Chapter 17.20
RESIDENTIAL ZONES

Sections:

17.20.010    Purpose.

17.20.020    Additional requirements.

17.20.030    Allowed uses.

17.20.040    Prohibited.

17.20.050    Development standards for residential zones.

17.20.060    Accessory uses, buildings, or structures.

17.20.070    Flag lots.

17.20.080    Lots fronting on curved streets.

17.20.090    Drainage.

17.20.100    Recreational equipment parking and storage.

17.20.110    Satellite receiving antennas.

17.20.120    Fences, walls, and hedges.

17.20.130    Residential density.

17.20.140    Performance standards.

17.20.150    Performance standards – Residential structures.

17.20.160    Keeping of livestock in the R-4 zone.

17.20.170    Cottage housing design standards.

17.20.010 Purpose.

The purpose of this chapter is to provide for:

A. The specific characteristics of residential development that may take place in Soap Lake;

B. A consistent and compatible residential land use pattern;

C. The residential housing needs of Soap Lake citizens;

D. The public safety needs of Soap Lake citizens.

The R-1, single-family residential zone is intended to provide for and to protect single-family residences in specified low density residential areas and to preserve land for single-family residential uses. Residential density generally ranges from one to four dwelling units per acre.

The R-2, single-family and two-family residential zone is intended to provide for and to protect single-family and two-family residences in specified low density areas and to preserve land for single-family and two-family residential uses. Residential density generally ranges from four to eight dwelling units per acre.

The R-3, multifamily residential zone is intended to accommodate medium to high density residential uses and to preserve land for such residential uses. Residential density generally ranges from six to 15 dwelling units per acre. The zone may also serve as a transitional buffer area between commercial areas and low-density residential areas. Limited commercial uses are permitted as conditional uses.

The R-4, residential zone is intended to provide areas to accommodate a low density residential use pattern. The zone provides land which may be converted from the residential reserve designation to a development district. Land uses permitted in the zone and the standards applicable to it are designed so that future, more intensive development is not precluded. This zone is appropriate for properties which may not be suitable for dense urban development due to public facility limitations that cannot be corrected by extending existing facilities or upgrading existing facilities at a reasonable cost. Equestrian opportunities and keeping of animals consistent with the size of the property may be allowed. (Ord. 1105 § 1, 2009).

17.20.020 Additional requirements.

Additional requirements are found in other chapters of this code and other adopted city regulations, including but not limited to the following:

A. Chapter 17.10 SLMC, Citywide Regulations.

B. Chapter 17.49 SLMC, Site Plan Review (for nonresidential projects only).

C. Chapter 17.51 SLMC, Conditional and Unmentioned Uses.

D. Chapter 17.54 SLMC, Off-Street Parking and Loading.

E. Chapter 17.55 SLMC, Home Occupations.

F. Chapter 17.57 SLMC, Landscaping.

G. Chapter 17.58 SLMC, Signs.

H. Chapter 17.60 SLMC, Factory-Built Homes.

I. Chapter 17.65 SLMC, Manufactured Home Parks.

J. Chapter 14.12 SLMC, Critical Areas.

K. City of Soap Lake shoreline master program. (Ord. 1105 § 1, 2009).

17.20.030 Allowed uses.

A. The residential land uses table indicates where categories of land uses may be permitted and whether those uses are allowed outright or by conditional use permit. Only residential zones are included in this table. Land uses not listed are prohibited unless allowed through the process specified in SLMC 17.20.020(D). Further interpretation of these zones may be obtained as specified in SLMC 18.03.020(B). Land uses are also subject to any footnotes contained within this chapter.

B. The symbols used in the table represent the following:

1. An “A” in a table cell indicates that the use is allowed subject to the applicable standards in this code in the zone listed at the top of the table.

2. A “C” in a table cell indicates that the use is allowed by conditional use permit, subject to the conditional use provisions in Chapter 17.51 SLMC and any additional standards specified.

