Accessory Dwelling Units. Lacey has a decent section that
could be used as a template which speaks about the intent of townhouse development along with
development and subdivision standards.5
Challenges
Townhouses subdivisions sited in the R-2 zoning district would be the only zone where
townhouses would be limited to less than 80 percent coverage. The Administrative Adjustment
process may be necessary, but would not extend the review process if townhouses (like multi-
family) already require a Type (2) Review and a public comment period.
Also, unlike in other zoning districts where multi -family dwellings are allowed, in the R-2 zoning
district, a lot would need to be a minimal size in order to be subdivided into three or more
townhouse lots while remaining at 12 units per acre or less, otherwise a Type (3) Review would
be required.
Alternatively, just as duplexes may be sited on smaller lots in the R-2 and R-3 compared to the
R-1, perhaps the R-2 would have a larger minimum lot size for townhouses compared to the R-3
and other higher intensity zoning districts in order to better avoid lot coverage conflicts.
Determining a suitable area for the minimum lot size is crucial. The width and overall size of the
lot needs to be large enough to construct a home that is comfortable for people to move through,
especially with stairways, however, mandate too large of a minimum lot size and/or width and
townhouse regulations might lose their intended purpose. For example, a 2,000 square foot lot
measuring 25 feet wide by 80 feet deep located in the middle of a townhouse block would have a
buildable area of 1,125 square feet. It would be advisable to aim for a minimum lot size that when
following setbacks and lot coverage, would allow a small footprint that could be vertically
expanded to the degree that the lack of lot size could be made up by have a dwelling that is two
stories or higher.
3
Conclusion
Allowing townhouse subdivisions
in Yakima may be possible
through a new definition and
pertinent relevant language on
Tables 4-1 and 5-2. A minimum lot
size should be large enough to
adequately build on, but small
enough that compact, dense
housing can result. New
townhouse language, coupled
with the UAZO's current flexible
and reasonable site standards,
could allow new types of housing
to emerge through the subdivision
process in Yakima.
Other Policies to Consider
As the R-1, R-2, and R-3 zoning districts are defined by increasing levels of permitted
dwelling density (up to 7, 12, and 13+ units per acre, respectively), does it make sense to
continue to limit lot coverage in the R-2 to the same standard as the R-1, or might it be
more sensible to propose increasing the lot coverage maximum to somewhere between
the R-1 and R-3 standards (e.g. 65-70%)?
Do Single -Family, Two -Family, and Multifamily still best identify the intents of the R-1, R-
2, and R-3 if the aim is to diversify the types of housing in those zones? Zoning district
names similar to what we currently use date back at least as far as Yakima's 1966 zoning
ordinance, which seems to have more heavily limited the R-1 to single family homes and
the R-2 to single family homes and duplexes than our current zoning ordinance does (no
duplexes or multi -family dwellings in those respective zones appear to have been allowed
through a higher level of review).'
Professional Builder (Dec. 6, 2018). The townhouse solution. Professional Builder. Retrieved from
htt s://www. robuilder.corn/tawnhome-soAadtion.
2 City of Spokane (March 8, 2018). Table 17C.110-3. Spokane Municipal Code. Retrieved from
https://mv.sookanecity.orgIsmc/?Sectionaj_7C 119.200.
3 City of Olympia (Oct. 2017). Table 4.04 : residential development standards. Unified Development
Code. Retrieved from htt s://www,code ublishin .coniNVA/Ol m is/?Ol m iaNT.htmt.
4 City of Tacoma (June 2018). 13.06.100 : residential districts. Tacoma Municipal Code. Retrieved from
htt .//cros oit oftacoma.or /cite olerl l iles,IMundcm all d lfitl l3-LandtlseRe uNatiory_Codedf.
5 City of Lacey (Nov. 15, 2018). Chapter 16.61: townhouse development. Lacey Municipal Code.
Retrieved from littos:/iwww cod puhlisl�.comANA/Lac /htmiiL,ace 1�Lacevl61;htmi.
5 City of Yakima (April 9, 1966). Ordinance no. 791. City Document Center. Retrieved from
li,ttDs,/IcdlfhO42.citiesdiaital.com/weblink./.
4
City of Yakima Planning Commission
February 27, 2019
Modifications to YMC Ch. 15.09
................. .... ..........
