HomeMy WebLinkAbout08-14-19 YPC Packet111011119 M DEPARTMENT OF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
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PlOTY I° YAKIIMA
anning 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 August 14, 2019
3:00 p.m. - 5:00 p.m.
VPC''k4. ,1'_ -
Chairwoman Patricia Byers, Vice -Chair Jacob Liddicoat, Al Rose, Bill Cook, Robert McCormick,
Leanne Hughes -Mickel, and Philip Ostriem
Council Liaison: Dulce Gutierrez (District 1)
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 (Community Development Specialist),
and Lisa Maxey (Planning Technician)
A C,F1V1) A
I. Call to Order
II. Roll Call
III. Staff Announcements
IV. Audience Participation (for items not listed on the agenda)
V. Approval of Meeting Minutes of July 24, 2019
VI. Discussion on Potential Text Amendments
• Affordable Housing
• Other Zoning Ordinance Amendments
VII. Discussion on Landscaping Requirements
VIII. Other Business
IX. Adjourn
Next Meeting: August 28, 2019
MIS
094
City of Yakima Planning Commission (YPC) Meeting Minutes
City Hall Council Chambers
July 24, 2019
Call to Order
Chairwoman Patricia Byers called the meeting to order at approximately 3:00 p.m.
Roll Call
YPC Members Present: Chairwoman Patricia Byers, Bill Cook, Al Rose, Robert McCormick
YPC Members Absent: Vice -Chair Jacob Liddicoat, Leanne Hughes -Mickel (both
excused); Philip Ostriem (unexcused)
Staff Present: Joseph Calhoun, Planning Manager; Eric Crowell, Associate
Planner; Lisa Maxey, Planning Technician
Council Liaison: Dulce Gutierrez, District 1 (absent)
Others: Sign -in sheet in file
Staff Announcements — Planning Manager Joseph Calhoun announced that the Yakima City
Council will hold a study session on July 30th during which time the Planning Commission's work
regarding text amendments to promote affordable housing will be discussed.
Calhoun added that once the application period is open, the City anticipates applying for a grant
offered by the Department of Commerce for the purpose of creating a Housing Action Plan.
Audience Participation — None noted.
Approval of Meeting Minutes of July 10, 2019 —It was motioned by Commissioner Rose and
seconded by Commissioner McCormick to approve the meeting minutes of July 10, 2019; the
motion carried unanimously.
Public Hearing — Rezone (RZ#005-19 & SEPA#018-19)
Associate Planner Eric Crowell summarized staff's findings of fact, conclusions, and
recommendation regarding an application submitted by Gary Delaney to rezone property at 1414
S.2 nd Ave. from Two -Family Residential (R-2) to Small Convenience Center (SCC).
Gary Delaney (applicant) spoke in favor of the proposal.
After brief discussion, it was motioned by Commissioner Rose and seconded by Commissioner
McCormick to forward a recommendation of approval to the Yakima City Council on the
proposed rezone; the motion carried unanimously.
Public Hearing — Text Amendments (TXT#002-19 & SEPA#026-19)
Planning Manager Joseph Calhoun summarized staff's recommendation regarding amendments
to the Yakima Municipal Code (YMC) Chapter 15.29 (Wireless Communications Facilities).
Greggory Busch of Wireless Policy Group (on behalf of AT&T) provided testimony related to the
Federal Communications Commission (FCC) being the exclusive entity to regulate wireless
frequency, and suggested clarification to YMC 15.27.070(9)(c). Jason Verduzco of Verizon
Wireless concurred with Busch's testimony and added testimony related to clarification of the
definition of "Tower."
After discussion, it was motioned by Commissioner Cook and seconded by Commissioner Rose
to forward a recommendation of approval to the Yakima City Council on the proposed text
amendments, with a revision to YMC 15.29.070(9)(c) to add "except as noted in this chapter" and
add to the end of the "Tower" definition in YMC 15.29.020 language clarifying that the definition
excludes Small Wireless Facilities; the motion carried unanimously.
-1-
Discussion on Potential Text Amendments: Affordable Housing — Calhoun provided updates
to the draft code language regulating Accessory Dwelling Units (ADU). He clarified that since the
City plans to apply for the aforementioned grant for the purpose of creating a Housing Action Plan
rather than for gaining assistance with updating the current code, the City should have the option
to implement some changes from the house bill and not others. The Commission had consensus
to keep these proposed changes in the draft, which include retaining the code's current parking
requirements rather than the suggested parking standards in House Bill 1923, removing language
that specifies that off-street parking for the primary residence and the ADU must be separate,
retaining the code's current regulations for adequate lot sizes for ADUs rather than implementing
the HB1923 standards, and adding language that allows for shared sewer and water connections
when consistent with applicable codes.
Robert Schroeter, Executive Officer of Central Washington Home Builders Association, spoke in
favor of the proposed amendments and encouraged removing requirements for SEPA review
whenever possible.
Audience member Tony Courcy spoke on a variety of issues.
Commissioner Cook reminded staff of the request for a copy of the land vs. square -foot building
cost report. Calhoun indicated he will locate and distribute.
Calhoun explained that City Council may provide additional guidance for what the Planning
Commission should be reviewing related to affordable housing at the City Council study session
on July 30th. If no further direction is received, staff can send public notice to begin the 20 -day
public comment period and schedule the Planning Commission public hearing.
Other Business — Chairwoman Byers reiterated Vice -Chair Liddicoat's request to have the
Commission review landscaping and buffer requirements.
Adjourn —A motion to adjourn to August 14, 2019 was passed with unanimous vote. This meeting
adjourned at approximately 3:54 p.m.
Chairwoman Byers
Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Lisa Maxey, Planning Technician.
-2-
Our Valley Our Future
Housing Solutions Group
SINGLE FAMILY HOUSING WHITE PAPER
March 2018
Authors: Housing Values — Brian Vincent, Pacific Appraisals;
Permit Data — Steve King, City of Wenatchee
Background
The City of Wenatchee and its partners commissioned a housing study in 2016 to collect data
related to the cost and availability of housing in the Wenatchee Urbanized area, which includes
Wenatchee, East Wenatchee, Rock Island, Malaga and Monitor. The Housing Needs and
Market Demand study can be viewed on the city website via following web address:
htto://www.wenatcheewa.-gov/government/mayor-s-office/test
This 2016 study reached several findings based on the data available. One conclusion
confirmed was that housing prices are quite a bit higher in the Wenatchee Urban area
compared to other Eastern Washington cities. The following table was provided in the 2016
study:
Exhibit 36. Comparison of Median Home Values as of lune 2016
As demonstrated in the study, Wenatchee's income levels are comparable or even less than
Spokane and Tri -Cities. This is critical in the bottom 1/3 median values for housing affordability.
Questions have surfaced asking if why the cost of housing in Wenatchee is higher than many
other similar markets in the area. This paper is designed to compare and contrast housing costs
in an effort to quantify and explain cost differences, while also bringing to light barriers and
opportunities.
In this paper, single family housing information has been collected from five markets, including
Wenatchee/East Wenatchee, Yakima, Ellensburg, Benton County and Spokane. Information
sources are from various county assessors, aerial mapping, local multiple listing services and, in
limited cases, real estate appraisers.
Search criteria is defined as follows:
0 Data search occurred between October 2017 to February 2018.
Single Family
Bottom Third of
Median Value per
Metro Area
Residences
Home Values
S.F.
Wenatchee
$275„600
$181,900
$1
Yakima
$156,500
$100,200
$114
Spokane
$183,300
$119,8(1
$132
Tri -Cities
$216,300
,500
$141
As demonstrated in the study, Wenatchee's income levels are comparable or even less than
Spokane and Tri -Cities. This is critical in the bottom 1/3 median values for housing affordability.
Questions have surfaced asking if why the cost of housing in Wenatchee is higher than many
other similar markets in the area. This paper is designed to compare and contrast housing costs
in an effort to quantify and explain cost differences, while also bringing to light barriers and
opportunities.
In this paper, single family housing information has been collected from five markets, including
Wenatchee/East Wenatchee, Yakima, Ellensburg, Benton County and Spokane. Information
sources are from various county assessors, aerial mapping, local multiple listing services and, in
limited cases, real estate appraisers.
Search criteria is defined as follows:
0 Data search occurred between October 2017 to February 2018.
• Homes built between 2016 and 2017, sold new in 2017
• Home sizes researched ranged from approximately 2,000 sf and 2,500 sf
• Spokane search required slightly larger homes due to lack of data.
Data
Total sales price is defined as the price of a home, land, and amenities. In the Wenatchee
Market, listings were also used and prices obtained from the NCWAR Multiple Listing Service.
Underlying land value was established using multiple criteria, including A) Last recorded land
sale,; B) Neighboring lot sales; C) Realtor/Appraiser opinions; D) Percentage of land value
versus total sale price.
Information has not been confirmed with market participants and has been relied upon using
assessor/multiple listing service records as reported.
The Residual Sale Price (RSP) is defined as the Total Sale Price (TSP) minus the underlying
land value.
Sample Sizes:
Wenatchee
46
Yakima
13
Benton County
16
Ellensburg
18
Spokane
18
Results
A number of charts will be presented showing metrics found in the five market areas and how
they compare and contrast, beginning with Total Sale Price.
Information on sales has been collected ant the previous chart indicates Total Sale Price ($/sf)
of building area. The Total Sales Price on average (orange) is highest in Wenatchee at $185 per
sq. ft. The low end of the range is Spokane noted at $118 per sq. ft. The difference between
Wenatchee and the other towns ranges from $21 to $67 p/sq. ft.
Land
One of the larger components in a home sale is the land, which, if more expensive, could drive
up the total sale price. The next chart shows both land prices and the ratio between land and
Total Sale Price.
The Wenatchee Market does have the highest land value noted at $77,500. Yakima and Benton
County have the next highest land prices at $64,000 and $66,500 respectively. Ellensburg and
Spokane have lower land prices. The ratio of land price to TSP price is relatively consistent in all
three markets ranging from 16% to 19%.
The following chart shows the Residual Home Value which does not include land value.
As can be seen, even with land extracted, Wenatchee on average has the highest unit value
noted at $150 p/sf. This is $16 to $20 p/sf higher than Benton County and Yakima.
Quality
In an effort to determine if the difference in value is associated with quality, below are photos of
homes in each market which reflect the average price.
WENATCHEE/EAST WENATCHEE
YAKIMA
BENTON COUNTY
ELLENSBURG
SPOKANE
House style, construction type, roofing, fenestration, and siding appear similar. There are a few
differences in bump outs and other architectural features. Interior quality was not compared.
Framing Package Pricing
In an effort to compare framing package pricing, we submitted the same materials list to 4
lumber yards and the results are shown as follows:
Wenatchee/East Wenatchee: $37,329
Ellensburg: $33,500
Benton County: $32,869
Yakima: $26,710
Spokane: NA
Plumbing
Costs for rough -in plumbing are unknown at this time a 2,250 sq. ft. 3 -bedroom, 2 -bathroom
average quality home. The Housing Solutions Group would ask that contractors in the
community weigh in on these costs.
Electrical
Costs for rough -in electrical are unknown at this time a 2,250 sq. ft. 3 -bedroom, 2 -bathroom
average quality home. The Housing Solutions Group would ask that contractors in the
community weigh in on these costs.
Title and Escrow Fees
Title and escrow fees for a $300,000 purchase price have been collected from the five
communities. On average the Wenatchee Market is above all other markets. However, these
costs do not appear to be a significant driver.
Title and Escrow Cost on $300,000 purchase
Community
Low
High
Average
Diff. Wen.
Wenatchee
$
1,500
$
2,400
$
1,950
Yakima
$
1,657
$
1,940
$
1,799
$
--------------
152
Benton County
$
1,598
$
2,224
$
1,911
$
39
Ellensburg
$
1,505
$
1,606
$
1,556
$
395
Spokane
$
1,655
$
1,731
$
1,693
$
257
Klickitat County
$
1,922
$
1,922
$
28
Labor
The authors of this white paper were not able to obtain Information on labor costs for new home
construction. It is recognized that labor is as much a cost as materials or permit fees.
Permit Fees
A portion of the development cost is permit fees. A survey of the comparison cities was
performed in 4th quarter 2017. Information was collected for all fees for a new single family
home including utility connection charges for a single family home ranging from 1,800 to 2,300
square feet. In general ,the following table illustrates that fees range between $3,400 in
Kennewick to $13,982 in Douglas County with an average of all entities at $10,024. The table
provides a summary of total fees for a 2,000 -square -foot house with a 420 -square -foot garage.
A detailed table is included in the appendix showing the breakdown of fees for each agency for
varying house sizes.
Total
Jurisdiction Permitting
Douglas County
$
13,670
East Wenatchee
$
13,275
Ellensburg
$
12,472
Richland
$
11,201
Chelan County
$
10,039
Spokane
$
9,699
West Richland
$
9,264
Yakima
$
9,147
Wenatchee
$
7,981
Kennewick
$
3,490
Average
$
10,024
Development Requirements
Permit fees are not the only way that government agencies impact the cost of constructing new
housing units. The prior section of this white paper only addresses the direct cost of permitting
in terms of fees. The purpose of this white paper is to determine if there are any noticeable
differences between the Wenatchee Valley and the comparison cities.
In general, agency requirements impact the cost of developing new units in two areas 1) the
land development or creation of a building ready lot; and 2) the actual construction of a housing
unit.
