(Ord. 4869, 10-23-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153, 9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5383, 6-2-2008; Ord. 5387, 6-9-2008; Ord. 5401, 7-14-2008; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5526, 2-1-2010; Ord. 5528, 3-8-2010; Ord. 5529, 3-8-2010; Ord. 5531, 3-8-2010; Ord. 5590, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759 (Att. C), 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5791 (Att. A), 4-25-2016; Ord. 5798 (Att. A), 4-25-2016; Ord. 5841 (Att. A), 6-12-2017; Ord. 5867 (Att. B), 12-11-2017; Ord. 5899 (Att. B), 11-19-2018; Ord. 5960 (Att. B), 12-9-2019; Ord. 5981 (Att. A), 10-12-2020; Ord. 6048, 12-13-2021; Ord. 6049, 12-13-2021; Ord. 6076 (Att. A), 8-8-2022; Ord. 6091 (Att. A), 11-28-2022; Ord. 6128 (Att. C), 12-11-2023; Ord. 6154 (Att. A), 12-9-2024; Ord. 6160 (Exh. B-1), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5917, 12-10-2018; Ord. 5960, 12-9-2019; Ord. 6049, 12-13-2021; Ord. 6090, 11-28-2022; Ord. 6160 (Exh. B-2), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

1. Purpose and Intent: The provisions of this subsection are available as an opportunity to augment local housing inventory, diversify housing type and size, and create opportunities for homeownership. Accessory dwelling units (ADUs) are well-suited for smaller households, older adults aging in place, people with disabilities, individuals on fixed incomes, and others seeking affordable living arrangements.

2. APPLICABILITY: The provisions of this subsection shall apply to the development of ADUs when located on the same lot as a principal dwelling within the following residential zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), Residential-8 (R-8), Residential-10 (R-10), and Residential-14 (R-14). ADUs proposed as an accessory use to a religious institution or social service organization shall follow the provisions of RMC 4-2-080A7, Conditions Associated with Zoning Use Tables and RMC 4-9-030D and 4-9-030I, Conditional Use Permits.

3. Additional Requirements: All applicable health and safety standards shall apply. Nothing in this subsection requires the issuance of a building permit for ADUs if other federal, state, and local requirements for a building permit are not met, including but not limited to building, fire, and energy code requirements, adequate access to utility services, emergency services, etc.

4. Development Standards: The following development standards are established for ADUs:

(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5790, 4-25-2016; Ord. 5841, 6-12-2017; Ord. 5917, 12-10-2018; Ord. 5960 (Att. C), 12-9-2019; Ord. 6002, 12-14-2020; Ord. 6091, 11-28-2022; Ord. 6128 (Att. D), 12-11-2023; Ord. 6160 (Exh. B-2), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

(Ord. 3902, 4-22-1985; Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord. 5528, 3-8-2010; Ord. 5575, 11-15-2010; Ord. 5676, 12-3-2012; Ord. 5746, 1-12-2015; Ord. 5828, 12-12-2016; Ord. 5841 (Att. B), 6-12-2017; Ord. 5960 (Att. C), 12-9-2019; Ord. 6160 (Exh. B-3), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

(Ord. 6160 (Exh. B-4), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

1. Purpose: The provisions of this subsection are available as an alternative to the development of typical detached single-family dwelling units with the intention of generating diversified housing types in conformance with chapter 36.70A RCW, by providing land use, development, design, and other standards for middle housing developments.

2. Applicability: The provisions of this subsection shall apply to all middle housing development within the following zones: Resource Conservation (RC), Residential-1 (R-1), Residential-4 (R-4), Residential-6 (R-6), and Residential-8 (R-8) zones.

3. Exemptions: The provisions of this subsection do not apply to:

a. Portions of a lot 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 dwelling unit is an allowed use; provided, that any requirements to maintain aquifer recharge are met.

b. A watershed 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)).

c. Lots within designated urban separators by countywide planning policies as of July 23, 2023.

d. Lots less than 1,000 square feet in size.

e. Lots created through the splitting of a single residential lot.

