La Center City Zoning Code
CHAPTER 18
140 MEDIUM DENSITY RESIDENTIAL DISTRICT MDR-16
§ 18.140.010 Purpose.
The medium density residential (MDR-16) district is intended to provide for residential development opportunities with a minimum density of eight units per net acre, and a maximum density of 16 units per net acre consistent with the La Center comprehensive plan. The district is further intended to facilitate use of public transit, reduce the burdens of automobile-related problems, and encourage efficient use of commercial services and public open space.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2023-11 § 3 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.015 Location.
The city council, with the recommendation of the planning commission, generally, shall assign MDR-16 zoning districts in close proximity to collector or arterial roadways, current or proposed transit routes, near employment centers, and with good access to local public schools.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2025-03, 6/25/2025)
§ 18.140.020 Permitted, conditional, and prohibited uses.
(1)
Permitted Uses. The city permits the following primary uses on buildable lands (outside of sensitive lands), subject to compliance with the requirements of Chapter 18.215 LCMC and compliance with concurrency and level of service standards of the La Center capital facilities plan:
(a)
Existing lawful residential uses;
(b)
Multifamily dwellings;
(c)
Single-family attached and detached dwelling units;
(e)
Accessory buildings and uses normal and incidental to the buildings and uses permitted in this chapter;
(f)
Public parks and recreational facilities;
(h)
Family day care providers consistent with LCMC § 18.270.020.
(2)
Conditional uses allowed in an MDR-16 district are those listed as conditional uses in Table 18.130.030.
(3)
Prohibited uses in the MDR-16 district are those listed as prohibited uses in Table 18.130.030.
(4)
For sites and developments within the Downtown Gateway overlay, see uses permitted pursuant to LCMC § 18.150.020.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2018-10 § 4 (Exh. B), 2018; Ord. 2023-05 § 3 (Exh. C), 2023; Ord. 2023-11 § 4 (Exh. C), 2023; Ord. 2023-13 § 4 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.030 Density and dimensional requirements.
(1)
All developments within the MDR-16 zoning district shall comply with the density and dimensional requirements of Table 18.140.030. Non-residential developments within the Downtown Gateway overlay are subject to the development standards pursuant to LCMC § 18.150.030.
Table 18.140.030 MDR-16 Density and Dimensional Requirements | ||||
|---|---|---|---|---|
Standard | Multifamily | Single-Family | ||
Attached | Detached | Manufactured Home Park/Subdivision | ||
Net Density1 | 8 – 16 | 8 – 14 | 8 – 12 | 4 – 12 |
Minimum Lot Width | 20 feet | 20 feet | 30 feet | 20 feet4 |
Minimum Lot Depth | 60 feet | 60 feet | 60 feet | 60 feet4 |
Minimum Lot Area | 1,400 SF | 1,400 SF | 3,000 SF | 3,000 SF4 |
Maximum Lot Area | N/A | N/A | 15,000 SF | 5,000 SF4 |
Maximum Lot Coverage | 85% | 60% | 60% | 85%4 |
Maximum Height5 | 45 feet | 35 feet | 35 feet | 20 feet |
Setbacks2 | ||||
Minimum Front Setback3 | 10 feet | 10 feet | 10 feet | 5 feet4 |
Minimum Garage Setback from the Property Line | 5 feet | 20 feet | 20 feet | 5 feet4 |
Minimum Garage Setback from Alley | 3 feet | 3 feet | 3 feet | 5 feet |
Minimum Side Setback | 0 feet attached or 10 feet abutting single-family detached | 0 feet attached/4 feet nonattached | 4 feet | 5 feet4 |
Minimum Street Side Setback | 0 feet | 10 feet | 10 feet | 5 feet4 |
Minimum Rear Setback | 20 feet | 10 feet | 10 feet | 3 feet4 |
Notes: |
|---|
1 In a phased project, each phase of the project shall meet the density requirements. |
2 Setbacks and building envelopes shall be identified for each lot on the face of the plat or binding site plan. |
3 Minimum front yard setback shall be 25 feet from arterial and collector streets. |
4 In a manufactured home subdivision the lot area and setback standards represent an average within the subdivision. |
5 The maximum height of a dwelling is depicted in this table; the maximum height of a garage or accessory building is 20 feet. |
(2)
Beveling. New lots used for medium density residential purposes created adjacent to low density residential (LDR) districts shall employ a "beveling" technique at the perimeter of the project. New perimeter MDR-16 lots abutting LDR districts, not including public rights-of-way or dedicated public open space, shall be no less than 90 percent of the lot area of the minimum lot size of the abutting LDR district. Setbacks from the property lines of abutting LDR land shall be no less than 80 percent of the setback requirement of the abutting LDR district. For example, if the abutting property is zoned LDR-7.5, a 7,500-square-foot minimum lot size, the MDR-16 lots abutting the LDR district may not be less than 6,750 square feet. The beveling standard does not apply to multifamily developments and manufactured home subdivisions. Multifamily developments are subject to the setback requirements of Table 18.140.030, including the minimum side and rear setback requirements when abutting single-family.
