Chapter 19.18
HEIGHT, YARD, AND AREA
Sections:
19.18.010 Building height exceptions.
19.18.020 General yard regulations.
19.18.030 Fences and walls.
19.18.040 Lot area exceptions.
19.18.050 Lot area with panhandle access.
19.18.060 Principal buildings and uses and accessory buildings.
19.18.070 Repealed.
19.18.080 Yard exceptions and permitted encroachments.
19.18.010 Building height exceptions.
A. Through Lots.
1. On through lots having a depth of 150 feet or less the building height thereon may be measured from the adjoining sidewalk level on either street.
2. On through lots having a depth of more than 150 feet the height regulations and basis of height measurements for the street permitting the greater height shall apply to a depth of not more than 150 feet from such street.
B. Roof structures for the housing of elevators, stairways, tanks, ventilating fans and similar equipment required to operate and maintain the building, fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, wireless masts, TV antennas, steeples and similar structures may be erected above the height limits prescribed in each of the use districts; provided, that no roof structure, feature or any other device above the prescribed height limit is allowed or used for the purpose of providing additional floor space, and all such appurtenances shall comply with the city building code and such appurtenances shall be designed and constructed to be unobtrusive and blend with the building and its surroundings. (Ord. 1960 § 3, 1998).
19.18.020 General yard regulations.
A. Yard Requirements for Property Abutting Partial or Future Street Rights-of-Way.
1. Except as provided in subsection (A)(2) of this section, no building shall be erected on a lot which abuts a street having only a portion of its required width dedicated, unless the yards provided and maintained in connection with such building have a width and/or depth needed to complete the street right-of-way width plus the width and/or depth of the yards required on the lot by each use district.
2. Where a precise plan or the comprehensive plan adopted pursuant to law includes the plans for the widening of existing streets, the connecting of existing streets, or the establishment of new streets, the placement of buildings and the establishment of yards where required by each use district shall relate to the future street right-of-way boundaries as determined by the precise plans or the comprehensive plan.
B. Open Spaces and Yards Around Buildings.
1. No yard or open space provided around any building shall be considered as providing a yard or open space for any other building.
2. No yard or open space on adjoining property shall be considered as providing required yard or open space for another lot or development site, except where a recorded easement for open space on adjacent lot does not affect required open space for adjacent lot.
3. No front yards provided around any building shall be used for public or private parking areas or garages, or other accessory buildings, except as specifically provided in EMC 19.14.040.
C. Vision Clearance Required. On all corner lots and lots located at the intersection of alleys and streets, there shall be provided vision clearance in the following manner:
1. In all districts where front yards are required, vision clearance shall be a minimum of 20 feet for corner lots and 15 feet for lots at the intersection of alleys and streets.
2. In all districts where front yards are not required, vision clearance shall be a minimum of one foot for each foot of street right-of-way width under 60 feet up to a maximum of 10 feet.
D. Common Property Line. When the common property line separating two or more contiguous lots is covered by a building or a permitted group of buildings, or when the placement of a building or buildings with respect to such common property line or lines does not fully conform to the required yard spaces on each side of such common property line or lines, such lots shall constitute a single development site and the yards as required by each use district shall then not apply to such common property lines.
E. Dwellings Where Permitted Above Nonresidential Buildings. The front and interior yard requirements for residential uses shall not be applicable; provided, that all yard requirements for the district in which such building is located are complied with.
F. Repealed by Ord. 2434. (Ord. 2434 (Exh. A), 2009; Ord. 2400 § 1, 2008; Ord. 1960 § 3, 1998).
19.18.030 Fences and walls.
A. Fences providing a maximum of six feet sight obstruction from adjacent properties may be built on the side and rear property lines and across the front of the property in line with the front of a building, but not closer to the street right-of-way than where the requirements of vision clearance apply. Corner lots must observe the 20-foot fence setback on both streets. From the 20-foot fence setback line to the street right-of-way, a fence a maximum of four feet high measured from the ground on which the fence stands is permitted. Where fence heights greater than those contained herein are directed, the greater shall apply.
B. In any commercial or industrial district, fences or walls not to exceed eight feet in height may be located or maintained in any yard except where the requirements of vision clearance apply. (Ord. 1960 § 3, 1998).
19.18.040 Lot area exceptions.
The following are exceptions to the required lot areas:
A. Lots of record with less than the area required in the use district or by an imposed subdistrict, which existed prior to March 8, 1966.
B. Lots of record with greater than the maximum area allowed in the R-1, R-2 and R-3 districts which existed prior to July 13, 1995. Such lots may be subdivided in accordance with the requirements set forth in this title. Lots exceeding the maximum lot size, which were created prior to the above date, and which are to be maintained in their original configuration as to shape and dimensions, may be developed and redeveloped without the need of a variance. (Ord. 1960 § 3, 1998).
19.18.050 Lot area with panhandle access.
For determination of minimum lot size, the total horizontal area within the boundary lines of a lot or parcel must meet the minimum area requirements for the zoning district, excluding the panhandle access. (Ord. 1960 § 3, 1998).
19.18.060 Principal buildings and uses and accessory buildings.
A. Hereinafter any building which is the only building on a lot is a principal building.
B. In any residential district there shall be only one principal use per lot or development site; provided, that home occupations shall be allowed where permitted.
C. In any single-family residential district, there shall be no more than two accessory buildings on any lot or development site. (Ord. 1960 § 3, 1998).
19.18.070 Lot and parking area coverage – Outdoor living area.
Repealed by Ord. 2416. (Ord. 1960 § 3, 1998).
19.18.080 Yard exceptions and permitted encroachments.
The following intrusions may project into required yards to the extent and under the conditions and limitations indicated. No encroachment upon any utility easement is allowed.
A. Depressed Ramps. In any zoning district, open-work fences, hedges, guard railings or other landscaping or architectural devices for safety protection around depressed ramps or stairs may be located in required yards; provided, that such devices are not more than three and one-half feet in height.
B. Accessory Buildings in Front Yards on Through Lots. In any case where a through lot has a depth of not more than 140 feet, accessory buildings may be located in one of the required front yards; provided, that every portion of such accessory building is not less than 10 feet from the nearest street line.
C. Projecting Building Features.
1. Front Yard. The following features may extend into a required front yard as specified:
a. An uncovered porch not more than four feet above the established grade. A railing no higher than three feet above the floor level of the porch may be used.
b. R-1, R-2, R-3 and R-4 zoning districts only. Covered porches may encroach into the front yard setback up to six feet. Enclosed (either entirely or partially) porches are not permitted to encroach. The roofline of the house may be extended to cover the porch but no living space shall be allowed above the porch inside the front yard setback (i.e., dormers, bay windows).
c. A chimney or chase may encroach into the front yard setback up to 36 inches.
2. Side Yards. An uncovered porch not more than four feet above the established grade may extend into the side yard to within three feet of the side lot line. A railing no higher than three feet above the floor level of the porch may be used, but the materials used in the construction must be noncombustible. (Ord. 2439 § 1 (Exh. A), 2009; Ord. 1960 § 3, 1998).