The land development requirements were not studied in depth in this white paper as it was
outside the scope of work. Based on common knowledge of working with other agencies,
generally all urban areas require installation of similar roadways, sidewalks, water, sewer, and
stormwater facilities. All of these elements are standard urban services that make a
neighborhood livable. However, there are some distinguishing factors in Wenatchee that provide
extra challenge to complying with these requirements. These factors may include topography,
requirements to extend utilities to access property (known as offsite improvements), critical
areas due to slope and wetlands, and construction specific construction requirements. For
example, developing stormwater controls in areas with clay soils is far more difficult compared
to areas with sandy soils. This directly impacts the area required for stormwater ponds.
Nevertheless, given the prices of lots in the Wenatchee area, it may be safe to assume that
these requirements are not substantially different from the comparison cities. More work may be
necessary to compare development standards if a more detailed analysis is determined to be
valuable.
The second area of government requirements impacting cost is the application of building
codes. The Wenatchee Valley and all of the comparison cities are required to implement the
International Building Code. This requirement is mandated by the State of Washington. Building
officials work together across the state to help understand how the code is implemented. Thus
building code requirements, while they do impact cost, do not likely impact costs disparities
between agencies especially for single family homes. This can be verified by builders and
associations that work across multiple jurisdictions to see if homes are required to be built
differently between jurisdictions.
Volume of Building
Like anything that involves production, the volume of units built may have an impact on the
differences in the cost of homes. In areas where there are large tracks of land available to large
scale developers, production can be higher leading to greater efficiency in construction. While
no direct conclusions are made, it is interesting to note that the total number of permits issued in
Chelan and Douglas counties (including cities) was 574 in 2016, according to US Census data.
This added slightly less than 1.1 % to the existing housing stock of 53,000 units in the two -
county region. In comparison, Spokane County (including cities) issued permits for 3,596 units
in 2016. This added 1.7% to their housing stock of nearly 210,500 units. This difference is
significant in a period of a housing supply shortage.
According to local builders, spec building does not generally occur in the Wenatchee Valley
anymore. While not confirmed, it is suspected that spec building occurs in the comparable cities.
These concepts are provided only to provide discussion as potential reasoning adding to why
the cost of construction is larger in Wenatchee.
City of Yakima Planning Commission
August 14, 2019
Landscaping
Current Code Sections
15.06.090 Required landscaping of parking areas.
A. The standard for landscaping of parking and vehicle storage lots with five or more spaces shall be ten
percent of the total parking area. This landscaping area may be included to satisfy the lot coverage
(impermeable surface) requirements of Table 5-1.
B. The planting area standard, where required, shall be a minimum of twenty-four square feet with the
exception of raised planter boxes around buildings.
C. A standard of one tree from an approved list shall be planted for every fifteen single -row parking stalls or
every thirty double -row parking stalls within the parking lot.
D. Landscaping may consist of a combination of trees, shrubs, and groundcover with careful consideration to
eventual size and spread, susceptibility to disease and pests, durability, and adaptability to existing soil and
climatic conditions.
E. Landscaping shall be located within the parking area, such as in between parking spaces or in parking
"islands," or around the perimeter of the parking lot.
F. Every parking area that abuts property in any residential district shall be separated from such property by a
solid wall, view -obscuring fence, landscaped berm, or compact evergreen hedge at least six feet in height. The
administrative official may increase the height, depth, and content of said screening as necessary to
adequately protect adjacent single-family residential development. The screening shall be provided and
maintained along the property line of such lot.
Chapter 15.07
SITESCREENING
Sections:
15.07.010
Purpose.
15.07.020
Sitescreening required.
15.07.030
Determination of sitescreening requirements.
15.07.040
Sitescreening standards.
15.07.050
Table of required sitescreening standards.
15.07.060
Sitescreening along streets.
15.07.070
Location.
15.07.080
Existing plant material.
15.07.090
Preparation of a sitescreening plan.
15.07.100
Time of completion.
15.07.110
Retention and maintenance.
15.07.010 Purpose.
The purpose of this chapter is to: establish sitescreening standards to provide a visual buffer between uses of
different intensity, streets and structures; reduce erosion and stormwater runoff; protect property values; and
eliminate potential land use conflicts by mitigating adverse impacts from dust, odor, litter, noise, glare, lights,
signs, water runoff, buildings or parking areas. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1
(part), 2008: Ord. 2947 § 1 (part), 1986).
15.07.020 Sitescreening required.
Sitescreening shall be required along the property lines in accordance with the provisions of this chapter
whenever any use, development, or modification to use or development is being reviewed under this title;
provided, the construction of single-family residences or duplexes not part of a larger development is exempt
from this chapter unless the site abuts a commercial zoned district. No sitescreening is required along a
property line shared with a vacant parcel, except where a nonresidential use is developed upon a vacant parcel
in the SR or R-1 zone. The provisions of this chapter also apply to the approval of any residential subdivisions
and planned residential development. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008:
Ord. 2947 § 1 (part), 1986).
15.07.030 Determination of sitescreening requirements.
The administrative official may adjust the sitescreening standards in this chapter by approving other
sitescreening plans pursuant to the provisions of YMC 15.10.020 and 15.10.040. (Ord. 2016-029 § 1 (Exh. A)
(part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.07.040 Sitescreenina standards.
A. Sitescreening requirements vary depending on the intensity of both the proposed use and abutting
properties. Three different standards, A, B and C, are hereby established to accommodate the range of
sitescreening needs.
STANDARD A—A ten -foot -wide landscaped planting strip with trees at twenty -foot to thirty-foot centers, which
includes shrubs and groundcover.
STANDARD B—A three -foot -wide planting strip that will create a living evergreen screen that is at least six feet
in height within three years.
STANDARD C—A six -foot -high, view -obscuring fence, made of wood, masonry block, concrete, or slatted
chain link material. A three -foot -wide planting strip landscaped with a combination of trees, shrubs and
groundcover along the outside of the fence is also required when the fence is adjacent to a street, alley or
pedestrian way.
B. Provisions A, B and C are standards for the size of sitescreening area and the density and type of
landscaping/planting. The developer may substitute a higher sitescreening standard, with standard C being
higher than B, and B being higher than A.
C. Other sitescreening plans that improve the site design and achieve the purpose of this section may also be
approved by the administrative official in accordance with YMC Chapter 15.10. All sitescreening shall also
conform to the provisions of YMC Chapter 15.05. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1
(part), 2008: Ord. 2947 § 1 (part), 1986).
15.07.050 Table of required sitescreening standards.
Table 7-1 is hereby adopted as part of this chapter. The letter designation in this table refers to the
sitescreening standards in YMC 15.07.040.
Table 7-1. Required Sitescreening Between Uses and Development
Lowest Intensity District in which ADJACENT USE is a Class (1) Use
Lowest Intensity Zoning
District in which the
LOWER ZONING DISTRICT INTENSITY --+ HIGHER
SR
JR -1
JR -2
JR -3113-11
IB-21SCC
LCC
JAS
JGC
CBD
IRD
IM -1
IM -2
PROPOSED LAND USE is
a Class (1) Use
SR
A
A
C
C
C
C
C
C
C
C
C
R-1
B
C
C
C
C
C
C
C
C
C
C
C
R-2
A
B
C
B
C
C
C
C
C
C
C
C
C
R-3
A
A
A
A
B
C
C
C
C
C
C
C
C
B-1
A
B
B
A
B
B
B-2
C
C
C
B
B
B
SCC
C
C
C
C
B
B
LCC
C
C
C
C
A
B
AS
C
C
C
C
GC
C
C
C
C
A
B
CBD
C
C
C
C
A
B
RD
C
C
C
C
C
C
M-1
C
C
C
C
B
B
B
A
A
A
C
M-2
C
C
C
C
B
B
B
B
B
B
C
HOW TO USE TABLE 7-1: An empty space means sitescreening is generally not required. A, B, or C—Letters refer
to the sitescreening standards in YMC 15.07.040.
EXAMPLE: Proposed Use: Residential Mini -Storage
1. Refer to Table 4-1 to find the lowest intensity zoning district in which the proposed use is permitted as a Class (1)
use. For residential mini -storage this is M-1. Find this zoning district in Column 1 above.
2. Refer to Table 4-1 to find the lowest intensity zoning district in which each adjoining use is permitted as a Class
(1) use. If adjoining use is not a Class (1) use in any district sitescreening, standard C is the required sitescreening
standard along that property line.
Adjoining Uses:
North—Single-family dwellings—Lowest Intensity District Class (1) Use = SR
South—Tavern—Lowest Intensity District Class (1) Use = LCC
East—Employment Agency—Lowest Intensity District Class (1) Use = B-2
West—Vacant
3. Use Table 7-1 to find the recommended sitescreening to be provided by proposed use. The recommended level
of sitescreening is the letter in the intersection of the district found in Step 1 with each district noted in Step 2. (In
this example: SR = C; LCC = A; B-2 = B; Vacant = none. Refer to specific sitescreening standards in
YMC 15.07.040. Prepare sitescreening plan. See YMC 15.07.040.)
(Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 3019 § 30, 1987; Ord. 2947 § 1 (part),
1986).
15.07.060 Sitescreenina alona streets.
Sitescreening standard A shall apply wherever sitescreening is required under Table 7-1 and the adjoining land
use is separated from the proposed use or development by a collector or local access street. The
administrative official may also require sitescreening standard A along an arterial when such action is
consistent with the purpose of this chapter. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part),
2008: Ord. 2947 § 1 (part), 1986).
15.07.070 Location.
Generally, all required sitescreening shall:
1. Be located on the perimeter of a lot or parcel upon which the development occurs;
2. Extend from lot line to lot line;
3. Adhere to applicable setback standards of YMC Chapter 15.05; and
4. Not be located on any portion of a public or private street, dedicated right-of-way or vision clearance
triangle. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part),
1986).
15.07.080 Existina plant material.
Existing trees and other vegetation may be used for sitescreening if they are healthy and will satisfy the
purpose of this section. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1
(part), 1986)
15.07.090 Preparation of a sitescreening plan.
The administrative official may require a sitescreening plan showing the approximate location, height, size and
type of all plantings and fences whenever sitescreening is required. (Ord. 2016-029 § 1 (Exh. A) (part), 2016:
Ord. 2008-46 § 1 (part), 2008: Ord. 3019 § 31, 1987; Ord. 2947 § 1 (part), 1986).
15.07.100 Time of completion.
All sitescreening required by this title shall be installed prior to occupancy or commencement of use. Where
compliance with this requirement is not possible because of seasonal planting limitations, the administrative
official shall grant an appropriate delay. However, no permanent certificate of occupancy shall be issued until
all required sitescreening is completed. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008
Ord. 2947 § 1 (part), 1986).
15.07.110 Retention and maintenance.
All sitescreening shall be maintained in accordance with the purpose and intent of this chapter. It is the property
owner's obligation and responsibility to maintain the sitescreening approved. In the event the sitescreening
deteriorates or is not maintained in a condition consistent with plan approval, the appropriate jurisdiction may at
its option cause necessary maintenance to be performed and assess the costs thereof to the property owner.
These costs shall constitute a lien on the property from the date of filing a notice of lien in the office of the
county auditor. The lien shall state the legal description of the property and the amount of costs assessed.
Such lien may be foreclosed by the appropriate jurisdiction in the manner provided by law for the foreclosure of
mortgages.
SMALL TREES UNDER 30'- Strips >5'& <10'- Okay under utility lines
Common Name
Botanical Name
Varieties
Height
Spread
Comments
Landscape Features
Serviceberry
Amelanchier x grandiflora
Autumn Brilliance, Princess
Diana
20-25'
15'
Usually multi -trunked
Fragrant, white flower clusters in early
spring produce purple -black berries.
Green leaves turn red/orange in fall
Serviceberry
Amelanchier spp.
Snowbud
25'
15'
Paperbark Maple
Acer griseum
25'
20'
Slow grower but long lived
Leaves emerge red, mature to green
then back to red for fall
Hedge Maple
Acer Campestre
35'
35'
Dark green leaves turn bright yellow in
fall
Miyabe Maple
Acer miyabei
Rugged Ridge, State Street,
Morton
35-45'
30'
Dark green leaves turn yellow in fall
Amur Maple
Acerginnala
Flame
20'
20'
Japanese Maple
Acer palmatium
Seriyu, Osakazuki,
Shindeshojo
15-25'
10-15'
Varieties good for wind and heat: Seriyu,
and Osakazuki; Good for afternoon
shade: Shindeshojo
Must have water, especially important
when tree goes into winter
Norway Maple
Acer platanoides
Columnare, Crimson Sentry
30-35'
15'
Prone to ice damage—stick with these
narrow forms
Hornbeam, American
Carpinus caroliniana
30'
20'
Green leaves turn golden yellow in fall
Catalpa Umbrella
Catalpa bungei'nana'
15-20'
15-20'
Large heart shaped leaves
Cornelian Cherry Dogwood
Cornus mas
18'
15'
Dogwood, eastern
Cornus florida
15-20'
15-20'
rotect from afternoon sun. Leaves will
get crispy
Flowering pink in April
Kousa or Korean Dogwood & family
Cornus kousa
Venus, Chinensis, Eddie's
White Wonder, Stellers pink,
Satomi
20'
20'
Blooms late spring. A bit tougher than
the cornus florida
Medium green leaves turn red for fall.
Flower colors vary from variety to variety
of whites and like pinks
Easter Redbud
Cercis canadensis
Oklahoma, Merlot, Burgundy
Hearts, Forest Pansy
20'
25'
Magenta flowers early spring
Chinese Fringe Tree
Chionanthus retusus
20'
20'
Can be shruby if not trained to a single
leader
Fragrant sprays of white flowers
Honey Locust
Gleditsia triaconthos
Imperial
30'
30'
Any thornless, seedless variety
Golden Chain, Vossi
Laburnum x watereri'vossii'
25'
20'
All parts poisonous
Abundant clusters of yellow flowers in
spring
Spring Snow Crabapple
Malus sp.
