40.220.010    LOW-DENSITY Residential Districts (R1-20, R1-10, R1-7.5, R1-6 and R1-5)

A.    Purpose.

1.    The R1-20, R1-10, R1-7.5, R1-6 and R1-5 districts are intended to:

a.    Provide for a mix of single-family and middle housing types in a low-density context at a neighborhood scale.

b.    Establish higher densities where a full range of community services and facilities are present or will be present at the time of development.

c.    Provide for additional related uses such as schools, parks and utility uses necessary to serve immediate residential areas.

(Amended: Ord. 2018-10-02; Ord. 2019-07-01; Ord. 2020-03-08; Ord. 2020-12-02; Ord. 2024-03-02)

B.    Uses.

    The uses set out in Table 40.220.010-1 are examples of uses allowable in single-family residential zone districts. The appropriate review authority is mandatory.

•    “P” – Uses allowed subject to approval of applicable permits.

•    “R/A” – Uses permitted upon review and approval as set forth in Section 40.520.020.

•    “C” – Conditional uses which may be permitted subject to the approval of a conditional use permit as set forth in Section 40.520.030.

•    “X” – Uses specifically prohibited.

Where there are special use standards or restrictions for a listed use, the applicable code section(s) in Chapter 40.260, Special Uses and Standards, or other applicable chapter is noted in the “Special Standards” column.

Table 40.220.010-1. Uses 

 

R1-20

R1-10

R1-7.5

R1-6

R1-5

Special Standards

1.    Residential.

 

 

 

 

 

 

a.    Single-family detached dwellings

P

P

P

P

P

 

b.    Accessory uses and structures normal to a residential environment

P

P

P

P

P

40.260.010

c.    Accessory dwelling units

P

P

P

P

P

40.260.020

d.    Duplex dwellings

P

P

P

P

P

 

e.    Triplex and quadplex dwellings

P

P

P

P

P

40.260.225

f.    Family day care centers

P

P

P

P

P

40.260.160

g.    Adult family homes

P

P

P

P

P

40.260.190

h.    Home business – Type I

P

P

P

P

P

40.260.100

i.    Home business – Type II

R/A

R/A

R/A

R/A

R/A

40.260.100

j.    Bed and breakfast establishments (up to two (2) guest bedrooms)

R/A

R/A

R/A

R/A

R/A

40.260.050

k.    Bed and breakfast establishments (three (3) or more guest bedrooms)

C

C

C

C

C

40.260.050

l.    Garage sales

P

P

P

P

P

40.260.090

m.    Manufactured home parks

X

X

X

X

X

 

n.    Residential P.U.D.

R/A

R/A

R/A

R/A

R/A

40.520.080

o.    Single-family attached dwelling units (townhouses)

P2

P2

P2

P2

P2

40.260.155

p.    Zero lot-line developments

X

X

P

P

P

40.260.260

q.    Residential care homes and facilities

C

C

C

C

C

40.260.077

40.260.180

r.    Temporary dwellings

P

P

P

P

P

40.260.210

s.    Cottage housing

P

P

P

P

P

40.260.073

t.    Compact lot developments

P

P

P

P

P

40.260.072

u.    Staffed residential homes

C

C

C

C

C

40.260.205

2.    Services, Business.

 

 

 

 

 

 

a.    Temporary modular tract sales and construction offices

P

P

P

P

P

 

b.    Model homes

P

P

P

P

P

40.260.175

c.    Roadside farm stand

P

P

P

P

P

40.260.025

d.    Agricultural market

P

P

P

P

P

40.260.025

3.    Services, Amusement.

 

 

 

 

 

 

a.    Private recreation facilities

C3

C3

C3

C3

C3

 

b.    Circuses, carnivals or amusement rides

R/A

R/A

R/A

R/A

R/A

 

4.    Services, Membership Organization.

 

 

 

 

 

 

a.    Churches

C

C

C

C

C

40.260.070

5.    Services, Educational.

 

 

 

 

 

 

a.    Commercial day care centers7

C

C

C

C

C

40.260.160

b.    Grade K – 5 public and private schools, including preschools

P

P

P

P

P

40.260.160

c.    Grade 6 – 12 public and private schools

C

C

C

C

C

 

d.    Business, dancing and technical schools

X

X

X

X

X

 

e.    Public park and public recreational facilities7

P

P

P

P

P

40.260.157

f.    Parks7

P

P

P

P

P

40.260.157

6.    Public Service and Facilities.7

 

 

 

 

 

40.230.090

40.260.077

a.    Ambulance dispatch facilities7

C

C

C

C

C

40.260.030

b.    Government facilities7

C4

C4

C4

C4

C4

40.260.077

7.    Resource Activities.

 