4. Authority and Responsibility:

a. Nothing in this subsection requires the issuance of a building permit for middle housing if other Federal, State, and local requirements for a building permit are not met.

b. Nothing in this subsection affects or modifies the responsibilities of the City to plan for or provide “urban governmental services” as defined in RCW 36.70A.030.

c. The city shall not approve a building permit for middle housing without compliance with the adequate water supply requirements of RCW 19.27.097.

d. The same development permit and environmental review processes shall apply to middle housing that apply to single-family dwelling units, unless otherwise required by state law including, but not limited to, shoreline regulations under chapter 90.58 RCW, building codes under chapter 19.27 RCW, energy codes under chapter 19.27A RCW, or electrical codes under chapter 19.28 RCW.

5. Additional Requirements: When determining a lot’s development potential for middle housing, additional factors for consideration include:

a. Infrastructure and Services: Any lot proposed for middle housing development must ensure adequate access to utility services, emergency services, and all other required improvements, sufficient to serve the development.

b. Lot Access: Access requirements and street design and development standards shall be provided in accordance with RMC 4-6-060. Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards.

6. Maximum Dwelling Units per Legal Lot: A maximum number of dwelling units are allowed per legal lot, within applicable zones, as shown in the following table. For the purposes of this subsection, accessory dwelling units and single-family dwelling units are included in the calculation of maximum dwelling units per lot. For middle housing unit lot subdivisions, the maximum dwelling units per legal lot shall apply to the parent site as a whole, rather than to individual unit lots.

7. Middle Housing Typologies: The following middle housing typologies are allowed within applicable zones under this subsection:

a. Duplexes.

b. Triplexes.

c. Fourplexes.

d.  Stacked flats.

e. Townhouses.

f. Courtyard apartments.

8. Maximum Dwelling Units Per Building: A maximum of four (4) attached dwelling units is allowed per building. For the purposes of this subsection, accessory dwelling units are included in the calculation of maximum dwelling units per building.

9. Affordable Middle Housing Dwelling Units: To qualify for additional units under the affordable housing provisions of subsection 6 of this Section, an applicant shall rent or sell the required number of units as affordable housing, in compliance with the following standards:

a. Affordable Housing Eligibility Criteria: Dwelling units that qualify as affordable housing shall have costs, including utilities other than telephone, that do not exceed 30 percent of the monthly income of a household whose income does not exceed the following percentages of median household income adjusted for household size, for King County, as reported by the United States Department of Housing and Urban Development:

i. Rental housing: 60 percent.

ii. Owner-occupied housing: 80 percent.

b. Affordability Duration and Recalculation: Affordable housing units provided under this subsection shall remain affordable housing for a term of fifty (50) years from the date the affordable housing agreement is recorded. For the full term a dedicated affordable housing unit is required to remain affordable, the most recent affordability rates on file with the City Clerk’s office shall be applied at any point a new owner or renter is allowed to purchase or rent the unit, and at the time of each rental rate adjustment. For owner-occupied units, compliance with the most recent affordability rates on file with the City Clerk’s office shall be verified at the time of purchase. Affordability shall not be recalculated for owner-occupied units so long as the unit remains occupied by the same owner who qualified at time of their purchase.

c. Affordable Housing Agreement: Prior to issuing any building permit or final plat approval, the applicant shall record a covenant or deed restriction that ensures the continuing rental or ownership of units subject to these affordability requirements, consistent with the conditions in chapter 84.14 RCW, for a period of no less than 50 years. The covenant or deed restriction shall address criteria and policies to maintain public benefit if the property is converted to a use other than that which continues to provide for permanently affordable housing.

d. Affordable Housing Unit Conditions: The units dedicated as affordable housing shall comply with the following conditions:

i. Affordable units shall be provided in a range of sizes comparable to other units in the development.

ii. The number of bedrooms in affordable units shall be in the same proportion as the number of bedrooms in units within the entire development.

iii. Affordable units shall be distributed throughout the development and have substantially the same functionality as the other units in the development.