Chapter 15.09
SPECIAL DEVELOPMENT STANDARDS
I. YMC 15-09.010 Purpose and YMC 15.09.020 Special Development Standards for
the district overlays:
The existing language establishes the purpose of Chapter 15.09 as being applicable to the
various overlay districts in the City. The proposal is to move this language to 15.09.020 and
create a general purpose statement that is applicable to the whole chapter.
16.09.010,Purpose.
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_Purpose- The over;l ys are established to coordinate the rovisions established in the zoninoordinance
with more detailed„ lilies and standards ado t'ed in other lens and ordinances. S eoifi overlayshav been
established as follows:
Overlay District
Districts oar Pro rams
Greenwau Overlay
''�klrna River Regional
Greenwav Pian
Overlays establ_i ;hed
sear kelt'
A'iroort Safety
Yakima Air Terminal at
Qt@L1@y Lsee YKC—
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airport with defined aide
CI1a ter 15.30
pater FAR,Par177
lin tlt ALor al Overf'ay
I_ r_ge-scala instit!j onai
see YMC
facilities with special locational
g.ha ter 15.311
needs
MasterPlanned
Maate„_ planned deveNo w tyke t.
D,. ev toent
residentiaN m con r ial
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industrial or mixed-use
Chapter 15.28)
davelo rnent
Flood Nail "n veriay
National Flood insur ra,c
Fromm flood he and areas '
Cid of Yakima ritical Area,
OrdinanceYMC 15.27
Shorei�ne Master Pro ram
YMC Title 17
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AC. Project Review in an Overlay Not Separately Established. In order to assure the appropriate standards
are applied, all Class (1) uses in an overlay which is not separately established unless otherwise specified shall
be subject to Type (2) review (YMC Chapter 15.14). All Class (2) uses shall be subject to Type (2) review and
Class (3) uses in an overlay district shall be subject to Type (3) review. The administrative official may condition
or deny approval of any use, development, or modification thereto in an overlay based on the provisions set
forth and adopted by this section.
8D. Special Development Standards in the Greenway Overlay. All development in the greenway overlay shall
conform to the requirements and standards of the underlying zoning district and the policies and intent of the
Yakima River Regional Greenway Plan.
GE. Special Development Standards in the Floodplain Overlay. All development in the floodplain overlay shall
conform to the requirements and standards of the underlying zoning district, and the City of Yakima's adopted
Critical Area (YMC 15.27) and Shoreline Master Program (YMC Title 17) ordinances.
2. YMC 15.09.050 Performance standards
This proposal will require compliance with the standards below for both existing and proposed
uses.
15.09.050 Performance standards—Emissions.
A. Purpose and Application. The purpose of this section is to provide guidelines and general standards
governing emissions and miscellaneous items covered herein for use in evaluating the impact of proposed and
exi ti'ng_developments and uses, or changes or alterations thereto, being considered under the terms of this
Title. A reviewing official, including those engaged in Type (1) review, administrative modification review, or
cram fiance under yMC Ch. 15.2 a, may impose reasonable conditions, or in appropriate instances deny
proposed developments based on the standards and guidelines set forth in this section, in order to assure that
permitted and existing uses do not generate gases, fumes, heat, glare, vibrations, or store solid waste in a
manner inconsistent with the intent of the district and/or incompatible with surrounding uses.
B. Gases, Fumes and Vapors. The emission of any gases, fumes, or vapors dangerous to human health,
animal life, vegetation, or property is prohibited.
C. Heat. No use shall produce heat significantly perceptible beyond its lot lines.
D. Glare. No use shall produce a strong dazzling light, or reflection of a strong dazzling light, beyond its lot
lines,
E. Vibrations. No use shall cause vibrations or concussions detectable beyond its lot lines without the aid of
instruments, except for vibration resulting from construction activity.
F. Storage and Waste Disposal. All materials and waste which might cause fumes or dust, constitute a fire
hazard, produce offensive odors, or which may be edible or otherwise attractive to rodents or insects shall be
stored in closed containers and in a manner to eliminate or prevent such hazards.