3. An “X” in a table cell indicates the use is not allowed in the zone listed at the top of the table.

C. Procedural requirements for permits are described in SLMC Title 18.

D. Uses similar to those listed may be established as allowed or conditionally allowed through the interpretation procedures in SLMC 18.03.020(B). In determining whether a use should be permitted, the zoning administrator shall refer to the purpose statements found in SLMC 17.20.010 and the 1987 version of the Standard Industrial Classification Manual.

TABLE 17.20.030 – LAND USES IN RESIDENTIAL ZONES 

USE CATEGORIES

R-1

R-2

R-3

R-4

Residential

Single-family detached dwelling

A

A

A

A

Single-family attached dwelling, each unit on its own lot of record

A

A

A

X

Factory-built residential structure not on a permanent chassis

A

A

A

A

Factory-built housing constructed to the standards of the building code

A

A

A

A

Manufactured home

A

A

A

A

Duplex

X

A

A

X

Multifamily dwelling units

X

X

A

X

Condominium (in compliance with Chapter 17.67 SLMC)

A

A

A

A

Rental of apartment appurtenant to single-family residence

X

C

C

C

Accessory dwelling unit for immediate family member requiring daily care, supervision, or guardianship

A

A

A

A

Boarding house for not more than three people

X

C

C

X

Manufactured home park (in compliance with Chapter 17.65 SLMC)

X

C

C

X

Temporary occupancy of recreational vehicle1

X

C

C

X

Commercial

Adult family home2

A

A

A

A

Assisted living facility

X

X

C

X

Family day care3

A

A

A

A

Day care center – in home4

C

C

C

X

Day care center – not in home5

X

X

C

X

Home occupation (in compliance with Chapter 17.55 SLMC)

A

A

A

A

Professional office

X

X

C

X

Golf course

C

C

C

C

Clubs, lodges, assembly halls

X

X

C

X

Athletic clubs

X

X

C

X

Boarding houses

X

X

C

X

Clinics, hospitals

X

X

C

X

Hotels, motels

X

X

C

X

Marinas

X

X

C

X

Recreational vehicle parks (in compliance with Chapter 17.71 SLMC)

X

X

X

X

Commercial uses not specifically listed

X

X

X

X

Transportation, Communication, and Utilities

Wireless communication facilities, in compliance with Chapter 17.78 SLMC

X

X

X

X

Local utilities, below ground

A

A

A

A

Local utilities, above ground

C

C

C

C

Regional utilities

C

C

C

C

Public and Institutional

Park, playground, athletic field, other noncommercial recreation

A

A

A

A

Schools – public and private

C

C

C

C

Churches and church structures or additions which may exceed 30' in height, and appurtenant uses

C

C

C

C

Cemeteries

C

C

C

C

Agricultural

Commercial cultivation of land for agricultural products, vineyards, gardening, fruit growing

X

X

X

A

Keeping of livestock, poultry, rabbits, or bees (in compliance with SLMC 17.20.160)

X

X

X

A

Selling of agricultural products raised or grown on premises

X

X

X

A

Stables, riding academies, commercial dog kennels

X

X

X

C

Commercial produce stand (selling of seasonal agricultural products)

X

X

X

C

Miscellaneous

Accessory use appurtenant to any primary use on the same lot and not otherwise prohibited

A

A

A

A

Removal of soil or other natural materials for the purpose of sale or use as fill material6

X

X

X

X

Footnotes for Table 17.20.030:

1.    a. The following criteria shall be met:

i. Applicant must be a nonprofit organization.

ii. The request is associated with a construction project which requires a conditional use permit.

b. In addition to any other conditions the planning agency sets on the project, the following requirements shall be stipulated as conditions of the conditional use permit:

i. The duration of the conditional use permit shall be specified and shall not be allowed to exceed the life of the building permit.

ii. The number of RV units to be allowed.

iii. The RV site shall be left free of litter, debris, or other evidence of RV occupation upon the completion or removal of the use.

iv. A solid waste disposal plan shall be provided.

