All projects require design review (Chapter 18.36 PMC).
(Formerly 18.50.020; Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. D), 2007)
Schedule 18.50.105 prescribes development regulations for residential districts. The column beneath each district heading establishes basic requirements for permitted and conditional uses for that district. The symbol (–) under any of the zoning district columns indicates either not applicable or no regulation for that particular classification. Additional land use-specific development regulations are identified in the subsequent sections of this article.
Schedule 18.50.105 RR, RS-40, RS-10, RS-6, RS-5, RS-4, RM, RMD, RH AND RHD DISTRICTS – PROPERTY DEVELOPMENT REGULATIONS | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
Development Classifications | RR | RS-40 | RS-10 | RS-6 | RS-5 | RS-4 | RM | RMD | RH | RHD |
Maximum density (min. lot area per unit – sq. ft.) | 5 acres | 1 acre | 10,000 | 6,000 | 5,000 | 4,000 | 3,000 | 2,500 | 1,800a | 1,500b |
Maximum height (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 35 | 40 | 45 | 40 |
Condominium or PUD | – | – | – | – | – | – | 35 | 40 | 45 | 40 |
Single-family dwellings, attached | – | – | – | – | 28 | 28 | 35 | 28 | 35 | 40 |
Single-family dwellings, detached | 30 | 35 | 28 | 28 | 28 | 28 | 28 | 28 | – | – |
Nonresidential uses | 30 | 35 | 28 | 28 | 28 | 28 | 35 | 40 | 45 | 40 |
Maximum coverage | ||||||||||
Apartments | – | – | – | – | – | – | 50% | 60% | 60% | 80% |
Condominium or PUD | – | – | – | – | – | – | 60% | 60% | 60% | 80% |
Single-family dwellings, attached | – | – | – | – | 50% | 50% | 60% | 60% | 75% | 90% |
Single-family dwellings, detached | 10% | 15% | 30% | 40% | 50% | 50% | 60% | 60% | – | – |
Nonresidential uses | 10% | 15% | 30% | 40% | 45% | 45% | 50% | 60% | 60% | 80% |
Minimum lot area (sq. ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 60,000 | 50,000 | 36,000a | 30,000b |
Condominium or PUD | – | – | – | – | – | – | 5,000 | 4,000 | 4,000 | 3,000 |
Single-family dwellings, attached | – | – | – | – | 5,000 | 4,000 | 2,500 | 2,000 | 2,000 | 1,500 |
Single-family dwellings, detached | 5 acres | 1 acre | 10,000 | 6,000 | 5,000 | 4,000 | 3,000 | 2,500 | – | – |
Nonresidential uses | 5 acres | 1 acre | 10,000 | 6,000 | 5,000 | 5,000 | 5,000 | 5,000 | 5,000 | 5,000 |
Minimum lot width (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 100 | 100 | 100 | 100 |
Condominium or PUD | – | – | – | – | – | – | 30 | 30 | 30 | 30 |
Single-family dwellings, attached | – | – | – | – | 50 | 40 | 30 | 20 | 20 | 20 |
Single-family dwellings, detached | 200 | 150 | 80 | 60 | 50 | 40 | 30 | 30 | – | – |
Nonresidential uses | 200 | 150 | 80 | 60 | 60 | 60 | 100 | 100 | 100 | 100 |
Minimum front yard (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 15 | 10 | 15 | 10 |
Condominium or PUD | – | – | – | – | – | – | 15 | 10 | 15 | 10 |
Single-family dwellings, attached | – | – | – | – | 20 | 15 | 15 | 10 | 10 | 10 |
Single-family dwellings, detached | 30 | 25 | 20 | 20 | 20 | 15 | 15 | 10 | – | – |
Nonresidential uses | 30 | 25 | 20 | 20 | 20 | 15 | 15 | 10 | 15 | 10 |
Minimum side yard (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 7.5 | 5 | 7.5 | 5 |
Condominium or PUD | – | – | – | – | – | – | 7.5 | 5 | 7.5 | 5 |
Single-family dwellings, attached | – | – | – | – | 0 | 0 | 0 | 0 | 0 | 0 |
Single-family dwellings, detached | 15 | 10 | 7.5 | 5 | 5 | 3 – 5f | 3 – 5f | 3 – 5f | – | – |
Nonresidential uses | 15 | 10 | 10 | 5 | 5 | 5 | 5 | 5 | 5 | 5 |
Minimum corner side yard (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 15 | 10 | 15 | 10 |
Condominium or PUD | – | – | – | – | – | – | 15 | 10 | 15 | 10 |
Single-family dwellings, attached | – | – | – | – | – | 10 | 10 | 10 | 15 | 10 |
Single-family dwellings, detached | 25 | 20 | 15 | 10 | 10 | 10 | 10 | 10 | – | – |
Nonresidential uses | 25 | 20 | 15 | 10 | 10 | 10 | 10 | 10 | 15 | 10 |
Minimum rear yard (ft.) | ||||||||||
Apartments | – | – | – | – | – | – | 10 | 10 | 10 | 5 |
Condominium or PUD | – | – | – | – | – | – | 10 | 10 | 10 | 5 |
Single-family dwellings, attached | – | – | – | – | – | 15c | 15c | 10 | 10 | 5 |
Single-family dwellings, detached | 30 | 25 | 15 | 10 | 15c | 15c | 15c | 10 | – | – |
Nonresidential uses | 30g | 25g | 15g | 10g | 10g | 10g | 10g | 10g | 10g | 10g |
Maximum nonresidential FAR | ||||||||||
Apartments | – | – | – | – | – | – | – | – | – | – |
Condominium or PUD | – | – | – | – | – | – | – | – | – | – |
Single-family dwellings, attached | – | – | – | – | – | – | – | – | – | – |
Single-family dwellings, detached | – | – | – | – | – | – | – | – | – | – |
