Fircrest City Zoning Code

Measurement. All setbacks shall be measured perpendicular to the nearest property line.

Permitted Encroachments into Required Residential Yards.

Setback Reduction for Residential Front Yard. A required front yard setback for a principal residential structure may be decreased to a depth that is equal to the average of the setbacks of existing principal residential structures on the adjoining parcels having the same frontage. In computing the average, any adjoining setback greater than the required front yard shall be considered the same as the required front yard setback. In the absence of a principal residential structure on an adjoining parcel, the parcel shall be considered to have a setback equal to the required front yard. In computing the average for corner lots, the adjoining setback on the side street side shall be the same as the required front yard. For each foot of front yard setback reduction, the rear yard setback shall be increased a corresponding distance from the minimum required setback.

Setback from Adjoining Half-Street or Designated Arterial. In addition to providing the standard setback from a property line abutting a street, a lot adjoining a half-street or designated arterial shall provide an additional width of street setback sufficient to accommodate construction of the planned half-street or arterial.

Common Boundary Exception to Setback Requirements. When the common boundary line separating two contiguous lots in any zoning district is covered by a single building or permitted group of buildings, these lots shall constitute a single building site and the setback required by this title shall not apply to the common boundary line.

Special Side Yard Setback Restriction. When the side lot line of a lot in any zoning district adjoins the side lot line of a lot in a more restrictive district, then the adjoining side yard setback for this lot shall not be less than the minimum side yard setback required in the more restrictive district.

Setbacks for Personal Wireless Telecommunication Facilities. See Chapter 22.24 FMC.

Setbacks for Amateur or Citizen Band Transmitters. Support structure setback is equal to overall height of support structure plus height of antenna array. Support structures are prohibited in front yards.

Setback for Flag Lot Front Yards. The front yard setback for a flag lot shall be a minimum of 10 feet measured from the nearest parallel or nearly parallel lot line adjacent to the front facade of the dwelling. See Figure 1.

One or more detached accessory buildings, including, but not limited to, garages, carports, garden sheds, greenhouses and other similar structures, may be constructed on a parcel containing a principal residential structure, subject to the standards listed within this section. Accessory dwelling units are not considered “accessory buildings” covered within this section and are not subject to the standards in this section. When standards refer to accessory buildings, that excludes accessory dwelling units. Development regulations for accessory dwelling units are established within FMC § 22.58.012:

Exceptions to Building Footprint Area, Height and Lot Coverage Limits. The director may grant an administrative use permit for a building that exceeds the building footprint, height or lot coverage standards listed in subsection (a) of this section if it finds that:

Determination of Attached Versus Detached Status for Garages. A garage that is connected to a principal residential structure by an architecturally integrated, covered breezeway is classified as an attached garage if the separation between the parallel walls of the garage and principal structure does not exceed eight feet. For purposes of determining allowable setbacks, height and lot coverage, an attached garage is treated as if it were part of the principal structure. If the separation between the parallel walls of a garage and principal structure exceeds eight feet, the garage is classified as a detached building subject to the accessory building standards listed in this section.

Fences and walls located within a required yard in a residential zoning district shall not exceed the following height limits:

Fences and walls located in a residential zoning district may exceed the preceding height limits if located outside of required yards or within the allowable building envelope for the principal residential structure. Fences and walls may also exceed the limits specified in subsections (a)(1), (2), and (3) of this section if they are intended to enclose public school grounds, parks, playgrounds, substations, wells or other municipal installations.

Fences and walls located within a commercial or industrial zoning district may exceed the height limits specified in subsection (a) of this section, provided the fence or wall design complies with the city's design guidelines.

Fence height is measured from the ground level where placed or from a retaining wall to the top of the fence, excluding posts. On sloping properties where a fence is constructed of sections which are terraced to match the terrain, fence height shall be the average of the high and low points of each fence section. In such instances, portions of the fence may exceed the maximum allowable height; provided, that the average height of the fence section does not exceed the maximum height.

