HomeMy WebLinkAbout06-23-2021 YPC Agenda Packet
DEPARTMENTOF COMMUNITY DEVELOPMENT
Joan Davenport, AICP, Director
Planning Division
Joseph Calhoun, Manager
nd
129 North Second Street, 2Floor, Yakima, WA 98901
www.yakimawa.gov/services/planning/planning-commission-meetings/
City of Yakima Planning Commission
ZOOM VIRTUAL MEETING
Wednesday, June 23, 2021
3:00 p.m. –5:00 p.m.
YPC MEMBERS:
Chair Jacob Liddicoat, Vice-Chair Lisa Wallace, Leanne Hughes-Mickel, Al Rose, Robert McCormick,
Philip Ostriem, and Mary Place
Council Liaison: Kay Funk (District 4)
CITY PLANNING STAFF:
Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development
Administrative Asst.), Joseph Calhoun (Planning Manager), Eric Crowell (Associate Planner),
Trevor Martin (Associate Planner), and Colleda Monick (Community Development Specialist),
Analilia Núñez (Planning Technician)
AGENDA
I.Call to Order
II.Roll Call
III.Staff Announcements
IV.Approval of Meeting Minutes of June 9, 2021
V.Housing Action Plan Implementation
VI.Comprehensive Plan Amendment Updates
VII.Other Business
VIII.Adjourn
Next Meeting: July 14, 2021
To listen/watch this virtual meeting, please register in advance with your name and email address:
https://cityofyakima.zoom.us/webinar/register/WN_PaTTHzRLTcO6kYaq9sO5rg
After registering, you will receive a confirmation email containing information and instructions for joining
the meeting. The meeting will also be recorded and posted on the Y-PAC website. Visit the Yakima
Planning Commission webpage for more information.
Country/Region NameThe United StatesThe United StatesThe United StatesThe United StatesThe United StatesThe United StatesThe United StatesThe United StatesThe United StatesThe United
States
3
717159596663647165
Time in Session (minutes)
6/23/2021 16:036/23/2021 16:036/23/2021 16:026/23/2021 16:036/23/2021 16:036/23/2021 16:036/23/2021 16:036/23/2021 16:036/23/2021 16:036/23/2021 15:04
Leave Time
6/23/2021 14:526/23/2021 14:536/23/2021 15:036/23/2021 15:046/23/2021 14:586/23/2021 15:006/23/2021 14:596/23/2021 14:526/23/2021 14:596/23/2021 15:02
Join Time
EmailAsk.Planning@yakimawa.govmichael.brown@yakimawa.govkay.funk@yakimawa.govjmayson@cwhba.orgplaceml@charter.netjake@3dyakima.comlisakwallace@hotmail.comaar7040@gmail.comleanne.mickel@me.comjmayson@
cwhba.org
06-23-2021 YPC Meeting Attendee Report
Last Nameof Yakima Planning DivisionBrown (YPAC)Funk (Council Liaison)Place (YPC)Liddicoat (YPC Chair)Wallace (YPC Vice-Chair)Rose (YPC)Hughes-Mickel (YPC)Mayson
First NameCityMichaelKayJakeMaysonMaryJacobLisaAlLeanneJake
User Name (Original Name)Joseph Calhoun - Planning (City of Yakima Planning Division)Michael Brown (YPAC)Kay Funk (Council Liaison)Jake MaysonMary Place (YPC)Jacob Liddicoat (YPC Chair)Lisa
Wallace (YPC Vice-Chair)Al Rose (YPC)Leanne Hughes-Mickel (YPC)Jake Mayson
AttendedYesYesYesYesYesYesYesYesYesYes
City of Yakima Planning Commission (YPC) Meeting Minutes
Virtual Meeting via Zoom
June 9, 2021
Call to Order
Vice-Chair Wallacecalled themeeting to order at3:00p.m.
Roll Call
YPC Members Present:Vice-chairLisa Wallace, Al Rose,Mary Place,Leanne Hughes-
Mickel,Rob McCormick
YPC Members Absent:Jacob Liddicoat; Phil Ostriem
Staff Present: Joseph Calhoun, Planning Manager
Council Liaison: Kay Funk, District 4
Others:
Staff Announcements–Planning Manager Joseph Calhoun announced the following:
Comp Plan/Rezone process –Notice of Complete Application has been issued for 6 of the 7
applications. Additional information on the last was received earlier in the day. A Type 2
Review was submitted for one of the applications, making it project specific.