10. Development Standards: Middle housing developments shall comply with the standards applicable to single-family development, pursuant to RMC 4-2-110A, Development Standards for Residential Low Density and Medium Density Zones – Primary Structures.

11. Design Standards: Middle housing developments shall comply with the design standards applicable to single-family development, pursuant to RMC 4-2-115, Residential Design and Open Space Standards. In addition, middle housing developments shall comply with the following standards, where applicable:

a. Entries: All ground-related dwelling units fronting a street and/or common open space shall provide a covered porch with a minimum depth of five feet (5'). Dwelling units that are accessed entirely from an internal common corridor are exempt from this requirement provided the shared entry features a covered porch with a minimum depth of five feet (5').

b. Pedestrian Access: A paved pedestrian connection at least three feet (3') wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement.

c. Courtyard Apartments – Open Space: Courtyard apartments shall provide open space in conformance with the following:

i. At least one (1) outdoor common open space is required.

ii. Common open space shall be bordered by dwelling units on two (2) or three (3) sides.

iii. Common open space shall be a minimum dimension of fifteen feet (15') on any side.

iv. Parking areas and vehicular areas do not qualify as a common open space.

12. Parking and Driveway Standards: Middle housing developments shall comply with all driveway and parking design standards applicable to single-family development, pursuant to RMC 4-4-080, Parking, Loading and Driveway Regulations, except for the number of required parking spaces, which shall be subject to the following:

a. Off-Street Parking Spaces Required for Middle Housing:

b. Parking Incentives for Middle Housing Development Located Within One-Half (1/2) Mile Walking Distance20 of a Major Transit Stop: Middle housing developments that provide off-street parking spaces as shown in the following table, when not otherwise required by this subsection, are eligible for the following parking incentives, provided the increase is feasible and consistent with the Surface Water Design Manual. For each increase in number of parking spaces provided, the applicant is eligible for an additional parking incentive. For example, applicants that provide a minimum of 2.0 parking spaces per dwelling unit are eligible for the incentives below.

13. Conflicts: In the event of a conflict between this subsection and other development regulations applicable to middle housing, the standards of this subsection prevail. (Ord. 6160 (Exh. B-4), 6-16-2025)

Please see Section 4-2-110I, Conditions Associated With Residential Development Standards Tables, for explanation of table footnotes.

1. Purpose: The provisions of this subsection are available as alternatives to the development of typical detached single-family homes with the intention of generating housing types that are responsive to changing household demographics and homeownership opportunities in single-family neighborhoods.

2. Applicability: This subsection applies to proposed cottage house developments in residential zones R-4, R-6, R-8, R-10, and R-14. An existing single-family home incorporated into a cottage house development that does not meet the requirements of this subsection is allowed to remain on site. Proposed modifications or additions to the structure not consistent with the provisions of this subsection shall not be permitted.

3. Limitations: No more than one hundred (100) cottage houses shall be permitted Citywide in a calendar year.

4. Development Regulations:

(Ord. 6042, 12-13-2021; Ord. 6160 (Exh. B-5), 6-16-2025)

(Ord. 6160 (Exh. B-6), 6-16-2025)

1.    a. Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not preclude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development. Within the Urban Center, surface parking may be considered a land reserve.

b.    In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived.

