Chapter 17.05
SITE DESIGN AND IMPROVEMENT STANDARDS

Sections:

17.05.010    Purpose.

17.05.020    Site design requirements and standards.

17.05.030    Creation of new lots--Subdivision requirements.

17.05.040    Vision clearance at intersections.

17.05.050    Street right-of-way dedication.

17.05.060    Administrative adjustment of certain basic development standards allowed.

17.05.010 Purpose.

The purpose of this chapter is to establish certain basic development requirements. These are minimum criteria which must be met to assure land use compatibility and promote the public health, safety and welfare. Some of these requirements are flexible and may be adjusted by the planning commission or city council under the provisions of Chapter 17.10. (Ord. 956(part), 1993)

17.05.020 Site design requirements and standards.

A. Table of Site Design Standards and Subdivision Requirements. The provisions of this chapter and the requirements in Table 5-1, Site Design Requirements and Standards, and Table 5-2, Subdivision Requirements, are hereby established for all development in the zoning districts indicated.

B. Development on Nonconforming Lots. Development on nonconforming lots is governed by this section and Section 17.19.040. Except as limited by this title, any permitted use may be erected on any lot legally created prior to the adoption of the ordinance codified in this title. Such development and structures are subject to the following additional provisions:

1. Detached single-family dwellings erected on nonconforming lots must meet the following criteria:

a. The setback dimensions of the structure conform to the regulations of this title.

b. The lot has at least twenty feet of frontage on, or a minimum twenty-foot-wide access easement to, a public or private road.

c. All other site design and development criteria other than the lot size requirements of Table 5-2 are met.

2. Zero lot line, common wall, or duplex development may be permitted on such lots in the R-2, R-3 and B-1 districts only if the conditions of subsection (B)(1) of this section are met.

3. Multifamily development may be permitted in the R-2, R-3, B-1, CBD and CBDS districts only if the criteria of subsection (B)(1) of this section are met.

4. Zero lot line, common wall, duplex or multifamily development are not allowed on such lots in the SR and R-1 zones unless such development is the replacement or reconstruction of a destroyed or damaged existing use.

5. Any permitted use or structure may be placed on a lot that is nonconforming as to width and/or lot area in the industrial and commercial districts but only if the criteria of subsection (B)(1) of this section are met.

C. Maximum lot coverage is the percentage of net land area of a site that can be covered with the structures and other impervious surfaces. The maximum lot coverage in each district is shown in Table 5-1.

In the SR and R-1 districts, this standard is intended to protect the open character of each district, and ensure that land is available to accommodate septic tanks and drainfields. The intent in the R-2 and R-3 districts is to provide areas for landscaping and recreation. Maximum lot coverage requirements in the commercial districts are intended to promote development consistent with the character of the district, protect setbacks, and provide the opportunity to integrate open space and landscaping plans into the design and placement of the structure and off-street parking.

D. Structure setbacks are the minimum structure setbacks permitted in a particular zoning district with Class (1) review. In the residential district, structure setbacks are intended to provide privacy, light, air and emergency access. Setbacks along easements and rights-of-way are intended to minimize the impacts from traffic on adjoining property owners. In the commercial districts, building setbacks provide visual clearance along streets and areas for site screening and landscaping. Structure setbacks are required in the industrial districts to provide fire protection, emergency access, and to reduce impacts on adjacent districts of lower intensity. No structure shall be built or located on or in a utility easement unless written permission is obtained from the easement grantee.

E. Setbacks for Residential Accessory Structures. The minimum setback for residential accessory structures in the residential districts shall be at least five feet from the side property line, five feet from the rear property line, and up to, but not within, the required front yard; provided, that the accessory structure(s) shall not encroach on a public easement and applicable street setbacks are observed. In the residential districts an accessory structure not requiring a building permit may be placed up to the side or rear property line if the structure will not encroach on a public easement and applicable street setbacks are observed.

F. Maximum building height is intended to maintain building heights compatible with the character and intent of the district. The maximum building height in each district is shown in Table 5-1.

G. Fences and Walls--Standard Height. The following provisions shall govern the location and height of fences and walls:

1. In the Front Yard. Fences and walls may be placed on or behind the property line. However, no solid or sight-obscuring fence or wall shall exceed thirty-six inches (three feet) in height within the required front yard setback area. In commercial and industrial districts, eight feet shall be the maximum height in the front yard behind the required setbacks. Chain link or open mesh fences shall not exceed forty-eight inches (four feet) from grade level in the front yard setback area.

2. In the Side Yard. Fences and walls may be placed on or behind the property line. However, no solid or sight-obscuring fence or wall shall exceed thirty-six inches (three feet) in height within the required side yard setback area from a street. In the residential districts, six feet shall be the maximum height for any fence behind the required street setback and in side yards not bordering a street. In the commercial and industrial districts, eight feet shall be the maximum height behind the required street and in side yards not bordering a street. Chain link or open mesh fences shall not exceed forty-eight inches (four feet) from grade level in the side yard setback area.