SMP Comment period closed with no new comments. Final documents will be sent to DOE
for a Determination of Consistency.
May 26, 2021 Meeting Minutes–It was motioned by CommissionerPlaceand seconded by
Commissioner Roseto approve the meeting minutes ofMay 26, 2021as presented.The motion
carried unanimously.
Housing Action Plan Next Steps–Calhounidentified the strategies from the Housing Action
Plan (HAP) which the Planning Commission will have direct process consideration over. These
are strategies that wouldinvolve changes to the Zoning Ordinance, Subdivision Ordinance,
Comprehensive Plan and SEPA rules. These strategies include: 1) Update city regulations to
remove barriers to innovative housing types; 2) Create design standards for multifamily and
mixed-use development; 3) Improve permitting and environmental review process; 4) Revise
parking standards in key areas; 5) Consider fee waivers or deferrals for affordable housing; 6)
Address mobile home parks that are dilapidated; 7) Encourage micro-retail and flexible cultural
space design; 8) Incentivize senior housing; 9) Minimize barriers to development of housing
serving multiple populations; 10) Incentivize backyard cottages and cottage housing.Calhoun
discussed timing of amendments. If commissioner’s areaaware of any development types they
have seen in other areas of the state to let staff know so we can review those code sections.
Place asked about the impact of parking, specifically on-street and how parking interacts with
housing. Wallace asked aboutthe investment section, and how the incentivize strategies
anticipated higher investment where code change strategies had lower –if that has to do with lost
revenue –Calhoun stated that investment anticipation was primarily based upon how much it will
cost to go through the process, but in the case of strategies with incentives those could potentially
reduce fees that come in but the net effect could be a new project we wouldn’t have otherwise.
Place asked if we are working with the county on housing need–Calhoun stated that we work
with the County on these issues when plans are updated. For example, the County will be
reviewing Urban Growth Areas in 2022. Part of that review will be looking at growth targets and
what has been done since the 2040 plans (City and County) were adopted. Depending on those
-1-
growth number, UGAs and/or population projects may change. Place asked about reporting for
housing numbers –Calhoun stated that the current method tracks when a permit is issued. We
are working on updating those reports to show both permits issued and when those permits are
finaled to be able to show the timing between issuance and when a dwelling is ready to be
occupied. We will also be tracking size of units in three categories: studio and 1 bedroom, 2 and
3 bedroom, and 4+ bedroom. Hughes-Mickel asked about a joint City/County planning
commission meeting –staff will reach out to the County to see when that might be a possibility.
Strategy 1 –Update city regulations: Rose asked about Tiny Homes –can they be on individual
lots? Can they be on wheels/carriages? Calhoun stated that part of the review can look at
individual lots. Specific placement is determined by the building code, we can ask the Codes
Administration Manager to provide input on those specific sections. Rose asked about detached
housing –Calhoun stated that the easiest way to think about it is a stand-alone dwelling, whereas
a duplex, common-wall, or townhouses are attached.
Strategy 7 –Create design standards for multifamily and mixed-use development: Rose asked
about the language in the strategy about looking at infill. Calhoun stated that the intent would be
ensuring that infill development is compatible;so we could look at design standards to promote
compatibility with an existingneighborhood. Wallace asked if design standards were common-
place –Calhoun stated that it depends on the jurisdiction and standard; some cities have specific
standards like Leavenworth where other areas have use-related standards which may be
applicable in multiple areas.
Strategy 8 –Improve permitting and environmental review process: No discussion at this time
Strategy 14 –Revise parking standards in key areas: Rose asked about parking in residential
areas –Calhoun stated the standards for single family (2), duplex (4), and that multifamily is based
on number of units.Staff is already discussing different parking options such as a calculation
based on the number of bedrooms, housing use, or location of transit. Rose discussed the
importance of parking, issues with on-street parking, multiple vehicles, and limited drivability on
residential streets.
Strategy 16 –Consider fee waivers or deferrals for affordable housing: Place asked if fee waivers
would be detrimental to the Planning budget –Calhoun stated that it would depend on how many
applications came in and the waiver amount. This would only include City of Yakima fees, no
other entities. Rose brought up how sewer connection charges could be looked at for affordable
housing.