2.    An adult family home shall be licensed by the State of Washington Department of Social and Health Services, and a city business license shall be required.

3.    Family day care homes shall be licensed by the State of Washington Department of Social and Health Services and shall operate in compliance with the licensed capacity requirements for family day care homes. Certification by the office of child care policy licensor as providing a safe passenger loading area and a city business license shall be required. The building and lot shall comply with all building, fire, safety, and health code requirements, and shall conform to the lot size, building size, setbacks, and lot coverage standards of the zone, except for legal nonconforming structures. Signage shall not be allowed. Hours of operation may be limited to facilitate neighborhood compatibility, while also providing appropriate opportunities for persons who use family day care and who work a nonstandard shift. Proof that adjacent property owners have been notified in writing of the intent to locate and maintain such a facility shall be required.

4.    This shall be a day care facility that provides for the care of no more than 20 children in the family abode of the person holding the license issued by the Washington State Department of Social and Health Services. Day care centers must be in compliance with the following requirements:

a. Outdoor play areas shall not be located in front yards.

b. One on-site parking space is required for each employee in addition to the required resident parking.

c. An on-site, off-street loading and unloading area shall be required.

d. A city business license shall be required.

e. Signage shall not be permitted in the R-1, R-2, or R-4 zones.

f. No structural or decorative alteration which would alter the character or be incompatible with the surrounding residences shall be permitted.

g. The use and structures shall be in compliance with zoning regulations and State Building Code requirements.

h. Day care centers shall be licensed by the State of Washington Department of Social and Health Services and shall operate in compliance with the licensed capacity requirements as determined by the State of Washington Department of Health Services, unless the planning agency stipulates fewer children.

i. The planning agency may impose conditions to mitigate any potential adverse impacts on the surrounding area.

5.    Subject to the following conditions:

a. Day care facilities shall be licensed by the State of Washington Department of Social and Health Services and shall operate in compliance with the licensed capacity requirements as determined by the State of Washington Department of Health Services, unless the planning agency stipulates fewer children.

b. One on-site parking space shall be required for each employee on the largest shift.

c. An on-site loading and unloading area shall be required.

6.    Excavation for the purpose of on-site construction or landscaping is permitted.

(Ord. 1105 § 1, 2009).

17.20.040 Prohibited.

The following are prohibited in residential zones:

A. Outside storage, collection, or dumping of any junk, scrap, garbage, unsightly material, litter, or debris except as may be contained in an approved garbage collection container.

B. Outside storage, collection, or dumping of dismantled, partly dismantled, or wrecked vehicles, trailers, machinery, or their parts.

C. Any use which does not or is not capable of conforming with the requirements of this chapter. (Ord. 1105 § 1, 2009).

17.20.050 Development standards for residential zones.

A. Purpose. This section establishes the site requirements and development standards for uses in the residential zones. The standards and rules are established to provide flexibility in project design, prevent fire danger, provide adequate access and circulation, reduce incompatibilities, and prevent overloading of infrastructure due to the impacts of development.

B. Explanation of Table. Development standards are listed down the left column of the table and the residential zones are identified across the top row. The matrix cells contain the requirements of each zone. The footnotes identify particular requirements applicable to a specific use, standard, or zone.