Spring Snow
Fruitless variety, flowering white in
spring
Amur Maakia
Maackia amurensis
25'
25'
Tolerant of many conditions
Stewia
Japanese art
Stewartia pseudocamellia
20-30'
20-30'
Likes afternoon shade
Summer flowering, exfoliating bark
Japanese Tree Lilac
Syringa reticulata
Ilvory Silk
25'15'
Japanese Snowbell
Styrax japonica
20-25'
20-25'
Recommended Trees
SMALL TREES UNDER 30'- Strips >5'& <10'- Okay under utility lines
Common Name
Botanical Name
Varieties
Height
Spread
Comments
Landscape Features
Sourwood
Oxydendrum arboreum
20-25'
10-15'
Prefers soil of 7.2 or less. Slow growing
Intense fall color
Golden Desert Ash
Fraxinus excelsior
25'
35'
Good street tree
Persian Parrotia
Parrotia percica
20-40'
20-30'
Good landscape and street tree
Sargent Cherry
Pruns sargentii
Pink Flair
25'
15'
Birch, Summer Cascade
Betula nigra 'summer
cascade'
12-15'
8-10'
Bronze birch beaver resistant
Green leaves that turn golden yellow.
Winter in forest cramy brown bark that
exfoliates
Sweetgum
Liquidambar styraciflua
Emerald Sentinel,
'Clydesform'
30'
12'
Proneto ice damage—stick with narrow Green leaves turning to yellow/orange
forms tone
Zelkova
Zelkova serrata
lWireless, Village Green
24'
36'
lGood landscape and street tree
Recommended Trees
SHRUBS - Strips >5'& <10'- Okay under utility lines
Common Name
Botanical Name
Varieties
Height
Spread
Comments
Landscape Features
Large panicle or painted cluster of white
Hydrangea
Hydrangea paniculata
10-15'
10-15'
Shrub
flowers. In summer leave flowers to dry
Oakleaf Hydrangea
Hydrangea quercifolia
Shrub
Witchhazel
Hamamelis x intermedia
6-8'
6-8'
Shrub
Compact Burning Bush
Euoymus alata'compacta'
Compacta
5-6
5'
Shrub
white flowers in spring, dark green leaves
Chokeberry
Aroma melanocarpa
Autumn Magic
5-6'
5-6'
Shrub
turn bright red to purple tones. In fall,
Viburnum, Snowball tree (Not
Green leaves turn to red tones in fall. Ball
recommended—many other superior
shaped clusters of white flowers cover
forms)
Viburnum opulus'Sterile'
10'
10'
Shrub
tree in May
kilmanjaro, Compactus,
Viburnum spp.
Shasta
Shrub
Red stems are great for winter interest.
Cornus alba argenteo-
Green with white margins are great for
Dogwood, Variegated Red Twig
marginata
6-10'
5-8'
Also, native red twig dogwood
summer interest
Foliage color ranges from green to purple
red with brilliant red and orange fall
color. In late spring, clusters of smokey
Smoke Tree
Cotinus coggygna
15-20'
15-20'
Shruby
purple puff like paricles flowers appear
Green leaves that turn are yellow- brown
in fall. In spring, has small yellow pea-
Peashrub, Siverian (SUCKERS)
Caragana arborescens
5-10'
6-8'
Has thorns
shaped flowers
Forsythia x intermedia 'spring
Forsythia spring glory (SUCKERS)
glory'
10'
10'
Shrub
LARGER TREES - OVER 30'- DO NOT PLANT UNDER POWER LINES
Common Name
Botanical Name
Varieties
Height
Spread
Comments
Landscape Features
Autumn Blame, Brandywine,
October Glory, Northwood,
Red Maple
Acer rubrum
Armstrong, Redpointe
40-60'
40-60'
Norway Maple
Acer Platanaides
Prone to stem failure
45-60'
40-60'
Dark green turns golden yellow in fall
Emerald Queen, Deborah
easy Street, Crimson King,
Acer Platanaides
Etc.
Maple, Parkway
Acer platanoides
Columnare bread
40'
25'
Dark green turn golden yellow in fall
Bright green leaves with bright yellow fall
Sugar Maple
Acersaccharinum
Silver Cloud
50-60'
30'
color
Bright green leaves with bright yellow fall
Sugar Maple
Acersaccharinum
Silver Queen
50'
40'
color
Medium green coliage that turns orange
Sugar Maple
Acersaccharinum
Green Mountain
50-70'
35-40'
The Arboretum's are failing
in fall
Dark green foliage that turns orange, red
Armstrong (columnar form),
and yellow in fall. Color change and fall
Freeman Maple
Acerx freemanii
Autumn Blaze
50-60'
40'
color varies by variety
Sensation has green leaves that turn red.
Variegated has green with white edged
Boxelder
Acer negundo
sensation and variegated
35'
25-30'
Can attract box elder bugs
leaves
Black Alder
Alnus glutinosa
40-70'
20-40'
Nitrogen fixer
Green leaves turn to golden yellow in fall.
Has exfoliating bark of cream, orange
River Birch
Betula nigra
Dura -Heat
40-50'
30-40'
Heat and Bronze Birch Borer resistant
and brown. Bark color varies by variety
Hornbeam, European
Carpinus betulus
40-60'
25-40'
Green leaves turn golden yellow in fall
American Yellowwood
Cladrastis lutea
30-50'
40-50'
Red Fox (shorter variety with
Thin bark can sunburn. Protect young
Katsura
Cercidiphyllum japonicum
purple leaves)
40'
40'
Compacted soil can be a problem
bark in winter
Leaves emerge purple and mature to
green. Flower in late spring with clusters
Catalpa, Purple
Catalpa x erubescens
40'
30'
New growth is purple
of white blooms.
Common hackberry
lCeltis occidentalis
1
50-75'
50'
Not a street tree but if you havethe
Fern -leaved beech Fagus sylvatica Asplenifolia 80' 45' room it's a great tree for the yard
Rivers Purple Beech Fagus sylvatica Riversii 50' 40' Purple leaves
Recommended Trees
LARGER TREES - OVER 30'- DO NOT PLANT UNDER POWER LINES - continued
Common Name
Botanical Name
Varieties
Height
Spread
Comments
Landscape Features
Tricolor Beech
Fagus sylvatica
Roseomarginata
40-45'
35-50'
Honey Locust
Gleditsia triacanthos
Shademaster, Skyline
30-70'
30-70'
Gingko (Mate strains)
Gingko biloba (male)
Princeton Sentry, Saratoga
Autumn Gold
45-50'
25-40'
Kentucky Coffee Tree
Gymnocladus dioica
50'
35'
Tolerant to our area. Green leaves turn
yellow for fall.
Goldenrain tree
Koelreuteria paniculata
30-40'
30'
In late spring, panicles of yellow blooms
cover the tree. Seed pools resemble
Chinese lazarus.
Sweetgum
Liquidambar styraciflua
'Slender Silhouette'
50'
5'
Very slender form
Tulip Tree
Liriodendron tulipifera
70-90'
35-50'
Green tulip -shaped leaves turn yellow in
fall
American Hophornbeam
Ostrya virginiana
20-40'
25'
Adaptive tree with green leaves
Amur Cork Tree
Phellodendron amurense
40'
35'
1
Dark green leaves that turn yellow in fall
Sycamore, London Plane Tree
Platanus x acerifolia
Varieties resistanct to
Anthracnose: Bloodgood,
Columbia and liberty
90'
50'
Anthracnose resistant
Durable trees that are for large areas
that need quick shade.
Sargent Cherry
Prunus sargentii
40'
Scarlet Oak
Quercus coccinea
75'
50'
Green leaves turns rusty red in fall
Forest Green Oak
Quercus frainetto
50'
30'
1
Dark glossy green leaves with yellow fall
color
Pin Oak
Quercus palustris
Willow Oak
Quercus phellos
40-70'
Bur Oak
Quercus macrocarpa
60-50'
60-50'
Will get very large
Green leaves with deeply lobed leaves.
Turns yellow in fall
Chinkapin Oak
Quercus muehlenbergii
50'
50'
Dark green with yellow fall colors
Northern Red oak
Quercus rubra
50-60'
50'
Green leaves that turn orange -red in fall
Sawtooth Oak
Quercus acutissima
40-50'
Shumard oak
Quercus shumardii
40-60'
Littleleaf Linden
Tilia cordata
60-50'
30-35'
Green leave turn yellow for fall. In June,
clusters of small, fragrant, yellow flowers
appear.
Silver Linden
Tilia tomentosa
70'
40'
Green leaves turn yellow in fall. In June,
clusters of small fragrant yellow flowers
American Linden
Tilia americana
40-60'
25-30'
appear.
Dutch elm disease resistant, varieties
Glossy dark green foliage that turns
Lace bark elm
Ulmus parvifolia'Allee'
50'
35'
available
yellow-orange to rust red.
EVERGREEN TREES - LARGE AREAS
Common Name
Botanical Name
Height
Spread
Comments Landscape Features
Fir, Concolor blue (white)
Abies concolor conionsblue
30'
15-30'
Cedar, Blue Atlas
Cedrus atlantica
30-40'
20-30'
Spruce, Colorado
Picea Pungens
40-60'
20-25'
Requires regular watering
Pine Scotch
Pinus sylvestris
40-60'
20-25'
Giant Sequoia
Sequoiadendron giganteum
50'
30'
Cedar, western red
Thuja plicata
50'
20-30'
Needs winter watering
Eastern Red Cedar
juniperus virginiana
40'
10'
Tolerant of adverse conditions
Japanese Cryptomeria
cryptomeria japonica
50-60'
25'
Cedar of Lebanon
cedrus libani 'stenocoma'
40-50'
30-50'
Slow growing
Dawn Redwood
Metasequoia
glyptostroboides
70'
25'
Deciduous
Weeping Alaska Cedar
Chamaecyparis nootkatensis
'Pendula'tenis
60-90'
20-30'
EVERGREEN TREES - SMALL AREAS
Common Name
Botanical Name
Height
Spread
Comments Landscape Features
Fir, Horstmann Korean
Abies koreana'horstmann's
silberlocke'
12-15'
8-10'
Needs winter water
Cedar incense
Calocedrus decurrens
30-40'
43025
Needs winter water
cedar, blue atlas hybrids, granny louise,
himolanon blue, weeping pendula
Cedrus atlantica hybrids
20-30'
15-20'
Cedar, deodar family
Cedrus deodara hybrids
20-30'
143028
1 Best protected from wind
Cedar, Weeping Alaskan
Clamaecypair nootkatensis
'pendula'
20-30'
43025
Hinoki Cypress and family
Chamaecyparis obtusa
5-12'
3-15'
Afternoon shade needed
Juniper, Tolleson's Blue Weeping
Juniperus scopulorum
10-20'
10-15'
Spruce, serbian family bruns weeping
dwarf
Picea omorika hybrids
6-15'
10-115
spruce Colorado hybrids fat albert hoopsi
bacheri, etc.
Picea pungens hybrids
15-30'
8-15'
Requires regular water, not very drought
Itolerant
Pine, Bristlecone
Pinus aristata
20'
S'
Can be hard to find
Pine, Vanderwolf's Pyramid
Pinus vanderwolf pyramid
20-25'
10-15'
Pine, bosnia red cone
Pinus heldreichii leucodermis
20'
10'
Pine, Thunderhead
Pinus 'thunderhead'
10-12'
10-12'
Pine, Dwarf Eastern White
Pinus strobus'nono'
6-10'
Pine, Dwarf Japanese Red
Pinus densifloria
'unbraculifera'
10-15'
1
lReddish/orange exfloiating bark
Pine, Japanese Umbrella
Sciadopitys verticillata
20-30'
1
Slow growing, protect from hot
afternoon sun
8/14/2019
Landscape Requirements for New Construction
Landscape Requirements for New Construction
Categories:
Construction and Remodeling_( Pages/construction.aspx), Environment and Natural Resources ( Pages/environment-and-natural-resources.aspx),
Zoning and Land Use ( Pages zoning-and-land-use.aspx),
You might need to install landscaping if you are building on your property.
Commercial and industrial development
(#ct100 ct148 g d8700bef f7ae 47e1 914 17f785d1489d ct100 WrapperCollapseContainer-CollapseBody),
Step 1: Determine if you need to install landscaping
Generally, you must install landscaping if you are constructing a new building, a building addition, or a parking lot
in a commercial or industrial zone.
Once you find the zoning ofyour property_( Pages Find your -property zone.aspx)you can determine the minimum
amount of your development site that must be landscaped:
• Commercial Office (CO), Retail Commercial (CR), General Commercial (CG), Industrial Commercial (IC), and
Industrial Park (IP): 15 percent
• Industrial Business Campus (IBC): 20 percent
Step 2: Determine what type of landscaping to install
In most cases, you must install at least one plant unit per 20 square feet of landscaped area. The table below shows
the different types of plants you can install and their corresponding plant unit values.
At least 40 percent of your required plant units must be a combination of mature trees, shade trees,
evergreen/conifer trees, or ornamental trees. Plants must also cover at
least 75 percent of your required
landscaped area within five years.