(a)
A project subject to the beveling requirement described in subsection (2) of this section may transfer density to interior lots, on an acre-per-acre basis, to achieve a density of no greater than 16 units per net acre. For example, if the cumulative area of all beveled perimeter lots is two acres, a maximum of two acres of interior lots may reach a density of 16 units per net acre. The balance of the nonbeveled areas may not exceed the maximum density allowed for project type described in Table 18.140.030.
(3)
Density Transfer. A project that is eligible for a residential density transfer from critical areas shall be in accordance with LCMC § 18.300.130. A residential density transfer from the sending lands to the receiving lands shall not exceed maximum net densities as set forth in Table 18.300.130(1)(c)(ii).
(4)
Product Types. The city desires to foster an opportunity for the creation of a variety of MDR-16 housing products so as to promote housing affordability, architectural variety and unique neighborhood character. An MDR-16 project, which consists of 10 gross acres or more, including abutting lands under common ownership, may not include more than 75 percent of one housing type, i.e., multifamily, single-family attached or single-family detached.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2015-12 § 2 (Exh. A), 2015; Ord. 2021-04 § 8 (Exh. E), 2021; Ord. 2022-10 § 2 (Exh. B), 2022; Ord. 2023-13 § 5 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.040 General standards for developments within the MDR-16 district.
The standards of this section apply to all development in the MDR-16 zone, excluding single-family, detached, manufactured home subdivisions regulated by LCMC § 18.180.080 and non-residential developments allowed within the Downtown Gateway overlay.
(1)
Design Requirements.
(a)
MDR-16 projects shall create a unifying design theme for each building or housing complex. The design theme can be created by the use of stone, wooden lap siding, or other natural material.
(b)
MDR-16 projects shall avoid repetitive building massing and facade designs. Variety of scale and articulation is encouraged and can be accomplished by the use of design elements such as porches, balconies, bay windows, covered entries, and garages set back from the primary facade.
(c)
MDR-16 projects shall avoid monotonous rooflines and shall employ devices such as various elevations, gables, dormers, and chimneys, etc.
(d)
Where single-family attached units are paired, the review authority may require the paired units to share a common driveway.
(2)
Active Open Space – Family Parks. If a medium density residential (MDR-16) development meets the applicable criteria of LCMC § 18.242.020, the new development shall provide parks and open space pursuant to the applicable requirements of Chapter 18.242 LCMC (Parks and Open Spaces).
(3)
Landscaping and Open Storage.
(a)
Landscaping. On-site plantings, with individual character, are encouraged to provide multiple layers of plantings, including canopy trees, understory trees, shrubs and groundcover. Seasonal interest is encouraged to be enhanced through the use of blooming sequence, fragrance, fall color, and specimen plant materials. Introduction of other landscape architectural hardscape elements such as: use of natural stone, sculpture, water features, enhanced paving, accent lighting, site furnishings, recreational facilities, and the like are strongly encouraged. Preservation of environmentally constrained areas as natural areas and the restoration of buffer areas with native plant materials and recreational opportunities are priorities.
(b)
All landscape plantings shall be irrigated with an automatic, underground irrigation system designed with water conservation in mind. Use of techniques, such as separate water zones based on soil type, sun exposure, and plant water requirements is encouraged. All required plant materials shall meet or exceed specifications established by the American Association of Nurserymen for nursery stock.
(c)
At least 15 percent of the net acreage of the project site must be landscaped.
(d)
All setback areas shall be landscaped and maintained with live vegetation.
