Chapter 17.150
YARDS
Sections:
17.150.010 Conventional requirements.
17.150.020 Zero lot line.
17.150.010 Conventional requirements.
(1) Required Yards. All parcels of land shall provide yards as specified in Table 17.150.010, unless otherwise permitted or required by the provisions of each zoning district. These yards shall extend the full width or depth of the lot, and shall be open from ground to sky except as provided under Chapter 17.155 CBMC, Permitted Projections, or under exceptions listed in subsection (2) of this section. The width shall be measured between the property line and the nearest building line, lines, or intersections thereof. One foot shall be added to each required interior side and rear yard for each story or part story above the first story of any building.
|
Property Line |
Requirements |
|
Interior side |
5 feet |
|
Rear or alley frontage* |
5 feet |
|
Street frontage |
10 feet |
|
Street or alley frontage with vehicular access |
10 feet to the habitable portion of the building* 20 feet to the garage or carport** |
* In no case shall the vision clearance area be obstructed.
** This part of the setback may be 10 feet from a street or five feet from an alley if the entrance to the garage or carport is perpendicular to the street frontage and all of the required parking can be accommodated on private property. (See Figure 17.150.010 for the suggested entrance turning radius for the garage or carport approach.)
(2) Exceptions.
(a) Front yard setback requirements of this title shall not apply in any residential district where the average depth of front yards of existing dwellings within the same block, within 250 feet from exterior side lot lines of the lot, and fronting on the same street is less than the minimum required front yard. In such cases the front yard requirement on the lot shall not be less than the average existing front yard.
(b) An accessory building less than 120 square feet may be located within any required side or rear yard up to the property line if it is placed at least 20 feet from the front property line and is not more than eight feet in height at its highest point above grade, and is not a visual obstruction at driveways or intersections. An accessory building less than 120 square feet may be located closer than 20 feet to the front property line and less than 10 feet to a flanking street if it is not more than eight feet in height at its highest point above grade and is not a visual obstruction at driveways or street intersections.
Figure 17.150.010 – Minimum Turning Radius for Vehicular Access
[Ord. 93 § 3.5.1, 1987].
17.150.020 Zero lot line.
An alternative to the yard requirements may be permitted upon planning commission approval.
(1) Preapplication. The applicant shall submit a sketch plan to the department of community services and shall discuss the general proposal with staff before filing for any special development permits.
(2) Permits Required. New construction or the replacements, additions, or major improvements of existing development shall be subject to site plan and architectural review.
(3) Standards. The general conditions of the district shall prevail in addition to the special standards listed in this subsection. (See Figure 17.150.020.)
(a) The lot(s) contiguous to the zero setback yard must be under the same ownership at the time of initial construction, or the applicant must produce written evidence that the contiguous property owner consents to this type of construction and is willing to enter into the required covenant agreement.
(b) The yard setback on the lot contiguous to the zero lot line development must comply with the requirements of the International Building Code.
(c) If dwellings are constructed against both side lot lines, access must be provided along the rear lot lines for public pedestrian or vehicular access to the rear yards and for access by protection service vehicles.
(d) When two dwellings are built against the same zero lot line, no portion of them shall project over any property line.
(e) Property owners of this kind of development and property owners of contiguous property shall sign a covenant agreement with the city which shall be recorded against the lots. The agreement shall provide that:
(i) In case of destruction of one or more units, new construction must follow the same concept of construction as previously designed.
(ii) Each owner shall carry fire and liability insurance on their portion of the building with the contiguous owner(s) also listed on the policy.
(iii) Provisions for the maintenance of the zero lot line wall, the roof and any common facilities are included.
(iv) The procedures for the resolution of disputes are specified.
Figure 17.150.020 – Examples of Zero Lot Line Development
[Ord. 93 § 3.5.2, 1987].