Strategy 22 –Address mobile home parks that are dilapidated: Rose asked if mobile home parks
have periodic inspections –Calhoun stated that he would look into that, L&I issues the permit for
the actual structure and the City issues the permit for placement. McCormick stated that most
mobile home parks have on-site managers who are essential to the task of maintaining standards.
Strategy 23 –Encourage micro-retail and flexible cultural space design: Rose asked about
neighborhood markets –Calhoun stated that such uses are permitted in areas like the downtown,
and we do have a zoning district for Historic Business but there are very few parcels zoned for
that. It could be challenging to add commercial to built-out residential areas.
Strategy 26 –Incentivize senior housing: Calhoun stated that this strategy could also look at the
MFTE area and possibly include use-based analysis.
-2-
Strategy 28 –Minimize barriers to development of housing serving multiplepopulations: No
discussion at this time
Strategy 32 –Incentive backyard cottages and cottage housing: Rose asked if this was similar to
ADUs –Calhoun stated that it is similar but could also include increased density and stand-alone
development. This type of use could allow for abbreviated review such as Type 2 as opposed to
review under the Planned Development chapter in the zoning ordinance. Place asked about lot
coverage –Calhoun listed the lot coverage requirements, which are in City Ordinance. Wallace
asked about the difference between ADU and Cottage Housing –Calhoun stated that an ADU is
only allowed on a lot with a single-family home. Cottage Housing could include clustered housing
on a lot without having to subdivide.
Additional discussion occurred looking at the area around the Racquet Lane Townhomes project.
Other Business–Calhoun stated that our consultant on the Housing Action Plan, BERK, is going
to be submitting an application to the WA State APA chapter for a Planning Excellence award,
specifically highlighting the outreach efforts of the HAP. A draft support letter was provided to the
commission before the meeting and was approved unanimously.
Adjourn–A motion to adjourn to June 23, 2021was passed with unanimous vote. This meeting
adjourned at approximately 4:37p.m.
Vice-Chair Wallace Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by:Joseph Calhoun, Planning Manager
-3-
City of Yakima Planning Commission
Housing Action Plan Implementation
Strategy 1
June23, 2021
1.HAP Strategy 1
2.Existing Code
3.Cottage Housing
4.YMC 15.27 Changes
1.HAP Strategy 1
1. Update city regulations to remove barriers to innovative housing
types.
LEADTIMELINEINVESTMENTEFFORTOBJECTIVES
AffordabilityHousing SupplyHomeownership
CityPartner$$$$
Older Adult OptionsStabilityAnti-Displacement
Description.
Most housing in the City of Yakima is single-family (65% of all housing
inventory) or multifamily of three or more units (22% of all housing inventory). Supporting
innovative housing types and arrangements will more fully meet the needs and
preferences of Yakima’s community members. For example, community engagement
revealed that many Yakima residents seek multigenerational, senior, and more
affordable housing opportunities that these types of innovative housing can facilitate.
Thereare a wide variety of housing types that help reduce housing costs and fit into a
small-town character. Each is definedbelow.
Exhibit 1.Housing Types
-
Examples of innovative housing types include:
Tiny homesare small dwelling units on a foundation or on a carriage with wheels
with between 150-400 square feet of habitable floor area. They are affordable
compared with traditional site-built homes. They may be located on their own lot,
serve as an accessory dwelling unit, or be located in a village arrangement in a
manufactured home or RV park. Their small size and cottage like nature make them
compatible in single-family areas on their own lot or as an accessory dwelling unit.
They may offer temporary or long-term housing for seasonal workers such as in a
manufactured home or RV park.
Senate Bill (SB) 5383, passed in May 2019, legally permitted tiny houses as permanent
dwellings in Washington State; as a result, the State Building Council adopted
International Residential Code standards that apply to tiny houses, effective in
November 2020. SB 5383 also expanded RCW 58.17.040(5) of the subdivision statute
to allow the creation of tiny house villages such as through a binding site plan and
stops cities from prohibiting tiny houses in manufactured/mobile home parks. House
Bill (HB) 1085, passed in 2018, also allows local jurisdictions to remove minimum unit
size limitations on detached houses.
Microhomesare small dwellings in a multifamily style. There are two types:
Congregate housing “sleeping rooms” are often in the 140-200 square-foot
range and may includeprivate bathrooms and kitchenettes. Shared facilities
include kitchens, gathering areas, and other common amenities for residents.
