§ 17.03.030. District intent statements.

The district intent statements define the specific purpose of each district. They serve as a guide for determining the appropriate location of uses, help determine appropriate conditions for development, and help the reviewing official interpret the standards and provisions of this title.

A.

Single-Family 1 Residential District (R-1). The single-family 1 residential district is intended to:

1.

Establish and preserve residential neighborhoods for detached single-family dwellings, free from other uses except those which are compatible with and serve the residents of this district; and

2.

Locate low-density residential development, up to five and one-half dwelling units per net residential acre, in areas served by public water and sewer.

Detached single-family dwellings are the primary use in this district. The district is characterized by up to fifty (50) percent lot coverage; access to individual lots by local access streets; large front, rear, and side yard setbacks; and one and two story structures. The density in the district is generally five and one-half dwelling units per net residential acre, or less. Public water, sewer, and other urban services are generally available throughout the district. All new development should be served with paved streets with curbs, gutters, and sidewalks.

B.

Single-Family 2 Residential District (R-2). The purpose of the single-family 2 residential district is to:

1.

Establish and preserve residential neighborhoods, primarily for detached single-family dwellings, duplexes, and other uses compatible with the intent of this district; and

2.

Locate residential development, with densities up to seven dwelling units per net residential acre, in areas receiving a full range of public services including public water and sewer service, police, and fire protection.

The district is characterized by up to fifty (50) percent lot coverage, access via local access streets and collectors, one and two story buildings, some clustering of units, and large front, rear, and side yard setbacks. Typical uses in this district are single-family dwellings and duplexes. The densities in this district generally range up to seven dwelling units per net residential acre. All new development should be served with paved streets with curbs, gutters, and sidewalks.

C.

Multi-Family Residential District (R-3). The multi-family residential district is intended to:

1.

Establish and preserve high-density residential districts by excluding activities not compatible with residential uses; and

2.

Locate high-density residential development, up to twenty (20) dwelling units per net residential acre, in areas receiving the full range of urban services; and

3.

Locate high-density residential development near neighborhood shopping facilities; and

4.

Locate high-density residential development so that traffic generated by the development does not pass through lower-density residential areas.

The district contains a variety of attached or clustered multi-family dwellings. Paved roads, extending to the arterial, must serve the development. Direct access to arterial streets is to be allowed only when local access streets are not available. When unavoidable, access points to an arterial are to be limited, and when possible combined with adjacent properties. Densities exceeding twenty (20) units per net acre may be allowed on those occasions when the reviewing official finds that the location site plan of the project is such that the higher density would be compatible with neighboring land uses, the level of public services, and is consistent with the goals and objectives in the Union Gap comprehensive plan.

D.

Corridor Multi-Family Residential District (R-4). The corridor multi-family residential district is intended to:

1.

Provide for moderate density residential the development, of up to twelve (12) dwelling units per net acre along the corridors of heavily traveled arterials in areas receiving full urban services; and

2.

Provide a transition and buffer from heavily traveled arterials to areas of lower density residential development; and

3.

Allow for neighborhood-oriented commercial development that is pedestrian-oriented and can be integrated with the residential development, subject to public review.

Paved roads extending to the arterial must serve the development. Direct access to arterial streets is to be allowed only when local access streets are not available. When unavoidable, access points to an arterial are to be limited, and when possible combined with adjacent properties.

E.

Commercial District (C-1). The commercial district is intended to:

1.

Serve smaller scale commercial uses, of no more than ten thousand (10,000) square feet of building area intended to primarily serve the immediate neighborhood; and

2.

Provide a buffer between commercial clusters and residential neighborhoods; and

3.

To be located in areas receiving a full range of urban services and served by paved streets.

Uses allowed will include food service, professional office, retail hardware and home improvement, and other uses consistent with the intent of the district. Site screening requirements are established to soften the visual impact of large buildings and parking lots, and minimize potential nuisances from light, noise, and glare.

F.

Regional Commercial District (C-2). The purpose of the regional commercial district is to provide for larger scale uses that serve the community, region, and traveling public through the development of integrated commercial centers. Development must occur such that traffic congestion, visual, and other impacts on the community and the surrounding neighborhood are minimized.

G.

Development must be served by a full range of urban services with access by paved streets with curbs, gutters, and sidewalks.

1.

Provide areas for commercial activities, outside the central business district, that meet the retail shopping and service needs of the community; and

2.