 

 

 

 

 

a.    Agricultural

P

P

P

P

P

40.260.040

b.    Silviculture

P

P

P

P

P

40.260.080

8.    Other.

 

 

 

 

 

 

a.    Cemeteries and mausoleums

C5

C5

C5

C5

C5

 

b.    Utilities, other than wireless communications facilities

P

P

P

P

P

40.260.240

c.    Solid waste handling and disposal sites

C

C

C

C

C

40.260.077

40.260.200

d.    Wireless communications facilities

P/C6

P/C6

P/C6

P/C6

P/C6

40.260.250

e.    Temporary uses

P

P

P

P

P

40.260.220

f.    Electric vehicle infrastructure

P

P

P

P

P

40.260.075

g.    Medical marijuana cooperative

X

X

X

X

X

40.260.115

h.    Marijuana production facilities

X

X

X

X

X

40.260.115

i.    Marijuana processor 1 facilities

X

X

X

X

X

40.260.115

j.    Marijuana processor 2 facilities

X

X

X

X

X

40.260.115

k.    Marijuana retailer facilities

X

X

X

X

X

40.260.115

1Reserved.

2A maximum of four (4) attached single-family dwelling units is permitted outright. A greater number of attached single-family dwelling units is allowed in PUD developments only.

3Including golf courses and country clubs, but not including such intensive recreation uses as a golf driving range (unless within a golf course), race track, amusement park or gun club.

4Not including storage or repair yards, warehouses, or similar uses.

5Including crematoria, columbaria, and mortuaries within cemeteries; provided, that no crematorium is within two hundred (200) feet of a lot in a residential district.

6See Table 40.260.250-1.

7 Once a property has been developed as a public facility, a docket is required to change the comprehensive plan designation from the current zone to the Public Facilities zone.

(Amended: Ord. 2004-06-11; Ord. 2004-09-02; Ord. 2005-04-12; Ord. 2007-06-05; Ord. 2009-06-01; Ord. 2010-08-06; Ord. 2011-06-14; Ord. 2011-08-08; Ord. 2011-12-09; Ord. 2012-02-03; Ord. 2012-02-08; Ord. 2012-06-02; Ord. 2012-12-23; Ord. 2013-07-08; Ord. 2014-05-07; Ord. 2014-11-02; Ord. 2016-06-12; Ord. 2018-10-02; Ord. 2019-07-01; Ord. 2020-03-08; Ord. 2020-12-02; Ord. 2023-11-28; Ord. 2024-03-02)

C.    Development Standards.

1.    New lots and structures and additions to structures subject to this chapter shall comply with the applicable standards for lots, building height and setbacks in Tables 40.220.010-2 and 40.220.010-3, subject to the provisions of Chapter 40.200 and Section 40.550.020, except that single-family attached (townhouse) lots and structures shall comply with the applicable standards in Table 40.220.010-4.

2.    An exception to the maximum average lot size may be granted for a short plat creating lot(s) for an existing legal residence(s) and one (1) remainder lot subject to the following:

a.    For a two (2) lot short plat with one (1) existing residence, neither the lot with the residence nor the remainder lot must meet the maximum average lot area.

b.    When three (3) or more lots are created, only those lots with existing residences are exempted from maximum lot area average calculations.

c.    The resulting plat shall contain a plat note specifying that this exception may not be used for any further divisions of the subject lots.

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

(Amended: Ord. 2004-06-11; Ord. 2007-06-05; Ord. 2009-03-02; Ord. 2009-06-01; Ord. 2011-03-09; Ord. 2020-12-02)

 

Table 40.220.010-2. Lot Requirements 

Zoning District

Residential Density (d.u./acre)1

Minimum Average Lot Area (sq. ft.)

Maximum Average Lot Area (sq. ft.)

Average2,3 Minimum Lot Width (feet)

Average2,3 Minimum Lot Depth (feet)

Single-Family Detached and Duplex

Triplex

Quadplex

R1-20

2.7 – 1.4

16,000

16,000

16,000

30,000

100

100

R1-10

5.1 – 2.9

8,500

8,500

8,500

15,000

70

90

R1-7.5

6.7 – 4.1

6,500

6,500

8,000

10,500

50

90

R1-6

7.9 – 5.1

5,500

6,000

8,000

8,500

45

80

R1-5

10.9 – 6.2

4,000

5,000

8,000

7,000

40

65

1 The maximum and minimum density is for the purpose of calculating densities for planned unit developments, cottage housing and compact lot developments. Densities shall be calculated based on the gross area of the site minus any public rights-of-way, private road easements, or street tracts. For developments that include middle housing, the maximum density shall be calculated on an equivalent lot area basis as follows: The adjusted gross area, in acres, times the maximum density times the minimum lot area for single-family detached dwellings in the zone shall equal the total maximum allowed lot area, which may be divided into any combination of middle housing lots, each meeting the applicable minimum lot size for the housing type proposed, including single-family attached (townhouse) dwellings subject to Table 40.220.010-4.