A small efficiency dwelling unit (SEDU) is a very small studio apartment including
a complete kitchen and bathroom. Typically, the units will be as small as 220
square feet of total floor space, as compared to 300 square feet for the smallest
typical conventional studio apartments.
Microhomes are more affordable apartment units, and could be located in
commercial, mixed-use, and high-density multifamily zones.
Modular homesare structures that are built offsite, then transported to a permanent
site. They differ from manufactured or mobile homes in that modular homes are
constructed to meet the same state, regional, or local building codes as site-built
1
homes, while manufactured homes adhere to national HUD code standards.
Co-op housingis a form of shared housing in which a cooperative corporation owns
housing, and residents own stock shares in the corporation and participate in
2
governance of the cooperative.Shared property, usually including a common
house, is part of what defines this type of housing. These spaces allow residents to
gather for shared meals, activities, and celebrations as well as the collaborative work
required to care for the spaces.
Multi-generational homesare designed to provide space for multiple generations
living together under one roof, with each generation benefiting from their own
separate space and privacy. The design of the home is similar to a single-family
residence in outward appearance with an interior layout designed around common
areas with separate spaces for the different family groups.
Other related dwelling unit types include cottages–acluster of small dwelling units,
generally less than 1,200 square feet,around a common open space–and zero-lot line
development, whichallows a zero or minimal setback normally required within a
particular zone thus promoting efficient use of buildable land.Zero-lot line development
is common with townhouse developments and may also be designed as an attached
single-family home.
The City of Yakima has made several changes recentlyto encouragethe above
housing types.Tiny houses onan individual lot are currently treated the same as a
regular single-family home. The City has also updated its definition of multifamily
development to include any residential use where three or more dwellings are on the
same lot. This can be 3+ tiny homes, a duplex and a tiny home, or other combinations.
A new manufactured home canbe placed anywhere a single-family home can
locate, consistent with state law. However, process and level of review for these
housing types can be improved. For example, to build a tiny home on a new smaller
1
HUD https://www.hud.gov/program_offices/housing/rmra/mhs/faqs.
2
University of Wisconsin Center for Cooperatives. http://reic.uwcc.wisc.edu/house/
single lot (smaller than the city’s current minimum lot size requirement of 6,000 SF) one
must go through a Planned Development process. Streamlining and simplifying the
review process for smaller housing types can further support encourage these housing
types.
Gaps Addressed.
Yakimaneeds to create housing units at a rate of 295 units annually
through 2040. Housing like tiny homes and modular housing is often less expensive to
develop than traditional, single-family homes. These cost savings could help encourage
and facilitate the development of more housing that can also be more attainable for
households with lower incomes. This housing is often also more suitable for small
households, for whom Yakima currently has a shortage of housing options. Cooperative
housing can provide a more affordable opportunity for homeownership than traditional
single-family homeownership. Yakima, like many communities in Washington, also has a
shortage of farmworker housing. Innovative housing types can provide farmworkers with
high-qualityhousing that meets local codes, but at a lower cost to developers.
Considerations.Additional options to encouragetiny homes, micro housing, cottage
homes, multigenerational homes and othersinclude:
Allowing for differentzoning/densityoptionsto incorporate the above-listed housing
types.
Density/massing and review process:
Consider allowing a higher number of units than typical for the zone, due to
smaller home size or where legacy pesticides are present.Some density increase
is essential because the units are smaller and usually more expensive to build on
a cost/square feet basis. Consider applying a maximum floor area ratio limit or
an across the board allowed density for tiny houses, for instance one tiny house
per 1,200 square foot of lotarea. Consider reduced development standards
such as lot coverage and setbacks for multi-generational homes.
Design elements. Provide design standards in a manner similar to cottage housing
clusters:
Consider providing design standards for both common open spaces and semi-
private open spaces for individual cottages.
Permit construction of a shared community building to provide a space for
gathering and sharing tools.
Play close attention to how parking can/should be integrated with tiny house
clusters.
Example Communities
Cohousing:Haystack Heights in Spokane is an intergenerational village that is close to
downtown with clustered townhouses and flats to maximize efficiency, interaction, and
green space. Designed to include 39 units spread out among four buildings, the
development includes spaces to share skills and facilities.
