The purpose of this subchapter is to establish standards for development, in the neighborhood residential 1, 2, and 3 zones. Building form is controlled by a combination of building height, setbacks, lot coverage, and parking requirements. Development in neighborhood residential zones shall meet the design standards contained in this subchapter. The purposes of this subchapter are as follows:
A. 
To encourage development of attractive residential dwellings that create transitions between lower intensity zones to higher intensity zones through building height and dwelling types.
B. 
To enhance the aesthetic appeal of residential and commercial buildings by encouraging high quality, creative and innovative site and building design.
C. 
To allow for a wide range of dwelling types.
D. 
To provide safe building and site layout between buildings, parking areas, common areas, building entries, and walkways.
E. 
To provide flexibility in site design to encourage preservation of significant trees, to provide habitat for wildlife, and to provide usable outdoor spaces for the enjoyment and health of residents.
F. 
Deemphasize garages, driveways, and utility and mechanical equipment as major visual elements along the street and limit the amount of hardscape devoted to vehicles.
G. 
Establish standards for adequate solid waste storage and staging as the city grows.
H. 
To allow for limited commercial uses within neighborhood residential zones.
(Ord. 1027 § 1 (Exh. A), 2025)
A. 
Applicability.
1. 
These standards apply to development in neighborhood residential zones and include some specific requirements for cottage housing and courtyard apartments which apply to only those types of development.
2. 
For exterior alterations or expansions of existing development, only those portions of the development that are new or altered must meet the standards in this section.
B. 
Pedestrian Access. An on-site pedestrian pathway at least three feet wide shall be required between the primary entryway of each building, excluding accessory buildings not containing dwelling units, and the sidewalk or right-of-way, or on-site driveway, if provided.
C. 
Minimum Usable Outdoor Space. Outdoor space shall be provided at a minimum of 250 square feet per principal dwelling unit on a lot (excluding ADUs). This may include a combination of private and common outdoor spaces.
1. 
Parking areas and vehicular areas do not qualify as outdoor space.
2. 
Outdoor spaces shall not be located adjacent to solid waste storage or staging areas.
3. 
Outdoor spaces shall be designed and located to protect existing stands of trees.
a. 
The dripline of on-site significant trees greater than 24 inches DBH can count as usable outdoor space area on a per-square-foot basis and is not subject to minimum area or dimension standards.
4. 
Private Outdoor Space.
a. 
No single outdoor space to be counted as part of this requirement shall be less than 50 square feet with no dimension less than six lineal feet.
b. 
The private outdoor space shall be directly accessible from the associated unit.
SMC § 20.50.080(C)(4)
5. 
Common Outdoor Space.
a. 
No single outdoor space to be counted as part of this requirement shall be less than 250 square feet with no dimension less than 10 lineal feet.
b. 
The common outdoor space shall be accessible to all residents of the development.
c. 
Additional common outdoor space standards for courtyard apartments in subsection G of this section apply to those types of developments. In the event of a conflict, the standards in subsection G of this section apply.
d. 
Additional common outdoor space standards for cottage housing developments in subsection H of this section apply to those types of developments. In the event of a conflict, the standards in subsection H of this section apply.
SMC § 20.50.080(C)(5)
D. 
Vehicle Access, Parking and Circulation.
1. 
Parking areas, including garages, driveways and surface parking shall not be located between a building and a street, except when:
a. 
The combined width of all garages, driveways and surface parking areas in front of a building does not exceed a total of 50 percent of the front lot line; or
b. 
The garage, driveway or surface parking area is screened from the street by a building, a continuous solid landscaping screen, or a continuous solid fence or wall at least three feet in height; or
c. 
The garage, driveway or surface parking area is more than 60 feet from the public right-of-way.
SMC § 20.50.080(D)(1)(a) Garage width
SMC § 20.50.080(D)(1)(b) Garage behind building
SMC § 20.50.080(D)(1)(c) Garage 60 feet from right-of-way
E. 
Storage Space and Staging Area for the Collection of Solid Waste.
1. 
Developments with nine or fewer units shall comply with one of the following options for providing solid waste storage and staging areas:
a. 
If the storage space is provided in a garage belonging to an individual unit, the storage space shall be its own dedicated area.
b. 
Staging areas for solid waste collection shall comply with one of the following:
i. 
