Chapter 17.20
RESIDENTIAL ZONES

Sections:

17.20.010    Purpose.

17.20.020    Additional requirements.

17.20.030    Uses.

17.20.040    Prohibited.

17.20.050    Accessory uses, buildings, and structures.

17.20.060    Development standards.

17.20.070    Performance standards.

17.20.080    Performance standards for residential structures.

17.20.090    Street frontage required.

17.20.100    Construction code requirements.

17.20.110    Fences and walls.

17.20.010 Purpose.

(a)    Generally. This chapter provides for residential development of various types and densities. The purpose of this chapter is to provide for:

(1)    The specific characteristics of residential development that may take place in Othello;

(2)    A consistent and compatible land use pattern;

(3)    The residential housing needs of Othello residents;

(4)    The public safety needs of Othello residents.

(b)    R-1 Residential District. The R-1 zone is intended as a low-density zone which allows one-family dwellings.

(c)    R-2 Residential District. The R-2 zone is intended as a low-density zone which allows one- and two-family dwellings.

(d)    R-3 Residential District. The R-3 zone is intended as a medium-density zone which allows a mix of home types, including triplex and fourplex dwellings.

(e)    R-4 Residential District. The R-4 zone is intended as the highest-density residential zone, allowing larger multifamily dwellings in addition to one-, two-, three-, and four-family dwellings.

(f)    Residential-Medical Zone. The residential-medical zone is intended to allow the coexistence of medical uses and residential uses, and ensure compatibility between these uses.

(g)    S-1 Suburban Zone. The S-1 zone is suitable for residential use on land parcels of one to five acres, which are, or will become, a single-family living area. Uses are limited to residential uses. Animals, livestock and crops, primarily for the personal use of occupants of dwellings, are permitted in accordance with the standards relative to the land area required to protect public health and welfare. (Ord. 1547 § 3 (part), 2020).

17.20.020 Additional requirements.

Additional requirements are found in other chapters of the municipal code and other adopted city regulations, included but not limited to the following:

(a)    Chapter 17.05, Interpretation, Purpose, Applicability;

(b)    Chapter 17.56, General Provisions;

(c)    Chapter 17.61, Off-Street Parking;

(d)    Chapter 17.65, Building Permits;

(e)    Chapter 17.67, Use Review Standards;

(f)    Chapter 17.74, Landscaping and Screening;

(g)    Chapter 14.04, Building Codes;

(h)    Chapter 14.36, Fences, Walls and Hedges;

(i)    City of Othello Public Works Design Standards. (Ord. 1547 § 3 (part), 2020).

17.20.030 Uses.

(a)    Table 1: Land Uses in Residential Zones indicates where categories of land uses may be permitted and whether those uses are allowed outright or by conditional use permit. Only residential zones are included in this table. Land uses not listed are prohibited unless allowed through the process specified in subsection (c) of this section. Further interpretation of these zones may be obtained as specified in Section 19.03.020. Land uses are also subject to the footnotes following the table.

(b)    The symbols used in the table represent the following:

(1)    A = Allowed, subject to applicable standards and any footnotes.

(2)    C = Conditionally allowed through the conditional use permit process, subject to applicable standards and any footnotes.

(3)    X = Prohibited use.

(c)    Uses similar to those listed may be established as allowed or conditionally allowed through the interpretation process in Section 19.03.020(b). In determining whether a use should be permitted, the administrator shall refer to the purpose statement in Section 17.20.010 and the most recent version of the North American Industry Classification System (NAICS), as used by federal agencies in the classification of business establishments.

(d)    Procedural requirements for permits are described in Title 19, Development Code.

TABLE 1: LAND USES IN RESIDENTIAL ZONES 

USE CATEGORIES

R-1

R-2

R-3

R-4

R-M

S-1

Residential

One-family dwelling (site-built, manufactured, or modular)

A

A

A

A

A

A

Condominium in compliance with Chapter 17.54, Planned Development District Overlay

A

A

A

A

A

A

Two-family dwelling

X

A

A

A

X

X

Triplex or fourplex dwelling

X

X

A

A

X

X

Triplex, fourplex, or multifamily dwelling on a lot directly abutting 7th Avenue

X

A

A

A

X

X

Multifamily dwelling larger than 4 units

X

X

C

A

X

X

Rental of an apartment appurtenant to a single-family residence

X

C

C

C

C

X

Accessory dwelling unit (ADU) in compliance with Chapter 17.63

X

A

A

A

X

X

Commercial1

Adult family home licensed by the state

A

A

A

A

A

A

Art gallery

X

X

C

A

X

X

Bed and breakfast2

A

A

A

A

A

A

Boardinghouse, bunk house, hostel, dormitory, resort, timeshare condominium, lodging house

