Promote the efficient utilization of public water, sewer and public transportation systems; and

Promote the provision of public services at the lowest possible cost to the general public.

The improper location of homes, farms and industry in a single area; and

The establishment of commercial areas along State highways and County arterials causing interference with traffic movement.

Official Zoning Map. The zoning districts established by this Title are defined as shown on the official zoning map for the unincorporated portions of Yakima County. The official zoning map, with all the explanatory material thereon, is adopted by reference and declared to be a part of this Title. Any adopted overlay shall be displayed on the zoning map as identified by the adopted ordinance.

Administrative Official Custodian. The official zoning map shall be in the Yakima County Planning Division in electronic form, and depicted in various formats and scales to the need. The Administrative Official shall be the custodian of the official zoning map.

Map Amendments. Each amendment to the official zoning map shall be identified by the adopted ordinance and the date of adoption. The official zoning map maintained by the County shall be the final authority as to the current zoning status of land.

District Boundary Changes. Any changes in the district boundaries established by this Title shall be made under this Title. The official zoning map shall be promptly changed after the amendment has been approved by the Board.

Unauthorized Changes. No changes of any kind shall be made on the official zoning map, except in conformance with the procedures of this Title or for technical correction of scrivener's errors by the Administrative Official. Any unauthorized change by any person shall be considered a violation of this Title and punishable under YCC Section 16B.11.050.

Updates to Official Zoning Map. If the official zoning map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes and additions, the Board may, by ordinance, adopt a new official zoning map that shall supersede the prior official zoning map. The new official zoning map may correct drafting or other errors or omissions in the prior official zoning map, but no such correction shall have the effect of amending the original zoning ordinance or any subsequent amendment.

When determining maximum standards for planning related calculations (including density, parking, setbacks, etc.), the final number in any calculation shall be rounded up to the nearest whole unit. If the required parking for a project were determined to be 15.37 spaces, 16 spaces would be required.

If two or more amounts must be added to figure a total, applicants shall add amounts accurate to two decimal places (hundredths) and round off only the total.

The calculation methods prescribed in this Section shall not apply to engineering related calculations (surveying information, stormwater calculations, road construction information, etc.).

Within an Urban Growth Area, lot area excludes street and alley rights-of-way, and street tracts, whether such rights-of-way or tracts are public or private.

Outside Urban Growth Areas, lot area includes on-site road easements, and one-half the width, or 30 feet, whichever is less, of abutting public rights-of-way for perimeter streets, excluding limited access state or interstate highways.

Driveways serving only an individual lot are included in lot area calculations in all zones.

Yards, Minimum Standards. Yards or lots created after the effective date of this Title shall meet at least the minimum requirements established by this Title and shall not be smaller than the minimum standards established in Chapters 19.10 through 19.18. The lot size, width, depth, shape and orientation shall be in accordance with the applicable zoning laws.

Shared Improvements. No part of a yard, other open space, off-street parking or loading space required in connection with any development for the purpose of complying with this Title, shall be included as part of a yard, open space, off-street parking or loading space similarly required for any other development, except as allowed by Section 19.21.030 for consolidated perimeter plantings and Section 19.22.050 for shared parking areas.

Existing Yards and Lots. No yard or lot existing at the time of the adoption of this Title shall be reduced in dimension or area below the minimum requirements in this Title.

Steep Yards. If the elevation of a lot rises or falls more than four feet in the first 20 feet measured from the front lot line, the following provision shall apply: The required depth of the front yard shall be equal to the horizontal distance measured from the front lot line to where the average lot profile line intersects a horizontal line four feet above or below the front lot line, as determined by the Building Official, or as recommended by a geotechnical engineer's study. See Figure 19.10.040-1, below.

Setbacks. Chapters 19.11 through 19.18 list standard minimum setbacks for buildings or other structures and uses. Exceptions to certain setbacks are listed in Subsection 19.10.040(6)(b) below.

