Airway Heights, WA Zoning Ordinance

§ 17.06.010 Established.

There is established the NFR neighborhood family residential zone and the standards and regulations by which certain land uses may be permitted therein.

(Ord. C-675 § 65, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.020 Purpose and intent.

The purpose of the NFR zone is to implement the lower density range of the residential category of the Comprehensive Plan. All proposals for rezoning shall be consistent with the goals and policies of the Comprehensive Plan. The NFR zone is intended for an urban neighborhood setting with public services, improved streets, and public water and sewer systems.

(Ord. C-675 § 66, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.030 Permitted uses.

The land uses permitted in the NFR zone are listed in the zoning matrix and generally described as follows. All uses must meet the density and development standards established in Chapter 17.06 AHMC:

Single-family, unattached dwellings, including manufactured homes constructed to meet all the requirements of the most recently enacted state and federal regulations regarding construction and maintenance of manufactured homes. The manufactured homes shall meet City of Airway Heights building code standards, and:

Must be a new manufactured home;

Is comprised of at least two fully enclosed parallel sections each of not less than 12 feet wide by 36 feet long;

Was originally constructed with and now has a composition or wood shake or shingle, coated metal, or similar roof of nominal 3:12 pitch;

Has exterior siding similar in appearance to siding materials commonly used on conventional site-built Uniform Building Code single-family residences;

The manufactured home be set upon a permanent foundation, as specified by the manufacturer, and that the space from the bottom of the home to the ground be enclosed by concrete or an approved concrete product which can be either load bearing or decorative;

The manufactured home complies with all local design standards applicable to all other homes within the neighborhood in which the manufactured home is to be located;

The home is thermally equivalent to the state energy code; and

The manufactured home otherwise meets all other requirements for a designated manufactured home as defined in RCW 35.63.160.

Residential units with an approved PUD overlay as provided in Chapter 17.17 AHMC.

Duplex, as defined in Chapter 17.04 AHMC.

Triplex, as defined in Chapter 17.04 AHMC.

Fourplex, as defined in Chapter 17.04 AHMC.

Courtyard Apartment, as defined in Chapter 17.04 AHMC.

Common Open Space.

At least one outdoor common open space is required.

Common open space shall be bordered by dwelling units on two or three sides.

Common open space shall be a minimum dimension of 15 feet on any side.

Parking areas and vehicular areas do not qualify as a common open space.

Cottage housing, as defined in Chapter 17.04 AHMC. The cottage housing shall meet City of Airway Heights building code standards, and:

Cottage Size. Cottages shall each have no more than 1,600 square feet of net floor area, excluding attached garages.

Open Space. Open space shall be provided equal to a minimum of 20% of the lot size. This may include common open space, private open space, setbacks, critical areas, and other open space.

Common Open Space.

At least one outdoor common open space is required.

Common open space shall be provided equal to a minimum of 300 square feet per cottage. Each common open space shall have a minimum dimension of 15 feet on any side.

Orientation. Common open space shall be bordered by cottages on at least two sides. At least half of cottage units in the development shall abut a common open space and have the primary entrance facing the common open space.

Parking areas and vehicular areas shall not qualify as common open space.

Critical areas and their buffers, including steep slopes, shall not qualify as common open space.

Fire Safety.

All cottages shall include a 10-foot-wide clear walking path for fire access, with no obstructions to ensure emergency accessibility.

A minimum five-foot separation shall be maintained between cottages and any adjacent structures, measured from the imaginary property line.

All buildings that face each other must be constructed using fire-resistant materials on the opposing exterior walls.

Community Building.

A cottage housing development shall contain no more than one community building.

A community building shall have no more than 2,400 square feet of net floor area, excluding attached garages.

A community building shall have no minimum off-street parking requirement.

Townhome, as defined in Chapter 17.04 AHMC.

Stacked flat, as defined in Chapter 17.04 AHMC.

Adult family home or group home, subject to the licensing and size limitation requirements of the state of Washington.

