Grandview City Zoning Code
CHAPTER 17
35 R-3 HIGH DENSITY RESIDENTIAL DISTRICT
§ 17.35.010 Purpose.
The R-3 district is established to provide a high density residential environment. Lands within this district generally contain multiple-unit residential structures of a scale compatible with the structures in low density districts and with useful yard spaces. The R-3 district is intended to allow for a gradual increase in density from lower density residential districts and, where compatible, can provide a transition between different use areas.
(Ord. 2011-29 § 5 (Att. B))
§ 17.35.020 Permitted uses.
The following uses shall be permitted in the R-3 district:
A.
Single-family dwellings consisting of a residential home built to current building codes or a new manufactured home or new modular home conforming to the development standards specified in GMC § 17.35.050; and
B.
Two-family dwelling (duplex) consisting of two attached residential homes built to current building codes or two new attached manufactured or modular homes conforming to the general aesthetics of the neighborhood in which they are sited and the development standards in GMC § 17.35.050; and
C.
Multifamily dwellings; and
D.
Churches and similar places of worship; and
E.
Nothing contained in this section shall be deemed to prohibit the uses of vacant property for gardening or fruit raising.
(Ord. 2011-29 § 5 (Att. B))
§ 17.35.030 Permitted accessory uses.
The following uses shall be permitted as accessory to a permitted used in the R-3 district:
A.
Detached single-family residential garages, as defined in GMC § 17.12.200, provided they do not exceed 20 feet in height and 1,000 square feet in area;
C.
Storage buildings not exceeding 200 square feet of gross floor area and 12 feet in height; provided no container storage, as defined in GMC § 17.12.430, shall be permitted;
(Ord. 2011-29 § 5 (Att. B); Ord. 2013-9 § 1; Ord. 2017-1 § 10)
§ 17.35.040 Conditional uses.
In addition to the unclassified uses listed in Chapter 17.86 GMC, the following uses may be permitted by special permit as provided in Chapter 17.86 GMC:
A.
Public libraries, and municipal office buildings;
B.
Public and private schools, public parks and playgrounds;
C.
Fire department station houses; and
D.
Private nursery school, preschool, child mini-day care and child day care center.
(Ord. 2011-29 § 5 (Att. B))
§ 17.35.050 Development standards.
A.
Minimum area of lot for single-family dwelling: 7,500 square feet; two-family dwelling attached, 8,000 square feet and shall be governed by the standards in R-1 and R-2 districts;
B.
Minimum area of lot for multifamily dwellings: 3,000 square feet per dwelling unit for first four dwelling units; 6,000 square feet per each additional dwelling unit;
C.
Maximum lot coverage: 60 percent;
(Ord. 2011-29 § 5 (Att. B); Ord. 2013-9 § 2)
§ 17.35.060 Area regulations – Construction and siting standards.
A.
Roof Slope. Roof slope shall be not less than a five-foot rise for each 12 feet of horizontal run.
B.
Roofing Materials. Roofing materials shall be compatible in appearance with surrounding homes.
C.
Siding Materials. Siding materials shall be wood or other material compatible with surrounding homes that has siding materials commonly used on conventional site-built International Building Code single-family residences.
D.
Front Entrance. The front entrance of each single-family dwelling shall be located facing the street that it is numbered on. However, in case of narrow corner lots the front entrance could be on the side street if needed.
E.
All manufactured homes shall comply with the following standards:
1.
Age Restriction. All manufactured homes shall have to be a "new manufactured home" and shall not be more than five years old as determined by the manufacturer's date.
2.
Pit Set. Manufactured homes shall be "pit set" with the first floor elevation no more than 12 inches above finished grade. The pit shall be of sufficient depth to accommodate 18 inches' clearance below the frame of the unit with crawl space access located near utility connections. The foundation shall be installed in compliance with the requirements of the Washington Administrative Code. Skirting or side walls shall be installed around the perimeter and the tongue and axles shall be removed.
3.
Transportation Equipment. All wheels, tongues and other transportation equipment must be removed when the manufactured home is placed upon a lot.
4.
Facade. All manufactured homes shall have skirting and exterior siding that will match those of a typical site-built residence.
5.
HUD Code. All manufactured homes must conform to the U.S. Department of Housing and Urban Development (HUD) 1976 Federal Manufactured Home Construction and Safety Standards Act.
F.
Replacement of a nonconforming mobile home/manufactured home on an individual lot shall be with a new manufactured home or by a stick-built home meeting current lot setback requirements.
G.
Residential dwellings located within the 100-year floodplain shall conform to the Grandview flood ordinance and shoreline master program.
(Ord. 2011-29 § 5 (Att. B))
§ 17.35.070 Zero lot line development.
Zero lot line development for single-family dwellings may be permitted in order to: promote efficient land use, permit a more energy efficient arrangement of structures, protect environmentally sensitive areas, or provide more usable private or community open space.
A.
Districts in Which Permitted. A zero lot line development for single-family dwellings may be permitted in the R-3 high density residential district.
B.
Application and Procedures. All development applications which include a zero lot line shall be processed in accordance with GMC Title 14, Administration of Development Regulations, and GMC Title 16, Subdivisions, including application requirements.
C.
Development Standards. All zero lot line developments shall comply with the standards of this title and the following requirements; provided, that where the standards included herein conflict with the standards established in other sections of this title, the standards herein shall apply:
1.
Platting Requirements. Each dwelling shall be located on its own individual platted lot. The plat shall show the zero lot lines and the related easements;
2.
Openings Prohibited on the Zero Lot Line Side. In order to maintain privacy, there shall be no windows, doors, air conditioning units, or any other type of openings in the wall along the zero lot line, except when such a wall abuts permanent open spaces or a public or private right-of-way;
3.
Maintenance and Drainage Easements. A perpetual maintenance, eave overhang, and drainage easement at least five feet wide shall be provided on the lot adjacent to the zero lot line property line, which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title on the property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two affected lot owners. Eaves, but no other part of any structure, may protrude across a side lot line, and such protrusion shall not exceed 18 inches. Water runoff from the dwelling placed on the lot is limited to the easement area; and
4.
In no case shall a zero lot line dwelling be built closer than 10 feet from the lot line of a lot not approved for zero lot line development.
(Ord. 2011-29 § 5 (Att. B))