City of Harrisburg, OR Chapter 18.45 ZONING DISTRICT REGULATIONS

§ 18.45.010 Purpose.

This chapter regulates allowed land uses ("uses") and sets forth lot and development standards, including minimum dimensions, area, density, coverage, structure height, and other provisions that control the intensity, scale, and location of development. The regulations of this chapter are intended to implement the City of Harrisburg comprehensive plan and the purposes of this title.

(Ord. 987 § 1 (Exh. A), 2022)

§ 18.45.020 Applicability.

All real property in the City of Harrisburg is subject to the zoning regulations of this title and HMC Title 19. Certain types of land uses are also subject to the special use regulations in this title. In addition, some properties are subject to both the general ("base zone") regulations and the overlay zone regulations of this title.

Property owners, realtors, project proponents, and others are advised to verify the regulations that apply to a particular property before beginning a new project, purchasing real estate, or marketing a property for sale.

(Ord. 987 § 1 (Exh. A), 2022)

§ 18.45.030 Allowed uses.

1. Uses Allowed in Base Zones. Allowed uses include those that are permitted (P) outright, those that are permitted subject to meeting special use standards or requirements (S), and those that are allowed subject to approval of a conditional use permit (CU) as identified by Table 18.45.030. Allowed uses fall into four general categories: residential, public and institutional, commercial, and industrial. The examples listed in Table 18.45.030 are for informational purposes and are not exclusive. Where Table 18.45.030 does not list a specific use, and Chapter 19.55 HMC, Definitions, does not identify the use or include it as an example of an allowed use, the City will provide an interpretation if the proposed use is allowed, or is not allowed, pursuant to HMC § 18.30.010. Uses not listed in Table 18.45.030 and not found to be similar to an allowed use are prohibited.

2. Permitted Uses and Uses Permitted Subject to Special Use Standards. Uses listed as "Permitted Use (P)" are allowed provided they conform to relevant lot and development standards. Uses listed as "Permitted With Special Use Standards (S)" are allowed, provided they conform to Chapter 18.50 HMC, Special Use Standards. Uses listed as "Not Allowed (N)" are prohibited. Uses not listed but similar to those allowed may be permitted following the code interpretations of this title.

3. Conditional Uses. Uses listed as "Conditional Use Permit Required (CU)" are allowed subject to the requirements of Chapter 19.25 HMC, Conditional Use Permits.

4. Uses Regulated by Overlay Zones. Notwithstanding the provisions of this chapter, additional standards may apply to uses within overlay zones. In addition, an overlay zone may allow exceptions to some standards of the underlying zone. See Chapter 18.55 HMC.

5. Master Planned Developments/Planned Unit Developments. Uses that are not otherwise allowed by the underlying zone may be permitted through the master planned development procedure under Chapter 19.45 HMC.

6. Accessory Uses. Uses identified as "Permitted (P)" are permitted as primary uses and as accessory uses. For information on other uses that are customarily allowed as accessory, please refer to the description of the use categories in Chapter 19.55 HMC, Definitions.

7. Mixed-Use. Uses allowed individually are also allowed in combination with one another, in the same structure, or on the same site, provided all applicable development standards are met.

8. Outdoor Uses. Any use of real property that occurs primarily outside (i.e., not within a permitted building) requires a conditional use permit under this chapter. Examples of outdoor uses and unenclosed activities include, but are not limited to, automotive services, vehicle and equipment repair, fueling, drive-in restaurants, drive-up windows and similar drive-through facilities, automatic teller machines, kiosks, outdoor assembly and theaters, outdoor markets, and similar uses. Outdoor uses of the public right-of-way, for example, cafe seating, may be permitted without a conditional use permit when an encroachment permit is approved by the applicable roadway authority.

9. Temporary Uses. Temporary uses may occur no more than four times in a calendar year and are seasonal in nature. Approval of a special event or use permit in accordance with Chapter 9.52 HMC is required. Uses may be permitted on a temporary basis, subject to review and approval under Chapter 19.15 HMC, Site Design Review.