TABLE 17.20.050 – DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES 

Development Standards

R-1

R-2

R-3

R-4

Minimum lot size (in square feet)1

7,000

7,000

6,000

32,670

Minimum lot size for a corner lot (in square feet)

7,700

7,700

6,600

32,670

Minimum lot size for a two-family dwelling (in square feet)1

8,000

6,000

Additional lot area per dwelling unit in excess of 2 dwelling units (in square feet)

1,200

Minimum lot depth

100'

100'

NS

150'

Minimum lot depth on an arterial

120'

120'

120'

150'

Minimum lot width2

65'

65'

NS

100'

Minimum lot width, corner lot

70'

70'

NS

150'

Minimum lot width for a two-family dwelling

70'

NS

Minimum street frontage for flag lots

20'

20'

20'

40'

Front yard setback3

25'

25'

15'

25'

Interior side yard setback3 (each side)

5'

20'

If lot is 65' wide or less

5'

5'

If lot is more than 65'

7'

7'

Exterior side yard setback3 for lots 65' or greater in width

25'

25'

15'

25'

Exterior side yard setback3 for lots less than 65' in width4

20'

20'

15'

Rear yard setback3

25'

25'

5'

25'

Rear yard setback3, corner lot less than 70' in width

10% of lot depth

10% of lot depth

5'

Rear yard setback3, corner lot 70' or greater in width

15% of lot depth

15% of lot depth

5'

25'

Setback from the ordinary high water mark of Soap Lake5

20' or 20% of lot depth, whichever is less

20' or 20% of lot depth, whichever is less

20' or 20% of lot depth, whichever is less

20' or 20% of lot depth, whichever is less

Maximum lot coverage for multifamily structures

50%

Minimum open space for multifamily structures

1,000 SF + 100 SF per unit6

 

Maximum height of primary structure7

30'8

30'8

30'8

30'9

Maximum height of detached accessory structure

16'

16'

16'

35'9

Minimum width of narrowest portion of main residential structure

20'

20'

20'

20'

Minimum roof pitch of main roof of residential structure (vertical: horizontal)

3:12

3:12

3:12

3:12

Maximum height of floor level above grade (single level residential structures)

18"

18"

18"

18"

Minimum required number of covered10 parking spaces

1

1

0

1

NS = No Standard

Footnotes for Table 17.20.050:

1.    Exceptions to Lot Size. Minimum lot size requirements apply only to lots created after the adoption of the ordinance codified in this title. Within Soap Lake there exist historic lots smaller than the minimum lot size requirements for newly created lots. Such historic lots shall be considered conforming to this code regardless of size and may be developed providing other code requirements can be met. Lots created using the PDD section of this code, Chapter 17.67 SLMC, may be less than the minimum identified in this section.

2.    Exceptions to Lot Width. Minimum lot width and depth requirements apply only to lots created after the adoption of the ordinance codified in this title. Within Soap Lake there exist historic lots with lot widths and depths less than requirements for newly created lots. Such historic lots shall be considered conforming to this code regardless of size and may be developed providing other code requirements can be met. Lots created using the PDD section of this code, Chapter 17.67 SLMC, may be less than the minimum identified in this section.

3.    Setbacks.

a. Within the setback area shown in Table 17.20.050, no building or structure (as defined in Chapter 17.06 SLMC) shall be allowed, except flagpoles, signage, fencing, slope stability structures, and open steps and platforms having no roof covering. Eaves, cornices, and awnings may project into the required setback no more than two feet.

b. The setbacks shown in the table are zoning setbacks. Larger setbacks may be required by the State Building Code, State Fire Code, sight distance requirements, or landscaping requirements (Chapter 17.57 SLMC).

c. There shall be no side yard setback requirement for single-family dwelling units sharing a common wall or attachment when each dwelling is on its own lot of record.

d. To determine the interior side setback requirement in the R-1 and R-2 zones, the lot width shall be measured at the front setback line for rectangular lots. For all other lot shapes, the average of the width at the front setback line and rear setback line shall be used to calculate the required interior side setback.

4.    Except that residential structures in the R-1 and R-2 zone may conform to existing structures within 200 feet along either street but in no case shall a building be permitted less than 15 feet from a property line abutting a street.