Solid fences or walls higher than two feet within the front yard are prohibited; this does not include hedges. Front yard fences and walls shall have a surface area that is no more than 50% opaque. See Figure 2.

Fence pillars or posts may project a maximum of one foot above maximum fence height.

An administrative exception may be granted to allow the front yard fence height to exceed the four-foot height limit in subsection (a)(1) of this section if the director finds that:

Fences and walls shall not be located within a public street right-of-way unless a right-of-way encroachment permit is granted by the city. The request shall be processed as a Type 2 permit project application in accordance with Chapter 22.05 FMC. In order to grant a right-of-way encroachment permit, the city shall adopt written findings showing the following criteria are met by the proposal:

All private swimming pools, wading pools, spas and hot tubs shall be provided with a fence or wall to prevent unauthorized access. See FMC § 12.04.020(a) for specific standards.

A fence permit is required for all fences located in required front yards, side street side yards, yards adjoining through-lot street frontages, and clear vision triangles.

Hedges are allowed in all required yards subject to the following height limits:

All corner lots located in zoning districts that require a front and side yard shall maintain a clear vision triangle at the intersection of two streets for the purpose of public safety. A clear vision triangle shall also be maintained at the intersection of a street and alley or driveway. No building, structure, object or growth between a height of two feet, six inches and eight feet above the centerline grades of the intersecting streets shall be allowed within these triangles.

The clear vision triangle at a street intersection shall be determined by measuring 20 feet along both street property lines beginning at their point of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two sides of the triangle. See Figure 3.

The clear vision triangle at the intersection of a street and alley or driveway shall be determined by measuring 10 feet along the street property line and 10 feet along the edges of the alley or driveway beginning at the respective points of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two sides of the triangle. See Figure 3.

The city engineer may allow alteration of the clear vision triangle. This alteration is contingent on unusual site topography, proposed site design features, and other unique circumstances pertaining solely to the site and surrounding properties. The city engineer shall make written findings that the alteration does not constitute a traffic or pedestrian safety hazard.

Street lights, power poles, traffic signs, or other similar street fixtures less than one-foot wide or other objects above eight feet in height above the adjacent street elevation shall be allowed in the clear vision triangle unless the city engineer determines that, individually or cumulatively, they would pose a public safety hazard. The city engineer may authorize other objects in the clear vision triangle that do not comply with this standard if he/she determines that they would not pose a risk to public safety.

The following standards apply to garages attached to single-family, duplex and multifamily dwelling units:

Garages attached to dwelling units located on the following types of lots are exempt from the standards listed in subsection (a) of this section:

Height exceptions to the applicable zoning district limit shall be limited to the minimum necessary for the intended use. Chimneys, steeples, flag poles, skylights, mechanical equipment and associated screening, fire parapet walls, widow's walk or other similar item required for building operation or maintenance, and tanks and towers required for public utility purposes may be erected above the required height limit provided they meet the structural requirements of the city.

A residential amateur or citizen band antenna array and support structure may be erected up to the minimum height necessary for reception purposes. If a resident proposes a height greater than 45 feet, the city shall require the applicant to submit certification from a qualified and licensed engineer that the proposed height is the minimum necessary for reception purposes. For a proposed height greater than 55 feet, the city shall, at the applicant's expense, hire a qualified and licensed engineer to review the applicant's submittal.

A public or quasi-public utility pole or structure may be erected to a height necessary for proper use. For proposed structures above 45 feet, the city shall require the applicant to submit certification from a qualified and licensed engineer that the proposed height is the minimum necessary for utility purposes. For a proposed height greater than 55 feet, the city shall, at the applicant's expense, hire a qualified and licensed engineer to review the applicant's submittal.

A personal wireless service facility may exceed the applicable zoning district height limit provided it is installed in compliance with Chapter 22.24 FMC.

Objectionable Elements. No land or building shall be used or occupied in any manner to create any dangerous, injurious, noxious, or otherwise objectionable element. An objectionable element may include, but is not limited to, excessive noise, vibration, glare, smoke, dust, or odor.