3. YMC 15.09.050 Special requirements for bed and breakfast inns
No specific text changes at this point, but we are going to be looking at the potential inclusion of
short-term rentals here such as AirBnB.
p and breakfast inns
080 S ecial requirements for bed
Bed and breakfast inns shall meet all applicable health, fire, safety, and building codes. Any reception hall or
meeting room shall be restricted to serve no more than the total number of tenants, unless otherwise
specifically authorized. In addition, bed and breakfast inns shall be subject to the following requirements,
except in those zoning districts where motels and hotels are Class (1), (2), or (3) uses:
A. Home occupation bed and breakfast inns shall be operated so as not to give the appearance of being a
business and the inn shall not infringe upon the rights of neighboring residents to peaceful occupancy of their
homes. Minimal outward modifications of the structure or grounds may be made only if such changes are
compatible with the character of the neighborhood.
B. Meals shall only be served to guests, even if required to be licensed as a restaurant under state
regulations, except as otherwise permitted in this title.
C. The number of guest rooms shall not be increased through any exterior modifications or additions to the
home occupation bed and breakfast.
D. The front yard area shall not be used for off-street parking for bed and breakfast guests unless the parking
area is screened and found to be compatible with the neighborhood or unless waived by the reviewing official.
E. One nonilluminated or externally illuminated sign not exceeding the maximum size allowed within the
applicable zoning district, and bearing only the name of the inn and/or operator, shall be permitted.
F. The administrative official may authorize use of the bed and breakfast inn for receptions, group meetings
and special gatherings based upon the size of the inn, availability of adequate off-street parking spaces, public
health considerations, and compatibility with the surrounding neighborhood.
G. No more than five lodging or guest rooms shall be allowed for home occupations.
4. YMC 15.09.100 Private Street Review Requirements
This proposal allows for private street construction within any plat or short plat, which is already
allowed in YMC Title 12 Development Standards
15.09 100 Private street review requirements.11
Private Roads—General Requirements. Private streets serving three lots, housing units or more may be
approved as an element of aTalat�. short plat, master planned development overlay (YMC Chapter 15.28), a
mobile home/manufactured park (YMC 1 ° ..04150 , a condominium or within a binding site plan in conformance
with subdivision requirements.
A. Any private road that is located in a private street subdivision shall be constructed to the minimum
standard of the appropriate jurisdiction and shall be permanently retained and maintained as a private road.
B. Private roads are the responsibility of the landowners to construct and maintain in accordance with YMC
Chapter 15.09 and shall be specified in a homeowner's association, development agreement or other
maintenance plan.
C. Names for private roads shall be approved by city planning division.
D. Private roadway signs with street name designations shall be provided by and maintained by the
developer or homeowner's association and shall be located at the intersections of private roads. Such signs
shall meet the specifications set forth by the respective governing body.
E. A gate may be installed at the entrance to a private street, provided there is a minimum of 50 feet between
the public street and the gate and the width of each travel aisle is 24 feet.
F. A private gate shall not obstruct emergency, public service, or utility vehicles access.
G. Private roads and their entire easement or right-of-way width shall be open and available for use by
emergency, public service, and utility vehicles.
H. The face of any plat, short plat, master development plan, binding site plan, or condominium document
containing a private road, and all subsequent documents transferring ownership of lots within such plat or short
plat, shall bear the following language:
The City of Yakima has no responsibility to build, improve, maintain or otherwise service any private
road for this plat/short plat. Any right-of-way dedicated to the public by this plat/short plat shall not be
opened as a City (or County) street until such time as it is improved to city street standards and
accepted as part of the City transportation system.
I. The placement of utilities shall be coordinated as much as possible with the placement of private roads and
public rights-of-way.
J. Utility easements having a minimum width of eight feet shall serve each interior lot. Utility easements shall
be located outside private access easements and dedicated road rights-of-way unless approved otherwise by
the city engineer.
S. YIVIC 15.09.210 Special Requirements for retaining walls
-I - ................ ......... .... . r .. .. ..............
This proposal allows for a variety of materials to be used for retaining walls if the materials are
certified by a professional engineer. It removes a prohibition on ecology blocks, which are a
primary material used in retaining walls.
16.09.210 Special requirements for retalpingyvalls.
.............. r ............ .......... -
Retaining walls may be made of any material commonly used for this purpose, such as block, timber, stone or
concrete, except that the following materials are prohibited:
1. Materials not manufactured for, or customarily used on, retaining walls unless said materials are certified
by a professjg!jqLqfflineer.
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