(e)
Street trees, if required by the director of public works, shall be planted on all street frontages and within all median planting strips. In addition, street trees shall be placed a minimum of two feet from the curb as measured from the center of the tree to the planter side of the curb, unless otherwise specified by the city's public works director. Street trees shall be a minimum of two-inch caliper, fully branched, and staked at the time of planting. Minimum spacing shall be 30 feet on center of planter length. Trees selected for use as street trees shall be long-lived species possessing qualities suitable for an urban streetscape including branching characteristics, rooting characteristics, disease resistance, drought resistance and nonfruiting. Planter strips abutting a public street shall be planted with live vegetation and irrigated, unless otherwise specified by the city's public works director.
(f)
Only under the following conditions may freestanding walls, fences and hedges be permitted along public or private streets or sidewalks:
(g)
Open Storage. Open storage is prohibited. Trash and recycling containers located outside of a building shall be screened by a six-foot solid (100 percent opaque) fence or a combination of fence and vegetation.
(4)
Parking. Required parking shall be provided either on the same lot as the dwelling, or in shared parking areas located primarily to the rear of or beneath the units.
(a)
Parking is encouraged to locate behind the dwelling unit with access from an alley. When an alley is provided, pedestrian access from the alley to the dwelling shall be provided for each lot.
(5)
Garages.
(a)
Where the primary garage entrance faces a right-of-way, the garage must be set back a minimum of 20 feet from the property line.
(b)
No more than 40 percent of the total wall area of a housing complex facing a public right-of-way shall be dedicated to garage door space.
(c)
Twenty-five percent of the garage wall area facing a public right-of-way shall contain windows or doors placed to create the impression of habitable residential space.
(d)
In each building of single-family attached units or each multifamily building, no more than 50 percent of the garages may extend beyond the front plane of the primary facade of the dwelling unit.
(e)
Garages that take vehicle access from an alley shall be set back a minimum of three feet from the alley right-of-way.
(f)
Detached garages are allowed, provided they are accessed from an alley or driveway and do not exceed 18 feet in height.
(6)
Vehicular Access. Access to MDR-16 development projects shall be from collector or arterial streets; however, individual dwelling units within an MDR-16 development project shall not have direct access to an arterial or a collector street.
(a)
Within an MDR-16 development project, parking lots or driveways to individual dwelling units shall connect directly to a local access street that has direct access to an arterial or collector street.
(b)
MDR-16 development projects shall not have direct primary access to existing local access streets within an MDR-16 zoning district unless the review authority finds, by substantial evidence, that environmental, topographic or other issues relating directly to public safety or welfare require general access to a local, public residential street.
(7)
Pedestrian Access.
(a)
An on-site pedestrian circulation system that links public and private streets and the primary entrance(s) of all the structure(s) on the site shall be provided. Sidewalks or pedestrian ways must connect the required pedestrian system to existing pedestrian systems on adjoining developments if adequate safety and security can be maintained. Convenient delineated pedestrian access to transit stops shall be provided.
(b)
Public sidewalks shall be required and constructed according to the city's road standards.
(c)
Where the pedestrian system crosses driveways, parking areas and loading areas, it must be clearly identifiable, through the use of elevation changes, speed bumps, a different paving material, or other similar method approved by the reviewing authority. Striping may be permitted only in conjunction with at least one of the preceding methods. Pedestrian access shall be provided to transit corridors without having to pass through a parking lot whenever possible.
(d)
Lighting for parking lots and pedestrian ways shall be provided to ensure personal safety and shall be shielded downward to prevent upward and off-site glare.
(e)
Lighting shall be integrated into the architectural character both in terms of illumination and fixtures. Lighting shall not produce glare or negatively impact off-site uses or traffic on adjacent streets. On-site lighting shall utilize cutoff fixtures designed to orient light downward and contribute toward a dark sky.
(8)
Impact Fees. School and park impact fees for attached housing shall be assessed at the multifamily rate while impact fees for detached housing shall be assessed at single-family rates.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2017-07 § 3, 2017; Ord. 2021-04 § 9 (Exh. F), 2021; Ord. 2022-10 § 3 (Exh. C), 2022; Ord. 2023-13 § 6 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.050 Requirements for single-family attached housing.
In addition to the requirements of LCMC § 18.140.040, a single-family attached proposal shall meet the requirements of this section. Where a conflict exists between general and specific standards the director shall apply the more specific standard.
(2)
Notations on the plat and/or covenants running with the land, approved by the city attorney, shall guarantee that required side setbacks shall be kept perpetually free of obstructions.
(3)
Single-family attached housing shall not be permitted in buildings of greater than six units.
(4)
No portion of a unit may occupy space above or below any other unit, except underground shared parking.