5.    Lawfully existing structures built prior to the adoption of the ordinance codified in this title shall not be required to comply with this setback. Building permits for lots in subdivisions approved prior to the adoption of the ordinance codified in this title shall not be required to meet this setback. Subdivisions approved after the adoption of the ordinance codified in this title and the request for building permits on lots in these subdivisions shall meet this setback.

6.    Open space shall not include parking areas or driveways and shall be usable outdoor area for recreation and landscaping. The smallest dimension of the open space area shall be not less than 15 feet. Open space need not exceed 5,000 square feet total.

7.    The following structures are exempt from the building height restriction and may be erected higher than 30 feet so long as the structure permitted is a distance from all property lines not less than its height and it meets any additional conditions as noted:

a. Church spires, steeples, and bell towers. Other portions of a church building may exceed 30 feet if addressed as part of the conditional use permit for the building.

b. Flag poles.

c. Noncommercial antennas and towers related to wireless transmissions and relays, if permitted by law, so long as those towers are no higher than necessary to reasonably accommodate the use including the use of the shortest structure possible and crank-up or telescoping devices are used whenever possible.

d. Water reservoirs.

8.    A primary structure may be constructed up to 35 feet in height under the following conditions:

a. The interior side yard setback must be at least 10 feet with one additional foot of setback for each additional foot of building height over 30 feet.

b. A minimum lot size of 12,500 square feet.

9.    A primary or accessory structure may be constructed up to 35 feet when the interior side yard setback is increased by one foot of setback for each additional foot of building height over 30 feet.

10.    In a garage or carport constructed to the standards of the State Building Code.

(Ord. 1105 § 1, 2009).

17.20.060 Accessory uses, buildings, or structures.

A. All accessory uses, buildings, and structures must be customarily incidental and subordinate to the principal building or use of the lot upon which it is located.

B. Where there is a question regarding the inclusion or exclusion of a particular accessory use within any zone classification, the zoning administrator shall have the authority to make the final determination. The determination shall be based upon the general standards of this section and on an analysis of the compatibility of the use or structure with the predominant surrounding land use pattern and with the permitted principal uses of the zone classification.

C. The following structures are customarily incidental to residential uses:

1. Carports or garages for the sole use of occupants of premises and their guests, attached or detached, for storage of motor vehicles, boats, and/or recreational vehicles.

2. Greenhouses, private and noncommercial.

3. Storage buildings for yard maintenance equipment and household goods.

D. Accessory uses, buildings, and structures, other than fences and retaining walls, are prohibited from being located on a lot prior to a legal principal use.

E. In the R-4 zone, accessory buildings or structures intended for the keeping and maintenance of livestock shall be in compliance with SLMC 17.20.160(G).

F. Detached accessory buildings or structures are permitted in compliance with the use and bulk regulations and performance standards of this chapter; provided, that:

1. The height of the accessory building or structure shall not exceed the maximum height listed in Table 17.20.050.

2. Detached accessory buildings or structures shall comply with the front and side yard setback requirements of this chapter.

3. There shall be no required rear yard setback except as required by the State Building Code. For the purposes of this section only, on a through lot, the zoning administrator may determine that one of the frontages of a through lot functions as a rear lot line and therefore does not require a rear yard setback for a detached accessory structure. In making such a determination, the zoning administrator shall consider the orientation of the primary structure on the lot and the development of other lots in the same area or neighborhood.

4. No detached accessory building or structure shall be constructed on or over right-of-way or on or over a public easement.

5. For structures accessory to residential uses in the R-1, R-2, and R-3 zones, the total ground area of accessory structures may not exceed 60 percent of the total area of the primary dwelling unit, unless all of the following conditions are met:

a. The total area of all detached accessory structures does not exceed the size of the primary dwelling unit, or 850 square feet, whichever is less.

b. No more than 35 percent of the lot may be covered by buildings.

c. The roof pitch of the accessory building(s) shall be at least three vertical to 12 horizontal.

6. The accessory building shall be at least five feet from the primary building on the lot. Separation between accessory buildings shall be as regulated by the State Building Code. (Ord. 1105 § 1, 2009).

