Chapter 17.20
R-3 – HIGH DENSITY RESIDENTIAL ZONE
Sections:
17.20.030 Dimensional standards.
17.20.050 Zero lot line development.
17.20.010 Density – Purpose.
The R-3 High Density Residential zone shall consist of one to 10 and above dwelling units per acre. The purpose of this zone is to establish areas for higher residential densities within easy pedestrian access to commercial areas, public facilities and employment centers of the City. [Ord. 2023-28 § 1 (Exh. B), 2023; Ord. 1866 § 3, 1994; Ord. 1272 § 17-3-3, 1980.]
17.20.020 Permitted uses.
A. The following are permitted uses in the R-3 zone:
1. Single-family and two-family dwellings, apartment houses, or multiple dwellings;
2. Zero lot line development (SMC 17.20.050);
3. Public transportation shelters;
4. Public utility installations of the City of Sunnyside.
5. Accessory dwelling units (ADUs) meeting the standards outlined in Chapter 17.64 SMC.
B. The following are land uses which may be allowed by conditional use permit in the R-3 zone, subject to the conditions and provisions in SMC 17.64.020:
1. Charitable institutions (SMC 17.64.020(A));
2. Convalescent, nursing, retirement homes (SMC 17.64.020(B));
3. Churches (SMC 17.64.020(C));
4. Schools (SMC 17.64.020(D));
5. Auto courts, travel trailer parks and camps (SMC 17.64.020(F));
6. Fraternal organizations, lodges, grange halls, clubs (SMC 17.64.020(G));
7. Group residential facilities (SMC 17.64.020(L));
8. Mini-storage (SMC 17.64.020(M));
9. Repealed by Ord. 2023-28;
10. Repealed by Ord. 2023-28;
11. Home occupations (SMC 17.64.020(Q));
12. Mobile home parks (SMC 17.64.020(U));
13. Grounds for games, sports, parks, country clubs;
14. Libraries, museums and art galleries;
15. Public utility installations other than City of Sunnyside public utility installations. [Ord. 2023-28 § 1 (Exh. B), 2023; Ord. 2022-34 § 1 (Exh. A), 2022; Ord. 2109 § 2, 2005; Ord. 1866 § 3, 1994; Ord. 1704 § 6, 1990; Ord. 1670 § 3, 1989; Ord. 1425 §§ 2, 5, 1983; Ord. 1370 § 5, 1982; Ord. 1272 § 17-3-3.1.]
17.20.030 Dimensional standards.
The dimensional standards for the R-3 zone are:
A. Minimum lot area: 4,300 square feet;
B. Minimum lot width: 50 feet;
C. Maximum building height: three full stories, not to exceed 35 feet;
D. Maximum land coverage: 75 percent. [Ord. 2023-28 § 1 (Exh. B), 2023; Ord. 2022-34 § 1 (Exh. A), 2022; Ord. 1866 § 3, 1994; Ord. 1447 § 2, 1984; Ord. 1272 § 17-3-3.2, 1980.]
17.20.040 Yards.
The following regulations shall apply to yards in the R-3 zone.
A. Front Yard. There shall be a front yard having a minimum depth of not less than 20 feet.
B. Side Yard. There shall be a side yard of not less than five feet in width on each side of a 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 15 feet.
D. Accessory buildings, such as garages or carports, shall not be located closer than five feet to any rear or side lot line, provided they remain at least 20 feet away from any City street. [Ord. 2023-28 § 1 (Exh. B), 2023; Ord. 1866 § 3, 1994; Ord. 1272 § 17-3-3.3, 1980.]
17.20.050 Zero lot line development.
Zero lot line development for single-family and multifamily dwellings may be permitted in order to: promote efficient land use, permit a more energy-efficient arrangement of structures, protect environmentally sensitive areas, or provide more usable private or community open space.
A. Districts in Which Permitted. A zero lot line development for single-family and multifamily dwellings may be permitted in the R-3 High Density Residential district.
B. Application and Procedures. All development applications which include a zero lot line shall be processed in accordance with SMC Title 19, Administration of Development Regulations, and SMC Title 16, Subdivisions, including application requirements.
C. Development Standards. All zero lot line developments shall comply with the standards of this title and the following requirements; provided, that where the standards included herein conflict with the standards established in other sections of this title, the standards herein shall apply:
1. Platting Requirements. Each dwelling shall be located on its own individual platted lot. The plat shall show the zero lot lines and the related easements;
2. Openings Prohibited on the Zero Lot Line Side. In order to maintain privacy, there shall be no windows, doors, air conditioning units, or any other type of openings in the wall along the zero lot line, except when such a wall abuts permanent open spaces or a public or private right-of-way;
3. Maintenance and Drainage Easements. A perpetual maintenance, eave overhang, and drainage easement at least five feet wide shall be provided on the lot adjacent to the zero lot line property line, which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title on the property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two affected lot owners. Eaves, but no other part of any structure, may protrude across a side lot line, and such protrusion shall not exceed 18 inches. Water runoff from the dwelling placed on the lot is limited to the easement area; and
4. In no case shall a zero lot line dwelling be built closer than 10 feet from the lot line of a lot not approved for zero lot line development. [Ord. 2023-28 § 1 (Exh. B), 2023.]