Enclosure of Activities. Unless authorized by the applicable zoning district, all home occupation, commercial and industrial activities shall be conducted within an enclosed structure, except for customary accessory appurtenances, such as refuse collection containers screened from public view, parking and loading areas.

Outside Storage. Unless authorized by the applicable zoning district, outside storage of material for commercial and industrial uses is prohibited. An outside storage area shall not exceed 20% of lot area and shall be screened from view from any property line. Outside storage shall be restricted to the area at the rear of a principal building. The outside storage area shall be enclosed by a fence greater than or equal to eight feet in height. Outside storage exceeding a height of eight feet shall be set back from the property line a distance of at least twice the height of material being stored. The height of outside storage shall not exceed twice the height of the fence in this subsection. Outside storage of junk or wrecked vehicles is prohibited. Outside storage of inoperable vehicles may be permitted in residential districts subject to compliance with FMC § 22.58.024.

Refuse Collection Containers. For multifamily, mixed-use, or nonresidential structures and uses, all outdoor refuse collection containers (including recycling containers) shall be completely screened from public or private streets and from adjacent property by an opaque screen. Masonry block wall, decorative metal, or other high-quality durable materials shall be used for the screen. Chain link with slats shall not be used. Where space allows, evergreen shrubs and other landscaping shall be installed to soften the visual impact of the screening enclosure. Refuse storage areas that are visible from the upper stories of adjacent structures shall have an opaque or semi-opaque horizontal cover or screen to mitigate unsightly views. The covering structure shall be compatible with the site's architecture. If required by the sanitary sewer service provider, the trash enclosure floor shall be designed to slope to an interior trapped area floor drain and connected to a grease interceptor before plumbing to the sanitary sewer system. The floor shall be designed to contain all interior runoff and not allow outside storm rain or runoff from entering the trash enclosure. The storage of animal or vegetable waste that may attract insects or rodents or otherwise create a potential health hazard is prohibited. Properties undergoing substantial improvement as defined in FMC § 22.98.697, a change in building code classification, or a change in use shall install new screening or upgrade any existing collection container facilities that do not meet the standards of this section to ensure code consistency upon completion of the redevelopment. A change from one tenant to another that neither triggers a change in building code classification nor represents a change in use will not require new screening or an upgrade to an existing enclosure. For multi-tenant structures, the city's determination as to whether improvement to an individual tenant space is considered to be a substantial improvement will be based on the value of the improvements relative to the assessed valuation of the tenant space, or a comparable judgment if an individual tenant space assessment is unavailable.

Maintenance of Yards and Open Space. All required structures, yards, parking areas and other open areas on site shall be maintained in a neat and orderly manner at all times appropriate for the zoning district. Yards and open areas shall be maintained, as the responsibility of the property owner, free of any hazards to health or safety. Except for permitted earth-disturbing activity, all ground areas shall be maintained in a manner ensuring that the natural or landscaped vegetation or permitted impervious surfaces provide a durable and dust-free covering at all times. Dumping or storage of junk or debris, including junk vehicles or wrecked vehicles, is prohibited.

Utilities. For new development, or existing development which is being expanded by greater than or equal to 50% of its existing gross floor area, all utilities shall be located underground; provided, that electrical lines of 50,000 volts or greater may be placed aboveground. The construction of a new single-family residence on an infill lot located within a subdivision where electric service is typically provided from an overhead location may be exempted from this requirement by the public works director if he/she determines that the undergrounding of electric facilities for this lot would be impractical.

Screening of Mechanical Equipment. All roof-mounted air conditioning or heating equipment, vents or ducts shall not be visible from the ground level of any abutting parcel or any public rights-of-way. This shall be accomplished through the extension of the main structure or roof or screening in a manner that is architecturally integrated with the main structure. The screening may require acoustical treatment to mitigate noise generation.

Barbed or Razor Wire. Barbed, razor or similar security wire may be authorized by the city for municipal facilities, if the fence on which the wire is placed will be effectively screened by landscaping. Barbed or razor wire is prohibited in all other locations and zoning districts.

