Chapter 18.41
RESIDENTIAL ZONES
Sections:
18.41.010 Residential existing neighborhoods (R-EN) zone.
18.41.020 Residential 6-8 (R 6-8) zone.
18.41.030 Residential 8-25 (R 8-25) zone.
18.41.010 Residential existing neighborhoods (R-EN) zone.
A. Intent. The R-EN zone is characterized by neighborhoods that were platted as part of a subdivision completed within the last forty (40) years. These neighborhoods typically include single-family homes and are not anticipated to change significantly for the foreseeable future. As a result, the zone attempts to retain the characteristics of the current neighborhoods. Minimum lot sizes are established based on existing lot sizes within the neighborhood and single-family homes are intended to remain as a primary use, though accessory dwelling units are also allowed.
B. Physical Development. Standards applicable to physical development in the R-EN zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.
|
1. Setbacks (min.) |
Section 18.48.040 |
|
Front: |
average of adjacent properties |
|
Side: |
5' |
|
Rear: |
10' |
|
Garage/Carport: |
20' |
|
2. Impervious Surfaces |
|
|
Individual Water and Septic |
50% |
|
Public Water and Individual Septic |
50% |
|
Public Water and Sewer |
50% |
|
3. Landscaping |
Section 18.48.100 |
|
4. Fencing |
Section 18.48.040 |
|
Height in any front yard (max.) |
4' |
|
Height in any side yard (max.) |
6' |
|
Height in any rear yard (max.) |
6' |
|
5. Building Height |
Section 18.48.040 |
|
Maximum |
35' |
|
6. Environmental Standards |
|
|
SEPA Review |
Div. 4 |
|
Critical Area Buffers |
Div. 5 |
|
Wetlands |
25 – 300' |
|
CARAs |
protect water source |
|
Frequently Flooded Areas |
50' |
|
Geologically Hazardous Areas |
slope ht. |
|
Wildlife Habitat |
varies |
|
7. Signs |
Section 18.48.130 |
|
8. Grading, Erosion Control, Stormwater |
|
|
Grading and Erosion Control |
Chapter 12.08 |
|
Stormwater Mgmt. |
Chapter 12.16 |
|
9. Required Physical Development Permits (reserved) |
|
C. Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division, chapter, or section for additional standards. All standards in this division are applicable unless stated otherwise.
