Clyde Hill City Zoning Code
CHAPTER 17
16 R-1 RESIDENCE DISTRICT
§ 17.16.010 Permitted uses.
Uses permitted in the R-1 district are as follows:
A.
Single-family dwelling;
B.
The following middle housing types:
1.
Cottage housing.
C.
Churches; provided, that the principal place of worship in a church shall not exceed a seating capacity of 500 (see also CHMC § 17.08.150);
D.
Private structures for plants and flowers, provided such structures comply with the limitations and requirements for accessory structures;
E.
City-owned or leased buildings;
F.
Adult family homes, upon compliance with Chapter 5.04 CHMC;
G.
Family day care facilities, upon compliance with Chapter 5.04 CHMC;
H.
Permanent supportive housing facilities and transitional housing facilities, upon compliance with Chapter 17.42 CHMC;
I.
Designated manufactured homes; and
J.
Parks or open space.
(Ord. 74 § 4(A), 1959; Ord. 287 § 3, 1971; Ord. 528 § 1, 1985; Ord. 699 § 2, 1994; Ord. 805 § 1, 1999; Ord. 997 § 1, 2023; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.015 Unit density.
A.
The permitted unit density on all R-1 lots is two dwelling units per lot, except in the case established under CHMC § 17.39.030(D) for accessory dwelling units.
1.
Accessory dwelling units count as units for the purpose of this section.
2.
The unit density does not apply to lots smaller than 1,000 square feet.
3.
The unit density applies to the parent lot and not to a lot created by subsequent unit lot subdivision or condominium.
B.
The density requirements set forth in this section do not permit middle housing in the following areas:
1.
Portions of a lot, parcel, or tract designated with critical areas under RCW 36.70A.170 or their buffers as required by RCW 36.70A.170, except for critical aquifer recharge areas where a single-family detached house is an allowed use.
2.
A watershed serving a reservoir for potable water if that watershed is or was listed, as of July 23, 2023, as impaired or threatened under Section 303(d) of the Federal Clean Water Act (33 U.S.C. Section 1313(d)).
(Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.020 Building height.
The height at any point of a building or structure, except chimneys, and small dish antennas, shall not exceed 25 feet, measured vertically thereto above the original grade. Chimneys and small dish antennas shall not extend more than five feet above any part of the building or structure. No accessory structure shall exceed 12 feet in height above original grade.
(Ord. 74 § 4(B), 1959; Ord. 174 § 2, 1964; Ord. 203, 1966; Ord. 363 § 2, 1976; Ord. 392, 1977; Ord. 528 § 2, 1985; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.030 Building site.
The minimum lot or tract area in the R-1 residence districts shall not be less than 20,000 square feet with a minimum frontage of 100 feet, which frontage shall be on a public street. For irregularly shaped lots, the minimum frontage width shall be measured at the front yard setback line. The minimum lot or tract depth shall be 100 feet. If a lot is serviced by a private road or pipe stem driveway, the private road or pipe stem driveway shall not be considered or included in the square footage of a lot for determining whether the lot meets the minimum required square footage.
(Ord. 74 § 4(C), 1959; Ord. 376 § 7, 1976; Ord. 527, 1985; Ord. 552 § 7, 1986; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.035 Trellises and/or arbors allowed, subject to limitations in front, rear or side yard setbacks.
A.
Definitions.
1.
The term "arbor" as used herein shall mean a shady garden shelter covered with or formed of climbing plants.
2.
The term "trellises" as used herein shall mean a frame supporting open lattice work, used for training vines and other climbing plants.
B.
Limitations. Landscape trellises and/or arbors shall be allowed within the front, rear or side yard setbacks of any lot in the city, or as a part of permitted fencing in accordance with the provisions set forth below:
1.
No more than two of the structures identified above shall be located within the setback of any individual lot; and
2.
Trellises and/or arbors shall be limited to no more than eight feet in height above original grade (including the plants utilizing the trellis or arbor); and
3.
Shall be no more than a combined total of 30 square feet of horizontal area nor more than a combined length of 15 lineal feet; and
4.
Stand-alone trellises and/or arbors located in a setback area and not part of a permitted fence shall be no closer than five feet to a property line; and
5.
Trellises and/or arbors may be incorporated into and made a part of any fence. However, they must comply with all other CHMC provisions relating to fences as they now exist or may hereafter be amended.
(Ord. 852 § 1, 2003; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.040 Front yards.
In R-1 use districts, front yard setbacks shall be not less than 30 feet in depth measured from the existing or proposed right-of-way line to the eave line or the outermost projection of the building or structure, whichever is closer to the lot line. No structure or recreational court (other than driveways, walkways and utilities) shall be constructed within the front yard setback area; provided, that swimming pools and certain described accessory structures may be located within the front yard setback where the requirements of CHMC § 17.48.040 are met. For those properties served by a private road or access easement, the public works director shall make an administrative determination as to which yard is designated as the front yard. In making the determination, the public works director shall consider the following factors:
A.
Lot size;
B.
Lot shape;
C.
Nearest public right-of-way and orientation of the property thereto;
D.
Vehicle access; and
E.
Such other factors as determined by the public works director to promote the most appropriate lot utilization in relation to the comprehensive plan and consistent with surrounding areas.
