Chapter 19.28
HIGH DENSITY RESIDENTIAL (HDR) DISTRICT
Sections:
19.28.050 Development standards.
19.28.060 Performance standards.
19.28.010 Purpose.
This zoning district is intended to provide for predominantly multifamily residences, with the inclusion of single-family residences, duplexes, and triplexes. Planned developments that provide a variety of housing types and densities are encouraged. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1317 § 3, 1998).
19.28.020 Permitted uses.
Permitted uses in the HDR district are:
A. Single-family dwelling;
B. Duplex dwelling;
C. Triplex dwelling;
D. Mini-storage subject to FMC 19.68.055;
E. Multifamily structure containing four to six dwelling units;
F. Multifamily structure containing seven or more dwelling units permitted through planned residential development (PRD);
G. General group home;
H. The growing and harvesting of agricultural crops and a roadside stand for the sale of agricultural crops grown on-site;
I. Nonmotorized recreational trail or passive recreational park with no permanent on-site staff;
J. Necessary public or quasi-public utility structure or equipment, unstaffed and less than or equal to 500 square feet in gross floor area. Excludes substations;
K. Manufactured home park through a PRD. (Ord. 2043 § 1 (Att. A), 2021; Ord. 1481-03 § 1, 2003; Ord. 1317 § 3, 1998).
19.28.030 Accessory uses.
Accessory uses in the HDR district are:
A. Accessory dwelling unit (see Chapter 19.80 FMC);
B. Family day-care provider’s home facility (see Chapter 19.68 FMC);
C. On-site day-care facility for use solely by residents of a multifamily development;
D. Home occupation (see Chapter 19.68 FMC);
E. Microcell for residential use. Excluded from front yard;
F. Amateur and citizen band transmitter, support structure and antenna array (see FMC 19.68.020(B));
G. Livestock as an accessory to an existing residence (see Chapter 19.68 FMC);
H. Residential accessory use or structure which is subordinate and incidental to a permitted residential dwelling unit. Residential accessory uses and structures may include, but are not limited to, garage, carport, storage shed, noncommercial greenhouse, fence six feet or less in height and the accessory uses listed above. Accessory structures constructed after the effective date of the ordinance codified in this title shall be less than or equal to 65 percent of gross floor area of the primary residence or 1,200 square feet, whichever is greater, and less than or equal to 20 feet in height;
I. Golf course, pool, tennis court, community sport or play field or other active recreational area within a PRD;
J. Temporary accessory structures and uses (see Chapter 19.68 FMC);
K. Electric vehicle charging station equipped with Level 1 or Level 2 battery charging station equipment only;
L. Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director. (Ord. 1780 § 6, 2012; Ord. 1317 § 3, 1998).
19.28.040 Conditional uses.
Uses permitted subject to the granting of a conditional use permit by the hearing examiner are:
A. Adult or child day-care provider;
B. Residential accessory structure which exceeds the gross floor area and/or height limit listed in FMC 19.28.030(H);
C. Home occupation exceeding the gross floor area requirements identified in FMC 19.68.050;
D. Accredited public or private K-12 school;
E. Golf course, pool, tennis court, community sport or playfield or other active recreational park;
F. Religious institution;
G. Plant nursery;
H. Public or quasi-public utility structure or equipment greater than 500 square feet in gross floor area;
I. A use not listed above which is not listed in another district as a permitted or conditional use, is similar in nature to the above list of permitted and conditional uses, is consistent with the purpose and intent of this zoning district, and is compatible with the uses on adjoining properties. (Ord. 1593-06 § 58, 2006; Ord. 1317 § 3, 1998).
19.28.045 Prohibited uses.
The following are prohibited uses for the high density residential (HDR) district:
A. Marijuana producing.
B. Marijuana processing.
C. Marijuana retailing or marijuana retailers.
D. Medical marijuana collective gardens. (Ord. 1872 § 5, 2014).
19.28.050 Development standards.
A. Minimum Lot Area and Site Requirements for High Density Residential (HDR).
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Base maximum density |
14 dwelling units per gross acre. |
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Maximum density with PRD |
25 dwelling units per gross acre. |
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Minimum lot area (see FMC 19.68.020) |
3,000 square feet. |
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Detached accessory dwelling unit (ADU): Additional lot area |
1,500 square feet. One ADU per lot. |
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Minimum dwelling structure separation |
6 feet for 1- and 2-story structures. 15 feet for 3-story structures. |
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Minimum lot dimension circle per dwelling or nonresidential use |
30 feet. |
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Minimum frontage width |
20 feet. 14 feet with alley or easement serving 2 lots or less, as sole access (subject to increase based on safety concerns). |
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Minimum front yard setback (see Chapter 19.64 FMC for buffering requirements) |
16 feet. See FMC 19.68.020(B) for possible front yard setback reduction. 20 feet of driveway* between the garage or carport and the front property line. Does not apply to side entry garage or alley if sole vehicular access. |
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Minimum interior yard setback (see Chapter 19.64 FMC for buffering requirements) |
10 feet. One side of the interior yard may be 5 feet (see FMC 19.68.020(B)). An accessory dwelling unit shall maintain a 10-foot setback. Residential accessory structure (excluding accessory dwelling units)** ≤15 feet in height and ≤33% of dwelling unit coverage, 5-foot setback. |
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Interior yard with alley as sole access (residential) |
5 feet abutting alley easement or right-of-way (see FMC 19.68.020(B)). |
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Maximum height |
30 feet or 2 stories, whichever is less. For multifamily structures, 35 feet or 3 stories, whichever is less. |
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Maximum lot coverage for structures |
55%. |
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Green area factor (see FMC 19.64.025) |
30%. |
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*To prevent street and sidewalk blockage. |
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Calculations resulting in a fraction shall be rounded to the nearest whole number with .50 being rounded up. |
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B. Additional Development Standards. See FMC 19.68.020.
C. Parking and Circulation Regulations. See Chapter 19.56 FMC.
D. Landscaping and Buffering Regulations. See Chapter 19.64 FMC.
E. Planned Residential Development (PRD). See Chapter 19.52 FMC.
F. Development Agreement. See Chapter 19.68 FMC.
G. Sewer Hookup Requirement. See FMC 19.68.130.
H. Accessory Dwelling Units (ADU). See Chapter 19.80 FMC.
I. Nonconforming Lots, Structures And Uses. See Chapter 19.84 FMC.
J. Fife Municipal Code (FMC). All applicable development procedures and standards identified in the FMC shall apply.
K. Low Impact Development. See FMC Title 21. (Ord. 2043 § 1 (Att. B), 2021; Ord. 1685 § 1(Exh. A), 2009; Ord. 1317 § 3, 1998).
19.28.060 Performance standards.
See FMC 19.68.030 for performance standards. (Ord. 1317 § 3, 1998).