17.20.070 Flag lots.

A. Flag lots shall have a minimum frontage on a dedicated right-of-way, as shown in Table 17.20.050.

B. The flag pole portion of the lot shall not be considered in determining compliance with the requirements of this chapter.

C. Private driveways shall be maintained and clear of obstruction to allow for access by emergency vehicles. (Ord. 1105 § 1, 2009).

17.20.080 Lots fronting on curved streets.

The required width of residential lots fronting on curved streets may be reduced to not less than 40 feet; provided, that the required lot area is obtained within 120 feet of the front property line abutting a curved street and that there shall be a minimum 65-foot lot width at the front building line on the lot. (Ord. 1105 § 1, 2009).

17.20.090 Drainage.

Roofs shall drain in such a manner that water will not flow onto a public sidewalk. Water discharged from evaporative air conditioners shall be controlled by the owner so as to not discharge into a sanitary sewer unless approved by the city engineer, and shall not flow onto a city street or onto adjacent lots. Paved areas exceeding 200 square feet in area shall be provided with approved drainage disposal systems on the property, except in areas where adequate storm drainage systems are available. (Ord. 1105 § 1, 2009).

17.20.100 Recreational equipment parking and storage.

Recreational equipment, including camping trucks, motor homes, camping trailers, boats, boat trailers, and similar equipment may be parked or stored on premises. Recreational equipment stored or parked within side yard setbacks shall be permissible provided the occupants of the adjoining property consent thereto. (Ord. 1105 § 1, 2009).

17.20.110 Satellite receiving antennas.

Satellite receiving antennas shall be sited in compliance with the front and side yard setback requirements of this chapter. (Ord. 1105 § 1, 2009).

17.20.120 Fences, walls, and hedges.

No fence shall be erected in any residential district to a height exceeding six feet; nor shall any fence to a height not to exceed four feet extend into any front, side or back yard beyond the permissible front building lines setback as respects any yard which faces any street. No fence shall extend onto or be upon or overhang any city right-of-way without permission of the city council.

For purposes of this section, any wall, fence or hedge placed on or near a property line, including but not limited to a retaining wall or decorative wall, shall be considered a fence for purposes of determining the height of a fence. The fence height shall be determined by taking the elevation of the property at and along the property line where the fence is to be constructed before any other wall, structure, fill or improvement is made to property on either side of the property line. If a retaining wall or other structure is placed along or near a property line, the height of that wall or structure shall be included within the height calculation of any fence located along or near the same property line so that the entire combined height of the wall or structure and any fence placed upon that wall or structure shall not exceed the restrictions of this section. (Ord. 1105 § 1, 2009).

17.20.130 Residential density.

Residential density shall be determined on the basis of the number of dwelling units per acre except that accessory dwelling units where allowed will not be included in the density calculation. (Ord. 1105 § 1, 2009).

17.20.140 Performance standards.

Uses within the residential zones shall not inflict upon adjacent property smoke, dirt, dust, glare, odors, steam, vibration, noise, electrical interference, or excessive hazard. Noise in the residential zones shall not exceed the standards adopted by the city of Soap Lake or required under state law. (Ord. 1105 § 1, 2009).

17.20.150 Performance standards – Residential structures.

A. Roof construction shall be of nonreflective materials.

B. Wheels and tongue of all manufactured homes not located in manufactured home parks shall be removed.

C. All manufactured homes shall be new and previously untitled and shall bear the insignia of approval by the state of Washington or the U.S. Department of Housing and Urban Development indicating compliance with the National Manufactured Housing Construction Safety Standards Act of 1974 (effective June 15, 1976).

D. Residential structures shall be constructed with a perimeter masonry or concrete foundation that is in accordance with the State Building Code. Residential structures shall be constructed with at least two exterior hose bibs installed per the State Building Code. Electrical panels shall be located within the dwelling or an attached garage or carport.

