Chapter 19.12
URBAN RESIDENTIAL DISTRICTS
Sections:
19.12.010 Suburban Residential and Single-Family Residential Districts (SR, R-1).
19.12.020 Two-Family and Multi-Family Residential Districts (R-2, R-3).
19.12.010 Suburban Residential and Single-Family Residential Districts (SR, R-1).
(1) Legislative Intent. The Suburban Residential (SR) and Single-Family Residential (R-1) districts are intended to facilitate development at targeted urban densities under the Comprehensive Plans, and provide for low-density, single-family residential development in areas designated by the Comprehensive Plan, depending on availability of infrastructure. Lower densities facilitate future subdivision at urban densities as infrastructure availability increases.
(a) Suburban Residential and Single-Family Residential Districts. These districts are further intended to:
(i) Facilitate coordinated and collaborative public infrastructure investment;
(ii) Prevent conversion of land to uses and densities that cannot be urbanized;
(iii) Require connection to public water and sewer systems;
(iv) Require full urban standards for developments within Urban Growth Areas;
(v) Locate low-density residential development, up to seven dwelling units per acre, in areas served by public water and sewer systems. In areas not served by public water or sewer, development on satellite utility systems will provide for an orderly, phased transition from rural to urban uses;
(vi) Maintain residential density permitted by zoning and limit density increases in the following areas:
(A) Areas where environmental constraints such as flooding exist, or where surface and groundwater quality make the land unsuitable for development to avoid potential health hazards, and
(B) Areas where public sewer and water will not be provided at the time of development, and the dwelling units have individual septic tanks.
(vii) Encourage residential cluster development prior to achieving maximum density, with a density of between four and seven dwelling units per acre on the developed portion sufficient to facilitate future urban development on adjacent sites, in areas with a public water supply and a community or regional public sewer system;
(b) Suburban Residential District. The purpose of the Suburban Residential (SR) district is further intended to provide areas for transitional uses as urban development expands, with a mixture of land uses and residential densities including small farms, scattered low-density residential development and clusters of higher-density residential development; and
(c) Single-Family Residential District. The purpose of the Single-Family Residential (R-1) district is further intended to protect single-family neighborhoods from encroachment by potentially incompatible non-residential land uses or impacts. Establish new residential neighborhoods and preserve existing residential neighborhoods for detached single-family dwellings free from other uses, except those which are compatible with and serve the residents of this district.
(2) Development Standards.
(a) New lots and structures and additions to structures subject to this Section shall comply with the standards for lots and building height, and setbacks in Tables 19.12.010-1 and 19.12.010-2, subject to Chapter 19.10 General Zoning Requirements and Section 19.35.020 Administrative Adjustments.
(b) Design of development proposals shall ensure that adequate setbacks, buffering of adjoining uses to allow appropriate infill development and sensitivity to physical features are achieved. Through review of the development, its surrounding designations and facilities, under the provisions of Chapter 19.34, particular emphasis shall be given to ensuring land divisions will facilitate future urban development, roads and other infrastructure and extension of utilities.
(c) Where the Reviewing Official authorizes development on systems other than area-wide public water and regional sewer, the development must provide for full urbanization of the property when urban utility services become available. An urban conversion plan may be required when development site does not meet a minimum average of four dwelling units per acre.
(d) Tracts created for drainage facilities, parks, open space, wetlands and buffers or utilities shall not be subject to minimum lot size requirements.