Residential Conversions of Existing Nonresidential Buildings.

Residential conversions of existing nonresidential buildings, or a portion thereof, shall be permitted consistent with the requirements of RCW 35A.21.440. For the purposes of this section, "existing building" means a building that received a certificate of occupancy at least three years prior to the permit application to add housing units.

Additional housing units may be permitted at density up to 50% more than the allowed density permitted under AHMC § 17.06.070, if constructed entirely within an existing building envelope.

Additional units created through the conversion process shall have no additional parking requirements consistent with AHMC Chapter 17.21 Table 1.

Accessory Uses.

Private garage and carports;

Accessory sheds;

Outdoor patios;

Outdoor fireplaces;

Swimming pools;

Hot tubs.

Accessory Dwelling Units as provided in AHMC Chapter 17.24.

Secondary Uses.

Home profession as defined in Chapter 17.04 AHMC where public hearing review is not required.

Noncommercial gardening and fruit raising.

Family day care home when licensed by the Department of Social and Health Services of the state of Washington under the administrative policy of Chapter 388-155 WAC:[1]

Such homes shall comply with all building, fire safety, health codes and business licensing requirements and will require inspection by the City Building Official;

Conform to lot size, building size, setbacks, and lot coverage standards applicable to the zoning district, except if the structure is a legal nonconforming structure;

No structural or decorative alteration that will alter the single-family character of an existing or proposed residential structure or be incompatible with surrounding residences will be permitted.

[1]

Editor's Note: Chapter 388-155 WAC was repealed by WSR 04-18-082, filed 8/31/04, effective 10/1/04.

(Ord. C-675 § 67, 2008; Ord. C-956 § 3, 2021; Ord. C-959 § 1, 2021; Ord. C-1079 § 1, 2025; Ord. C-1122, 6/1/2026)

§ 17.06.040 Conditional uses.

In accordance with AHMC § 17.03.100 through § 17.03.140, the Hearing Examiner may grant approval for the following uses in the NFR zone, when satisfied that the use will conform to the Comprehensive Plan and not have any reduction in levels of service as set in the Comprehensive Plan that cannot be mitigated, nor any negative impacts as determined by a SEPA checklist on neighboring properties that cannot be mitigated:

Public buildings as defined in Chapter 17.04 AHMC, including a community hall, club or lodge, if it is related to the local community social activities and its principal activity includes a service customarily carried on as a business;

Churches and auditoriums;

Public and private schools;

Parks and playgrounds;

Day care centers when licensed by the Washington State Department of Social and Health Services;

Home industry as defined in Chapter 17.04 AHMC;

Special needs housing, including convalescent or nursing homes, that does not meet the definition of "adult family home," and group homes.

Single-family manufactured home parks which meet the specific standards outlined in Chapter 17.27 AHMC.

(Ord. C-675 § 68, 2008; Ord. C-956 § 4, 2021; Ord. C-1048 § 1, 2024; Ord. C-1079 § 1, 2025)

§ 17.06.050 Prohibited uses. [1]

The following uses are prohibited in the NFR zone:

Commercial uses, except home professions and home industry;

Storage, other than storage of household materials used in construction for building on lot, and materials for home professions and home industry;

Keeping of animals, livestock, poultry, except household pets, for personal enjoyment of the occupants, provided a total of five domestic household pets, more than one calendar year of age, shall be harbored, not to exceed three of each species; i.e., three dogs and two cats or three cats and two dogs, as defined in Chapter 17.04 AHMC;

Keeping of exotic or wild animal as defined by AHMC § 6.05.020;

Recreational vehicles as defined in Chapter 17.04 AHMC may not be occupied;

All other uses not specifically permitted are prohibited.

(Ord. C-675 § 69, 2008; Ord. C-1079 § 1, 2025)

[1]

Code reviser's note: See also AHMC § 6.05.020 and § 9.20.125.

§ 17.06.060 Development standards.