2.Existing Code
Table 4-1. Permitted Land Uses
R-R-R-B-B-M-M-
SR12312HBSCCLCCASGCCBDRD12
RESIDENTIAL
Accessory Uses (*)See YMC15.04.060
Detached Single-Family Dwelling (*)11113313333
Accessory Dwelling Unit (*) (See YMC15.09.045)221111111111
Existing or New Detached Single-Family Dwelling on Existing 111
Lots of 8,000 Square Feet or Less
Detached Single-Family Dwelling (zero lot line) (*) (See 22223313333
YMC15.09.040)
Attached Single-Family Dwelling, Common Wall(*)22113312222
Two-Family Dwelling (Duplex) (*)32112212212
Two-Family Dwelling (Duplex) (*) on Corner Lots in a New 11
Subdivision
Converted Dwelling (*)32111112211
Multifamily Development (*): 0—7 DU/NRA2112222222
8—12 DU/NRA212222222
13+ DU/NRA212222222
Mixed-Use Building1111111
Planned Development (*)See YMC15.28
Mobile Home Parks (*)222
Mobile Home (*) or Manufactured Homes (*)See YMC15.04.160
Retirement Homes (*)231311
Temporary Hardship Units (See YMC15.04.140)22222222222
2
-
M
3030
N/A
1
-
M
RD
100%
50
AS
greatest
GC
N/A
CBD
00
403040
50
90%
(G)
LCC
15.19.040
302020
and
85%
SCC
1015
15.05.020
2
-
B
Not Permitted
35
15.05.020
1
ZONING DISTRICTS
-
See YMC
B
or 1/2 building height, whichever is or 1/2 building height, whichever is greatest
80%
See YMC
HB
3
101550
-
R
2
15
-
R
6050455040
37.5032.50
1
55
-
35
60%
R
15
SR
,
1. Design Requirements and Standards
33
-
7
44
2
Table 5
2
2
2
2
2
22
6
ArterialsCollector ArterialsLocal AccessPrivate RoadPrivate Access EasementArterialsCollector ArterialsLocal AccessPrivate RoadPrivate Access EasementAlley, or Property LineResidential
DistrictAlley or Property LineResidential District
6
FRONTSIDEREARIn Required Front SetbacksBehind Required Front Setbacks
1
6
SITE DESIGN REQUIREMENTS AND STANDARDS
DEVELOPMENT ON EXISTING LOTS OR PARCELSLOT COVERAGESTANDARD STRUCTURE SETBACKS(in feet)MAXIMUM BUILDING HEIGHT (in feet)STANDARD FENCE HEIGHTSTANDARD SCREEN HEIGHT
2
-
M
60
Not
1
-
1/2 Acre
Permitted
M
RD
AS
None
GC
CBD
1
-
None
LCC
35 Where Permitted
10,000
SCC6,000 Where Permitted
2
-
B
1
-
B
5,000
Net Residential Acre
HB
See YMC Ch. 15.04, Table 4
3
-
R
35
50
3,5007,000
2
-
R
1
6,000
-
10,000
50
R
2. Subdivision Requirements
-
4,0008,000
60
Density May Not Exceed Maximum Number of Dwelling Units Permitted per
Zoning DistrictsSR
Table 5
(5)
(4)
Residential
Unit)
Line
—
Dwelling
(per Unit)
Family Dwelling
PD
-
S.F. Dwelling,
Common Wall
Detached S.F.
Wall Dwelling (per
Two
Multifamily Dwellings and
ALL Except Common
S.F. Dwelling, Zero Lot
Common Wall Dwelling
(in feet)
(2)
Permitted Nonresidential Uses
YMC Ch. 15.02
Residential Uses
See Definitions in
(3)
(in
feet)
square Standard Lot Width
Lot Size
Subdivision RequirementsMaximum Number of Dwelling Units Permitted per Net Residential AcreMinimum
15.02.020Definitions.
“Accessory dwelling unit (ADU)” means a structure meeting the purpose and requirements of
YMC15.09.045which is attached to a single-family home, or detached garage, or a stand-alone
structure with living facilities for one individual or family separate from the primary single-family.
“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 boardinghouses or
dormitories, except that dormitories provided in conjunction with a proposed or existing educational
facility shall be an accessory use to that facility.“Dwelling” means a structure or portion thereof
designed exclusively for residential purposes.
“Converted dwelling” means a structure which, due to interior alterations, has been modified to
increase the number of individual dwelling units. This definition does not apply to multifamily
structures constructed under the provisions of this title.