2.    Applicable provision(s) or standard(s) are not eligible for a variance.

3.     Within designated urban separators, clustering is required; individual lots shall not be less than ten thousand (10,000) square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Outside of designated urban separators, clustering may be allowed in order to meet objectives such as preserving significant natural features, providing neighborhood open space, or facilitating the provision of sewer service. The maximum net density shall not be exceeded; except within urban separators a density bonus may be granted allowing the total density to achieve one (1) dwelling unit per gross contiguous acre. In order for the bonus to be allowed, projects must provide native vegetation cover (either existing or new) on sixty-five percent (65%) of the gross area of all parcels in the land use action, including both the area within and outside the open space corridor. In addition, projects shall provide at least one (1) of the following:

a.    Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced for one (1) acre delineated within the urban separator pursuant to RMC 4-3-050M12b, Evaluation Criteria, and RMC 4-3-050M12c, Wetlands Chosen for Enhancement. Enhancement proposed for a density bonus may not also be used for a mitigation for other wetland alterations; or

b.    The removal of and/or bringing into conformance with Renton standards of legal nonconforming uses from the site; or

c.    Natural surface pedestrian trails with public access. The trails can be part of an adopted trail system or, where there is no planned trail system, of a configuration approved by the Community and Economic Development Administrator. In the absence of either wetlands or legal nonconforming uses on the site, public access and trails shall be provided and approved by the Community and Economic Development Administrator.

4.    Allowed Projections into Setbacks:

a.    Fireplace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Community and Economic Development Administrator may project twenty-four inches (24") into any setback; provided, such projections are:

i.    Limited to two (2) per facade.

ii.    Not wider than ten feet (10').

b.    Fences, Rockeries, and Retaining Walls: See RMC 4-4-040, Fences, Hedges, and Retaining Walls.

c.    Steps and Decks: Uncovered steps and decks not exceeding eighteen inches (18") above the finished grade may project to any property line. Uncovered steps and decks having no roof covering and not exceeding forty-two inches (42") high may be built within the front yard setback.

d.    Eaves: Eaves and cornices may project up to twenty-four inches (24") into any required setback.

e.    Porches and Stoops: May project into front setbacks up to eight feet (8') and into side setbacks along a street up to five feet (5').

f.    Overhead Weather Protection:

i.    Roofs and awnings situated above pedestrian entryways may extend up to five feet (5') into a required setback and may extend no wider than three feet (3') on either side of the entryway.

ii.    Roofs or other structures providing relief from rain or sun (e.g., pergola) attached to the rear facade of the primary structure may intrude into rear yard setbacks provided such roofs shall be set back a minimum of five feet (5') from rear lot lines and shall meet the side yard setback requirement for primary structures. The height and area of such roofs shall be regulated in the same manner as detached accessory structures.

g.    Accessibility Ramps: Ramps required for barrier-free access, and meeting all Building Code requirements including slope and handrails, may intrude into required setbacks. This exemption will be limited to the extent necessary to meet the Building Code requirements.

h.    Cisterns and Rain Barrels: Rain barrels, cisterns, and other rainwater catchment systems may intrude into a required setback as follows:

i.    Elements are not permitted in the front setback.

ii.    Elements which are less than fifty-four inches (54") above finished grade and contain up to six hundred (600) gallons may intrude into a side or rear setback a distance no greater than twenty percent (20%) of that setback, but must maintain at least three feet (3') of undisturbed setback.

iii.    Elements which are greater than fifty-four inches (54") above finished grade or contain over six hundred (600) gallons shall not intrude upon side and rear setback requirements.

i.    Arbor, Pergola or Trellis: Allowed in required yard setbacks if they meet the following provisions:

i.    The length of any side shall not exceed twelve feet (12') and the footprint shall not exceed eighty (80) square feet, inclusive of eaves;

ii.    A maximum height from finished grade to the top of the structure of ten feet (10');

iii.    Both sides and roof shall be at least fifty percent (50%) open, or, if latticework is used, there shall be a minimum opening of two inches (2") between crosspieces.

iv.    Limited to two (2) such structures per lot.

j.    Heating, Ventilation, and Air Conditioning (HVAC) Systems: HVAC systems may extend into any side or rear yard setback.

k.    Rooftop photovoltaic (PV) systems may project to any setback if the following provisions are met:

i.    The proposed system does not require a building permit pursuant to RMC 4-5-060E2c; and

ii.    The system is located on a legally established nonconforming single-family dwelling, accessory dwelling unit, or unit-lot townhome.