E. Residential structures shall have a hard surfaced route from the main entrance of the residence to the street.

F. All required off-street parking spaces shall be constructed to provide for a hard surface, i.e., pavement or compacted gravel. The access route from the street to the parking spaces shall also be a hard surface. (Ord. 1105 § 1, 2009).

17.20.160 Keeping of livestock in the R-4 zone.

A. Large livestock shall be defined as horses, mules, donkeys, burros, cattle, buffalo, sheep, goats, llamas, emus, ostriches and similar animals.

B. Small livestock shall be defined as rabbits, guinea pigs, chickens, ducks, geese, turkeys, and other similar fowl.

C. Not more than one animal from the large livestock category shall be kept for each 20,000 square feet of lot area of the parcel of land upon which the animals are kept, except that three goats or sheep may be considered the equivalent to one large livestock.

D. Not more than 15 animals or fowl of the small livestock category shall be kept for each 5,000 square feet of lot area of the parcel of land upon which the animals are kept.

E. Livestock, rabbits, fowl, and bees shall be cared for in such a manner as will not create a nuisance such as noise, odors, air pollution, waste, vibration, traffic, physical hazard, or health hazard.

F. The keeping of swine shall be prohibited.

G. Pens, barns, stables, coops, corrals, or other structures used for the containment or housing of large livestock shall not be located closer than 100 feet to any neighboring residential structure; structures used for the containment of small livestock shall not be located closer than 20 feet from any neighboring residential structure. (Ord. 1105 § 1, 2009).

17.20.170 Cottage housing design standards.

A. Purpose.

1. To provide an opportunity for small, detached housing types clustered around a common open space;

2. To ensure that cottage developments contribute to the overall character of residential areas;

3. To provide for centrally located and functional common open space that fosters a sense of community;

4. To provide for semi-private area around individual cottages to enable diversity in landscape design and foster a sense of ownership;

5. To minimize visual impacts of parking areas on the street and adjacent properties and the visual setting for the development;

6. To promote conservation of resources by providing for clusters of small dwelling units on a property; and

7. To offer high quality yet manageable aging-in-place options in a safe community-oriented environment.

B. Description. Cottage housing refers to clusters of small detached dwelling units arranged around a common open space. Cottage housing developments shall only be allowed in the R-2 zone.

C. Lot Configuration. Cottages may be configured as condominiums or fee-simple lots, provided they meet the standards herein.

D. Density Bonus. Due to the smaller relative size of cottage units, each cottage shall be counted as one-half of one dwelling unit for the purpose of calculating density. For example, a cluster of six cottages would be equivalent to three dwelling units.

E. Dimensional Standards.

Table 17.20.170-1 Dimensional Standards for Cottages

Standard

Requirement

Maximum floor area

1,000 SF

Minimum common space (see subsection (I) of this section for more info)

400 SF/unit

Minimum private open space (see subsection (J) of this section for more info)

200 SF/unit

Maximum height for cottages

26 ft.

Maximum height for cottages’ accessory structures

18 ft.

Setbacks (to exterior property lines)

5 ft.

Minimum distance between structures (including accessory structures)

10 ft.

Minimum parking spaces per cottage (1 bedroom)

1

Minimum parking spaces per cottage (2 or more bedrooms)

2

F. Units in Each Cluster. Cottage housing developments shall contain a minimum of three and a maximum of 12 cottages located in a cluster to encourage a sense of community among the residents. A development site may contain more than one cottage housing development.

G. Windows on the Street. Transparent windows and/or doors are required on at least 10 percent of the facades (all vertical surfaces) of all cottages facing the street and common open space. For facades facing north, at least eight percent of the facade shall include transparent windows or doors, provided the design meets the purpose of the standards.