Plants and Minimum Plant Unit Values
Type of Plant (Plant Material) Plant Unit (PU) Value
Size of Planting
1 Mature Tree 15 PU
1 Shade Tree 10 PLI
1.5 to 2 inch caliper*
1 Evergreen/Conifer Tree 5 PLI
6 to 8 feet height
1 Ornamental Tree 2 PU
1 to 1.5 inch caliper*
1 Large Deciduous or Evergreen 2 PU
Minimum 5 gallon or balled and
Shrub (at maturity: over4 feet wide,
burlapped
4 feet high)
https://www.cityofsalem.net/Pages/landscape-requirements-for-new-construction.aspx 1/4
8/14/2019
Landscape Requirements for New Construction
1 Small to Medium Shrub (at 1 PU Minimum 1 gallon
maturity: maximum 4 feet wide, 4
feet high)
Lawn or Other Ground Cover 1 PU per 50 square feet
*The caliper of a tree is the diameter of its tree trunk measured one foot above ground level. If the tree is of a
multi -trunk variety, the caliper of the tree is the average caliper of all of its trunks.
Step 3: Submit plans
If landscaping is required, you must submit a landscaping plan and irrigation plan when you apply for your
building permit. Your landscaping plan must show the type and size of plants and how much of your site they are
expected to cover in five years. You can find the full list of requirements in Salem Revised Code Chapter807
(http://ewebl.cityofsalem.net/SRCUtility/src/10.807) .
Planning staff will review your landscaping and irrigation plans to determine if all requirements have been met.
Step 4: Maintain your landscaping
Once your landscaping is installed, you should maintain the trees and shrubs on your property. If you cut down
trees or shrubs ( Pages/remove-trees-on-your-property.aspx)_, you must replace them with plants of a similar type and size.
Ciose (#ct100 ct148 g d8700bef f7ae 47el 914 17f785d1489d ct100 WrapperCollapseContainer-CollapseBody),
Multifamily development v
(#ct100 ct148 g a5a5cb52 f9fa 4bOb 896a b2c8f3d6eea2 ct100 WrapperCollapseContainer-CollapseBody).
Single-family development v
(#ct100 4148 g 4cac7295 a2bc 49b6 83e4 824752f565 ct100 WrapperCollapseContainer-CollapseBody).
https://www.cityofsalem.net/Pages/landscape-requirements-for-new-construction.aspx 2/4
8/14/2019
Landscape Requirements for New Construction
Landscape Requirements for New Construction
Categories:
Construction and Remodeling-( Pages/construction.aspx), Environment and Natural Resources ( Pages/environment-and-natural-resources.aspx),
Zoning and Land Use ( Pages zoning-and-land-use.aspx),
You might need to install landscaping if you are building on your property.
Commercial and industrial development v
(#ct100 ct148 g d8700bef f7ae 47e1 914 17f785d1489d ct100 WrapperCollapseContainer-CollapseBody),
Multifamily development
(#ct100 ct148 g a5a5cb52 f9fa 4bOb 896a b2c8f3d6eea2 ct100 WrapperCollapseContainer-CollapseBody),
All proposed multifamily developments -three or more dwelling units -in Salem must go through an approval
process called design review, and they must meet a variety of design standards and guidelines. These standards
and guidelines include landscaping requirements, such as providing landscaping in parking lots and around the
property's perimeter. The full list of design standards and guidelines can be found in Salem Revised Code Chapter
702 (http://ewebl.cityQfsalem.net/SRCUtility/src/i0.702) . If you are constructing a multifamily development, you can call the
Planning Division with questions about the design review process and requirements.
Close (#ct100 CU48 g a5a5cb52 f9fa 4bOb 896a b2c8f3d6eea2 ct100 WrapperCollapseContainer-CollapseBody).
Single-family development
(#ct100 ct148 g 4cac7295 a2bc 49b6 83e4 824752f565 ct100 WrapperCollapseContainer-CollapseBody),
v
https://www.cityofsalem.net/Pages/landscape-requirements-for-new-construction.aspx 1/3
8/14/2019
Landscape Requirements for New Construction
Landscape Requirements for New Construction
Categories:
Construction and Remodeling-( Pages/construction.aspx), Environment and Natural Resources ( Pages/environment-and-natural-resources.aspx),
Zoning and Land Use ( Pages zoning-and-land-use.aspx),
You might need to install landscaping if you are building on your property.
Commercial and industrial development v
(#ct100 ct148 g d8700bef f7ae 47e1 914 17f785d1489d ct100 WrapperCollapseContainer-CollapseBody),
Multifamily development v
(#ct100 ct148 g a5a5cb52 f9fa 4bOb 896a b2c8f3d6eea2 ct100 WrapperCollapseContainer-CollapseBody),
Single-family development
(#ct100 4148 g 4cac7295 a2bc 49b6 83e4 824752f565 ct100 WrapperCollapseContainer-CollapseBody),
If you want to build anew single-family home on a vacant lot, your property must have a minimum number of trees
based on its size at the time of final completion, as shown in the table below. If there are not enough trees on your
property, you must plant more trees. The additional trees must be a minimum 1.5 inch caliper. The caliper of a tree
is the diameter of a tree trunk measured 6 inches above the ground for trunks up to and including inch caliper in
size and 1 foot above the ground for larger trunks.
Tree planting requirements:
Lot or Parcel Size
Minimum Trees Required
6,000 square feet or less
2
6,001 to 7,000 square feet
3
7,001 to 8,000 square feet
4
8,001 to 9,000 square feet
5
More than 9,000 square feet
6
There are no additional landscaping requirements for the construction of single-family homes. If you want to cut
down a tree (Lges/remove-trees-on-your-property.aspx) on your property, contact the Planning staff to find out if you
need a permit or other approval.
Close (#ct100 CU48 g 4cac7295 a2bc 49b6 83e4 824752f565 ct100 WrapperCollapseContainer-CollapseBody),
https://www.cityofsalem.net/Pages/landscape-requirements-for-new-construction.aspx 1/3
8/14/2019 Salem, OR Code of Ordinances
CHAPTER 807. - LANDSCAPING AND SCREENING
Sec. 807.001. - Purpose.
The purpose of this chapter is to establish standards for required landscaping and screening under the
UDC to improve the appearance and visual character of the community, promote compatibility between
land uses, encourage the retention and utilization of existing vegetation, and preserve and enhance the
livability of the City.
(Prior Code, § 807.001; Ord. No. 31-13)
Sec. 807.005. - Definitions.
The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to
them in this section, except where the context clearly indicates a different meaning:
Caliper means the diameter of a tree trunk measured one foot above ground level. If a tree is of a multi -
trunk variety, the caliper of the tree is the average caliper of all of its trunks.
Ground cover means living plant species which normally reach a height of less than three feet at
maturity, planted in such a manner so as to form a continuous cover over the ground.
Landscaped area means the area of a development site that is required to be landscaped as provided
under this chapter.
Landscaping means a combination of living plants, such as trees, shrubs, vines, ground covers, flowers,
and grass; natural features such as streams, wetlands, rocks, stone, bark chips and shavings; and structural
features, including, but not limited to, fountains, reflecting pools, outdoor art work, screen walls, fences,
arbors, and benches.
Mature tree means:
(a) A healthy tree often inches dbh or greater;
(b) A significant tree, as defined under SRC chapter 808;
(c) A heritage tree, as defined under SRC chapter 808: or
(d) A grouping of three or more four -inch dbh or greater evergreen or hardwood trees.
Ornamental tree means a relatively low growing deciduous or evergreen tree typically reaching a height
of 15 to 20 feet which usually provides color due to its flowers, leaves, or fruit (berries).
Shade tree means a deciduous tree, or, in rare occasions, an evergreen tree, planted primarily for its
high crown of foliage or overhead canopy.
1/8
8/14/2019
Salem, OR Code of Ordinances
Shrub means a deciduous or evergreen woody plant, smaller than a tree, which consists of a number of
small stems from the ground or small branches near the ground.
(Prior Code, § 807.005; Ord. No. 31-13)
Sec. 807.010. -Applicability.
The provisions of this chapter apply to all required landscaping and screening under the UDC.
(Prior Code, § 807.010; Ord. No. 31-13)
Sec. 807.015. - Landscaping and screening.
Unless otherwise provided under the UDC, required landscaping and screening shall conform to the
standards set forth in this section.
(a)
Landscaping types. Required landscaping shall be provided according to one of the
landscaping types set forth in Table 807-1. Where landscaping is required under the
UDC without a reference to a specific landscaping
type, the required landscaping shall
meet the Type A standard.
TABLE 807-1. LANDSCAPING TYPES
..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Landscaping
Required Plant Units (PU)
Required Screening
Type
..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
A
Min. 1 PU per 20 sq. ft. of landscaped
None
area
..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
B
Min. 1 PU per 20 sq. ft. of landscaped
Min. 6 -foot -tall fence, wall, or hedge
area
..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
C
Min. 1 PU per 20 sq. ft. of landscaped
Min. 6 -foot -tall fence or wall
area
D
Min. 1 PU per 16 sq. ft. of landscaped
Min. 6 -foot -tall sight -obscuring
area
landscaping or wall
..........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
E
Min. 1 PU per 16 sq. ft. of landscaped
Min. 6 -foot -tall wall
area
2/8
8/14/2019
Salem, OR Code of Ordinances
(b) Plant materials and corresponding plant unit values. Plant materials, their
(c) Preservation of existing trees and vegetation. The preservation of existing trees and
vegetation is encouraged. If preserved, existing trees as defined under SRC chapter 808.
existing trees less than ten inches dbh, and existing vegetation may be utilized to satisfy
required landscaping if they conform to the minimum plant unit requirements specified
in this chapter.
(d) Tree replanting requirements. In addition to the landscaping required under this
3/8
8/14/2019
Salem, OR Code of Ordinances
chapter, when existing trees, as defined under SRC chapter 808, are proposed for
removal from within required setbacks or from a development site, replanting shall be
required as provided in this subsection.
(1) Removal of trees within required setbacks. When an existing tree or trees, as
defined under SRC chapter 808, within a required setback are proposed for
removal, two new trees shall be planted for each tree removed. Replanted trees
shall be of either a shade or evergreen variety with a minimum 1.5 inch caliper.
(2) Removal of trees from development site. When more than 75 percent of the
existing trees, as defined under SRC chapter 808, on a development site are
proposed for removal, two new trees shall be planted for each tree removed in
excess of 75 percent. Replanted trees shall be of either a shade or evergreen
variety with a minimum 1.5 inch caliper. For purposes of this section, existing trees
within vision clearance areas, or within areas to be cleared for required roads,
utilities, sidewalks, trails, or stormwater facilities, shall not be counted in the total
percentage of trees removed from the development site.
(e) Screening standards. Unless otherwise provided under the UDC, where screening is
required in the form of a fence, wall, or landscaping, it shall conform to the following
standards:
(1) Height. Fences and walls shall be a minimum of six feet in height. Landscaping
shall be of a species that will attain a height of at least six feet within three years
after planting.
(2) Opacity. Screening shall be sight -obscuring. Fences, walls, and landscaping shall be
at least 75 percent opaque when viewed from any angle at a point 25 feet away
from the fence, wall, or landscaping. Landscaping shall be of an evergreen species
that will attain required opacity within three years after planting.
(3) Maintenance. Fences and walls shall be maintained in safe condition, and shall be
maintained as opaque. Landscaping shall be replaced within six months after
dying or becoming diseased to the point that required opacity can no longer be
maintained.
(f) Berm. Unless otherwise provided under the UDC, where screening is required in the
form a berm, the berm shall be an earthen mound no less than three feet in height
above the existing grade, and shall be constructed with a slope no steeper than 3:1 on
all sides. The berm shall be planted with plant materials to prevent erosion. The berm
shall not alter natural drainage flows from abutting properties.
(g) Street trees. Development adjacent to public streets shall provide street trees that meet
the standards and specifications set forth in SRC chapter 86.
(Prior Code, § 807.015; Ord. No. 31-13)
4/8
8/14/2019 Salem, OR Code of Ordinances
Sec. 807.020. - Landscaping plan.
(a) All building permit applications for development subject to the landscaping requirements of
this chapter shall include a landscaping plan.
(b) Landscaping plans shall be of a size and form established by the Planning Administrator, and
shall include the following:
(1) Scale and north arrow.
(2) Lot dimensions and footprint of structure(s).
(3) A legend indicating the linear footage of perimeter setbacks abutting a street or right-
of-way; the linear footage of perimeter setbacks not abutting a street or right-of-way;
total building square footage; total square footage of the interior area of the off-street
parking area, calculated per SRC 806.035(d)(2); and total number of parking spaces.
(4) The location and size of plant materials, identified by common and botanical names,
and their expected coverage within five years.
(5) The type and location of landscaping features other than plant materials, including, but
not limited to, wetlands, creeks, ponds, sculpture, and benches.
(6) Fence or wall materials, when screening is required under the UDC.
(7) Abutting land uses.
(8) The type, size, and location of:
(A) Existing trees, as defined under SRC chapter 808, existing trees less than ten
inches dbh, and vegetation that will be retained to satisfy landscaping
requirements of this chapter.
(B) Existing trees, as defined under SRC chapter 808, proposed for removal.
(9) Notwithstanding subsection (b)(8) of this section, where the development site is heavily
wooded, only those trees that will be affected by the proposed development need to be
sited accurately. The remaining trees may be shown on the plan in the general area of
their distribution.
(10) An irrigation plan identifying the materials, size, and location of all components of the
irrigation system.
(11) A two-year plant establishment schedule for:
(A) Landscaped areas where a permanent underground or drip irrigation system is
not required because of the use of drought resistant vegetation; or
(B) New vegetation located within stormwater facilities.
(Prior Code, § 807.020; Ord. No. 31-13)
Sec. 807.025. - Plant material standards.
5/8
8/14/2019
Salem, OR Code of Ordinances
All plant materials shall be, upon installation, vigorous and well -branched, with healthy and well -
furnished root systems free of disease, insects, pests, and injuries.
(Prior Code, § 807.025; Ord. No. 31-13)
Sec. 807.030. - Tree protection measures during construction.