Exceptions to Setback Requirements. The exceptions below do not apply to development envelopes for determining a buildable area or to landscape buffers.

Access Easements and Right-of-way. No building, fence or structure, other than a gate permitted by the easement owner, shall be located within or encroach on any public or private access easement or road right-of-way.

Other Easements. The applicant shall provide the easement grantee or owner's written permission with the primary permit application for any structure proposed to be built or located on or in an easement other than an access easement.

Intersections. All corner lots at controlled or uncontrolled public or private street intersections or railroads shall maintain for safety vision purposes a triangular area; one angle of the triangle shall be formed by the planned right-of-way edges adjacent to the street or railroad, under the planned right-of-way width required for the functional classification of the road, listed in Chapter 19.23. The sides of such triangle forming the corner angle shall be 30 feet in length measured along the sides of the aforementioned angle, as illustrated below. The third side of the triangle shall be a straight line connecting the last two mentioned points. Within the area comprising the triangle nothing 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. Landscaping meeting the height limits of this Section is encouraged within the vision clearance triangle. The Administrative Official may consider the landscaped triangle area as part of any landscape requirement if planted and continuously maintained by the property owner. The County Engineer may enforce the landscaping requirements and may require a larger area to be reserved for vision clearance at road intersections and railroad crossing where necessary to provide vision clearance.

Driveways, Curbcuts and Alleys. This Subsection applies only to uses established under this Title. A vision clearance triangle shall be maintained at all driveways and curbcuts, and the intersection of an alley with a public street for vision and safety purposes. The vision clearance triangle shall measure 15 feet along the perpendicular street curb lines or pavement edge, or travel lane of the public street and 15 feet along the driveway or alley, as illustrated below. The third side of the triangle shall be a straight line connecting the 15 foot sides described above. 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 streets.

Maximum Building Height Determined by Zoning District. The maximum building height is intended to maintain building and structure heights compatible with the character and intent of the district. The height of buildings is measured in the manner defined in Section 19.01.070. The height of other structures not containing a roof is the vertical distance from the base of the structure to its highest point. Chapters 19.11 through 19.18 list the maximum building and structure heights.

Exceptions. Height limitations shall generally not apply to accessory projections located at least 20 feet from any adjoining lot line and that are not intended for human occupancy or storage, such as steeples or spires on places of religious assembly, elevator shaft housings, heating/cooling or mechanical systems, water towers, chimneys, belfries, cupolas, domes, smoke-stacks, flagpoles, asphalt/concrete batch plants, grain elevators, cooling towers, solar energy systems, monuments, fire house towers, elevator shafts, or outdoor theater screens, except as limited within the Airport Safety Overlay, by Section 19.18.490 Towers, by a condition of permit approval or by the Shoreline Master Program.

Fence and Wall Height. The following provisions shall govern the location and height of fences and walls, to allow access to properties by utility employees and emergency response personnel and to maintain good appearance of residential areas and visual access along residential streets and between lots:

Recreational Screens. The height, materials and need for recreational screens, defined in Section 19.01.070, shall be evaluated by the Reviewing Official under Type 1 review when proposed based on the need, safety requirements, purpose of the applicable district, and relationship to residential and commercial properties and streets.

YCC Chapter 12.10;

The environmental review process established by RCW 43.21C and YCC Chapter 16.04; or

The requirements of the Washington Department of Ecology.

Forest Watershed District. The Forest Watershed (FW) district is intended to accommodate principal uses and activities oriented toward protecting the watershed area and to accommodate limited rural residential housing, recreational development, and rural and tourist commercial activities, minimizing costs associated with providing them public services. The FW district's specific intents conserve forest resource lands of long-term commercial significance through implementation of the Comprehensive Plan, reduce the possibility of soil erosion, reduce hazards from floods and fire, and protect the scenic values of State Route (SR) 410, a National Scenic Highway, and SR 12 through Type 2 or 3 review of commercial project permits.

