Chapter 18.06
DEVELOPMENT STANDARDS
Sections:
18.06.020 Interpretation of tables.
18.06.030 Densities and dimensions – Residential zones.
18.06.040 Densities and dimensions – Public and commercial/industrial zones.
18.06.050 Principal buildings and uses and accessory buildings.
18.06.060 Designation and measurement of setbacks.
18.06.070 Measurement of building height and exceptions.
18.06.080 Measurement of lot area and exceptions.
18.06.090 General yard regulations and vision clearance.
18.06.100 Yard exceptions and permitted encroachments.
18.06.120 Miscellaneous development standards.
18.06.130 Zero lot line development – R-4 zone.
18.06.010 Purpose.
The purpose of this chapter is to establish requirements for development relative to residential density and basic dimensional standards as well as specific rules for general application. The standards and rules are established to provide flexibility in project design, provide solar access, and maintain privacy between adjacent uses. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.020 Interpretation of tables.
A. EMC 18.06.030 and 18.06.040 contain general density and dimension standards for the various zones and limitations specific to a particular zone(s). Additional rules, exceptions, and methodology are set forth in EMC 18.06.050 through 18.06.110.
B. The density and dimension tables are arranged in a matrix format on two separate tables and are delineated into two general land use categories:
1. Residential; and
2. Resource and commercial/industrial.
C. Development standards are listed down the left side of both tables, and the zones are listed across the top. Each cell contains the minimum or maximum requirement of the zone. Numbers in parentheses identify specific requirements found in the development conditions that follow the matrix. A blank box indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable development condition as noted.
D. Property-specific development standards may be applied to specific properties or areas containing several properties through a development agreement consistent with Chapter 36.70B RCW, and approved by the city council. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.030 Densities and dimensions – Residential zones.
A. Density and Dimension Table.
|
STANDARDS |
R-1 |
R-2 |
R-3 |
R-4 |
RMHP |
PUD |
|---|---|---|---|---|---|---|
|
Minimum Lot Area |
15,000 sf |
8,400 sf1 |
6,200 sf |
6,200 sf2 |
5 acres |
Requirements found in Chapter 18.34 EMC, Planned Unit Development (PUD) |
|
Maximum Density |
N/A |
N/A |
1 DU per 6,200 sf3 |
1 DU per 2,900 sf4 |
1 DU per 6,200 sf |
|
|
Maximum Lot Area |
N/A |
18,000 sf5 |
12,500 sf5 |
N/A |
N/A |
|
|
Minimum Street Frontage |
50 ft |
50 ft |
50 ft |
50 ft2 |
Requirements found in Chapter 18.16 EMC, Residential Manufactured Home Park District (RHMP) |
