The purpose of the RVL zone is to establish a very low density residential area (minimum lot size one acre for a dwelling unit) in areas with steep slopes, lack of city services or existing low density land use patterns. The RVL area is intended to be a future growth area of the city, where higher density development shall, where practicable, be permitted upon annexation and zone amendment, and where geologic stability and availability of city services are demonstrated. In the RVL zone the provisions in Sections 17.26.020 through 17.26.040 apply.
(Ord. 24-05, 6/5/2024)
In an RVL zone the following uses and their accessory uses are permitted outright:
A. 
Single-family dwelling, modular housing and manufactured home meeting the standards of Section 17.76.020;
B. 
Parks or publicly owned recreation areas;
C. 
Utility lines necessary for public service;
D. 
A manufactured dwelling or recreational vehicle not exceeding 300 square feet in area used temporarily during the construction period of a permitted use for which a building permit has been issued, but not to exceed one year;
E. 
Home occupation Type I, which satisfies the requirements of Section 17.72.040;
F. 
Residential home, or residential facility;
G. 
Family day care center or adult day care center; and
H. 
Accessory dwelling which satisfies the requirements of Section 17.72.080.
(Ord. 24-05, 6/5/2024)
In an RVL zone the following conditional uses and their accessory uses are permitted subject to the provisions of Chapter 17.86:
A. 
Public or private school or college;
B. 
Governmental or municipal structure necessary for public service in the area, including utility substations or similar facility;
C. 
Forest management activities;
D. 
Cottage industry which satisfies the requirements in Section 17.86.260;
E. 
Day care center;
F. 
Home occupation Type II, which satisfies the requirements of Section 17.72.050; and
G. 
Community garden, which satisfies the requirements of Section 17.86.130.
(Ord. 24-05, 6/5/2024)
In an RVL zone, the following standards shall apply except as they may be modified through the design review process pursuant to Chapter 17.70:
A. 
Lot Size. Lot area shall be one acre per dwelling unit, except that lots of less than one acre in single, noncontiguous ownership prior to the date of enactment of the ordinance codified in this title are considered buildable subject to the other provisions of this title and the comprehensive plan. Lower density may be required on the basis of geologic hazards, percent of slope, availability of city services and vehicular access and circulation. The planning commission shall review partitions, subdivisions, planned developments and other development proposals under these criteria. The planning commission may authorize the placement of a government or municipal structure necessary for public service on a lot of less than one acre if it finds a larger lot is not required and that the smaller lot size will not have a detrimental effect on adjacent areas or uses. The minimum lot size for all uses, including single-family dwellings, shall be adjusted for average slope using the standards in Section 17.124.070.
B. 
Lot Dimensions and Yard Requirements. There are no lot dimension requirements. For lots of more than 10,000 square feet in size, no structure shall be located within 25 feet of a lot line. For lots that are 10,000 square feet in size or less: a front yard shall be at least 15 feet; a side yard shall be at least five feet, except on a corner or through lot the minimum side yard from the street shall be 15 feet; and a rear yard shall be at least 15 feet, except on a corner or through lot it shall be a minimum of five feet, except where a rear lot line abuts a street, it shall be a minimum of 15 feet.
C. 
Lot Coverage. The lot coverage for a permitted or conditional use shall not exceed 50 percent.
D. 
Floor Area Ratio. The floor area ratio for a permitted or conditional use shall not exceed 0.5.
E. 
Positioning of Structures for Future Subdivision. In areas where the future intention of the property or lot is further partitioning or subdivision, the planning commission shall, where practicable, require that structures be located to facilitate the future division of the land in a manner that accommodates smaller lot sizes and the extension of streets and utilities.
F. 
Building Height. Maximum height of a structure is 24 feet, measured as the vertical distance from the average elevation of existing grade to the highest point of a roof surface of a flat roof, to the top of a mansard roof or to the mean height level between the eaves and the ridge for a pitched roof. The ridge height of a pitched roof shall not exceed 28 feet. Pitched roofs are considered those with a 5-12 pitch or greater.
G. 
Signs. As allowed by Chapter 17.62.
H. 
Parking. As required by Section 17.68.020.
I. 
Design Review. All uses except single-family dwellings and their accessory structures are subject to the provisions of Chapter 17.70.
J. 
Geologic or Soils Engineering Study. As required by Chapter 17.108.
K. 
Zone Changes. Upon request of property owners, or their representatives, the planning commission may consider the change of an area of the RVL zone to another zone in order to obtain more intensive usage or higher densities where it is demonstrated by the applicant that:
1. 
A favorable geologic investigation indicates that the area will support more intensive development;
2. 
City services are available, or will be provided, including adequate water pressure, sewer and water system capacity and street width;
3. 
Traffic circulation patterns will not place a burden on neighborhood streets; and
4. 
The county planning commission has been given adequate opportunity to review the proposal and provide comment to the city.
L. 
Site Plan. Except for interior renovation of existing structures and exterior renovations such as siding replacement where there will be no ground disturbance, no new construction shall be approved unless a site plan meeting the requirements of Section 17.60.190 has been submitted and approved.
(Ord. 24-05, 6/5/2024)