Agriculture District. The purpose of the Agriculture (AG) district is to preserve and maintain areas for the continued practice of agriculture by limiting the creation of small lots, permitting only those new uses that are compatible with agricultural activities, protection of agricultural lands of long-term commercial significance, and providing measures to notify and separate especially sensitive land uses from customary and innovative agricultural land management practices. The AG district implements the Comprehensive Plan that calls for the preservation of agricultural lands.

New Small Lots Around Existing Residences. Lots in the AG zoning district that are greater than three acres may be subdivided to create one small lot around an existing residence; provided it has been at least 15 years since the lot was last divided, and it has contained a lawfully existing residence for at least the last five years, subject to the following:

Multiple Dwellings. A lot that has contained more than one lawfully established, habitable dwelling, as defined in YCC Title 13, since before October 1, 1974 may be divided to separate each such dwelling onto an individual lot, subject to the criteria of Subsection 19.11.010(3) and all other applicable requirements.

Special Exception Lots. In addition to the small lot provisions of Subsections (a) and (b), Comprehensive Plan Policy provides that one or more special exception lot may be granted under short plat review in those limited situations when the total project site is greater than three acres, contains land unusable for agricultural purposes and establishment of a residence on that land will not adversely impact agricultural activities on the balance of the property or on adjoining and nearby AG-zoned lands, according to the following review criteria.

Larger Lot Size Authorized. The Reviewing Official may authorize a larger lot size, subject to Type 1 review and recording of a covenant precluding further division of the subject lot while designated for agricultural use by the adopted Yakima County Comprehensive Plan maintaining the minimum adjustment necessary to accommodate the proposed use, when the applicant submits evidence or information that documents one or more of the following:

Provide for development and utilization of deposits of sand, gravel, aggregate, rock, clay, soil, and other earth resource materials.

Provide for the protection and utilization of these resources in a manner that does not conflict with other land uses and safeguards the environment.

Assure economy in handling and transportation costs by locating removal, processing, and storage activities in as close proximity to the point of end use as feasible.

Provide operation standards that will enable the industry to operate with public confidence that environmental protection measures are being met.

Ensure that mining site/operations are conducted consistent with the public health, safety, and welfare.

Establish a level of certainty for the mining industry by maintaining at least a ten year inventory of zoned areas where a full array of mineral extractions, processing and manufacturing activities is allowed.

All operations on lands that are zoned MIN must conform to the standards of Section 19.18.310.

New lots subject to this Section shall be of sufficient width and area to demonstrate the following:

New structures and additions to structures subject to this Section shall comply with the standards for lots, building height, and setbacks in Table 19.11.020-1, subject to Chapter 19.10 and Sections 19.18.310 and 19.35.020.

The Remote/Extremely Limited Development Potential (R/ELDP-40) zoning district is intended to recognize areas and allow development consistent with service availability and environmental constraints in remote areas and other places with extremely limited development potential.

The Rural-10/5 (R-10/5) zoning district is intended to maintain rural character and provide density incentives to encourage development where fire protection services and access to roads with a paved or other hard surface are available.

The Rural Transitional (RT) zoning district is intended to provide for rural development in areas near Urban Growth Area boundaries to encourage clustering, minimize public expenditures, and coordinate land uses with public infrastructure investment.

Lot size and density in Rural-10/5 district may vary depending on water availability, soil suitability for septic systems, access conditions and proximity to fire stations in each area as follows:

The acreage of a lot in the RT or R-10/5 that is less than the minimum lot area listed in Table 19.11.030-1 New Lot Requirements and has existed since May 21, 1997 may be multiplied by a factor of 1.15 to determine whether it qualifies for a division or cluster development consistent with the minimum lot sizes of these districts. This Subsection should allow a division on marginally non-qualifying parcels, but shall not allow the combined area of two or more lots to be used to result in more than one additional division.

The lot size and density calculations shall be based on the size of the lot as it existed on May 21, 1997 (i.e., the effective date of the current adopted Comprehensive Plan). All lots of any subsequent division of land shall be included in the calculation.