Nonresidential uses | 0.2 | 0.25 | 0.5 | 0.5 | 0.5 | 0.5 | 0.6 | 0.6 | 0.75 | 0.75 |
Minimum site landscaping | ||||||||||
Apartments | – | – | – | – | – | – | 25% | 20% | 20% | 20% |
Condominium or PUD | – | – | – | – | – | – | 25% | 20% | 20% | 20% |
Single-family dwellings, attached | – | – | – | – | – | – | – | – | – | – |
Single-family dwellings, detached | – | – | – | – | – | – | – | – | – | – |
Nonresidential uses | 30% | 25% | 20% | 20% | 15% | 10% | 10% | 5% | 10% | 5% |
Minimum private storage area (cubic ft. per unit) | ||||||||||
Apartments | – | – | – | – | – | – | 200d | 200d | 200d | 200d |
Condominium or PUD | – | – | – | – | – | – | 200d | 200d | 200d | 200d |
Single-family dwellings, attached | – | – | – | – | – | – | 200d | 200d | 200d | 200d |
Single-family dwellings, detached | – | – | – | – | – | – | – | – | – | – |
Nonresidential uses | – | – | – | – | – | – | – | – | – | – |
Minimum private open space (sq. ft. per unit) | ||||||||||
Apartments | – | – | – | – | – | – | 60e | 60e | 60e | 60e |
Condominium or PUD | – | – | – | – | – | – | 60e | 60e | 60e | 60e |
Single-family dwellings, attached | – | – | – | – | – | – | 60e | 60e | 60e | 60e |
Single-family dwellings, detached | – | – | – | – | – | – | – | – | – | – |
Nonresidential uses | – | – | – | – | – | – | – | – | – | – |
Notes: |
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a. Residential projects that incorporate more than the minimum number of affordable units required under Chapter 18.86 PMC are permitted an increase in the maximum density identified in this schedule. For each two percent increase in deed restricted lower-income units offered above that required by Chapter 18.86 PMC, lot area per unit may be reduced 100 square feet per unit and minimum lot area may be reduced 2,000 square feet. In no case, however, shall lot area per unit be less than 1,100 square feet per residential unit, nor shall minimum lot area be less than 22,000 square feet. |
b. Residential projects that incorporate more than the minimum number of affordable units required under Chapter 18.86 PMC are permitted an increase in the maximum density identified in this schedule. For each two percent increase in deed restricted lower-income units offered above that required by Chapter 18.86 PMC, lot area per unit may be reduced 100 square feet per unit and minimum lot area may be reduced 2,000 square feet. In no case, however, shall lot area per unit be less than 1,100 square feet per residential unit, nor shall minimum lot area be less than 22,000 square feet, unless the planning commission finds that the site encompasses an entire city block and that the area of the given city block is not adequate in size to support 20 or more units. Alternatively, the planning commission may find that a multifamily development consisting of fewer than 20 units would better serve the public interest because more than 50 percent of the units in the development would be rental units with three or more bedrooms. Upon making one or both of the findings stated above, minimum site area may be reduced to no less than 18,000 square feet. |
c. The minimum required rear yard may be reduced to 10 feet for a residential property located in a subdivision with a tentative map approved prior to June 20, 2007. |
d. Each private storage space required by this section shall have minimum horizontal area of 24 square feet, and shall consist of enclosed, weather-proofed and lockable private storage space in addition to guest, linen, pantry, and clothes closets customarily provided. The space for each unit may be provided in a location approved by the city planner, but must not be divided into two or more locations. |
e. Each private open space required by this section shall have a horizontal dimension of no less than six feet of length or width. On-site recreation facilities and common open space (other than required front and street side yards and parking facilities) may be used as credit towards this requirement. |
f. Interior side yard setbacks shall be a minimum 10 percent of the lot width, with a three-foot minimum and a five-foot maximum required. This section shall not be construed as to disallow side yard setbacks greater than five feet. If, in applying the requirements of this section, a fractional number is obtained, the required setback shall be rounded to the nearest half-foot increment. |
g. See PMC § 18.84.005, In R districts, for exceptions. |
(Formerly 18.50.015; Ord. 979 § 2 (Exh. A), 1990; Ord. 05-1257 § 4 (Exh. B1), 2005; Ord. 05-1257 § 4, 2005; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 17-1433 § 4 (Exh. A), 2017; Ord. 23-1509 § 18, 2023)
A.