Solid waste bins shall be placed in the amenity zone if there is adequate area and placement does not conflict with above-grade infrastructure or services, including, but not limited to, fire hydrants, electrical poles, mailboxes, and street trees; or
ii. 
Solid waste bins shall be placed within the front setback, provided the area needed to accommodate the bins does not preclude compliance with other codes and standards; or
iii. 
Solid waste bins shall be placed along one side of the access drive, provided placement does not interfere with vehicular access and circulation, and the City’s solid waste purveyor provides written confirmation it will service the location of the bins;
c. 
If the storage space and staging area are provided in a common indoor trash room or rooms or a common outdoor enclosure or enclosures, it shall comply with all the following:
i. 
Access to and maintenance of the trash room(s) or enclosure(s), and financial responsibility, shall be addressed in a covenants, conditions and restrictions document to be recorded prior to development permit issuance;
ii. 
The City’s solid waste purveyor provides written confirmation it will service the location of the trash room(s) or enclosure(s); and
d. 
If the storage space is provided in an outdoor enclosure or enclosure(s), it shall be completely screened from pedestrian view from the public right(s)-of-way by a solid enclosure such as a fence or wall, or dense landscaping.
2. 
Developments with 10 or more units shall comply with one of the following options for providing solid waste storage space and a staging area:
a. 
If the storage space is provided in a garage belonging to an individual unit, the storage space shall be its own dedicated area.
b. 
Staging areas shall abut vehicle access drives, but shall not obstruct vehicle circulation, and shall comply with one of the following:
i. 
The vehicle access shall not dead-end, but provide a through connection to a public right-of-way; or
ii. 
The site shall contain a turnaround that meets the standard detail required by the Public Works Director.
c. 
If the storage space and staging area is provided in a common indoor trash room or room(s), or in a common outdoor enclosure or enclosure(s), it shall comply with the following:
i. 
Access to and maintenance of the trash room(s) or enclosure(s), and billing, shall be addressed in a covenants, conditions and restrictions document to be recorded prior to development permit issuance; and
ii. 
The City’s solid waste purveyor provides written confirmation it will service the location of the trash room(s) or enclosure(s); and
iii. 
If the storage space is provided in an outdoor enclosure or enclosure(s), it shall be completely screened.
3. 
Nonresidential uses must have a solid waste storage and staging plan approved by the solid waste provider and City Public Works Department.
F. 
Utility and Mechanical Equipment. Utility and mechanical equipment shall be located and designed to minimize visibility by the public. Preferred locations are abutting alleys, access drives, within, atop, or under buildings, underground, or other locations away from the public right-of-way. If visible from the street the equipment shall be screened from view with landscaping, fencing or other methods.
G. 
Courtyard Apartments.
1. 
Common Outdoor Space. Common outdoor space shall serve as a focal point for the development, be landscaped, and provide usable outdoor space for recreation and community activities for the development. Common outdoor spaces may be comprised of lawns, gardens, plazas, trees, or similar features.
a. 
At least one outdoor common outdoor space is required for a courtyard apartment and shall be located and made accessible to all residents of the courtyard apartment development.
b. 
Common outdoor space shall be bordered by dwelling units on two or three sides.
c. 
Common outdoor space shall be a minimum dimension of 20 feet on any side.
d. 
Parking areas and vehicular areas do not qualify as common outdoor space.
H. 
Cottage Housing Developments.
1. 
Outdoor Space. Outdoor space shall be provided equal to a minimum of 20 percent of the lot size. This may include common outdoor space, private outdoor space, setbacks, critical areas, and other outdoor spaces.
2. 
Common Outdoor Space. Common outdoor space shall serve as a focal point for the development, be landscaped, and provide usable outdoor space for recreation and community activities for the development. Common outdoor spaces may be comprised of lawns, gardens, plazas, trees, or similar features. Common outdoor spaces shall comply with all of the following:
a. 
At least one common outdoor space is required for a cottage development and shall be located and made accessible to all residents of the cottage housing development.
b. 
Each unit shall have a three-foot-wide pedestrian pathway to the common outdoor space.
c. 
A cottage housing development shall provide a minimum of 250 square feet of common outdoor space per cottage. Common outdoor space shall be a minimum dimension of 20 feet on any side.
i. 
For developments with a minimum of eight cottages, common outdoor space is permitted to be separated into smaller areas, subject to the following:
1. 