10. Disclaimer. Property owners are responsible for verifying whether a specific use is allowed on a particular site. The City Administrator may require a special permit to allow an outdoor or temporary use(s) that is otherwise permitted in the zone.

Table 18.45.030 – Uses Allowed by Zoning District
Uses	Residential Zones			Commercial Zones and Employment Zones			Public Use
	R-1	R-2	R-3	C-1	M-1	M-2	PUZ
A. Residential Uses1
Single-family dwelling, nonattached	P	P	P	S	CU	CU	N
Single-family dwelling, attached (townhome)	S	P	P	S	N	N	N
Accessory dwelling	S	S	S	CU	N	N	N
Boarding or rooming house	N	CU	S	CU	N	N	N
Cottage housing cluster	N	S	S	N	N	N	N
Duplex dwelling	S	S	S	N	N	N	N
Manufactured home	S	S	S	S	CU	CU	N
Manufactured home park	N	S	S	N	N	N	N
Multifamily dwelling	N	S	S	S	N	N	N
Family daycare	S	S	S	N	N	N	N
Residential care home	S	S	S	N	N	N	N
Residential care facility	S	S	S	S	N	N	N
Home occupation	S	S	S	S	N	N	N
Micro-generation; wind, solar, or geothermal energy (household use)	S	S	S	S	S	S	S
Vacation rentals	S	P	P	S	N	N	N
B. Public and Institutional Uses
Airport, public use	N	N	N	N	S	CU	S
Automobile parking, public off-street parking	N	N	CU	S	CU	CU	P
Cemetery, including crematorium	N	N	N	N	N	N	N
Child facility	S	S	S	S	S	N	S
Club lodge, fraternal organization	N	N	CU	CU	N	N	CU
Community service; includes governmental offices	N	N	CU	P	CU	N	P
Community garden	P	P	P	P	N	N	P
Clinic, outpatient only	N	N	S	P	CU	N	P
Emergency services; includes police, fire, ambulance	CU	CU	CU	CU	CU	N	P
Hospital, including acute care center	N	N	CU	CU	CU	N	S
Mortuary	N	N	CU	CU	CU	N	P
Nonprofit member organization offices	N	N	S	P	CU	CU	P
Parks and open space, including playgrounds, trails, nature preserves, athletic fields, courts, swimming pools, and similar uses	S	S	S	S	CU	CU	P
Prison	N	N	N	N	CU	N
Public works utilities storage yards; includes vehicle and equipment storage, maintenance, and repair	N	N	N	CU	P	CU	P
Railroad facilities	N	N	N	N	P	P	CU
Religious institutions and houses of worship	CU	S	S	S	CU	N	S
School, preschool, kindergarten	CU	CU	CU	CU	CU	CU	P
School, secondary	CU	CU	CU	CU	CU	CU	P
School, college or vocational	N	N	CU	CU	CU	CU	P
Solid waste disposal or recycling, except as accessory to permitted use	N	N	N	N	CU	CU	CU
Transportation facilities; includes construction, operation, and maintenance of facilities located within right-of-way controlled by a public agency, consistent with transportation system plan/comprehensive plan	CU	CU	CU	P	P	CU	P
Utility structures and facilities, City planned projects, i.e., utilities identified by an adopted City master plan or development review approval	P	P	P	P	P	P	P
Utility structures and facilities, regional projects; project is not part of an adopted City master plan or development review approval	CU	CU	CU	CU	CU	CU	CU
Wireless communication facilities	S	S	S	S	P	P	S
C. Commercial Uses
Amusement, entertainment, and commercial recreation; includes theaters, bowling alleys, miniature golf, concert venues, arcades, similar uses	N	N	CU	P	CU	CU	CU
Artisanal and light manufacture uses in commercial zones; includes craftsman studios and uses providing instruction and/or retail sales related to painting, sculpting, photography, picture framing, knitting, sewing, literature, theater, music, specialty foods or catering, or similar uses			S	S	P	CU	N
Automobile parking, commercial parking	N	N	N	P	S	S	N