Before the issuance of a building permit, evidence of compliance with AHMC § 17.06.070 through § 17.06.150 shall be provided to the Planning Department. Any open space or park development mitigation shall be consistent with Chapter 16.09 AHMC and the City's park plan.

(Ord. C-675 § 70, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.070 Density.

The maximum density of dwelling units in the NFR zone shall be either 22 units per acre or three units per lot, whichever results in a higher density. All residential uses listed under AHMC § 17.06.030 can apply if they meet the density and development standards established in this Chapter. Accessory dwelling units (ADUs) shall be included in the total density calculation, with a maximum of two ADUs permitted per residential lot. (Applicants may refer to the lot density calculator (URL: https://docs.google.com/spread-sheets/d/1Ax2rfID9h9KDhsW7JKPwm5cwtDUkrT18/edit?usp=sharing&ouid=10652715229 7882301365&rtpof=true&sd=true) to determine the allowable number of units per lot.) Proposed land uses within accident potential zones must comply with the population density guidelines outlined in Chapter 17.16 AHMC, JLUS Protections for Fairchild Airforce Base, and/or Chapter 17.15 AHMC, Airport Overlay Zone.

(Ord. C-675 § 71, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.075 Maximum floor area ratio (FAR).

The maximum floor area ratio (FAR) by number of units is outlined below and applies to the parent lot exclusively for the following housing typologies: single-family, duplex, triplex, fourplex, townhome, stacked flat, cottage housing, and courtyard apartments, as well as accessory dwelling units when built with middle housing. Maximum floor area ratio more than the following is invalid:

UNIT DENSITY ON THE LOT	MAXIMUM FLOOR AREA RATIO (FAR)
1	0.5
2	0.65
3	0.8
4	0.95
5	0.95
6+	1.2

FAR is measured as follows: the total interior floor area of buildings or structures on a site, excluding features listed in subsections (C)(1) and (D) of this section, divided by the total amount of site area minus any required or planned dedication of public rights-of-way and/or designation of private rights-of-way. For example, a maximum floor area ratio of 1.0 (one to one) means one square foot of floor area is allowed for every one square foot of site area. (Applicants may refer to the FAR calculator (URL: https://docs.google.com/spreadsheets/d/1Ax2rfID9h9KDhsW7JKPwm5cwtDUkrT18/edit?usp=s haring&ouid=1065271522978823 01365&rtpof=true&sd=true) to determine the allowable FAR per lot.)

FAR applies to single-family and middle housing dwelling units on the lot as follows:

Garage area is included in FAR calculations.

ADUs must comply with the gross floor area requirements in AHMC § 17.24.020, with a minimum of 300 sq. ft. and a maximum of 1,000 sq. ft. Additionally:

ADUs are exempt from FAR calculations when located on a lot with a single-family home.

ADUs are subject to FAR calculations when located on a lot with any combination of middle housing types (e.g., a duplex with an ADU).

The following are not included in the calculation of interior floor area:

Cottage housing developments meeting the standards of AHMC § 17.06.030(G).

Unoccupied accessory structures, such as sheds or other comparable structures, up to a maximum equal to 250 square feet per middle housing unit.

Basements, as defined by the International Code Council.

Unenclosed spaces such as carports, porches, balconies, and rooftop decks.

(Ord. C-1079 § 1, 2025)

§ 17.06.080 Minimum lot area and frontage.

The minimum lot area for residential units in the NFR zone shall be 6,000 square feet per unit, with 60-foot street frontage. Single-family and middle housing units clustered within a PUD overlay are required to comply with the standards established in Chapter 17.17 AHMC.

(Ord. C-675 § 72, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.090 Minimum yards.

Minimum setback requirements from lot lines are as follows:

Front yard – 20 feet without alley access, or 10 feet with alley access;

Rear yard – 10 feet;

Side yard – five feet;

Corner lots shall have two 10-foot front yard setbacks, one along each street-facing edge;

Space between structures – 10 feet.