2 Average for each individual lot.

3The average minimum lot width and depth should be calculated for lots that abut pedestrian accessways to include one-half (1/2) of the pedestrian accessway in a tract when the pedestrian accessway is required per Section 40.350.015(E).

(Amended: Ord. 2007-06-05; Ord. 2009-03-02; Ord. 2009-06-01; Ord. 2010-08-06; Ord. 2020-12-02)

Table 40.220.010-3. Setbacks, Lot Coverage and Building Height 

Zoning District

Minimum Setbacks

Maximum Lot Coverage13

Maximum Building Height (feet)

Front3 (feet)

Side4,5,10,11,12

Rear4,5,10,11 (feet)

Single-family detached

Duplex and Single-family w/ ADU

Triplex and Quadplex

Street (feet)

Interior (feet)

R1-20

108

10

109

20

50%1

357

R1-10

108

10

5

10

50%1

357

R1-7.5

108

10

5

10

50%1

55%

60%

357

R1-6

108

10

5

10

55%2

60%

65%

357

R1-5

108

10

5

10

65%2

65%

70%

357

1 Carports and solar energy systems are excluded from this provision; provided, that the total lot coverage limitation is not exceeded by more than ten percent (10%) as a result of these exceptions.

2 Solar energy systems are excluded from this provision; provided, that the total lot coverage limitation is not exceeded by more than ten percent (10%) as a result of this exception.

3 Front setbacks shall be measured from the edge of any street right-of-way, street tract, street easement, or driveway easement that provides access to the lot, including any separate pedestrian easement that may exist between a street and the front setback line.

4 Setbacks to driveway and pedestrian easements that do not provide access to a subject lot shall be a minimum of five (5) feet.

5 Setbacks from alleys to all structures including entrances to garages shall be a minimum of five (5) feet.

6 Reserved.

7 Accessory buildings shall meet the height requirements of Section 40.260.010(D).

8 Front setbacks for garage fronts in these zones shall be a minimum of eighteen (18) feet. Sides and rear of garages that have no driveway access may use the ten (10) foot living space setback.

9 The minimum setbacks for interior side yards on pie-shaped lots shall be five (5) feet.

10 Side and rear setbacks from abutting property zoned for natural resource or surface mining uses shall be a minimum of fifty (50) feet for all structures.

11 Increased setbacks apply for structures housing large urban livestock. See Section 40.260.235.

12 Interior side setbacks for lots that abut pedestrian accessways in a tract may be reduced by fifty percent (50%) when pedestrian accessways are required per Section 40.350.015(E).

13 Lot coverage for lots that abut pedestrian accessways may be increased by ten percent (10%) when pedestrian accessway in a tract or easement are required per Section 40.350.015(E).

(Amended: Ord. 2007-06-05; Ord. 2010-08-06; Ord. 2011-08-08; Ord. 2012-12-23; Ord. 2014-01-08; Ord. 2020-12-02)

Table 40.220.010-4. Single-Family Attached (Townhouse) Lot Standards 

Subject

R1-20

R1-10

R1-7.5

R1-6

R1-5

Min. to Max. Residential Density (d.u./acre)1

1.4 – 5.4

2.9 – 10.2

4.1 – 21.8

5.1 – 21.8

6.2 – 21.8

Minimum lot area (sq. ft.)

4,000

3,000

2,000

2,000

2,000

Minimum lot width (feet)2

25

18

Minimum lot depth (feet)

70

50

Maximum building height for dwelling (feet)

35

Maximum building height for detached garage (feet)

18

Front setback for dwelling (feet)3

10

Front setback to garage door (feet)

18

Street side setback (feet)

10

Side setback (feet)3,4,5,7

0 or 5

Rear setback (with no alley) (feet)4,7

0 or 5

Setback from alley easement to garage (feet)

2

Setback from alley easement to dwelling (feet)

5

Maximum lot coverage6

55%

70%

1 Densities shall be calculated based on the gross area of the site minus any public rights-of-way, private road easements, or street tracts.

2 Applies to interior lots only – corner lots shall be of sufficient width so that sight distance and driveway spacing requirements are met.

3 May be reduced when alley access is provided per Section 40.260.155(D)(1).

4 If not sharing a common wall, the setback shall be five (5) feet.

5 No portion of any structure (including eaves, gutters, etc.) may extend across a property line unless such encroachments are authorized by a plat note or approved final site plan. Such authorization may require special fire-resistant construction standards.