|
Water and Sewer Combinations Land Use |
Minimum Lot Area(1) (sq. ft.) |
Maximum Density (2) (Dwelling units per acre) |
Minimum Lot Width (feet) |
|---|---|---|---|
|
Sites with both Area-Wide Public Water supply and Regional Sewer System |
|||
|
Detached single-family dwelling |
7,000(3) |
7 units per acre |
50 |
|
Detached single-family dwelling, zero lot line (Section 19.18.510) |
4,000 |
7 units per acre |
50 |
|
Attached single-family dwelling (common wall) |
4,000 |
7 units per acre |
50 |
|
Two-family dwelling |
8,000 |
7 units per acre |
50 |
|
Permitted nonresidential uses |
10,000(4) |
None |
50 |
|
Sites with Public Water and Community or Regional Sewer |
|||
|
Detached single-family dwelling developed in accordance with Section 19.34.035 Cluster Developments |
7,000(3),(5) |
7 units per acre(5) |
50 |
|
Two-family dwelling developed in accordance with Section 19.34.035 Cluster Developments |
8,000 |
7 units per acre |
50 |
|
Permitted nonresidential uses |
10,000(4) |
None |
50 |
|
Sites without Public Water and Community or Regional Sewer |
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|
All permitted residential and nonresidential uses(6) |
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Notes:
(1) Minimum lot area for any type of water and sewer combination is subject to the following:
(a) Lot size may need to be increased to comply with Yakima Health District, Department of Health, Department of Ecology requirements, and/or other adopted regulations.
(b) Lot sizes shall be increased to accommodate specific uses, lot coverage, setbacks, access, landscaping (see Chapter 19.21) and other requirements as provided in this Title.
(c) The minimum lot size in the Greenway Overlay is one acre.
(d) The following uses may be permitted on newly approved lots of less than the minimum parcel size: Utilities, structures and uses including, but not limited to utility substations, pump stations, wells, watershed intake facilities, gas and water transmission lines and telecommunication facilities. Lots less than the minimum parcel size shall be reviewed for compatibility and must be designated as “non-buildable lot for utility purposes” by plat note, or by the equivalent deed or title restriction, if there is no plat. Standard lot width and setbacks shall apply.
(2) Maximum density shall be calculated based upon the gross area of the site.
(3) Density bonus: Minimum lot area may be reduced to 6,000 square feet, where:
(a) Allowed by the respective city or town’s single-family residential zone, except where park or recreational open space land is not reserved on plats three acres or larger in size, or payment in lieu of reservation is not made, under 19.34.060(7); or
(b) Critical areas are protected on part of the site by placing them entirely within a separate critical area tract or entirely on a portion of one developable parcel under the subdivision standards of the Critical Areas Ordinance or Shoreline Master Program.
(4) Minimum lot area for lots created for permitted nonresidential uses, other than those uses listed in this Table 19.12.010-1 Note 1(d) above, served by area-wide public water supply and regional or community sewer, shall not be less than 10,000 square feet in area.
(5) Refers to lots in the developed portion of the site only. The minimum values listed in the table are for lots created for detached, single-family dwellings served by a public water supply and a community on-site sewage disposal or regional sewer system in cluster developments on sites five acres or larger under Section 19.34.035.
(6) A detached, single-family dwelling that has legally existed since May 21, 1997 and is on a lot that is at least five acres in size and is served by an individual well and/or on-site sewage disposal system may be divided without connection to available utilities, provided the existing detached single-family dwelling and the vacant lot(s) created by the land division complies with this Section and Chapter 19.25. In such case the minimum lot size for the existing dwelling shall be 7,000 square feet, and the maximum size shall be no larger than necessary, considering setbacks, utilities, existing structures, access locations and similar features.
