The R-1 district is a residential zone classification requiring a low density of population and providing protection from hazards, objectionable influences, traffic and building congestion, undue strain on municipal services, and lack of light, air and privacy. Certain essential and compatible public service facilities and institutions are permitted in this districts.

(Ord. 523 § 1 (part) Exh. A § 3.020, 1998)

The following uses are permitted in the R-1 district:

A.

Single-family dwellings and their customary uses including single-family special needs housing and single-family government housing;

B.

Churches, community clubhouses, noncommercial art galleries, libraries, museums, schools, parks and other public facilities;

C.

Designated manufactured homes, as defined in Section 17.08.010, and with a manufacture date of not more than five years prior to the date of installation. The manufactured home must be installed upon a concrete or masonry foundation in accordance with the building code adopted by the city. A manufactured home shall bear the insignia of approval by the state of Washington or U.S. Department of Housing and Urban Development. Prior to occupancy, the manufactured home must be inspected by a city or county building inspector to meet all applicable building code and health and safety requirements and use a design and materials consistent with stick built home construction;

D.

Family day care homes, as defined in RCW 74.15.020 and meeting Washington State licensing requirements and all building and fire code requirements, and subject to the conditions set forth in the performance standards of this title;

E.

Adult family homes, as defined in RCW 70.128.175, meeting Washington state licensing requirements and all building and fire code requirements;

F.

Accessory dwelling units, subject to the following standards:

1.

The accessory dwelling unit, defined in Section 17.08.010, shall not exceed eight hundred fifty (850) square feet.

2.

Entrance to the accessory dwelling unit shall be hidden from the street fronting the primary residence.

G.

Short-term rentals pursuant to Chapter 5.20 provided that no more than one short-term rental shall be allowed on a single parcel. Where a single parcel of property contains a combination of any of the following: Single-family dwelling, guest room, guest house; only one shall be eligible to function as a short-term vacation rental.

(Ord. 523 § 1 (part) Exh. A § 3.030, 1998)

(Ord. No. 05-6, § 3 (3.030), 12-27-05; Ord. No. 2021-05, § 3, 6-28-2021)

The following uses are permitted in an R-1 district subject to a review by the planning commission at a public meeting and the attachment of conditions to insure compatibility.

A.

Playgrounds developed in conjunction with a school, park, or community clubhouse;

B.

Home occupation, subject to the condition set forth in the performance standards of this title;

C.

Rooms may be rented to not more than four persons in addition to the family occupying the single-family dwelling, provided there is compliance with all applicable ordinances of the city;

D.

Reserved;

E.

Agriculture;

F.

Cemeteries, provided sight obscuring fence or hedge is provided along all property lines other than street lines;

G.

Golf courses and country clubs, provided night lighting is directed away from all adjoining residential areas.

H.

Child care centers (see Section 17.08.010).

I.

Residential care facilities, as defined in RCW 70.128.175, meeting Washington state licensing requirements and all building and fire code requirements.

J.

Short-term rentals as defined by 17.04.435 and that meet the provisions of Chapter 5.20.

(Ord. 523 § 1 (part) Exh. A § 3.040, 1998)

(Ord. No. 05-6, § 3 (3.040), 2-25-08; Ord. No. 07-1 § 1, 8-27-07; Ord. No. 2021-05, § 4, 6-28-2021)

The following uses and any other use not expressly permitted are prohibited in an R-1 district:

A.

Trailer used for dwelling purposes;

B.

Commercial and industrial uses other than home occupations where authorized by this title.

C.

Mobile or manufactured homes not meeting the definition of Section 17.08.010. For existing mobile or manufactured homes not meeting this definition, the nonconforming use regulations of Chapter 17.56 apply.

(Ord. 523 § 1 (part) Exh. A § 3.050, 1998)

(Ord. No. 05-6, § 3 (3.060), 12-27-05)

The minimum density lot area, lot dimensions and yard requirements in the R-1 district are as follows:

A.

Minimum density:

1.

Residential density is minimum four to maximum seven units per acre, except as described in subsections (A)(2) and (A)(3), of this section, and Section 17.16.060.

2.

A permit to construct any single-family dwelling on a lot of record that is greater than one acre in size shall be contingent on the submission of a conversion plan that demonstrates that the remainder of the lot may be subsequently subdivided to create sufficient lots to achieve the minimum densities required under subsection (A)(1), of this section.

3.

For undeveloped lots not served by public sewer, new residential development may occur at less than the minimum density, provided that development must be oriented so as not to preclude future subdivision to the minimum required density. A reserve tract where additional development may occur subject to the minimum density of this district must be indicated on the face of the subdivision map or plat. New development may not preclude access to areas of the property with future development potential.

4.

Conversion plans required under subsections (A)(2) and (A)(3) of this section must be reviewed and approved by city staff prior to subdivision or permit approval and be recorded with the county auditor. The purpose of the conversion plan is to ensure that reserve areas can ultimately be developed at the minimum residential densities. However, a conversion plan does not bind future phases of development of the site to anything except the obligation to meet overall density requirements on the total tract.

5.

Accessory dwelling units are not counted toward the calculation of minimum density.

6.

Density may be transferred from critical areas and their buffers to the developable portion of the site.

B.

Minimum lot area:

1.

Seven thousand five hundred (7,500) square feet, provided city water and sewer services are available;

2.

Nine thousand six hundred (9,600) square feet provided city water only is available; or

3.

Five acres provided on-site water and septic services only are available.

C.

Minimum lot dimensions: Lot width of seventy-five (75) feet, lot depth of ninety (90) feet. Note that use of both minimum lot dimensions does not equal the minimum lot size such that at least one dimension must be larger to provide the minimum lot size. For odd-shaped lots, the city may permit an adjustment of these dimensions, provided that public health and safety are protected.

D.

Minimum yard requirements:

1.

Front yards shall meet at least one of the following standards:

a.

Each lot shall have a front yard containing a minimum depth of twenty (20) feet from any structure to the front property line; or

b.

A lot with required parking and garage accessible only from a rear alley may have a front yard of only eight feet; or

c.

When at least fifty (50) percent of the lots which front a street are improved with structures and when not all such lots have the minimum front yards required by this title, then any new structure shall have a front yard not less that the average front yard of all such lots; provided to calculate the average front yard vacant lots shall be considered as having a twenty (20) foot front yard.

2.

Side yard: each lot shall have two side yards, each having a width of not less than five feet.

3.

Rear yard: twenty-five (25) feet.

(Ord. 523 § 1 (part) Exh. A § 3.060, 1998)

(Ord. No. 05-6, § 3 (3.070), 12-27-05)

On any lot in an R-1 district, the total footprint of all buildings, including accessory buildings and structures, but excluding patios with open lattice or similar type roof construction, decks, and balconies, shall cover not more than thirty-five (35) percent of the area of such lot. The maximum development coverage, which includes all impervious surfaces, is seventy-five (75) percent.

(Ord. 523 § 1 (part) Exh. A § 3.070, 1998)

(Ord. No. 05-6, § 3 (3.075), 12-27-05)

No building in an R-1 district shall exceed thirty-five (35) feet in height. No accessory building or structure shall exceed twenty (20) feet in height.

(Ord. 523 § 1 (part) Exh. A § 3.080, 1998)

Off-street parking shall be provided in any R-1 district as set forth in the performance standards of this title.

(Ord. 523 § 1 (part) Exh. A § 3.090, 1998)