3. In the Rear Yard. Fences and walls may be placed on or behind the property line. In the residential districts, six feet is the maximum fence or wall height in the rear yard; provided, that when the rear yard abuts a designed arterial, the maximum height shall be eight feet. Eight feet is the maximum rear yard fence height in the commercial and industrial districts.

4. Within the Clear View Triangle. No fence, hedge or wall shall be placed in the clear view triangles established in Section 17.05.040.

5. Fences over Six Feet in Height. All fences over six feet in height shall meet the provisions of the International Building Code.

6. Fence Height in Combination with a Retaining Wall. No combination of a fence and retaining wall shall exceed a height of ten feet, measured from the lower elevation, except, existing retaining walls at the time of the passage of the ordinance codified in this title will be allowed a three-and-one-half-foot fence above the retaining wall.

H. Access Required. All new development shall have a minimum of twenty feet of lot frontage upon a public road or be served by an access easement at least twenty feet in width. The purpose of this standard is to provide vehicular access to all new development. Provided, the construction of single-family and two-family dwellings on existing legally established lots is exempt from the requirements of this section.

I. Door Openings. All dwellings shall have a front entry door which faces, or opens up to, the street on which the residence is addressed for tax and property identification purposes. Such front door shall open directly to the residence and not be part of an addition or improvement designed to avoid the requirements herein.

J. Development Requirements for Public Facilities Zone. Due to the unusual character and wide range of uses allowed in the PF zone, development restrictions may vary depending on the use proposed for the PF zone. Staff shall use the standards presented in Table 5-1, Site Design Requirements and Standards, as guidelines when reviewing projects. However, staff may deviate from these standards on a case-by-case basis as needed to meet the intent of the PF zone.

Table 5-1    Site Design Requirements and Standards 

			ZONING DISTRICTS
SITE DESIGN REQUIREMENTS AND STANDARDS			SR	R1	R2	R3	B1	HB	B2	SCC	LCC	CBD	CBDS	M1	M2	PF
DEVELOPMENT ON EXISTING LOTS OR PARCELS			SEE SECTIONS 17.05.020 AND 17.19.040
LOT COVERAGE			45%	45%	50%	80%	80%	80%	80%	85%	90%	100%	100%	100%	100%	80%
STANDARD STRUCTURE SETBACK (5)	FRONT	Arterials (2)	60 ft	60 ft	60 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft
		Collectors (2)	50 ft	50 ft	50 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft
		Local Access (2)	45 ft	45 ft	45 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft
		Private Road (2)	37.5 ft	37.5 ft	37.5 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	30 ft	30 ft	50 ft
		Minor Local Access (2)	37.5 ft	37.5 ft	37.5 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	50 ft	20 ft	20 ft	50 ft
		Private Access Easement (3)	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft
	SIDE	Arterials (2)	50 ft	50 ft	50 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft	40 ft
		Collectors (2)	40 ft	40 ft	40 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft
		Local Access (2)	40 ft	40 ft	40 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft
		Private Road (2)	32.5 ft	32.5 ft	32.5 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft
		Minor Local Access (2)	40 ft	40 ft	40 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	30 ft	20 ft	20 ft	30 ft
		Private Access Easement (3) or Property Line	5 ft	5 ft	5 ft	5 ft	5 ft	5 ft	0	0	0	0	0	0	0	5 ft
		Residential District (4)	5 ft	5 ft	5 ft	5 ft *	10 ft *	10 ft *	15 ft *	20 ft *	30 ft *	30 ft *	20 ft *	30 ft *	30 ft *	10 ft *
		Commercial/Industrial District (4)	N/A	N/A	N/A	N/A	5 ft	5 ft	10 ft	0	0	0	0	0	0	5 ft
	REAR (7)	Property Line	15 ft	20 ft	15 ft	15 ft	15 ft	15 ft	0	0	0	0	0	0	0	15 ft
		Residential District (4)	15 ft	20 ft	15 ft	15 ft *	15 ft *	15 ft *	15 ft *	20 ft *	30 ft *	30 ft *	20 ft *	30 ft *	30 ft *	15 ft *
MAXIMUM BUILDING HEIGHT			35 ft	35 ft	35 ft	50 ft	50 ft	35 ft	50 ft	35 ft	50 ft	N/A	50 ft	N/A	N/A	35 ft
STANDARD SCREEN HEIGHT		In Required Front Setback	**	**	**	**	**	**	**	**	**	**	**	**	**	**
		Behind Required Front Setback	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft
		In Required Side and Rear Yards	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft	15 ft

*    Or one-half the building height whichever is greatest

**    Not permitted

Standard Fence Heights--See Section 17.05.020(G)

NOTES:

1.    Reserved.

2.    Measured from the centerline of rights-of-way. When the rights-of-way exceed sixty feet in width, or in the case of cul-de-sacs, the minimum front yard setback in residential districts shall be twenty feet from the front property line and the minimum side yard setbacks in residential districts shall be ten feet from the side property abutting the right-of-way.

