Everett City Zoning Code
19.08 Neighborhood
Residential Development Standards
Repealed by Ord. 4102-25.
19.08.010 Intent, applicability, and overview.
This chapter addresses:
A. Development standards for:
1. Development in the neighborhood residential or neighborhood residential-constrained zones; and
2. In other zones, development of detached one- and two-unit dwellings and any number of townhouses up to three stories in height, along with their accessory structures.
B. This chapter provides standards to ensure that new development accomplishes the following:
1. Makes a positive contribution to the development pattern of the area;
2. New or altered structures are compatible with the design and use of existing structures on neighboring properties;
3. Does not impact in a substantial negative manner the habitability of neighboring properties;
4. Design sites to have both an external orientation to the streetscape and an internal orientation to the residential environment with unifying open space and pedestrian pathways; and
5. Design emphasis should be given to the pedestrian, rather than the auto environment, through placement of parking in a less prominent location. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.015 Definitions.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.020 Neighborhood residential general standards.
A. Standards shall be applied to irregularly shaped lots in compliance with EMC 19.06.050.
B. Front porch or entrance types are provided in EMC 19.08.050. These are not included in the calculation of maximum lot coverage by building, and are allowed to encroach into required front and side street setbacks by up to five feet, provided minimum clearance is maintained. For other encroachments, see EMC 19.06.030.
C. Where flat roofs are provided, a decorative parapet is required to conceal all roof areas/equipment from view of a public street or space. The parapet shall match the materials and finishes used on the building walls. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.030 Neighborhood residential site design.
A. New dwelling units that include any facade within thirty feet of a public street must face the street, which means including a street-facing dwelling unit facade that includes one of the front porch or entrance types in EMC 19.08.050 facing the public street for each individual dwelling or shared building entry.
B. Building separation (clear space between buildings): per building code or as necessary for path.
C. Shared Yards and Private Yards. Dwelling units permitted under this chapter must have direct access to either a private yard or a shared yard. Direct access means available at all times for use by a resident of the associated dwelling unit and accessible by continuous pedestrian path without crossing a public right-of-way. Direct access may include passing a gate.
1. Private Yard. A private yard is required for dwelling units without direct access to a shared yard.
a. Required private yards must have direct access from the associated dwelling unit.
b. A private yard shall be a minimum of eight feet in any direction, no less than eighty square feet in area.
c. Required private yards may be located in a required setback area or on top of a roof.
d. Private yards shall not include driveways, pathways, parking areas, buildings, or critical areas or their buffers.
2. Shared Yard. A shared yard is required for dwelling units without direct access to a private yard.
a. Required shared yards must have direct access from the associated dwelling unit.
b. For shared yards with up to five associated dwelling units, the required shared yard must be a minimum of fifteen feet in any direction, no less than three hundred square feet in area.
c. For shared yards with six or more associated dwelling units, the required shared yard(s) must be a minimum of twenty feet in any direction, no less than ten percent of the lot area.
d. Required shared yards may be located in a required setback area.
e. Shared yards shall not include driveways, pathways, parking areas, buildings, or critical areas or their buffers. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.040 Neighborhood residential building design standards.
A. Applicability. The design standards in this section apply to front facades, side street facades, side interior facades, and rear facades. Fire walls, visible party walls, and side interior facades less than five feet from a shared lot line are exempt.
B. Facades, Ground Floor, Roofs, Exterior Stairs, and Transparency.
1. Facades. New dwelling units permitted under this chapter must include a front porch or entrance pursuant to EMC 19.08.050; different dwelling units on a lot may have different front porch or entrances.
2. Ground Floor.
Figure 8-1: Building Form
a. Ground floor finish level (H): six inches minimum, except shared entries may be set at grade in compliance with local and federal accessibility standards.
b. Ground floor ceiling height (I): nine feet minimum.
c. Ground floor depth (J): twelve feet minimum distance from the street-facing facade to the rear interior wall of the ground-floor habitable space in compliance with this chapter.
3. Roofs. Roofs, excepting rooftop decks or flat roofs, must incorporate at least one of the following architectural elements in roof forms: vertical or horizontal changes in rooflines; varied roof forms; dormers; deep roof overhangs (more than twenty-four inches); rafter tails, brackets, corbels, or other decorative supports; and/or prominent cornice, soffit, or fascia details.