|
|
Minimum Front Yard Setback |
20 ft |
20 ft |
20 ft |
20 ft |
||
|
Minimum Side Yard Setback6,7 |
9 ft |
9 ft |
9 ft |
9 ft2,8,9 |
||
|
Rear Yard |
25 ft |
25 ft |
25 ft |
25 ft |
||
|
Maximum Building Coverage10 |
30% |
40% |
40% |
40%11,12 |
||
|
Maximum Building Height |
30 ft |
30 ft |
30 ft |
30 ft13 |
||
|
Maximum Height of Accessory Building |
≤ 120 sf 10 ft > 120 sf 18 ft |
≤ 120 sf 10 ft > 120 sf 18 ft |
≤ 120 sf 10 ft > 120 sf 18 ft |
≤ 120 sf 10 ft > 120 sf 18 ft |
||
|
Detached Accessory Building ≤ 120 sf Minimum Side and Rear Setbacks |
3 ft |
3 ft |
3 ft |
3 ft |
||
|
Detached Accessory Building >120 sf Minimum Side and Rear Setbacks |
7.5 ft |
7.5 ft |
7.5 ft |
7.5 ft |
||
|
Maximum Detached Accessory Building Coverage14 |
50% |
50% |
50% |
50% |
B. Residential Density and Dimension Development Conditions.
1. When a short plat provides for one or more lots with a minimum square footage of 8,400 square feet, one lot of not less than 7,500 square feet may be included in the short plat if approved by the administrator; provided, that all lots surrounding the parcel to be short platted are substantially greater than the minimum 8,400 square feet and it is compatible with the area surrounding the proposed short plat. The substandard area lot, when recorded, shall be restricted from applying for a variance which is related to lot area, yard setbacks and lot coverage. This restriction shall be placed on the face of the short plat when so recorded. This provision shall not apply to a short plat in which maximum lot size is exceeded per subsection (B)(5) of this section.
2. Lot size, minimum street frontage and minimum side yard setback may be modified for single-family, duplex, townhouse, cottage and zero lot line developments, subject to EMC 18.06.130.
3. Duplexes and cottage developments may be permitted at a density of 3,100 square feet per dwelling unit by conditional use permit.
4. Densities of up to 1,452 square feet per dwelling unit (30 units per acre) may be permitted for retirement homes and assisted care living facilities by conditional use permit.
5. Maximum lot size does not apply in the following circumstances:
a. Creation of a lot that is developed with an existing house located such that compliance with the maximum lot size would require removal of the house or unusual lot configuration in order to subdivide the property.
b. Creation of a lot through a lot line adjustment where one or more of the existing lots are larger than the maximum lot size; provided, that a lot that conforms to the maximum lot size may not be made nonconforming.
c. Creation of an open space, critical area or future development tract.
6. Side yard setback for public and semipublic buildings shall be a minimum of 25 feet in width.
7. Where a utility easement is recorded adjacent to a side lot line, there shall be a side yard no less than the width of the easement.
8. There shall not be less than 15 feet between each multifamily building on a single lot.
9. Optional Aggregate Setback Allowance. The city may reduce the individual required setbacks for lots with unusual geometry, flag lots with undesignated setbacks, or lots with special site conditions such as an existing cluster of significant trees or other unique natural, cultural, or historic features that should be preserved without disturbance. However, the total of the setbacks shall be no less than the sum of the minimum front, rear and side yard setbacks for that zone. In order to exercise this option the city must determine that a public benefit is gained by relaxing any setback standard.
10. On any lot over one acre in area, an additional five percent may be used for buildings related to agricultural or forestry practices.
11. Maximum parking area coverage: 30 percent.
12. Combined maximum lot and parking area coverage: 60 percent.
13. Except for pitched-roof buildings, which shall have a maximum peak not to exceed 35 feet, subject to the following conditions:
a. The average roof height shall not exceed 30 feet (defined as the midpoint between the roof peak and roof eave for a single pitch); and
b. The minimum side yard setbacks shall be increased two feet for every additional foot in building height above 30 feet.
14. Combined area of the rear and side yards. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.040 Densities and dimensions – Public and commercial/industrial zones.
