Chapter 17.12
R-1 – LOW-DENSITY RESIDENTIAL ZONE

Sections:

17.12.010    Density – Purpose.

17.12.020    Permitted uses.

17.12.030    Dimensional standards.

17.12.040    Yards.

17.12.050    Development standards.

17.12.070    Manufactured home subdivisions.

17.12.080    Two-dwelling units.

17.12.010 Density – Purpose.

The R-1 Low Density Residential zone shall consist of one to five dwelling units per acre. The purpose of this zone is to create a living environment of high standard for primarily single-family dwellings. [Ord. 1943 § 1, 1997; Ord. 1866 § 1, 1994; Ord. 1272 § 17-3-1, 1980.]

17.12.020 Permitted uses.

A. The following are permitted uses in the R-1 zone:

1. A single-family dwelling, one per lot, meeting the requirements of this title, including manufactured homes as permitted by this chapter, and normally associated structures and uses.

2. Crop or tree farming, greenhouses and truck gardening, including the sale of products raised on the premises; provided, that no retail stand or other structure shall be located thereon and no greenhouse heating plant shall be operated within 20 feet of any lot line.

3. Public transportation shelters.

4. Public utility installations of the City of Sunnyside.

B. The following land uses which may be allowable by a conditional use permit in the R-1 zone. More specific information can be found in SMC 17.64.020:

1. Churches (SMC 17.64.020(C)).

2. Schools (SMC 17.64.020(D)).

3. Group residential facilities (SMC 17.64.020(N)).

4. Home occupations (SMC 17.64.020(T)).

5. Grounds for games or sports, parks, country clubs (SMC 17.64.020(AA)).

6. Libraries, museums and art galleries (SMC 17.64.020(BB)).

7. Livestock (SMC 17.64.020(S)).

8. Public utility installations other than public utility installations of the City of Sunnyside.

9. Family day care, per the requirements of the State of Washington. [Ord. 1983 § 1, 1999; Ord. 1943 § 1, 1997; Ord. 1890 § 1, 1995; Ord. 1866 § 1, 1994; Ord. 1704 § 2, 1990; Ord. 1670 § 2, 1989; Ord. 1272 § 17-3-1.1, 1980.]

17.12.030 Dimensional standards.

A. Minimum lot area: 6,500 square feet for interior lot and 7,500 square feet corner lot for single-family homes and 13,000 square feet for duplex lots.

B. Minimum lot width: 60 feet at street frontage; for cul-de-sac and knuckle lots, 40 feet at the right-of-way, and 60 feet at the 20-foot depth mark.

C. Maximum building height: 35 feet, or two full stories above the finished pad elevation.

D. Maximum land coverage: 35 percent for all buildings on lot, and 30 percent for any dwelling.

E. Minimum floor area: 1,300 square feet of habitable space.

F. Minimum lot depth: 90 feet. [Ord. 1943 § 1, 1997; Ord. 1866 § 1, 1994; Ord. 1704 § 3, 1990; Ord. 1272 § 17-3-1.2, 1980.]

17.12.040 Yards.

A. Front Yard. There shall be a front yard having a minimum depth of not less than 20 feet, except that for a cul-de-sac or knuckle lot, the minimum setback shall be not less than 10 feet.

B. Side Yard. There shall be a side yard of not less than five feet in width on each side of the building. No yard, open space, or lot area required for a building or structure shall, during its life, be occupied by any other building or structure, except:

1. Awnings and canopies;

2. Bay windows and chimneys, not to exceed two feet;

3. Driveways, curbs, sidewalks and steps;

4. Garbage disposal equipment, nonpermanent;

5. Flagpoles, landscape features, planting boxes, trees, shrubs, flowers, hedges, plants and fences;

6. Overhanging roofs, eaves, gutters, cornices or other architectural features, not to exceed three feet.

No building shall be erected closer than 20 feet to any abutting or adjoining street.

C. Rear Yard. There shall be a rear yard having a minimum depth of 25 feet for original construction and two-story additions and decks and 10 feet for single story additions, except that, for cul-de-sac and knuckle lots, original construction and two story additions and decks may encroach to a setback of 10 feet so long as the average setback remains at 25 feet. For all rear yards a minimum of 1,500 square feet of open space shall be maintained.

D. Accessory buildings, such as garages and carports, shall be located no closer than five feet to any rear or side lot line, provided they remain at least 20 feet away from any City street. [Ord. 1943 § 1, 1997; Ord. 1866 § 1, 1984; Ord. 1272 § 17-3-1.3, 1980.]

17.12.050 Development standards.

In addition to the other requirements of this chapter, the following shall apply to dwellings and property developed in the R-1 zone:

A. Roof pitch: a range of 4:12 to 8:12 permitted. Any variance to this range shall be permitted only after approval by the Staff Review Committee.

B. Roofing material: wood shake, architectural-style composition/fiberglass/concrete shingles, tile or other similar quality material.

C. Exterior siding: wood, masonite, stucco, brick, cottage lap or other siding traditional for residential dwellings.

D. All dwellings shall meet the requirements of the International Building Code as adopted by the City of Sunnyside.

E. All dwellings shall be placed on a permanent continuous IBC-approved foundation.

F. Two paved off-street parking spaces located outside of the front yard or street side yard setback accessed by way of a paved driveway from a public street.

G. Front and street side yards shall be landscaped within one year of occupancy and include an irrigation system.

H. Subdivision developers shall vary the style, elevation and setbacks of dwelling units to avoid corridor-effect streetscapes.

I. Additions shall match the existing dwelling in style and materials.

J. Abutting streets shall be paved and improved with curb, gutter and sidewalk to City standards.

K. All new utilities shall be placed underground. [Ord. 1959 § 3, 1998; Ord. 1943 § 1, 1997)

17.12.070 Manufactured home subdivisions.

Subdivisions exclusively developed for manufactured homes may be developed in the R-1 zone when they comply with the requirements of this title and chapter for subdivisions in the R-1 zone and with the following:

A. The subdivision shall be self-contained and not a continuation or phase of another subdivision.

B. No lot shall face or abut, except at the rear property line, an existing residential lot.

C. The subdivision shall be provided with an entry treatment to distinguish and separate it from surrounding existing and future conventional R-1 subdivisions.

D. There shall be at least one entry off a collector or higher level street. [Ord. 1943 § 1, 1997.]

17.12.080 Two-dwelling units.

Two-dwelling units (duplexes) are not permitted in the R-1, Low Density Residential zone; provided, however, that any two-family dwelling unit (duplex) constructed prior to August 2, 1980, shall be treated as a permitted use for the purposes of this chapter. [Ord. 1983 § 2, 1999.]