HomeMy WebLinkAbout08-28-19 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
JOINT MEETING WITH THE
HISTORIC PRESERVATION COMMISSION
City Hall Council Chambers
Wednesday August 28, 2019
3:00 p.m. - 5:00 p.m.
YPC Members:
Chairwoman Patricia Byers, Vice -Chair Jacob Liddicoat, Al Rose, Bill Cook, Robert McCormick,
Leanne Hughes -Mickel, and Philip Ostriem
Council Liaison: 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)
AGENDA
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 August 14, 2019
VI. Northwest Vernacular Presentation on Fruit Row
VII. Discussion on Potential Text Amendments
• Congregate Living Facilities
VIII. Other Business
IX. Adjourn
Next Meeting: September 11, 2019
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SIGN -IN SHEET'
City of Yakima Planning Commission
City Hall Council Chambers
Wednesday August 28, 2019
Beginning at 3:00 p.m.
Joint Meeting with Historic Preservation Commission
'PLEASE WRITE LEGIBLY'
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08/28/2019
YPC Meeting
g
City of Yakima Planning Commission (YPC) Meeting Minutes
City Hall Council Chambers
August 14, 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, Vice -Chair Jacob Liddicoat, Bill Cook,
Al Rose, Robert McCormick, Leanne Hughes -Mickel
YPC Members Absent: Philip Ostriem (unexcused)
Staff Present: Joseph Calhoun, Planning Manager; Lisa Maxey, Planning
Technician
Council Liaison: Dulce Gutierrez, District 1
Others: Sign -in sheet in file
Staff Announcements — Planning Manager Joseph Calhoun made the following
announcements: City Council hearings on the 2019 Comprehensive Plan Amendments are
scheduled for September 3, 2019; proposed amendments to the Wireless Communications
Facilities chapter of the Yakima Municipal Code (YMC Ch. 15.29) is anticipated to be scheduled
for September 17, 2019; the city was awarded a $12,000 grant from the Department of
Archaeology and Historic Preservation (DAHP) which was used to hire a consultant to conduct
an inventory of "Fruit Row" for the potential of the area to become a historic district; and the
consultant is preparing the final report from the inventory and will present the results at a joint
meeting of the Planning Commission and Historic Preservation Commission on August 28, 2019
at 3:00 p.m. in the City Hall Council Chambers.
Audience Participation — Tony Courcy spoke on a variety of issues.
Approval of Meeting Minutes of July 24, 2019 —It was motioned by Commissioner McCormick
and seconded by Commissioner Rose to approve the meeting minutes of July 24, 2019; the
motion carried unanimously.
Discussion on Potential Text Amendments: Affordable Housina & Other Zonina Ordinance
Amendments — Planning Manager Joseph Calhoun provided a summary of proposed changes
to Yakima Municipal Code (YMC) Title 15 Yakima Urban Area Zoning Ordinance, Title 14
Subdivisions, and Ch. 6.88 Environmental Policy related to affordable housing efforts and other
items as discussed at previous Planning Commission meetings.
The Commission had consensus to strike from the draft YMC 15.09.045(8)(2) which prohibits the
front entrance of an Accessory Dwelling Unit (ADU) from being visible from a right-of-way or
access easement, strike YMC 15.09.045(8)(12) which prohibits a situation in which a home
occupation is being conducted in both the primary residence and the ADU on site, and alter YMC
15.09.045(B)(1 1) to clarify that property containing an ADU can only be subdivided if it meets the
subdivision requirements of the YMC.
Calhoun reminded the Commission of a definition for "congregate living facility" that the
Commission proposed to the City Council in 2018 which Council did not adopt. Councilwoman
Dulce Gutierrez explained that Council's primary concern was the zoning districts where
congregate living facilities were proposed to be allowed which differed from where
boardinghouses are currently allowed per the YMC. Council wanted the Commission to take an
in-depth look at what impact this use may have on the housing inventory. The Commission
-1-
requested that staff provide information on which zones the Commission had proposed to allow
congregate living facilities in in order to further discuss this at a future meeting.
Calhoun summarized other proposed changes to YMC Title 15. The Commission requested that
staff research how other jurisdictions define a home occupation.
Discussion on Landscaping Requirements — Calhoun went over the city's current landscaping
and sitescreening requirements, as well as a draft of the Tree City USA board's list of
recommended trees. After discussion, the Commission had consensus for staff to request the
Tree City USA board to revise their list of trees to indicate those that are compatible with Yakima's
climate and include information on how far they should be planted from sidewalks and structures
in order to help protect the city's infrastructure. The Commission also agreed to have staff look at
potentially revising the code to allow grouping of trees to meet landscaping requirements in lieu
of spacing them out every 15 parking stalls per the current code language, and for staff to look
into possible language to implement for enforcing, encouraging, or providing incentives for
incorporating green space into multi -family developments. Discussion ensued on the potential of
prohibiting certain types of trees that attract pests.
Other Business — Chairwoman Byers made it known that the Downtown Association of Yakima
wishes to make a presentation to the Planning Commission regarding a "Main Street Approach"
concept for downtown Yakima. Calhoun will consult Executive Director Andrew Holt to schedule
a date for the presentation.
Commissioner Hughes -Mickel asked about the outcome of the City Council's study session on
July 30th as it relates to their discussion on the Commission's progress on affordable housing
issues. Calhoun stated that city plans to apply for grant for $100,000 from the Department of
Commerce for the creation of a Housing Action Plan, and reported that the Commission will
continue to discuss and form a recommendation to City Council on the affordable housing items
they have been discussing.
Commissioner Cook pointed out a figure in the housing cost report that demonstrates the number
of units constructed as a percentage of the housing stock for a period of time from October 2017
to February 2018. Commissioner Cook requested that Calhoun seek out this information for
Yakima, as this figure for Yakima is not included in the report.
Adjourn —A motion to adjourn to August 28, 2019 was passed with unanimous vote. This meeting
adjourned at approximately 4:26 p.m.
Chairwoman Byers
Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Lisa Maxey, Planning Technician.
-2-
;f U 1 T R
Cover irnc ge. July 13, 1929 view looking north olong North Ist Avenue frorn the intersection with West Mortin L_uther
Kine Jr. Boulevord. Photogroph ley J. E. Stimson. lrnoge property ofthe U.S. Bureou of Peclornotion.
This survey has been financed in part with Federal funds from the National Park Service,
Department of the Interior administered by the Department of Archaeology and Historic
Preservation (DAHP). However, the contents and opinions do not necessarily reflect the views
or policies of the Department of the Interior, DAHP, nor does the mention of trade names or
commercial products constitute endorsement or recommendation by the Department of the
Interior or DAHP.
This program received Federal funds from the National Park Service. Regulations of the
U.S. Department of Interior strictly prohibit unlawful discrimination in departmental Federally
Assisted Programs on the basis of race, color, national origin, age, or handicap. Any person who
believes he or she has been discriminated against in any program, activity, or facility operated
by a recipient of Federal assistance should write to: Director, Equal Opportunity Program, U.S.
Department of the Interior, National Park Service, 1849 C Street, NW, Washington, D.C. 20240.
nw
VERNACULAR
historic preservation
ACKNOWLEDGMENTS 5
ABBREVIATIONS 6
1. RESEARCH DESIGN 7
A. OBJECTIVES
7
B. SURVEY METHODOLOGY
7
C. EXPECTATIONS
8
D. AREA SURVEYED
8
E. INTEGRATION WITH PLANNING
11
2. HISTORICAL DEVELOPMENT - YAKIMA HISTORY
13
A.
NATURAL SETTING
13
B.
DEVELOPMENT PERIODS — YAKIMA
13
C.
YAKIMA'S FRUIT INDUSTRY
17
D.
AREAS OF SIGNIFICANCE
24
E.
PROPERTY TYPES AND FUNCTIONS
28
F.
ARCHITECTURAL STYLES
29
G.
COMPARABLE EXAMPLES
29
3. SURVEY RESULTS
32
A. NATIONAL REGISTER AND WASHINGTON HERITAGE REGISTER ELIGIBILITY 33
B. NATIONAL REGISTER HISTORIC DISTRICT ELIGIBILITY 35
C. YAKIMA REGISTER OF HISTORIC PLACES ELIGIBILITY 38
D. DEVELOPMENT TRENDS 42
E. RECOMMENDATIONS 42
4. BIBLIOGRAPHY 43
5. MAPS
MX
Fruit Raw Intensive Level Survey and Historic Context
Northwest Vernacular 3
LIST OF TABLES AND MAPS
TABLE 1. SURVEY REPORTS OVERLAPPING THE STUDY AREA 9
TABLE 2.
ARCHAEOLOGY REPORTS OVERLAPPING THE STUDY AREA
9
TABLE 3.
NATIONAL REGISTER PROPERTIES ADJACENT THE STUDY AREA
9
TABLE 4.
PREVIOUSLY SURVEYED PROPERTIES WITHIN THE STUDY AREA
10
TABLE 5.
POTENTIAL NATIONAL REGISTER ELIGIBLE PROPERTIES
35
TABLE 6.
POTENTIAL PROPERTY STATUS
38
TABLE 7.
POTENTIAL YAKIMA REGISTER ELIGIBLE PROPERTIES
40
MAP 1.
1889 MAP.
47
MAP 2.
1908 MAP.
47
MAP 3.
1889 VIEW OF NORTH YAKIMA.
48
MAP 4.
CA. 1905 STATION MAP OVERLAY.
49
MAP 5.
1955 AERIAL OVERLAY.
50
MAP 6.
1956 AERIAL OVERLAY.
51
MAP 7.
1964 AERIAL OVERLAY.
52
MAP 8.
1974 AERIAL OVERLAY.
53
MAP 9.
SURVEY AREA AND SURVEYED PROPERTIES.
54
MAP 10. PREVIOUS SURVEYS. 55
MAP 11. INDIVIDUAL NRHP ELIGIBILITY RECOMMENDATIONS. 56
MAP 12. NRHP HISTORIC DISTRICT ELIGIBILITY RECOMMENDATIONS. 57
MAP 13. INDIVIDUAL YRHP ELIGIBILITY RECOMMENDATIONS. 58
MAP 14. DEVELOPMENT PERIODS. 59
MAP 15. BUILDING STRUCTURES BY MATERIAL. 60
Fruit Raw Intensive Level Survey and Historic Context
Northwest Vernacular 4
The authors of this historic resources survey report wish to express their sincerest thanks to the
following organizations, departments, and individuals for providing their insight and assistance
throughout this project. We are greatly appreciative of the time Will Hollingbery took to walk us
through several buildings and talk about the history of Fruit Row.
CITY OF YAKIMA
• Trevor Martin
CITY OF YAKIMA HISTORIC PRESERVATION COMMISSION
• Cynthia Hall
• Nancy Kenmotsu
• Alixanne Pinkerton
• Leslie Wahl
CITY OF YAKIMA PLANNING COMMISSION
• Bill Cook
• Jacob Liddicoat
• Patricia Byers
• Al Rose
• Leanne Hughes -Mickel
• Philip Ostriem
• Robert McCormick
YAKIMA VALLEY MUSEUM
• John Baule
1'/e1:41LVA 1i\%lg4WALVA
1����1u1
• Brigid Clift
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 5
NRHP National Register of Historic Places
WHR Washington Heritage Register
YRHP Yakima Register of Historic Places
DAHP State Department of Archaeology and Historic Preservation
YHPC City of Yakima Historic Preservation Commission
NWV Northwest Vernacular, Inc.
WISAARD Washington Information System for Architectural and Archaeological Records Data
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 6
A. OBJECTIVES
The survey objectives listed below support the continued growth of the City's Certified Local
Government (CLG) program, goals established in the City's Historic Preservation Element, and the
identification and protection of historic buildings within the city.
• Objective 1: Historic context development for the Fruit Row area (survey area) and fruit
packaging and storage industry in Yakima to support the identification and evaluation of
potential historic properties.
Objective 2: Evaluate identified properties for potential eligibility (individually and as
a potential historic district) to the National Register of Historic Places (NRHP), City of
Yakima Register of Historic Places (YRHP), and Washington State Heritage Register
(WHIR) to establish a baseline for potential outreach to property owners to encourage the
preservation and rehabilitation of eligible historic properties.
B. SURVEY METHODOLOGY
The project consisted of a survey and inventory of 24 properties at the intensive level, and
development of a historic context.
Archival research entailed the review of published secondary sources relating to the history of
Yakima, fruit processing and store, and transportation. Research was conducted at the Yakima
Valley Museum, University of Washington Special Collections, Department of Natural Resources,
Seattle Public Library, Chronicling America newspaper records, Bureau of Land Management
photograph records, and the Washington State Archives Central Regional Branch looking at
Yakima County Assessor records, historic maps, photographs, and company records.
NWV developed a digital form for field use based on WISAARD intensive level survey needs and
prepared field maps showing the properties to survey. As part to the survey work, staff assessed
building integrity level (plan, windows, cladding, and other) and made recommendations based
on National Register of Historic Places (NRHP) Criterion C and Yakima Register category 2
architectural significance for potential individual NRHP and Yakima Register of Historic Places
(YRHP), as well as if the property is in a potential NRHP historic district and if so, if it potentially
contributes based on Criterion C or category 2. Staff also identified character -defining features
for each property, which were then used in writing up the physical descriptions. Staff took
multiple digital photographs of each property recording overall views and details. All images
were renamed using the following convention: StreetName_Building#_threedigitseries#.