Automotive repair and service; includes fueling station, car wash, tire sales and repair or replacement, painting, and other repair for automobiles, motorcycles, aircraft, boats, RVs, trucks, etc.	N	N	CU	S	S	CU	N
Automotive sales and rental; includes motorcycles, boats, recreational vehicles, and trucks	N	N	N	P	CU	CU	N
Bed and breakfast inn	S	S	S	P	N	N	N
Commercial retail sales and services	N	CU	CU	P	CU	CU	N
Commercial retail sales and services, in conjunction with a permitted industrial use, and limited to 5,000 square feet gross leasable area.	N	N	N	P	P	P	N
Customer call center	N	N	S	P	P	CU	N
Drive-through services (coffee stands, fast foods, and similar)	N	N	CU	S	S	N	N
Golf course without pro shop, clubhouse, or restaurant open to public	CU	N	N	CU	S	CU	CU
Hotels, motels, and similar overnight accommodations	N	N	CU	P	CU	CU	N
Kennel (See also "Veterinary clinic")	N	N	N	S	CU	CU	N
Lumber yard and similar sales of building or contracting supplies, or heavy equipment	N	N	N	S	P	CU	N
Medical clinic, outpatient	N	N	S	P	N	N	S
Offices	N	N	S	P	P	CU	S
Recreational vehicle park	N	N	CU	CU	CU	CU	CU
Self-service storage, commercial	N	N	CU	S	P	P	N
Veterinary clinic	N	N	S	P	CU	CU	N
D. Industrial and Employment Uses
Artisanal and light manufacture uses in industrial and public facility zones	N	N	N	S	P	P	CU
Auction yard	N	N	N	S	P	CU	N
Beverage and bottling facility, except as allowed for commercial uses	N	N	N	S	P	CU	N
Bulk storage of flammable liquids or gases; petroleum products storage and distribution; wood or biomass fuel dealers	N	N	N	N	N	CU	N
Cement, glass, clay, and stone products manufacture; except as allowed for artisanal and light manufacture uses	N	N	N	CU	CU	CU	N
Chemical, fertilizer, insecticide, paint product manufacture, or similar uses	N	N	N	N	P	P	N
Concrete or asphalt batch plants	N	N	N	N	N	CU	N
Dairy products manufacture, e.g., butter, milk, cheese, ice cream; except as allowed for artisanal and light manufacture uses	N	N	N	CU	P	CU	N
Data center or server farm	N	N	S	P	P	P	N
Dwelling for a caretaker or watchman	N	N	S	S	P	P	N
Finished textile and leather products manufacture; except as allowed for artisanal and light manufacture uses	N	N	N	N	P	CU	N
Food processing, including canning, freezing, drying and similar food processing and preserving; except as allowed for artisanal and light manufacture uses. Rendering plants are prohibited.	N	N	N	N	P	P	N
Freight terminals, including loading docks, storage, warehousing, wholesale distribution, cold storage; except self-service storage or mini-storage warehouses	N	N	N	CU	P	P	N
Machine shop, and sales, service and repair of machinery; except as allowed for artisanal and light manufacture uses	N	N	N	S	P	P	N
Metal plating	N	N	N	N	N	CU	N
Metal manufacture, welding; except as allowed for artisanal and light manufacture uses	N	N	N	N	CU	CU	N
Newspaper, periodical, publishing and printing; except artisanal and light manufacture uses	N	N	N	P	P	CU	N
Special trade contracting facilities, such as floor laying, masonry, stone, plumbing, electrical, metal work, roofing, heating and air conditioning, cabinet making, and carpentry	N	N	N	CU	CU	CU	N
Wood products manufacture, such as sawmills, paper and allied products, and secondary wood products; except artisanal and light manufacture uses	N	N	N	N	CU	CU	N
Wrecking, demolition, junk yards, recycling centers	N	N	N	N	N	CU	N