Erosion and Sedimentation. A temporary erosion and sedimentation control plan detailing measures for controlling erosion and sediment-laden runoff shall be submitted for approval by the director prior to issuance of a clearing and grading permit or other construction permit for a project. Measures shall include provisions to remove depositions of soil and material from streets and to prevent discharge of soil and materials onto adjoining properties or environmentally sensitive areas. The plan shall be implemented by the applicant before and during construction, and the applicant's performance shall be monitored by the city. The plan shall be upgraded as deemed necessary by the director to ensure effective control during construction.

Particulates. During site development activities, construction dust and other particulates shall be controlled through frequent watering and/or other dust control measures approved by the director. Reclaimed water shall be used whenever practicable. Soil that is transported in trucks to and from the construction site shall be covered to the extent practicable to prevent particulates from being released.

Stormwater Management. Stormwater facilities shall be designed in accordance with the standards set forth in Chapter 20.24 FMC. Stormwater site plans demonstrating compliance with stormwater management standards shall be submitted for approval by the director and city engineer prior to issuance of site development permits.

Contaminants. During site development activities, all releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents, and other deleterious materials shall be contained and removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of spills shall take precedence over other work on the site.

Comply with all building, fire, safety, health code and business licensing requirements;

Conform to lot area, coverage, density, setback and lot coverage standards applicable to the zoning district except if the structure is a legal nonconforming structure;

Be certified by the office of childcare policy licensor as providing a safe passenger loading area;

Comply with Chapter 22.26 FMC, Sign Regulations;

Prior to state licensing, the proposed provider shall submit proof to the director that the provider notified the immediately adjoining property owners about the intent to locate and maintain a family day-care facility. Adequate proof shall consist of a copy of a detailed letter submitted to the adjoining neighbors, along with a signed certification of delivery and/or a written letter from the adjoining neighbors indicating that they have received proper notification.

Purpose and Intent. The purpose of this section is to:

Permit Requirements. A short-term rental establishment may be carried on upon the issuance of a business license pursuant to Chapter 5.04 FMC and the issuance of a short-term rental permit by the director.

Submittal Requirements. Application for a short-term rental permit shall be made upon forms provided by the director, accompanied by a filing fee in accordance with the planning services fee schedule established by council resolution. The application shall be signed by the owner of the property on which the short-term rental activity will occur. The application shall also be signed by the business operator if that person is different from the property owner. The director may require the submittal of a site plan of the premises, floor plans of the residence or accessory building in which the use or activity will take place, and other documentation deemed necessary to process the application. The plans shall clearly indicate the area where the use or activity will take place and any structural alterations intended to accommodate the use or activity.

Short-Term Rental Types Defined. The following definitions apply to the short-term rental types allowed through the provisions of this section:

Processing Requirements.

Room Rental Establishment Standards.

Dwelling Unit Rental.

Other Regulations.

Purpose. The purpose of allowing ADUs is to:

Approval. ADUs may be approved by the director subject to administrative design review approval in accordance with Chapter 22.66 FMC, provided the standards and criteria in subsection (c) of this section are met by the proposal.

Standards and Criteria. An ADU shall meet the following standards and criteria:

Legalization of Nonconforming ADUs. Nonconforming ADUs existing prior to the enactment of these requirements may be found to be legal if the property owner applies for an ADU permit prior to one year after enactment of this section and brings the unit up to minimum housing code standards. No penalty fees or fines will be assessed by the city for legalization submittals made prior to this date. After one year after enactment of this section, an owner of an illegal ADU shall be guilty of a misdemeanor and, upon conviction, subject to a fine not exceeding $1,000, including all statutory costs, assessments, and fees, plus $75.00 per day after notice of this violation has been met. An owner of an illegal ADU shall also be required to either legalize the unit or remove it.

Purpose and Intent. It is the purpose and intent of this section to:

Permit Requirement. A home occupation may be carried on upon the issuance of a business license pursuant to Chapter 5.04 FMC and the issuance of a home occupation permit by the director.