Recommendations for potential individual NRHP eligibility under Criterion A, B, and D and Yakima
Register categories 1, and 3 through 7 were based on archival research conducted following the
site visit.
Writing, editing, Washington Information System for Architectural & Archaeological Records
Data (WISAARD) data entry, and production followed. NWV staff wrote physical descriptions and
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 7
significance statements for each property. Staff
uploaded and captioned photographs and
completed form data entry for each property.
Layout for the historic context and survey
report occurred in InDesign to integrate text
and graphics. All analysis maps were produced
using QGIS by NWV.
NWV staff member Spencer Howard
conducted a site visit with Will Hollingbery,
property owner and Trevor Martin, associate
planner with the City of Yakima on March 28
touring buildings 201, 202, 205, 209, and 213
North 1st Avenue, owned by Hollingbery and
Sons Cold Storage and discussing mechanical
systems and historic uses of buildings within
the survey area.
Public participation and project publicity
consisted of public meetings held at regularly
scheduled public meetings of the City of
Yakima Historic Preservation Commission
on June 26, 2019 and a joint public meeting
of the City of Yakima Planning Commission
and the City of Yakima Historic Preservation
Commission on August 28, 2019. The City
Surveyed properties
Intensive level WISAARD form completed
Q Not surveyed, built after 1969
Yakima Countytax parcels
Surveyarea
Survey oreo rnop showing survey houndories once proper...
tiers surveyed.
notified property owners within the survey of the public meetings.
C. EXPECTATIONS
NWV expected only warehouses within the survey area. We expected a moderate to high level of
alterations to existing buildings based on ongoing upgrades to modernize the buildings. Refer to
survey results for how surveyed properties related to our expectations.
D. AREA SURVEYED
The survey area extends along either side of North First Avenue from West Yakima Avenue north
to West D Street. Refer to the Survey Area map for the overall extent and the properties surveyed.
The survey area is parallel with the former Northern Pacific Railroad, now the BNSF Railway
Company rail corridor. The city's commercial core is located on the east side of the BNSF Railway
Company rail corridor, across from Fruit Row.
Thematically, the survey project focused on common and cold storage warehouses used
predominately for the cold storage and packaging of fruit and produce.
Temporal boundaries for the survey project were from the ca. 1898 through 1968.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 8
Survey work in 1985 completed inventory forms for several of the properties within the survey
area, no cultural resource survey report had been previously prepared for this survey area.
Refer to the table below for a list of previous survey work based on data available from WISAARD.
Table 1. Survey Reports,
AUTHOR
COUNTY
TITLE
NADB
REPORT DATE
DOCUMENT TYPE
Artifacts Consulting,
Yakima
Cultural
1348284
9/1/2006
Historic Structures
Inc.
676899
Resource
Removed
TEMPORARY
Survey Report
NAME
ID
Survey for
RECORDED
NUMBER(S)
NUMBER
Potentially
22321
Downtown
6/10/1996
WC-96-WA-OOA
YA00832
Eligible
Yakima
Artifacts Consulting,
Yakima
Historic
NA
9/1/2016
Historic Preservation Plan
Inc.
Preservation
YA00902
1923
Element
88001519
104 West
676846
There are no cemeteries recorded in WISAARD within or adjacent the survey area as of January
31, 2019. The following archaeological site is adjacent the survey area.
WON.
There are no National Register of Historic Places (NRHP), Washington Heritage Register (WHR),
or Yakima Register of Historic Places (YRHP) listed properties within the study area. The following
properties are adjacent the study area and one property removed from listing.
SMITHSONIAN
NUMBER
YEAR
BUILT
LISTED
DATE
LISTING
NUMBER
FIELD
RESOURCE
RESOURCE
ELIGIBILITY
ARCHAEOLOGY
YA01048
DATE
NA
SMITHSONIAN
North 2nd
676899
RESOURCE ID
Removed
TEMPORARY
NAME
ID
Avenue
RECORDED
NUMBER(S)
NUMBER
Potentially
22321
652484
6/10/1996
WC-96-WA-OOA
YA00832
Eligible
There are no National Register of Historic Places (NRHP), Washington Heritage Register (WHR),
or Yakima Register of Historic Places (YRHP) listed properties within the study area. The following
properties are adjacent the study area and one property removed from listing.
SMITHSONIAN
NUMBER
YEAR
BUILT
LISTED
DATE
LISTING
NUMBER
ADDRESS
RESOURCE
RESOURCE
REGISTER
NAME
REGISTER
STATUS
YA01048
1925
NA
NA
North 2nd
676899
Holtzinger,
Removed
Avenue
C.M., Fruit
from Listing
and West
Company
Yakima
Building
Avenue
YA00902
1923
1988-
88001519
104 West
676846
Union Pacific
National
09-08
Yakima
Freight Building
Register;
Avenue
- Yakima
Washington
Heritage
Register
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 9
SMITHSONIAN
NUMBER
YEAR
BUILT
LISTED
DATE
LISTING
NUMBER
ADDRESS
RESOURCE
RESOURCE
REGISTER
NAME
REGISTER
STATUS
DT00175
NA
1986-
86000960
Roughly
674718
Old North
National
05-02
Bounded
Yakima Fruit
Yakima Historic
Register;
and Cold
By East
Storage
District
Washington
12105
Prentice
202 N 1st St, Yakima, WA
a Street,
Packing and
Heritage
Cold Storage
South First
Inland Fruit
210 N 1st Ave, Yakima, WA
Register
Co.
Street, East
301 N 1st St, Yakima, WA
Sundquist Fruit and Cold Storage, Inc
12108
Hollingberry
302 N 1st Ave, Yakima, WA
Sundquist Warehouse
Yakima
and Son, Inc.
12109
W.E. Roche
309 N 1st Ave, Yakima, WA
Avenue,
Fruit Co.
537978
101 N 1ST AVE, YAKIMA, WA 98902
and the
202 N 1ST AVE, YAKIMA, WA 98902
538261
102 W MARTIN LUTHER KIN JR BLVD,
Northern
YAKIMA, WA 98902
538793
132 N 1ST AVE, YAKIMA, WA
Pacific RR
132 N 1ST AVE, YAKIMA, WA
538795
201 N 1ST AVE, YAKIMA, WA
Tracks
201 N 1ST AVE, YAKIMA, WA
Previously surveyed properties within the study area follow below. Forms in 12000 Property ID
series stemmed from 1985 survey work, with the other forms started as part of the 2011 county
assessor base data upload.
PROPERTY
COMMON
ADDRESS
RESOURCE NAME
ID
NAME
12092
SE Corner N. 1st Ave and W. B St.,
Helliesen Lumber and Supply Co.
Yakima, WA
12101
Yakima Fruit
107 N 1st Ave, Yakima, WA
Ritchie -Gilbert Co. Warehouse
and Cold
Storage
12105
Prentice
202 N 1st St, Yakima, WA
Packing and
Cold Storage
12106
Inland Fruit
210 N 1st Ave, Yakima, WA
J.M. Perry Ice and Cold Storage
Co.
12107
301 N 1st St, Yakima, WA
Sundquist Fruit and Cold Storage, Inc
12108
Hollingberry
302 N 1st Ave, Yakima, WA
Sundquist Warehouse
and Son, Inc.
12109
W.E. Roche
309 N 1st Ave, Yakima, WA
Fruit Co.
537978
101 N 1ST AVE, YAKIMA, WA 98902
537979
202 N 1ST AVE, YAKIMA, WA 98902
538261
102 W MARTIN LUTHER KIN JR BLVD,
YAKIMA, WA 98902
538793
132 N 1ST AVE, YAKIMA, WA
538794
132 N 1ST AVE, YAKIMA, WA
538795
201 N 1ST AVE, YAKIMA, WA
538796
201 N 1ST AVE, YAKIMA, WA
538797
201 N 1ST AVE, YAKIMA, WA
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 10
PROPERTY
ID
COMMON
NAME
ADDRESS
RESOURCE NAME
538798
215 N 1ST AVE, YAKIMA, WA
538799
609 N 1ST AVE, YAKIMA, WA
538800
609 N 1ST AVE, YAKIMA, WA
E. INTEGRATION WITH PLANNING
The survey supports local comprehensive planning and the purpose of the city's Historic
Preservation Ordinance 2005-02, adopted in 2005, stated in Section 11.62.010 Purpose to:
To provide for the identification, evaluation, designation, and protection of designated
historic and prehistoric resources within the boundaries of the city of Yakima and preserve
and rehabilitate eligible historic properties within the city of Yakima for future generations
through special valuation, a property tax incentive, as provided in Chapter 84.26 RCW in
order to:
A. Safeguard the heritage of Yakima as represented by those buildings, districts, objects,
sites and structures which reflect significant elements of Yakima history;
B. Foster civic and neighborhood pride in the beauty and accomplishments of the past,
and a sense of identity based on Yakima history;
C. Stabilize or improve the aesthetic and economic vitality and values of such sites,
improvements and objects,
D. Encourage capital investment in the rehabilitation of real property and assist in strategic
economic development through the creation of jobs, construction spending and physical
improvement within Yakima,
E. Promote fundamental growth management principles and the development of sound
tools for land use planning, urban design and environmental protections,
F. Conserve valuable material and energy resources by ongoing use and maintenance of
the existing built environment, and
G. Assist, encourage and provide incentives to private owners for preservation,
rehabilitation, restoration, redevelopment, and use of historic buildings, districts, objects,
sites and structures
The survey supports the following goals from the 2016 City of Yakima Historic Preservation
Element incorporated into the Yakima Comprehensive Plan 2040:
• Goal 1: Promote broad awareness and appreciation of Yakima's heritage.
• Goal 2: Integrate historic preservation into Yakima's planning and development strategies.
• Goal 3: Identify, register, and protect historic buildings, places, landscapes, and trees.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
• Goal 4: Encourage building rehabilitation and heritage projects in downtown Yakima.
Although not directly within downtown Yakima, these buildings are directly adjacent and
visible from downtown Yakima with a strong historical association between the warehouse
district and the downtown commercial core.
The survey supports the following goals from the 2014-2019 Washington State Historic
Preservation Plan:
• Goal 1. Enhance communities by actively engaging historic preservation with other forces
shaping our environment.
E. Enhance local program support.
• Goal 2. Engage a broad spectrum of the public in preservation; and improve access to
information.
D. Build awareness, enthusiasm, and support for historic preservation.
• Goal 3. Strengthen policies and planning processes to enhance informed and cross
disciplinary decision-making for managing cultural and historic resources.
A. Position historic preservation to be more fully integrated into land use decision-
making processes.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 12
Fruit Row (also historically known as Produce Row) is located adjacent the city of Yakima's
downtown core and extends parallel to the historic Northern Pacific Railroad transportation
corridor. At its peak, Fruit Row extended over a mile along the rail corridor, with primarily
agricultural packing and cold storage warehouses. Fruit Row got its start in the 1890s, following
the 1885 arrival of the Northern Pacific Railroad with several periods of growth as the agricultural
industry rose to prominence and growers, cooperatives, and commission houses updated and
added buildings to meet consumer demand and technological advances.
The following context provides a brief overview of Yakima's history and its development periods
and how the growth of Fruit Row fits within the city's broader narrative and the fruit packing and
shipping industry.
A. NATURAL SETTING
The Fruit Row warehouse district is in downtown Yakima, which is southwest of the confluence
of the Yakima and Naches Rivers. The Yakima River's headwaters begin at Keechelus Lake
near Snoqualmie Pass in the Cascade Range and flows southeasterly before emptying into the
Columbia River near Richland, Washington. The Naches River flows into the Yakima River on
the north side of the city of Yakima. These two rivers flow through the Yakima Valley within the
larger Yakima River Basin. The Yakima River Basin extends from the peaks of the Cascades to
the Columbia; the basin drains an area of 6,155 square miles and, according to the United States
Geological Society, "is one of the most intensively irrigated areas in the United States"
The Yakima River and its tributaries are an oasis within the sunny semi -arid climate of the region.
The fertile valley has long supported people and wildlife.
B. DEVELOPMENT PERIODS — YAKIMA
According to the City of Yakima's Historic Preservation Element (2016), Yakima's history can be
divided into seven development periods:
• Pre -1860
• 1860-1884
• 1885-1899
• 1900-1917
• 1918-1939
• 1940-1949
• 1950-1970
Unless otherwise noted, this section on development periods has been summarized from the
Historic Preservation Element.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 13
PRE -1860: YAKAMA PEOPLE AND EARLY CONTACT
Yakima and the surrounding region has been home to the peoples of the Yakama Nation since
time immemorial. The tribal people, comprising the Yakama Nation, organized today as the
Confederated Tribes and Bands of the Yakama Nation, occupied the land of the Yakima River
Basin and beyond, from the peaks of the Cascades to the lowlands of the Columbia River. The
Yakamas traditionally gathered camas, roots, and berries from the fertile land, harvested salmon
from the local rivers, and hunted wildlife. They wintered on the valley floor siting their villages
close to water. As the weather warmed and snow melted in the mountains, the Yakamas moved
out of the valley to hunt, fish, and gather.'