KEY: P = Permitted Use; S = Permitted with Special Use Standards; CU = Conditional Use Permit Required; N = Not Allowed.

(Ord. 987 § 1 (Exh. A), 2022; Ord. 1002 § 1 (Exh. A), 2024)

§ 18.45.040 Lot and development standards.

1. Development Standards. This section provides the general lot and development standards for each of the City's base zoning districts. The standards of this section are organized into two tables: Table 18.45.040.4 applies to residential and residential-commercial zones, and Table 18.45.040.5 applies to nonresidential zones.

2. Development Standards. City standards for access, circulation, site and building design, parking, landscaping, fences and screening, and public improvements, among others, are located in HMC Title 18. Notwithstanding the provisions of Tables 18.45.040.4 and 18.45.040.5 and other standards in HMC Title 18. Additional standards may apply in specific locations, such as at street intersections, within overlay zones, adjacent to natural features, and other areas as may be regulated by this code or subject to State or Federal requirements. For requirements applicable to the City's overlay zones, please refer to Chapter 18.55 HMC.

3. Lot and Development Standards for Residential Districts. The development standards in Tables 18.45.040.4 and 18.45.040.5 apply to all new development as of the effective date of HMC Titles 18 and 19 in September 2022.

4. Table 18.45.040.4 – Lot and Development Standards for Residential Zones.

Table 18.45.040.4 – Lot and Development Standards for Residential Zones
Except as provided by HMC § 18.45.040 through § 18.45.080, as modified under Chapter 19.40 HMC, Adjustments and Variances, or as approved under Chapter 19.45 HMC, Master Planned Developments.
Standard	R-1	R-2	R-3	(Reserve)
Residential Density, per HMC § 18.45.060 (dwelling units per (net) acre) – minimum and maximum	Min. 1 per acre Max. 6 per acre (Per Comp Plan)	Min. 2 per acre Max. 12 per acre (Per Comp Plan)	Min. 12 per acre Max. 18 per acre (Per Comp Plan)
Minimum Lot Area* (square feet)
Single-family, not attached
Corner lot	7,000 sf	6,000 sf	4,000 sf
Interior lot	6,000 sf	5,000 sf	4,000 sf
*Single-family, attached (townhome) dwellings:
Corner lot	7,000 sf	4,000 sf	4,000 sf
Interior lot	6,000 sf	3,000 sf	2,500 sf
(*Special use provisions standards apply as per Chapter 18.50 HMC)
Single-family, with accessory dwelling	7,000 sf	6,000 sf	5,000 sf
Duplex	9,000 sf	7,000 sf	6,000 sf
Multiple-family or cottage cluster	9,000 sf for the first 3 dwelling units, plus 1,500 for each additional unit.	8,000 sf for the first 3 dwelling units, plus 800 – 1,500 for each additional unit.	8,000 sf for the first 3 dwelling units, plus 800 – 1,500 for each additional unit.
Nonresidential uses	6,000 – 9,000 sf	6,000 – 9,000 sf	6,000 – 9,000 sf
	Same as single- family, not attached	Same as single- family, not attached	Same as single- family, not attached
Lot size may be reduced in new subdivisions through lot size averaging per HMC § 19.20.040 or through approval of a master planned development under Chapter 19.45 HMC, provided the density standards of this section are met. Minimum lot sizes do not apply to open space tracts and similar properties where development is restricted.
Minimum Lot Width
Single-family, not attached:
Corner lot	60 ft	50 ft	40 ft
Interior lot	50 ft	45 ft	40 ft
Single-family, attached (townhome):
Corner lot	40 ft (see also Chapter 18.50 HMC)	40 ft	37.5 ft
Interior lot	35 ft (see also Chapter 18.50 HMC)	35 ft	35 ft
Duplex
Corner lot	60 ft	50 ft	40 ft
Interior lot	50 ft	45 ft	40 ft
Multiple-family (3 or more dwelling units on a lot, where allowed)		40 ft	85 ft
Nonresidential uses	120 ft	85 ft	80 ft
Minimum Lot Depth Street frontage width may be less than minimum lot width where flag lots are allowed, per HMC § 19.20.040.	1.5 times min. width or 80 feet, whichever is less	1.5 times min. width or 75 feet, whichever is less	1.5 times min. width or 70 feet, whichever is less