4. Exterior Stairs. Fire escapes and exterior stairs providing access to an upper floor are not allowed on any facade that faces a street unless another building is between the facade and the public street.
5. Transparency. At least fifteen percent of the area of each street-facing facade must be windows or main entrance doors. Windows used to meet this standard must allow views from the building to the street. Glass block does not meet this standard. Windows in garage doors do not count toward meeting this standard.
C. Exterior Materials.
1. Durability.
a. Exterior timber shall be protected from decay by at least one of the following:
(1) Staining and sealing;
(2) Painting; and/or
(3) Material properties. Pressure treated lumber is not allowed as a facade finish material. The following types of unpainted wood are allowed:
(A) Teak or iroko.
(B) Cedar.
(C) Redwood.
(D) White oak or Garry oak.
(E) Ipe/Brazilian walnut.
(F) Bald cypress.
(G) Black locust.
b. Exterior metals shall be protected from corrosion and leaching by at least one of the following:
(1) Painting or other impermeable coating; and/or
(2) Metallurgical properties.
2. Materials Defining Building Elements.
a. Bays. Changes in wall finish material shall occur at the boundaries between bays rather than within a bay.
b. Parapet. Parapets shall terminate in a parapet cap of stone, brick, concrete, tile, metal, or molded stucco.
c. Materials Allowed for Building Details/Ornament.
(1) Wood.
(2) Metal (steel, copper, aluminum, tin).
(3) Glass fiber reinforced concrete (GFRC)/fiberglass.
(4) Terra-cotta.
(5) Tile.
(6) Plaster.
D. Landscaping/Screening.
1. See Chapter 19.35 EMC for landscaping and street tree requirements.
2. Screening of waste containers from view of neighboring properties is required. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.050 Front porch and entrance requirements.
A. Purpose. This section provides the standards for residential front porches and entrances. Residential front porches and entrances are the components of a building that provide the transition and interface between the building and the sidewalk or path leading to the sidewalk.
B. General Standards.
1. The names of the front porches and entrances indicate their particular configuration or function and are not intended to limit uses within the associated building.
2. The ground floor, for a minimum depth as identified in EMC 19.08.040(B)(1), is required to be habitable/occupiable space in compliance with this chapter. Accessibility is provided through the front porch or entrances.
C. Porch, Projecting.
1. Description. The main facade of the building is set back from the front or side street lot line with a covered structure (the porch) encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street. The porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.
Table 8-1: Porch, Projecting
 | |
Size | |
Width, Clear | 8' min. (A) |
Depth, Clear | 6' min. (B) |
Height, Clear | 8' min. (C) |
Stories | 2 stories max. |
Finish Level Above Grade | 12" min.1 (D) |
Pedestrian Access | 3' wide min. (E) |
Notes:
1Shared entries may be set at grade per local and federal accessibility standards.
Porch shall be open on three sides. Clear glass may be installed between the porch columns.
The porch is not required to be covered.
The porch is allowed to encroach into the front and side street setbacks in compliance with this chapter.
Ramps are required to be integrated along the side of the building to connect with the projecting porch.
D. Porch, Engaged. Engaged porch may project into the front or street side setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The engaged porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open.
Table 8-2: Porch, Engaged
 | |
Size | |
Width, Clear | 8' min. (A) |
Depth, Clear | 6' min. (B) |
Height, Clear | 8' min. (C) |
Stories | 2 stories max. |
Finish Level Above Grade | 12" min.1 (D) |
Pedestrian Access | 3' wide min. (E) |
Depth | 6' max. (F) |
Width | |
Notes:
1Shared entries may be set at grade per local and federal accessibility standards.
Porch shall be open on two sides. Clear glass may be installed between the porch columns.
The porch is allowed to encroach into the front and side street setbacks.
Ramps are required to be integrated along the side of the building to connect with the engaged porch.
E. Dooryard. The main facade of the building is set back from the front or side street lot line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and the facade. Each dooryard is separated from adjacent dooryards. The dooryard may be raised or at grade.