3.    Measured from the edge of the easement not within a dedicated right-of-way.

4.    Measured from the abutting residential district.

5.    Additional setbacks may be required to conform with site screening requirements in this title.

6.    Reserved.

7.    The rear setback from arterials, collectors, and local access streets shall be the same as front yard setback requirements from arterials, collectors and local access streets, provided, the required rear yard setbacks shall not be less than the required setbacks from the property line.

(Ord. 1224 §2(Exh. 1 §§8, 9), 2010:  Ord. 1183 §2(part), 2008; Ord. 956(part), 1993)

17.05.030 Creation of new lots--Subdivision requirements.

A. Table of Subdivision Requirements. The provisions of this section and the requirements set forth in Table 5-2, Subdivision Requirements, are hereby established for all subdivisions in the zoning districts indicated. In the case of conflict between the text and tables, the text shall govern.

B. Maximum number of dwelling units permitted per net residential acre is used to determine the maximum number of dwelling units permitted within a single subdivision, short subdivision, manufactured home park, multifamily development, or planned residential development.

1. This standard is intended to:

a. Assure that the residential densities in new subdivisions, multifamily developments, or planned residential developments are compatible with the existing or planned level of public services and the density of the zoning district; and

b. Permit the clustering of dwelling units (when clustering occurs, open space shall be provided in accordance with Section 17.09.030); and

c. Permit a variety of residential dwelling types within a development.

2. The following formula shall be used to determine the maximum number of dwelling units permitted for any particular subdivision, short subdivision, mobile home park, multifamily development or planned residential development:

THE MAXIMUM NUMBER OF UNITS PERMITTED ON A SITE = (the total site area in acres) - (the area of streets, rights-of-way and access easements in acres) x (the maximum number of dwelling units permitted per net residential acre).

Any fraction of dwelling units shall be rounded up to the next highest whole number. Once approved under the provisions of this title, no subdivision, re-subdivision, or short subdivision shall be further modified or divided in a manner that will raise the density of the subdivision beyond the maximum number of dwelling units permitted per net residential acre by Table 5-2; provided, that development exceeding the maximum number of dwelling units per net residential acre may be allowed in the R-1 and R-2 districts as a Class (3) use in accordance with Table 4-1. This higher density development shall be allowed only on those limited occasions when, after Class (3) review, the city council finds that the location and site plan of the project is such that the higher density would be compatible with the neighboring land uses and the level of public services, and is consistent with the goals and objectives in the Wapato urban area comprehensive plan.

3. The application of this provision shall not prohibit the subdivision of land already developed with more dwelling units than would be permitted by this section when:

a. The lots created meet the lot size and lot width requirements established in Table 5-2; and

b. The existing structures meet the building area and setback requirements in Table 5-1; and

c. No new dwelling units are built.

C. Minimum lot size is the smallest lot size permitted in a particular zoning district when land is subdivided, short platted, re-subdivided, or when lot lines are adjusted. No lot shall be created that is smaller than the applicable minimum lot size standard established in Table 5-2. In residential districts, this standard is intended to maintain the residential character of the area and will vary by dwelling type, the suitability of land for development, and the type of water and sewer system. Following are the minimum lot size requirements in the residential districts, except when the Yakima health district determines that a larger area is necessary for the safe installation of an approved water supply and sewage disposal system.

Situation	Required Minimum Lot Size
In the flood plain:	1 acre (provided the minimum lot size of the zoning districts shall apply, when, in the opinion of the reviewing official, the lot has a buildable area outside the overlay district and a plat restriction prohibits development on that portion of the lot within the overlay district)
Individual water system and sewer system:	1/2 acre
Public or community water system and an individual sewer system:	14,500 sq. ft.
Individual water system and the regional or an approved community sewer system:	9,600 sq. ft.
Public or community water system and the regional or an approved community sewer system:	See Table 5-2

The smaller lot size for zero lot line, attached and multifamily dwellings does not permit an increase in the maximum number of dwelling units per net residential acre established in subsection B of this section. Any lot created by zero lot line, attached and multifamily dwellings shall be so designated on the face of the plat or short plat.

In the local business district, the minimum lot size is intended to maintain the character of the district and provide adequate space for off-street parking and landscaping. The minimum lot size in the small and large convenience center districts and industrial districts is intended to accommodate the large uses permitted in these districts and maintain vacant land in relatively large parcels that can be easily assembled when development is proposed.