A. Density and Dimensions Table.
|
STANDARDS |
GO/GO-H |
NB |
HCB |
CB-1/CB-2 |
LI |
P |
|---|---|---|---|---|---|---|
|
Minimum Lot Area |
10,000 sf |
10,000 sf |
10,000 sf |
None |
10,000 sf |
Requirements found in Chapter 18.30 EMC |
|
Maximum Density |
15 du/acre1 |
1 du/10,000 sf |
None |
None |
1 du/10,000 sf |
|
|
Minimum Lot Width (At Street Line) |
30 ft |
None |
None |
None |
None |
|
|
Minimum Lot Width (At Building Line) |
70 ft |
None |
None |
None |
None |
|
|
Minimum Front Yard Setback |
20 ft |
20/30 ft2 |
15 ft |
None |
10 ft3 |
|
|
Minimum Side Yard Setback8 |
7.5 ft |
0/10/25 ft4 |
0/10/25 ft4 |
None |
0/10/25 ft4 |
|
|
Rear Yard |
25 ft |
0/10/25 ft4 |
0/10/25 ft4 |
None |
0/10/25 ft4 |
|
|
Maximum Lot Coverage |
45% |
40% |
40% |
None |
None |
|
|
Maximum Building Height |
30 ft5 |
30 ft5 |
35 ft6 |
40/506,7 |
35 ft6 |
|
|
Maximum Height of Accessory Building |
18 ft |
18 ft5 |
35 ft6 |
40/506,7 |
35 ft6 |
B. Development Conditions.
1. Maximum density within the mixed use overlay when included within a mixed use development approved pursuant to Chapter 19.38 EMC.
2. Corner lots shall observe a 30-foot setback on both streets.
3. The minimum front yard setback shall be increased one foot for every additional foot in building height above 35 feet.
4. Side and rear setbacks determined as follows:
a. All lots or development sites shall have no rear and side yards required where said lots or development sites abut property lines of commercially or industrially zoned property, except a street side yard shall have a setback of 10 feet;
b. When parcels directly abut a residential-zoned property, the setback along the abutting residential property shall adhere to the residential setback standards.
5. Except for pitched-roof buildings, which shall have a maximum peak not to exceed 35 feet subject to the following conditions:
a. The average roof height shall not exceed 30 feet (defined as the midpoint between the roof peak and roof eave for a single pitch); and
b. The minimum side yard setbacks shall be increased two feet for every additional foot in building height above 30 feet.
6. When the district abuts upon a residential district the maximum permitted building height shall not exceed the maximum building height permitted in the abutting residential district for a distance of 120 feet from the abutting boundary.
7. Maximum building height may be increased within a mixed use development approved pursuant to Chapter 19.38 EMC.
8. Where a utility easement is recorded adjacent to a side lot line, there shall be a side yard no less than the width of the easement. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.050 Principal buildings and uses and accessory buildings.
A. Hereinafter any building which is the only building on a lot is a principal building.
B. In any residential district there shall be only one principal use per lot or development site; provided, that home occupations shall be allowed where permitted.
C. In any single-family residential district, there shall be no more than two accessory buildings on any lot or development site. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.060 Designation and measurement of setbacks.
A. The administrator is authorized to designate front, rear and side yard setbacks in accordance with the definitions in Chapter 15.04 EMC, Definitions. If these definitions do not establish a front and rear setback, the administrator shall establish these setbacks based on the following guidelines:
1. The front yard shall be oriented toward the public street that the building takes access off and is addressed from.
2. The rear yard shall be opposite the front yard, except on corner lots and through lots.
3. Corner lots and through lots have front yards on the property lines adjacent to streets (not including alleys) and side yards on other property lines.
B. Setbacks are measured from the closest portion of the foundation of a structure to the property line. Where there is not a property line adjacent to an access easement or private road, the setback is measured to the edge of the access easement or private road. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.070 Measurement of building height and exceptions.
A. Building height is the vertical distance measured from average building elevation (ABE) to the highest point of the roof for flat roofs, to the deck line of mansard roofs, and to the mean height between eaves and ridge for gable, hip and gambrel roofs. If a structure has none of the above features, then the height shall be measured from the average finished elevation to the highest portion of the structure.
B. “Average building elevation” or “ABE” means the weighted average elevation of the topography, at finished grade, either (1) under the footprint of a building as measured by delineating the smallest rectangle which can enclose the building footprint and then averaging the elevations taken at the midpoint of each side of the rectangle, or (2) at the center of all exterior wall segments of a building or structure.
C. Building Height Exceptions.
1. Through Lots.
a. On through lots having a depth of 150 feet or less the building height thereon may be measured from the adjoining sidewalk level on either street.
b. On through lots having a depth of more than 150 feet the height regulations and basis of height measurements for the street permitting the greater height shall apply to a depth of not more than 150 feet from such street.