|
Subject |
Zone |
||||
|---|---|---|---|---|---|
|
SR |
R-1 |
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|
Maximum lot coverage Exception: Lot coverage shall be restricted to 45% where park or recreational open space land is not reserved on plats three acres or larger in size, under Subsection 19.34.060(7) |
60% |
60% |
|||
|
or less as required by Section 19.21.030 for sitescreening/landscaping |
|||||
|
Maximum building height – Additional restrictions may apply within the Airport Safety Overlay. See Section 19.17.030. |
35 feet |
35 feet |
|||
|
Minimum vision clearance triangle at intersections, railroads, curbcuts and driveways |
See Subsection 19.10.040(7) |
||||
|
Minimum setbacks(1) |
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|
Front and street side setbacks*(2) |
Designated classified road (arterial or collector)* |
25 feet from planned edge of right-of-way or easement |
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|
Roads with a right-of-way or vehicular access easement more than 60 feet in width |
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|
Turnaround or cul-de-sac |
|||||
|
Right-of-way or vehicular access easement 60 feet or less in width |
Local access or private road(4) |
Front |
45 feet from planned centerline |
||
|
Side |
40 feet from planned centerline |
||||
|
Private, shared driveway or alley (4) (see Chapter 19.23) |
Front |
10 feet from edge of right-of-way or easement |
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|
Side |
5 feet from edge of right-of-way or easement |
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|
Interior side setback* |
5 feet from property line(3) |
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|
Rear setback* |
Right-of-way or vehicular access easement |
Same as front setback |
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|
Adjoining lot |
15 feet from property line |
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|
Additional setback to accommodate required sitescreening |
See Section 19.21.030 |
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Notes:
* Dwellings and other especially sensitive land uses (ESLU) adjacent to designated resource lands and/or activities are subject to additional setbacks. (See Section 19.18.205).
(1) See Subsection 19.10.040(6)(b) for setback exceptions for temporary turnarounds, through lots, and specified residential accessory structures.
(2) When there is no right-of-way, the front setback shall be 20 feet from the front property line.
(3) The setback for dwellings approved in zero lot line developments is zero feet from one side property line not abutting a right-of-way.
(4) Gates restricting vehicular access and garage and carport entrances must be set back 20 feet from the edge of a right-of-way or easement other than an alley.
(Ord. 6-2017 § 2(C) (Exh. 1) (part), 2017: Ord. 8-2015 § 2 (Exh. 4) (part), 2015; Ord. 7-2013 § 1 (Exh. A) (part), 2015).
19.12.020 Two-Family and Multi-Family Residential Districts (R-2, R-3).
(1) Legislative Intent.
(a) Two-Family Residential District (R-2). The R-2 district is intended to establish buildings that are typically single-family dwellings, duplexes and other compatible uses in areas served by local access streets and collectors. The purpose of the two-family residential district is to:
(i) Establish and preserve residential neighborhoods for land uses compatible with the intent of this district;
(ii) Locate residential development with a maximum density of 12 dwelling units per acre for duplexes, and a maximum density of 18 dwelling units per acre for multi-family dwellings under Chapter 19.14, in areas receiving a full range of public services including area-wide public water supply, regional public sewer, and police and fire protection;
(iii) Provide for an orderly, phased transition from rural to urban uses within Urban Growth Areas;
(iv) Facilitate coordinated and collaborative public infrastructure investment;
(v) Prevent conversion of land in the R-2 district to uses/densities that cannot be urbanized;
(vi) Require connection to public water and sewer systems where available; and
(vii) Require full urban standards for developments within Urban Growth Areas, meeting the County’s minimum urban standards or the respective city’s standards, whichever are higher.
(b) Multi-Family Residential District (R-3). The R-3 district contains a variety of attached or clustered multi-family dwellings in close proximity to neighborhood shopping facilities. The R-3 district is intended to:
(i) Provide for and protect medium and high-density residential districts by excluding activities not compatible with residential uses;
(ii) Locate high-density residential development, more than 12 dwelling units per acre, in areas receiving the full range of urban services;
(iii) Locate high-density residential development near neighborhood shopping facilities;
(iv) Locate high-density residential development so traffic generated by the development does not pass through lower-density residential areas; and
(v) Require full urban standards for developments within Urban Growth Areas, meeting the County’s minimum urban standards or the respective city’s standards, whichever are higher.
(2) Development Standards.
(a) New lots and structures and additions to structures subject to this Section shall comply with the standards for lots and building height, and setbacks in Tables 19.12.020-1 and 19.12.020-2, subject to Chapter 19.10 and Section 19.35.020.