Total common outdoor space and dimensional requirements of this subchapter are satisfied. A separate common area is permitted for every four cottages. There shall be a primary common outdoor space that comprises a minimum of 60 percent of the total common outdoor space area.
Figure 20.50.080(H)(2)(c): Cottage Outdoor Space Sample Layout
d. 
Common outdoor space areas shall be a maximum of 60 percent lawn area.
e. 
A minimum of 10 percent of the common outdoor space area shall be dedicated as pollinator habitat.
3. 
Community Buildings.
a. 
If provided, a cottage housing development shall contain no more than one community building.
b. 
Community buildings shall be on site and permanently affixed.
c. 
Community buildings shall be consistent with the architectural design of the development.
d. 
Community buildings shall not exceed 1,000 square feet in gross floor area and 15 feet in height.
e. 
Enclosed community buildings may not be counted towards the area requirements for common outdoor space.
I. 
Accessory Structures.
1. 
Prohibited Structures. Shipping containers are prohibited within any parcel.
(Ord. 1027 § 1 (Exh. A), 2025; Ord. 1043 § 1 (Exh. A), 2025)
A. 
Applicability.
1. 
These standards apply to all residential and neighborhood commercial development in the neighborhood residential zones and include some specific requirements for cottage housing and courtyard apartments which apply to only those types of development.
2. 
For exterior alterations or expansions of existing development, only those portions of the development that are new or altered must meet the standards in this section, with the exception of fenestration standards in SMC § 20.50.090(C)(1) and (C)(2).
3. 
These standards do not apply to buildings that are separated from the right-of-way by another building or are located more than 60 feet from a public right-of-way.
B. 
Building Entries.
1. 
Each building shall incorporate a primary entry, or one or more private unit entries that face the public right-of-way.
a. 
A building with frontage on multiple public rights-of-way is only required to have the primary entry oriented towards one public right-of-way.
2. 
Each entry shall feature minimum weather protection (e.g., overhang, porch, canopy) of three feet by three feet.
SMC § 20.50.090(B) Building Entries
3. 
Additional building entry orientation for courtyard apartments in subsection E of this section apply to those types of developments. In the event of a conflict, the standards in subsection E of this section apply.
4. 
Additional building entry orientation and entryway weather protection standards for cottage housing developments in subsection F of this section apply to those types of developments. In the event of a conflict, the standards in subsection F of this section apply.
C. 
Fenestration.
1. 
The building facade with a primary entry facing a public right-of-way shall consist of at least 30 percent fenestration.
2. 
Facades without a primary entry facing a public right-of-way shall consist of at least 15 percent fenestration.
3. 
Blank walls on street facing building facades greater than 20 feet in length, width and height are prohibited.
SMC § 20.50.090(C) Fenestration
D. 
Building Massing, Modulation, and Articulation.
1. 
Buildings subject to design standards of this section that are over 50 linear feet wide or over 35 feet in height shall incorporate variation by using at least three of the following elements on the front facade:
a. 
Variation in the setback of the facade of the building by at least four feet between adjoining units or every 30 feet.
b. 
Diminishing upper floors (gross floor area of top story is smaller than the gross floor area of the lower stories). To meet this requirement, the building shall be stepped back a minimum of two feet with a minimum width of eight feet. Balconies that are covered but not fully enclosed and meet the minimum dimensions to count as outdoor space shall be considered a diminished upper floor.
c. 
Changes in roofline at intervals not greater than 40 feet in continuous length, such as variations in roof pitch, overhangs, projections, or extended eaves.
d. 
Balconies (excluding Juliet balconies) on the facade of the building that have a minimum depth of six feet between the building wall and the balcony railing.
e. 
No garage doors or carport entries visible from a public right-of-way.
f. 
A facade with at least 40 percent fenestration.
g. 
A covered porch at least 50 square feet in size.
h. 
Other variation techniques that meet the purpose of the section as approved by the Director.
E. 
Courtyard Apartments.
1. 
Building Orientation.
a. 
Courtyard apartment unit entries shall face a common outdoor space or a public right-of-way.
F. 
Cottage Housing Development.
1. 
Building Orientation.
a. 
Cottage unit entries shall face a common outdoor space or a public right-of-way.
b. 
Site layout shall ensure privacy between cottages. Cottage orientations, window locations, landscaping, and staggering cottages are examples of strategies that support privacy.