X

X

C

A

X

X

Clinic, including medical, dental, chiropractic, holistic, or physical therapy, and supporting medical facilities

X

X

X

X

A

X

Child day care as a separate facility

X

X

X

X

X

X

Child day care as a separate facility on a lot directly abutting 7th Avenue

A

A

A

A

X

X

Day care for more than 12 children, in the home of the care provider and licensed by the state3

C

C

C

C

C

C

Day care for more than 12 children, in the home of the care provider and licensed by the state, on a lot directly abutting 7th Avenue3

A

A

A

A

X

X

Family day care home licensed by the state

A

A

A

A

A

A

Home occupations in compliance with Chapter 17.59

A

A

A

A

A

A

Medical-related commercial vendor

X

X

X

X

A

X

Museum

C

C

C

C

C

C

Neighborhood commercial uses abutting 7th Avenue4

A

A

A

A

X

X

Nursing home, convalescent home, assisted living, or similar residential/medical use and its support facilities

X

X

X

C

A

X

Nursing home, convalescent home, assisted living, or similar residential/medical use and its support facilities, on a lot directly abutting 7th Avenue

X

A

A

A

X

X

Public and Institutional5

Churches

C

C

C

C

C

C

Library

X

C

C

C

X

X

Municipal buildings or structures

C

C

C

C

C

C

Municipal facilities, such as wells or lift stations

A

A

A

A

A

A

Parks and playgrounds, including park buildings

C

C

C

C

C

C

Public hospital

X

X

X

X

A

X

Schools, public or private

C

C

C

C

C

C

Senior center or similar use, on a lot directly abutting 7th Avenue

A

A

A

A

A

X

Agricultural

Gardening or fruit raising on vacant property, when maintained in a neat, orderly, and clean condition such that it does not constitute any sort of nuisance

A

A

A

A

A

A

Keeping of animals and/or livestock

X

X

X

X

X

A

Keeping of chickens and rabbits

See Chapter 6.12

A

Miscellaneous

Household pets

See Chapter 6.04

Notes for Table 1:

1    All commercial uses shall require a city business license and any applicable state licenses. Where these commercial uses are conditionally allowed in a specific residential zone, they may be outright permitted in that zone on lots that directly abut 7th Avenue provided parking meets Chapter 17.61, operating hours are limited to seven a.m. to ten p.m., new buildings meet C-1/C-2 design standards (Section 17.30.070), and the commercial use extends no more than one-half block from 7th Avenue.

2    A bed and breakfast facility shall be allowed with the following conditions:

(a)    Must meet the definition of a bed and breakfast in Chapter 17.09, Definitions;

(b)    The bed and breakfast shall be within an owner-occupied residence, and the owner shall reside on site during guest stay;

(c)    At least one hard surface parking space is provided per guest room, in addition to the parking spaces for the residents; and

(d)    Maximum length of stay for any guest shall be fourteen consecutive days.

3    Day care facilities shall be in compliance with the following requirements:

(a)    Outdoor play areas shall not be located in the front yard.

(b)    One on-site parking space is required for each employee, in addition to required resident parking.

(c)    An on-site, off-street loading and unloading area shall be provided.

(d)    Signage shall not be allowed.

(e)    No structural or decorative alteration which would alter the character or be incompatible with the surrounding residences shall be allowed.

(f)    The structure shall be in compliance with zoning and building code requirements.

(g)    Adjacent property owners shall be notified of an application for a day care facility prior to obtaining a license from the state.

(h)    The hearing examiner may impose conditions to mitigate any potential adverse impacts on the surrounding area.

4    The following uses allowed in commercial zones, and those deemed similar and compatible with the neighborhood by the planning commission, shall be allowed on lots abutting 7th Avenue provided parking meets Chapter 17.61, operating hours are limited to seven a.m. to ten p.m., new buildings meet C-1/C-2 design standards (Section 17.30.070), and the commercial use extends no more than one-half block from 7th Avenue:

(a)    Retail uses not otherwise specified.

(b)    Eating and drinking places.

(c)    Service uses.

(d)    Banking and financial services.

(e)    Cultural, recreational, and entertainment uses.

(f)    Daily care providers (childcare, elder care).

(g)    Health care providers.

(h)    Personal service shops.

