Chapter 15.11
GENERAL APPLICATION REQUIREMENTS
Sections:
15.11.010 Purpose.
15.11.020 Application requirements.
15.11.030 Table of application requirements.
15.11.040 General site plan form and contents.
15.11.050 Detailed site plan form and contents.
15.11.060 Preapplication conference.
15.11.070 Filing an application.
15.11.080 Processing applications.
15.11.090 Notice requirements.
15.11.100 Fee schedule and administration.
15.11.110 Master applications.
15.11.010 Purpose.
The purpose of this chapter is to specify the general procedures to be followed when processing applications. Additional procedures for particular types of development review are contained in specific sections of this title. (Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.020 Application requirements.
All applications shall comply with the following requirements:
A. Applications shall be in writing on forms provided by the department, or, for Class (1) uses, by the administrative official;
B. Applications shall include the information required by Table 11-1, “Application Requirements.” For Type (1), (2), or (3) review for developed sites for which there is limited proposed change, the application shall include a general site plan in conformance with YMC 15.11.040; provided, the administrative official at his discretion may require additional information to clarify the application or determine compliance with the provisions of this title. For Type (3) review, the application shall include a detailed site plan in conformance with YMC 15.11.050;
C. All applications, including a Type (1) review, shall be signed by the property owner or his agent authorized in writing to do so;
D. Applications shall be accompanied by the appropriate fee as established by ordinance;
E. An application is not complete unless it includes all required information, attachments and fees. No application shall be considered officially filed until accepted as complete by the department; and
F. Applications for Type (2) and (3) reviews shall include a minimum eleven-inch by seventeen-inch reproducible copy of the site plan. If the original site plan is larger than eleven inches by seventeen inches, a minimum of ten additional copies and an eleven-inch by seventeen-inch copy of the site plan shall be required. In the event of expanded review, additional copies may be required at the applicant’s expense. Site plans shall be developed in accordance with YMC 15.11.040 or 15.11.050, as applicable. (Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 45, 1993: Ord. 3245 § 2, 1990: Ord. 2947 § 1 (part), 1986).
15.11.030 Table of application requirements.
Table 11-1 lists the general information required for each type of application. Individual chapters of this title may contain additional information required for a particular type of application.
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R Required with Application
M May Be Required |
Permit Applications for |
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Type (1) Review |
Type (2) Review |
Type (3) Review |
Appeal |
Development Modification |
Variance |
Nonconforming |
Rezone |
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Name, address, phone number |
R |
R |
R |
R |
R |
R |
R |
R |
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Signature of property owner |
R |
R |
R |
R |
R |
R |
R |
R |
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Signature of applicant |
R |
R |
R |
R |
R |
R |
R |
R |
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Yakima County taxation parcel number and legal description |
R |
R |
R |
R |
R |
R |
R |
R |
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Description of proposed action |
R |
R |
R |
R |
R |
R |
R |
R |
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Size of subject property |
R |
R |
R |
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M |
M |
R |
R |
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SEPA checklist (when required) |
M |
M |
M |
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M |
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M |
R |
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Applicant fee |
R |
R |
R |
R |
R |
R |
R |
R |
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General site plan (YMC 15.11.040) |
R |
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R |
R |
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Detailed site plan (YMC 15.11.050) |
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R |
R |
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M |
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R |
R |
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Explanation of any adjustment sought from the standards of this title |
M |
M |
M |
M |
R |
R |
R |
R |
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Draft of any proposed covenants, restrictions and easements |
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M |
R |
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Citation of the action being appealed (YMC 15.16.030) |
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R |
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(Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.040 General site plan form and contents.
A. General Site Plan Form. All general site plans shall be drawn to scale and be legibly drawn, prepared, or printed on paper. Unless otherwise requested or authorized by the administrative official, the paper size for Type (1) review shall be eight and one-half inches by eleven inches and, for Type (2) review, eleven inches by seventeen inches. The scale of the drawing shall be a standard engineering scale and shall reasonably utilize the paper’s size.
B. General Site Plan Contents. The general site plan shall include the legal description of the land; north arrow and scale of drawing; name of applicant and project name; actual dimensions and shape of the lot to be built upon; the sizes and location of existing structures on the lot to the nearest foot; the location and dimensions of proposed structures and uses; the size and location of utilities, parking circulation plan, proposed landscaping and sitescreening; and the location of ingress and egress. The site plan shall also include any other information required by the department or administrative official to clarify the proposal, assess its impacts, or determine compliance with this title. (Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.050 Detailed site plan form and contents.