“Development, multifamily” means a structure or structures, or portion thereof, designed for
occupancy by three or more families living independently of each other and containing three or more
attached or detached dwelling units on a lot. Any combination of three-plus, duplex and detached
single-family dwellings that have a common driveway access on a single lot of record is considered
multifamily development.
“Dwelling, single-family” means a structure designed to contain a single dwelling unit. Single-family
dwellings are further classified by their nature of construction as follows:
1.Site-built: Constructed primarily at the occupancy site and permanently affixed to the
ground by a foundation.
2.Modular home: See “Modular home.”
3.Manufactured home: See “Manufactured home” and “Mobile home.”
“Dwelling, single-family attached” means two single-family dwellings that are attached, but with each
dwelling unit located entirely on its own lot. This definition does not include row houses or other
housing types with more than two attached single-family dwellings.
“Dwelling, single-family detached” means one dwelling unit located on one lot and not attached to
any other dwelling unit.
“Dwelling, two-family” means a structure designed exclusively for occupancy by two families living
independently of each other and containing two attached dwelling units on the same lot. This
definition includes the term “duplex.”
“Dwelling unit” means one or more rooms in a dwelling for the occupancy of one family and providing
complete and independent living facilities, including permanent provisions for living, sleeping,
cooking, eating and sanitation. “Dwelling unit” does not include recreational vehicles or mobile
homes.
15.09.040Zero lot line development.
A.Purpose. Zero lot line development for single-family dwellings may be permitted in order to:
promote efficient land use, permit a more energy-efficient arrangement of structures, protect
environmentally sensitive areas, or provide more usable private or community open space.
B.Review Required. Zero lot line development in subdivisions and short subdivisions approved
after the effective date of the ordinance codified in this section may be approved by a Type (2)
review. Zero lot line development may also be approved on lots created before the effective date by
a Type (3) review. A site plan meeting the requirements of YMC15.11.030or, as applicable,
YMC15.11.040, shall be prepared for all zero lot line development.
C.DevelopmentStandards. All zero lot line developments shall comply with the standards of
Tables 5-1 and 5-2, the provisions and the following requirements; provided, that where the
standards included herein conflict with the standards established in other sections, the standards
herein shall apply:
1.Dwelling Unit Setbacks.
a.Interior Side Yard Setback Standard. The dwelling unit may be placed on one interior
side property line (a zero setback). The setback standard from the other side property line
shall be ten feet. No structures except for patios, pools, fences, walls, and other similar
elements are permitted within the required setback area.
b.Rear Yard Setback Standard. The rear yard setback standard is ten feet.
c.Front and Street-Side Setback Standards. Front and street-side setback standards
shall be those shown on Table 5-1.
2.Accessory Building Setback. Accessory buildings and structures shall observe the setback
requirements for the main dwelling unit.
3.Maximum Lot Coverage. The total lot coverage on a lot shall not exceed the district
requirements established in Table 5-1.
4.Platting Requirements. Each dwelling shall be located on its own individual platted lot. The
plat shall show the zero lot lines and the related easements.
5.Openings Prohibited on the Zero Lot Line Side. In order to maintain privacy, there shall be
no windows, doors, air conditioning units, or any other type of openings in the wall along the
zero lot line, except when such a wall abuts permanent open spaces or a public or private
right-of-way.
6.Maintenance and Drainage Easements. A perpetual maintenance, eave overhang, and
drainage easement at least five feet wide shall be provided on the lot adjacent to the zero lot
line property line, which, with the exception of walls and/or fences, shall be kept clear of
structures. This easement shall be shown on the plat and incorporated into each deed
transferring title on the property. The wall shall be maintained in its original color and treatment
unless otherwise agreed to in writing by the two affected lot owners. Eaves, but no other part
of any structure, may protrude across a side lot line, and such protrusion shall not exceed
eighteen inches. Water runoff from the dwelling placed on the lot is limited tothe easement
area.
7.Common Open Space and Maintenance Facilities. Any common open space provided
shall comply with YMC15.09.030.
15.09.045Accessorydwelling units.
