The purpose of this chapter is to establish certain basic development requirements. These are the minimum criteria that must be met to assure land use compatibility and promote the public health, safety, and welfare.

(Ord. 2274 § 1 (part), 2000)

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

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)

A.

Table of Subdivision Requirements. The provisions of this section and the requirements set forth in Table 17.05.020 are 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.

1.

The 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, mobile home park, multi-family development, or planned residential development. This standard is intended to:

a.

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

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, multi-family 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) × (the maximum number of dwelling units permitted per net residential acre).

Any fraction of dwelling units shall be rounded to the next whole number. Once approved under the provisions of this title, no subdivision, resubdivision, 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 17.05.020, 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 17.04.030. This higher density development shall be allowed only on those limited occasions when, after Class (3) review, the hearing examiner finds that the location and site plan of the project is such that the higher density would be compatible with neighboring land uses and the level of public services, and is consistent with the goals and objectives in the Union Gap 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 17.05.020;

b.

The existing structures meet the building area and setback requirements in Table 17.05.020; and

c.

No new dwelling units are built.

C.

Minimum Lot Size. Minimum lot size is the smallest lot size permitted in a particular zoning district when land is subdivided, short platted, resubdivided, or when lot lines are adjusted. No lot shall be created that is smaller than the applicable minimum lot size standard established in Table 17.05.020. In residential districts, this standard is intended to maintain the residential character of the area and will vary by dwelling type, the suitability of the land for development, and the type of water and sewer system. In areas where public sewer is not available, the Yakima health district may determine that a larger area is necessary for the safe installation of approved water supply and sewage disposal systems.

The smaller lot size for zero lot line, attached, and multi-family 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 lots created for zero lot line, attached, and multi-family 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 are 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. 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 along, and to control access to, rights-of-way.

E.

Concurrent Subdivision and Zoning Review Required. Any applicant for a long subdivision proposing 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. The planning commission shall hear such application concurrently with the subdivision application, using the procedures for Class (3) review.

(Ord. 2407 (part), 2004; Ord. 2274 § 1 (part), 2000)

A.

Intersections. All corner lots at street intersections or railroads shall maintain, for safety vision purposes, a vision clearance triangle as established in Union Gap Municipal Code Chapter 11.12.

B.

Driveway Curb Cuts. Driveway curb cuts apply only to the use or uses established under the terms of this title. A clear view triangle shall be maintained at all driveways and curb cuts for vision and safety purposes. One angle shall be formed by lines a and b which are adjacent to the street and driveway. The line adjacent to the street shall follow the curbline or improved travel way. The sides of the triangle (a and b) forming the corner angle shall be fifteen (15) 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 (10) feet above the centerline grade of the streets.

(Ord. 2407 (part), 2004; Ord. 2274 § 1 (part), 2000)

All new development shall dedicate, where necessary, street right-of-way in conformance with the standards in the subdivision ordinance and the arterial street plan adopted in the Union Gap comprehensive plan.

(Ord. 2274 § 1 (part), 2000)