Rural Settlement (RS) District. The RS district designates limited areas of more intensive rural development (LAMIRDs) intended to recognize and maintain the role of unincorporated communities throughout rural Yakima County. This zoning district shall apply in small, compact, isolated, rural community centers that primarily exist to provide convenience goods and services reflecting farm and rural consumer needs in the surrounding rural area. The Rural Settlement zoning district is a "general use" zone and is utilized in those rural centers where a mixture of land uses (i.e. commercial, industrial and low to moderate density residential) is the established development pattern. Rural settlements also provide informal community centers for area residents. Continued infill development within rural settlements is allowed by the Comprehensive Plan, if appropriate services and facilities are available. The following types of LAMIRDs under RCW 36.70A.070(5)(d) may be designated:

Highway/Tourist Commercial (HTC) District. The HTC district is areas for commercial establishments that offer accommodations, supplies, services or recreational opportunities to the traveling public. The HTC zoning district is also intended to provide appropriate space and, in particular, sufficient depth from the street to satisfy the needs of modern commercial development where access depends on motor vehicles; and, to encourage developing the zoning district with such uses and in such a manner as to minimize traffic hazards and interference from highway oriented businesses. This zoning district is further intended to permit only those uses that promote and enhance the recreation and tourism industry and to prevent the intrusion of incompatible, non-tourist uses that would be overly disruptive or would directly compete with shopping areas of nearby communities. The zoning district shall only be located at freeway interchanges, along or at the intersections of state highways or recognized tourist routes and the approaches thereto. The HTC zoning district may be located inside or outside of Urban Growth Areas.

Resource-related industrial uses allowed shall be of a type and scale compatible with the overall character of the community, and shall not result in excessive noise, smoke, odor or other nuisances.

Commercial uses allowed shall be of a type and scale to be primarily patronized by local rural residents.

Recognize the unique amenities, including, climate, scenic quality and natural features that are desirable for a wide range of recreational uses;

Implement the Comprehensive Plan by providing economic diversification and increasing the tourism potential of Yakima County;

Allow flexibility in the range of uses and densities to encourage economic diversity and tourism consistent with the theme or concept for the approved resort development plan;

Provide opportunities to preserve scenic quality and natural features including use of clustering, conservation easements, siting criteria, setbacks, buffers and other measures to assure compatibility between master planned resorts and neighboring uses;

Incorporate an open space or greenbelt system reflecting the open character of the surrounding area and providing recreational opportunities, habitat protection and critical area protection; and

Recognize the limited current and future availability of public facilities and services, such as roads, public water and/or sewer service, fire protection, law enforcement, in the establishment of an appropriate range of uses, densities and intensities.

The Master Planned Resort (MPR) zoning district is applied outside of Urban Growth Areas through a minor rezone process, as provided in Section 19.36.030.

The submittal for the MPR shall include a proposed Resort Development Plan (RDP). Approval of the minor rezone and the RDP will result in changing the existing zoning of the property to MPR for the purposes outlined in the RDP.

Approval of the minor rezone shall be subject to conditions and mitigation measures to direct revisions to the proposed Resort Development Plan. If revisions to the Resort Development Plan are required, they must be made prior to final action on the rezone. Criteria for approval of the Minor Rezone and RDP are set forth in Section 19.36.050.

Application submittal requirements are set forth in Subsection 19.30.060(12).