5.    The minimum front yard and secondary front yard setback for lots that abut required turnarounds (cul-de-sacs and hammerheads) may be reduced, excluding garage setbacks, to no less than five feet (5'), subject to the following:

a.    The maximum building coverage cannot be attained without a reduction of the front yard and/or secondary front yard setback; and

b.    The setback reduction is the minimum necessary to attain the allowed building coverage; and

c.    If a setback reduction is approved under this provision the exceptions to setbacks pursuant to subsection D4 of this Section (Allowed Projections into Setbacks) shall apply unless the proposed projection is closer than five feet (5') to the property line/easement, except for eaves, which may encroach the minimum five feet (5') setback as specified in subsection D4 of this Section.

d.    The setback reduction may commence at a right angle to the point at which the right-of-way, tract or easement begins to expand to form the turnaround.

6.    Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract.

7.    In the R-1 zone, assisted living facilities are eligible for bonus density pursuant to RMC 4-9-065, Density Bonus Review. The maximum number of assisted living dwelling units per lot is equal to maximum net density of the zone coupled with any approved density bonus pursuant to RMC 4-9-065, Density Bonus Review.

8.    Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.

9.    The allowed height of public facilities shall be determined through site plan review.

10.    Rooftop Photovoltaic (PV) Systems: Proposed rooftop solar systems that do not require a building permit pursuant to RMC 4-5-060E2c shall not be subject to the maximum height standards applied to a single-family dwelling, accessory dwelling unit, or unit-lot townhome.

11.    Except for alley-accessed garages conforming to subsection 39 of this Section, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback.

12.    Roofs of Modulated Facades: Wall plates of a modulated portion of a building may exceed the maximum wall plate height if the roof surface does not exceed the ridgeline of the primary roof surface. Such facade modulations shall be no wider than ten feet (10') or twenty-five percent (25%) of the building elevation, whichever is greater.

13.    If the lot abuts a single-family residential zone (RC through R-14) a fifteen foot (15') setback shall be required along the abutting side(s) of the property.

14.    For plats that create lots of a size large enough to allow future division under current lot size minimums and allow the potential to exceed current density maximums, covenants shall be filed as part of the final plat requiring that future division of those lots in question must be consistent with the maximum density requirements as measured within the plat as a whole as of the time of future division, as well as the general lot size and dimension minimums then in effect.

15.    Accessory dwelling units (ADUs) shall be excluded from density calculations; however, ADUs shall be included in the total unit count when serving as an accessory use to middle housing.

16.    The square foot calculation shall not include porches, exterior stairs, or garages.

17.    Coverage attributed to detached accessory structures, and roofs attached to the facade of the primary structure may exceed the maximum building/lot coverage allowed by five percent (5%).

18.    Vertical Projections from Wall Plates:

a.    Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the stated maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums (e.g., if the maximum wall plate height of a zone is twenty-four feet (24') and the wall plates of a structure are no taller than twenty feet (20'), the roof may project up to ten feet (10') instead of six feet (6')). Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from a roof surface.

b.    The topmost surface of roofs pitched less than 4:12 and rooftop decks shall be below the maximum wall plate height unless such surfaces are stepped back one and one-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height, in which case they may extend up to six (6) vertical feet above the maximum wall plate height. Deck enclosures (i.e., railings) located above the maximum wall plate height and not stepped back shall be constructed of transparent tempered glass or its equivalent, as determined by the Administrator.

19.    Shed Roofs: Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal to or less than the maximum wall plate height allowed.

20.    The lot’s proximity to a major transit stop, measured by walking distance, shall determine parking requirements for middle housing and ADUs. The distance is measured through the creation of a walkshed, which represents the collective spatial area within a defined walking distance from major transit stops (e.g., one quarter (1/4) mile or one half (1/2) mile). Geospatial tools incorporating major transit stop locations and mapped pedestrian networks are used to approximate and map the walkshed boundary. Lots that partially intersect or partially fall within the walkshed shall be treated as entirely within.