2. Roof structures for the housing of elevators, stairways, tanks, ventilating fans and similar equipment required to operate and maintain the building, fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, wireless masts, TV antennas, steeples and similar structures may be erected above the height limits prescribed in each of the use districts; provided, that no roof structure, feature or any other device above the prescribed height limit is allowed or used for the purpose of providing additional floor space, and all such appurtenances shall comply with the city building code and such appurtenances shall be designed and constructed to be unobtrusive and blend with the building and its surroundings. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.080 Measurement of lot area and exceptions.
A. For determination of minimum lot size, the total horizontal area within the boundary lines of a lot or parcel must meet the minimum area requirements for the zoning district, excluding the panhandle access.
B. Lot Area Exceptions. The following are exceptions to the required lot areas:
1. Lots of record with less than the area required in the use district or by an imposed subdistrict, which existed prior to March 8, 1966.
2. Lots of record with greater than the maximum area allowed in the R-1, R-2 and R-3 districts which existed prior to July 13, 1995. Such lots may be subdivided in accordance with the requirements set forth in this title. Lots exceeding the maximum lot size, which were created prior to the above date and which are to be maintained in their original configuration as to shape and dimensions may be developed and redeveloped without the need of a variance. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.090 General yard regulations and vision clearance.
A. Yard Requirements for Property Abutting Partial or Future Street Rights-of-Way.
1. Except as provided in subsection (A)(2) of this section, no building shall be erected on a lot which abuts a street having only a portion of its required width dedicated, unless the yards provided and maintained in connection with such building have a width and/or depth needed to complete the street right-of-way width plus the width and/or depth of the yards required on the lot by each use district.
2. Where a precise plan or the comprehensive plan adopted pursuant to law includes the plans for the widening of existing streets, the connecting of existing streets, or the establishment of new streets, the placement of buildings and the establishment of yards where required by each use district shall relate to the future street right-of-way boundaries as determined by the precise plans or the comprehensive plan.
B. Open Spaces and Yards Around Buildings.
1. No yard or open space provided around any building shall be considered as providing a yard or open space for any other building.
2. No yard or open space on adjoining property shall be considered as providing required yard or open space for another lot or development site, except where a recorded easement for open space on adjacent lot does not affect required open space for adjacent lot.
3. No front yards provided around any building shall be used for public or private parking areas or garages, or other accessory buildings, except as specifically provided in EMC 19.14.040.
C. Vision Clearance Required. On all corner lots and lots located at the intersection of alleys and streets, there shall be provided vision clearance in the following manner:
1. In all districts where front yards are required, vision clearance shall be a minimum of 20 feet for corner lots and 15 feet for lots at the intersection of alleys and streets.
2. In all districts where front yards are not required, vision clearance shall be a minimum of one foot for each foot of street right-of-way width under 60 feet up to a maximum of 10 feet.
D. Common Property Line. When the common property line separating two or more contiguous lots is covered by a building or a permitted group of buildings, or when the placement of a building or buildings with respect to such common property line or lines does not fully conform to the required yard spaces on each side of such common property line or lines, such lots shall constitute a single development site and the yards as required by each use district shall then not apply to such common property lines.
E. Dwellings Where Permitted Above Nonresidential Buildings. The front and interior yard requirements for residential uses shall not be applicable; provided, that all yard requirements for the district in which such building is located are complied with. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.100 Yard exceptions and permitted encroachments.
The following intrusions may project into required yards to the extent and under the conditions and limitations indicated. No encroachment upon any utility easement is allowed.
A. Depressed Ramps. In any zoning district, open-work fences, hedges, guard railings or other landscaping or architectural devices for safety protection around depressed ramps or stairs may be located in required yards; provided, that such devices are not more than three and one-half feet in height.