(i)    Professional offices.

    The following commercial uses are specifically prohibited: contractor supply and sales, lumberyard, daily outdoor merchandise display, drive through, farm and landscaping equipment sales, supplies, and service; fuel stations, manufactured home sales, marijuana sales, open sales lot, vehicle sales lot, warehouse sales, wholesale, adult entertainment; clubs, lodges, and assembly halls as a primary use; dance hall, hospital, kennels, animal boarding, pet care; recreational vehicle park, rental of vehicles, trailers, and machinery; repair and maintenance, theater (movie), truck stop, sales, and repairs; veterinarian.

5    Where these public and institutional uses are conditionally allowed in a residential zone, they may be outright permitted on lots that directly abut 7th Avenue.

6    Animals and/or livestock are allowed in the S-1 zone as follows: not to exceed one horse, one mule, one cow, two goats, or two sheep for every twenty-one thousand seven hundred eighty square feet of lot area. No such livestock shall be maintained closer than one hundred feet to any dwelling.

7    Chickens, rabbits, and guinea pigs are allowed in the S-1 zone as follows: not to exceed fifteen fowl and not to exceed fifteen rabbits or guinea pigs. Guinea fowl and pea fowl are not permitted. Roosters are not permitted. No chickens, rabbits, or guinea pigs shall be maintained closer than twenty-five feet to any dwelling.

(Ord. 1578 § 1, 2022; Ord. 1547 § 3 (part), 2020).

17.20.040 Prohibited.

The following are prohibited in all residential zones:

(a)    Mobile homes, defined as factory-built residential structures constructed prior to June 15, 1976, and not in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974;

(b)    Commercial activities not otherwise specifically permitted;

(c)    Garages or other accessory structures on a lot without a residence. (Ord. 1547 § 3 (part), 2020).

17.20.050 Accessory uses, buildings, and structures.

(a)    All accessory uses, buildings, and structures must be customarily incidental and subordinate to the principal building or use of the lot on which they are located.

(b)    Where there is a question regarding a particular accessory use, the community development director shall have the authority to make the final determination. The determination shall be based on the general standards of this section and on an analysis of the compatibility of the use or structure within the surrounding area and the permitted principal uses in the zone.

(c)    The following structures are customarily incidental and accessory to residential uses:

(1)    Carports or garages for the storage of motor vehicles, boats, and/or recreational vehicles;

(2)    Greenhouses, private and noncommercial; and

(3)    Storage buildings for yard maintenance equipment and household goods.

(d)    Accessory uses, buildings, and structures, other than fences and retaining walls, are prohibited from locating on a lot prior to a legal principal use.

(e)    No accessory building or structure shall be placed on or over a right-of-way or public easement.

(f)    The accessory building shall be at least five feet from the primary building. Separation between accessory buildings shall be as regulated by the State Building Code. (Ord. 1547 § 3 (part), 2020).

17.20.060 Development standards.

(a)    Purpose. This section establishes the development standards and site requirements for uses in the residential zones. The standards and rules are established to provide flexibility in project design, prevent fire danger, provide adequate access and circulation, reduce incompatibilities, and prevent overloading of infrastructure due to the impacts of development.

(b)    Explanation of Table. Development standards are listed down the left column of the table and the residential zones are identified across the top row. The matrix cells contain the requirements of each zone. The footnotes identify particular requirements applicable to a specific use, standard, or zone. “NR” stands for “No Requirement.”

TABLE 2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES 

Development Standards

R-1

R-2

R-3

R-4

R-M

S-1

Maximum building height—primary building

2 stories

2 stories

2 stories

3 stories

3 stories and 60'

2 stories

Maximum building height—residential accessory building

20'

20'

20'

20'

20'

20'

Front street setback1 for primary structure

20'

20'

20'

20'

20'

20'

Front setback1 for accessory structures

No closer to the street than the dwelling unit

Side street setback1 for a corner lot2

15'

10'

10'

10'

15'

15'

Setback1 to front of garage

20'

20'

20'

20'

20'

20'

Interior side setback1

5'

5'

5'

5'

5'

5'

Interior side setback1—residential accessory building

2'

2'

2'

2'

2'

2'

Rear setback1 if no alley

5'

5'

5'

5'

5'

5'

Rear setback1 if abutting alley and garage does not open onto alley

5'

5'

5'

5'

5'

5'

Rear setback1 if abutting alley and garage opens onto alley

8'

8'

8'

8'

8'

8'

Rear yard setback1 if abutting irrigation canal

2'

2'

2'

2'

2'

2'

Minimum lot size2

7,000 square feet

6,000 square feet

5,000 square feet

4,500 square feet

7,000 square feet

1 acre

Maximum dwelling units per lot

1

2

4

NR

1

1

Landscape area for residential

See Chapter 17.74

300 SF/ dwelling unit

See Chapter 17.74

Maximum lot area covered by buildings

50%

50%

65%

NR

50%

35%

Minimum roof pitch for main portion of primary structure

3:12

3:12

3:12

3:12

3:12 residential. NR for medical uses.

