Cle Elum City Zoning Code
17.70 Zero
Lot Line and Common Wall Developments
“Common wall dwelling” means two single-family dwellings, each on their own lot, that are attached together at a common interior property line.
“Zero lot line dwelling” means one or more single-family dwellings on their own lot where one side of the dwelling lies directly on an interior property line.
17.70.010 Purpose and intent.
The purpose of this chapter is to allow for development of single-family, duplex dwellings, and townhouses on properties with design standards prescribed to allow for zero lot line setbacks. This concept is intended to provide more usable yard area, maximize views, conserve energy, and provide development flexibility. Zero lot line and common wall development are intended to allow for alternate siting of single-family, duplex and townhouse dwellings on individual lots if the development standards of the residential zone can be met. The requirements of this chapter shall be considered as modifications to the zoning requirements relating only to setbacks. Any zero lot line or common wall development approval under this chapter shall be restricted to development as herein prescribed.
17.70.015 Definitions.
“Common wall dwelling” means two single-family dwellings, each on their own lot, that are attached together at a common interior property line.
“Zero lot line dwelling” means one or more single-family dwellings on their own lot where one side of the dwelling lies directly on an interior property line.
17.70.020 Zero lot line or common wall on existing lots of record.
Zero lot line or common wall construction meeting the provisions of CEMC Section 17.70.040 may be proposed on existing lots of record through the Type 2 review process.
17.70.030 Zero lot line or common wall with new subdivisions.
A. A zero lot line or common wall development may be established in conjunction with the subdivision of property through a long plat or a short plat in conformity with CEMC Title 16. Zero lot line or common wall applications in conjunction with short plats shall be subject to a public hearing.
B. Each plat prepared pursuant to these standards shall contain the following notation on the face of the plat:
This plat has been approved under the provisions of Chapter 17.70 CEMC relating to zero lot line or common wall construction. No building permit may be issued for any construction upon the lands encompassed within this plat except in strict conformity with the restrictions contained in the Cle Elum Municipal Code.
17.70.040 Zero lot line and common wall design standards.
Notwithstanding any other provisions in CEMC Title 16 and this title, a zero lot line or common wall development may be approved and thereafter developed in conformity with the following design standards in the following zoning districts: single-family residential, multi-family residential, and planned mixed use:
A. All dwellings constructed under the provisions of this chapter shall be so constructed in conformance with applicable building code(s) for structures located on a property line.
B. All lots located within the zero lot line or common wall development shall meet the minimum lot size requirements of the zone they are located in.
C. All lots within a zero lot line or common wall development shall be designated as having the following property lines:
1. Front street property line, which shall be the property line adjacent to the street or public thoroughfare;
2. Rear lot line, which shall be the lot line opposite the front street property line;
3. “Interior property line,” which shall mean the following:
a. The lot line shared with the adjoining parcel or lots, except for corner lots, where the side street property line shall be known as the side street property line;
b. Zero lot line shall be the one interior lot line on each parcel containing a single-family dwelling built on that property line. The easement required in subsection (J) of this section shall be located on the lot adjacent to the designated zero lot line;
c. “Common wall property line” shall mean the property line on which the attached single-family dwelling structure is located, and which is shared with an adjoining property owner;
d. The interior lot line opposite the zero lot line or common wall line shall be subject to all applicable setback requirements of the underlying zone.
4. For zero lot line and common wall development, the dwelling unit shall be placed upon only one interior property line with zero setbacks.
D. All dwelling units shall meet the development regulations of the zoning district they are located in: including setbacks (except for the designated zero lot line or common wall line), lot coverage, height, and density.
E. Accessory buildings and structures shall observe setback requirements applicable to the zone.
F. Each dwelling unit shall be provided with a separate water meter, electric meter, gas meter (if applicable), and sewer, wholly contained on its lot.
G. No zero lot line shall be allowed for the yard adjacent to a public or private street.
H. A minimum of two off-street parking spaces shall be provided on each platted lot.
I. Each dwelling shall be located on its own individual lot. The plat or site plan shall indicate the zero lot line or common wall property line(s).
J. Zero lot line developments shall dedicate an easement and restrictions appurtenant thereto. A construction maintenance agreement between the owners of the zero lot line lots shall be recorded in the county auditor’s office, or on the face of the final plat. The easement shall provide for a minimum five-foot easement extending in all directions from all zero setback walls. The purpose of the easement is for construction, maintenance, and repair of the dwellings located on the zero lot line.
17.70.050 Application procedure.
For all applications for zero lot line or common wall development, the applicant shall submit with the application the following exhibits:
A. A location map indicating existing zoning on the site and adjacent areas.
B. A site plan of no less than one inch to one hundred feet, including the following information:
1. Lot lines and setbacks, including designation of the zero lot line or common wall line, location, shape, size, and height of existing and proposed buildings;
2. Existing and proposed landscaping (if applicable);
3. Recreation facilities (if applicable);
4. Location of off-street parking.
C. Information indicating the following:
1. Gross and net acreage;
2. Lot sizes (dimensions in square footage);
3. Building heights and stories;
4. Building coverage for each lot;
5. Such other architectural and engineering data as may be required to evaluate the project.