Building or Structure Height. See also HMC § 18.45.050, Setback yards exceptions, HMC § 18.45.080, Height measurement, exceptions, and transition, HMC § 18.70.020(8), Vision Clearance, and HMC § 18.75.040, Fences and walls.
Level site (slope less than 15%), maximum height	30 ft	35 ft	40 ft
Building height transition required abutting R-1 district (HMC § 18.45.080)	No	Yes	Yes
Fences and Nonbuilding Walls
Max. height – Front yard	*3 ft – 4 ft	*3 ft – 4 ft	*3 ft – 4 ft
Max. height – Interior side	7 ft	7 ft	7 ft
Max. height – Rear yard	7 ft	7 ft	7 ft
Max. height – Street-side; or reverse frontage lot (rear)	6 ft; with 4 ft landscape buffer	6 ft; with 4 ft landscape buffer	6 ft; with 4 ft landscape buffer
(See also HMC § 18.75.040.) *A fence that obscures more than 50% of a person's view cannot exceed 3 ft in height.
Lot Coverage (two options):
1. Maximum lot coverage (foundation plane area as percent of site area)
Single-family, not attached	50%	55%	60%
Single-family, attached/common wall	Not permitted	70%	75%
Duplex	60%	70%	75%
Multifamily or cottage cluster	60%	70%	80%
Mixed-use/live work/commercial	Not applicable	75%	90%
Civic/institutional/open space	60%	60%	60%
2. Coverage bonus	The City Administrator, subject to review through a Type II procedure, may approve an increase to the lot coverage standards, above, pursuant to HMC § 18.45.070.
Minimum Landscape Area (percent of lot area) Landscape area may include plant areas and some nonplant areas as allowed under HMC § 18.75.030.	The lesser of the front and side yards or 30%	The lesser of the front and side yards or 25%	The lesser of the front and side yards or 20%
Minimum Setbacks (Feet). See also HMC § 18.45.050, Setback yards exceptions, HMC § 18.45.080, Height measurement, exceptions, and transition, HMC § 18.70.020(8), Vision Clearance, and HMC § 18.75.040, Fences and walls.
Front and Street-Side Setback Yards
Standard setback	15 ft	15 ft	12 ft
Garage or carport opening	20 ft	20 ft	20 ft
Porch or similar open structure (e.g., balcony, portico, patio, wall) where structure is less than 50% enclosed	15 ft	10 ft	10 ft
Exception: 0 ft for wheelchair ramp
Interior Side Setback Yards* *No setbacks under 4 ft are allowed.
Structure >24 ft height	8 ft	8 ft	8 ft
Structure 12 ft to 24 ft height	7 ft	7 ft	7 ft
Structure <12 ft height	6 ft	6 ft	6 ft
Garage or carport opening, except alley	20 ft	20 ft	20 ft
Paved parking pad – Minimum size 18 ft by 12 ft, to match size of garage/carport	18 ft x 12 ft Minimum	18 ft x 12 ft Minimum	18 ft x 12 ft Minimum
Exceptions:
Alley	5 ft	5 ft	5 ft
Porch or similar open structure (e.g., balcony, wheelchair ramp, portico, patio, wall) where structure is less than 50% enclosed	5 ft	5 ft	5 ft
Common walls or zero lot line developments	Not permitted	0 ft at shared common wall; 5 ft at interior yard side	0 ft at shared common wall; 5 ft at interior yard side
Rear Setback Yard
Structure >24 ft height	15 ft	10 ft	10 ft
Structure 12 ft to 24 ft height	10 ft	5 ft	5 ft
Structure <12 ft height	5 ft	5 ft	3 ft
Garage or carport opening, except alley	20 ft	20 ft	20 ft
Paved parking pad – Minimum size 18 ft by 12 ft, to match size of garage/carport	18 ft x 12 ft Minimum	18 ft x 12 ft Minimum	18 ft x 12 ft Minimum
Exception to rear yard setbacks:
Alley	5 ft	5 ft	5 ft
Porch or similar open structure (e.g., balcony, portico, patio wall)	5 ft	5 ft	5 ft
where structure is <50% enclosed	N/A	0 ft	0 ft
Special Setback for Planned Street Improvements. New structures or structure additions on lots abutting an existing public street that do not meet the minimum standards of HMC § 18.85.020 for right-of-way width shall provide setbacks sufficient to allow for the future widening of the right-of-way, plus the minimum required yard setback. Building permits shall not be issued for new structures or additions that do not meet this standard. An exemption to this requirement is allowed where the City Engineer/Public Works Director determines that the street is at its ultimate width and no additional right-of-way is likely to be needed for future improvements, as consistent with the TSP.