(b) Subdivision design shall ensure that adequate setbacks, buffering of adjoining uses and sensitivity to physical features are achieved. Particular emphasis shall be given to ensuring land divisions will facilitate future urban development and extension of utilities.
(c) Tracts created for drainage facilities, parks, open space, wetlands and buffers or utilities shall not be subject to minimum lot size requirements.
(d) In the R-2 district, where the Reviewing Official authorizes development on systems other than area-wide public water and regional sewer, as defined in Section 19.01.070, the development must provide for full urbanization of the property when urban utility services become available, as provided in Chapter 19.25.
(e) In the R-3 district, the following standards apply:
(i) Where multifamily dwellings are grouped on one lot, the minimum distance between two buildings at any point shall be at least ten feet, and consistent with YCC Title 13; and
(ii) A minimum of 200 square feet of outdoor living area, as defined in Section 19.01.070, shall be provided per dwelling unit.
|
Water and Sewer Combinations Land Use |
Zoning District |
Minimum Lot Area (1) (sq. ft.) |
Maximum Density (2) |
Minimum Lot Width (feet) |
|---|---|---|---|---|
|
Sites with Both Area-Wide Public Water Supply and Regional Public Sewer System |
||||
|
Detached single-family dwelling (where permitted) |
R-2, R-3 |
7,000 (3) |
7 units per acre |
50 |
|
Detached single-family dwelling, zero lot line (Section 19.18.510) |
R-2, R-3 |
3,500 |
12 units per acre |
50 |
|
Attached single-family dwelling (common wall) |
R-2, R-3 |
3,500 |
12 units per acre |
35 |
|
Detached two-family dwelling |
R-2, R-3 |
7,000 |
12 units per acre |
50 |
|
Multifamily dwellings and Master Planned Development – Residential |
R-2 |
1,750 per unit |
18 units per acre |
50 |
|
R-3 |
24 units per acre (4) |
50 |
||
|
Permitted nonresidential uses |
R-2 and R-3 |
10,000 (5) |
N/A |
50 |
|
Sites with Public Water and Community or Regional Sewer Combinations |
||||
|
Detached single-family dwelling or detached two-family dwelling |
R-2 |
7,000 (3),(6) |
7 to 11 units per acre (6) |
50 |
|
R-3 |
Not allowed |
|||
|
Permitted nonresidential uses |
R-2 and R-3 |
10,000 (5) |
N/A |
50 |
|
Sites without Public Water and Community or Regional Sewer |
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|
All permitted residential and nonresidential uses(7) |
R-2, R-3 |
|
|
|
Notes:
(1) Minimum lot area for types of water and sewer combinations other than individual systems is subject to the following:
(a) Lot size may need to be increased to comply with Yakima Health District, Department of Health, Department of Ecology requirements, and/or other adopted regulations.
(b) Lot sizes shall be increased to accommodate specific uses, lot coverage, setbacks, access, landscaping (see Chapter 19.21) and other requirements as provided in this Title.
(c) The minimum lot size in the Greenway Overlay is one acre.
(d) The following uses may be permitted on newly approved lots of less than the minimum parcel size: Utilities, structures and uses including but not limited to utility substations, pump stations, wells, watershed intake facilities, gas and water transmission lines and telecommunication facilities. Lots less than the minimum parcel size shall be reviewed for compatibility and must be designated as “non-buildable lot for utility purposes” by plat note, or by the equivalent deed or title restriction, if there is no plat. Standard lot width and setbacks shall apply.
(2) Maximum density shall be calculated based upon the gross area of the site, excluding existing and proposed standard public right-of-way.
(3) Minimum lot area may be reduced to 6,000 square feet, where allowed by the respective city or town’s single-family residential zone, and where critical areas are protected on part of the site by placing them entirely within a separate critical area tract or entirely on a portion of one developable parcel under the subdivision standards of the Critical Areas Ordinance or Shoreline Master Program. The critical areas may count as a portion of the required community open space area under this option.
(4) Subject to meeting all other applicable standards of this Title.
