Chapter 19.13 BUSINESS, COMMERCIAL, AND INDUSTRIAL DISTRICTS

Chapter 19.13
BUSINESS, COMMERCIAL, AND INDUSTRIAL DISTRICTS

Sections:

19.13.010 Professional Business and Local Business Districts (B-1, B-2).

19.13.020 Urban Commercial Districts (SCC, LCC, GC, HTC).

19.13.030 Light Industrial and Heavy Industrial Districts (M-1, M-2).

19.13.010 Professional Business and Local Business Districts (B-1, B-2).

(1) Legislative Intent.

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

(i) Establish and preserve areas for professional offices on smaller parcel sizes;

(ii) Provide for a transition between commercial clusters and residential neighborhoods; and

(iii) Require the County’s minimum urban development standards for commercial developments, or the respective city’s standards, whichever are higher.

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

(i) Provide areas for commercial activities such as small retail sales and service establishments that meet the day-to-day convenience shopping and service needs of persons residing in nearby residential areas;

(ii) Accommodate small scale commercial uses that need a higher level of visibility and easy access to major arterials, and those uses where all goods produced on the premises are sold at retail; and

(iii) Require the County’s minimum urban development standards for commercial developments, or the respective city’s standards, whichever are higher.

(2) Development Standards. 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 Table 19.13.010-1, subject to Chapter 19.10 and Section 19.35.020.

Table 19.13.010-1. Lot Standards, Setbacks, Lot Coverage and Building Height Requirements
Subject			Zone
Subject			B-1	B-2
Minimum lot area(1)			5,000 square feet	5,000 square feet
Minimum lot width			50 feet	50 feet
Maximum lot coverage			80 percent or less as required by Section 19.21.030 for sitescreening/landscaping
Maximum building height – Additional restrictions may apply within the Airport Safety Overlay. See Section 19.17.030.			35 feet	35 feet
Minimum vision clearance triangle at intersections, railroads and driveways			See Subsection 19.10.040(7)
Minimum setbacks(2)
Front/street side setbacks*(3)	Designated classified road (arterial or collector)*		25 feet from planned edge of right-of-way or easement
	Roads with a right-of-way or vehicular access easement more than 60 feet in width
	Turnaround or cul-de-sac
	Right-of-way or vehicular access easement 60 feet or less in width	Local access or private road(4)	30 feet from planned centerline
		Private, shared driveway or alley(4) (see Chapter 19.23)	0 feet from edge of right-of-way or easement
Interior side setback*	Not adjoining an RT, SR, R-1, R-2 or R-3 district		0 feet from property line
Interior side setback*	Adjoining an RT, SR, R-1, R-2 or R-3 district		One-half the building height or 20 feet, whichever is greater
Rear setback*	Right-of-way or access easement		Same as front setback
	Not adjoining an RT, SR, R-1, R-2 or R-3 district		0 feet from property line
	Adjoining an RT, SR, R-1, R-2 or R-3 district		One-half the building height or 20 feet, whichever is greater
*Dwellings and other especially sensitive land uses (ESLU) adjacent to designated resource lands and/or activities are subject to additional setbacks			See Section 19.18.205
Additional setback to accommodate required sitescreening			See Section 19.21.030

Notes:

(1) Minimum lot area is subject to the following:

(a) The minimum lot size herein specified is based on public water and sewer service availability. Lot size may need to be increased to comply with Yakima Health District, Department of Health, Department of Ecology requirements, and/or other adopted regulations.

(b) Lot sizes shall be increased to accommodate specific uses, lot coverage, setbacks, access, landscaping (see Chapter 19.21) and other requirements as provided in this Title.

(d) The following uses may be permitted on newly approved lots of less than the minimum parcel size: Utilities, structures and uses including but not limited to utility substations, pump stations, wells, watershed intake facilities, gas and water transmission lines and telecommunication facilities. Lots less than the minimum parcel size shall be reviewed for compatibility and must be designated as “non-buildable lot for utility purposes” by plat note, or by the equivalent deed or title restriction, if there is no plat. Standard lot width and setbacks shall apply.

(2) See Subsection 19.10.040(6)(b) for setback exceptions for temporary turnarounds and through lots.

(3) When there is no right-of-way, the front setback shall be 20 feet from the front property line.

(4) Gates restricting vehicular access and garage and carport entrances must be set back 20 feet from the edge of a right-of-way or easement other than an alley.

(Ord. 6-2017 § 2(C) (Exh. 1) (part), 2017: Ord. 7-2013 § 1 (Exh. A) (part), 2015).

19.13.020 Urban Commercial Districts (SCC, LCC, GC, HTC).

(1) Legislative Intent.

