Chapter 17.26
R-1S SINGLE-FAMILY RESIDENTIAL SUBURBAN DISTRICT
Sections:
17.26.030 Permitted accessory uses.
17.26.050 Development standards.
17.26.060 Area regulations – Construction and siting standards.
17.26.010 Purpose.
The R-1S suburban district is established to provide a low density residential environment permitting four dwelling units per acre. Lands within this district should contain suburban residential development with large lots and expansive yards. Structures in this district are limited to single-family conventional dwellings. (Ord. 2011-29 § 5 (Att. B)).
17.26.020 Permitted uses.
The following uses shall be permitted in the R-1S suburban district:
A. Single-family dwellings consisting of a residential home built to current building codes or a new manufactured home or new modular home conforming to the development standards specified in GMC 17.26.050; and
B. Churches and similar places of worship; and
C. Nothing contained in this section shall be deemed to prohibit the use of vacant property for gardening or fruit raising. (Ord. 2011-29 § 5 (Att. B)).
17.26.030 Permitted accessory uses.
The following uses shall be permitted as accessory to a permitted use in the R-1S suburban district:
A. Detached residential garages as defined in GMC 17.12.200, provided they do not exceed 20 feet in height and 1,000 square feet in area; except on lots that are 12,000 square feet or more the height may be increased by three feet and the area may increase by 200 square feet;
B. Home occupations as defined in GMC 17.12.220;
C. Storage buildings not exceeding 200 square feet of gross floor area and 12 feet in height; provided no container storage, as defined in GMC 17.12.430, will be permitted;
D. Agricultural uses (limited), as defined in GMC 17.12.040, except that the keeping of animals shall be permitted on parcels consisting of 10,000 square feet over and above an area equal in size to 12,000 square feet set aside for the dwelling on the parcel;
E. Animals permitted in GMC 6.12.010 and 6.12.020 are permitted accessory uses; provided, that all animals and barns, barnyards, chicken houses, and corrals shall be located and contained not less than 25 feet from a public roadway and not less than 100 feet from any adjoining or abutting property held under separate ownership;
F. In-home family day care providers, as defined in GMC 17.12.196, licensed by the state of Washington for no more than 12 children after obtaining a city home occupation license and in conformity with Chapter 17.66 GMC;
G. Group homes as defined in GMC 17.12.215;
H. Adult family homes as defined in GMC 17.12.032. (Ord. 2017-1 § 7; Ord. 2013-6 § 1; Ord. 2011-29 § 5 (Att. B)).
17.26.040 Conditional uses.
In addition to the unclassified uses listed in Chapter 17.86 GMC, the following uses may be permitted by special permit as provided in Chapter 17.86 GMC:
A. Public libraries, and municipal office buildings;
B. Public and private schools, public parks and playgrounds;
C. Fire department station houses;
D. Private nursery school, preschool, child mini-day care, and child day care center;
E. Agricultural use (commercial); and
F. Buildings in conjunction with an agricultural use (limited), provided the parcel contains at least five acres and the building will not be used for the conduct or support of any business activity. (Ord. 2011-29 § 5 (Att. B)).
17.26.050 Development standards.
A. Minimum lot area: 10,000 square feet;
B. Density: one dwelling unit per lot;
C. Maximum lot coverage: 40 percent;
D. Minimum yard setbacks:
1. Front: 20 feet.
2. Side:
a. Principal building: 10 feet.
b. Accessory structures: five feet, provided the accessory structure is located behind the rear building line.
3. Side along flanking street of corner lot: 25 feet.
4. Rear:
a. Principal building: equal to the height of the dwelling.
b. Accessory structures: five feet. Garages with vehicle doors parallel to an alley shall be set back from the alley 20 feet;
E. Maximum building height:
1. Principal building: 30 feet.
2. Accessory buildings: 20 feet;
F. Fences and hedges: see Chapter 17.75 GMC;
G. Parking: see Chapter 17.78 GMC;
H. Landscaping: see Chapter 17.75 GMC; and
I. Residential design standards: see GMC 17.70.100. (Ord. 2013-6 § 2; Ord. 2011-29 § 5 (Att. B)).
17.26.060 Area regulations – Construction and siting standards.
A. Roof Slope. Roof slope shall be not less than a five-foot rise for each 12 feet of horizontal run.
B. Roofing Materials. Roofing materials shall be compatible in appearance with surrounding homes.
C. Siding Materials. Siding materials shall be wood or other material compatible with surrounding homes that have siding materials commonly used on conventional site-built International Building Code single-family residences.
D. Front Entrance. The front entrance of each single-family dwelling shall be located facing the street that it is numbered on. However, in case of narrow corner lots the front entrance could be on the side street if needed.
E. All manufactured homes shall comply with the following standards:
1. Age Restriction. All manufactured homes shall have to be a “new manufactured home” and shall not be more than five years old as determined by the manufacturer’s date.
2. Pit Set. Manufactured homes shall be “pit set” with the first floor elevation no more than 12 inches above finished grade. The pit shall be of sufficient depth to accommodate 18 inches’ clearance below the frame of the unit with crawl space access located near utility connections. The foundation shall be installed in compliance with the requirements of the Washington Administrative Code. Skirting or side walls shall be installed around the perimeter and the tongue and axles shall be removed.
3. Transportation Equipment. All wheels, tongues and other transportation equipment must be removed when the manufactured home is placed upon a lot.
4. Facade. All manufactured homes shall have skirting and exterior siding that will match those of a typical site-built residence.
5. HUD Code. All manufactured homes must conform to the U.S. Department of Housing and Urban Development (HUD) 1976 Federal Manufactured Home Construction and Safety Standards Act.
F. Replacement of a nonconforming mobile home/manufactured home on an individual lot shall be with a new manufactured home or by a stick-built home meeting current lot setback requirements.
G. Residential dwellings located within the 100-year floodplain shall conform to the Grandview flood ordinance and shoreline master program. (Ord. 2011-29 § 5 (Att. B)).