Airway Heights City Zoning Code
CHAPTER 17
09 MULTIPLE-FAMILY RESIDENTIAL ZONE MFR
§ 17.09.010 Established.
There is established the NFR multiple-family residential zone and the standards and regulations by which certain land uses may be permitted therein.
(Ord. C-675 § 113, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.020 Purpose and intent.
The purpose of the MFR zone is to implement the medium to high density range of the residential category of the City's Comprehensive Plan. The intent and primary function of the MFR multiple-family residential zone is to provide for the location of multiple-family dwelling units at a medium to high density. The MFR zone is intended for an urban neighborhood setting with a full range of public services. Multiple-family residential uses should be located along arterials of a collector or higher status, and should provide a transition from the higher intensity land uses to the neighborhood family residential zones.
(Ord. C-675 § 114, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.030 Permitted uses.
The land uses permitted in the MFR zone are listed in the zoning matrix and generally described as follows. All uses must meet the density and development standards established in this chapter.
A.
All uses permitted in the NFR zone, in accordance with standards and regulations established thereto except as are specifically established for the MFR zone;
B.
Apartment buildings and multiple dwellings;
C.
Adult family home and group homes;
D.
Co-Living Housing, as Defined in Chapter 17.04 AHMC.
1.
Permitted if:
a.
Six or more residential units per lot are permitted under the density standards; or
b.
The lot is within one-half mile walking distance of a major transit stop where six residential units per lot are allowed.
2.
Maximum sleeping unit density for co-living is equal to four times the dwelling unit density permitted in the applicable zone where the lot is located. In zones without a dwelling unit density limit, the maximum number of co-living sleeping units shall be determined by building bulk, height, lot coverage, and applicable building code standards.
3.
Standards for Co-Living.
a.
Each sleeping unit must be individually rented and lockable.
b.
Each sleeping unit shall be at least 70 square feet in area.
c.
Kitchen Facilities.
i.
At least one shared kitchen must be provided and accessible to all sleeping units.
ii.
Shared kitchen facilities must include a sink (not shared with sanitation), a 220-volt or natural gas stovetop with ventilation, refrigerator, and a food preparation area. Portable or countertop appliances are not considered kitchen facilities.
iii.
A kitchenette does not meet the definition of a kitchen, which has limited cooking facilities such as a sink, a small one- or two-burner electric stove, microwave, and mini-fridge.
iv.
In-unit kitchens are optional.
d.
Sanitation Facilities.
i.
In-unit sanitation facilities are optional.
ii.
If an in-unit sanitation facility is not provided, each sleeping unit must have access to a shared sanitation facility.
iii.
A shared sanitation facility must include: a sink (not shared with a kitchen), a toilet, and a shower and tub.
E.
Residential Conversions of Existing Nonresidential Buildings.
1.
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.
2.
Additional housing units may be permitted at density up to 50% more than the allowed density permitted under AHMC § 17.09.070, if constructed entirely within an existing building envelope.
3.
Additional units created through the conversion process shall have no additional parking requirements consistent with AHMC Chapter 17.21 Table 1.
F.
Accessory uses as allowed in the NFR zone.
(Ord. C-675 § 115, 2008; Ord. C-956 § 5, 2021; Ord. C-1082 § 1, 2025; Ord. C-1107 § 1, 2025; Ord. C-1123, 6/1/2026)
§ 17.09.040 Conditional uses.
In accordance with AHMC § 17.03.100, the following uses may be permitted in the MFR zone by the Hearing Examiner, subject to such standards and conditions as the Hearing Examiner may determine; provided, that the terms of this title will be complied with and that the uses will conform to the Comprehensive Plan:
A.
All conditional uses permitted in the NFR zone.
(Ord. C-675 § 116, 2008; Ord. C-956 § 6, 2021; Ord. C-1051 § 1, 2024; Ord. C-1082 § 1, 2025)
§ 17.09.050 Prohibited uses. [1]
The following uses are prohibited in the MFR zone:
A.
All uses prohibited in the NFR zone.
(Ord. C-675 § 117, 2008; Ord. C-1082 § 1, 2025)
[1]
Code reviser's note: See also AHMC § 6.05.020 and § 9.20.125.
§ 17.09.060 Development standards.
Before the issuance of a building permit, evidence of compliance with AHMC § 17.09.070 through § 17.09.150 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.
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(Ord. C-675 § 118, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.070 Density.