White settlers arrived in the region beginning in the 1840s; the earliest arrivals were members of
the Catholic Oblate Missionaries of Mary Immaculate. They established missions throughout the
Yakima Valley in 1848 with a larger mission, St. Joseph's Mission on the Ahtanum, established in
1852.
Washington Territory was formed out of Oregon Territory in 1853 and Territorial Governor Isaac
Stevens began executing treaties with tribes throughout the territory. The Treaty of Yakima was
signed on June 9, 1855, ceding over 12 million acres of land to the United States Government and
creating a reservation for area tribes. Fourteen leaders signed the treaty, representing 14 bands
and tribes: Palouse, Pisquouse, Yakama, Wenatchapam, Klinquit, Oche Chotes, Kow was wayee,
Sk'in-pah, Kah-miltpah, Klickitat, Wish ham, See ap Cat, Li ay was, and Shyiks. The descendants of
these bands and tribes are known as the Yakama Nation today. The treaty was ratified in 1859, but
Stevens broke the treaty terms within one month of signing the treaty, declaring the ceded lands
open for white homesteading.
1860-1884: EURO -AMERICAN SETTLEMENT AND THE RAILROAD
The first non -missionary non-native settlers to the Yakima Valley were Fielding Mortimer Thorp
(1822-1894) and Margaret Bounds Thorp (1822-1898) and their nine children. They settled at the
future location of Moxee in 1861. Thorp had driven a herd of 250 cattle to graze in the area the
prior year, following in the footsteps of cattlemen Ben Snipes and John Jeffries. Cattle drives
were a common occurrence in the area for the next two decades. Other families and young men
followed and were typically associated with the thriving cattle culture.
A town was established in 1861, eventually called Yakima City (present). Yakima County was
established in 1865 (containing present-day Yakima and Kittitas counties); Kittitas County was
divided from Yakima County in 1883. Yakima City became the county seat of Yakima County in
1870. The population reached nearly 2,000 by 1880.
Yakima (city and county) was slow to grow initially, as its dry, semi -arid climate seemed more
suitable to cattle grazing than soil cultivation. However, the arrival of the railroad changed the
course of Yakima's history. The Northern Pacific Railroad, as it extended its Cascade Branch
across the Cascades at Stampede Pass, selected a station location north of Yakima City in a
1 Don Healy, "Yakama Nation History," Yokomo Notion, http;//www.yakamanation-nsn.gov/history.php (accessed
................
April 12, 2019).
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 14
less swampy location. The Territory of Washington sued the railroad to force them to establish
the depot at Yakima City and won. However, local business owners began to move north and
Northern Pacific picked up the tab for the relocation—offering landowners lots in the new town
and shouldering the cost to move buildings. The new town, North Yakima, was soon platted and
over 100 buildings were moved from Yakima city between winter and spring of 1884-1885.2
1885-1899: EARLY CITY DEVELOPMENT
North Yakima's population quickly rose to 1,200 by the end of 1885. North Yakima incorporated
in 1886 and confidence in the new city abounded; the county seat was also moved to North
Yakima the same year. Early city improvements during this included the construction of the first
park (1885) and high school (1898, demolished 1924), installation of a water system (ca. 1889),
and electrification (1890). Two fires, in 1890 and 1892, damaged many of the city's buildings, but
construction efforts in 1898 and 1899 helped grow the city.
The railroad—the location of the tracks and the depot—had a profound impact on the developing
community as its earliest buildings were sited close to the railroad with city blocks oriented to the
tracks. The city's first commercial buildings and warehouses were constructed between the tracks
and the Yakima River. Additional industrial buildings and warehouses then jumped the tracks to
the west with some of the first stone warehouses built along North First Avenue.
Irrigation projects, started in the 1880s by private companies, began to transform the region's
economy from farming through cattle ranching of the preceding decades to farming through
soil cultivation. The rich volcanic soil covering the valley floor and the warm climate provided
excellent conditions for growing fruit, vegetables, and hops, but the lack of rainfall was a
stumbling block to large scale production.
1900-1917: AGRICULTURAL BOOM
Yakima began seeing the dividends from the railroad's decision to run through the Yakima Valley
particularly as large-scale irrigation projects improved farming in the region. By the early 1900s,
Yakima had established itself as an agricultural and shipping center. The increasing wealth in the
community was reflected in the built environment, as masonry buildings replaced wood -frame
structures. Yakima's population exploded during this period, growing 346 percent between 1900
and 1910.
Transportation continued to improve, both to and from and within Yakima. The Northern Pacific
replaced their original depot with a new passenger depot in 1909-10. The Union Pacific Railroad
arrived via their subsidiary, Oregon -Washington Railway and Navigation Company, in 1911, and
developed spur tracks and purchased several blocks along the west side of North 1st Avenue of
Fruit Row. A streetcar system developed in the early 1900s, founded by the Intervalley Traction
Company (ITC) in 1906. The Yakima Valley Transportation Company (YVTC) purchased the
ITC in 1907. The streetcar lines ran through the downtown and then extended outward to the
2 HistoryLink.org the Free Encyclopedic of Washington State History, "Northern Pacific reaches Yakima City, where
it declines to build a station, on December 17,1884," by Kit Oldham, February 18, 2003, https:Hhistorylink.org/File/5237
(accessed March 28, 2019).
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 15
fairgrounds and nearby communities.
Boosters extolled the virtues of the Yakima Valley for farming—promoting its rich volcanic soil,
300 days of sunshine, railroad transportation, markets, and irrigation projects—to encourage
farmers to relocate to Yakima.3
1918-1939
Yakima reincorporated in 1918, opting for "Yakima" over "North Yakima" The city continued
to thrive during this period as the downtown commercial core filled in and its residential
neighborhoods were established to the north, east, and south. Fruit Row continued to expand
during this period with several new warehouses. Important civic and recreational developments
occurred during this time, with the formation of the city's parks department (1933) and construction
of prominent buildings such as the YWCA (ca. 1935) and The Capitol Theatre (1920).
A concentrated wave of Mexican American farmworkers arrived in the Yakima Valley from Texas
during the early 1930s. The valley became a temporary stop for migrant workers.
1940-1949
This period includes the years of World War II and the initial post-war years. Between 1940 and
1950, the population grew from 27,221 to 38,486.4 In 1941, the U.S. Army established the Anti -
Aircraft Artillery Range east of the city (known today as the Yakima Training Center). Additionally,
over 1,000 individuals of Japanese descent were forcibly relocated from Yakima to internment
camps under the authority of Executive Order 9066.
Change arrived in Yakima in the post -World War II years. Neighborhoods expanded and older
buildings were modernized or lost to urban renewal efforts. Fruit Row continued to modernize
during this period to keep pace with fruit and hop shipping. New buildings, designed in the
Modern style, included Yakima City Hall (1950), Yakima Valley Regional Library (1959, replacing the
1907 Carnegie Library), and the Yakima County Administration Building (1960). Yakima retained
its status as a commercial hub for the surrounding area, but its population showed limited growth
between 1960 and 1970 with only a 5 -percent increase.
1971- TODAY
Yakima remains a prominent agricultural center, both in Washington State and the nation.
Historically well-known for its apple and hops production, Yakima and the surrounding environs
have become award-winning viticultural areas. The Yakima Valley American Viticultural Area
3 G. Thomas Edwards, "'The Early Morning of Yakima's Day of Greatness': The Yakima County Agricultural Boom of
1905-1911," The Pacific Northwest Quarterly, Vol. 73, No. 2 (April 1982), 78.
4 Jim Kershner, "Yakima — Thumbnail History," HistoryLink.org The Free Online Encyclopedia of Washington State
History, October 16, 2009, https//www.historylink.orq/File/9187 (accessed April 23, 2019).
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 16
(AVA) was the first AVA established in
Washington State, gaining recognizing
in 1983. The Downtown Association of
Yakima (DAY), established in 2006 as
the Committee for Downtown Yakima,
achieves Main Street status to spur
downtown revitalization.
C. YAKIMA'S FRUIT INDUSTRY
While fruit cultivation was initially widespread throughout the Pacific Northwest, the dry
interior of Washington state proved the most commercially viable due to its fertile volcanic
soils, worm summer temperatures, and, surprisingly, its lock of moisture, which initially
seemed to discourage fungi, scabs, and other tree pests.6
Cultivators in the Yakima Valley only lacked water, but irrigation projects soon remedied that
problem. The Sunnyside Canal was started in 1885, drawing water from the Yakima River, and
opened in 1892. Commercial apple orchards were started in the Yakima Valley in the late 1880s.
Henry Pinchwell started the first known commercial orchard in 1887 and Fred Thompson planted
his commercial orchard in 1889.
In the 1910 agriculture census, the percentage of Yakima County land in farm use was 9.9%,
compared to a statewide average of 27.4%, due in part to the west portion of the county including
a large swath of the east slope of Cascade Mountain range. However, the value of Yakima County
5 R. Thomas Schotzko and David Granatstein, "A Brief Look at the Washington Apple Industry: Past and Present,"
htt ://citeseerx.ist. su.edu/viewdoc/download?doi=10.1.1.49........2.............6.......1.....4........8.......&..........r....e....... .=.......r....e........ .1......e........=........d........f.. (accessed April 12, 2019).
...........................................................................................................................................................................
6 Amanda L. Van Lanen, "'We Have Grown Fine Fruit Whether We Would Or No': The History of the Washington
State Apple Industry, 1880-1930," PhD diss., (Washington State University, 2009), 43.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 17
farmland was over $125 per acre,
compared to the statewide average
of $44.18.' In 1910, Yakima County
was the second highest producer
of orchard fruit in the state with just
over $450,000 generated in bushels;
Chelan County was the highest with
over $600,000. With over $4.2 million
in bushels from orchard fruit statewide,
Yakima County had approximately 10%
of the state's tree fruit production value
and Chelan County had approximately
14%. This corresponded with a period
of warehouse growth along Fruit Row,
including the 201, 205, and 215 N 1st
Avenue warehouses and development
in 1911 of the Oregon Railway &
Navigation Company (a subsidiary of the
Union Pacific) tracks.
Front view of the P.Jnion Pocific i reiiaht I.Depot, co. 1909. The foil
road relied on the storage crud packing facilities of the fruit pack
ers and shippers to handle the volurne of fruit and produce grown
iry{ n' theYcikyi(y
rno VrilleyyF Source: Yakirno Valley Museurn, Accession
er
In the 1925 U.S. census of agriculture, totals for orchard fruit were segregated into fruit type
without an overall total. However, while Chelan County beat out Yakima County in production for
apples, Yakima's production in other orchard fruits like peaches, topped Chelan's production. The
total value of all crops reported in Yakima County in 1924 for the 1925 census eclipsed Chelan
County Yakima had over $17 million compared to Chelan County's over $9 million. In fact, Yakima
had the highest total value of all crops for Washington State reported in that census, accounting
for over 18% of the state's $91.9 million in crop value." As reported in 1925, Washington only
had .005% of the total crop value in the nation. The valley's growth in production supported the
further expansion of warehouses along Fruit Row, including the 15 W Yakima Avenue, and 15
through 29, 202, 213, 301, and 312 N 1st Avenue warehouses.
By the 1964 census, including legacy numbers from 1959, the U.S. Department of Commerce was
calculating production in pounds rather in revenue for comparison. In 1959, Yakima produced
over 529 million pounds of apples and 73 million pounds of peaches. Those numbers decreased
in 1964; Yakima County produced over 522 million pounds of apples and 58 million pounds of
peaches. Yakima County's 1959 production of apples accounted for nearly 49% of Washington
State's production and its production of peaches accounted for 74%. Yakima County's 1964
production of apples accounted for only 42% of Washington State's production and its production
7 Department of Commerce and Labor, Thirteenth Census of the United States Token in the Year 1910,
Volume Vl, Agriculture, 1909 and 1910, Reports by States, with Statistics for Counties (Department of
Commerce and Labor, Bureau of the Census: Washington, D.C. 1913), 824, http://usda.mannlib.cornell.edu/usda/
AgCensus Images/1910/07/01/1834/41033898v7ch7.pdf
8 Department of Commerce, United States Census ofAgriculture 1925: Reports for States with Statistics for
Counties and o Summary for the United States, Part II (Department of Commerce, Bureau of the Census: Washington,
D.C. 1925), 386-391, http://usda.mannlib.cornell.edu/usda/AgCensuslmages/1925/01/46/1925-01-46.pdf.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 18
of peaches remained steady at 74%.1 These production
levels supported the sustained role of Fruit Row and
the addition of new warehouses, including 130-134 N 1st
Avenue.
FRUIT ROW/PRODUCE ROW
As production increased at these orchards and other farms, farmers began seeking non -local
markets to sell their products. Shipping produce requires the goods to be packed and stored
in preparation for rail transport. Some growers packed on site, while others joined together in
cooperatives to streamline the process. Individual growers could construct their own packing
sheds and storage houses on their farms, the periodical Better Fruit even published do-it-yourself
guides for small storehouses. Cooperatives and cash buyers—buyers who paid cash for fruit
upfront upon harvest—established larger packing houses and storage warehouses, usually in
town and close to the railroad. Quality packing ensured the product arrived at its final destination
in the best shape possible; improperly packed produce was sold for a lower price. In Yakima,
those packing houses and warehouses were established adjacent to the Northern Pacific
Railroad and Oregon Railroad & Navigation Company (Union Pacific subsidiary) tracks in an area
soon called Fruit Row (and also known during its formative years as Produce Row).