3:12

Minimum width of primary structure at the narrowest side of the rectangle formed by the structure as a whole

24'

24'

24'

24'

24'

24'

Minimum number of parking spaces inside a garage for a single-family dwelling3

2

2

2

2

2

2

Table 2 Notes:

1.    Setback Notes. Within the setback area shown on Table 2, no building or structure (as defined in Chapter 17.09, Definitions) shall be allowed except flagpoles, street furniture, transit shelters, signage, fencing, slope stability structures, and improvements less than thirty inches above grade, including decks, patios, walks, and driveways. Some of these structures and improvements require a permit. The setbacks shown in Table 2 are zoning setbacks. Larger setbacks may be required by the State Building Code, Fire Code, sight distance requirements, or landscaping requirements.

2.    The minimum lot size does not apply to lots legally created prior to February 10, 2020.

3.    The garage requirement was added by Ordinance Nos. 1246, 1247, and 1249 in 2007. Therefore, houses built before 2008 may convert an existing attached garage to living space, provided the following conditions are met:

a.    A building permit is required.

b.    The conversion shall meet all zoning and building code requirements.

c.    The lot shall contain a minimum of four improved off-street parking spaces, unless the garage being converted is a one-car garage, then a minimum of three improved off-street parking spaces is required.

d.    Per Section 17.74.090(a), at least fifty percent of the front yard shall be landscaped. If the garage conversion and associated parking space replacement would encroach on the fifty percent landscaped area, the conversion is not allowed.

(Ord. 1569 § 1, 2021; Ord. 1554 § 1, 2020: Ord. 1547 § 3 (part), 2020).

17.20.070 Performance standards.

Uses within the residential zones shall not inflict upon adjacent property smoke, dust, dirt, glare, odors, steam, vibration, electrical interference, or excessive hazard. Noise in the residential zones shall not exceed the standards set forth in Chapter 5.38, Noise Control. (Ord. 1547 § 3 (part), 2020).

17.20.080 Performance standards for residential structures.

(a)    All dwellings shall be placed on permanent foundations. For manufactured homes, the foundation shall be per the manufacturer’s specifications or per the building code, and in addition a continuous perimeter concrete foundation per the building code must be installed, regardless if it is necessary for the structural integrity of the dwelling.

(b)    All dwellings shall be permanently connected to city utilities.

(c)    All dwellings shall be in compliance with the Washington State Energy Code.

(d)    All dwellings shall be in compliance with any regulations on radon detection and abatement.

(e)    All dwellings shall have exterior siding similar in appearance to siding materials commonly used on site-built single-family residences.

(f)    All dwellings shall have roof materials of composition or wood shake or shingle, coated metal, or similar.

(g)    Any manufactured home shall be built to the 42 U.S.C. Sections 5401 through 5403 standards (as amended in 2000).

(h)    Any manufactured home shall be previously untitled and shall be a new manufactured home as defined in RCW 35.63.160 as now enacted or hereafter amended.

(i)    Any manufactured home shall have all wheels, towing or moving apparatus removed from the site.

(j)    Any manufactured home shall be inspected and certified by the Washington State Department of Labor and Industries that it meets all applicable electrical, plumbing, and building codes for manufactured homes. (Ord. 1547 § 3 (part), 2020).

17.20.090 Street frontage required.

Every lot in a residential zone shall front upon a street dedicated for public use and accepted by the city council as a public street, unless otherwise approved through the planned development process, Chapter 17.54. (Ord. 1547 § 3 (part), 2020).

17.20.100 Construction code requirements.

All uses in the residential zones must be in compliance with the applicable requirements of the State Building Code, including but not limited to the Fire Code, Mechanical Code, Plumbing Code, and Energy Code. (Ord. 1547 § 3 (part), 2020).

17.20.110 Fences and walls.

Residential fences and walls are regulated in Chapter 14.36. (Ord. 1547 § 3 (part), 2020).