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

(i) Serve the day-to-day convenience shopping and service needs of the surrounding neighborhood and minimize undesirable impacts of the center on the neighborhood it serves;

(ii) Provide areas for commercial activities that meet the direct retail shopping and service needs of the consumer community, such as supermarkets, fast food restaurants and drug stores; and

(iii) Accommodate small commercial centers, generally two to five acres in size, where most commercial uses have located in a coordinated manner around a common parking lot and one major commercial approach driveway.

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

(i) Serve the shopping and service needs of multiple surrounding neighborhoods while minimizing the district’s impacts on such neighborhoods;

(ii) Provide areas for commercial activities outside central business districts of cities and towns that meet the retail shopping and personal service needs of the community, such as multiple tenant shopping, restaurants, office complexes and multi mixed-uses; and

(iii) Accommodate commercial centers, generally five to ten acres in size, where most commercial uses are coordinated in a manner around a common parking lot and usually with two major commercial approach driveways.

(c) 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:

(i) Provide sites for more diversified business types including non-retail commercial and business uses which are primarily related to automotive traffic; and

(ii) Require the County’s minimum urban development standards for commercial developments, or the respective city’s standards, whichever are higher.

(d) 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.

(2) Development Standards. 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 19.13.020-1, subject to the provisions of Chapter 19.10 and Section 19.35.020.

Table 19.13.020-1. Lot Standards, Setbacks, Lot Coverage and Building Height Requirements
Subject			Zone
Subject			SCC	LCC	GC
Minimum lot area(1)			10,000 square feet	10,000 square feet	5,000 square feet
Minimum lot width			100 feet	100 feet	35 feet
Maximum building height Additional restrictions may apply within the Airport Safety Overlay. See Section 19.17.030.			35 feet	50 feet	50 feet
Maximum lot coverage			85%	90%	100%
Maximum lot coverage			or less as required by landscaping in YCC Chapter 19.21
Minimum vision clearance triangle at intersections, railroads, curbcuts and driveways			See Subsection 19.10.040(7)
Minimum building setbacks (2)
Front/street side*(3)	Designated classified road (arterial or collector)*		25 feet from planned edge of right-of-way or easement
	Roads with a right-of-way or vehicular access easement more than 60 feet in width
	Turnaround or cul-de-sac
	Right-of-way or vehicular access easement 60 feet or less in width	Local access or private road (4) (see Chapter 19.23)	30 feet from planned centerline
		Private, shared driveway or alley(4)	0 feet from edge of right-of-way or easement
Side (interior)*	Not adjoining an RT, SR, R-1, R-2 or R-3 district		0 feet from property line
Side (interior)*	Adjoining an RT, SR, R-1, R-2 or R-3 district		One-half the building height or 20 feet, whichever is greater
Rear *	Right-of-way or vehicular access easement		Same as front setback
	Not adjoining an RT, SR, R-1, R-2 or R-3 district		0 feet from property line
	Adjoining an RT, SR, R-1, R-2 or R-3 district		One-half the building height or 20 feet, whichever is greater
*Dwellings and other especially sensitive land uses (ESLU) adjacent to designated resource lands and/or activities are subject to additional setbacks			See Section 19.18.205
Additional setback to conform to sitescreening requirements			See Section 19.21.030

Notes:

(1) Minimum lot area is subject to the following:

(b) Lot sizes shall be increased to accommodate specific uses, lot coverage, setbacks, access, landscaping (see Chapter 19.21) and other requirements as provided in this Title.

(2) See Subsection 19.10.040(6)(b) for setback exceptions for temporary turnarounds and through lots.

(3) When there is no right-of-way, the front setback shall be 20 feet from the front property line.

(4) Gates restricting vehicular access and garage and carport entrances must be set back 20 feet from the edge of a right-of-way or easement other than an alley.

(Ord. 6-2017 § 2(C) (Exh. 1) (part), 2017: Ord. 7-2013 § 1 (Exh. A) (part), 2015).

19.13.030 Light Industrial and Heavy Industrial Districts (M-1, M-2).

(1) Legislative Intent.

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

(i) Establish and preserve areas near designated truck routes, freeways and the railroad for light industrial uses, which should not generate noise levels, light, odor or fumes that would constitute a hazard. Such uses are light manufacturing, processing, research and wholesale trade, storage and distribution facilities;

(ii) Direct truck traffic onto designated truck routes and away from residential streets; and

(iii) Minimize conflicts between uses in the light industrial district and surrounding land uses.