Small-scale wood frame and stone warehouses were started along the railroad tracks by the late
1880s, but the number of warehouses increased and shifted to brick and concrete throughout
the 1910s and 1920s as the Yakima Valley fruit industry grewt0 Many of these new warehouses
9 U.S. Bureau of the Census, 1964 United States Census ofAgriculture: Volume 1, Port 46 (U.S. Government Printing
Office: Washington, D.C., 1964), 57-363, http://usda.mannlib.cornell.edu/usda/AgCensuslmages/1964/01/46/809/
Table-13.pdf.
10 Shirley Courtois, "C.M. Holtzinger Fruit Company Building," National Register of Historic Places Nomination (April
1988), Section 8, Page 1.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 19
were typically funded by cash buyers,
commission houses, and cooperatives"
J.M. Perry—cash buyer, commission
house owner, and fruit dealer—had a
cold storage facility constructed in his
warehouse (201 North First Avenue) on
Fruit Row in 1906-07. According to The
Yakima Herold, the cold storage facility
was the first of its kind in Yakimat2
By 1911, the area was referred to as
Fruit and Produce Warehouse Row
and was roughly bounded on the
east by the Northern Pacific tracks, Co. 1937 to 1951 view of fruit sorting and pocking operotions.
on the west by the "western horizon," Source: Ycikirno 1/ouey Museurn, Appletond News Flhotos codec
the Oregon -Washington Railroad and tion, Flocking, Sorting folder.
Navigation Company spur line west of
North 1st Avenue (current alley), on the south by West Yakima Avenue.1113 As the Oregon Railway
& Navigation Company (a subsidiary of the Union Pacific) laid its tracks parallel to the Northern
Pacific tracks in 1911, the following warehouse and commission firms were located along North
First Avenue:
• Yakima Milling company
• J.M. Perry & Company, incorporated, fruit and produce shippers
• Pacific Fruit and Produce company
• Pioneer Lumber and Coal company
• Yakima Transfer and Storage company
• Horticultural Union
• H.M. Helliesen, lumber
• J.A. Cook, coal and wood
• Thompson Fruit company, fruit and produce
• Yakima Coal company, real Roslyn coal
• Northwestern Produce company
• Fruit Growers' warehouse
• Yakima Valley Fruit Growers' association
• The Bradner company, creamery
• Yakima Ice and Cold Storage company
11 Van Lanen, 168.
12 "Desires a Correction," The Yakima Herold, October 3, 1906, via https:Hchroniclingamerica.loc.gov/Iccn/
sn 88085 523/1906-10-03/ed-1/seq-7.pdf.
13 "Produce Row Gets O.W.R.&N.," The Yakima Herold, August 16,1911: 3, via https:Hchroniclingamerica.loc.gov/Iccn/
sn 88085 523/1911-08-16/ed-1/seq-3.pdf.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 20
• Rose -Sullivan company
The volume of warehouses along
Fruit Row reflect the increase in fruit
production in Yakima in the early 1900s.
In 1912, the Yakima Republic reported
10-20 railcars leaving Yakima daily
loaded with fruit.t4
As competition for freight service picked
up, the warehouse district strengthened
its status as a prime distribution center
in Yakima. Construction commenced on
additional warehouses between the two
sets of tracks in the 1910s. According to
the Yakima Volley Progress, a monthly
periodical, numerous permanent
warehouses were constructed on
Co. 1937 to 1951 view of pocked fruit being looded onto o truck.
Source: Ycikirno Volley Museurn, Applelond News Photos collet...
tion, Clocking, wonting folder.
Fruit Row in the spring and summer of 1919 to increase warehouse and storage facilities t5 The
construction boom reflected the agricultural boom; 1919 was a banner growing season for the
Yakima County Horticultural Union which shipped 1532 cars of fruit (apples, pears, peaches, and
cherries).
Cooperatives were developed to help control surpluses and distribution, increase prices, and
coordinate marking—and were utilized in a variety of industries, not just agriculture. The oldest
agricultural cooperative in Yakima, the Yakima County Horticultural Union, was established in
1902. They established a relationship with J.M. Perry, a local cash buyer, to handle their fruit.
The Yakima County Horticultural Union were using a stone warehouse building by 1906 (now
demolished) and an adjacent two-story cold storage facility by 1920-21 (predecessor building
to the current 117 North First Avenue building). By 1922, the Yakima County Horticultural Union
handled accounts for 400 to 500 members. Another cooperative, the Yakima Fruit Growers'
Association, was founded in 1911 and had 300-400 accounts by 192216
By the mid -1920s, Fruit Row was fully established. A January 1925 article in Yakima Volley
Progress described First Avenue as such prior to 1925,
FirstAvenue—now familiarly called Produce Row—was then [1908], and even until four years
ago [1921], o brood assortment of rocks and dust in the summer and mud of uncertain depth
in the winter. There were no fruit warehouses south of [West] Yakima Avenue, few north of
14 Van Lanen, 130.
15 "Building Permits for Last Month Total $132,685," Yakima Volley Progress, Vol I., No. 2, December 1919, 9.
16 "Cooperative Marketing, Big Factor in Handling Valley's Fruit," Yakima Volley Progress, Volume 3, No. 9, July
1922, 8.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 21
[West] C Street."
J.M. Perry's ice production and cold
storage warehouse (201 North First
Avenue), constructed in 1906-07,
helped build Fruit Row and concentrate
fruit storage and cold storage in the
neighborhood. As of 1925, the three of
the largest cold storage plants in the
area were located on Fruit Row, those
of J.M. Perry & Co., Richey & Gilbert Co.,
and the Yakima County Horticultural
Union. By 1920, railcar icing sheds
extended along the east and west sides
of J.M. Perry's ice production facility and
cold storage warehouses.
Co. 1951 view oftruck's along North 'tst Avenue in front ofthe
worehouse of 301 loath Ist Avenue. Source: Yokirno Volley Muse...
urn, Applelond News Photos collection, Ronsportotion folder.
A few large warehouses were constructed in 1925 in Fruit Row to take the place of those
destroyed by fire in previous years" One of these warehouses constructed was C.M. Holtzinger's
cold storage plant (C.M. Holtzinger Fruit Company Building, NRHP-listed, demolished).
Holtzinger's first warehouse (1918) was only a common warehouse and a fire destroyed the
building in the summer of 1924. Holtzinger's new building, opened on August 28, 1925, had
frontage on West Yakima Avenue, and included shops and office space to tie in with commercial
activity along West Yakima Avenue in addition to the cold storage plant's
As the Great Depression swept the nation in the 1930s, Yakima was not spared from the
economic downturn. Crop prices dropped substantially, affecting everyone in Yakima who relied
on the previous prosperity of the valley's agriculture—fruit growers, pickers, packers, shippers,
buyers, and consumers. Apples were left to rot on the trees or the ground as costs to pick the
crop exceeded the fruit's price on the market.20
The fruit market rebounded by the 1940s, as the U.S. entered World War II. Processing and
shipment advances in the post-war years helped maintain the importance of Fruit Row to the
valley's agricultural companies. By this time, cold storage plants and refrigerated railcars were
the standard for shipping perishable items. Simple advantages, such as design improvements
in pallets and skids, helped improve handling for storage and loading for transport. 21 New
warehouses constructed in Fruit Row utilized pallets to move and stack fruit within the buildings;
these buildings began to use large trusses without intermediate supports to increase ceiling
17 Rolfe Whitnall, "Produce Row and Valley Storage Big Factor in Yakima's Prosperity," Yakima Volley Progress,
January 1925, Volume 6, No. 3, 5.
18 "Yakima Important Scenic and Agricultural Center," Yakima Volley Progress, January 1925, Volume 6, No. 3, 7.
19 Courtois, Section 8, Page 2.
20 Artifacts Consulting, Inc., "Downtown Yakima Cultural Resource Survey," prepared for the City of Yakima
(September 2006), 11.
21 "Palletizing Provides New Materials, Handling Economies, Speeds Shipment," Applelond News, June 1947, 20.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 22
height for stacking boxes. The use
of pallets in fruit warehouses was
uncommon in Yakima prior to the mid -
1940s.22 Additional advancements
included air purifying systems for
cold storage warehouses. Apples,
for example, emit ethylene gas which
causes them to ripen; removing the gas
through an air purifier ensures longevity
in cold storage.23
Although Fruit Row developed and remains along the railroad corridor in Yakima, truck transport
has emerged as the preferred shipping method. In 1956, the Federal Aid Highway Act was
established, which provided allocations to states for highway projects. Highway construction
in Washington State increased with this funding and $143 million in contracts were awarded
between 1957 and 1958.24 The 1968 construction of the warehouses and associated three
truck loading dock (130 to 134 North First Avenue) within the center of a former railroad -based
warehouse district underscored this transition. Interstates were constructed, the north -south
Interstate 5 and the east -west Interstate 90, more efficiently connecting Washington with
surrounding states. Interstate 82 was mostly completed by 1972, connecting Yakima and
Ellensburg and providing a link for Yakima to Interstate 90 for traffic west to Seattle and east
to Spokane and beyond .21 A 1993-1994 survey of the Washington apple industry indicated that
trucking had surpassed rail as the preferred method of transport—on average, 69% of apple
products utilized trucks to ship to their final destination, 8% used rail to final destination, 1% used
trucks to ship to a river port, and 22% used trucks to ship to an ocean port.26
22 R. W. Strausz, "Palletized Warehouses," Applelond News, December 1947, 16.
23 "Cold Storage Extends Season," Applelond News, November 1948, 40.
24 Washington State Department of Transportation, "A History of Highways & Transportation," 1993, 12, Ihr 1p llyy .
ws�::tit.wa. g::tiv/, Nlfmlird(::)inll ares/5AA95911:.:�8 AIf..)8A 4 311:::A 87Alf::: ll:::7C1C704C32910/WAII li I g II NOst(::)i df accessed
April 26, 2019).
25 Washington State Department of Transportation, "A History of Highways & Transportation," 14.
26 The Gillis Group with Kenneth L. Casavant, "Transportation Needs of Eastern Washington Fruit, Vegetable and
Hay Industries," Eastern Washington Intermodal Transportation Study Research Report Number 7 (March 1995), 23,
hailNees. s.N::j.. d.qul.lE.::::g::)intein.:U..:j..lp.l::)ads/ 15/ /eirir. ,..IE.�f (accessed April 26, 2019).
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 23
D. AREAS OF SIGNIFICANCE
The Fruit Row warehouses appear to meet Criterion A in the areas of Commerce, Industry, and
Transportation and Criterion C in the area of Architecture as a collection of utilitarian warehouses.
ARCHITECTURE I WAREHOUSES
The warehouses within the survey area predominately represent two types of warehouses:
common and cold storage. All the warehouses are largely utilitarian with construction dates
spanning from ca. 1898 (stone construction) to 1968 (precast concrete construction). The
warehouses are not individually noteworthy for their architectural style but as representatives of a
type of construction (warehouse), particularly as they span several decades of development. The
building exteriors reflect their utilitarian nature and often feature loading docks and doorways.
Construction types represented include stone, brick masonry and concrete with heavy timber
interior floor framing and roof trusses, and concrete block and precast tilt up concrete with
engineered roof framing and single volume interiors.
COMMERCE I YAKIMA'S DISTRIBUTION CENTER
The Fruit Row warehouses are deeply connected with Yakima's economy. The buildings reflect
the dominance of the agricultural industry and associated business ventures. Non-agricultural
warehouses within Fruit Row connect with other significant industries—building trades and
fuel—in the community. The proximity and visual relationship of Fruit Row to Yakima's downtown
commercial separated by the railroad corridor underscores this critical dependence between
commerce, agriculture, and transportation.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 24
INDUSTRY I PROCESSING AND COLD
STORAGE
The Fruit Row warehouses reflect
changes in the produce processing
and storage industry. Some of the
warehouses even contain multiple
generations of ammonia compressors,
effectively showcasing the incremental
changes in the industry. As previously
mentioned, the warehouses within the
survey area contain both common and
cold storage warehouses. While these
specific property types will be discussed
in the "Property Types and Functions"
section, the industrial uses associated
with these property types will be
outlined here.
2019 view of on origincl cmrnonic cornpressor in the bosernent of
the worehouse ct 20.71 North Ist Avenue.
Cold storage techniques developed in the nineteenth century, with natural ice used for cooling
until the 1890s. Natural ice is ice that has been harvested from ices caves, lakes, and rivers and
the ice is formed when water solidifies when temperatures drop below freezing.27 The ice was
stacked in large quantities to freeze together in insulated buildings. Sawdust was typically used
as the primary insulating material between floor systems within these insulated buildings (at least
in Fruit Row). However, the sawdust often caused condition issues as condensed water vapor
saturated the sawdust and lead to rotting in the floor framing.28
Mechanical cooling methods, which did not rely on ice, began in the 1880s. Early mechanically -
cooled warehouses were constructed in Boston (1881) and East St. Louis, Illinois (1882). According
to Van Lanen,
Mechanical refrigeration worked by the basic principle of evaporation. Gas, usually
ammonia, was compressed to form o liquid and pumped through o series of pipes. As
the liquid changed bock into o gas, it absorbed heat from its surroundings to produce o
cooling effect. In some plants ammonia was used to chill o salted brine, and the brine was
then pumped into pipes throughout the warehouse. In other plants, ammonia was piped
directly into the warehouse to chill the oir29
These mechanical cooling methods not only cooled the cold storage buildings but could also
27 Paula Becker, "Diamond Ice & Storage Company of Seattle Incorporates on November 25,1892," HistorryLink.
org the Free Online Encyclopedic of Washington State History, April 4, 2018, https://www.historylink.org/File/20532
(accessed April 29, 2019).