A.Purpose. The purpose of the accessory dwelling unit (ADU) provisions is to:
1.Provide property owners with an opportunity for extra income, companionship, and
security;
2.Better utilize existing infrastructure and community resources (sewer, water, roads, etc.);
3.Provide a housing type that allows flexibility to respond to changing needs and lifestyles;
4.Add to the supply of affordable dwelling units; and
5.Protect neighborhood character and stability by ensuringthat ADUs are compatible with
surrounding land uses.
B.Requirements. An accessory dwelling unit is a permitted use on all parcels containing a single-
family dwelling (See YMC15.04.030, Table 4-1, for level of review) subject to all of the following
conditions:
1.The accessory dwelling unit may be attached to the primary residence or attached to or
above a detached garage, or be its own stand-alone structure.
2.Off-street parking shall be provided as required in YMC Chapter15.06for both the ADU
and the primary residence located on the lot they are intended to serve.
3.The ADU’s floor area shall not exceed one thousand square feet.
4.The ADU’s exterior walls shall be designed so as to be similar in style, color, and building
materials to the primary detached dwelling.
5.An ADU attached tothe primary structure shall have the same building setbacks as the
primary structure. An ADU that is attached to, or built above, a detached garage or a stand-
alone structure shall have the same building setbacks as an accessory structure.
6.A parcel/lot shall contain no more than one single-family residence and one ADU.
7.ADUs shall not be allowed on parcels containing a duplex or multifamily dwelling, or a
commercial or industrial structure/use.
8.ADUs shall only be permitted on parcels/lots sized appropriately for a duplex per
YMC15.05.030, Table 5-2. ADUs proposed on lots smaller than the minimum lot size may be
approved after undergoing one additional level of review as shown in YMC15.04.030, Table 4-
1.
9.The primary residence and the ADU shall both be connected to public sewer and water.
a.If the ADU is attached to the primary dwelling unit, the two dwelling units shall share
a single sewer and water connection.
b.If the ADU is attached to, or located above, a detached garage, or is a stand-alone
structure, each unit may have its own sewer and water connection, with required meters,
or share the sewer and water connection with the primary dwelling unit consistent with
applicable code(s).
10.A lot containing an ADU shall not be subdivided, or otherwise segregated in ownership,
ina way that separates the ADU and the primary dwelling unit on different lots, except as
permitted under YMC Title14.
11.The site plan for the construction or conversion of an ADU shall indicate the ADU.
12.Any exterior stairs shall be placed in the rear or side yard.
13.A deed restriction, signed by the property owner and the city, shall be recorded with the
Yakima County auditor’s office providing notice to potential buyers of the ADU restrictions.
14.ADU’s uses as a short term rental shall also comply with YMC15.09.080and all other
applicable codes.
C.Enforcement. The city retains the right with reasonable notice to inspect the ADU for
compliance with the provisions of this section.
D.Elimination. The city retains the right with reasonable notice to withdraw occupancy approval if
any of the requirements under subsection B of this section are violated. In the event the city
withdraws occupancy, the property owner may:
1.If attached, merge the existing ADU to the single-family dwelling; or
2.If detached, use the building for an approved accessory use or remove the structure from
the premises.
3.Cottage Housing
What is Cottage Housing?
MRSC -Cottage Housing
Cottage housing is generally defined as a grouping of small, single family dwelling units
and developed with a coherent plan for the entire site. They
clustered around a common area
have gained popularity in recent years as a type of infill development on small sites within existing
developed areas.
The cottage units may have other shared amenities. The shared common area and coordinated
design may allow densities that are somewhat higher than typical in single-family
while minimizing impacts on adjacent residential areas. As a result, cottage housing
neighborhoods
can offer its owners a quality living experience that is less expensive than traditional single family
housing.
Cottage housing provides a degree of privacy and some of the benefits of single-family housing,
combined with the lower costand maintenance of attached housing. The clustered arrangement can
also contribute to a strong sense of community within the cottage housing site itself. Even so, its
departure from existing patterns and its higher density have generated neighborhood resistance in
some communities.
Case Study –Kirkland, WA
Kirkland, WA has regulations governing “Cottage, Carriage and Two/Three-Unit Homes” which is
highlighted by HUD -
Kirkland,Washington: Cottage Housing Ordinance | HUD USER
Kirkland Code:
KZC Chapter 113 –COTTAGE, CARRIAGE AND TWO/THREE-UNIT HOMES
(Not effective within the HoughtonCommunity Municipal Corporation)
(codepublishing.com)
113.15Housing Types Defined
The following definitions apply to the housing types allowed through the provisions in this
chapter:
unit containing 1,700 square feet or less
1.Cottage–A detached,single-family dwelling
ofgross floor area.