|
1. Allowed Uses |
2. Parking (Chapter 18.45) |
||
|---|---|---|---|
|
Use |
Definition/ Standards |
Permit |
Minimum Required |
|
Residential Uses |
|
|
|
|
Detached Single-Family Unit |
18.44.040(B) |
Y |
2 per DU |
|
Co-Living Housing |
18.44.040(G) |
Y |
0.25 per sleeping unit |
|
Group Home |
18.44.040(E) |
Y |
0.5 per bed |
|
Institutional Uses |
|
|
|
|
Assembly |
18.44.060(B) |
C |
Independent Calculation |
|
Day Care and Child Day Care |
18.44.060(C) |
A |
0.5 per employee |
|
Amusement and Recreation |
|
|
|
|
Outdoor Recreation |
18.44.080(C) |
Y |
Independent Calculation |
|
Developed Recreation |
18.44.080(D) |
C |
Independent Calculation |
|
Transportation and Infrastructure Uses |
|
|
|
|
Utility Facility |
18.44.100(C) |
C |
1 per employee + |
|
Wireless Telecommunications Facility |
18.44.100(E) |
A/C |
1 per employee + |
|
Accessory Uses |
|
|
|
|
Accessory Dwelling Unit |
18.44.110(B) |
A |
1 per DU |
|
Bed and Breakfast |
18.44.110(C) |
A |
0.75 per LU |
|
Home Occupation |
18.44.110(D) |
A |
n/a |
|
Home Business |
18.44.110(E) |
C |
1 per employee |
|
Home Day Care |
18.44.110(G) |
Y |
1 per employee |
|
Battery Charging Station |
18.44.110(H) |
Y |
n/a |
|
Temporary Uses |
|
|
|
|
Yard Sale |
18.44.120(B) |
Y |
n/a |
|
Farm Stand |
18.44.120(D) |
Y |
5 per 1,000 sf display area |
|
Temporary Real Estate Sales Office |
18.44.120(E) |
A |
2 |
|
Temporary Shelter |
18.44.120(F) |
A |
2 per DU |
|
Temporary Gravel Processing |
18.44.130(G) |
A |
1 per employee |
|
Y = Use allowed without use permit A = Administrative Use Permit required |
|||
|
3. Performance Standards |
|
|---|---|
|
Outdoor Storage |
(Section 18.46.020) |
|
Recreational Vehicles |
allowed if standards are met |
|
Outdoor Storage Areas and Yards |
Prohibited |
|
Shipping Containers and Compartments |
Prohibited except during construction |
|
Refuse and Recycling |
(Section 18.46.030) |
|
Trash and recycling enclosure required |
> 4 DUs and all nonresidential |
|
Noise |
(Section 18.46.040) |
|
Sound level at property line (max) |
75 dBA |
|
Vibration |
(Section 18.46.050) |
|
Odors |
(Section 18.46.060) |
|
Light and Glare |
(Section 18.46.070) |
|
Radioactivity and Electrical Disturbances |
(Section 18.46.080) |
D. Lot Standards.
1. Lot Size.
a. City Standard. Minimum lot size is based on the minimum lot size for the neighborhood, as identified on the city’s official zoning map.
i. Binghampton Estates: 0.25 acres.
ii. Raintree Loop: 0.25 acres.
iii. Trotter Downs: 0.25 acres.
iv. Volesky Drive: 0.25 acres.
v. Karen Court: 0.35 acres.
vi. Rainier Estates: 0.35 acres.
vii. Country Estates: 1.00 acre.
viii. Rainier Oaks: 1.00 acre.
b. Thurston County Standard. Notwithstanding the lot sizes listed in subsection (D)(1)(a) of this section, the city defers to the Thurston County health department to determine minimum lot size.
c. More Restrictive Lot Size Applies. Where a conflict between the city standard and the Thurston County standard exists, the more restrictive shall apply.
2. Residential Density. Density is calculated by dividing the number of units by the site area. The allowed density is generally based on the availability of sewers. Where sewer is not available, the city defers to the Thurston County health department to establish maximum densities.
a. Individual Water and Septic. One du/ac (max).
b. Public Water and Individual Septic. Two to 3.48 dus/ac (max.).
c. Public Water and Sewer. Based on minimum lot size for neighborhood.
E. Development Options and Subdivision. (Reserved).
F. Additional Zone-Specific Standards. (Reserved). (Ord. 735 § 2, 2025; Ord. 665 § 28 (part), 2017)
18.41.020 Residential 6-8 (R 6-8) zone.
A. Intent. The R 6-8 zone is characterized by larger lots that are undeveloped or minimally developed. The area is intended to develop with primarily single-family homes, though uses such as duplexes, townhouses, and some small apartments may be appropriate, so long as the uses fall within the allowed density ranges. Where a development is sought to be constructed on septic systems, the development should be clustered to ensure that the future build out of the site meets minimum density requirements. Streets are meant to be well connected and dead-end roads are discouraged to promote a high degree of connectivity for pedestrians and vehicles.
B. Physical Development. Standards applicable to physical development in the R 6-8 zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.
|
1. Setbacks (min.) |
Section 18.48.040 |
|
Front: |
10' |
|
Side: |
5' |
|
Rear: |
10' |
|
Garage/Carport: |
20' |
|
2. Impervious Surfaces |
|
|
Individual Water and Septic |
50% |
|
Public Water and Individual Septic |
50% |
|
Public Water and Sewer |
50% |
|
3. Landscaping |
Section 18.48.100 |
|
4. Fencing |
Section 18.48.040 |
|
Height in any front yard (max.) |
4' |
|
Height in any side yard (max.) |
6' |
|
Height in any rear yard (max.) |
6' |
|
5. Building Height |
Section 18.48.040 |
|
Maximum |
35' |
|
6. Environmental Standards |
|
|
SEPA Review |
Div. 4 |
|
Critical Area Buffers |
Div. 5 |
|
Wetlands |
25 – 300' |
|
CARAs |
protect water source |
|
Frequently Flooded Areas |
50' |
|
Geologically Hazardous Areas |
slope ht. |
|
Wildlife Habitat |
varies |
|
7. Signs |
Section 18.48.130 |
|
8. Grading, Erosion Control, Stormwater |
|
|
Grading and Erosion Control |
Chapter 12.08 |
|
Stormwater Mgmt. |
Chapter 12.16 |
|
9. Required Physical Development Permits (reserved) |
|
C. Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in Division 3 are applicable unless stated otherwise.