Yards Adjoining Streets. All visible portions of a required yard adjoining a street must be improved as a 100 percent planting area and/or a combination of permeable softscape and limited hardscape (subject to 50 percent maximum paving as per PMC § 18.78.050) that includes parking areas, driveways and walkways, as well as areas covered by ornamental gravel, crushed rock or similar materials.
B.
Interior Yards. In the RM and RH districts, at least 50 percent of each required interior side yard and rear yard must be planting area having a minimum width of five feet adjoining a side or rear property line; provided, that the width of a required planting area may be reduced to two feet in a side or rear yard adjoining a driveway and an accessory structure may occupy a portion of the planting area in a rear yard.
(Formerly 18.50.330(C); Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. D), 2007; Ord. 23-1509 § 19, 2023)
In each R district, the exterior walls of each structure, other than an accessory structure, must have a nonmetallic finish.
(Formerly 18.50.305; Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. D), 2007)
A.
Within each subdivision or site intended for, or building within which the residents of the dwelling units are, senior citizens, all of the dwelling units designated for occupancy by senior citizens shall be handicapped accessible.
B.
Notwithstanding the off-street parking requirements identified in PMC § 18.78.040(A), the minimum off-street parking requirements for housing units designated for occupancy by senior citizens shall be determined by the zoning administrator or planning commission, as appropriate, in conjunction with the zoning approval process.
(Ord. 07-1284 § 3 (Exh. D), 2007)
A.
Laundry Facilities. A residential site containing multifamily residential units must have either a laundry area in each unit or a common laundry area consisting of not less than one automatic washer and dryer for each five units or fractional part.
B.
Park Land Dedication. Each multifamily rental housing project is subject to the park land dedication requirements prescribed by PMC § 17.32.020 because apartments contribute to increased demand for community and neighborhood parks in the same manner as condominiums and single-family housing. The applicant must dedicate land or pay a fee, or dedicate land and pay a fee in combination as provided by PMC § 17.32.020(G). The partial credit for private open space improvement and common open space allowed under PMC § 17.32.020(I) applies to multifamily rental housing projects if the standards of that section and all of the following conditions are met:
1.
The multifamily rental housing project incorporates an affordability component that exceeds, by five or more percent, the minimum requirement for dedication of lower-income renter units as specified in PMC § 18.86.060; and
2.
At least 25 percent of the units within the multifamily rental project have three or more bedrooms; and
3.
At least 50 percent of the units with three or more bedrooms are lower-income renter units; and
4.
Five or more of the park elements identified in PMC § 17.32.020(I)(6) are provided on-site and incorporated into the design of the improvements for the rental housing project.
Fees required pursuant to this subsection are calculated according to a schedule adopted by the city council by resolution or ordinance and are payable at the time a building permit is issued.
(Ord. 07-1284 § 3 (Exh. D), 2007)
A single-family dwelling constructed in a subdivision approved before December 31, 1961, except for those listed in subsection (E) of this section, that has subsequently and with zoning approval had the garage or carport converted to be used for other than the storage of automobiles is considered to be in conformance with this title and is subject to the following conditions:
A.
After the effective date of the ordinance codified in this section, the owner of such property who wishes to convert the garage or carport must make an application for zoning approval from the city planner. A processing fee shall accompany the application in the amount set forth by city council resolution.
B.
The application for zoning approval must be accompanied by plans and elevations necessary to show the detail of the lot and converted area.
C.
The city planner may approve the garage or carport conversion and issue a zoning permit if the structure meets the requirements of the building division and housing code contained in this code.
D.
The applicant must apply and pay for any permit required or that would have been required under PMC Title 15 for the alteration work. All such work shall be inspected and approved by the building official.
E.
This exemption does not apply to any building constructed within the above-mentioned subdivisions that were constructed after one year from December 31, 1961, and to the following subdivisions:
Hillview Subdivision No. 2327; |
The Highlands Subdivision No. 2639; |
Ridgeview Terrace Subdivision No. 2930. |
(Formerly 18.50.315; Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. D), 2007)