28 Interview with Will Hollingberry, March 28, 2019. Hollingberry, owner of the J.M. Perry building, has trained in
cooling systems.
29 Van Lanen, 119. Van Lanen cites Oscar E. Anderson, Jr.'s Refrigeration in Americo. A History of New
Technology and Its Impact (Princeton, New Jersey: Princeton University, 1972).
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 25
create artificial ice. Ice could be used to
cool common warehouses and for icing
railcars. Cold storage facilities, which
utilized mechanical cooling methods,
arrived in Washington by the 1890s
and reached Yakima by 1906-07 with
J.M. Perry's cold storage addition to his
warehouse (which utilized artificial ice).
Cold storage became widespread in
use by the 1910s as the apple industry
expanded in the Yakima Valley.
In J.M. Perry's cold storage building,
metal pans set in chilled salt water brine 1924 wonborn Fire Insuronce room sheet 3 shoiwing coricing
baths (double walled steel pools) froze picilforrns oiong either gide of rhe J. M. Perry & Cornpony build
the water and a chilled ammonia system incus. Source: Ycikirno Vouey Museurn.
cooled the salt water. Small wood
trolleys hauled the resulting 3001b ice blocks around the building. This system could produce
nearly 600,000lbs of ice every 12 hours .30 Ammonia cooled buildings typically had ammonia
tanks in the basement (low point for the system) with recirculating pumps moving the ammonia
or chilled brine through a system of heavy wall steel pipes throughout the building, typically
mounted to the underside of the floors, or along the upper walls in hanger systems. Each building
would have miles of piping within it.
In addition to their relationship to the storage industry, the Fruit Row warehouses reflect the fruit
packing industry. Many of the warehouses had floors dedicated to packing or utilized a separate
building specifically for packing, with the associated packing machinery and staff spaces built out.
Centralized packing houses, like the Yakima Horticultural Union, were located in the warehouse
district. These types of houses served hundreds of growers and enabled use of larger machinery
to ensure efficiency and standardization. Packing houses also created longer-term employment.31
Packing houses cleaned, graded, and then packed the apples for storage and/or shipment. Early
sorting and packing was done largely by hand. Machines were created to clean the apples, then
the apples were passed through a sizing machine, and then wrapped and placed into clean
boxes. Elevators within the warehouses were then used to move materials between floors and
small upper facade doors allowed the use of conveyor systems to move packed goods out for
shipping.
P"Ji"i D •••�
The Fruit Row warehouses are parallel to the Northern Pacific Railroad line, less than a block
west of the main tracks, and the Oregon -Washington Railroad and Navigation Company spur
tracks (along and west of North First Avenue). Side tracks ran along the buildings to their icing
and loading platforms. The freight depot (constructed 1910, demolished) for the Northern Pacific
30 Interview with Will Hollingberry, March 28, 2019.
31 Van Lanen, 139.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 26
was located west of its passenger
depot (1910, contributing property in
NRHP-listed Old North Yakima Historic
District), close to where the tracks
intersect with West Martin Luther King
Jr Boulevard (formerly West B Street).
The Union Pacific Freight Building (1927,
NRHP-listed) housed both passenger
and freight functions and is located at
104 West Yakima Avenue. Prior to this
building, the Union Pacific had a freight
depot located on North First Avenue,
across the tracks from its passenger
depot in the Stone Building at the corner 1924 wonborn Fire Insuronce rnop sheet 36 showing worehouse
of North Second Avenue and East developroenr otong North tstAvenue north of7l/est Ycikirno Ave
Yakima Avenue .12 The OWRN Company nus'. Source: Ycikirno Vouey Museurn.
spur tracks branched off to North First
Avenue north of West Willow Street and then expanded at West Elm Street with tracks running
south to West Spruce Street through the blocks along the west side of North First Avenue and
along the middle of the block west of North Second Avenue south to West B Street. By 1920
the OWRN shifted their tracks that ran down the middle of the blocks west of North First Avenue
to run down North First Avenue south to West A Street and began leasing the blocks for cold
storage and common warehouse development.
Together with the development of cold storage facilities came the introduction of refrigerated
cars. Cold storage allowed the fruit to stay in good condition prior to and after shipping, while
refrigerated railcars maintained this condition during shipment. Refrigerated railcars, cooled
by ice, began in the 1840s and their design was refined over the next few decades to ensure
consistent temperatures. Mid -trip re -icing facilities were also used to help ensure consistent
temperatures. Up until the 1880s, though, refrigerated railcars were predominately owned by
private companies rather than the railroads due to the cost of construction. However, railroad
companies soon began to acquire their own cars and by 1915, the Northern Pacific alone owned
36,000 refrigerated cars.33 While early fruit shipment railcars (fruit express cars) were attached
to passenger trains, in the 1900s, the railroads began shipping fruit in "fruit blocks" — with trains
entirely comprised of fruit cars.
The existence and location of the Fruit Row warehouses is in direct relationship with the adjacent
railroad tracks. Both the shippers and the railroad companies were mutually dependent in order
to sustain this lucrative commercial enterprise. The sole purpose of many of the warehouses
was to prepare and store produce for shipment out of the city via railroad. The proximity of
both the Northern Pacific and Union Pacific freight depots to the survey area and development
of the OWNR Company side tracks within Fruit Row, further underscores the connection of the
warehouses to transportation activities in the city.
32 Section 8, Page 2.
33 Van Lanen, 134.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 27
E. PROPERTY TYPES AND
FUNCTIONS
1 VIIINA: LO IV
The warehouses within the survey]
area predominately represent two
types of warehouses: common and
cold storage. Prior to the 1920s, the
r
'�
common warehouses were in use the
'
most in the Pacific Northwest. Common
warehouses relied on passive insulation
to maintain temperatures while cold
storage warehouses were mechanically
Co. 1979 view lookingsouth otong North Ist Avenue towords the
34
cooled. Many larger warehouses, like
hNo cold and one cornrnon .storoge INorehoLl.ses constructed in
1968 (130 134 North IstAvenu(--r). Source: Wcishington Stote Ar
15 North First Avenue, 202 North First
chives Centrot rllegionot Bronch, Collection Nurnber CE339 1..0 17
Avenue, and 201 North First Avenue in
Property r'lecord Cords.
Fruit Row, included both packing houses
and storage, allowing the produce to be packed, then stored as they awaited shipment to market.
By 1920, cold storage warehouses were more common within the area, particularly as the
Northern Pacific had acquired refrigerated boxcars.35 Cold storage had the ability to keep apples
for three to six months, slowing the decay of the harvested apples (not improving their quality).36
This shift in storage practices is reflected in the Fruit Row warehouses, evidenced by the 1920
Sanborn Fire Insurance maps (with updates from 1924). J.M. Perry had the first cold storage plant
in Fruit Row (1906-07). Prior to the use of cold storage, produce needed to be shipped out much
faster. Warehouses with cold storage capability in Yakima's Fruit Row by 1924 included:
• Pacific Fruit & Produce Co. (ca. 1923,15 West Yakima Avenue, extant, replaced three
smaller brick buildings owned by the company at this location)
• Yakima County Horticultural Union (ca. 1922, 29 North First Avenue, extant)
• Yakima Fruit & Cold Storage Co. (1910s, 30-38 North First Avenue, demolished)
• Richey & Gilbert Co. (1910s, 120-132 North First Avenue, demolished, current site of 134
and 136 North First Avenue built in 1968)
• C.M. Holtzinger, Fruit & Produce (1925, North Second Avenue and West Yakima Avenue,
demolished)
• Roche Fruit & Produce Co. (ca. 1923,17-29 North Second Avenue, demolished)
• J.M. Perry & Co. (ca. 1907, 201 North First Avenue, extant; ca. 1919, 205 North First Avenue,
extant; and the ca. 1919 predecessor building at 209 North First Avenue, demolished)
34 Van Lanen, 117.
35 Shirley Courtois, "C.M. Holtzinger Fruit Company Building," National Register of Historic Places Nomination (April
1988), Section 8, Page 2.
36 Van Lanen, 117.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 28
• American Fruit Growers, Inc. (ca. 1898, 311 North First Avenue, extant; ca. 1898, 313
North First Avenue, extant; both were common warehouses converted to cold storage
warehouses.)
COMMON WAREHOUSE
Common warehouses can range in size from a small storage house to the large warehouses
in Fruit Row. Unlike cold storage warehouses, common warehouses did not have mechanical
cooling systems. They were typically constructed along rail lines, like those in Fruit Row, to
ensure easy transportation access. They may have been constructed with additional insulation
and ventilation shafts to lower interior temperatures, but they lacked the ability of cold storage
warehouses to maintain consistently cool temperatures.37 Good examples of the common
storage warehouse type are 309 North First Avenue, built ca. 1898 for common storage and ca.
1980s converted for cold storage use and 312 North First Avenue, built ca. 1928 and ca. 1980s
converted for cold storage use. In both cases this conversion resulted in the blocking in of
window openings.
Cold storage warehouses were a greater construction investment than common warehouses,
requiring more substantial buildings to house packing machinery and cold storage systems and
piping. A typical cold storage building would have an exterior platform to receive deliveries of
unpacked fruit. Workers transferred the fruit to the sizing machine, then packed them in boxes.
They boxes would be nailed closed and labeled and then sent, often by conveyor, to cold storage
rooms.38 Good examples of purpose built cold storage warehouse type are 301 North First
Avenue (ca. 1927), operated by American Fruit Growers Inc.; 201 North First Avenue (ca. 1907),
operated by J. M. Perry; and 29 North First Avenue (ca. 1922) and 27 North First Avenue (ca. 1927),
operated by the Yakima County Horticulture Union.
F. ARCHITECTURAL STYLES
The buildings within the survey area are utilitarian and not representatives of any one
architectural style. A few exhibit interesting architectural elements, but overall, the building
exteriors reflect their industrial warehouse character.
G. COMPARABLE EXAMPLES
State-wide, Fruit Row stands out as a unique example of extant properties in terms of the sheer
breadth of periods of construction represented (ca. 1898 to 1968), level of ongoing original uses,
number of extant warehouses and their physical concentration within a focused area; relationship
with the downtown commercial core; and the variety of building materials and systems retained
from stone to precast concrete and 1923 ammonia compressors.
37 Van Lanen, 117-118.
38 Rolfe Whitnall, "Produce Row and Valley Storage Big Factor in Yakima's Prosperity," Yakima Volley Progress,
January 1925, Volume 6, No. 3, 6.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 29
The scale of use for fruit and produce warehouses within the state cuts a vertical path from
the Canadian to Oregon borders, bounded by the crest of the Cascade Mountain range to
the west and the wheat fields of the Palouse to the east and the predominance of granaries
on the landscape, and the timber stands of the Colville National Forest in the northeast. The
concentration of fruit and produce warehouses generally aligns with railroad corridors to provide
transportation access with the warehouses serving as collecting, packing, and storage facilities
for the farmers in the broader surrounding area. Chelan County to the north was the other
leading fruit producing county in the state by 1910 and contains the majority of other comparable
warehouse examples.
The former Northern Pacific Railroad now the BNSF Railway Company has the following key
concentration areas:
• Yakima's Fruit Row
• Prosser: Warehouses along the track are adjacent the downtown commercial core, though
on a smaller scale than Yakima.
• Wapato: Warehouses along the track and are immediately north of the downtown
commercial core, though on a smaller scale than Yakima.
• Selah: Warehouses along the west side of the tracks.
• Ellensburg: Some warehouses exist, though not nearly the same scale as Yakima.
The former Great Northern Railway crossed the state north of the Northern Pacific Railroad and
the following key concentration areas of fruit and produce warehouses remain along that rail
corridor:
• Quincy: Warehouses remain along both sides of the track, though west of the downtown.
Going east there are a few warehouses at Winchester and then the industrial areas
starting with Ephrata change to granaries.
• Wenatchee: Warehouses extend along both sides of the track, though predominately
along the west side and are directly east of the downtown commercial core. These do not
have the same level of concentration and ongoing original uses.
• Monitor: Warehouses remain along the southwest side of the track and the commercial
core on the opposite side, but at a significantly smaller scale compared with Yakima.
• Cashmere: Warehouses extend along both sides of the track and are adjacent the
commercial core.
• Dryden: Warehouses remain along the southwest side of the track and are near the
commercial core, but at a significantly smaller scale compared with Yakima.
• Peshastin: Warehouses remain northwest of the town along the rail line.
The former Washington & Great Northern Railway, under construction as of 1907, extended north
from the Great Northern Railway corridor and supported the subsequent development and
ongoing use of the following key concentration areas of extant fruit and produce warehouses:
• Sunnyslope: North of downtown Wenatchee, these warehouses extend along both sides
of the track but lack a relationship with the downtown commercial core.