(5) Minimum lot area for lots created for permitted nonresidential uses, other than those uses listed in this Table 19.12.020-1 Note 1(d) above, served by public water supply and regional or community sewer, shall not be less than 10,000 square feet in area.
(6) Refers to lots in the developed portion of the site only. The minimum values listed in the table are for lots created for detached, single-family dwellings served by a public water supply and a community on-site sewage disposal or regional sewer system in cluster developments on sites five acres or larger under Section 19.34.035.
(7) A detached, single-family dwelling that has legally existed since May 21, 1997 on a lot at least five acres in size and is served by an individual well and/or on-site sewage disposal system may be divided without connection to available utilities provided the existing dwelling unit and the vacant lot(s) created by the land division complies with this Section and Chapter 19.25. In such case the minimum lot size for the existing dwelling shall be 7,000 square feet, and the maximum size shall be no larger than necessary, considering setbacks, utilities, existing structures, access locations and similar features.
|
Subject |
Zone |
||||
|---|---|---|---|---|---|
|
R-2 |
R-3 |
||||
|
Maximum lot coverage Lot coverage bonus: In the R-3 district, lot coverage up to 80% is allowed for development that dedicates at least 20% of the total lot area to landscaping, greenery and open space |
60% |
65% |
|||
|
or less as required by Section 19.21.030 for sitescreening/landscaping |
|||||
|
Maximum building height – Additional restrictions may apply within the Airport Safety Overlay. See Section 19.17.030. |
35 feet |
50 feet |
|||
|
Minimum vision clearance triangle at intersections, railroads, curbcuts and driveways |
See Subsection 19.10.040(7) |
||||
|
Minimum setbacks(1) |
|||||
|
Front and street side setbacks*(2) |
Designated classified road (arterial or collector)* |
25 feet from planned edge of right-of-way or easement |
|||
|
Roads with a right-of-way or vehicular access easement more than 60 feet in width |
|||||
|
Turnaround or cul-de-sac |
|||||
|
Right-of-way or vehicular access easement 60 feet or less in width |
Local access or private road(5) |
Front |
45 feet from planned centerline |
||
|
Side |
40 feet from planned centerline |
||||
|
Private, shared driveway or alley(5) (see Chapter 19.23) |
Front |
10 feet from planned edge of right-of-way or easement |
|||
|
Side |
5 feet from planned edge of right-of-way or easement |
||||
|
Interior side setback(3)* |
5 feet |
10 feet(4) |
|||
|
from property line |
|||||
|
Rear setback* |
Right-of-way or vehicular access easement |
Same as front setback(4) |
|||
|
Adjoining lot |
15 feet |
15 feet(4) |
|||
|
from property line |
|||||
|
* Dwellings and other especially sensitive land uses (ESLU) are subject to additional setbacks from designated resource lands and/or activities |
See Section 19.18.205 |
||||
|
Additional setback to conform to sitescreening requirements |
See Section 19.21.030 |
||||
Notes:
* References a definition in Section 19.01.070.
(1) See Subsection 19.10.040(6)(b) for setback exceptions for temporary turnarounds, through lots, and specified residential accessory structures.
(2) When there is no right-of-way, the front setback shall be 20 feet from the front property line.
(3) The setback for dwellings approved in zero lot line developments is zero feet from one side property line not abutting a right-of-way.
(4) The minimum side and rear setbacks in the R-3 zoning district shall be the setbacks in the table or one-half of the building height, whichever is greater, when adjacent to different residential zones (RT, SR, R-1, R-2). The minimum distance between two buildings at any point shall be at least ten feet where multifamily dwellings are grouped on one lot.
(5) Gates restricting vehicular access and garage and carport entrances must be set back 20 feet from the edge of a right-of-way or easement other than an alley.
(Ord. 6-2017 § 2(C) (Exh. 1) (part), 2017: Ord. 7-2013 § 1 (Exh. A) (part), 2015).