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40.220.020 Residential and Office Residential Districts (R, OR)
A. Purpose.
1. The residential (R-12, R-18, R-22, R-30 and R-43) districts are intended to provide for exclusively multifamily residential development based upon consistency with the comprehensive plan and compatibility with surrounding land uses. The following factors will be considered in the application of one (1) of these districts to a particular site:
a. Properties designated urban medium density residential on the comprehensive plan should not exceed a density of R-22, urban high density residential areas are appropriate for densities in the R-43 district.
b. Proximity to major streets and the available capacity of these streets, adequacy of public water and sewer, vehicular and pedestrian traffic circulation in the area, proximity to commercial services and proximity to public open space and recreation opportunities. Development within these districts will be reviewed to ensure compatibility with adjacent uses including such considerations as privacy, noise, lighting and design.
2. The office residential (OR-15, OR-18, OR-22, OR-30, OR-43) districts are intended to provide for multiple-family residential and professional office development based upon consistency with the comprehensive plan and compatibility with adjacent land uses. It is intended that office developments within these districts will be of a higher standard in recognition of their residential setting. The following factors will be considered in the application of one (1) of these districts to a particular site:
a. Proximity to major streets and the available capacity of these streets;
b. Availability of public water and sewer;
c. Vehicular and pedestrian traffic circulation in the area;
d. Proximity to commercial services; and
e. Proximity to public open space and recreation opportunities.
Development within these districts will be reviewed to ensure compatibility with adjacent uses, including such considerations as privacy, noise, lighting and design.
B. Uses.
The uses set out in Table 40.220.020-1 are examples of uses allowable in residential and office residential zone districts. The appropriate review authority is mandatory.
“P” – Uses allowed subject to approval of applicable permits.
“R/A” – Uses permitted upon review and approval as set forth in Section 40.520.020.
“C” – Conditional uses which may be permitted subject to the approval of a conditional use permit as set forth in Section 40.520.030.
“X” – Uses specifically prohibited.
Where there are special use standards or restrictions for a listed use, the applicable code section(s) in Chapter 40.260, Special Uses and Standards, or other applicable chapter is noted in the “Special Standards” column.
Table 40.220.020-1. Uses
R-12
R-18
R-22
R-30
R-43
OR-15
OR-18
OR-22
OR-30
OR-43
Special Standards
1. Residential.
a. Accessory uses and structures normal to a residential environment
P
P
P
P
P
P
P
P
P
P
b. Accessory dwelling units
R/A1
R/A1
R/A1
R/A1
R/A1
R/A1
R/A1
R/A1
R/A1
R/A1
c. Boarding houses
R/A
R/A
P
P
P
P
P
P
P
P
d. Duplex dwellings
P
P
P
P
P
P
P
P
P
P
e. Multifamily dwellings
P
P
P
P
P
P
P
P
P
P
f. Existing residential use
P
P
P
P
P
P
P
P
P
P
g. Family day care centers
P2
P2
P2
P2
P2
P2
P2
P2
P2
P2
h. Home business – Type I
P
P
P
P
P
P
P
P
P
P
i. Home business – Type II
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
j. Bed and breakfast establishments (up to 2 guest bedrooms)
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
k. Bed and breakfast establishments (3 or more guest bedrooms)
C
C
C
C
C
C
C
C
C
C
l. Garage sales
P
P
P
P
P
P
P
P
P
P
m. Mobile home parks
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
n. Mobile homes on individual lots
R/A
R/A
X
X
X
R/A
R/A
X
X
X
o. Residential P.U.D.
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
p. Retirement housing facilities
C
C
C
C
C
C
C
C
C
C
q. Single-family attached dwelling units (townhouses)
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
r. Single-family detached dwellings
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
s. Residential care homes and facilities
C
C
C
C
C
C
C
C
C
C
2. Retail Sales – Restaurants, Drinking Places.
a. Restaurants within a residential or office complex
X
X
X
X
X
C
C
C
P
P
3. Service, Business.
a. Mini-storage warehouse
X
X
X
X
X
C
C
C
C
C
i. Accessory caretaker, security or manager residence when incorporated as an integral part of the mini-storage warehouse