2. 
Building Size.
a. 
The gross floor area for a cottage shall be a maximum of 1,500 square feet.
3. 
Entries.
a. 
All cottages shall feature a covered front porch which equals no less than 10 percent of the total gross floor area of the cottage.
b. 
All required porches shall be attached to the cottage, and provide access to the cottage, with no dimension less than six lineal feet.
c. 
Porches meeting or exceeding these dimensions may count towards the overall 20 percent outdoor space requirement of cottage housing developments.
i. 
Departures from these cottage entry standards may be granted per SMC § 20.30.297 but will then no longer count towards the minimum 20 percent outdoor space requirement.
(Ord. 1027 § 1 (Exh. A), 2025; Ord. 1047 § 1 (Exh. A), 2025)
A. 
The maximum height of fences located along a property line shall be six feet, subject to the sight clearance provisions in the Engineering Development Manual. (Note: The recommended maximum height of fences and walls located between the front yard building setback line and the front property line is three feet, six inches high.)
B. 
All electric, razor wire, and barbed wire fences are prohibited.
C. 
The height of a fence located on a retaining wall shall be measured from the finished grade at the top of the wall to the top of the fence. The overall height of the fence located on the wall shall be a maximum of six feet.
(Ord. 1027 § 1 (Exh. A), 2025)
A. 
Light Trespass Standard. Outdoor lighting fixtures shall be non-glare and shielded to minimize direct illumination of abutting properties and adjacent streets. Light fixtures shall be located, aimed or shielded so as to minimize stray light trespassing to adjacent properties and buildings. The light source (lamp or bulb) in a fixture must be shielded such that the light source is not directly visible from other properties or the public right-of-way.
B. 
Prohibited Lighting. The following types of lighting are prohibited:
1. 
Outdoor floodlighting by floodlight projection above the horizontal plane.
2. 
Search lights, laser source lights, or any similar high intensity light.
3. 
Flashing, blinking, rotating or strobe light illumination device located on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel.
Exemptions:
1.
Lighting required for emergency response by police, fire, or medical personnel (vehicle lights and accident/crime scene lighting).
2.
Lighting in swimming pools and other water features governed by Article 680 of the National Electrical Code.
3.
Signs and sign lighting regulated by Subchapter 8 of this chapter.
4.
Holiday and event lighting (except for outdoor searchlights and strobes).
5.
Sports and field lighting.
6.
Lighting triggered by an automatic emergency or security alarm system.
Examples of Fixtures
(Ord. 1027 § 1 (Exh. A), 2025)
The purpose of this section is to allow limited neighborhood-scaled commercial uses in the Neigh-borhood Residential 1, 2, and 3 zones.
A. 
Criteria. The criteria for neighborhood commercial development in the Neighborhood Commercial zones is listed below:
Table 20.50.116(1) – Neighborhood Commercial Standards
Zone
Neighborhood Residential 3
Neighborhood Residential 2
Neighborhood Residential 1
Allowed Uses
• Eating and drinking establishments (no drive-through businesses)
• Market/grocery store (no fuel sales)
• Hardware sales
• Personal services
• Professional offices
• Brewpub
• Eating and drinking establishments (no drive-through businesses)
• Market/grocery store (no fuel sales)
• Hardware sales
• Personal services
• Professional offices
• Brewpub
• Eating and drinking establishments (no drive-through businesses)
• All uses allowed in the neighborhood and community business zones as required by SMC §§ 20.40.130 and 20.40.140
Location
Must not be located on a dead-end street or cul-de-sac
Businesses engaging in sale of goods in NR2 and NR3 are required to front on a public right-of-way
Permitted Commercial Area
Not to exceed 1,200 square feet unless an existing building is utilized up to a maximum of 2,000 square feet
Not to exceed 1,200 square feet unless an existing building is utilized up to a maximum of 2,000 square feet
No maximum
Expansion of Existing Structure
No expansion allowed
Yes
Yes
Site Improvements
Type I landscaping shall be installed between parking spaces and/or drive aisles and abutting residential uses. If no room exists to provide a landscape buffer, then an opaque fence or wall can be provided as a buffer. Building or site lighting shall be shielded to prevent direct light from entering neighboring property.
(Ord. 1027 § 1 (Exh. A), 2025; Ord. 1043 § 1 (Exh. A), 2025)