The density range for dwelling units in the MFR 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 § 17.09.030 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/spreadsheets/d/1Ax2rfID9h9KDhsW7JKPwm5cwtDUkrT18/edit?usp=sharing&ouid=106527152297882301365&rtpof=true&sd=true) to determine the allowable number of units per lot.) Multiple-unit housing structures shall be encouraged in the MFR zone. 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 § 119, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.075 Maximum floor area ratio (FAR).
A.
The maximum floor area ratio (FAR) by number of units is outlined below and applies to parent lot exclusively for the following housing typologies: single-family, duplex, triplex, fourplex, townhouse, 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 |
B.
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=sharing&ouid=10652715 2297882301365&rtpof=true&sd=true) to determine the allowable FAR per lot.)
C.
FAR applies to single-family and middle housing dwelling units on the lot as follows:
1.
Garage area is included in FAR calculations.
2.
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:
a.
ADUs are exempt from FAR calculations when located on a lot with a single-family home.
b.
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).
D.
The following are not included in the calculation of interior floor area:
1.
Cottage housing developments meeting the standards of AHMC § 17.06.030(H).
2.
Unoccupied accessory structures, such as sheds or other comparable structures, up to a maximum equal to 250 square feet per middle housing unit.
3.
Basements, as defined by the by the International Code Council. Unenclosed spaces such as carports, porches, balconies, and rooftop decks.
4.
Unenclosed spaces such as carports, porches, balconies, and rooftop decks.
(Ord. C-1082 § 1, 2025)
§ 17.09.080 Minimum lot area and frontage.
The minimum lot area residential units shall be 6,000 square feet. 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 § 120, 2008; Ord. C-925 § 1, 2019; Ord. C-977 § 1, 2021; Ord. C-1082 § 1, 2025)
§ 17.09.090 Minimum yards.
A.
Minimum setback requirements from lot lines are as follows:
1.
Front yard – 20 feet without alley access, or 10 feet with alley access;
2.
Rear yard – 10 feet;
3.
Side yard – five feet per story;
4.
Corner lots shall have two 10-foot front yard setbacks, one along each street-facing edge;
5.
Space between structures – 10 feet.
C.
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.
D.
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.
E.
Alleys must be a minimum of 20 feet in width as per AHMC § 16.07.010, Public Works standards, with no obstructions allowed, either vertically or horizontally, to ensure clear access.
(Ord. C-675 § 121, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.095 Pedestrian and vehicle access.
A.
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.
B.
All lots abutting an improved alley that meets the Public Works design standards for width, the vehicular access shall be taken from the alley.
C.
Public or private alley access is required for lots with five or more units unless the Public Works Director determined it to be infeasible due to existing development, lack of connectivity, topography or other physical constraints.
D.
Lots without access to an improved alley and taking vehicular access from a street shall meet the following standards:
1.
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.
2.
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.
3.
The maximum driveway approach width within the MFR shall not exceed 24 feet for MFR lots with two-car garages and 28 feet for residential lots with three-car garages.
4.
The total width of all MFR 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.
5.
All other driveway approach widths within the MFR may be approved by the City Engineer or Public Works Director.
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(Ord. C-1082 § 1, 2025)
§ 17.09.100 Maximum building coverage, footprint, and height.
A.
The maximum building coverage shall be 50 percent of the lot area, including all accessory structures and garage areas.
B.
The maximum building height shall be 40 feet above the mean ground level.
C.
Maximum building footprint size, including garage area:
1.
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.
2.
For townhomes, the maximum building footprint per unit shall not exceed 1,000 square feet.
3.
For cottage housing, the footprint requirements shall comply with AMHC 17.06.030(F).
4.
This standard does not apply to multifamily buildings.
D.
Maximum units per building shall be six. This standard does not apply to multifamily buildings.
(Ord. C-675 § 122, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.110 Off-street parking.
Off-street parking spaces shall be provided in accordance with the requirements of Chapter 17.21 AHMC.
(Ord. C-675 § 123, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.120 Sign standards.
Signage standards for uses in the MFR zone shall be provided in accordance with the requirements of Chapter 17.23 AHMC.
(Ord. C-675 § 124, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.130 Fence and wall standards.
Fence and wall standards for uses in the MFR zone shall be provided in accordance with the requirements of Chapter 17.20 AHMC.
(Ord. C-675 § 125, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.140 Landscaping standards.
Landscaping standards for uses in the MFR zone shall be provided in accordance with the requirements of Chapter 17.22 AHMC.
(Ord. C-675 § 126, 2008; Ord. C-1082 § 1, 2025)
§ 17.09.150 Storage standards.
Storage standards for uses in the MFR zone shall be provided in accordance with the requirements of Chapter 17.25 AHMC.
(Ord. C-675 § 127, 2008; Ord. C-1082 § 1, 2025)