A. Detailed Site Plan Form. All detailed site plans shall be drawn to scale and be legibly drawn, prepared, or printed on paper. Unless otherwise requested or authorized by the department, the paper size shall be eleven inches by seventeen inches or larger. The scale of the drawing shall be a standard engineering scale and shall reasonably utilize the paper’s size. Where necessary, the plan may be on several sheets accompanied by an index sheet showing the entire site.
B. Detailed Site Plan Contents. The detailed site plan shall show the following where applicable:
1. The boundaries of the site;
2. Names and dimensions of all existing streets bounding or touching the site;
3. The location, shape, size, height, and types of all existing and proposed structures and the boundary lines of all proposed and existing lots, tracts, and easements;
4. Proposed location and dimension of “common open space”;
5. Existing and proposed utilities, streets, access easements, and dedication of property;
6. Location, dimension, and design of off-street parking facilities, showing points of ingress to and egress from the site;
7. All major physiographic features, such as railroads, drainage canals, and shorelines, on or abutting the site;
8. Existing topographic contours at intervals of not more than five feet, together with proposed grading and drainage plans;
9. Proposed land uses and densities;
10. Pedestrian and vehicular circulation patterns;
11. Existing and proposed landscaping and sitescreening;
12. Existing sewer lines, water mains, and other underground facilities within and adjacent to the development;
13. Proposed sewer or other waste disposal facilities, water mains and other underground utilities;
14. The location of structures on the adjoining lots;
15. A comprehensive sign plan meeting the requirements of YMC 15.08.170(A);
16. Analysis of soil and geological conditions; and
17. Any other information specified by the administrative official, such as:
a. Proposed ownership pattern;
b. Operation and maintenance proposals (i.e., homeowner’s association, condominium, co-op or other);
c. Solid waste disposal facilities;
d. Lighting;
e. Water supply;
f. Public transportation;
g. Community facilities;
h. General timetable of development;
i. Floodproofing or other measures to protect against flooding; and
j. Information on design methods to conserve energy.
C. A detailed site plan for development in the floodplain overlay shall also include the following information:
1. Elevation in relation to the one-hundred-year flood level of the lowest floor (including basement) of all structures;
2. Elevation in relation to mean sea level of any structure that has been floodproofed;
3. Certification by a registered professional engineer or architect that established floodproofing standards have been met; and
4. Description of the extent to which any watercourse will be altered or relocated as a result of the proposed development. (Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.060 Preapplication conference.
Prior to submitting an application, the applicant may arrange a conference with the department to review the proposed action, to become familiar with the policies, plans and development requirements of the Yakima urban growth area and to coordinate all necessary permits and procedures. Preapplication conferences are mandatory for all institutional overlay and master planned development applications. Any information or opinions expressed by the department staff shall not be binding on the administrative official or constitute approval of the project. (Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.070 Filing an application.
All applications for permits, rezones, interpretations, or other approvals or action required or authorized under this title shall be filed with the department; except that, applications for Class (1) uses or modifications to approved Class (1) uses shall be made directly to the administrative official. Any required site plans shall accompany the application. (Ord. 2008-46 § 1 (part), 2008: Ord. 2947 § 1 (part), 1986).
15.11.080 Processing applications.
Upon receipt of an application or upon referral of an application by the administrative official, the department shall proceed as follows:
A. The application shall be reviewed for completeness. If additional information is required, the application shall be referred back to the applicant. If accepted as complete, the department shall begin processing the application in accordance with this chapter;
B. If more than one permit, approval, or action under this title is required, the department shall refer the application back to the applicant for consideration of a master application under YMC 15.11.110 or withdrawal of the application. If no response is received within seven days, the department shall determine the order of processing and forward the application to the appropriate administrative official;
C. A complete application shall be reviewed by the department and, if State Environmental Policy Act (SEPA) review is required, referred to the designated SEPA responsible official for SEPA review under the provisions of WAC Chapter 197-11. No action, approval or permit shall be issued on the proposal until SEPA review is complete;
D. Upon completion of SEPA review, the department shall forward the application; related SEPA documents, if any; and a written report on the proposal, if any, to the appropriate administrative official;
E. The department shall have a maximum of seven days to review the completed application and refer it to the appropriate administrative official, excluding any time spent in SEPA review;
F. The department shall be responsible for assigning a date and assuring due notice of public hearing for each application requiring review by the hearing examiner. The date and notice shall conform to the statute or ordinance governing the application;
G. Upon final action and decision, the administrative official or legislative body shall transmit its findings and decision to the department; and
H. If the decision of the administrative official or legislative body is for approval, and if all other permits, approvals, or actions required under this title have been secured, the department shall issue a certificate of zoning review. This certificate of zoning review shall be sent to the department as authority for issuance of an actual development permit. The certificate of zoning review is official indication of compliance with this title only and shall not relieve any person from requirements of other laws or ordinances; nor shall it authorize the department to issue a development permit without compliance with other duties or review required by administrative official by law. (Ord. 2008-46 § 1 (part), 2008: Ord. 3019 § 41, 1987: Ord. 2947 § 1 (part), 1986).
