Fircrest City Zoning Code
CHAPTER 22
34 RESIDENTIAL-4-CONSERVATION DISTRICT R-4-C
§ 22.34.001 Purpose.
The R-4-C zoning district is intended to implement the comprehensive plan's low density residential – conservation overlay land use designation. The district standards permit limited residential development within areas that contain significant environmental constraints such as wetlands, frequently flooded areas and steep slopes. These constraints place practical limits on building intensity and provide for the clustering of new development to further protect critical areas and to retain additional open space.
(Ord. 1246 § 3, 2000; Ord. 1461 § 1, 2008; Ord. 1740, 6/16/2025)
§ 22.34.002 Permitted uses.
Uses permitted subject to administrative design review approval in accordance with Chapter 22.66 FMC:
(a)
Small lot development (subject to compliance with small lot design standards and guidelines adopted by reference in Chapter 22.63 FMC).
(b)
Duplexes.
(c)
Stacked flats.
(d)
Courtyard apartments.
(e)
Family group home, including adult family home.
(f)
Cottage housing (subject to compliance with cottage housing standards in FMC § 22.58.027).
(g)
Nonmotorized recreational trail or passive recreational park with no permanent on-site staff.
(h)
Necessary public or quasi-public utility building, structure or equipment, unstaffed and less than or equal to 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(Ord. 1246 § 3, 2000; Ord. 1461 § 2, 2008; Ord. 1562 § 7, 2015; Ord. 1740, 6/16/2025)
§ 22.34.003 Accessory uses.
Uses permitted in conjunction with, or accessory to, a principal use permitted in FMC § 22.34.002:
(a)
Accessory dwelling unit (subject to compliance with FMC § 22.58.012).
(b)
Family day-care facility (subject to compliance with FMC § 22.58.010).
(c)
Home occupation – Type I (subject to compliance with FMC § 22.58.013).
(d)
Amateur and citizen band transmitter, support structure and antenna array (subject to compliance with FMC § 22.58.002(h)).
(e)
Residential accessory use or structure which is subordinate and incidental to a permitted residential dwelling unit (subject to compliance with Chapter 22.58 FMC). Residential accessory uses and structures may include, but are not limited to: garage, carport, storage shed, noncommercial greenhouse, patio, gazebo, pergola, trellis, fence, and similar uses or structures. Excludes swimming pools, sport courts and other facilities identified through the planned development permit review process that may add significantly to impervious surface coverage.
(f)
Temporary accessory use or structure (subject to compliance with FMC § 22.58.015).
(g)
Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director.
(h)
Electric vehicle charging station (subject to compliance with FMC § 22.58.025).
(Ord. 1246 § 3, 2000; Ord. 1509 § 2, 2011; Ord. 1740, 6/16/2025)
§ 22.34.004 Conditional uses.
Uses permitted subject to conditional use permit approval in accordance with Chapter 22.68 FMC and administrative design review approval in accordance with Chapter 22.66 FMC:
(a)
Child day-care center.
(b)
Home occupation – Type II (subject to compliance with FMC § 22.58.013).
(c)
Assisted living facility, including congregate care facility, convalescent home, hospice care center, residential care facility, and residential treatment facility.
(d)
Necessary public or quasi-public utility building, structure or equipment, unstaffed and greater than 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(e)
Personal wireless telecommunications facility (subject to compliance with Chapter 22.24 FMC).
(f)
A use not listed above which is not listed in another zoning district as a permitted or conditional use; is similar in nature to the above list of permitted and conditional uses; is consistent with the purpose and intent of this zoning district; and is compatible with the uses on adjoining properties.
(Ord. 1246 § 3, 2000; Ord. 1740, 6/16/2025)
§ 22.34.005 Development standards.
Maximum density | 4 dwelling units per gross acre for small lot development. 8 dwelling units per gross acre for cottage housing. |
Unit density | 2 units per lot1, 2 |
Density bonus | The following density bonuses, not to exceed 30% combined, may be permitted for small lot development: a. A 5% increase in density if ≥30% of the development site is retained as common open space, and which must be contiguous or larger than 1 acre in area. b. A 10% increase in density if a pedestrian trail system is provided within the common open space area, consistent with a trails plan. c. A 10% increase in density if a minimum 35% of the required common open space is improved as an active recreational area. Active recreational areas include, but are not limited to: i. Clearly defined athletic fields and/or activity courts. ii. Recreation centers or community facilities. d. A 1% increase in density for each 5% additional increase in common open space provided beyond the minimum percentage required. |
Minimum and maximum lot area | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. |
Maximum height | Other uses: 35 feet. Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. Exceptions may be authorized per FMC § 22.58.007. |
Minimum and maximum front yard, interior side yard, side street side yard, and rear yard setback | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. Other uses: To be determined through the administrative design review process. If not specified, FMC § 22.58.002 encroachment standards will apply. |
Exterior wall modulation | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses, elevations greater than 40 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 6 feet. The projections or recesses shall extend at least 20% of the length of the facade. No uninterrupted length of any elevation shall exceed 40 horizontal feet. See FMC § 22.64.009 for an illustration of this requirement. |
Articulation | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses, building elevations exceeding 20 feet in length, measured horizontally, shall incorporate a minimum of 2 articulation components, such as a stoop, porch, chimney or other substantial projections, windows, multiple contrasting siding materials, or substantial trim including a belt course, to visually and/or functionally break up flat, blank or undifferentiated elevations. Building elevations greater than 30 feet in length, measured horizontally, and exceeding 12 feet in height, measured from finished grade to top of wall where it connects to roof structure, shall incorporate a minimum of 3 articulation components. |
Accessory building standards | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. If not specified, FMC § 22.58.003 standards will apply. |
Maximum impervious surface coverage | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses, 50% for all structures and other impervious surfaces combined. |
Maximum developable slope | Subject to the requirements of Chapter 22.100 FMC. |
Additional specific use and structure regulations | See Chapter 22.58 FMC. |
Parking and circulation | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses, see Chapter 22.60 FMC. |
Landscape regulations | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses: See Chapter 22.62 FMC. |
Design standards | Small lot development: See Chapter 22.63 FMC. Cottage housing: See FMC § 22.58.027. For other uses: See Chapter 22.64 FMC. |
Critical areas | See Chapter 22.92 FMC. |
Calculations resulting in a fraction shall be rounded to the nearest whole number, with .50 being rounded up. 1. If single-family residential uses exist or are proposed on a lot pursuant to the maximum density, then the unit lot density defined in this section is in addition to that single-family residential use. Single-family dwellings do not count as units for the purposes of this section. If a lot does not contain a single-family unit, this unit lot density shall apply as the maximum standard per lot. 2. Accessory dwelling units count towards meeting unit lot density. If two ADUs are proposed with a primary unit, that fulfills the maximum unit lot density standard and no additional ADUs or middle housing units may be permitted. | |
(a)
The following areas are exempted from the unit density requirement listed within this section:
(1)
Portions of a lot, parcel, or tract designated with critical areas designated 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 provided that any requirements to maintain aquifer recharge are met.
(2)
Watersheds 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. Sec. 1313(d)).
(3)
Lots designated as urban separators by countywide planning policies as of July 23, 2023.
(4)
A lot that was created through the splitting of a single residential lot.
(Ord. 1246 § 3, 2000; Ord. 1272 § 2, 2001; Ord. 1311 § 3, 2002; Ord. 1461 § 3, 2008; Ord. 1481 § 1, 2009; Ord. 1562 § 8, 2015; Ord. 1611 § 6, 2018; Ord. 1740, 6/16/2025)