5. Lot and Development Standards for Nonresidential Districts. The development standards in Table 18.45.040.5 apply to all new development as of the date of adoption of this chapter in the City's nonresidential zones, as follows:

Table 18.45.040.5 – Lot and Development Standards for Nonresidential Zones
Except as provided by HMC § 18.45.040 through § 18.45.080, as modified under Chapter 19.40 HMC, Adjustments and Variances, or as approved under Chapter 19.45 HMC, Master Planned Developments.
Standard	C-1	M-1	M-2	PUZ
Minimum Lot Area* (square feet) *Development must conform to lot width, depth, yard setback and coverage standards.	None	None	None	None
Minimum Lot Width and Depth	None	None		None
Building and Structure Height*
Standard (slope less than 15%), maximum height	60 ft	No limit	No limit	50 ft
Height bonus for residential use in upper building story	15 ft	N/A	N/A	None
Building height transition required adjacent to R-1 district, per HMC § 18.45.080.	Yes	Yes	Yes	No
*Height increase The City may increase the standard height, above, for specific projects with approval of a conditional use permit (CUP), per Chapter 19.25 HMC	Yes	Yes	Yes	Yes
Fences and Nonbuilding Walls
Maximum height – Front yard	*3 ft – 4 ft	4 ft, except City-required screens
Maximum height – Interior side	8 ft	8 ft, except City-required screens
Maximum height – Rear yard	10 ft	10ft, except City-required screens
Maximum height – Street-side or reverse frontage lot (rear)	6 ft with 5 ft landscape buffer	6 ft with 5 ft landscape buffer
(See also HMC § 18.75.040.)
*A fence that obscures more than 50% of a person's view cannot exceed 3 ft in height.
Lot Coverage (two options):
1. Maximum lot coverage (foundation plane area as percent of site area)	90%	90%		90%
2. Coverage bonus	The Planning Official/Planning Commission, subject to review through a Type II/III procedure, may approve an increase to the lot coverage standards, above, pursuant to HMC § 18.45.070.
Minimum Landscape Area (percent of site area) includes required parking lot landscaping and any required screening. This standard does not apply to individual, detached single-family dwellings, but does apply to mobile home parks, HMC § 18.50.140. (Landscape area may include street trees and civic space improvements in some zones, per HMC § 18.65.050 and § 18.75.030.)	15%	10%	5%	20%
Minimum Setback Yards (feet): (See also HMC § 18.45.080, R-1, height step-down.)
Front, street-side, interior side, and rear property lines, except garage or carport, or as required by other code provisions	0 ft	15 ft	0 ft
Garage or carport entry, set back from street	20 ft	20 ft	20 ft
Alley	3 ft	3 ft	3 ft
Adjacent to R-1 zone	5 ft, and per HMC § 18.45.070	20 ft, and per HMC § 18.45.070	30 ft, and per HMC § 18.45.070
Special Setback for Planned Street Improvements. New structures or structure additions on lots abutting an existing public street that does not meet the minimum standards of HMC § 18.85.020 for right-of-way width shall provide setbacks sufficient to allow for the future widening of the right-of-way, plus the minimum required yard setback. Building permits shall not be issued for new structures or additions that do not meet this standard. An exemption to this requirement is allowed where the City Engineer/Public Works Director determines that the street is at its ultimate width and no additional right-of-way is likely to be needed for future improvements, as consistent with the TSP.

(Ord. 987 § 1 (Exh. A), 2022; Ord. 1002 § 1 (Exh. A), 2024)

§ 18.45.050 Setback yards exceptions.