H. Parking and Driveway Location and Design.

1. Parking shall be located on the same property as the cottage development;

2. Where lots abut an alley, the garage or off-street parking area shall take access from the alley unless the applicant can demonstrate modification of this requirement due to special circumstances such as ADA accessibility or topography;

3. Parking areas shall be located to the side or rear of cottage clusters and not between the street and cottages. Parking is prohibited in the front and interior setback areas;

4. Parking and vehicular areas shall be screened from public street and adjacent residential uses by landscaping or architectural screens. For parking lots adjacent to the street, at least 10 feet of landscaping shall be provided between the sidewalk and the parking area. For parking lots along adjacent residential uses, at least five feet shall be required. The city will consider alternative landscaping techniques, provided they effectively mitigate views into the parking area from the street or adjacent residential uses and enhance the visual setting for the development;

5. Parking shall be located in clusters of not more than five adjoining uncovered spaces (except where adjacent to an alley). Departures will be considered; provided, that alternative configurations improve the visual setting for development;

6. Garages may be attached to individual cottages, provided all other standards herein are met and the footprint of the ground floor, including garage, does not exceed 1,000 square feet. Such garages shall be located away from the common open spaces; and

7. No more than one driveway per cottage cluster shall be permitted, except where clusters front onto more than one street.

I.  Common Open Space Requirements.

1. Open space shall abut at least 50 percent of the cottages in a cottage housing development;

2. Open space shall have cottages abutting on at least two sides;

3. Cottages shall be oriented around and have the main entry from the common open space;

4. Cottages shall be within 60 feet walking distance of the common open space; and

5. Open space shall include at least one courtyard, plaza, garden, or other central open space, with access to all units. The minimum dimensions of this open space are 15 feet by 20 feet.

J. Required Private Open Space. Private open space shall be required adjacent to each dwelling unit, for the exclusive use of the cottage resident(s). The space shall be usable (not on a steep slope) and oriented toward the common open space as much as possible, with no dimension less than 10 feet.

K. Porches. Cottage facades facing the common open space or common pathway shall feature a roofed porch at least 80 square feet in size with a minimum dimension of eight feet on any side.

L. Covered Entry and Visual Interest. Cottages located facing a public street shall provide:

1. A covered entry feature (with a minimum dimension of six feet by six feet) visible from the street;

2. At least 10 feet of landscaped open space between the residence and the street; and

3. At least two architectural details, such as:

a. Decorative lighting;

b. Decorative trim;

c. Special door;

d. Trellis or decorative building element; and/or

e. Bay window.

Alternative design treatments will be considered, provided the design treatments provide visual interest to the pedestrian.

M. Character and Diversity. Cottages and accessory buildings within a particular cluster shall be designed within the same “family” of architectural styles. Examples of elements include:

1. Similar building/roof form and pitch;

2. Similar siding materials;

3. Similar porch detailing; and/or

4. Similar window trim.

A diversity of cottages can be achieved within a “family” of styles by:

1.  Alternating porch styles (such as roof forms);

2.  Alternating siding details on facades and/or roof gables; and/or

3. Different siding color.

N. Covenants, Conditions and Restrictions. Each cottage home development shall establish CC&R regulations that:

1. Effectively protect the value, desirability, and attractiveness of the cottage home development.

2. Ensure easement enjoyment of common areas with associated rights, privileges, and responsibilities.

3. Control individual modifications, alterations, repairs, additions, or revisions of cottage homes after initial establishment and certificate of occupancy.

4. Establish common areas agreement.

5. Establish private area maintenance and upkeep requirements.

O. Design Review.

1. Cottage home development proposals are subject to design review and approval for compliance with cottage home design guidelines by the jurisdictional authority prior to building permit application submittal.

2. All cottage home development proposals shall be subject to preliminary review and approval by the fire marshal for emergency service access.

Figure 17.20.170-1 Typical cottage housing layouts.

Figure 17.20.170-2 Cottage housing examples.

(Ord. 1240 § 1, 2016).