21.    The Community and Economic Development Administrator or designee may modify this provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance.

22.    Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply.

23.    Shed Roofs: Dwelling units with a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average roof height is equal to or less than the maximum height allowed.

24.    Lots that are accessed via a shared driveway are limited to the maximum number of dwelling units that may take access from a shared driveway, pursuant to RMC 4-6-060J, Shared Driveway Standards.

25.    Conversion of accessory buildings and existing dwellings constructed before June 30, 2025, are exempt from applicable development regulations, including but not limited to lot coverage, setbacks, and size. However, any modifications made after June 30, 2025, that increase the structure’s nonconformance will not qualify for these exemptions.

26.    ADUs constructed using the city’ s PRADU Program base plans shall be exempt from the maximum building area limitation, provided the structure’ s building area is in conformance with that shown on the approved base plan.

27.    Reserved.

28.    For lots created after November 10, 2004.

29.    A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review.

30.     Minimum density requirements shall not apply to the renovation or conversion of an existing structure. Additionally, in the R-l zone only, minimum density requirements shall not apply to the subdivision or development of a legal lot one-half (1/2) gross acre or less in size as of March 1, 1995.

31.     In order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased; provided, that when averaged the applicable lot standards of the zone are met. The minimum front and rear yard setback reduction shall be limited to two and one-half feet (2.5') or ten percent (10%), whichever is greater. The minimum lot width and lot area reduction shall be limited to ten percent (10%) of the lot width and lot area of the zone. The variation requirements of RMC 4-2-115 do not require variations to the lot depth requirements; therefore the averaging provision is not applicable to the minimum lot depth requirements.

32.    In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of ten percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements.

33.    In the R-4 zone, the following exceptions apply:

a.    When parking is provided in the rear yard of the lot with access from a public right-of-way or alley the minimum front yard shall be twenty feet (20').

b.    The Administrator may reduce the setback by a maximum of fifty percent (50%) of the required setback when all of the following conditions apply:

i.    The setback that was required at the time of initial construction was less than the current requirement;

ii.    A reduced setback is appropriate given the character of the immediate neighborhood; and

iii.    There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback.

34.    For short plats of parcels smaller than one (1) acre, one (1) parcel may be allowed to be smaller than the required minimum lot size indicated in subsection A of this Section, Residential Development Standards. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the following reduced minimum lot size (not applicable for cluster development):

a.    R-4: Eight thousand (8,000) square feet.

b.    R-6: Six thousand two hundred fifty (6,250) square feet.

c.    R-8: Four thousand five hundred (4,500) square feet.

35.    Reserved.

36.    For parcels that are in designated urban separators in the R-1 zone, up to one unit per gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay Regulations.

37.    Reserved.

38.    For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per net acre when alleys are not part of the proposed or existing street configuration, and alleys are considered practical, as specified in RMC 4-7-150E5, Alley Access.

39.    Reserved.

40.    Gross floor area refers to the maximum interior habitable area of a dwelling unit, measured from the exterior face of each wall, including basements and attics, but not including attached garages, accessory structures, porches, or exterior stairs. For the purposes of this code section, habitable area refers to space in a building for living, sleeping, eating, or cooking, and includes areas such as bathrooms, toilets, hallways, storage areas, closets, utility rooms, and similar areas.

41.    For the purposes of this code section, maximum building floor area is the sum of the gross horizontal areas of all floors of a building measured from the exterior face of each wall, and includes areas such as attached garages, accessory structures, utility rooms, and similar areas.

42    ADUs constructed using the city’s PRADU Program base plans shall be exempt from the maximum building height limitation, provided the structure’s height is in conformance with that shown in the approved base plan.

(Ord. 6160 (Exh. B-6), 6-16-2025)