X
X
X
X
X
C
C
C
C
C
b. Temporary modular tract sales and construction offices
P
P
P
P
P
P
P
P
P
P
c. Model homes
P
P
P
P
P
P
P
P
P
P
4. Services, Medical and Health.
a. Congregate care facilities
C
C
C
C
C
C
C
C
C
C
b. Convalescent, nursing or rest homes
C
C
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
c. Hospitals
X
X
X
X
X
X
X
X
C
C
d. Veterinary clinics
X
X
X
X
X
X
X
C
P
P
5. Services, Professional Office.
a. Business/Professional offices
X
X
X
X
X
P
P
P
P
P
b. Medical/Dental clinics
X
X
X
X
X
P
P
P
P
P
6. Services, Amusement.
a. Private recreation facilities
C
C
C
C
C
C
C
C
C
C
b. Circuses, carnivals, or amusement rides
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
R/A
7. Services, Membership Organization.
a. Churches
C
C
C
C
C
C
C
C
C
C
b. Clubs, lodges and charitable institutions
C
C
C
C
C
C
C
C
C
C
8. Services, Educational.
a. Commercial day care centers
C
C
C
C
C
C
C
C
C
C
b. Grade K through 5 public or private schools, including preschools
P
P
P
P
P
P
P
P
P
P
c. Grade 6 through college, public or private schools
C
C
C
C
C
C
C
C
C
C
d. Public park and public recreational facilities
P
P
P
P
P
P
P
P
P
P
e. Business, dancing and technical schools
X
X
X
X
X
P
P
P
P
P
9. Public Service and Facilities.
a. Ambulance dispatch facilities
C
C
C
C
C
C
C
C
C
C
b. Governmental structures including fire stations, post offices, etc.
C
C
C
C
C
C
C
C
C
C
10. Resource Activities.
a. Agricultural
P
P
P
P
P
P
P
P
P
P
b. Silviculture
P
P
P
P
P
P
P
P
P
P
11. Other.
a. Cemeteries and mausoleums
C
C
C
C
C
C
C
C
C
C
b. Private use heliports
X
X
X
X
X
C
C
C
C
C
c. Utilities, other than wireless communication facilities
P
P
P
P
P
P
P
P
P
P
d. Solid waste handling and disposal sites
C
C
C
C
C
C
C
C
C
C
e. Wireless communication facilities
P/C3
P/C3
P/C3
P/C3
P/C3
P/C3
P/C3
P/C3
P/C3
P/C3
f. Temporary uses
P
P
P
P
P
P
P
P
P
P
1 An accessory dwelling unit may be allowed on any multifamily zoned lot developed with an existing single-family dwelling, except as noted in Section 40.260.020.
2 Only in single-family residences.
3 See Table 40.260.250-1.
(Amended: Ord. 2004-06-11; Ord. 2004-09-02; Ord. 2005-04-12; Ord. 2006-05-01; Ord. 2007-06-05; Ord. 2007-11-13)
C. Development Standards.
1. With the exception of mobile home park and townhouse developments, new lots and structures and additions to structures subject to this section shall comply with the applicable standards for minimum and maximum density, lots, building height, setbacks and building separation in Table 40.220.020-2 and 40.220.020-3. Mobile home parks shall not be required to comply with the minimum density standards set out in this section, but are required to meet all other applicable standards. Where permitted, townhouse developments shall be subject to the townhouse standards in Section 40.260.230.
Table 40.220.020-2. Lot Requirements
Zoning District
Min – Max Residential Density (d.u./acre)
Minimum Lot Area (sq. ft.) 1
Minimum Lot Width (feet) 1
Minimum Lot Depth (feet) 1
Maximum FAR (nonresidential use only)
Non-SFD
SFD
Non-SFD
SFD
Non-SFD
SFD
R-12
8 – 12
4,000
2,800
40
35
80
50
N/A
R-18
12 – 18
4,000
1,800
40
25
80
50
N/A
R-22
15 – 22
4,000
1,500
40
25
80
50
N/A
R-30
18 – 30
4,000
4,000
40
40
80
80
N/A
R-43
20 – 43
4,000
4,000
40
40
80
80
N/A
OR-15
8 – 15
10,000
2,800
50
35
90
50
.75 to 1
OR-18
12 – 18
10,000
1,800
50
25
90
50
.75 to 1
OR-22
15 – 22
10,000
1,500
50
25
90
50
.75 to 1
OR-30
18 – 30
10,000
10,000
50
50
90
90
.75 to 1
OR-43
22 – 43
10,000
10,000
50
50
90
90
1 to 1
1 Single-Family Detached (SFD) residential dwelling units. Non-SFD includes all uses other than single-family detached residential dwelling units.
(Amended: Ord. 2006-05-01)
Table 40.220.020-3. Setbacks, Lot Coverage and Building Height
Zoning District
Minimum Setbacks1
Max. Lot Coverage
Max. Bldg. Height (feet)
Front4,7 (feet)
Side5,6
Rear5,6 (feet)
Between bldgs. on site (feet)
Street (feet)
Interior (feet)
Multifamily
SF and Duplex
Standards for Uses Other Than Residential Single-Family Detached Dwelling Units
R-12, R-18
20
10
10
5
20
8
50%
353
R-22, R-30, R-43
20
10
10
5
20
8
50%
453
OR-15, OR-18, OR-22, OR-30, OR-43
20
10
10
10
15
8
50%
45
Standards for Residential Single-Family Detached Dwelling Units
R-12, R-18
20
10
None2
None2
82
50%
353
R-22, OR-15, OR-18, OR-22
20
10
None2
None2
82
50%
453
R-30, R-43, OR-30, OR-43
Single-family detached development in these zones shall use the standards provided for non-single-family development within the districts.