|
1. Allowed Uses |
2. Parking (Chapter 18.45) |
||
|---|---|---|---|
|
Use |
Definition/ |
Permit |
Minimum Required |
|
Residential Uses |
|
|
|
|
Detached Single-Family Unit |
18.44.040(B) |
Y |
2 per DU |
|
Attached Single-Family Unit |
18.44.040(C) |
Y |
1.5 per DU |
|
Apartment |
18.44.040(D) |
Y |
1.5 per DU |
|
Group Home |
18.44.040(E) |
Y |
0.5 per bed |
|
Co-Living Housing |
18.44.040(G) |
Y |
0.25 per sleeping unit |
|
Institutional Uses |
|
|
|
|
Assembly |
18.44.060(B) |
C |
Independent Calculation |
|
Day Care and Child Care Center |
18.44.060(C) |
A |
0.5 per employee |
|
School |
18.44.060(D) |
C |
Independent Calculation |
|
Emergency Services |
18.44.060(E) |
C |
Independent Calculation |
|
Amusement and Recreation |
|
|
|
|
Outdoor Recreation |
18.44.080(C) |
Y |
Independent Calculation |
|
Developed Recreation |
18.44.080(D) |
C |
Independent Calculation |
|
Transportation and Infrastructure Uses |
|
|
|
|
Parking |
18.44.100(B) |
C |
n/a |
|
Utility Facility |
18.44.100(C) |
C |
1 per employee |
|
Wireless Telecommunications Facility |
18.44.100(E) |
A/C |
1 per employee |
|
Accessory Uses |
|
|
|
|
Accessory Dwelling Unit |
18.44.110(B) |
A |
1 per DU |
|
Bed and Breakfast |
18.44.110(C) |
A |
0.75 per LU |
|
Home Occupation |
18.44.110(D) |
A |
n/a |
|
Home Business |
18.44.110(E) |
C |
1 per employee |
|
Home Day Care |
18.44.110(G) |
Y |
1 per employee |
|
Battery Charging Station |
18.44.110(H) |
Y |
n/a |
|
Temporary Uses |
|
|
|
|
Yard Sale |
18.44.120(B) |
Y |
n/a |
|
Farm Stand |
18.44.120(D) |
Y |
5 per 1,000 sf display area |
|
Temporary Real Estate Sales Office |
18.44.120(E) |
A |
2 |
|
Temporary Shelter |
18.44.120(F) |
A |
2 per DU |
|
Temporary Gravel Processing |
18.44.130(G) |
A |
1 per employee |
|
Y = Use allowed without use permit A = Administrative Use Permit required |
|||
|
3. Performance Standards |
|
|---|---|
|
Outdoor Storage |
(Section 18.46.020) |
|
Recreational Vehicles |
allowed if standards are met |
|
Outdoor Storage Areas and Yards |
Prohibited |
|
Shipping Containers and Compartments |
Prohibited except during construction |
|
Refuse and Recycling |
(Section 18.46.030) |
|
Trash and recycling enclosure required |
> 4 DUs and all nonresidential |
|
Noise |
(Section 18.46.040) |
|
Sound level at property line (max.) |
75 dBA |
|
Vibration |
(Section 18.46.050) |
|
Odors |
(Section 18.46.060) |
|
Light and Glare |
(Section 18.46.070) |
|
Radioactivity and Electrical Disturbances |
(Section 18.46.080) |
D. Lot Standards.
1. Lot Size.
a. City Standard. No minimum lot size has been established.
b. Thurston County Standard. The city defers to the Thurston County health department to determine minimum lot size.
2. Residential Density. Density is calculated by dividing the number of units by the site area. The allowed density is generally based on the availability of sewers. Where sewer is not available, the city defers to the Thurston County health department to establish maximum densities.
a. Individual Water and Septic. One du/ac (max.).
b. Public Water and Individual Septic. Two to 3.48 dus/ac (max.).
c. Public Water and Sewer. Six (min.) to eight (max.) dus/ac.