15.11.090 Notice requirements.
A. Table 11-2—Notice Requirements. Applications for permits, approvals, or actions listed in Table 11-2, Notice Requirements, shall be decided after compliance with the notice requirements set forth therein. Table 11-2 may require more than one type of notice for some applications. Other notice requirements are contained in the provisions of this title dealing with particular types of permits, approvals, or other actions and shall also be followed. In case of conflict between other provisions in this title and Table 11-2, the most lengthy and greatest notice requirement shall apply. If no notice is required in either Table 11-2 or the written provisions of this title, none shall be provided. The notice of application will follow the notice requirements of Yakima Municipal Code Chapter 16.05 and may be either a postcard format or letter size paper.
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NOTICE REQUIREMENTS |
APPLICATIONS FOR... |
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Class (1) (1) |
Class (2) (2) |
Class (3) (3) |
Appeal |
Administrative |
Variances |
Interpretation(s) |
Rezones |
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When |
Mailed after Preliminary Decision for Approval by Administrative Official |
NOTICE NOT REQUIRED |
X |
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NOTICE NOT REQUIRED |
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NOTICE NOT REQUIRED |
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Mailing/Publication/Posting at Least Twelve Days Prior to Public Hearing |
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X |
X |
X |
X |
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1st Class |
To Parties of Record |
X |
X |
X |
X |
X |
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To Property Owners Within 300 Feet of the Application Parcel |
X |
X |
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X |
X |
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Publication |
One Legal Notice in Official Newspaper |
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X |
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X |
X |
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Posting |
In Compliance with YMC 15.11.090(C) and This Table |
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X |
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X |
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(1) Includes: Class (1) uses, development permits, temporary use permits, and some home occupations.
(2) Includes: Some Class (1) uses, Class (2) uses, permits for temporary hardship units, some home occupations, and some modifications to Class (1) and (2) uses.
(3) Includes: Some Class (2) uses, Class (3) uses, changes from a nonconforming use to another, and some modifications to Class (2) and (3) developments, including administrative adjustment of development standards for Class (3) uses.
B. Responsibility for Notice. The department shall provide all notice requiring first-class mailing or legal publication. When required, the applicant shall post the property in accordance with subsection C of this section.
C. Posting Notice. When required, the applicant shall post the subject property with signs provided by the department. Signs shall be posted on the subject property so as to be clearly seen from each right-of-way providing primary vehicular access to the subject property. The time of posting shall comply with the provisions of Table 11-2.
D. Mailing Notice. For purposes of providing legal notice to adjoining property owners, the person or persons shown as the owner on the official records of the Yakima County assessor’s office shall be considered the property owner. The notice of application will follow the provisions of Yakima Municipal Code Chapter 16.05. (Ord. 2010-31 § 4, 2010: Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 (part), 1993: Ord. 2947 § 1 (part), 1986).
15.11.100 Fee schedule and administration.
The legislative bodies hereby adopt and maintain a current schedule of fees and charges for actions pertaining to this title.
No application, permit or appeal shall be accepted, processed, approved or issued unless and until the applicable fees and charges have been paid in full. (Ord. 2008-46 § 1 (part), 2008: Ord. 93-81 § 46, 1993: Ord. 3245 § 1, 1990: Ord. 3106 § 23, 1988: Ord. 3019 § 42, 1987: Ord. 2947 § 1(part), 1986).
15.11.110 Master applications.
A. Process. Any person proposing a land use project, which would require more than one of the permits or approvals listed in Table 11-1, may submit a master application on form(s) provided by the department. The master application shall be processed subject to the highest type of review applicable to any of the required permits or approvals, Type (3) review being higher than Type (2), and Type (2) review being higher than Type (1). For purposes of this section, the administrative official’s decisions shall have the following effect:
1. If any of the required approvals constitute a recommendation to the legislative body, the decision of the administrative official as to all such permits or approvals shall constitute a recommendation to the legislative body; and
2. Otherwise, the decision of the administrative official shall be final subject to appeal pursuant to YMC Chapter 15.16.
B. Fees. When two or more zoning applications for the same project are processed as a master application, only the highest fee among the applications submitted shall be charged. (Ord. 2008-46 § 1 (part), 2008: Ord. 3019 § 43, 1987: Ord. 2947 § 1 (part), 1986).