1 Additional setbacks and/or landscape requirements may apply, particularly when abutting residential uses or zones. See Section 40.320.010.
2 Setbacks shall be identified for each lot on the face of the plat. Minimum dwelling separation shall be eight (8) feet. The review authority can approve a request to reduce the eight (8) foot separation to five (5) feet on up to twenty-five percent (25%) of the lot’s design considerations. For reductions on over twenty-five percent (25%) of the lots, the review authority may approve separation reductions to five (5) feet where:
(1) The applicant can demonstrate that topographic or design constraints would cause the loss of additional lots. Reduction could be granted only at a rate of one (1) reduction for each lot which would be lost; or
(2) The applicant can demonstrate that the proposed setback reductions will result in a clear public benefit. Where any portion of a building, including eaves or other projections, is within three (3) feet of the property line or closer than six (6) feet to adjacent structures, special construction standards may apply.
3 Height limits may be exceeded by conditional use permit.
4 Front setbacks shall be measured from the edge of any street right-of-way, street tract, street easement, or driveway easement that provides access to the lot, including any separate pedestrian easement that may exist between a street and the front setback line.
5 Setbacks to driveway and pedestrian easements that do not provide access to a subject lot shall be a minimum of five (5) feet.
6 Setbacks from alleys to all structures including entrances to garages shall be a minimum of five (5) feet.
7 For those lots that receive vehicle access only by an alley, the front setback may be reduced to ten (10) feet.
(Amended: Ord. 2005-04-12; Ord. 2007-06-05; Ord. 2007-11-13)
2. Minimum and Maximum Densities within the R-12, R-18, R-22, R-30, R-43 and All OR Districts.
For uses other than mobile home parks, the review authority shall find that the established minimum densities will be achieved by all proposed land divisions or site plans. The applicant shall demonstrate that all required densities will be achieved. The review authority shall establish appropriate conditions to ensure density is achieved. Demonstration that the established minimum densities will be achieved shall be provided by the applicant as follows:
a. Where single-family or duplex developments at densities below the minimum density are proposed for a portion of the project. The minimum density to be transferred to a higher density multifamily development elsewhere on the site may be approved; provided, that:
(1) The application shall provide for a fully integrated design; or
(2) The development shall provide for phasing in which each phase meets the minimum density; or
(3) The development shall provide a site plan for preliminary approval of the remainder of the site, which shall be binding on the land owner and all future land owners. The binding document shall be a deed covenant, approved by the county. The covenant shall require that the approved site plan for the multifamily development will be constructed at the densities approved. Where any portion of the project exceeds either the density of the zoning district or twenty-one (21) units per acre, a market analysis shall be provided demonstrating that such a project is economically feasible in the county. Where a difference in density of over three (3) units per acre is proposed between developments in the site plan, the applicant shall provide deed covenants which notify the future owners of the lower density developments of the type and density of the adjoining development.
b. For all other projects including multifamily and detached single-family structures the density of the project for each individual phase and at total project buildout shall meet the minimum density. In order to reduce impacts to and from adjacent properties, multifamily developments adjacent to industrial uses should include the following design standards:
(1) Aspects of the development that will not be utilized for residential purposes should be located adjoining to the industrially zoned property where possible. Examples of such uses include parking, garages, access roads, required open space, carports and stormwater facilities.
(2) If residential buildings must be placed adjoining to the industrially zoned property, single-story buildings should be used. If multiple-story structures are proposed building openings above the first floor should face away from the adjoining property in order to limit views and exposure to the adjacent use.
c. Minimum density or floor area ratio will be based on the developable area of the lot that remains after subtracting:
(1) Land dedicated for public roads, public parks and trails, required landscaping and drainageways;
(2) Land designated by covenant or public dedication to be permanently maintained in an undeveloped state because the land is identified as sensitive due to the presence of steep slopes, unstable land, historical or archaeological sites, wetlands and buffers, or other permanent physical development limitations as may be determined by the responsible official. All other lands shall be considered in the calculation of minimum density or floor area ratio including required setbacks, private recreation or common areas.
d. Maximum density or floor area ratio shall be calculated based upon the gross area of the site, excluding public right-of-way.
3. Signs. Signs shall be permitted according to the provisions of Chapter 40.310.
4. Off-Street Parking. Off-street parking shall be provided as required in Chapter 40.340.
5. Landscaping. Within the R-12, R-18, R-22, R-30 and R-43 and all Office Residential districts, a minimum of twenty percent (20%) of the site shall be landscaped to an L1 standard as described in Section 40.320.010. Additional setbacks and/or landscape requirements may apply, particularly adjoining residential uses or zones pursuant to Section 40.520.040 and Chapter 40.320.
6. Recreation Space. Recreation space shall be provided as required in Section 40.260.150.
7. Safe pedestrian routes, including sidewalks and other planning features, shall be provided for students who only walk to and from school.
(Amended: Ord. 2005-04-12; Ord. 2007-11-13)