• Chelan: Warehouses are present east of the downtown along the Columbia River and
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 30
Chelan Falls; each retains (as of 2019) a single corridor along the east side of the track.
The area east of Chelan is set of industrial use warehouses. The area in Chelan Falls is
similar to Yakima with warehouses on one side of the track and the town on the other
side, though the scale is significantly different.
• Brewster: Northwest of downtown, these warehouses consist of a single row generally
along the southeast side and following the curve of the track.
• Okanogan: East of town across the Okanogan River, these consist of a row of warehouses
and a former flour mill along the east side of the tracks.
• Tonasket: Consists of warehouses on either side of the tracks that are adjacent to the
downtown commercial core, similar to Yakima, though on a smaller scale.
• Oroville: Like Tonasket, consists of warehouses on either side of the tracks that are
adjacent to the downtown commercial core, similar to Yakima, though on a smaller scale.
1907 Poilrood Cornrnission ers' Mop ofWcishington with the centrol fruit production region outlined. A review ofcorn
porohle fruit Iworehouse concentrotions focused on roilrood lines (within this generol oreo. Source: Wcishingtor `mote
1. epor"troent of Noturol Pesources.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 31
3. Survey Results
Survey results exceeded expectations. The survey area retains a high level of cohesive visual
character, an age range of buildings spanning from the 1880s to the 1960s and are associated
with some of the key fruit packing and shipping companies in the Yakima valley.
The survey area retains a high level of architectural integrity. Alterations recorded as part of field
work identified the level of changes to building plan, cladding, and windows. Refer to Map TKTK
to see these levels within the survey area.
Visual character within the survey area reflects the progression of common and cold storage
warehouses and associated cooling and transportation systems from the 1880s through 1968.
Notable items observed during the field work:
• The visual connection with downtown Yakima remains, visually linking the industry and
commerce, though construction of the county jail has partially obstructed this visual
connection.
• The visual and physical relationship between the warehouses and the railroad remains,
including loading docks to convey the historical association between industry and
transportation.
• The survey area along North 1st Avenue retains visual continuity and a strong sense of
being within the warehouse district. This is supported by ongoing use of the buildings for
common and cold storage.
• The sequence of stone, brick, poured and pre -cast concrete warehouses convey the
progressive development of warehouses within a concentrated area that supports the
communication of these patterns.
• The mechanical systems retained in the building at 201 North 1st Avenue and its
connection with the J. M. Perry Company are unique within the survey area.
• Several offices that are original or early additions to the buildings remain within at least
two of the warehouses surveyed (201 and 202 North 1st Avenue).
Exterior building alterations tended to include the following:
• Infilling windows as part of converting common warehouses to cold storage. The 1968
warehouses had the unique alteration of adding windows to these cold storage building.
• Removal of loading docks as the movement of goods shifted from railroad car to truck.
Currently fork lifts run in and out of the buildings loading goods onto trucks.
• Loading door replacement with new doors as original doors have either worn out or no
longer provided an adequate seal for cold storage functions.
• Replacement of wood windows with vinyl windows.
• Adding new mechanical systems to the exterior of buildings to maximize storage space
within the buildings.
• Replacement of warehouses with new warehouses. This has occurred both within the
potential period of significance and outside of the period in order to modernize facilities.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 32
• Building loss due to demolition or building failure leaving empty lots within the survey
area.
Interior alterations tended to include the following:
• Removing framing to convert multiple floors to a single interior volume allowing for
vertical stacks of stored goods that can be moved by forklift and eliminating the need for
elevators or ramps between floors. These changes have kept the buildings in warehouse
use without having to replace them with new warehouses.
• Upgrading mechanical systems and removal of mechanical systems for dry storage. This
typically resulted in the loss of original mechanical systems but has allowed the buildings
to remain in cold storage use.
• Adding insulation to the interior side of exterior building walls and the underside of floor
framing in buildings used for cold storage. This typically consisted of spray foam.
• Removal of packing equipment from cold storage warehouses as specialized packing
warehouses were constructed, and then the removal of packing equipment from these
buildings as storage shifted to prepackaged fruit, hops and other goods.
A. NATIONAL REGISTER AND WASHINGTON HERITAGE REGISTER ELIGIBILITY
Northwest Vernacular staff evaluated surveyed properties for potential eligibility for listing to
the National Register of Historic Places (NRHP). Staff utilized criteria cited below. The following
addresses individual eligibility. Refer to the National Register Historic District Eligibility below for
historic district eligibility evaluation.
No criteria considerations were applicable for the evaluation of the properties surveyed.
National Park Service's, National Register Bulletin No. 15: How to Apply the National Register
Criteria for Evaluation establishes the following criteria for evaluation and criteria considerations.
The quality of significance in American history, architecture, archeology, engineering, and
culture is present in districts, sites, buildings, structures, and objects that possess integrity
of location, design, setting, materials, workmanship, feeling, and association, and:
A. That are associated with events that have made a significant contribution to the broad
patterns of our history; or
B. That are associated with the lives of significant persons in our past; or
C. That embody the distinctive characteristics of a type, period, or method of construction,
or that represent the work of a master, or that possess high artistic values, or that
represent a significant and distinguishable entity whose components may lack individual
distinction; or
D. That have yielded or may be likely to yield, information important in history or prehistory.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 33
CRITERIA CONSIDERATIONS
Ordinarily cemeteries, birthplaces, graves of historical figures, properties owned by
religious institutions or used for religious purposes, structures that have been moved
from their original locations, reconstructed historic buildings, properties primarily
commemorative in nature, and properties that have achieved significance within the
past 50 years shall not be considered eligible for the National Register. However, such
properties will qualify if they are integral parts of districts that do meet the criteria or if they
fall within the following categories:
a. A religious property deriving primary significance from architectural or artistic distinction
or historical importance; or
b. A building or structure removed from its original location but which is primarily significant
for architectural value, or which is the surviving structure most importantly associated with
a historic person or event; or
c. A birthplace or grave of a historical figure of outstanding importance if there is no
appropriate site or building associated with his or her productive life; or
d. A cemetery that derives its primary importance from graves of persons of transcendent
importance, from age, from distinctive design features, or from association with historic
events; or
e. A reconstructed building when accurately executed in a suitable environment and
presented in a dignified manner as part of a restoration master plan, and when no other
building or structure with the same association has survived; or
f. A property primarily commemorative in intent if design, age, tradition, or symbolic value
has invested it with its own exceptional significance; or
g. A property achieving significance within the past 50 years if it is of exceptional
importance.
Of the properties surveyed, one appears to have enough integrity, distinctive architectural
character and historical associations to be considered for NRHP listing. All properties
recommended for NRHP eligibility are also recommended for Washington Heritage Register
eligibility.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 34
ADDRESS
YEAR
BUILT
DESCRIPTION
IMAGES
201 North
1907 ca.
The property does appear individually eligible under
Al
1st Avenue
National Register of Historic Places (NRNP) Criterion C as
it embodies the distinctive characteristics of a type.
The property does appear individually eligible under
°
NRHP Criterion A, as it is does have a known important
association with a single event or pattern of events
significant to the city's architectural history. This was the
first purpose-built ice manufacturing and cold storage
building within the City of Yakima.
The property does appear individually eligible under
r
NRHP Criterion 3, as it is does illustrate a specific person's
"
important achievements. This building illustrates the
achievements of J. M. Perry, the growth of his company,
and subsequent establishment of the Perry Technical
Institute in 1939 to educate and equipment students
for careers in industry. J. M. Perry's second floor office
remains largely intact and was the business headquarters
of one of Yakima's important industrialists.
The property does appear individually eligible under
NRHP Criterion D, as it is does have important information
r
that can contribute to our understanding of human
history. This is the only known building within Fruit Row
to contain a 1923 Frick ammonia compressor mechanical
system, some associated piping, an associated counter-
1
flow chiller, and the next fourenerations of ammonia
g
1
compressors. This collection of equipment has the
potential to contribute to our understanding of mechanical
system development related to cold storage warehouses,
and all contained within a single building.
«'
B. NATIONAL REGISTER HISTORIC DISTRICT ELIGIBILITY
Northwest Vernacular staff evaluated the survey area for potential historic district eligibility
for listing to the National Register of Historic Places (NRHP). No criteria considerations were
applicable for the evaluation of the properties surveyed. Future research may yield information
making a property eligible under other criteria.
The potential historic district is recommended as eligible for NRHP listing as meeting the criteria A
and C.
National Park Service's, National Register Bulletin No. 15: How to Apply the National Register
Criteria for Evaluation establishes the following criteria for evaluation and criteria considerations.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 35
The quality of significance in American history, architecture, archeology, engineering, and
culture is present in districts, sites, buildings, structures, and objects that possess integrity
of location, design, setting, materials, workmanship, feeling, and association, and:
A. That are associated with events that have made a significant contribution to the broad
patterns of our history; or
The warehouses reflect an important historic trend in the development and
growth of the Yakima Valley fruit and produce industry as a statewide leader, their
connection with railroad and then truck transportation, and the growth of downtown
Yakima.
The warehouses reflect an important historic trend in the Yakima Valley's
development and growth of the fruit and produce industry into a statewide
leader in production, the expansion of Fruit Row to keep pace with increased
fruit and produce production levels, and they types of common and cold storage
warehouses used for packing and storage and their connection with statewide
railroad and then truck transportation systems.
The warehouses represent an important event or association through their
concentrated establishment along the railroad and the development and growth of
cold storage facilities in the Yakima Valley and as the largest concentration state-
wide.
The warehouses are associated with several key fruit packing companies and
individuals within the Yakima Valley important in the local and statewide history
and development of the fruit industry, and including J. M. Perry, the Yakima Fruit
and Cold Storage Company, Yakima County Horticultural Union, Pacific Fruit and
Produce Company, Prentice Packing and Cold Storage Company, W. E. Roche Fruit
Company, and Sundquist Fruit and Cold Storage Company.
B. That are associated with the lives of significant persons in our past; or
C. That embody the distinctive characteristics of a type, period, or method of construction,
or that represent the work of a master, or that possess high artistic values, or that
represent a significant and distinguishable entity whose components may lack individual
distinction; or
The collection of warehouses is an important example locally and statewide
of several distinctive periods of construction from the 1880s through 1960s.
Collectively, these warehouses illustrate the impact of the immense fruit and
produce production capacity of the Yakima Valley and the Northern Pacific Railroad
for shipping fruit and produce to national markets through their scale, concentration
along the railroad, and growth of cold storage warehouses.
The collection of warehouses is an important example locally and statewide of
several methods of construction including stone, brick, concrete and precast, as
well as, the progression of ammonia cooling systems related to cold storage. These
characteristics are embodied in the exterior characteristics of the warehouses and
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 36
the mechanical systems remaining in 201 North 1st Avenue.
At the statewide level, the collection of warehouses is the largest known grouping
within the central portion of the state that historically developed around the fruit
industry with common and cold storage warehouses constructed along railroad
lines to pack and store fruit for shipping.
D. That have yielded or may be likely to yield, information important in history or prehistory.
R:kyl:lWTI 01•7»1CO) 011aKA30,[
The potential historic district is recommended at the local and statewide level of significance.
The development reflects important aspects of the Yakima Valley and the City of Yakima's growth
following the establishment of the Northern Pacific Railroad through the 1960s.
State-wide the historic district stands out as a unique example of extant properties in terms
of demonstrating advances in common and cold storage warehouse construction, the shift
in transportation methods of packed fruit and produce from railroad to semi -truck and the
associated impact in design on warehouses and the district, periods of construction represented
(ca. 1898 to 1968), level of ongoing original uses, number of extant warehouses and their physical
concentration within a focused area; relationship with the downtown commercial core; and the
variety of building materials and systems retained from stone to precast concrete and 1923
ammonia compressors.
The recommended period of significance spans from 1898 to 1968, marked by construction of the
first extant warehouse and construction of the first pre -cast concrete warehouse within the survey
area designed by a Yakima company specializing in warehouse and cold storage design.
1'L1hdM] 7r 7
The area retains a high level of integrity, which each aspect discussed below.
• Location: boundaries that historically defined the historic district remain intact along with
the location of streets and the railroad right-of-way. The size and shape of the blocks and
rights-of-way remain intact.
• Design: the arrangement and hierarchy of streets and arrangement of blocks remain
intact. The spatial organization of the blocks around the railroad remains evident through
the streets and loading docks.
• Setting: the corridor character along North 1st Avenue and along the railroad right-of-way
remain in working common and cold storage warehouse use conveying a continuity of
historic use since the historic district was established.
• Materials: of the buildings, loading docks, and roadways remain. Stone, brick stucco, and
concrete all support a cohesive historic character to the historic district. Most buildings
retain key exterior materials related to their original construction.
• Workmanship: remains evident in the concrete, brick, and stone building exteriors, loading
docks, wood doors at loading doorways, and wood windows.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 37
Feeling: remains both along North 1st Avenue and along the railroad right of way east of
North 1st Avenue. The visual massing and continuity of the warehouses along with loading
docks and loading doorways remains.
Association: the warehouses continue to operate as common and cold storage
warehouses. The buildings convey the period when the historic district achieved
importance and continue to reflect functional design principles that shaped it.
