Fircrest City Zoning Code
CHAPTER 22
36 RESIDENTIAL-6 DISTRICT R-6
§ 22.36.001 Purpose.
The R-6 zoning district is intended to implement the comprehensive plan's low density residential land use designation. The district standards aim to preserve the historic development pattern established in the city's original residential neighborhoods (the circa 1907 Regents Park I and II plats). These neighborhoods include an eclectic mix of architecture within a pedestrian-oriented urban grid development pattern. The predominant land uses are detached modestly-scaled single-family dwellings located on 5,000- to 8,000-square-foot lots. New construction must fit within this context.
(Ord. 1246 § 4, 2000; Ord. 1740, 6/16/2025)
§ 22.36.002 Permitted uses.
Uses permitted subject to administrative design review approval, when applicable, in accordance with Chapter 22.66 FMC:
(a)
Single-family dwelling.
(b)
Duplexes.
(c)
Stacked flats.
(d)
Courtyard apartments.
(e)
Cottage housing.
(f)
Family group home, including adult family home.
(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 § 4, 2000; Ord. 1562 § 9, 2015; Ord. 1740, 6/16/2025)
§ 22.36.003 Accessory uses.
Uses permitted in conjunction with, or accessory to, a principal use permitted in FMC § 22.36.002:
(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, swimming pool, sport court, gazebo, pergola, trellis, fence, and similar uses or structures.
(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 § 4, 2000; Ord. 1509 § 3, 2011; Ord. 1740, 6/16/2025)
§ 22.36.004 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)
School, accredited K-12, public or private.
(d)
Preschool, accredited, public or private.
(e)
Religious institution.
(f)
Bed and breakfast establishment (subject to compliance with FMC § 22.58.011).
(g)
Assisted living facility, including congregate care facility, convalescent home, hospice care center, residential care facility, and residential treatment facility.
(h)
Necessary public or quasi-public structure or equipment, greater than 500 square feet in gross floor area (subject to compliance with landscape standards in Chapter 22.62 FMC). Excludes substation.
(i)
Personal wireless telecommunications facility (subject to compliance with Chapter 22.24 FMC).
(j)
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 § 4, 2000; Ord. 1740, 6/16/2025)
§ 22.36.005 Development standards.
Maximum density | 6 dwelling units per gross acre. |
Unit density | 2 units per lot1, 2 |
Minimum lot area | 5,000 square feet. |
Maximum height | 27 feet (where minimum roof slope of 6:12 for all parts of the roof above 18 feet is provided). Otherwise, 18 feet. See FMC § 22.58.007 for exceptions. |
Maximum floor area ratio | 0.35. See FMC § 22.58.026 for FAR standards. |
Minimum front yard setback | 20 feet. See FMC § 22.58.002 for setback reduction and allowable encroachments. |
Minimum interior yard setback | 5 feet for first story. 8 feet for side second story. See FMC § 22.58.002 for allowable encroachments. |
Minimum side street side yard setback | 15 feet. See FMC § 22.58.002 for allowable encroachments. |
Exterior wall modulation | Building elevations greater than 40 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least 4 feet for front and side street side yard elevations of single-family dwellings, and 6 feet for all elevations of all other buildings. The projections or recesses shall extend at least 20% of the length of the elevation. No uninterrupted length of any elevation shall exceed 40 horizontal feet. See FMC § 22.64.009 for an illustration of this requirement. |
Articulation | 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. |
Minimum rear yard setback | 20 feet. See FMC § 22.58.002 for allowable encroachments. |
Accessory building standards | See FMC § 22.58.003. |
Maximum lot coverage for structures | 40% for all structures combined, except that up to 200 square feet of a covered, unenclosed front porch having a 6-foot minimum depth may be excluded from total. |
Maximum impervious surface coverage | 50% for all structures and other impervious surfaces combined, except that porches excluded above, and driveway strips less than or equal to 2 feet wide leading to a detached garage in rear 50% of a lot, may be excluded from total. |
Minimum lot width | 50 feet. |
Minimum frontage on a public street | 50 feet. 35 feet if located on a cul-de-sac or facing the inside curve of a street. |
Additional specific use and structure regulations | See Chapter 22.58 FMC. |
Parking and circulation | See Chapter 22.60 FMC. |
Landscaping regulations | See Chapter 22.62 FMC. |
Design standards | See Chapter 22.64 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 § 4, 2000; Ord. 1272 § 3, 2001; Ord. 1311 § 4, 2002; Ord. 1562 § 10, 2015; Ord. 1611 § 7, 2018; Ord. 1740, 6/16/2025)