B. Accessory Buildings in Front Yards on Through Lots. In any case where a through lot has a depth of not more than 140 feet, accessory buildings may be located in one of the required front yards; provided, that every portion of such accessory building is not less than 10 feet from the nearest street line.
C. Projecting Building Features.
1. Front Yard. The following features may extend into a required front yard as specified:
a. An uncovered porch not more than four feet above the established grade. A railing no higher than three feet above the floor level of the porch may be used.
b. R-1, R-2, R-3 and R-4 zoning districts only. Covered porches may encroach into the front yard setback up to six feet. Enclosed (either entirely or partially) porches are not permitted to encroach. The roofline of the house may be extended to cover the porch but no living space shall be allowed above the porch inside the front yard setback (i.e., dormers, bay windows).
c. A chimney or chase may encroach into the front yard setback up to 36 inches.
d. Siding and trim may encroach up to six inches.
2. Side Yards.
a. An uncovered porch not more than four feet above the established grade may extend into the side yard to within three feet of the side lot line. A railing no higher than three feet above the floor level of the porch may be used, but the materials used in the construction must be noncombustible.
b. Eaves may encroach up to 18 inches; provided, that eaves that are within five feet of a property line may not include vents and must be constructed of materials with low flammability approved by the fire marshal.
c. Siding and trim may encroach up to six inches.
d. An extension of the principal structure may project into any side yard setback, provided such projections are limited to two per lot, are not wider than 10 feet, are not more than 18 inches in depth, and are at least five feet from a property line. Extensions include, but are not limited to, chimneys, bay windows, etc. (Ord. 2660 § 3, 2019; Ord. 2537 § 1 (Exh. A), 2014).
18.06.110 Fences and walls.
A. Fences providing a maximum of six feet sight obstruction from adjacent properties may be built on the side and rear property lines and across the front of the property in line with the front of a building, but not closer to the street right-of-way than where the requirements of vision clearance apply. Corner lots must observe the 20-foot fence setback on both streets. From the 20-foot fence setback line to the street right-of-way, a fence a maximum of four feet high measured from the ground on which the fence stands is permitted. Where fence heights greater than those contained herein are directed, the greater shall apply.
B. In any commercial or industrial district, fences or walls not to exceed eight feet in height may be located or maintained in any yard except where the requirements of vision clearance apply. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.120 Miscellaneous development standards.
A. Parking. All uses shall conform to the general provisions and exceptions concerning off-street parking and loading area standards of number, area, surface, screening and maintenance, as required by Chapters 19.14 and 19.16 EMC.
1. Street parking and/or loading shall not be permitted in an LI district.
2. In any HCB district directly across the street from any residential district designated on the comprehensive plan or zoning map, the parking and loading facilities shall be a distance at least 20 feet from the street; provided, however, that the foregoing requirements of this subsection shall not apply where such residential district is separated from the HCB district by a street planned to have a right-of-way of 80 feet or more; provided further, that a screen wall and/or landscaping is established and maintained on the HCB property.
3. At least 20 linear feet of driveway shall be provided between any garage, carport, or other fenced parking area and the street property line. The linear distance shall be measured along the centerline of the driveway from the access point to such garage, carport or fenced area to the street property line or pedestrian walkway, sidewalk, or easement access road(s), whichever is closest to the garage, carport or fenced parking area.
B. Lot Access. All lots shall front on a public or private street.
C. Signs. The only signs permitted are those allowed in Chapter 19.10 EMC, Signs. (Ord. 2537 § 1 (Exh. A), 2014).
18.06.130 Zero lot line development – R-4 zone.
A. Zero Lot Line Development in the R-4 Zoning District. This concept is intended to make available needed housing at an affordable price, allow and encourage fee simple land ownership in the R-4 zone, maximize the use of public infrastructure, and provide development flexibility. It is intended to allow for alternate siting of single-family, duplex, cottage housing, and townhouse dwellings on individual lots if the development standards of the zone can be met.