Trees used to meet the landscaping requirements set forth in this chapter shall be protected during
construction as provided under SRC chapter 808.
(Prior Code, § 807.030; Ord. No. 31-13)
Sec. 807.035. - Installation.
(a) Landscaping shall be installed at the time of construction, unless seasonal conditions or
temporary site conditions make installation impractical; in which case, an acceptable
performance guarantee to ensure installation of the landscaping shall be provided as set
forth in SRC 807.050.
(b) Landscaping shall be installed in a manner that conforms to the standards of the American
Association of Nurserymen, Inc.
(Prior Code, § 807.035; Ord. No. 31-13)
Sec. 807.040. - Irrigation.
(a) A permanent underground or drip irrigation system with an approved backflow prevention
device shall be provided for all landscaped areas required under the UDC; provided,
however, a permanent underground or drip irrigation system is not required for:
(1) Existing healthy vegetation that has been established for at least two years and that is
being preserved to meet the landscaping requirements under this chapter;
(2) New vegetation that is drought resistant, in which case a two-year plant establishment
schedule shall be provided with the landscaping plan describing the amount of water to
be applied over a two-year time period and how that water will be distributed to the
plant material; and
(3) New vegetation located within stormwater facilities as required by the Public Works
Design Standards, in which case a two-year plant establishment schedule shall be
provided with the landscaping plan describing the amount of water to be applied over a
two-year time period and how that water will be distributed to the plant material.
(b) Wherever feasible, sprinkler heads irrigating lawns or other high -water -demand landscape
areas shall be circuited so that they are on a separate zone or zones from those irrigating
trees, shrubbery, or other reduced -water -requirement areas.
6/8
8/14/2019 Salem, OR Code of Ordinances
(Prior Code, § 807.040; Ord. No. 31-13)
Sec. 807.045. - Maintenance.
(a) The owner and tenant shall be jointly and severally responsible for maintaining all
landscaping material in good condition so as to present a healthy, neat, and orderly
appearance.
(b) Unhealthy or dead plant materials shall be replaced in conformance with the approved
landscape plan.
(Prior Code, § 807.045; Ord. No. 31-13)
Sec. 807.050. - Compliance/performance assurance.
(a) Planting and installation of all required landscaping shall be inspected and approved prior to
the issuance of a certificate of occupancy; provided, however, a certificate of occupancy may
be issued prior to the complete installation of all required landscaping if a performance
guarantee equal to 100 percent of the cost of plant materials and labor, as determined by the
Planning Administrator, is filed with the City assuring such installation within 12 months after
the certificate of occupancy is issued.
(b) A performance guarantee shall consist of a surety bond, cash, certified check, time certificate
of deposit, an irrevocable letter of credit, or assignment of savings account in a form
approved by the City Attorney and recorded in the deed records of the appropriate county.
(c) If the installation of the required landscaping is not completed within the specified period,
the performance guarantee may be used by the City to complete the installation. Upon
completion of the installation, any portion of the remaining security deposited with the City
shall be returned. The final landscape inspection shall be made prior to any security being
returned. Any portions of the plan not installed, not properly installed, or not properly
maintained shall cause the inspection to be postponed until the project is completed or
cause the security to be used by the City to complete the project.
(Prior Code, § 807.050; Ord. No. 31-13)
Sec. 807.055. - Administrative relief.
Unless otherwise provided under the UDC, when special circumstances or exceptional site
characteristics are applicable to a property, the landscaping requirements of this chapter may be modified
through a Class 3 site plan review, pursuant to SRC chapter 220, upon finding that one of the following
criteria is met:
(a) The proposed landscaping meets the intent of providing a buffer between adjacent uses
of differing character;
7/8
8/14/2019 Salem, OR Code of Ordinances
(b) The proposed landscaping incorporates the increased retention of mature tree(s);
(c) The proposed landscaping provides protection for wildlife habitat and existing native
vegetation and plant materials maintained in a natural state; or
(d) The proposed landscaping incorporates elements to maintain solar access or provides
for wind protection.
(Prior Code, § 807.055)
8/8
City of Yakima Planning Commission
August 14, 2019
Summary of Affordable Housing and Title 15 Changes
15.02.020 — Definitions:
"Accessory dwelling unit (ADU)" means a structure meeting the purpose and
requirements of YMC 15.09.045 which is attached to a single-family home, or detached
garage., , r, , , and ,alllone s�r,u.ctur , with living facilities for one individual or family
separate from the primary single-family.
"Dvll,p,rq,a„r, l multill family” means a structure or structures, or portion thereof,
designed for occupancy by three or more families living independently of each other and
containing three or more attached... r....:�aa .dad. dwelling units on a lot. r�.Y... mbr lna�iIon.
of l .* - ° M. pu dup and
detached single-family dwellings that afe
r InV'^w . i "-36
-ice Il- , inch -have a common driveway access on a single lot of
record, are considered multill family development.
15.04.030, Table 4-1 — 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
RESIDENTIAL
Accessory Uses (*)
See YMC 15.04.060
Detached Single -Family Dwelling (*)
1
1
1
1
3
3
1
3
3
3
3
Accessory Dwelling Unit (*) (See YMC
15.09.045)
2
2
1
1
1..
Existing or New Detached Single -Family
Dwelling on Existing Lots of 8,000 Square
Feet or Less
1
1
1
Detached Single -Family Dwelling (zero lot
line) (*) (See YMC 15.09.040)
2
2
2
2
3
3
1
3
3
3
3
Attached Single -Family Dwelling, Common
Wall (*)
2
2
1
1
3
3
1
2
2
2
2
Two -Family Dwelling (Duplex) (*)
3
32
1
1
2
2
1
2
2
2j..
2
V o....lain.lyDivelfing..(Dulrl x:h('" o»
corner lot. in a ne Sulrah� i Torn
................................................................................................................................................
Converted Dwelling (*)
3
42
22J
2.]
2J
21.
2j
2
2
2j
1
Multifamily De ;, 1Q7, n t: (*): 0-7
DU/NRA
2
22.1.
1
2
2
2
2
2
2
2
8-12 DU/NRA
2
1
2
2
2
2
2
2
2
13+ DU/NRA
j
j
j �,
j 1
j 2
2
2
2
2
2
2
• R-1 Zoning District
15.03.020(B) — R-1 District Intent Statement
B. Single -Family Residential District (R-1). The single-family residential district is
intended to:
1. Establish new residential neighborhoods for detached single-family dwellings free
from other uses except those which are compatible with, and serve the residents of, this
district, which may include duplexes and zero lot lines if established during the
subdivision process allll corner hots lin a new sub6vlislion can be desk Hated for du Ilex
q,r�,�r,a,,iiq,r;
,,,,,,,
2. Preserve existing residential neighborhoods for detached single-family dwellings
free from other uses to ensure the preservation of the existing residential character, and
serve the residents of this district; and
3. Locate moderate -density residential development, up to seven dwelling units per net
residential acre, in areas served by public water and sewer system.
Detached single-family dwellings are the primary use in this district. The district is
characterized by up to sixty percent lot coverage; access to individual lots by local
access streets; required front, rear and side yard setbacks; and one- and two-story
structures. The density in the district is generally seven dwelling units per net residential
acre or less.
This zone is intended to afford single-family neighborhoods the highest level of
protection from encroachment by potentially incompatible nonresidential land uses or
impacts. Nonresidential uses within these zones are not allowed; except for public or
quasi -public uses, which will be required to undergo extensive public review and will
have all necessary performance or design standards assigned to them as necessary to
mitigate potential impacts to adjacent residences.
l' upl,g , ,r�, „�a,11„ ii,� ,�rnii,ll„y,,,,Development �- �c --.g...........................
seven dwelling units per net
residential acre may be allowed in accordance with Table 4-1.
15.09.045 Accessory dwellina units.
A. Purpose. The purpose of the accessory dwelling unit (ADU) provisions are to:
1. Provide p p. ..... f!.y..homeowners with an opportunity for extra income, companionship,
and security;
SR
R-1
R-2
R-3
B-1
B-2
HB
SCC
LCC
AS
GC
CBD
RD M-1 M-2
Mixed -Use Building
1
1
1
1
1
1
1
Planned Development (*)
See YMC 15.28
Mobile Home Parks (*)
2
2
1
1
1
1 2
Mobile Home (*) or Manufactured Homes
(*)
See YMC 15.04.160
Retirement Homes (*)
2
3
1
3
1
1
Temporary Hardship Units (See YMC
15.04.140)
2
2
2
2
2
2
2
2
2
2
2
• R-1 Zoning District
15.03.020(B) — R-1 District Intent Statement
B. Single -Family Residential District (R-1). The single-family residential district is
intended to:
1. Establish new residential neighborhoods for detached single-family dwellings free
from other uses except those which are compatible with, and serve the residents of, this
district, which may include duplexes and zero lot lines if established during the
subdivision process allll corner hots lin a new sub6vlislion can be desk Hated for du Ilex
q,r�,�r,a,,iiq,r;
,,,,,,,
2. Preserve existing residential neighborhoods for detached single-family dwellings
free from other uses to ensure the preservation of the existing residential character, and
serve the residents of this district; and
3. Locate moderate -density residential development, up to seven dwelling units per net
residential acre, in areas served by public water and sewer system.
Detached single-family dwellings are the primary use in this district. The district is
characterized by up to sixty percent lot coverage; access to individual lots by local
access streets; required front, rear and side yard setbacks; and one- and two-story
structures. The density in the district is generally seven dwelling units per net residential
acre or less.
This zone is intended to afford single-family neighborhoods the highest level of
protection from encroachment by potentially incompatible nonresidential land uses or
impacts. Nonresidential uses within these zones are not allowed; except for public or
quasi -public uses, which will be required to undergo extensive public review and will
have all necessary performance or design standards assigned to them as necessary to
mitigate potential impacts to adjacent residences.
l' upl,g , ,r�, „�a,11„ ii,� ,�rnii,ll„y,,,,Development �- �c --.g...........................
seven dwelling units per net
residential acre may be allowed in accordance with Table 4-1.
15.09.045 Accessory dwellina units.
A. Purpose. The purpose of the accessory dwelling unit (ADU) provisions are to:
1. Provide p p. ..... f!.y..homeowners with an opportunity for extra income, companionship,
and security;
2. Better utilize existing infrastructure and community resources (sewer, water, roads.
etc.);
3. Provide a housing type that allows flexibility to respond to changing needs and
lifestyles;
4. Add to the supply of affordable dwelling units; and
5. Protect neighborhood character and stability by ensuring that ADUs are compatible
with surrounding land uses.
B. Requirements. /\Oaccessory dwelling unit iS@permitted
'___' ___ - _,H—_' -__ _
subject b}Ed|Of�efoU0wiO0conditiOOS:
1. The may be attached to the primary residence O[
attached to or above a detached garage, or be its own stand-alone structure.
2. The front entrance to the ADU shall not be visible from a right-of-way or access
easement.
3. Paved off-street parking shall beprovided asrequired inYyNCChapter 15.00for both
thSAOU and the primary [SSidSOC |OC@tSd OO the lot they are intended to
serve.
4. The AOU'Sfloor area Sh@||
5. TheAOU's exterior walls shall be designed so as to be similar in sty|e, oo|or, and
building materials tothe primary detached dwelling.
0. An AOU attached to the primary structure shall have the same building setbacks as
the primary structure. AnAOU that is attached to, orbuilt above, a detached garage ora
stand-alone structure shall have the same building setbacks as an accessory structure.
7. A parcel/lot shall contain no more than one single-family residence and one ADU.
8. AOUs shall not be allowed on parcels containing aduplex ormultifamily dwelling, ora
commercial or industrial structure/use.
9. AOUs shall only be permitted on parcels/lots sized appropriately for a duplex perYyNC
§ 15.05.030. Table 5-2.AOUs proposed on lots smaller than the minimum lot size may be
approved after undergoing one additional level ofreview asshown inYyNC §15.O4.O3O.
Table 4-1.
10. The primary residence and the ADU shall both be connected to public sewer and
water.
a. If the /\OU is attached to the primary dwelling unit, the two dwelling units shall
share asingle sewer and water connection.
b. If the AOU is attached to. or located above, a detached 0ara0e, or is a stand-
alone structure, each units4aU-M.ay have its own sewer and water connection, with
required meters
11. Alot oontainin0anAOUshall not besubdivided, orotherwise segregated in
ovvnenship, in away that separates the/\OU and the primary dwelling unit on different lots.
12. A hOnOS OCCup@dOO maybe @||OwSd' subject tOYyNC , in either the AOU or
the primary unit, but not both.
13. The site plan for the construction or conversion of an AOU shall indicate the AOU.
14. Any exterior stairs shall be placed in the rear or side yard.
15. A deed restriction, signed by the property owner and the city, shall be recorded with
the Yakima County auditor's office providing notice to potential buyers of the ADU
restrictions.
C. Enforcement. The city retains the right with reasonable notice to inspect the ADU for
compliance with the provisions of this section.
D. Elimination. The city retains the right with reasonable notice to withdraw occupancy
approval if any of the requirements under subsection B of this section are violated. In the event
the city withdraws occupancy, the property owner may:
1. If attached, merge the existing ADU to the single-family dwelling; or
2. If detached, use the building for storage only or remove the structure from the
premises.
15.19.050 Continuation of nonconforming uses.
A. Generally. Any legal nonconforming use may continue as long as it remains otherwise
lawful. Any change or expansion of the nonconforming use shall be made in accordance with
the provisions of YMC 15.19.070 or 15.19.030.