Submittal Requirements. Application for a home occupation permit shall be made upon forms provided by the director, accompanied by a filing fee in accordance with the planning services fee schedule established by council resolution. The application shall be signed by the owner of the property on which the home occupation activity will occur. The application shall also be signed by the business operator if that person is different from the property owner. The director may require the submittal of a site plan of the premises, floor plans of the residence or accessory building in which the use or activity will take place, and other documentation deemed necessary to process the application. The plans shall clearly indicate the area where the use or activity will take place and any structural alterations intended to accommodate the use or activity.

Categories of Home Occupation.

Processing Requirements.

Type I Home Occupation Standards.

Type II Home Occupation Standards.

Other Regulations.

Exemptions. The following activities shall be exempt from the provisions of this section:

Permit Fee Exemptions. Nonprofit organizations as defined by FMC § 5.04.100(c) must apply for a home occupation permit but are exempt from a home occupation permit fee. Nonprofit organizations that are categorized as Type II home occupations are not exempt from the conditional use permit fee.

Purpose. The purpose of this section is to regulate adult entertainment establishments and to provide certain limitation to the siting of these uses.

Development standards are used to reduce conflicts between these uses and other uses that may not be compatible.

Uses Permitted. Adult entertainment establishments may be permitted by conditional use permit in the MUU zone.

Locational Requirements.

Variance to Locational Requirements. A variance to the dispersal provisions may be granted by the hearing examiner if all of the following criteria can be met:

Development Standards. The development standards in this section shall apply to all buildings, uses, and property used for adult entertainment purposes. The development standards for adult entertainment establishment uses are the same as the applicable zoning regulations for the zoning districts in which they are located, except as follows:

Nonconforming Adult Entertainment Establishments. An adult entertainment establishment shall be deemed a legal nonconforming use and shall be subject to the requirements of FMC § 22.58.023 (Nonconforming lots, uses and structures) if a zone that allows residential uses is located adjacent to the adult entertainment establishment or if a sensitive receptor identified in subsection (c)(3) of this section locates within 50 feet of the adult entertainment establishment facility after the date the adult entertainment establishment facility has located within the city in accordance with requirements of this section.

Temporary structures and storage containers for construction purposes for a period not to exceed the duration of such construction.

Temporary, portable and self-contained sanitary waste facility serving a construction site.

Temporary, portable moving containers for a period not to exceed 21 days.

Sleeping units shall be subject to the following standards:

Shared kitchens shall be subject to the following standards:

For the purposes of calculating density, sleeping units count as one quarter of a dwelling unit.

Sleeping units shall be treated as one-half of a multifamily dwelling unit for the purpose of calculating fees for sewer connections.

Where open space standards are applied based on the number of dwelling units, one half of the open space requirement will be required for sleeping units that is required of dwelling units.

Sidewalk cafes or other food or beverage-serving facility or establishment, when located on a public sidewalk or other public right-of-way area, are permitted in specified zoning districts subject to administrative use permit approval in accordance with Chapter 22.70 FMC. At a minimum, the following factors shall be considered when evaluating any proposed outdoor seating area:

Prior to approving the proposal, the applicant shall furnish the director with the following:

Approval Required. The installation or replacement of outdoor lighting fixtures shall require approval of the hearing examiner or director, as appropriate. Approval shall not be granted unless the proposed installation is found by the hearing examiner or director to conform to all applicable provisions of this section. Properties developed with single-family or duplex dwellings are exempt from this section, provided they are not located within a planned development approved subsequent to the effective date of the ordinance codified in this section.

General Requirements.

Parking Lot Lighting. Parking lot lighting shall be designed to provide the minimum lighting necessary to ensure adequate vision and comfort in parking areas, and to not cause glare or direct illumination onto adjacent properties or streets.

Lighting of Service Station/Convenience Store Aprons and Canopies. Lighting levels on service station/convenience store aprons and under canopies shall be adequate to facilitate the activities taking place in such locations. Lighting of such areas shall not be used to attract attention to the businesses. Signs allowed under Chapter 22.26 FMC shall be used for that purpose.

