Chapter 18.18A
VERY HIGH DENSITY MULTIFAMILY RESIDENTIAL ZONE (R-6)
Sections:
18.18A.040 Development standards.
18.18A.010 Purpose.
The R-6 very high density multifamily residential zone is intended as the highest density residential district for apartments and condominiums. (Ord. 1873 § 1, 2024; Ord. 1848 § 14, 2023; Ord. 1847 § 14, 2023)
18.18A.020 Uses permitted.
The following uses shall be permitted in the R-6 zone and other such uses as the commission may deem to be similar to those listed and not detrimental to the public health, safety, and welfare:
A. All uses permitted in the R-1 and R-2 zones, except single- and two-family dwellings; and
B. Multifamily residential developments, subject to the site plan review provisions of Chapter 18.44. (Ord. 1873 § 1, 2024; Ord. 1848 § 14, 2023; Ord. 1847 § 14, 2023)
18.18A.030 Uses prohibited.
A. All uses not listed in Section 18.18A.020 are deemed to be expressly prohibited in the R-6 zone, except those determined to be similar pursuant to the provisions of Section 18.42.040.
B. The following uses are expressly prohibited:
1. Home sharing rentals; and
2. Short-term rentals. (Ord. 1873 § 1, 2024; Ord. 1854 § 9, 2023; Ord. 1848 § 14, 2023; Ord. 1847 § 14, 2023)
18.18A.040 Development standards.
The development standards set forth herein shall apply and supersede any zoning code provision in this title to the contrary.
A. Lot Dimensions.
1. Minimum lot width at street frontage: fifty feet;
2. No minimum or maximum lot depth.
B. Minimum lot area: one-half acre.
C. Yards. Minimum setbacks measured from property lines:
1. Front yard: ten feet;
2. Side yard:
a. Five feet for first two stories of a building;
b. Ten feet for corner lots (street side only);
c. Ten feet for stories above the second story.
3. Rear yard:
a. Fifteen feet if adjacent to R-1 or R-2 zoned property;
b. Five feet in all other circumstances.
4. Garages may be constructed along the rear and side property lines when located in the rear one-third of the lot. Garages fronting on public streets shall maintain a minimum twenty-foot yard setback.
D. Dwelling Unit Size.
1. A minimum of four hundred square feet per unit.
2. No minimum dwelling unit size shall be required for an affordable housing unit where the applicant enters into an affordable housing agreement with the city to be recorded against the property to ensure continued affordability of all moderate, low, and very low income rental units for at least fifty-five years or where the applicant enters into an equity sharing agreement for all for-sale affordable housing units upon the same terms and conditions as in Section 18.43.045(D).
E. Distances Between Buildings on the Same Site. Notwithstanding any other provision of this code to the contrary, the following shall apply:
|
Residential side to side |
10 feet |
|
Residential front to side |
15 feet |
|
Front to front with interior court |
20 feet |
|
Front to front with driveway between |
30 feet |
|
Residential to accessory structure |
6 feet |
F. Density:
1. Minimum density: fifty-one units per acre;
2. Maximum density: seventy units per acre.
G. Maximum building height:
1. Forty feet for any portion of a development that is within twenty feet of:
a. R-1 or R-2 zoned property; or
b. a property line abutting a collector or local street.
2. For the remaining portions of a development, maximum height is seventy-five feet.
3. An additional five feet of structural height without usable floor area is permitted for architectural projections in all areas.
H. Storage space: eighty contiguous cubic feet of private secure storage space shall be provided for each dwelling unit with a minimum dimension of two feet in any direction. Bicycle lockers satisfy this requirement, but bedroom closets and kitchen and bathroom cabinets do not.
I. Off-Street Parking. The provisions of Chapter 18.40 shall apply, with the following exceptions or additions:
1. Minimum residential parking requirements:
a. Studio units: one parking space per unit;
b. One- and two-bedroom units: one and one-half parking spaces per unit;
c. Units with more than two bedrooms: two parking spaces per unit.
d. Unless reduced or eliminated by applicable state law, units that are affordable to low, very low, or extremely low income households, senior housing, and special needs or supportive housing shall provide parking at the rates specified in Section 18.43.090(B).
e. Guest parking spaces required:
i. One-quarter space per unit in all residential and mixed-use developments unless reduced or eliminated by applicable state law;
ii. Guest spaces in a mixed-use project may not be tandem.
2. Tandem and mechanical parking:
a. Residential parking may be satisfied by tandem spaces where parking is assigned to a single residential unit. Two-level mechanical vehicle lifts are to be treated as tandem and subject to the same restrictions. Unassigned parking and parking assigned to different units may not be tandem;
b. Mechanical or robotic parking structures, other than two-level mechanical vehicle lifts, are permitted subject to the development standards applicable to residential structures in this chapter and Chapter 18.42;
3. Shared parking between commercial and residential guest spaces is permitted in mixed-use developments as follows:
a. Only guest parking spaces that are directly accessible to both commercial customers and residential visitors may be used as shared parking. The percentages below are applied only to guest parking that meets this criterion. “Directly accessible” as used here shall mean: (i) using the same curb cuts and driveways as the commercial parking; and (ii) not being separated from commercial or residential pedestrian entry points by a wall, fence, gate, berm, or other similar barrier.
b. Commercial space developed as office: seventy-five percent of the guest parking spaces may also be counted toward required commercial parking;
c. Commercial space developed as retail: fifty percent of the guest parking spaces may also be counted toward required commercial parking;
d. Commercial space developed as a restaurant: twenty percent of the guest parking spaces may also be counted toward required commercial parking;
e. Commercial space developed for any use other than those listed above shall be considered retail for the purpose of this calculation;
f. If more than one type of commercial use is developed within the commercial space, shared parking shall be determined by the use with the lowest sharing percentage. If circumstances indicate that a higher sharing percentage may be warranted, this may be allowed subject to the following:
i. The applicant pays for a shared parking study to be commissioned by the city which shows that the number of spaces being provided is sufficient for shared parking use; and
ii. A declaration of restrictions is recorded against the property which provides that there shall be no change in uses allowed without a subsequent parking study that verifies that the number of parking spaces provided is sufficient for shared parking use; and
iii. The applicant complies with any conditions required by the parking study to ensure there is sufficient parking.
iv. The planning commission shall approve shared parking under the process set forth in Chapter 18.44 for site plan review.
4. Bicycle Parking.
a. Long-term bicycle parking shall be provided at the rate of one space per every four residential units. Long-term spaces shall be covered, lockable enclosures with permanently anchored racks for bicycles, lockable bicycle rooms with permanently anchored racks, or lockable, permanently anchored bicycle lockers. This requirement shall not apply to any unit which has an enclosed two-car garage.
b. Short-term bicycle parking shall be provided at a rate of five percent of required visitor parking, with a minimum of one two-bike capacity rack. Such parking shall be by means of permanently anchored bicycle racks.
J. Usable open space: a minimum of one hundred fifty square feet of usable common or private open space shall be provided for each unit of all multifamily dwellings in accordance with the requirements of Section 18.42.065; and
K. General provisions as set forth in Section 18.42.010. (Ord. 1873 § 1, 2024; Ord. 1848 § 14, 2023; Ord. 1847 § 14, 2023)