E. Development Options and Subdivision. (Reserved).
F. Additional Zone-Specific Standards. (Reserved). (Ord. 735 § 2, 2025; Ord. 665 § 28 (part), 2017)
18.41.030 Residential 8-25 (R 8-25) zone.
A. Intent. The R 8-25 zone includes neighborhoods in or near downtown Rainier that are composed primarily of single-family homes on lots that range from 3,500 square feet to over an acre in size. These lots are primarily associated with historic plats in the city of Rainier, such as the Plat of Rainier and Moore’s Addition, though some land not included in these plats is also included in the zone.
The R 8-25 zone is intended to promote higher densities of housing near the center of Rainier to encourage a highly walkable downtown. A variety of residential units are allowed, so long as the units meet the minimum density requirements for the area. Where development is sought to be constructed on septic systems, the development must be clustered to ensure that future build-out of a property meets required minimum densities.
B. Physical Development. Standards applicable to physical development in the R 8-25 zone are provided on the following pages. Where a cross-reference is listed, see the referenced document, division, chapter or section for additional standards.
|
1. Setbacks (min.) |
Section 18.48.040 |
|
Front: |
10' |
|
Side: |
5' |
|
Rear: |
10' |
|
Garage/Carport: |
20' |
|
2. Impervious Surfaces |
|
|
Individual Water and Septic |
50% |
|
Public Water and Individual Septic |
50% |
|
Public Water and Sewer |
50% |
|
3. Landscaping |
Section 18.48.100 |
|
4. Fencing |
Section 18.48.040 |
|
Height in any front yard (max.) |
4' |
|
Height in any side yard (max.) |
6' |
|
Height in any rear yard (max.) |
6' |
|
5. Building Height |
Section 18.48.040 |
|
Maximum |
35' |
|
6. Environmental Standards |
|
|
SEPA Review |
Div. 4 |
|
Critical Area Buffers |
Div. 5 |
|
Wetlands |
25 – 300' |
|
CARAs |
protect water source |
|
Frequently Flooded Areas |
50' |
|
Geologically Hazardous Areas |
slope ht. |
|
Wildlife Habitat |
varies |
|
7. Signs |
Section 18.48.130 |
|
8. Grading, Erosion Control, Stormwater |
|
|
Grading and Erosion Control |
Chapter 12.08 |
|
Stormwater Mgmt. |
Chapter 12.16 |
|
9. Required Physical Development Permits (reserved) |
|
C. Allowed Uses and Use Standards. Standards applicable to use are provided in this subsection. Where a cross-reference is listed, see the referenced division or section for additional standards. All standards in this division are applicable unless stated otherwise.
|
1. Allowed Uses |
2. Parking (Chapter 18.45) |
||
|---|---|---|---|
|
Use |
Definition/Standards |
Permit |
Minimum Required |
|
Residential Uses |
|
|
|
|
Detached Single-Family Unit |
18.44.040(B) |
Y |
2 per DU |
|
Attached Single-Family Unit |
18.44.040(C) |
Y |
1.5 per DU |
|
Apartment |
18.44.040(D) |
Y |
1.5 per DU |
|
Group Home |
18.44.040(E) |
Y |
0.5 per bed |
|
Co-Living Housing |
18.44.040(G) |
Y |
0.25 per sleeping unit |
|
Institutional Uses |
|
|
|
|
Assembly |
18.44.060(B) |
C |
Independent Calculation |
|
Day Care and Child Care Center |
18.44.060(C) |
A |
0.5 per employee |
|
School |
18.44.060(D) |
C |
Independent Calculation |
|
Emergency Services |
18.44.060(E) |
C |
Independent Calculation |
|
Amusement and Recreation |
|
|
|
|
Outdoor Recreation |
18.44.080(C) |
Y |
Independent Calculation |
|
Developed Recreation |
18.44.080(D) |
C |
Independent Calculation |
|
Transportation and Infrastructure Uses |
|
|
|
|
Parking |
18.44.100(B) |
C |
n/a |
|
Utility Facility |
18.44.100(C) |
C |
1 per employee |
|
Wireless Telecommunications Facility |
18.44.100(E) |
A/C |
1 per employee |
|
Accessory Uses |
|
|
|
|
Accessory Dwelling Unit |
18.44.110(B) |
A |
1 per DU |
|
Bed and Breakfast |
18.44.110(C) |
A |
0.75 per LU |
|
Home Occupation |
18.44.110(D) |
A |
n/a |
|
Home Business |
18.44.110(E) |
C |
1 per employee |
|
Home Day Care |
18.44.110(G) |
Y |
1 per employee |
|
Battery Charging Station |
18.44.110(H) |
Y |