2.Carriage Unit–Asingle-family dwellingunit, not to exceed 800 square feet ingross floor
area, located above a garage structure in acottagehousing development.
3. Two/Three-Unit Home–A structure containing two (2)dwelling unitsor three
(3)dwelling units, designed to look like a detached single-family home.
113.20Applicable Use Zones
The housing types described in this chapter are allowed in single-family zonesas defined
in KZC 5.10.490,Low Density Zones(see KZC 113.25 for further standards regarding location of
these housing types).
113.25Development Chart for Cottages, Carriage Units and Two/Three-Unit Homes
Please refer to KZC113.30,113.35and113.40for additional requirements related to these standards.
CottageCarriageTwo/Three-Unit Home
1, 2
Max Unit Size1,700 square feet800 square feet located Maximum size of a two-or
above a garage structure three-unit home is
in acottagehousing determined by thefloor
developmentarea ratio(F.A.R.) in the
3
underlying zone
DensityTwo times the maximum number ofdetached dwelling unitsallowed in the
4, 5, 6, 7
underlying zone
MaxFloor Area
Equal to the base zoning allowance forsingle-family residences
8
Ratio(F.A.R.)
9
Development SizeMin. 2 unitsAllowed when included in No development size
Max. 24 unitsacottageproject; reviewed limitation
as part ofcottageproject
Maximum cluster: 12 units
Review ProcessNoneNone
MinimumLot SizeBeyond density restrictions, there is no required minimumlot sizefor lots created
throughthe subdivision process. (The number of allowed units on the subject
property is determined by the density provision of this chart.)
10
Parking RequirementsProvided a development is within one-half mile of transit service with 15-minute
headways during commute hours: 1 space per unit
Provided a development is more than one-half mile from transit service with 15-
minute headways during commute hours:
Units which are 1,000 square feet or less = 1 space per unit
Units which are over 1,000 square feet =1.5 spaces per unit
See KZC105.20for visitor parking
CottageCarriageTwo/Three-Unit Home
One attached ADU = no additional on-site space required
13, 14, 15
MinimumRequired Front: 20'Must be included in Front: 20'
Yards(from Side: 5'acottageprojectSide: 5'
exteriorproperty linesof Rear: 10'Rear: 10'
subject property)
Lot Coverage (allimpervious Equal to the base zoning Must be included in Equal to the base zoning
11
surfaces)allowance forsingle-family acottageprojectallowance forsingle-family
residencesresidences
Height
Dwelling UnitsEqual to the base zoning allowance forsingle-family residences
AccessoryStructuresOnestory, not to exceed 18' above A.B.E.
Tree RetentionThe tree retention plan standards contained in KZC95.30shall apply to
development approved under this chapter.
CommonOpen Space300 square feet per unit forcottagedevelopments containing 5 or more units and
not required forduplexes or triplexes.
Can be reduced to 200 square feet per unit if a permanent recreational/communal
feature, such as cooking facilities, play equipment or permanent outdoor furniture,
is provided.
Privateopen spaceis also encouraged (see KZC113.35).
Community BuildingsCommunity buildings are encouraged. See KZC113.30for further regulations.
12
Attached Covered PorchesEach unit must have a NAAttached covered porches
covered porch with a are encouraged as a
minimum area of 64 square design feature.
feet per unit and a
minimum dimension of 7'
on all sides.
Development OptionsSubdivision
Condominium
Rental or Ownership
CottageCarriageTwo/Three-Unit Home
Accessory Dwelling Allow attached ADUs as part of acottageor two-/three-unit home development
Units(ADUs)
4.YMC 15.27 Text Changes
Adding Cottage Housingto the Zoning Ordinance would require amendments to several sections,
along with a discussion on standards.
Amended Code Sections and Actions:
15.02.020 –Definitions:Add Definitions
Table 4-1–Permitted Land Uses: Addland use and level of review to necessary zones
YMC Ch. 15.09 -SpecialDevelopment Standards: Include new section for Cottage Housing
o
This could also be added to YMC Ch. 15.04
Development Standards:
Lot Size and Density
Unit SizeThresholds
Parking
Setbacks
Minimum/Maximum dwelling requirement
Open Space requirements