(5)
Landscaping. Single-family attached development projects may satisfy the minimum landscaping requirement by:
(a)
Providing 200 square feet of enclosed private outdoor living area per bedroom for each individual dwelling unit, to be located in the rear or side yard of each individual lot; or
(b)
Providing 200 square feet of common indoor or outdoor recreation area per bedroom for each individual dwelling unit.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2023-13 § 7 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.060 Requirements for multifamily housing.
In addition to the requirements of LCMC § 18.140.040, a multifamily housing proposal shall meet the requirements of this section. Where a conflict exists between general and specific standards, the director shall apply the more specific standard.
(1)
Outdoor Recreation Area Standards. Multifamily developments containing 12 or more residential dwelling units shall provide outdoor recreation areas as follows:
(a)
Private Residential Outdoor Areas.
(i)
Each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, porch, yard) containing at least 48 square feet and a width of at least four feet. A balcony used for an entrance or exit shall be considered an open space only if it is for the exclusive use of the dwelling unit in question and it contains at least 48 square feet and a width of at least four feet.
(ii)
Private outdoor areas for multifamily residential dwelling units shall be screened from view from other residential units, abutting land uses, and public or private
streets to the extent practicable using the orientation and location of structures, windows, and private outdoor spaces, landscaping and screening, natural features such as topography and open space, and built features such as windowless walls.
(b)
Shared Recreation Areas for Multifamily Residential Uses.
(i)
The requirements of this subsection shall apply to multifamily attached projects with fewer than 35 dwelling units. Developments containing 35 or more units shall satisfy the family park requirements in LCMC § 18.140.040(2).
(iii)
The required recreation space may be all outdoor space or part outdoor space and part indoor space and all public or common space or part common space and part private; provided, all public and common outdoor recreation spaces shall be readily observable from residential units and/or public or private streets to allow for public safety surveillance.
(iv)
The boundaries of public areas, such as streets or public gathering places, semipublic areas, such as transition areas between streets and dwelling units, and private outdoor areas shall be clearly defined so that a person can readily determine where the public space ends and the private space begins, such as by using one or more of the following:
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2023-13 § 8 (Exh. C), 2023; Ord. 2025-03, 6/25/2025)
§ 18.140.070 Requirements of single-family detached housing.
In addition to the requirements of LCMC § 18.140.040, a single-family detached proposal, other than a single-family, detached, manufactured home subdivision regulated under LCMC § 18.140.080, shall meet the requirements of this section. Where a conflict exists between general and specific standards the director shall apply the more specific standard.
(1)
Garages facing a public street shall be set back a minimum of 18 feet from the front property line. The front plane of the garage door cannot extend beyond the front plane of the primary facade. Garages facing an alley shall be set back a minimum of three feet from the rear property line. Garage doors shall have a minimum of 50 percent of their area decorated with glazing, relief panels, or similar ornamentation.
(2)
Porches, balconies or similar entry appendages may project into the front yard setback up to five feet. Porches shall be designed as functional spaces with a minimum depth of five feet.
(a)
Rooflines shall be a minimum of 6:12 for pitched roofs. Lower pitched roofs or parapet rooflines shall provide additional architectural detailing including but not limited to: cornice, cap, relief panels, bay windows, shade projections, rain protection, eaves, dormers, ledges or overhangs as approved by the planning director.
(b)
Rain protection shall be located at the primary entrance which is effectively designed to provide a minimum of 25 square feet of rain protection. This protection may utilize a single or combination of techniques such as: awning, eave, alcove, airlock, recessed entry or porte-cochere.
(c)
Finished surfaces on building elevations shall emphasize use of architectural-grade natural building products such as wood, masonry, metal, glass, stucco, fiber cement, cultured stone or other stone materials. Use of plywood, vinyl, plastic composites, fiberglass or similar are prohibited unless otherwise permitted by the director.
(d)
A diverse use of color is encouraged to display individuality within the community. Finished surfaces suitable for painting shall incorporate a color palette of at least two colors, consisting of a base color and an accent (trim color). Repetitive or predictable alternate color schemes are discouraged.
(Ord. 2006-17 § 1, 2006; Ord. 2015-05 § 2 (Exh. A), 2015; Ord. 2025-03, 6/25/2025)
§ 18.140.080 Requirements of single-family detached manufactured home subdivisions.
Repealed by Ord. 2023-11.
(Ord. 2015-05 § 2 (Exh. A), 2015)