§ 17.05.020. Site design requirements and standards.
A. Table of Site Design Standards and Subdivision Requirements. The provisions of this chapter and requirements in Table 17.05.020 are 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 17.18.040. Except as limited by this title, any permitted use may be erected on any lot legally created prior to the adoption of 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 must 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 site design and development criteria other than the lot size requirements of Table 17.05.020 are met.
2. Zero lot line, common wall, or duplex residential development may be permitted on lots in the R-1, R-2, R-3, and R-4 districts, only if the conditions of subsection C of this section are met.
3. Multi-family development may be permitted in the R-3 and R-4 districts, only if the criteria of subsection C of this section are met.
4. 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 C of this section are met.
C.
Maximum Lot Coverage. Maximum lot coverage is the percentage of net land area of a site that can be covered with structures and other impervious surfaces. The maximum lot coverage in each district is shown in Table 17.05.020. In the R-1 and R-2 districts the maximum lot coverage by any combination of accessory building is limited to fifteen (15) percent of the lot area.
The intent in the R-1, R-2, R-3, and R-4 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. Structure setbacks are the minimum structure setbacks permitted in a particular zoning district with Class (1) review. In the residential districts, 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 an easement, unless written permission is obtained from the easement grantee. The use of an access easement by a structure shall only be allowed upon vacation/alteration of the easement in accordance with provisions established in Union Gap. The standard structure setback in each district is shown in Table 17.05.020.
E.
Maximum Building Height. 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 17.05.020.
F.
Setbacks, Residential Porches and Accessory Buildings:
1.
Special provisions for porches and patios:
a.
There is no front or rear setback for steps, terraces, platforms, and porches less than forty-two (42) inches high.
b.
An unenclosed covered porch or patio may extend to within ten (10) feet of the rear lot line.
2.
Special provisions for accessory buildings:
a.
There is a five-foot rear building and dripline setback.
b.
When the entire building is located within the rear thirty (30) feet of the lot and a five-foot open yard is maintained between the accessory structure and principal structure, the following provisions apply:
i.
There is no side setback, except along the flanking street of a corner lot.
ii.
An open breezeway may connect the principal and accessory structures, provided the breezeway is subject to a five-foot side yard setback.
iii.
When an accessory building has less than a five-foot rear and/or five-foot side yard setback, there shall be a five-foot open yard maintained between the accessory building and the principal structure. Provided that an open breezeway may connect the principal and accessory structure. The breezeway shall be subject to a five-foot side and rear yard setback.
G.
Fences, Walls and Hedges—Standard Height. In the residential districts, and as an accessory use to dwelling in any zone, the height of fences, walls and hedges as measured from grade is regulated as follows:
1.
Fences shall not exceed a height of six feet, except as follows:
a.
On the street side of the front setback line, no fence shall exceed a height of four feet.
b.
Along the flanking street of a corner lot, no fence shall exceed a height of four feet on the street side of the side setback line.
2.
Hedges are regulated as follows:
a.
Hedges shall not exceed a height of four feet in areas where the maximum height of fences is four feet.
b.
In areas where the maximum fence height is six feet, the height of a hedge is not regulated, provided that the hedge does not constitute a view-obscuring fence when in full vegetation as defined by Section 17.02.020.
3.
The following shall apply to fences and hedges on city right-of-way:
a.
In the R-1 and R-2 districts fences and hedges may be constructed on street right-of-way having a minimum width of eighty (80) feet; provided, they are located not more than ten (10) feet from the street side of the property line, and they shall not exceed a height of four feet, except as otherwise provided herein.
b.
Fences and hedges shall not be constructed on the street right-of-way when the right-of-way width is less than eighty (80) feet.
c.
Within five feet of the alley right-of-way, fences and hedges shall not exceed three feet in height within eighteen (18) feet of the edge of the street pavement.
d.
Fences shall be constructed in accordance with subsection 17.05.040(A), Vision clearance at intersections.
4.
Fence Height in the Commercial and Industrial Districts. In the commercial and industrial districts, a maximum eight foot high fence is permitted, except where abutting the side yard of a residential district with no intervening street or alley. In this case, the front yard fence shall comply with residential district requirements. In all cases, the vision clearance at intersections standards shall be maintained.
5.
Fence Permits.
a.
No fence shall be erected, moved, added to, or reconstructed without a permit therefor, issued by the building official.
b.
No permit shall be issued by the building official, except in conformity with the provisions of this title.
c.
Fence permits shall be subject to a Class (1) review.
H.
Access Required. All new developments shall have a minimum of twenty (20) feet of lot frontage upon a public road, or be served by an access easement at least twenty (20) feet in width. The purpose of this standard is to provide for vehicular access to all new development; provided, the construction of single-family and two-family dwellings on existing legally established lots are exempt from the requirements of this section.
I.
Standard Screen Height. The maximum permitted height of a screen is the standard screen height. A screen is a protective device for recreational purposes, designed to keep recreational equipment within or outside of a designated area. Such uses are typically associated with schools, parks, golf courses, swimming pools, ballfields, and playgrounds.
TABLE 17.05.020
SITE DEVELOPMENT STANDARDS
Single Family 1 Single Family 2 Multi-Family Corridor Multi-Family Commercial Regional Commercial Downtown Business Wholesale/ Warehouse Light-Industrial Public Building Planned Recreational Parks/Open Space R-1 R-2 R-3 R-4 C-1 C-2 CBD W/W L-I PBD PrC PkO Lot coverage by structures (see note 2) 50% 85% 90% 95% 100% 80% N/A Structural Setbacks (see note 3)
Arterial 20 feet (18 ½) 20 feet 40 feet 40 feet 40 feet - Local access 15 feet (13 ½) Private road 15 feet (13 ½) Front Private access easement 15 feet (13 ½) 10 feet 20 feet 0 20 feet 20 feet Arterial 10 feet (8 ½) 5 feet 5 feet 0 5 feet 5 feet Local access 8 feet (6) Private road 8 feet (6) Private access easement 8 feet (6) Property line 5 feet (3) 0
Side Residential district 5 feet (3) 15 feet
Property line 20 feet 15 feet 0 0 0 0 0 Rear Residential district 20 feet 15 feet
Maximum building height 35 feet 50 feet 60 feet N/A Minimum Lot Size
(see note 1)
Detached single-family 7000 6000 5000 5000 Detached zero lot line single-family 6500 5000 4000 4000 Attached single-family 7500 7000 5000 5000 Two-family dwelling 8500 7500 5000 5000 No minimum lot size 10,000 sq. ft. Multi-family dwelling See note 1. Non-residential use N/A 5000 No minimum lot size 10,000 sq. ft. Minimum Lot Width
Detached single-family 70 feet 60 feet 50 feet 50 feet Detached zero lot line single-family 65 feet 50 feet 40 feet 50 feet Attached single-family 75 feet 70 feet 50 feet 50 feet Two-family dwelling 85 feet 75 feet 50 feet 50 feet No minimum lot width
Multi-family dwelling See note 1. Non-residential use N/A 50 feet No minimum lot width Notes:
1. In the residential districts these minimum apply when the lots are served by a public water system and municipal sewer.
2. See Section 17.05.020.3 for lot coverage by accessory structures in the R-1 and R-2 districts.
3. See Section 17.05.020.6 for special setbacks of residential accessory structures.
4. Setbacks in parentheses are measured to the dripline of the structure.
(Ord. 2507 § 3, 2006; Ord. 2407 (part), 2004; Ord. 2274 § 1 (part), 2000)