n/a |
|
Temporary Uses |
|
|
|
|
Yard Sale |
18.44.120(B) |
Y |
n/a |
|
Farm Stand |
18.44.120(D) |
Y |
5 per 1,000 sf display area |
|
Temporary Real Estate Sales Office |
18.44.120(E) |
A |
2 |
|
Temporary Shelter |
18.44.120(F) |
A |
2 per DU |
|
Temporary Gravel Processing |
18.44.130(G) |
A |
1 per employee |
|
Y = Use allowed without use permit A = Administrative Use Permit required |
|||
|
3. Performance Standards |
|
|---|---|
|
Outdoor Storage |
(Section 18.46.020) |
|
Recreational Vehicles |
allowed if standards are met |
|
Outdoor Storage Areas and Yards |
Prohibited |
|
Shipping Containers and Compartments |
Prohibited except during construction |
|
Refuse and Recycling |
(Section 18.46.030) |
|
Trash and recycling enclosure required |
> 4 DUs and all nonresidential |
|
Noise |
(Section 18.46.040) |
|
Sound level at property line (max.) |
75 dBA |
|
Vibration |
(Section 18.46.050) |
|
Odors |
(Section 18.46.060) |
|
Light and Glare |
(Section 18.46.070) |
|
Radioactivity and Electrical Disturbances |
(Section 18.46.080) |
D. Lot Standards.
1. Lot Size.
a. City Standard. No minimum lot size has been established.
b. Thurston County Standard. The city defers to the Thurston County health department to determine minimum lot size.
2. Residential Density. Density is calculated by dividing the number of units by the site area. The allowed density is generally based on the availability of sewers. Where sewer is not available, the city defers to the Thurston County health department to establish maximum densities.
a. Individual Water and Septic. One (max.) du/ac.
b. Public Water and Individual Septic. Two to 3.48 (max.) du/ac.
c. Public Water and Sewer. Eight (min.) to 25 (max.) du/ac.
E. Development Options and Subdivision. (Reserved).
F. Additional Zone-Specific Standards. (Reserved). (Ord. 735 § 2, 2025; Ord. 665 § 28 (part), 2017)
18.41.040 Indoor emergency shelters, transitional housing, indoor emergency housing and permanent supportive housing.
A. Uses Permitted. Indoor emergency shelters, indoor emergency housing, permanent supportive housing and transitional housing are permitted in any zone in which residential uses are allowed and must meet the same development and operating regulations as permitted residential dwellings, including adhering to building and fire codes and Americans With Disabilities Act requirements to ensure consistency in health and safety for all residents. Minimum parking requirements are waived for all indoor emergency shelters, transitional housing, indoor emergency housing and permanent supportive housing.
B. Exemptions. Exemptions to development regulations, including but not limited to setback requirements, density limits, restrictions on support spaces inside buildings (e.g., office space for tenants) and public noticing requirements, for indoor emergency shelters, transitional housing, emergency housing and permanent supportive housing may be permitted with administrative approval by the planning director to address Rainier’s housing needs allocation through shelter and housing forms that do not meet building codes or other requirements. These types may include, but are not limited to, pallet shelters and tiny shelters. Regardless of the form, the housing or shelter must be indoors and allow access to bathrooms and showers.
C. Special Provision for Religious Organizations. Any affordable housing development, including permanent supportive housing and transitional housing with a lease, of any single-family or multifamily residence located on real property owned or controlled by a religious organization is allowed an increased density bonus consistent with local housing needs allocation with administrative approval by the planning director. Outdoor encampments, safe parking efforts, indoor overnight shelter and temporary small houses are permitted on property owned or controlled by a religious organization and must adhere to state regulations in RCW 35.21.915 and 36.01.290. (Ord. 732 § 8, 2025)