CLASSIFYING CONTRIBUTING AND NONCONTRIBUTING RESOURCES
The following outlines the methodology utilized in assessing surveyed properties for potential
contributing and noncontributing status within the potential historic district. The following
table provides a count of contributing and non-contributing status level recommendations for
properties within the potential historic district.
STATUS
COUNT
Contributing
24
Non-contributing
2
The following provides an explanation of factors considered in assigning status levels.
Contributing:
• Built within the recommended period of significance, and,
Remain substantially intact. This means that alterations noted under plan, cladding,
windows, and other were intact to moderate, with up to one extensive level alteration.
Noncontributing:
• Built outside the recommended period of significance; or are,
Substantially altered. This means that at least two alterations noted under plan, cladding,
windows, and other were extensive.
C. YAKIMA REGISTER OF HISTORIC PLACES ELIGIBILITY
NWV staff evaluated surveyed properties for potential eligibility for listing to the Yakima Register
of Historic Places. Staff utilized the categories cited below.
Chapter 11.62.045 of the City of Yakima Municipal Code establishes the following categories for
evaluating local register eligibility.
Any building, structure, site, object, or district may be designated for inclusion in
the Yakima Register of Historic Places if it is significantly associated with the history,
architecture, archaeology, engineering, or cultural heritage of the community, if it has
integrity, is at least forty (40) years old, or is of lesser age and has exceptional importance,
and if it falls in at least one of the following categories
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 38
(1) Is associated with events that have made a significant contribution to the broad patterns
of national, state, or local history
(2) Embodies the distinctive architectural characteristics of a type, period, style, or method
of design or construction, or represents a significant and distinguishable entity whose
components may lack individual distinction.
(3) Is an outstanding work of a designer, builder, or architect who has made a substantial
contribution to the art.
(4) Exemplifies or reflects special elements of Yakima's cultural, special, economic, political,
aesthetic, engineering, or architectural history
(5) Is associated with the lives of persons significant in national, state, or local history
(6) Has yielded or may be likely to yield important archaeological information related to
history or prehistory
(7) Is a building or structure removed from its original location but which is significant
primarily for architectural value, or which is the only surviving structure significantly
associated with an historic person or event.
(8) Is a birthplace or grave of a historical figure of outstanding importance and is the only
surviving structure or site associated with that person.
(9) Is a cemetery which derives its primary significance from age, from distinctive design
features, or from association with historic events, or cultural patterns
(10) Is a creative and unique example of folk or vernacular architecture and design created
by persons not formally trained in the architectural or design professions, and which does
not fit into formal architectural or historical categories.
Of the properties surveyed, 13 appear to have enough integrity and distinctive architectural
character to be considered for YRHP listing. In general, any property recommended as appearing
potentially eligible for NRHP listing was also recommended as potentially YRHP eligible. Those
properties that are only recommended for consideration as YRHP eligible either lacked enough
distinctive architectural character or had slight alterations that diminished their NRHP eligibility
potential.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 39
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 40
YEAR
ADDRESS
BUILT,
DESCRIPTION
IMAGE
CA.
117 N 1st Ave
1910
Under categories 1 and 4, the property is significant for its
association with the Helliesen Lumber Company for their
operation from the building and role in supplying building
materials and agricultural implements supporting the
development of the city and agriculture within the Yakima
Valley.
son
2 W A ST
1923
Under category 1, the property is significant for itsd?��y''i`�
association with the Yakima County Horticultural Union, its
t
functional relationship with the warehouses at 29 and 27
North 1s' Avenue, and the role of truck in the shipping of
fruit and produce to and from the warehouses.
201 N 1st
1907
Under categories 1, 2, 4, and 5. Refer to the table for
Ave
individual NRHP eligibility recommendations for additional
detail.
202 N 1st
1925
Under categories 1, 2, and 5, this property is significant
Ave
for its use and development by the Prentice Packing
Company, and as a purpose-built cold storage warehouse.
i
205 N 1st
Ave
1911
Under categories 1, 2, and 5, this property is significant for
its development by the J. M. Perry Company,
use and and
and as a purpose-built cold storage warehouse.
i ave V.
213 N 1st
1923
Under categories 1, 2, and 5, this property is significant for
Ave
its use and development by the J. M. Perry and Company,
and as a purpose-built cold storage warehouse.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 40
YEAR
ADDRESS BUILT, DESCRIPTION IMAGE
CA.
215 N 1st 1910 Under category 2, this property is significant as a brick
Ave masonry common warehouse, and its subsequent role as a
fruit warehouse. a.
27 N 1st Ave 11927
29 N 1st Ave 11922
301 N 1st 1927
Ave
Under categories 1 and 2, this property is significant for its
association with the Yakima County Horticultural Union and
as a purpose-built brick cold storage warehouse.
Under categories 1 and 2, this property is significant for its
association with the Yakima County Horticultural Union and
as a purpose-built brick cold storage warehouse.
Under categories 1 and 2, this property is significant for its
association with the American Fruit Growers Inc. and as a
purpose-built concrete cold storage warehouse.
309 N 1st 1898 Under categories 1, 2, and 4 this property is significant
Ave for its association with the establishment of the Northern
Pacific Railroad, the first common warehouses constructed
along North 15' Avenue, its use as a common and then a
cold storage warehouse, and as a notable example within
the city of a stone warehouse.
311 N 1st Ave 1898 Under categories 1, 2, and 4 this property is significant
for its association with the establishment of the Northern
Pacific Railroad, the first common warehouses constructed
along North 15' Avenue, and its use as a common and then
a cold storage warehouse.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 41
am
ADDRESS BUILT, DESCRIPTION
CA.
313 N 1st 1898 Under categories 1, 2, and 4 this property is significant
Ave for its association with the establishment of the Northern
Pacific Railroad, the first common warehouses constructed
along North 15' Avenue, and its use as a common and then
a cold storage warehouse.
D. DEVELOPMENT TRENDS
IMAGE
The following identifies key local development trends influencing the retention of historic
properties within the survey area.
Maintaining active, income producing use of the buildings is essential for their retention.
Property owners have successfully adapted many of the building interiors to support
changing storage uses while retaining exterior integrity and some key interior features.
Water damage to interior framing from past cold storage use will be a significant issue for
several of the buildings. During the March 28, 2019 walk through, several locations were
identified where water has been soaking into the floor framing, saturating the sawdust
insulation and contributing to the deterioration of framing members.
E. RECOMMENDATIONS
Implementation of the following recommendations will support local comprehensive planning,
the purpose of the city's Historic Preservation Ordinance, and the 2014-2019 Washington State
Historic Preservation Plan goals.
Conduct outreach to property owners of properties recommended for NRHP eligibility to
ask if they are interested in pursuing National Register designation for a historic district.
This should include meetings or an informational letter clarifying what it means to be listed
to the National Register.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 42
Anderson, Oscar Edward, Jr. Refrigeration in Americo: A History of o New Technology and Its Im-
pact. Princeton University: New Jersey, 1972.
Artifacts Consulting, Inc. "Downtown Yakima Cultural Resource Survey." Prepared for the City of
Yakima. September 2006.
Becker, Paula. "Diamond Ice & Storage Company of Seattle Incorporates on November 25,1892."
HistorryLink.org the Free Online Encyclopedia of Washington State History. April 4, 2018,
https://www.historylink.org/File/20532. Accessed April 29, 2019.
"Building Permits for Last Month Total $132,685." Yakima Volley Progress. Vol I., No. 2. December
1919.
Central Washington State Archives Branch. Yakima County Treasurer and Assessor records includ-
ing CE339-4-0-1 Real Property Tax Assessment Rolls; CE339-1-0-16 Aerial Photographs;
CE339-1-0-4 Assessment Field Maps; CE339-1-0-5 Assessment Field Books; CE339-1-0-6
Assessor's Plats; CE339-1-0-11 Operating Property Record; CE339-1-0-17 Property Record
Cards; CE339-1-0-1 Real Property Tax Assessment Rolls; and, CE339-1-0-12 Right of Way
Maps.
City of Yakima Building Permit Records for buildings along North 1st Avenue. These included an
original drawing for the warehouses at 130-134 North 1st Avenue.
"Cold Storage Extends Season." Applelond News. November 1948.
"Cooperative Marketing, Big Factor in Handling Valley's Fruit." Yakima Volley Progress. Volume 3,
No. 9, July 1922.
Courtois, Shirley. "C.M. Holtzinger Fruit Company Building." National Register of Historic Places
Nomination. April 1988.
Department of Commerce. United States Census of Architecture 1925: Reports for States with Sta-
tistics for Counties and a Summary for the United States, Part II. Department of Commerce,
Bureau of the Census: Washington, D.C. 1925. http://usda.mannlib.cornell.edu/usda/AgCen-
suslmages/1925/01/46/1925-01-46.pdf.
Department of Commerce and Labor. Thirteenth Census of the United States Token in the Year
1910, Volume Vl, Agriculture, 1909 and 1910, Reports by States, with Statistics for Counties.
Department of Commerce and Labor, Bureau of the Census: Washington, D.C. 1913. http://
usda.mannlib.cornell.edu/usda/AgCensuslmages/1910/07/01/1834/41033898v7ch7.pdf.
"Desires a Correction." The Yakima Herold. October 3, 1906. via https://chroniclingamerica.loc.
gov/lccn/sn88085523/1906-10-03/ed-1/seq-7.pdf.
Edwards, G. Thomas. "'The Early Morning of Yakima's Day of Greatness': The Yakima County Agri-
cultural Boom of 1905-1911." The Pacific Northwest Quarterly 73, no. 2 (April 1982): 78-89.
"Fruit Growing in Yakima County." The Yakima Herold. July 3, 1907. https://chroniclingamerica.loc.
gov/lccn/sn88085523/1907-07-03/ed-1/seq-9.pdf
Healy, Don. "Yakama Nation History." Yokomo Notion. http://www.yakamanation-nsn.gov/history.
php. Accessed April 12, 2019.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 43
History of Yakima Volley, Washington Comprising Yakima, Kittitos and Benton Counties. Volume II.
The S. J. Clarke Publishing Company, 1919.
Oldham, Kit. "Northern Pacific reaches Yakima City, where it declines to build a station, on Decem-
ber 17,1884." HistoryLink.org the Free Encyclopedia of Washington State History. February
18, 2003. https://historylink.org/File/5237. Accessed March 28, 2019.
"Horticultural Union's Warehouse Dedicated." The Yakima Herold. July 25,1906: 2. https:Hchroni-
clingamerica.loc.gov/lccn/sn88085523/1911-08-16/ed-1/seq-3.pdf. .
Interview with Will Hollingberry, March 28, 2019.
JM Perry." The Yakima Herold. October 3,1910: 7. https:Hchroniclingamerica.loc.gov/Iccn/
sn88085523/1906-10-03/ed-1/seq-7.pdf.
Kershner, Jim. "Yakima — Thumbnail History." HistoryLink.org The Free Online Encyclopedia of
Washington State History. October 16, 2009. https://www.historylink.org/File/9187. Ac-
cessed April 23, 2019.
"Palletizing Provides New Materials, Handling Economies, Speeds Shipment," Appleland News,
June 1947, 20.
"Produce Row Gets O.W.R.&N." The Yakima Herold. August 16,1911: 3. Via https://chroniclingameri-
ca.loc.gov/lccn/sn88085523/1911-08-16/ed-1/seq-3.pdf.
R. L. Polk & Company, Inc. Polk's Yakima (Washington) City Directory. (R. L. Polk & Company, Inc.:
Seattle, 1911, 1928, 1931 through 1969).
Schotzko, R. Thomas and David Granatstein. "A Brief Look at the Washington Ap-
ple Industry: Past and Present." http://citeseerx.ist.psu.edu/viewdoc/download?-
doi=10.1.1.492.6148&rep=rept&type=pdf. Accessed April 12, 2019.
Strausz, R. W. "Palletized Warehouses." Applelond News. December 1947.
"Stored Fruit." The Yakima Herold. November 8,1911: 8. https://chroniclingamerica.loc.gov/Iccn/
sn88085523/1911-11-08/ed-1/seq-8.pdf
The Gillis Group with Kenneth L. Casavant. "Transportation Needs of Eastern Washington Fruit,
Vegetable and Hay Industries." Eastern Washington Intermodal Transportation Study Re-
search Report Number 7. March 1995. http://ses.wsu.edu/wp-content/uploads/2015/03/err7.
pdf. Accessed April 26, 2019.
U.S. Bureau of the Census. 1964 United States Census of Agriculture: Volume 1, Port 46. U.S.
Government Printing Office: Washington, D.C., 1964. http://usda.mannlib.cornell.edu/usda/
AgCensuslmages/1964/01/46/809/Table-13.pdf.
U.S. Geological Survey. Historic aerials, 1955, 1956, 1964, and 1974.
University of Washington Libraries, Special Collections. Accession No. 5154-001: Oregon -Wash-
ington Railroad and Navigation Company records, circa 1900-1918.
Van Lanen, Amanda L. "'We Have Grown Fine Fruit Whether We Would Or No': The History of the
Washington State Apple Industry, 1880-1930." PhD diss. Washington State University, 2009.
Washington State Department of Archaeology and Historic Preservation. Washington Information
System for Architectural and Archaeological Records Data. https://fortress.wa.gov/dahp/
wisaardp3/. Accessed March, 2019.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 44
Washington State Department of Natural Resources. Public Land Survey Office records, including
historic plats and station maps.