B. Continuation When a Nonconforming Use is Damaged or Destroyed. When a
nonconforming use and associated structure are damaged, the nonconforming use may be
replaced as it was prior to the damage. If the structure was also nonconforming, the structure
may be rebuilt as it was immediately prior to the damage or in a manner that is more conforming
in accordance with YMC 15.19.030.
C, Continuation of !Nonconformlin Clin Ile lf�amlill 11:7we11111in s. I[:xlistlIn Sin Ile E2.Mill 11:7welllllin s lin
g............................g........................................................Y......................................................g........................... ....................................0...........................q..............................................................................................................g........................
the Commercliall and Ilndustrliall onlin 11')Jstrlicts ma be ex ended reconstructed or rebulillt lin
g,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Y,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,fll,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,n,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,n,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...............................
accordance wlith the rovlislions of IMC Ch, 15.17 Modlifiicatlion .
,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,p,,,,,,....,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,(,,,,,,.....,,....,,,,,,........................,),,,,,
15.17.020 Modification to permitted development and uses regulated.
Minor changes to existing or approved Class (1), (2) or (3) uses or development may qualify for
abbreviated review under the provisions in this chapter, if they meet the criteria listed below.
Overlay districts shall not increase the level of review for the provisions of this chapter.
Modifications not meeting the criteria below must apply directly for review as a Class (1), (2) or
(3) use or development.
A. The modification will not increase residential density that would require an additional level
of review;
B. The modification will not increase the amount of parking by more than ten percent or twenty
spaces (whichever is least), except that the amount of parking for controlled atmosphere and
cold storage warehouses may be increased by up to twenty spaces. This limit shall be
calculated cumulatively for all previous modifications since the last normal review;
C. Any expansion of use area or structure will not exceed fifty percent of the gross floor area,,,,.
I�he ex . anslion of an exlI tlin slip Ile farrnlill home ma exceed the fuft ercent IllimlIt when allll
p,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,g.........................g,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,`,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Y,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Y,,,,p,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,....,,,,,,.....,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,111
g:..fit lliicab gle... etback....:.!�! .....l .:�.....q y .r .g......:�.g:.�...�........r..e . n .. This limit shall be calculated
cumulatively for all previous modifications since the last normal review;
D. The modification will not increase the height of any structure;
al
E. This limit shall be calculated cumulatively for all previous modifications since the last
normal review;
F. The modification will not add a drive-thru facility; and
G. The modification does not include hazardous materials.
14.25.040 Lot desian.
Each lot within a subdivision shall comply with the following design standards and requirements
A. Double frontage lots, as defined in YMC 14.10.020, are permitted only where determined
by the city council, or the administrator in the case of short subdivisions, to be essential to
provide separation of residential lots from major and secondary arterial streets or high-intensity
land uses or to overcome specific disadvantages of topography or parcel configuration. When
double frontage lots are used, access shall be limited to only one of the fronting streets.
B. All lots within a subdivision shall have direct access to and frontage upon a dedicated
public street or be accessed by an easement. Access easements cannot serve more than one
lot. Minimum street frontage and/or access easement width shall be at least twenty feet. Lots
intended for residential use should not access a principal or minor arterial.
C. Private streets conforming to YMC 12.06.090 may be allowed within a master planned
development pursuant to YMC Chapter 15.28 or„ as p Et of„a new Short Sub6vilsilon or
aubdlivlislion.
D. All lots not located in a master planned development subdivision shall have a minimum lot
width at the building setback line consistent with Table 5-2 (YMC Chapter 15.05).
6.88.070 Flexible thresholds for categorical exemptions.
1. For residential dwelling units in WAC 197-11-800(1)(b)(i):
a. n iit dwelling units
tY .............y 9 i..n..... _...............
11:7u .Ilei and Mull' famlill reyslidentliall devello .men'!.„
b. I . . ,,,"FhI i,r! ...dwelling units ii.......t °ir. °_� � : .:M1....... m .i.m .... .." for Alin Ifo II am.J
....
g,,,,,,,::,,,,,,,,,,,,,„,,,,,,,,,,,,,,,,,,,,,,,,,,Y
II ii en”' -iii II......D v .11p.................................... nt;
2. For office, school, commercial, recreational, service or storage buildings in WAC 197-
11-800(1)(b)(iii):
Neither more than tw . I�_ iir.v thousand square feet nor more than .!.ii..net
parking spaces in t4e4 _ iiz ......° Q Q ::::.0 tom„ Ci.. i:::; „ d M I.n,d...
I--.a..................................................:I
airkwn,. ��� --ire--all - zonin districts;
If or linfiillll devello . men't conslistent wlith the Cli' of l�aklima Com . rehenslive Il::3llan and
p,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,Y.....,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, p,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,
IRQW 40,21 C.229:
.............................................................................................................................
a, IReslidentliall Devello ment a t.2 100 dwelllliin unfits lin the GC and Cl: 11:7 zonlin
p ................................................ p...................................................................................................g..................................................................................................................................................................................................................... q.
dlistrlictsand hand lin the lin Ifs 0 zondlistrlict (located ad scent 't.o a Illin
�rcli
all
Arterliall.
15.02.020 Definitions.
^ means aresidential structure providing individuals with lodging arik4
*eee�fornotmonothanthirtydayo.Forhoma000upadono.ouohuoaoano|imibadhohevingnotmonothanfiva
lodging -w;#&orguest rooms.
Table 4-1. Permitted Land Uses
Table 4-2. Table of Permitted Home Occupations
15.09.080 Special requirements for ist4p4is§ I.h o rl t e r.i.m r e n.. -.t a I s..
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, shall basubject hothe
A. Homa000upadon shall meet all thirteen
conditions listed in YMC
operated ooaonot
nfringa upon the rights of neighboring residents to peaceful occupancy oftheir homes.
Minimal outward modifications of the structure or grounds may be made only if such changes are compatible
with the character ofthe neighborhood.
B.lf.p.12yide.d, mlMealsohaUonly baoamadhoguests, even ifrequired hobalicensed aoarestaurant understate regulations, except as otherwise permitted in this title.
���� ThahnndyardanoaohaUnotbauoadforoM�o�aetparkingfor uaotsunless the
parking area is screened and found to be compatible with the neighborhood or unless waived by the reviewing
[:ii: One nonilluminated or externally illuminated sign not exceeding the maximum size allowed within the
app|ioab|azoningdisthd.andbaahngon|ythanamaofthaand/oropanator.ohaUba
11
Zoning District
FsR
R-1
R-2
R-3
B-1
15.09.080 Special requirements for ist4p4is§ I.h o rl t e r.i.m r e n.. -.t a I s..
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, shall basubject hothe
A. Homa000upadon shall meet all thirteen
conditions listed in YMC
operated ooaonot
nfringa upon the rights of neighboring residents to peaceful occupancy oftheir homes.
Minimal outward modifications of the structure or grounds may be made only if such changes are compatible
with the character ofthe neighborhood.
B.lf.p.12yide.d, mlMealsohaUonly baoamadhoguests, even ifrequired hobalicensed aoarestaurant understate regulations, except as otherwise permitted in this title.
���� ThahnndyardanoaohaUnotbauoadforoM�o�aetparkingfor uaotsunless the
parking area is screened and found to be compatible with the neighborhood or unless waived by the reviewing
[:ii: One nonilluminated or externally illuminated sign not exceeding the maximum size allowed within the
app|ioab|azoningdisthd.andbaahngon|ythanamaofthaand/oropanator.ohaUba
11
1=,E,,. The administrative official may authorize use of the short„,,,te,r,rrl,,,_renta,lbed ar�d bre-akfa;�>k4r`IR for receptions,
group meetings and special gatherings based upon the size of the residerrce"wn, availability of adequate off-
street parking spaces, public health considerations, and compatibility with the surrounding neighborhood.
G.E. No more than five lodging or guest rooms shall be allowed for home occupations.
..............Flyer shall be no external alterations t the buildir. which would chare its character from a dwelling
V i. F orkion of the residential s'truc'ture use for a short 'term rental shall be deli ned that it may be readiI
p......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Y........................................................Y.
converted to serve residential uses.
I. ....Fhe short term rental shall be conducted in a manner that will not aIter'the normal residential character of the
.........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
remises b� the use color materials, lir�hkirrr� acrd sir�rrs or'the emission of noise vibration dusk r�lare beak
smoke or odors.
...............................................................................................
7J...............F.he....sh.2.rk....:terrrM.....ra.r: ta..l...:sha..l.l....r:y.crk...gerrerake makeriall�r�reaker traffic volumes khan would rrormall be exp,ec;ke,d.
I..ry....:lhe.....r..e§iderr:l.la.l..._nei.q..h k�crrh2crd..::.
..... ............Fhe....shorl....:erm.....r..er]ta..1...:sha..l.l....rycr:k...require the use of electrical or mechanical eq,aa,imerit that would charrc e the
fire ratina of the residence or exceed FCC standards for residential use.
1..... A business license shall be reqaired.
Congregate Living/Boardinghouse
2018 YPC Recommendation:
In early 2018, 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:
Proposed definition for consideration:
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
Proposed definition for consideration:
"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, except that dormitories provided in
conjunction with a proposed or existing educational facility shall be an accessory use to
that facility. Maximum occupancy of the facility shall be determined by the Building
Official.
Future considerations — Level of review in zoning districts, parking standard
Esj
15.04.060 Accessory uses.
A. Generally. An accessory use is a use customarily incidental and subordinate to the principal use of a
structure or site. Accessory uses are permitted upon compliance with the terms and provisions of this title. They
must be clearly secondary to, supportive of, and compatible with the principal use(s) and consistent with the
purpose and intent of the zoning district. The land use classification and review requirements of an accessory
use shall be the same as that of the principal use(s), unless otherwise specified.
B. On-site hazardous waste treatment and storage is permitted as an accessory use in the SR, B-1, B-2, HB,
LCC, CBD, GC, M-1 and M-2 districts, subject to the state siting criteria in the Washington Administrative Code
adopted pursuant to the requirements of Chapter 70.105 RCW.
C. Garages. Private garages are permitted as an accessory use; provided, that in residential districts they are
primarily used to store motor vehicles by the occupants of the residence.
D. Pets. The keeping of pets is permitted as an accessory use; provided, that in residential districts they are
subject to the following restrictions (see definitions of "kennel' and "animal husbandry"):
1. They are domesticated animals kept for pleasure or as a hobby rather than utility, including, but not
limited to, fish; birds; dogs ,.,.f. Ee..E Uh_a.Y:r. four: cats,,,,.f. Ee..E Lha.Y:r. six; hen chickens (no roosters), fewer than
five; and rabbits, fewer than five;
2. Their presence does not create undue noise or odors such as would create a nuisance or diminish
the residential nature of the neighborhood;
3. Such animals are properly fed, watered and kept in a humane manner;
4. Any chicken coops, chicken tractors, or rabbit hutches shall be set back ten or more feet from any
residence or property line, and five feet from other structures including decks;
5. Hen houses, coops, hutches, and chicken tractors shall be restricted to the backyard area of a
residential lot;
6. For chickens and rabbits, adequate fencing shall be installed to contain the animals within the
backyard;
7. The other provisions of the YMC for animals are followed.
E. Agricultural Buildings. Where permitted, an agricultural building shall not be used for human habitation,
processing, treating or packaging of agricultural products, nor shall it be a place used by the public.
F. Cargo Containers.
1. Not Permitted. Cargo containers shall not be used for storage or other use within the residential, B-
1, or B-2 zoning districts for more than two consecutive weeks at a time.
2. Permitted. Cargo containers and/or semi -truck trailers are allowed as an accessory use to a
permitted business in the SCC, LCC, AS, GC, RD, M-1 and M-2 zoning districts.
a. Provided, all refrigerated cargo containers or semi -truck trailers that are not located within a
designated loading dock or loading bay shall be located no less than fifty feet from any existing
residential zoning district.
G. Community Gardens. Community gardens (accessory to an approved principal use) are considered an
accessory use to a principal use in all zoning districts; provided, the garden is clearly secondary to, supportive
of, and compatible with the principal use with regard to size and use. The land use classification and review
requirements of an accessory community garden shall follow the Type (1) review requirements of YMC 15.13,
and shall otherwise comply with all other provisions of the Yakima Municipal Code, and International Fire and
Building Codes.
15.04.080 Drive-throuqh facilities.
A. Review Required. Any commercial use having a drive-through service window or booth shall require one
higher level of review than shown in Table 4-1, except:
1. Those noted as a Class (3) use requiring a Type (3) review shall remain a Type (3) review;
2. Financial institutions.-...a.Y:rd:or
3................:p.Eroperties that do not abut residential zones.
B. Purpose. Such review is required in recognition of the potential impacts of drive-through uses on adjoining
residential uses and the transportation system.
C. Elements of Review. Review is intended to modify or mitigate negative impacts upon adjoining residential
uses and the transportation system. The review of a drive-through facility shall include consideration of impacts
from the following: noise from the drive-through speaker and/or car radio, glare from vehicle headlights and
exterior lighting fixtures, fumes to residential uses, and impacts to transportation traffic flow and carrying
capacity of the arterial street system. The proposed site will require an on-site interior parking circulation plan
as defined by YMC 15.06.030 and 15.06.080.
D. Definition. For purposes of this section, "drive-through" facilities means a window or station for providing
service to customers who remain in their vehicle to conduct a business transaction, excluding gas stations and
car washes.