1. Encroachments.

a. Except as otherwise restricted by applicable building codes, building elements such as eaves, chimneys, bay windows, overhangs, heating, cooling and ventilation systems, and similar incidental structures may extend into the required setback yards by no more than 24 inches; provided, that a setback of not less than 36 inches is maintained, all applicable building codes are met, and the clear vision standards in HMC § 18.70.030 are met.

b. Porches, decks, patios, and similar features not exceeding 30 inches in height may encroach into setbacks, provided a minimum setback of not less than 36 inches is maintained and all applicable building codes are met.

c. Fences may be placed within setback yards, subject to the standards of Tables 18.45.040.4 and 18.45.040.5.

2. Flag Lots. The City Administrator or the Planning Commission may designate the front yard of a flag lot (to ensure compatibility with adjacent land uses, based on existing development patterns and location of adjacent driveways, utilities, and natural features), as either the:

a. Front yard parallel to the street providing automobile access; or

b. Front yard parallel to the flagpole from which driveway access is received; or

c. Other, as surrounding land uses or building construction needs may indicate.

The City shall review proposals for flag lots pursuant to the standards in HMC § 19.20.040.

(Ord. 987 § 1 (Exh. A), 2022)

§ 18.45.060 Residential density standards.

To ensure efficient use of buildable lands and to provide for a range of needed housing in conformance with the comprehensive plan, all new developments in the residential districts shall conform to the minimum and maximum densities prescribed in Table 18.45.040.4, except as provided in subsections (1) through (3) of this section:

1. Residential care homes and facilities, senior housing, including assisted living, accessory dwellings, and subdivisions, are exempt from the minimum density standard.

2. The density standards may be averaged over more than one development phase (i.e., as in a master planned development). Duplex lots used to comply with the density standard shall be so designated on the final subdivision plat.

3. Minimum and maximum housing densities are calculated by multiplying the total parcel or lot area by the applicable density standard.

4. Areas reserved for flag lot access (flag poles) are not counted as part of the total parcel or lot area for the purpose of calculating density.

(Ord. 987 § 1 (Exh. A), 2022)

§ 18.45.070 Lot coverage.

1. Lot Coverage Calculation. The maximum allowable lot coverage, as provided in Table 18.45.040.4, is calculated as the percentage of a lot or parcel covered by buildings and structures (as defined by the foundation plan area) at 30 inches or greater above the finished grade. It does not include paved surface-level developments such as driveways, parking pads, and patios that do not meet the minimum elevation of 36 inches above grade.

2. Lot Coverage Bonus. The City Administrator or the Planning Commission, subject to review through a Type II procedure, may approve increases to the lot coverage standards in Table 18.45.040.4, as follows:

a. Lot coverage may increase by up to one-half square foot for every one square foot of proposed automobile parking area to be contained in a parking structure (either above or below leasable ground floor space, e.g., residential, commercial, or civic use), not to exceed a 20 percent increase in allowable coverage.

b. Lot coverage may increase by up to three-quarters (75 percent) of a square foot for every one square foot of proposed parking area paving that uses a City-approved porous or permeable paving material (i.e., allowing storm water infiltration).

c. Lot coverage may increase by up to three-quarters (75 percent) of a square foot for every one square foot of City-approved water quality treatment area (e.g., vegetative swale or biofiltration) to be provided on the subject site.

d. In approving increases in lot coverage under subsections (2)(a) through (c) of this section, the City may require additional landscape buffering or screening, above that which is required by other provisions of this code, and may impose reasonable conditions of approval to ensure the ongoing maintenance of parking areas and surface water management facilities.

e. Notwithstanding the lot coverage increases authorized by this section, all other development standards of this chapter, and other applicable provisions of this code, must be met.

(Ord. 987 § 1 (Exh. A), 2022)

§ 18.45.080 Height measurement, exceptions, and transition.

1. Building Height Measurement. Building height is measured pursuant to the building code.

2. Exception From Maximum Building Height Standards. Except as required pursuant to FAA regulations, chimneys, bell towers, steeples, roof equipment, flag poles, and similar features not for human occupancy are exempt from the maximum building heights; provided, that all applicable fire and building codes are met.

3. Fence Height Increase. Where Tables 18.45.040.4 and 18.45.040.5 provide for a height increase, the proposal shall be subject to City review and approval pursuant to Chapter 19.25 HMC.

(Ord. 987 § 1 (Exh. A), 2022)