(Ord. 74 § 4(D), 1959; Ord. 174 § 2, 1964; Ord. 376 § 4, 1976; Ord. 446, 1982; Ord. 527, 1985; Ord. 605 § 1, 1988; Ord. 657 § 1, 1992; Ord. 805 § 1, 1999; Ord. 818 § 1, 2000; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.050 Side yard setbacks.
A.
Side yard setbacks shall be measured as follows:
Lot Size | Minimum Side Yard Setback |
|---|---|
Lots 15,000 square feet or larger | 15 feet on each side |
Lots larger than 10,000 square feet, but smaller than 15,000 square feet | 10 feet on each side, measured as described in subsection (B) of this section |
Lots 10,000 square feet or smaller | A total of 15 feet for both sides, with no side having a smaller setback than 5 feet, measured as described in subsection (B) of this section |
B.
Side yard setback lines for lots under 15,000 square feet in size shall be determined as follows: starting at the appropriate distance from the side lot line, as determined in subsection (A) of this section (i.e., 15 feet), draw a 12-foot high line that is perpendicular to grade. At the top of the 12-foot line, draw a line that angles away from and perpendicular to the side lot line at a 30-degree angle normal to the side lot line. This line defines the setback area. No portion of a structure shall be closer to the side lot line than the angle line. Examples of this side yard setback calculation are shown below.
C.
No accessory structures more than 30 inches above original grade shall be erected within setback areas.
 |
(Ord. 74 § 4(E), 1959; Ord. 174 § 2, 1964; Ord. 212, 1967; Ord. 306, 1972; Ord. 376 § 6, 1976; Ord. 611 § 1, 1989; Ord. 619 § 1, 1989; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.060 Rear yard setbacks.
In R-1 residence use districts the rear yard setbacks shall be not less than 35 feet in depth, and no structures which exceed 30 inches above original grade shall be erected therein; provided, however, that accessory buildings may be located in the rear yard area if such accessory buildings are at least 10 feet from any adjacent line of the lot or tract. Such accessory buildings shall not be more than 12 feet in height and shall not contain over 220 square feet in projected roof area. Garages and carports shall not be located within rear yard setback areas.
(Ord. 74 § 4(F), 1959; Ord. 363 § 3, 1976; Ord. 496 § 17, 1984; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.065 Accessory structures.
In the R-1 district, there shall be no more than three accessory structures per lot. No accessory structures shall exceed 12 feet in height above original grade or have a projected roof area in excess of 220 square feet. Furthermore, the total square footage of all accessory structures on one lot shall not exceed 340 square feet.
(Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.070 Corner lots.
When determining whether a lot is a corner lot under CHMC § 17.04.280, S.R. 520 and 84th Avenue N.E. shall not be considered. Each yard that borders on a road or right-of-way (other than S.R. 520 or 84th Avenue N.E.) shall be considered a front yard. In the event a lot includes two or more front yard areas, the remaining yard areas of the lot shall be considered side yard areas. However, one of the side yard areas shall be treated as a rear yard solely for the purpose of allowing the placement of accessory structures.
(Ord. 74 § 4(G), 1959; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.075 Through lots.
When determining whether a lot is a through lot under CHMC § 17.04.310, S.R. 520 and 84th Avenue N.E. shall not be considered. Through lots shall have only one vehicle entrance or driveway. The yard with the vehicle entrance or driveway shall be considered the front yard.
(Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.080 Lot coverage.
Structural coverage shall be limited to 30 percent of the building site. Impervious coverage shall be limited to 60 percent of the building site.
(Ord. 74 § 4(H), 1959; Ord. 363 § 4, 1976; Ord. 652 § 1, 1991; Ord. 805 § 1, 1999; Ord. 1019 § 1 (Exh. A), 2025)
§ 17.16.090 Middle housing design standards.
A.
The standards in this section apply to middle housing types. The process used for reviewing compliance must be administrative design review.
B.
Cottage Housing Open Space. Open space must be provided equal to a minimum of 20 percent of the lot size. This may include common open space, private open space, setbacks, critical areas, and other open space. Parking areas and vehicular areas, including driveways, do not qualify as open space.
1.
The common space must be owned in common or owned as condominium units with property owned in common.
2.
Critical areas and their buffers, including steep slopes, may not qualify as common open space.
3.
Parking areas and vehicular areas, including driveways, may not qualify as common open space.
C.
Vehicle Access, Carports, Garages, and Driveways.
1.
Garages, carports, driveways, and off-street parking areas may not be located between a dwelling and a street, except when any one of the following conditions is met:
a.
The combined width of all garages, driveways, and off-street parking areas does not exceed a total of 60 percent of the length of the street frontage property line. This standard applies to all dwellings and not individual units. In the case of corner lots, the public works director shall make an administrative determination as to which yard is designated as the front yard.
b.
The garage, driveway, or off-street parking area is separated from the street property line by a dwelling.
c.
The garage, driveway, or off-street parking is located more than 100 feet from a street.
2.
All detached garages and carports may not protrude beyond the front dwelling facade.
3.
The total width of all driveway approaches may not exceed 32 feet per frontage, as measured at the property line. Individual driveway approaches may not exceed 20 feet in width.
4.
Local jurisdiction requirements for driveway separation and access from collector streets and arterial streets apply.
(Ord. 1019 § 1 (Exh. A), 2025)