15.06.040 Off-street parking standards.
A. Table of Required Off -Street Parking. The parking standards in Table 6-1, Table of Off -Street Parking
Standards, are established as the parking standards for the uses indicated. These parking requirements are
based on gross floor area. "Gross floor area" means the total square footage of all floors in a structure as
measured from the interior surface of each exterior wall of the structure and including halls, lobbies, enclosed
porches and fully enclosed recreation areas and balconies, but excluding stairways, elevator shafts, attic
space, mechanical rooms, restrooms, uncovered steps and fire escapes, private garages, carports and off-
street parking and loading spaces. Storage areas are included in gross floor area. However, the required off-
street parking for storage areas shall be calculated at the rate of one space per five hundred square feet rather
than the specific parking standard established in Table 6-1; except when the parking standard for the principal
use would require fewer parking spaces (i.e., one space per six hundred square feet). All required off-street
parking shall be subject to the procedures of this title and the standards of this section.
B. Uses Not Specified. Off-street parking requirements for uses not specifically listed in Table 6-1 shall be
determined by the reviewing official based upon the requirement for similar uses.
C. Downtown Business District Exempt. The downtown business district of Yakima, as shown in Figure 6-1
and hereby adopted as a part of this chapter, shall be exempt from the provisions of this chapter as they relate
to the number of parking spaces required, except that this exemption shall not apply to property that is used for
residential purposes; and further provided, that all the other requirements of this chapter shall apply to any
parking provided by the applicant.
Figure 6-1
`"Boundary
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
AGRICULTURE (COMMERCIAL)
Agriculturally related industries
1 space for each employee based on the maximum working at any given
shift;
1 space for each 300 square feet of gross floor area for packing and
processing areas; or
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each
additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas,
whichever is deemed more appropriate by the reviewing official
AMUSEMENT AND RECREATION
Game rooms, card rooms, electronic
game rooms
1 space for each playing table, for every 3 seats or every 3 machines,
whichever is greater
Horse racing tracks, speedways,
grandstands
1 space for each 3 fixed seats or 54" of bench seating
Bowling alleys
5 spaces for each lane
Gymnasiums, exercise facilities
1 space for each 200 sq. ft. of gross floor area
Parks (public or private)
10 spaces per acre for passive recreation;
20 spaces per field for active recreation
Roller and/or ice skating rink
1 space for each 150 sq. ft. of skating surface area
Swimming pools
1 space for each 50 sq. ft. of water surface area
Movie theatres
1 space for each 4 seats
Golf courses
5 spaces per green and 1 space per 300 sq. ft. of gross floor area
Golf driving ranges
1 space per tee or 1 space per 15 feet of driving line, whichever is greatest
Auditoriums, exhibition halls,
community centers, fraternal
organization
1 space for each 100 sq. ft. of gross floor area
COMMUNITY SERVICES
Churches, synagogues, temples, and
funeral homes
1 space for each 3 fixed seats (or 54" of bench -type seating)
1 space for each 40 sq. ft. of general reception/gathering area
Community gardens* (accessory to an
approved principal use) (See
YMC 15.04.060(G))
None
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
Community gardens* (with planting
area of 0.25 acres or less)
None
Community gardens* (with planting
area of more than 0.25 acres and up to
0.5 acres)
2 spaces
Community gardens* (with planting
area of more than 0.5 acres up to 1
acre)
4 spaces
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
Halfway houses (detention centers)
1 space for each 2 beds
Hospitals
1.5 spaces for each bed
Schools:
Primary, elementary
Junior, senior
3 spaces for each classroom, or 1 space for each 3 seats (54" bench -type
seating) in the assembly area, whichever is greater
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, day care centers
1 space for each employee plus 1 space for each 6 children
Vocational and business schools
1 space for each 400 sq. ft. of gross floor area
MANUFACTURING (MASS PRODUCTION)
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
All uses listed under manufacturing in
1 space for each employee per maximum shift
Table 4-1
RESIDENTIAL
Accessory dwelling units
1 space
Single-family dwelling
2 spaces
Two-family dwellings
4 spaces
Multifamily dwellings
10 units or less
2 spaces per dwelling
More than 10 units
1.5 spaces per dwelling
Retirement homes
1 space for each dwelling unit
RETAIL TRADE AND SERVICES
y.... , , .... ,. h ,G
.:I...... e.....:f h- s area
tom..... �g.e. .pes
4...... e.....:f h- s area
Automobile and truck, manufactured
1 space for each 500 sq. ft. of showroom and 1 space for each 1,000 sq.
homes, travel trailer sales
ft. of retail sales floor area
Automotive:
Automobile maintenance and service
2 spaces per service area including work bays
shops
Car wash
6 spaces per wash bay
Car wash, self-service
1 space for each 1,000 sq. ft. of gross floor area
Paint and body repair
2 spaces per service area including work bays
Specialized repair shops (battery,
2 spaces per service area including work bays
radiator, etc.)
Wrecking and dismantling yards
1 space for each 500 sq. ft. of gross floor area
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
Beauty and barber shops
1 space for each .75 sq. ft. of gross floor area
Bed and breakfast inns
14 space& for each guest room
Building and contractors
1 space for each 800 sq. ft. of gross floor area
w.i:. f
a ... f .
.:I...... e.....:f y #--9;-p-uWtG
. bk'.....
s. , .e.....:f h -e. e
Drug stores
1 space for each 200 sq. ft. of gross floor area
Employment agencies (private)
1 space for each 200 sq. ft. of gross floor area
Espresso/coffee stand with or without
drive-through
1 space for each 50 sq. ft. of gross floor area, including outside seating,
and one space for each employee
Farm supplies
1 space for each 800 sq. ft. of gross floor area
Florists
1 space for each 500 sq. ft. of gross floor area
Financial institutions
1 space for each 200 sq. ft. of gross floor area
Furniture, home furnishings,
appliances
1 space for each 800 sq. ft. of gross floor area
°tea .. - .a-R,s
.:p...... e.....:f h- s area
.pl.a.y....e,
Heating and plumbing equipment
stores
1 space for each 400 sq. ft. of gross floor area
i...... t..y...:t.P tr..y :.kr-m,
m
.:p......sp.oe-- ;-�- h -r .......&.,.....& , , .....f d ria
Home occupations
See YMC 15.04.120(J)
e. ,. p...
e.....:: .... .. s area
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
Insurance agents, brokers and service
1 space for each 200 sq. ft. of gross floor area
agencies
P'quw&tGre&
4...... e.....:G
Lumber yards
1 space for each 800 sq. ft. of gross floor area of structure and covered
storage area
Nurseries
1 space for each 400 sq. ft. of G.F.A. of structure and permanent outside
display and sales area
Medical and dental laboratories,
1 space for each 200 sq. ft. of gross floor area
offices, and clinics
Motels and hotels
1.2 spaces for each guest room
Multiple use centers (3 or more uses
with shared parking)
—having less than 25,000 sq. ft. of
1 space for each 300 sq. ft. of gross floor area
gross floor area
—having 25,001-400,000 sq. ft. of
4,spaces for each =I, �..Q2 sq. ft. of gross floor area
gross floor area
—having 400,001-600,000 sq. ft. of
-1 spaces for each 500 sq. ft. of gross floor area
gross floor area
—having 600,001+ sq. ft. of gross floor
6 spaces for each 50.(J(J sq. ft. of gross floor area
area
Paint, glass, and wallpaper stores
1 space for each 400 sq. ft. of gross floor area
Professional office building for use by
1 space for each 200 sq. ft. of gross floor area
accountants, attorneys, etc.
:, � a .....
::' , �4 ....... ...... �...y....a..
:...... e.....:: s area
Real estate offices
1 space for each 200 sq. ft. of gross floor area
.id.e...a. q..... ....
:I...... e.....:G y 3. s a.re.a....c�.f....fi
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
Restaurant, cafe, and drive-in eating
1 space for each 50 sq. ft. of indoor public floor area, and 1 space for each
facilities
200 sq. ft. of outdoor public eating area
F.2 . ,.oe.....e.... tom.......... e
.:......&PaGe.....:: s area
�4 ted.....p... - ...:
Retail --#aa1e establishments in Table 4-
1 but not listed in this table
—less than 25,000 sq. ft. of gross floor
1 space for each 300 sq. ft. of gross floor area
area
—25,001-400,000 sq. ft. of gross
4. ,1 spaces for each 1 400 sq. ft. of gross floor area
floor area
—400,001-600,000 sq. ft. of gross
5-1 spaces for each 22,22,50-.500 sq. ft. of gross floor area
floor area
—600,001+ sq. ft. of gross floor area
-1 spaces for each 2,= 600 sq. ft. of gross floor area
Service stations
2 spaces for working/service area, including bays
o
Via*- ,
4...... a.e.....:: a ... ,....: s area
ATaverns and bars, dine, drink, and
1 space for each 75 sq. ft. of gross floor area
dance establishments
Waste material processing and junk
1 space for each 500 sq. ft. of gross floor area
handling
TRANSPORTATION
Bus terminals, storage and
1 space for each 300 sq. ft. of gross floor area
maintenance facilities
Air, rail and truck terminals
1 space for each 300 sq. ft. of gross floor area
Taxicab terminals, maintenance and
1 space for each 300 sq. ft. of gross floor area
dispatching centers
UTILITIES
Table 6-1. Table of Off -Street Parking Standards
LAND USE
PARKING STANDARDS
Utility services
1 space for each 800 sq. ft. of gross floor area
WHOLESALE TRADE
Wholesale trade warehouses
1 space for each employee based on the maximum working at any given
shift; or
1 space for each 300 square feet of gross floor area for packing and
processing areas;
2 spaces for the first 1,000 sq. ft. of gross floor area, plus 1 space for each
additional 5,000 sq. ft. for CA storage, warehouse, and refrigeration areas;
whichever is deemed more appropriate by the reviewing official
Residential mini -storage
1......S.P.2.t..1...t2.2.L....322... ..�d..:.....!:t.::....2f..q..rc,:s:s....f..c,.c,.r...area....of..of ice....s..Y�g.�.�,�
Fe&4-84 UPG1Qf
How to Use Table 6-1:
1. Calculate the gross floor area for the structure. (See YMC 15.06.040 to determine gross floor area.)
2. Determine the amount of gross floor area used for storage rooms.
3. Required off-street parking for storage is one space per 500 square feet.
4. Find the proposed use in Table 6-1.
Example:
— The gross floor area of the structure is 3,000 sq. ft. 1,000 sq. ft. of the structure is used for storage. The parking
standard for storage rooms is one space per 500 sq. ft. (YMC 15.06.040). 1,000 _ 500 = 2 off-street parking spaces for
the storage area.
— The proposed use is a shoe shop. According to Table 6-1, shoe shops require one off-street parking space for each
300 sq. ft. of gross floor area. 2,000 _ 300 = 6.6 or seven spaces, since fractions of parking spaces are rounded up
(YMC 15.06.050(A)).
LAND USE
Table 6-1. Table of Off -Street Parking Standards
PARKING STANDARDS
— The total required off-street parking of this use is: 2 spaces (for storage area) + 7 spaces (for the rest of the gross
area) = 9 spaces.
15.04.120 Home occupations.
A. Purpose. The conduct of a business within a dwelling may be permitted in the residential districts under
the provisions of this section. It is the intent of this section to:
1. Ensure the compatibility of home occupations with other uses permitted in the residential districts;
and
2. Maintain and preserve the character of residential neighborhoods; and
3. Promote the efficient use of public services and facilities by assuring these services are provided to
the residential population for which they were planned and constructed, rather than commercial uses.
B. Table of Permitted Home Occupations. Table 4-2 titled "Table of Permitted Home Occupations" is
incorporated as a part of this section. Each permitted home occupation listed in Table 4-2 is designated as a
Class (1), (2) or (3) use for a particular residential zoning district. All permitted home occupations are subject to
the standards of this title, including the specific conditions of subsection C of this section and the applicable
review procedures of YMC Chapters 15.13, 15.14 and 15.15. Specific uses not permitted as home occupations
are listed in subsection G of this section.
Table 4-2. Table of Permitted Home Occupations
Zoning District
SR
R-1
R-2
R-3
B-1
Accountant
1
1
1
1
Architect
1
1
1
1
Artist, author, arts and crafts
1
1
1
1
Attorney
1
1
1
1
Barbershop, beauty parlor
2
2
2
2
Short F erm IPerrkal6 d—beak-k-s}*
1
21
1
1
Business administration
1
1
1
1
Cabinet, mill work, carpentry work
2
2
Table 4-2. Table of Permitted Home Occupations
Zoning District
SR
R-1
R-2
R-3
B-1
Catering service
2
2
2
2
2
Ceramics and sculpting
2
2
2
2
Composer
1
1
1
1
Day care, family home*
1
1
1
1
1
Dentist
1
2
2
2
Dog grooming
2
3
3
3
3
Dressmaker, seamstress, tailor
1
1
1
1
Engineer
1
1
1
1
Food preparation*
1
2
1
1
1
Home contractor*
1
1
1
.2.1
1
Home instruction* 1-5 students
1
1
1
1
1
6-8 students
2
2
2
2
2
Insurance agent
1
1
1
1
Locksmith
1
2
2
1
1
Photographer (not including productions studio)
1
2.1.,
2.1.,
21.,
Physician
1
2
2
2
Product assemblage*
1
2
2
2
1
Massage therapy/spa*
1
1
1
1
1
Music teacher
1
1
1
1
Production of small articles by hand without the use of automated or production
line equipment
1
2
2
2
Radio, television and small appliance repair
2
2
2
2
Real estate agent
1
1
1
1
Table 4-2. Table of Permitted Home Occupations
C. Necessary Conditions. Home occupations are permitted as an accessory use to the residential use of a
property only when all the following conditions are met:
1. The home occupation is conducted inside a structure within property on which is established the
primary residence of the practitioner(s). E2.[ kh2 gjlurpose of adminiskerir khis seckion `r�rimary
residence" shall be defined as khe residence where a ersorr or ersorrs resides for khe ma orik of khe
2. The home occupation is incidental and subordinate to the residential functions of the property. No
action related to the home occupation shall be permitted that impairs reasonable residential use of the
dwelling;
3. There are no external alterations to the building which change its character from a dwelling;
Zoning District
SR
R-1
R-2
R-3
B-1
Secretarial, phone answering, desktop publishing service*
1
1
1
1
Small engine repair
2
Taxicab operator*
1
1
1
2
1
Wedding service
2
2
2
2
2
Unclassified home occupation
See YMC 15.04.120(G)
NOTES:
* Refers to definition in YMC Chapter 15.02.