Table 8-3: Dooryard
 | |
Size | |
Depth, Clear | 6' min. (A) |
Length | 8' min. (B) |
Distance Between Glazing | 4' max. (C) |
Pedestrian Access | 3' wide min. (E) |
Finish Level Above Grade | 24" max.1 (F) |
36" max. (G) | |
Notes:
1Shared entries may be set at grade per local and federal accessibility standards.
Each dooryard shall provide access to only one ground floor entry.
The dooryard is allowed to encroach into the front and side street setbacks.
Ramps are required to be integrated along the side of the building to connect with the dooryard.
F. Stoop. The main facade of the building is near the front or side street lot line with steps to an elevated entry. The stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms. Stairs or ramps from the stoop may lead directly to the sidewalk or may be parallel to the sidewalk.
Table 8-4: Stoop
 | |
Size | |
Width, Clear | 4' min. (A) |
Depth, Clear | 3' min. (B) |
Height, Clear | 8' min. (C) |
Stories | 1 story max. (C) |
Finish Level Above Grade or Sidewalk | 12" min. (D) |
Required setback (E) | |
Notes: Stairs may be perpendicular or parallel to the building facade.
Entry doors shall be covered or recessed to provide shelter from the elements.
The stoop is allowed to encroach into the front and side street setbacks.
Ramps are required to be integrated along the side of the building to connect with the stoop.
G. Common Entry. The main facade of the building is near or set back from the front or side street lot line, with a covered entry within the main facade, providing a transition between the sidewalk and the interior. The entryway leads to a lobby or foyer that provides interior access to units.
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.060 Garage requirements.
A. Garage Setbacks and Lengths. The purpose of these standards is to encourage residential character and lessen the visual prominence of garages along public street frontages where applicable.
1. See Chapter 19.34 EMC for access and driveway requirements, including the requirement to obtain access from an alley if available.
2. Except along alleys, all garage wall facades facing the street shall be set back a minimum of five feet behind the front wall of the primary building mass.
3. The length of the garage wall facade facing a public street may be up to fifty percent of the length of the street-facing dwelling unit facade, except that a garage wall facade set back a minimum of twenty feet behind the front facade of the dwelling unit is allowed a two-car-wide garage facade of up to twenty feet. (See Figure 8-2 below.)
4. Where the public street-facing facade of the dwelling unit is less than twenty-two feet in length, an attached garage is prohibited as part of that facade.
5. Semi-subterranean garages are allowed to project above the adjacent finished grade by up to four feet.
Figure 8-2: Garage Setbacks and Lengths
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.070 Cottage housing.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.100 Accessory dwelling units.
Repealed by Ord. 4102-25. (Ord. 3963-23 § 5, 2023; Ord. 3901-22 § 2 (Exh. B § 45), 2022; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.110 Residential accessory buildings.
The following requirements apply to all buildings which are accessory to residential uses in the NR or NR-C zones:
A. Accessory buildings or uses may not be established until the principal dwelling or dwellings are constructed on the lot.
B. Use of Accessory Buildings.
1. Detached accessory buildings are limited to accessory uses.
2. The following spaces are allowed within a detached accessory building: bathrooms, hobby rooms, home occupations, home offices, recreation rooms, or laundry rooms. The following rooms are not allowed in accessory buildings: bedrooms or kitchens.