6 When access is provided via an alley, lot coverage may be increased per Section 40.260.155(D)(2).

7 Additional requirements may apply, based on building and fire codes.

4.    Density Transfer for Single-Family Detached Dwellings.

a.    Purpose. To achieve the density goals of the comprehensive plan with respect to the urban area, while preserving environmentally sensitive lands and the livability of the low-density residential neighborhoods, while also maintaining compatibility with existing residences.

b.    The density for property developed in low-density zone districts for single-family detached dwellings, if encumbered by land identified as sensitive due to the presence of steep slopes, unstable land, historical or archaeological sites, wetlands and buffers, regional stormwater facilities, or other permanent physical development limitations as may be determined by the responsible official or land voluntarily set aside for open space or commons as approved by the responsible official, from the gross acreage may be transferred to the remaining unencumbered land areas on the same development site, subject to the following limitations:

(1)    Easements established for utility transmission lines such as Bonneville Power Administration (BPA), PacifiCorp a.k.a. Pacific Power (formally known as PP&L), Clark Public Utilities, and NW Natural can not be utilized for density transfer.

(2)    Maximum Number. The maximum number of units that can be achieved on the site is based on the density in Table 40.220.010-5, multiplied by the gross acreage of the entire site, both encumbered and unencumbered, without deducting for road easements or right-of-way. The potential maximum number of lots will be dependent upon site characteristics and the lot requirements of Table 40.220.010-5.

(3)    The minimum lot depth of any lot abutting environmentally sensitive lands shall be fifty-five (55) feet.

(4)    For parent parcels larger than two and one-half (2.5) acres:

(a)    The resulting lots which abut R1-5, R1-6, R1-7.5, R1-10 or R1-20 zoned lots or parcels shall:

(i)    Be at least ninety percent (90%) of the minimum lot area standard for the subject parcel;

(ii)    Have a lot depth of not less than eighty percent (80%) of the minimum lot depth of the subject parcel;

(iii)    Have a minimum lot width not less than ten (10) feet from the minimum lot width of the subject parcel.

(b)    The resulting lots which are interior (not a part of the parent parcel abutting an adjacent property line) to the site shall conform to the lot requirements set out in Table 40.220.010-4.

(5)    For parent parcels two and one-half (2.5) acres or less, all lots, both exterior and interior, to be created shall conform to the lot requirements in Table 40.220.010-5.

(6)    This density transfer development provision may not be used in association with the planned unit development provisions of Section 40.520.080, the compact lot development provisions of Section 40.260.072, or the cottage housing provisions of Section 40.260.073.

(7)    A recorded covenant shall be placed on those areas or tracts from which density is transferred prohibiting any development of the parcel or tract inconsistent with its intended use.

(8)    Subdivision lots shall be subject to the maximum average lot area provisions of the underlying zone.

(Amended: Ord. 2004-06-11; Ord. 2007-06-05; Ord. 2007-11-13; Ord. 2011-08-08)

Table 40.220.010-5. Density Transfers 

Zoning District

Maximum Density
(d.u./acre)3

Minimum Useable Lot Area1 (square feet)

Average4 Lot Width2 (feet)

Average4 Lot Depth1 (feet)

R1-5

7.7

2,000

35

50

R1-6

6.3

2,250

40

50

R1-7.5

5.3

2,500

45

50

R1-10

4.1

3,500

60

50

R1-20

2.1

4,000

80

50

1 Minimum usable area is that portion of the lot which is unencumbered by the land voluntarily set aside, environmentally sensitive lands to be protected and their respective buffers, and shall exclude setbacks and easements. [Example: A typical five thousand (5,000) square foot lot would have three thousand (3,000) square feet of usable area, even if unencumbered by environmentally sensitive lands.]

2 May be reduced subject to the provisions of this chapter and the variance procedures.

3 The maximum density rates apply to the overall gross acreage of the site, whether encumbered or not. The actual maximum number of lots that may be achieved is also dependent on the other requirements of this table. The maximum density rates are based upon dividing the gross acres by the minimum lot size in the zone, minus twenty percent (20%) which would normally be devoted to road right-of-way or road easements in a typical subdivision.

4 Average for each individual lot.

5.    Signs. Signs shall be permitted according to the provisions of Chapter 40.310.

6.    Off-Street Parking. Off-street parking shall be provided as required in Chapter 40.340.

7.    An exemption to the maximum lot size shall be granted for parcels incapable of division into three (3) lots due to minimum lot size requirements but would not meet maximum lot size requirements for a two (2) lot division.

(Amended: Ord. 2005-04-12; Ord. 2007-06-05; Ord. 2024-03-02)