Lighting of Exterior Display/Sales Areas. Lighting levels on exterior display/sales areas shall be adequate to facilitate the activities taking place in such locations. Lighting of such areas shall not be used to attract attention to the businesses. Signs allowed under Chapter 22.26 FMC shall be used for that purpose. The applicant shall designate areas to be considered display/sales areas and areas to be used as parking or passive vehicle storage areas. This designation must be approved by the hearing examiner or director.

Lighting of Outdoor Performance or Sports. Outdoor nighttime performance events (concerts, athletic contests, etc.) have unique lighting needs. Illumination levels vary, depending on the nature of the event. The regulations in this section are intended to allow adequate lighting for such events while minimizing sky glow, reducing glare and unwanted illumination of surrounding streets and properties, and reducing energy consumption.

Security Lighting. The purpose of and need for security lighting (i.e., lighting for safety of persons and property) must be demonstrated as part of an overall security plan that includes at least illumination, surveillance, and response, and that delineates the area to be illuminated for security purposes. To the extent that the designated area is illuminated for other purposes, independent security lighting installations will be discouraged.

Lighting of Building Facades and Landscaping. With the exception of structures having exceptional symbolic (i.e., churches and/or public buildings) or historic significance in the community, exterior building facades shall not be illuminated.

When buildings having symbolic or historic significance are to be illuminated, a design for the illumination shall be approved by the hearing examiner or director and the following provisions shall be met:

Illuminated Signs. See lighting standards in FMC § 22.26.012.

Lighting of Walkways/Bikeways and Parks. Where special lighting is to be provided for walkways, bikeways, or parks, the following requirements shall apply:

General Street Lighting Standards. (Reserved).

Technological Change. The technology used in outdoor lighting applications is ever evolving in terms of efficiency, effectiveness, and other performance aspects. While the intent, goals, and objectives of this section remain constant, standards may become dated over time as lighting technology advances. Therefore, the hearing examiner or director, as appropriate, may exercise discretion in making determinations that will achieve equivalent lighting performance through the application of updated technology when codified standards become outdated.

Hearing Examiner and City Council Authority. The hearing examiner is hereby authorized to conduct a public hearing for the consideration of a development agreement subject to RCW 36.70B.170 through 36.70B.200. The hearing examiner shall transmit its recommendations on the proposed agreement to the city council. The city council is hereby authorized to approve, approve with conditions, or deny a proposed development agreement after considering the hearing examiner's recommendations at a closed record hearing.

Application. Development agreement applications must be submitted on forms provided by the director. The director may require any additional information necessary in order for the city to adequately review the proposed agreement.

Required Findings. In addition to any required findings for the underlying action, the city council must be able to find that a development agreement:

An applicant may enter into a voluntary agreement with the city to allow a payment in lieu of dedication of land or to mitigate a direct impact that has been identified as a consequence of a proposed development, subdivision, or plat. The voluntary agreement shall not be used for open space required to be in buffer yards, stormwater facilities, sensitive area management tracts, wetland buffers, required landscaping or any other open space required to be on-site.

Payment Calculations and Provisions.

Identification. The city recognizes the list of essential state public facilities, which is maintained and updated by the State Office of Financial Management. The director is authorized to determine if any additional proposed use within the city is an essential public facility.

Siting. If an essential public facility is listed as either a permitted or conditional use within a zoning district, the use is restricted to those zoning districts. If an essential public facility is not expressly listed as either a permitted or conditional use within a zoning district, then the use shall be restricted to the Community Commercial zoning district. Essential public facilities that are not expressly listed within a zoning district are subject to a conditional use permit. All essential public facilities requiring a conditional use permit shall be subject to the additional requirements below:

Application. The provisions of this section shall apply to uses and structures which become nonconforming as a result of the application of this title to them, or from classification or reclassification of a property under this title or any subsequent amendments thereto.