C. General Standards. The following table is a summary of the standards required for residential accessory buildings:
Table 8-6: Residential Accessory Building Standards
Subject | Standard |
|---|---|
1) Maximum Size: | a) The footprint shall not exceed the lesser of 1) 15% of the total lot area; 2) 3,000 square feet; or 3) the dwelling’s building footprint. I. Exceptions for Attached Garage. An attached garage constructed as an integral part of the dwelling is not included in this limitation. “Integral” means that at least two sides, or a side and ceiling, of the garage abuts habitable space of the dwelling. II. Porches. Any porch, including any covered decks or patios which are an integral part of the porch are not considered an accessory building and subject to these provisions. See Chapter 19.06 EMC for lot coverage requirements. III. Exceptions for Other Structures. Up to 200 square feet of the following accessory buildings or structures are not included in the size calculations above: child’s playhouse or treehouse, play structure, gazebo, doghouses, patio or garden trellis. This exception does not include sheds or other storage buildings. b) A detached accessory building(s) shall be compatible with the dwelling including roof pitch and building materials. c) If the city finds that the impacts of accessory buildings which are larger than 1,000 square feet will create noise, vibrations or impact privacy to adjoining properties in excess of what a smaller accessory building would create, the city shall have the authority to impose greater setback requirements, landscape buffers, or other requirements as necessary to mitigate the impacts. d) If the principal use is a housing type with maximum floor-to-area ratios (FAR), please see FAR limits that may affect the size of residential accessory buildings. |
a) Any accessory residential structure located within the rear setback area required for a principal dwelling shall have a minimum separation from the principal dwelling of 10 feet, not including eaves or other building appurtenances. b) See Chapter 19.06 EMC. | |
3) Maximum Height: | See Chapter 19.22 EMC. |
4) Design Standards: | a) Metal siding or corrugated metal roofing material shall be prohibited on all accessory buildings with a gross floor area larger than two hundred square feet, unless materials similar in appearance are used in the majority of the principal building or if approved by the planning director. b) The planning director, using the review process described in EMC Title 15, Local Project Review Procedures, may allow accessory buildings with metal siding or corrugated metal roofing. |
5) Temporary Covers: | Structures that are covered or partially covered with tarps, fabric, metal, plastic or any other similar type of materials shall: a) Be prohibited between any portion of the principal building and abutting streets. This prohibition shall apply to any area of the lot that is located between the street and a line that is parallel to the street and extended from any facade of the principal building that faces the street to the side lot line(s), or to the rear lot line on the street side of a corner lot; and b) Be immediately removed or repaired in the event of disrepair or in the event of damage caused by weather, fire, collision, accident or other forms of damage. |
6) Shipping Containers | Shipping containers or other similar storage units do not qualify as accessory buildings under this section and shall be prohibited in residential zones. |
(Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.120 Home occupations.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.125 Live/work units.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.130 Boarding and rooming.
Repealed by Ord. 3896-22. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.135 Reasonable accommodation.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.140 Bed and breakfast house.
Repealed by Ord. 3896-22. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.150 Short-term rentals.
Repealed by Ord. 4102-25. (Ord. 3963-23 § 6, 2023; Ord. 3896-22 § 14, 2022; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.200 Homeless shelter and housing.
Repealed by Ord. 4102-25. (Ord. 3895-22 § 15, 2022; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.210 Manufactured homes, mobile homes, tiny homes and recreational vehicles.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.220 Secure community treatment facilities.
Repealed by Ord. 4102-25. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.300 Administrative modification of development standards.
A. General. An applicant may propose and the planning director, using the review process described in EMC Title 15, Local Project Review Procedures, may allow an applicant to deviate from the development standards, provided the proposal satisfies the evaluation criteria of this subsection. In evaluating such a proposal, the planning director, using the criteria in subsection (C) of this section, shall determine if the alternative design or plan provides superior results to that which would be required by compliance with the development standards of this chapter.
B. Development Standards That Can Be Modified.
1. The following development standards in this chapter can be modified:
a. Any design or development standard regarding facade, window, door, roof, entrance or siding requirements.
b. Minimum size, location and design standards for shared or private yards.
C. Evaluation Criteria for Modification. See Chapter 15.03 EMC. (Ord. 4102-25 § 1 (Exh. 1), 2025; Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.400 Design review.
The planning director may engage the services of a licensed architect, or other licensed design professional when the director deems it appropriate and in the public interest, to provide recommendations in connection with the review of any project that:
A. Is subject to any design standard or guideline established in this chapter; or
B. Involves discretionary design-related decisions, such as a modification of design standards, authorized in this chapter; or
C. Involves design-related decisions to implement building facade requirements set forth in EMC 19.08.040.
Recommendations of the architect or design professional shall be advisory only and shall not otherwise limit the director’s authority to require changes in any project design to meet the design requirements of this title or the director’s discretion to approve or deny requested modifications or apply discretionary design criteria. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)
19.08.500 Authority of planning director.
The planning director shall have the authority to disapprove, approve with conditions, or require the applicant to make design changes if he/she determines the design does not meet the design standards, guidelines or evaluation criteria of this title. (Ord. 3774-20 § 5(G) (Exh. 3), 2020.)