Portable Structures. No temporary structure, garage, building shed, carport, gazebo, shipping container, tent, and/or air-supported structure shall be erected or maintained in the areas within the front or side yard setback requirements. One shed, with no foundation, that can be removed or detached within a reasonable amount of time to allow access by the Fire Department, with a maximum size to meet the minimum exempt level from the Building Department, shall be allowed within the back yard setback requirements. Except in the NFR zone, utility sheds and garages will have a five-foot setback from the property line on the inside side yard and the rear yard.

Decks, Porches and Awnings. Decks, porches and awnings will be permitted in the front yard setback provided the safety railing of the deck or porch is not less than 36 inches (from the deck floor) in height and not more than 48 inches in height; the deck or porch may have a roof built over it, as long as the drip line of the roof does not extend more than 10 feet from the front of the structure. They must meet building setbacks. Decks, porches and awnings are permitted in the back yard. The porch shall not be enclosed.

Alleys must be a minimum of 20 feet in width as per AHMC § 16.07.010, with no obstructions allowed, either vertically or horizontally, to ensure clear access.

(Ord. C-675 § 73, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.095 Pedestrian and vehicle access.

A paved pedestrian connection at least three feet wide is required between each housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement.

For all lots abutting an improved alley that meets the Public Works design standards for width, the vehicular access shall be taken from the alley.

Public or private alley access is required for lots with five or more units unless the Public Works Director determines it to be infeasible due to existing development, lack of connectivity, topography or other physical constraints.

Lots without access to an improved alley and taking vehicular access from a street shall meet the following standards:

The combined width of all garages and/or off-street parking areas and driveways must not exceed 60 percent of the length of the street frontage property line.

NFR driveway approach from the street is required to be a minimum of 16 feet wide per the Public Works standards, and is allowed to taper to 12 feet wide for the full length, provided it is no deeper than 150 feet from the street curb, and does not serve more than four units on a lot.

The maximum NFR driveway approach width shall not exceed 24 feet for residential lots with two-car garages and 28 feet for residential lots with three-car garages.

The total width of all NFR driveway approaches on a road for any ownership shall not exceed 40 percent of the frontage of that ownership along the road and shall not be more than two in number.

All other NFR driveway approach widths may be approved by the City Engineer or Public Works Director.

(Ord. C-1079 § 1, 2025)

§ 17.06.100 Maximum building coverage, footprint, and height.

The maximum total building coverage shall be 50 percent of the lot area including all accessory structures and garages.

The maximum building height shall be 40 feet above the mean ground level.

Maximum building footprint size, including garage area:

The maximum building footprint shall not exceed 3,200 square feet for single-family dwellings, side-by-side attached multiplexes with up to four units, stacked flats, and courtyard apartments.

For townhomes, the maximum building footprint per unit shall not exceed 1,000 square feet.

For cottage housing, the footprint requirements shall comply with AMHC 17.06.030(F).

Maximum unit per building shall be six.

(Ord. C-675 § 74, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.110 Off-street parking.

Off-street parking spaces shall be provided in accordance with the requirements of Chapter 17.21 AHMC.

(Ord. C-675 § 75, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.120 Sign standards.

Signage standards for uses in the NFR zone shall be provided in accordance with the requirements of Chapter 17.23 AHMC.

(Ord. C-675 § 76, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.130 Fence and wall standards.

Fence and wall standards for uses in the NFR zone shall be provided in accordance with the requirements of Chapter 17.20 AHMC.

(Ord. C-675 § 77, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.140 Landscaping standards.

Landscaping standards for uses in the NFR zone shall be provided in accordance with the requirements of Chapter 17.22 AHMC.

(Ord. C-675 § 78, 2008; Ord. C-1079 § 1, 2025)

§ 17.06.150 Storage standards.

Storage standards for uses in the NFR zone shall be provided in accordance with the requirements of Chapter 17.25 AHMC.

(Ord. C-675 § 79, 2008; Ord. C-1079 § 1, 2025)

Airway Heights City Zoning Code

CHAPTER 17