1 = Type (1) Permitted Home Occupation
2 = Type (2) Review and Approval by the Administrative Official Required
3 = Type (3) Review, Public Hearing and Approval by the Hearing Examiner Required
X = Not Permitted
C. Necessary Conditions. Home occupations are permitted as an accessory use to the residential use of a
property only when all the following conditions are met:
1. The home occupation is conducted inside a structure within property on which is established the
primary residence of the practitioner(s). E2.[ kh2 gjlurpose of adminiskerir khis seckion `r�rimary
residence" shall be defined as khe residence where a ersorr or ersorrs resides for khe ma orik of khe
2. The home occupation is incidental and subordinate to the residential functions of the property. No
action related to the home occupation shall be permitted that impairs reasonable residential use of the
dwelling;
3. There are no external alterations to the building which change its character from a dwelling;
4. The portion of the structure or facilities in which a home occupation is to be sited must be so
designed that it may be readily converted to serve residential uses;
5. The business is conducted in a manner that will not alter the normal residential character of the
premises by the use of color, materials, lighting and signs, or the emission of noise, vibration, dust, glare,
heat, smoke or odors;
6. The home occupation does not generate materially greater traffic volumes than would normally be
expected in the residential neighborhood; the frequency of deliveries should be comparable to that of a
single-family home without a home business;
7. There is no outside storage or display of any kind related to the home occupation;
8. The home occupation does not require the use of electrical or mechanical equipment that would
change the fire rating of the structure;
9. The home occupation does not require the use of electrical equipment that exceeds FCC standards
for residential use;
10. The home occupation does not increase water or sewer use so that the combined total use for the
dwelling and home occupation is significantly more than the average for residences in the neighborhood;
11. A business license is purchased where required;
12. The home occupation is conducted only by immediate family members residing in the dwelling;
13. All stock in trade kept for sale on the premises is produced on site by hand without the use of
automated or production line equipment.
In granting approval for a home occupation, the reviewing official may attach additional conditions to ensure the
home occupation will be in harmony with, and not detrimental to, the character of the residential neighborhood.
Any home occupation authorized under the provisions of this title shall be open to inspection and review at all
reasonable times by the building and enforcement official for purposes of verifying compliance with the
conditions of approval and other provisions of this title.
D. Materials and Storage. The storage of equipment, materials, or goods shall be permitted in connection
with a home occupation provided such storage complies with the following standards:
1. All equipment, materials, or goods shall be stored completely within the space designated for home
occupation activities and not visible from the public right-of-way.
2. Only those materials or goods that are utilized or produced in connection with the home occupation
may be stored within the dwelling unit or accessory building.
3. All flammable or combustible compounds, products, or materials shall be maintained and utilized in
compliance with fire code.
4. The frequency of home deliveries should be comparable to that of a single-family home without a
home occupation associated with the residence.
5. A home occupation permit application (including a site plan) shall be supplied to and approved by
the city of Yakima planning division prior to operation of any home occupation.
E. Nameplates. Only one nameplate shall be allowed. It may display the name of the occupant and/or the
name of the home occupation (e.g., John Jones, Accountant). The nameplate shall be attached to the dwelling,
but shall not exceed two square feet in area or be illuminated.
F. Application Fee and Review Period. Application for a home occupation shall be made in accordance with
the provisions ofYMC Chapter 15.11, except as noted, and shall be accompanied by the appropriate filing fee.
The administrative official may waive part or all of the requirements for a site plan for Class (1) home
occupations.
G. Unclassified Home Occupation—Review by the Hearing Examiner. Home occupations not listed in Table
4-2 shall be reviewed by the hearing examiner in accordance with the provisions of YMC Chapter 15.22;
provided, any unclassified home occupation permitted after review and decision by the hearing examiner in a
particular district shall be allowed only as a Class (2) or (3) use.
H. Home Occupations Not Permitted. The following uses, by the nature of their operation or investment, have
a pronounced tendency, once started, to increase beyond the limits permitted for home occupations and impair
the use and value of a residentially zoned area for residential purposes. Therefore, the uses listed below shall
not be permitted as home occupations:
1. Auto repair;
2. Antique shop or gift shop;
3. Kennel;
4. Veterinary clinic or hospital;
5. Painting of vehicles, trailers or boats;
6. Large appliance repair including stoves, refrigerators, washers and dryers;
7. Upholstering;
8. Machine and sheet metal shops;
9. Martial arts school;
10. Taxidermist;
11. Two-way radio and mobile telephone system sales and service;
12. Vehicle sign painting (except for the application of decals);
I s, , ....
I. Denial of Application for a Home Occupation. An application for a home occupation shall be denied if the
administrative official finds that either the application or record fail to establish compliance with the provisions of
this chapter. When any application is denied, the administrative officer shall state the specific reasons and cite
the specific provisions and sections of this title on which the denial is based.
J. Parking. The administrative official shall determine parking requirements for home occupations, as
provided by YMC 15.06.040(6). This determination may be guided by, but not restricted by, the standards of
YMC Chapter 15.06.
15.11.020 Application requirements.
All applications shall comply with the following requirements:
A. Applications shall be in writing on forms provided by the department;
B. Each submitted land use application shall be completed in its entirety, and contain all narratives,
supplemental narratives, site plans, or other required attachments as specified by the pertinent application. For
Type (1), or (2) reviews for developed sites for which there is limited proposed change, the application shall
include a general site plan in print or digital form in conformance with YMC 15.11.030; provided, the
administrative official at their discretion may require additional information to clarify the application or determine
compliance with the provisions of this title. For Type (3) review, the application shall include a detailed site plan
in conformance with YMC 15.11.040;
C. All applications, including a Type (1) review, shall be signed by the property owner or his agent authorized
in writing to do so;
D. Applications shall be accompanied by the appropriate fee as established by ordinance;
E. An application is not complete unless it includes all required information, attachments and fees. No
application shall be considered officially filed until accepted as complete by the division; and
F. Applications for Type (2) and (3) reviews shall include a minimum eleven -inch by seventeen -inch
reproducible copy of the site plan in print or digital form. In the event of expanded review, additional copies may
be required at the applicant's expense. Site plans shall be developed in accordance with
YMC 15.11.030 or 15.11.040, as applicable.
Table 11-1. Notice Requirements
Notice of
Notice of Hearing
Notice of
City Council
Application
Examiner or
Recommendation/Decision
Hearing
Yakima Planning
Commission
Public Hearing
Type (1) Review
(Not Required)
(Not Required)
Notice of Decision
(Not Required)
Table 11-1. Notice Requirements
Notice of
Notice of Hearing
Notice of
City Council
Application
Examiner or
Recommendation/Decision
Hearing
Yakima Planning
Commission
Public Hearing
• Applicant
Type (2) Review
• Applicant
(Not Required)
Notice of Decision
(Not Required)
• Property owners
• Parties/agencies who received
within 300 -foot
the Notice of Application
radius
• Any additional parties of record
• City In-house
Distribution List
Type (3) Review
• Applicant
(at least 20 days
Notice of Decision (mail 3 days
(Not Required)
• Parties of Record
prior to hearing)
after it is rendered)
• Property owners
• Applicant
• Certified mail to applicant
within 300 -foot
• Parties/agencies
• Regular mail to parties and
radius
who received the
agencies who received the
• City In-house
Notice of
Notice of Application
Distribution List
Application
• Any additional parties of record
• Posting is
• Any additional
required prior to
parties of record
issuance of notice
• Local Media
• Hearing
Examiner or
Yakima Planning
Commission
• Publish legal ad
in the newspaper
Appeals
Notice of Appeal of
See Notice of
Notice of Hearing Examiner's
• City Clerk will
Administrative
Application
Decision
publish legal ad and
Table 11-1. Notice Requirements
Notice of
Application
Notice of Hearing
Examiner or
Yakima Planning
Commission
Public Hearing
Notice of
Recommendation/Decision
City Council
Hearing
For SEPA appeal
Official's Decision
• Certified mail to applicant
send notice to the
see YMC Ch.
and Public Hearing
• Regular mail to parties and
following:
6.88
• Appellant
agencies who received the
- Appellant
• The official whose
Notice of Application
- Official whose
decision is being
• Any additional parties of record
decision is being
appealed
appealed
• Parties/agencies
- Hearing Examiner
who received the
- Parties and
Notice of
agencies who
Application
received the Notice
• Posting property
of Application
and publishing a
- Any additional
legal ad is required
parties of record
Notice of Appeal of
Hearing Examiner's
Decision
• Appellant
• The official whose
decision is being
appealed
• Parties and
agencies who
received the Notice
of Application
Notice of
Application
Table 11-1. Notice Requirements
Notice of Hearing
Examiner or
Yakima Planning
Commission
Public Hearing
Cell Tower I See YMC 1529.040 Table 29-1
Planned
Development
Rezone
• Applicant
• Property owners
within 300 -foot
radius
• City In-house
Distribution List
• Posting is
required prior to
issuance of notice
• Applicant
• Property owners
within 300 -foot
radius
• City In-house
Distribution List
(at least 20 days
prior to hearing)
• Applicant
• Parties/agencies
who received the
Notice of
Application
• Any additional
parties of record
• Local Media
• Hearing
Examiner or
Yakima Planning
Commission
• Publish legal ad
in the newspaper
(at least 20 days
prior to hearing)
• Applicant
• Parties/agencies
who received the
Notice of
Application
Notice of City Council
Recommendation/Decision Hearing
Notice of Recommendation• City Clerk will
cant
• Regular mail to appliand publish legal ad and
parties of record
send notice to the
following:
Notice of Decision
- Applicant
• Applicant receives cover letter
- Parties/agencies
with ordinance if approved or
who received the
Council's findings if denied
Notice of Application
- Any additional
parties of record
Notice of Recommendation • City Clerk will
• Regular mail to applicant and publish legal ad in
parties of record the newspaper and
send notice to the
Notice of Decision following:
• Applicant receives cover letter - Applicant
with ordinance if approved or
Council's findings if denied
Table 11-1. Notice Requirements
Notice of
Notice of Hearing
Notice of
City Council
Application
Examiner or
Recommendation/Decision
Hearing
Yakima Planning
Commission
Public Hearing
• Posting is
• Any additional
- Parties/agencies
required prior to
parties of record
who received the
issuance of notice
• Local Media
Notice of Application
• Hearing
- Any additional
Examiner or
parties of record
Yakima Planning
Commission
• Publish legal ad
in the newspaper
Comprehensive
See YMC Ch. 16.10
Plan
Amendment
Right -of -Way
See :k....::.......`....M.C.._C h..::.... 1.4.::..1...
Vacation
SEPA
See YMC Ch. 6.88
Shoreline
See YMC Ch. 17.13 and WAC 173-27-110
Subdivisions
See YMC Title 14 and RCW 58.17
This element of the Main Street Approach® involves improving the physical environment by renovating buildings,
constructing compatible new buildings, improving signs and merchandise displays, creating attractive and usable
public spaces, and ensuring that planning and zoning regulations support Main Street revitalization.
The Design Committee plays a key role in shaping the physical image of Main Street as a place attractive to shoppers,
investors, business owners, and visitors. To succeed, this committee must persuade business owners, building
owners, and civic leaders to adopt a specific approach for physical improvements to buildings, businesses and public
improvements. Specifically:
Educating others about good design—enhancing the image of each business as well as that of the district;
Providing good design advice—encouraging quality improvements to private properties and public spaces;
Planning Main Street's development—guiding future growth and shaping regulations;
Motivating others to make changes --creating incentives and targeting key projects.
DESIGN CORE COMPETENCIES
Basic
Develop and market improvement
incentives and assistance including:
• Working with the Washington
State Department of
Archaeology & Historic
Preservation to list the
downtown district on the
National Register of Historic
Places and / or the Washington
Heritage Register
• Design guidelines – develop a
design guidelines publication,
Keeping up Appearances
• Design Assistance
Evaluate existing physical assets:
buildings, streets, public signs,
parking lots and open spaces
Inventory conditions of physical
environment
Fagade improvements
Intermediate
Explore a formalized design
review process with custom design
guidelines
Develop district identification signs
Create a detailed and visually
appealing map of downtown
Develop and market improvement
incentives and assistance including:
• Real estate tax abatement
• Loan programs
• Grant programs
• Design assistance
Photograph downtown extensively,
including before, during and after
photos of rehabilitation work
and promotional events; use
professional photographers when
possible
Streetscape improvements
Mid-size rehabilitation projects
Advanced
Conduct a traffic study
Conduct a parking study (if
appropriate)
Continue fagade improvements
Large rehabilitation projects
New development
Washington .State Main Street Program Guide & Handbook 21
AMOS MIS W% AWN M 19 Ulkqk
'401 rPC I TY �'XNAZI M A rpC I I y (Ay A K � M A
City of Yakima Planning Commission
City Hall Council Chambers
Wednesday August 14, 2019
Beginning at 3:00 p.m.
Public Meeting
Audience Participation
Please complete this form for the record and submit it to the Clerk of the board prior to
addressing the Committee.
Name: 4 (060.07
Subject/ Agenda Item Number(s);
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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
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Thank you for your comments.