B. Density and Dimension Table. These special provisions shall be considered as modifications to the zoning requirements provided all applicable development conditions are met.
C. Zero Lot Line Development Conditions Table.
|
STANDARDS |
SINGLE-FAMILY |
DUPLEX |
COTTAGE |
TOWNHOUSE |
|---|---|---|---|---|
|
Minimum Lot Area (per dwelling unit) |
3,000 sf |
3,000 sf |
2,500 sf |
3,000 sf |
|
Minimum Street Frontage (interior lot) |
40 ft |
30 ft |
25 ft |
30 ft |
|
Minimum Street Frontage (corner lot) |
50 ft |
40 ft |
30 ft |
40 ft |
|
Minimum Side Yard Setback |
0 ft min for common wall/opposite side 15 ft (15 ft min between buildings) |
0 ft min for common wall/opposite side 10 ft |
5 ft/0 ft min for common wall/opposite side 10 ft |
0 ft min for common wall/end wall 15 ft |
|
Front Yard |
20 ft |
20 ft |
10 ft |
20 ft |
|
Rear Yard |
20 ft |
20 ft |
10 ft |
25 ft |
1. Except as identified in subsection B of this section, standards shall be the same as those in the underlying zone. All requirements for duplexes, cottage housing and townhouses found in Chapter 19.40 EMC shall also be met.
2. Attached dwelling units may be placed on the interior side property lines. Each dwelling unit is located exclusively on one lot, except for the common wall which is separated by the property line.
3. If dwellings are constructed against both side lot lines, access must be provided along the rear lot lines as necessary to provide access for emergency, fire and police protection service vehicles.
4. A zero lot line shall not be allowed adjacent to a public or private street or adjacent to lots that are not part of the zero lot line development. Corner lots shall observe the minimum front yard setback requirements on both streets.
5. In order to maintain privacy, no windows, doors, air conditioning units, or any other types of openings in the walls along a zero lot line shall be allowed.
6. All structures built with zero lot lines, whether attached or detached, must be surveyed and staked by a licensed surveyor prior to pouring of the foundations.
7. Zero lot line developments with attached dwelling units shall be constructed concurrently and be under the same ownership at the time of initial construction with certificates of occupancy not issued until all units are complete.
8. Zero lot line developments must meet the minimum requirements in EMC Title 17 for short subdivisions and subdivisions, if applicable. The amount of park and recreation land required by EMC 17.16.050(C) may be counted toward the common open space required by Chapters 17.16 and 19.40 EMC. Common open space is not eligible for the fee-in-lieu provisions of EMC 17.16.050(C)(3). In the event of a conflict between EMC Title 17 and Chapter 19.40 EMC, the more restrictive standard shall prevail.
9. A zero lot line agreement must be submitted and approved as to form only by the administrator and city attorney’s office. The agreement shall be recorded as a covenant running with the land and shall not be revoked without approval of the city attorney. The agreement shall be recorded at the auditor’s office prior to the issuance of a building permit. This agreement shall provide for establishment of a homeowners’ association to enforce the agreement and shall address the relative rights and responsibilities of the property owners of each unit regarding the following:
a. Exterior structure, roof, and common wall maintenance and improvements; and
b. Painting and colors; and
c. Reconstruction of a unit due to fire or natural hazard damage;
d. Any other shared or common areas, easements, utilities, structures or open space;
e. Any other covenants and conditions for use, including but not limited to insurance, access, title policies, security, property improvement, rental, lease or sale.
10. Cottage lot street frontage requirement may be satisfied by frontage on common open space or frontage on a private or public street.
11. The maximum number of attached townhouse dwellings that may be attached as a single building is four.
Figure 18.06.130 – Examples of Zero Lot Line Development – R-4 Zone.
A. Single-Family Zero Lot Line Development.
B. Duplex Zero Lot Line Development.
C. Townhouse Zero Lot Line Development.
(Ord. 2537 § 1 (Exh. A), 2014).