Continuation of Nonconforming Uses and Structures. Any lawful use of land and/or building or structure existing, under construction, or for which a building or use permit has been granted and was still in force at the time this title became effective may be continued, even though the use does not conform to the provisions of the district in which it is located, subject to the following conditions:

Outdoor Storage of Vehicles. The outdoor storage of vehicles or parts thereof is permitted in a residential district for a period not to exceed six days. Outdoor storage for a period exceeding six days is permitted in a residential zoning district, subject to the following provisions:

Outdoor Storage of Boats and Nonmotorized Recreation Vehicles. The outdoor storage of boats or nonmotorized recreation vehicles is permitted in a residential zoning district, subject to the following provisions:

Allowed Uses per Zoning District. The following table establishes the permitted uses:

For all parking lots or garages located in nonresidential districts:

Where electric vehicle charging stations are provided in parking lots or parking garages, accessible electric vehicle charging stations shall be provided as follows:

Signage, Directional. Off-street parking lot or parking garage:

Off-Street EV Parking – Parking Space with Charging Station Equipment.

The intent of FAR standards is to ensure the size of detached single family dwellings will be scaled proportionally to the size of the lots on which they are situated so that new infill development will be generally consistent in scale and proportion with previously constructed homes and neighborhoods in the city. FAR standards should be used in conjunction with other bulk requirements and design standards and guidelines to be effective in achieving this intent.

FAR is the ratio of the total floor area of buildings on a site to the size of the land at that location. FAR is the total building square footage divided by the total site area square footage, except as noted below.

Floor area for purposes of calculating FAR and maximum floor area does not include the following:

Floor area with a ceiling height greater than 16 feet shall be calculated at twice the actual floor area toward allowable FAR.

FAR is calculated using a site's buildable area, excluding critical areas and their required associated buffers.

Purpose and Intent. The provisions of this section are available as alternatives to the development of typical detached single-family homes. In the event of a conflict between the standards in this section and other standards in this title, the standards in this section shall control. These standards are intended to address the changing composition of households and the need for smaller, more diverse, and, often, more affordable housing choices. Providing for a variety of housing types also encourages innovation and diversity in housing design and site development, while ensuring compatibility with surrounding single-family residential development. These provisions support the growth management goal of more efficient use of urban residential land.

Housing Types Defined. The following definitions apply to the housing types allowed through the provisions in this section:

Applicable Use Zones. Cottages, carriage units and two-/three-unit homes as described in this section may be located in the R-4, R-4-C, R-6, GC and MUN zones.

Parameters for Cottages, Carriage Units and Two-/Three-Unit Homes.

Design Standards and Guidelines.

Review Process.

Additional Standards. The city's approval of a cottage housing or two-/three-unit home development does not constitute approval of a subdivision, a short plat, or a binding site plan. A lot that has cottage, carriage or two-/three-unit homes may not be subdivided unless all of the requirements of the Fircrest Municipal Code are met. A lot containing a two-/three-unit home may not be subdivided in a manner that results in the dwelling units being located on separate lots.

Establishments licensed by the State of Washington Liquor and Cannabis Board to serve beer, beer and wine, or spirits, beer and wine for on-premises consumption are permitted in specified zoning districts. Such establishments providing outdoor customer seating are subject to administrative use permit approval in accordance with Chapter 22.70 FMC.

At a minimum, the following performance standards shall apply to establishments serving beer, beer and wine, or spirits, beer and wine for on-premises consumption within the NC district. Additional requirements may be imposed in accordance with Chapter 22.70 FMC for those establishments providing outdoor customer seating in the NC district. Establishments operating out of compliance with the following provisions are subject to enforcement action under Chapter 22.95 FMC:

The performance standards listed in subsection (b) of this section shall apply to establishments in the MUN and MUU districts serving beer, beer and wine, or spirits, beer and wine for on-premises consumption, except that for subsections (b)(1), (2), and (4) of this section, alternative hours of operation, outdoor customer seating hours, and bottle handling hours may be authorized through the administrative use permit approval process in accordance with Chapter 22.70 FMC. Additional requirements may be imposed in accordance with Chapter 22.70 FMC for those establishments providing outdoor customer seating.