Accommodate small-scale commercial uses which require high visibility and easy access to major arterials.

Uses in this district are characterized by small retail sales and service establishments.

H.

CBD Business District (CBD). The purpose of the CBD business district is to provide a diversity of commercial opportunities, civic facilities, recreation, employment, and residential opportunities. A variety of retail sales, businesses meetings, neighborhood and regional needs are allowed. Limited manufacturing opportunities, such as electronics assembly and printing plants, may be allowed subject to Class (2) or Class (3) review. Residential opportunities are limited to second floor apartments and townhouses, and residences for the owner or operator of the business establishment. Development must be served by a full range of urban services, with access by paved streets with curbs, gutters, and sidewalks.

I.

Wholesale/Warehouse District (W/W). The purpose of the wholesale/warehouse district is to provide for a combination of manufacturing, warehouse, and industrially-oriented commercial uses. Uses in this district must be adequately buffered from adjacent residential neighborhoods. Residential uses are limited to caretaker's dwellings of established businesses. Development must be served by a full range of urban services, with access by paved streets with curbs, gutters, and sidewalks.

J.

Light-Industrial District (L-I). The purpose of the L-I district is to provide areas for light industrial land uses including manufacturing, warehousing, and storage. Uses in this district must be adequately buffered from adjacent residential neighborhoods. Residential uses are limited to caretaker's dwellings of established businesses. Certain commercial uses may be allowed in the L-I district by Class (2) or Class (3) review. Processing or storage of hazardous materials shall be strictly controlled and permitted only as an incidental part of a permitted use. The siting and design of buildings must be of an industrial park character. Development must be served by full range of urban services, with access by paved streets with curbs, gutters, and sidewalks.

K.

Public Building District (PBD). The purpose of the public building district is to provide for and acknowledge areas devoted to public and institutional uses including schools, water and wastewater facilities, city buildings and parking lots, state and county buildings and parking lots, and other similar uses. Uses and facilities in this district must be adequately buffered from adjacent residential areas. Buildings and parking lots located near residential areas should be buffered by setbacks and landscaping. Development must be served by a full range of urban services, with access by paved streets with curbs, gutters, and sidewalks.

L.

Planned Recreational (PrC). The purpose of the planned recreational district is to allow primarily passive recreational uses to be supplemented by limited single family homes, small-scale multi-family or condominium dwellings, and retail uses accommodating innovation, creativity, and design flexibility that would not be possible by typical lot by lot development. Development in this category must provide for adequate amounts of open space; protect sensitive areas including streams, wetlands, floodplains and floodways; include pedestrian orientation; encourage creative site design and placement of structures; minimize traffic congestion; and avoid or minimize potential conflicts to adjacent land uses, including any agricultural activities.

M.

Parks Open Space (PkO). The parks open space classification is for areas devoted to public recreational facilities and parks, such as Ahtanum Youth Activities Park and Fullbright Park, trails and greenways, and other environmentally sensitive areas that have been preserved through a variety of open space programs.

N.

Airport Overlay District (ApO). In addition to the regulations of the principal use district, the airport overlay district includes provisions for:

1.

Preserving land adjacent to the Yakima Airport/McAllister Field for future commercial and industrial development; and

2.

Assuring that land uses locating near the airport are compatible with noise and other impacts from the airport operation; and

3.

That airspace surrounding the Yakima Airport/McAllister Field is protected in accordance with Federal Aviation Regulations (FAR) Part 77.

O.

Greenway Overlay District (GrD). The Yakima River greenway plan was adopted to preserve and maintain the Yakima River as a natural resource for all citizens to enjoy. In addition to the provisions of the principal use district, the greenway overlay district includes provisions for:

1.

Making the greenway more attractive and accessible to the public; and

2.

Assuring development conserves shoreline vegetation and controls erosion; and

3.

Implementing the Union Gap shoreline master program and the Yakima River regional greenway plan; and

4.

Limiting development to the activities which are particularly dependent on a location in the greenway; and

5.

Preserving and protecting the fragile natural resources and culturally significant features along the greenway; and

6.

Increasing public access to publicly owned areas of the greenway, where increased use is desirable; and

7.

Protecting public and private properties from the adverse effects of improper development in hazardous shoreline areas; and

8.

Giving preference to uses creating long-term, over short-term, benefits.

(Ord. 2525 (part), 2007; Ord. 2274 § 1 (part), 2000)