The proposed Master Planned Resort and Resort Development Plan concept or theme is consistent with all Comprehensive Plan policies, including those addressing Master Planned Resorts; and the minor rezone criteria set forth in Subsection 19.36.030(5)(a) through (f); and the purpose and intent under this Section; and

A determination is made that the land is better suited, and has more long-term importance, for the master planned resort than for the commercial harvesting of timber or agriculture production, if located on land that otherwise would be designated as forest land or agricultural land under RCW 36.70A.170; and

On-site and off-site infrastructure and service impacts are fully considered and can be adequately mitigated; and

On-site capital facilities, utilities and services are limited to meeting sewer, water, storm water, security, fire suppression, and emergency medical needs of the resort. Such facilities, utilities and services may be provided to a master planned resort by outside service providers, including municipalities and special purpose districts, provided that all costs associated with service extension and capacity increases directly attributable to the master planned resort are fully borne by the resort. All waters or the use of waters will be regulated and controlled under RCW 90.03 and 90.44. A Master Planned Resort and service providers may enter into agreements for shared capital facilities and utilities, provided that such facilities and utilities serve only the master planned resort or Urban Growth Areas; and,

Any phasing is done in such a manner that the initial phase(s) will stand alone as an MPR, even if subsequent phases do not occur.

Suburban Residential and Single-Family Residential Districts. These districts are further intended to:

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

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.

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.

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.

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.

Tracts created for drainage facilities, parks, open space, wetlands and buffers or utilities shall not be subject to minimum lot size requirements.

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:

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:

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.

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.

Tracts created for drainage facilities, parks, open space, wetlands and buffers or utilities shall not be subject to minimum lot size requirements.

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.

In the R-3 district, the following standards apply:

Professional Business District. The purpose of the Professional Business (B-1) district is to:

Local Business District. The purpose of the Local Business (B-2) district is to:

Small Convenience Center District. The purpose of the Small Convenience Center (SCC) district is to:

Large Convenience Center District. The purpose of the Large Convenience Center (LCC) district is to:

General Commercial District. The purpose of the General Commercial (GC) district is to accommodate wholesale and retail activities with some high-density residential development. This district is located only in Urban Growth Areas, primarily near and along the major arterials as designated in the Comprehensive Plan. The GC district is additionally intended to:

Highway/Tourist Commercial District. The Highway/Tourist Commercial (HTC) is both an urban and a rural district. The legislative intent, uses, and development standards for the HTC district are listed separately in Section 19.11.040.

Light Industrial District. The purpose of the Light Industrial (M-1) district is to:

Heavy Industrial District. The purpose of the Heavy Industrial (M-2) district is to:

New infrastructure is provided for and/or applicable impact fees are paid; and

Transit-oriented site planning and traffic demand management programs are implemented; and

Buffers are provided between the major industrial development and adjacent nonurban areas to appropriately mitigate and screen impacts of structures and activities including, but not limited to, bulk, light, glare, noise, and parking; and

Environmental protection including air and water quality has been addressed and provided for; and

Development regulations are established to ensure that urban growth will not occur in adjacent nonurban areas; and

Provision is made to mitigate adverse impacts on designated agricultural lands, forest lands and mineral resource lands; and

The plan for the major industrial development is consistent with the policies and development regulations established for protection of critical areas; and

An inventory of developable land has been conducted and findings made that land suitable to site the major industrial development is unavailable within the Urban Growth Area. Priority shall be given to applications for sites that are adjacent to or in close proximity to the Urban Growth Area.

New lots and structures and additions to structures subject to this Section shall comply with the applicable standards for lots and building height, and setbacks in Tables 19.13.030-1, subject to Chapter 19.10 and Section 19.35.020.

Industrial uses and land divisions shall facilitate future urban development and extension of utilities.

Proposed industrial development shall ensure adequate setbacks, buffering of adjoining uses and sensitivity to physical features.

Noise. Maximum permissible noise levels shall be as determined by Chapter 173-60 WAC, as amended and applicable provisions of Subtitle 19.3 (Procedures).

Emissions and Venting.

Heat. No use shall produce heat significantly perceptible beyond its lot lines.

Glare.

Electromagnetic Interference. Electric fields and magnetic fields shall not be created that adversely affect the normal operation of equipment or instruments or normal radio, telephone, or television reception from off the premises where the activity is conducted. This section does not apply to telecommunication facilities regulated by the Federal Communications Commission under the Federal Telecommunication Act of 1996 or its successor.