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

(i) Establish and preserve areas near designated truck routes, freeways and the railroad for heavy industrial uses, such as manufacturing, assembling, fabrication, processing and distribution and storage facilities;

(ii) Protect uses with the potential to generate high levels of noise, light, odor, fumes or smoke from encroachment by incompatible land uses;

(iii) Direct heavy truck traffic onto designated truck routes and away from residential streets; and

(iv) Assure that permitted uses do not generate gases, fumes, heat, glare or vibrations in a manner inconsistent with the intent of the district and/or incompatible with surrounding uses; and

(v) Minimize conflicts between heavy industrial uses and surrounding land uses.

(2) Special Location Requirements. The M-1 and M-2 districts are located principally, but not exclusively, within Urban Growth Areas. Establishment of M-1 and M-2 zoning districts outside Urban Growth Areas is allowed if the criteria including, but not limited to, Comprehensive Plan policy ED 3.14 and the following, are met:

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

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

(c) 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

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

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

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

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

(h) 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.

(3) Development Standards.

(a) 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.

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

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

(4) Performance Standards. No land or structure shall be used or occupied within M-1 and M-2 districts unless there is continuing compliance with the following minimum performance standards:

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

(b) Emissions and Venting.

(i) The emission of any gases, fumes or vapors dangerous to human health, animal life, vegetation or property are prohibited.

(ii) The venting of odors, vapors, smoke, cinders, dust, gas, and fumes shall be directed away from residential uses within 50 feet of the vent.

(d) Glare.

(i) No use shall produce a reflection of a strong light, beyond its lot lines.

(ii) Except for exterior lighting, operations producing glare shall be conducted entirely within an enclosed building.

(e) 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.

Table 19.13.030-1. Lot Standards, Setbacks, Lot Coverage and Building Height Requirements
Subject		Zone
Subject		M-1	M-2
Minimum lot area (1) New parcels smaller than one-half acre are not permitted unless consistent with a binding site plan approval for the use		One-half acre	One-half acre
Minimum lot width		60 feet	60 feet
Maximum lot coverage		100 percent	100 percent
Maximum lot coverage		or less as required by Section 19.21.030 for sitescreening/landscaping
Maximum building height Additional restrictions may apply within the Airport Safety Overlay. See Section 19.17.030.		60 feet	None
Minimum vision clearance triangle at intersections, railroads, curbcuts and driveways		See Subsection 19.10.040(7)
Minimum building setback (2)
Front/street side*(3)	Classified road (arterial or collector)	50 feet from planned centerline
	Roads with a right-of-way or vehicular access easement greater than 60 feet in width	25 feet from planned right-of-way edge
	Turnaround or cul-de-sac	25 feet from planned right-of-way edge
	Local access or private roads(4)	50 feet from planned centerline
	Private, shared driveway or alley(4) (see Chapter 19.23)	10 feet from edge of easement
Side (interior)*	Not adjoining an RT, SR, R-1, R-2 or R-3 district	0 feet	0 feet
Side (interior)*	Adjoining an RT, SR, R-1, R-2 or R-3 district	One-half building height or fifty feet, whichever is greater
Rear*	Right-of-way or vehicular access easement	Same as front setback	Same as front setback
	Not adjoining an RT, SR, R-1, R-2 or R-3 district	0 feet	0 feet
	Adjoining an RT, SR, R-1, R-2 or R-3 district	One-half building height or fifty feet, whichever is greater
*Dwellings and other especially sensitive land uses (ESLU) adjacent to designated resource lands and/or activities are subject to additional setbacks		See Section 19.18.205
Additional setback to conform to sitescreening requirements		See Section 19.21.030

Notes:

(1) Minimum lot area is subject to the following:

(b) Lot sizes shall be increased to accommodate specific uses, lot coverage, setbacks, access, landscaping (see Chapter 19.21) and other requirements as provided in this Title.

The following uses may be permitted on newly approved lots of less than the minimum parcel size: Utilities, structures and uses including but not limited to utility substations, pump stations, wells, watershed intake facilities, gas and water transmission lines and telecommunication facilities. Lots less than the minimum parcel size shall be reviewed for compatibility and must be designated as “non-buildable lot for utility purposes” by plat note, or by the equivalent deed or title restriction, if there is no plat. Standard lot width and setbacks shall apply.

(2) See Subsection 19.10.040(6)(b) for setback exceptions for temporary turnarounds and through lots.

(3) When there is no right-of-way, the front setback shall be 20 feet from the front property line.

(4) Gates restricting vehicular access and garage and carport entrances shall be set back 20 feet from the edge of the right-of-way.

(Ord. 5-2020 § 2(F) (Exh. 4), 2020; Ord. 6-2017 § 2(C) (Exh. 1) (part), 2017: Ord. 7-2013 § 1 (Exh. A) (part), 2015).