D. Standard lot width is the minimum lot width generally permitted in a particular zoning district. The intent of this standard is to prevent irregularly shaped lots, and to control access to rights-of-way.

E. Concurrent Subdivision and Zoning Review Required. Any application for a long subdivision which proposes a use or configuration of land or improvements which would require Class (2) or (3) review under this title shall, at or prior to the filing of such application, also file an application for such review under this title. Such application shall be heard by the city council concurrently with the subdivision application using the procedures for Class (3) review.

Table 5-2    Subdivision Requirements 

			ZONING DISTRICTS
SUBDIVISION REQUIREMENTS			SR	R1	R2	R3	B1	HB	B2	SCC	LCC	CBD	CBDS	M1	M2
MAXIMUM NUMBER OF DWELLING UNITS PERMITTED PER NET RESIDENTIAL ACRE			7	7 (1)	12 (1)	12+ (3)								N/A
M I N I M U M   L O T   S I Z E	RESIDENTIAL USES (by dwelling type--see definitions in Chapter 17.02)	Detached single-family dwellings (per unit)	7,000 sq. ft. (2)		6,000 sq. ft. (1)	5,000 sq. ft.		N/A
		Detached single-family dwellings (zero lot line)(per unit)	5,000 sq. ft. (2)		4,000 sq. ft.
		Attached single-family dwellings (common wall)(per unit)
		Two-family dwellings (duplex)	8,000 sq. ft. (2)		7,000 sq. ft.
		Multifamily dwellings and planned residential development	Density may not exceed the maximum number of dwelling units permitted per net residential acre
	PERMITTED NONRESIDENTIAL USES		10,000 sq. ft.				5,000 sq. ft.			20,000 sq. ft. (1)	1 acre	none		1/2 acre
Standard Lot Width (4)		All (except attached single-family dwellings)	75 ft. (5)	50 ft.				100 ft.				none	70 ft.	60 ft.
		Attached single-family dwellings (common wall)	75 ft. (5)	50 ft.	35 ft.		50 ft.	N/A

NOTES:

1.    Multifamily or planned residential development exceeding the maximum number of dwelling units per net residential acre may be allowed in R-1 and R-2 districts as a Class (3) use in accordance with Table 4-1 and the provisions of this title.

2.    In residential districts, the minimums apply when the lots are served by a public or community water system and either the municipal or approved community sewer system, in accordance with this title.

3.    The subdivision requirements in this table for the B-1 district shall also apply to multifamily and planned residential development permitted in the commercial districts.

4.    The lot width at the rear line of the required front yard shall not be less than fifty feet. Note:  this provision does not apply to CBD.

5.    The lot width shall be at least sixty feet in the SR district when lots are served by an approved public or community water and sewer system.

(Ord. 1224 §2(Exh. 1 §10), 2010; Ord. 1183 §2(part), 2008; Ord. 956(part), 1993)

17.05.040 Vision clearance at intersections.

A. All corner lots at unsignalized street intersections or railroads shall maintain, for safety vision purpose, a vision clearance triangle. The vision clearance triangle shall consist of the area bounded by the centerlines of the adjacent intersecting streets extending along the centerlines eighty feet from the point of intersection, and a straight line connecting said latter points; provided, that, when either of the intersecting streets has or will have eighty feet of right-of-way, the vision clearance triangle shall be the area bounded by the centerlines of the adjacent intersecting streets extending along the centerlines one hundred feet from the point of intersection, and a straight line connecting said latter points. Nothing within the vision clearance triangle shall be erected, placed, planted or allowed to grow in such a manner as to materially impede vision between the heights of two and one-half and ten feet above the centerline grades of intersecting streets (and/or railroads) or the future intersections of centerlines where improvements are programmed with the six-year road improvement program, on file in the Wapato city public works department.

B. Driveway Curb Cuts. A clear view triangle shall be maintained at all driveways and curb cuts for vision safety purposes. One angle shall be formed by lines A and B which are adjacent to the street and driveway. The sides of the triangle (A and B) forming the corner angle shall be fifteen feet in length. The third side of the triangle shall be a straight line connecting points C and D. No sign or associated landscaping shall be placed within this triangle so as to materially impede vision between the heights of two and one-half and ten feet above the centerline grade of the street.

17.05.050 Street right-of-way dedication.

All new development shall dedicate, where necessary, street right-of-way in conformance with the standards in the county/city subdivision ordinance and the arterial street plan adopted in the Wapato urban area comprehensive plan. (Ord. 956(part), 1993)

17.05.060 Administrative adjustment of certain basic development standards allowed.

Administrative adjustment of some of the basic development standards in this chapter is authorized under the zero lot line provisions of Chapter 17.09 and the provisions of Chapter 17.10. Except as allowed by those provisions, no reduction of these standards is permitted except pursuant to Chapter 17.21, Variances. (Ord. 956(part), 1993)