Washington State Department of Transportation. "A History of Highways & Transportation." 1993.
https://www.wsd ot.wa.gov/N R/rdon lyres/5AA959 D8-AD8A-43 FA-87AF-F7Cl C704C329/0/
WAHighwayHistory.pdf. Accessed April 26, 2019.
Whitnall, Rolfe. "Produce Row and Valley Storage Big Factor in Yakima's Prosperity." Yakima Volley
Progress. January 1925. Volume 6, No. 3, 5.
Yakima County Assessor's Office, Property Record Cards, "Parcel 181324-14407." Central Washing-
ton State Archives, CE339-1-0-17.
"Yakima Important Scenic and Agricultural Center." Yakima Volley Progress. January 1925. Volume
6, No. 3, 7.
Yakima Valley Museum. Maps, historic photographs, newspapers, and company records archives.
Yakima, Washington. Sanborn Fire Insurance Map, Sanborn Perris Map Co., 1920, 1924, 1950, and
1952.
Yakima, Washington. Station Map, Lands -Tracks and Structures, Oregon -Washington Railroad and
Navigation Company, ca. 1905, updated through 1993.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 45
MEMMITOP
The following maps were developed as part of this survey.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 46
Map 1. 1889 mop, note the growth in railroad tracks between this mop and the next. Survey
area outlined in red. Source: Manuscripts, Archives, and Special Collections, Washington State
University Libraries, Identifier wsu scOOl-495-1889-northyakima.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 47
-OVOL", -- -mardam". ' I I."""
This is an
flattened
detail of the
survey area
from the
map below
with north to
the right.
Map 3. 1889 view of North Yakima published by The Spike & Arnold Map Publishing Co.
Survey area outlined in red. Source: Yakima Valley Museum, Map Drawer.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 48
1 Survey area
Surveyed properties
L_]
Intensive level VNSAARDform completed
Not surveyed, built after 1969
Ca. 1905 Oregon -Washington Railroad
and Navigation Company station map.
Source: Washington State Depatnenu
of Natural Resources.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 49
/-
, ! ""A
Wi
09,4
i, fin Luther
91
811�
UQ N 1AA Ave
07N I
tg
ST
19 N
7
27 is
00
ye
1 Survey area
Surveyed properties
L_]
Intensive level VNSAARDform completed
Not surveyed, built after 1969
Ca. 1905 Oregon -Washington Railroad
and Navigation Company station map.
Source: Washington State Depatnenu
of Natural Resources.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 49
Map 5. 1955 Aerial Overlay.
Surveyed properties
L_]
Intensive level VNSAARDform completed
Not surveyed, built after 1969
1955 aerial.
Source: US Geological Survey.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 50
; Jig
1 Survey area
Surveyed properties
Intensive level WISAARD form completed
Not surveyed, built after 1969
1956 aerial.
Source: US Geological Survey.
nwVERNADAAR
11"I'l "11-1-1
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 51
Map 7 1964 Aerial Overlay.
Surveyed properties
L_]
Intensive level VNSAARDform completed
Not surveyed, built after 1969
1964 aerial.
Source: US Geological Survey.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 52
---- Survey area
Surveyed properties
Intensive level WISAARD form completed
Not surveyed, built after 1969
1974 aerial.
Source: US Geological Survey.
nw�,,"NADA A R
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular 53
Surveyed properties
intensive level VNSAARDform completed
Not surveyed, built after 1969
Yakima County tax parcels
�—| Survey area
nmxw�u�
�~" '111-1-1
Mop 9. Survey area and surveyed
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
0
1'
....................
W "D" Street
A
A
.
.... . ... .
W Cfncoin Ave
4411
0 12140:
*0
1'
0"100
A
A
.
.... . ... .
"A
'If
7711
AC
"J,
. . . . . . . . . . . . . . . . . . . . . . . . . . .
W Yakima Ave
Previous surveys (PropertylD label)
0 WISAARD previously surveyed properties
Yakima County tax parcels
Survey area
nw1,1� - JRNACL NAR
Map 10. Previous Surveys.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
j
. ....... MOW,
--- ------- 77-
I/N
"WE've'll ON/Efffiffliff
j/
rk
g ... . .......
AI
L
. . . . . . . . . . . . . . .
Al�
E
. . ..... .
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S
5
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W
M/
J,
je
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P", tu
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HIM
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r /fp
AUffiffils."wo/4",
g,
A A A
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7,
IN
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OP
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4
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7,77 7 W"I'*lk"ll
. ... . .... . //",
og Of /f//
Individual NRHP eligibility
recommendations
Yes
Surveyed building
1 Survey area
nw+�w
11"I'l
Map 11. Individual NRHP Eligibility Recommendations.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
a
--- ------------- ...
A
2/1 F/Iff /l
Ng
ff
AI
Orw
SA ME/
/
IV, "MI
1/0
3/
. . . . . . . . . . J il
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....... .. .
. . . .. . . .........
Al
ffiq
9,
W
JAN.
..........
'A
16-
A 4
......... .........
..........
0,
nor1 1,
'A
v
m
R/
V
01
Al
u'0
p"K/
X,'Q
po"/myI aPP4
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"ME ,
I Al
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Y
k% p,604,
Millllaill'
UZ
g
g,
?J
Ml?"
P"
_4�yr..Y_
VIL J,
W"I"YO
lam' P/
NRHP historic district status
recommendations
Contributing
Non-contributing
NRHP historic district boundary
recommendation
pwR NAC U � A R
Map 12. NRHP Historic District Eligibility Recommendations.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
M
WO
7P 'StMef�,
/A
A
R,
"Iffim(wom am"Miff
4
vo
R
AP/1 %/
A1
...... . ........... ,,f,',,f
A',
. . . . . . . . . .
W,
glfllm
Ilk"
Z/1
At,
01,
..............
ls, ,14
fffff
. .. .. . .. .
� ............. .
— ®R
N
N
16 ikGiiiiiiiii
AIN
"OK
P/
01
01
"A
1-W
FO
P
r
A
,,rk If
2,,7/,N
",k P"V
...... . .... A
n IN
jq
IN
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"c
r% N11➢Val�ll
32,
ff
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M
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/fi 1K
-- - -------- r ---- - -----
7 W a
m "o
Individual YRHP eligibility
recommendations
Yes
Surveyed property
1 Survey area
nw+�wr'"NA
11"I'l "11-1-1
Map 13. Individual YHP Eligibility Recommendations.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
58
............ W "W Street
t
2
e
IPA
W UncohiAve
Properties by City
development period
1885 to 1899
1900 to 1917
1918 to 1939
1940 to 1949
1950 to 1970
1971 to Present
Survey area
nwAR
Map 14. Development Periods.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
59
. . . . ... . . . . . . . . . . . . I
WIP
A/,*,,/T%
IF I'D 11 St,,et
Building structure by material
Brick
Concrete Block
Poured Concrete
Precast Concrete
Stone
1 Survey area
pwAR
Map 15. Building Structures by Material.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
0
Xu
ri
IN
iX
VX
11
X.
�k
41"
iM
Ave
WIP
A/,*,,/T%
IF I'D 11 St,,et
Building structure by material
Brick
Concrete Block
Poured Concrete
Precast Concrete
Stone
1 Survey area
pwAR
Map 15. Building Structures by Material.
Fruit Row Intensive Level Survey and Historic Context
Northwest Vernacular
0
City of Yakima Planning Commission
August 28, 2019
Congregate Living
M =.
Bellinc
jham:
"Boarding and rooming house" means a structure used for the purpose of providing lodging or
lodging and meals, for persons other than those under the "family" definition. This term includes
dormitories, cooperative housing and similar establishments but does not include hotels, motels,
-ttQ#'ic9,l cpre f9cilities or srort-term re-itpls. M
Permitted or Conditional Use depending on neighborhood overlay
1 parking space per bedroom
Kennewick.
18.09.260. - Boarding House.
Boarding House means an establishment with lodging for five or more persons where meals
are regularly prepared and served for compensation and where food is placed on the table
family style, without service or ordering of individual portions from a menu.
18.12.190. - Rooming Houses and Boarding Houses.
(1) A rooming house or boarding house must have at least one and one-half off-street
parking spaces for each individual unit bedroom.
(2) Only one sign not exceeding six square feet, indicating the name of the
establishment, and a one square foot sign indicating room for rent are permitted.
(3) Cooking and sanitary facilities for all rooming house and boarding houses must be in
accord with regulations of the Benton -Franklin District Health Department.
Permitted in Medium and High Density zones as a Review 2 (Conditional Use) and in the
Urban Mixed Use zone as a Review 1 (Staff Review)
Walla Walla:
"Boarding house (rooming house)" means a residential use where lodging with or without meals
is provided for compensation for at least two but not more than ten guests but which rooms,
separately or collectively, do not constitute separate dwelling units.
Permitted in residential districts only, either a Type 1 or 2 depending on zone.
Spokane:
Chaljpter 17C. 190 Use Category Descriptions
Article 11. Residential Categories
Section 17C. 193.100 Group Living
A. Characteristics.
Group Living is characterized by the residential occupancy of a structure by a group of
people who do not meet the definition of Residential Household Living. The size of the
group will be larger than the average size of a household. Tenancy is arranged on a
month-to-month basis, or for a longer period. Uses where tenancy may be arranged for a
shorter period are not considered residential. They are considered to be a form of
transient lodging (see the Retail Sales and Service and Community Service categories).
Generally, Group Living structures have a common eating area for residents. The
residents may or may not receive any combination of care, training or treatment, as long
as they also reside at the site.
B. Accessory Uses.
Accessory uses commonly found are recreational facilities, parking of autos for the
occupants and staff, and parking of vehicles for the facility.
C. Examples.
Examples include dormitories, communes, fraternities and sororities, monasteries and
convents, nursing and convalescent homes, assisted living facilities, confidential
shelters, congregate residences, residential care facility for adults or youth, and
alternative or post incarceration facilities.
D. Exceptions.
1. Residential structures occupied by persons with disabilities requiring reasonable
accommodations pursuant to the federal or state law are included in the
Residential Household Living category.
2. Lodging where tenancy may be arranged for periods less than one month is
considered a hotel or motel use and is classified in the Retail Sales and Service
category. However, in certain situations, lodging where tenancy may be arranged
for periods less than one month may be classified as a Community Service use
such as short-term housing or mass shelters.
3. Lodging where the residents meet the definition of "household," and where
tenancy is arranged on a month-to-month basis, or for a longer period is
classified as Residential Household Living.
4. Facilities for people who are under judicial detainment and are under the
supervision of detention/incarceration officers are included in the Detention
Facilities category.
2. Existing YMC Language
15.02.020 Definition:
"Boardinghouse" means an establishment providing both lodging and meals for not more
than ten persons residing in the facility on a permanent or semi-permanent basis.
15.04.030 Table of Permitted Land Uses:
SR
R-1
R-2
R-3
B-1
B-2
HB
SCC
LCC
AS
GC
CBD
RD
M-1
M-2
Boardinghouse (*)
3
3
3
3
3
1
2
3. 2018 Recommendation to Council
YMC § 15.02.020
"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.
YMC § 15.04.030, Table 4-1
YMC § 15.06.040, Table 6-1
Land Use
SR
R-1
R-2
R-3
B-1
B-2
HB
SCC
LCC
AS
GC
CBD
RD
M-1
M-2
Congregate Living Facility Up to
10
3
2
1
2
2
1
2
1
Congregate Living Facility 11+
1
1 3
1 2
1 3
1 3
1
1
1
1
1 2
1
1 2
YMC § 15.06.040, Table 6-1
Land Use
Parking Standard
Congregate Living Facility
1 space for every 2 beds.
R-3
Facilities designated as Temporary Worker
B-2
Housing may provide 1 space for every 10
SCC
beds
4. Current Draft
15.02.020 Definition:
i on ire ate Il.....iiviin If aciilliit "" means an estalblliisl��ir��ent iroviidiiin Ibotl�� Ilod iin and ir��eaIs or the
g...............g...........................................................g..............................................y....................................................................................................................................................................................I..............................................g.............................................................g..............0.............................................................................,.............................................
ablilllit for reslidents of the faclilllit to cook thelir own means for arsons reslidlin in the faclilllit on a
..... .............................................................................................................................................................................. ......Y......................................................................................................................................................... .............+.............................p................................................................................................g...................................................................................Y...................................
errrnanent or serrnliermanent basks. rNs definlitlion linclludes faclilllitlies corrnrrnonll known as
boardlin house or dorrrnlitorlies exce t that dorrrnlitorlies rovlided lin con unction wlith a ro Deed
g.............................................................................................................................................a......................................p.......................................................................................................................fl................................................................................................U....................................................................................................p...............p..................................
or exlistlin educatlionall faclilllit shallll be an accessor use to that faclilllit . Maxlinnur�n occu anc of
g..................................................................................................................... ......Y................................................................................................................................................................................................................................................................................................................................................................................... p..........................Y.................
SR
R-1
R-2
R-3
B-1
B-2
HB
SCC
LCC
AS
GC
CBD
RD
M-1
M-2
.. U.�.it.y.(*)
3
3
32..
3
3
1.2
2
YMC § 15.06.040, Table 6-1
Land Use Parking Standard
Congregate Living Facility 1 space for every 2 beds.