The R-H zoning classification is designed to provide areas for apartments, townhouses, condominiums and similar developments with a maximum of open space and other amenities which will enhance the living qualities of the development and promote the housing goals of the general plan. In addition, the high-density residential district is intended to achieve the following purposes:

A.

To reserve appropriately located areas for family living in a variety of types of dwellings, at a reasonable range of population densities consistent with sound standards of public health and safety;

B.

To preserve as many of the desirable characteristics of one-family residential districts as possible while permitting higher densities;

C.

To ensure adequate light, air, privacy and open space for each dwelling unit;

D.

To provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment;

E.

To minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them;

F.

To protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic;

G.

To provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks;

H.

To protect residential properties from noise, illumination, unsightliness, odors, dust, dirt, smoke, vibration, heat, glare and other objectionable influences;

I.

To protect residential properties from fire, explosion, noxious fumes and other hazards.

(Ord. 16.76 § 1 (part), 1989)

A.

Small family child care homes;

B.

Mobile homes and manufactured housing;

C.

Multifamily dwellings conforming to the density requirements of this chapter;

D.

Accessory uses located on the same site with a permitted use which are incidental to the permitted use, including but not limited to home occupations (subject to the provisions of Section 17.50.040 of this title), the keeping of four cats, four dogs or a combination thereof not to exceed a total of four and private garages and parking areas;

E.

Small community care facilities.

F.

Transitional housing and supportive housing.

G.

Accessory dwelling units pursuant to Chapter 17.57 of this title.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.123, §§ 15—17, 9-5-2007; Ord. No. 16.132, § 2, 5-1-2013; Ord. No. 16-138, § 15, 7-15-2015; Ord. No. 16.142, § 23, 12-4-2024)

The following conditional uses shall be permitted upon the granting of a use permit in accordance with the provisions of Section 17.50.020 of this title:

A.

Bed and breakfast establishments;

B.

Community facilities and institutions;

C.

Day-care centers;

D.

Occupancy of existing dwelling while constructing a replacement dwelling on the same lot;

E.

Public utility and public service facilities;

F.

Large family child care homes: No person shall operate a large family child care home without obtaining a large family child care home permit in compliance with the standards set forth within Section 17.50.015;

G.

Tract offices.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.123, §§ 18, 19, 9-5-2007)

No person shall operate a large community care home without obtaining a conditional use permit in accordance with Section 17.50.020. In addition the applicant shall submit the following:

a.

A letter or certification of final approval from the state or county licensing authority,

b.

A site plan of the property showing parking, outdoor exercise area, and fencing.

c.

A letter from the fire department approving the safety of the structure for the use,

d.

A letter of application describing the type of use, number of residents, age of residents, any special resident care that is provided, and a daily work schedule showing the number of employees at the facility, and

e.

Landscaping and other information as required by the community development director.

(Ord. 16.123, § 20, 9-5-2007)

The following development standards shall apply to all land and buildings in the R-H zoning district:

A.

Lot Area and Density Requirements. All lots hereafter created shall comply with the following minimum standards:

*If, after dividing the area of the lot by the area required per dwelling unit or structure containing a dwelling unit, a remainder of more than ninety percent of the area required for an additional unit is obtained, one additional dwelling unit may be located on the site.

B.

Minimum Lot Frontage. The minimum lot frontage shall be sixty feet.

C.

Yards.

1.

Front Yard. The minimum front yard shall be twenty feet.

2.

Side Yard.

a.

Permitted Uses. The minimum side yard for a permitted use shall be ten percent of the width of the site; provided, that a side yard of more than ten feet shall not be required and a side yard of less than five feet shall not be permitted, subject to the following exceptions:

i.

On the street side of a corner lot, the side yard shall be twenty percent of the width of the site; provided, that a side yard of more than twenty feet shall not be required and a side yard of less than eight feet shall not be permitted.

ii.

One foot shall be added to each side yard for each two feet of height above which the top plate line exceeds twenty feet in height (see Figure 17.10.040).

Figure 17.10.040 Top Plate Line

iii.

One foot shall be added to the interior side yard for each five feet by which a wall of a structure within twenty-five feet of the side property line exceeds forty feet in length parallel or approximately parallel to the side property line.

iv.

A side yard providing access to more than one dwelling shall be not less than twelve feet.

b.

Conditional Uses. The side yard for a conditional use shall be ten percent of the average width of the site, with a minimum of ten feet and a maximum of twenty feet required, subject to the following exceptions:

i.

On the street side of a corner lot, the side yard shall be not less than twenty percent of the width of the site, with a minimum of fifteen feet and a maximum of forty feet required.

ii.

One foot shall be added to each side yard for each two feet of height above which the top plate line exceeds twenty feet of height (see Figure 17.10.040).

iii.

One foot shall be added to the interior side yard for each five feet by which a wall of a structure within twenty-five feet of the side property line exceeds thirty feet in length parallel or approximately parallel to the side property line.

3.

Rear Yard. The rear yard shall be twenty percent of the depth of the lot, provided that a rear yard of more than twenty-five feet shall not be required and a rear yard of less than fifteen feet shall not be permitted, subject to the following exceptions:

a.

The rear yard may be reduced to not less than fifteen feet, provided, that one side yard is not less than twenty-five feet.

b.

One foot shall be added to the rear yard for each two feet in height above which the top plate line exceeds twenty feet in height.

D.

Maximum Site Coverage. The maximum site coverage in the R-H zoning district shall be fifty-five percent.

E.

Building Height. No structure in the R-H zoning district shall exceed thirty-five feet in height unless otherwise provided in Section 17.46.050 of this title.

F.

Multi-unit residential development shall comply with the Multi-Unit Residential Design Standards. See Section 17.44.180.

G.

Accessory Structures. See Section 17.46.130 (Accessory Structures).

(Ord. 16.76 (part), 1989; Ord. 16.77 (part), 1989; Ord. No. 16.140, § 3, 11-15-2023; Ord. No. 16.142, §§ 24, 25, 12-4-2024)

A.

Architectural and site plan review by the design review board shall be required for all structures, alterations to structures and signage in the R-H zoning district.

B.

Special conditions of review apply to any application and proposal for any apartment project proposed on a parcel in excess of twenty thousand square feet in the R-H zone. The proposed design review application shall be reviewed by the planning commission in a noticed public hearing and shall, following the hearing, determine the final architectural and site design of the proposal and shall also find that the project is compatible with the surrounding neighborhood. The planning commission in its discretion, may approve, modify or deny the project.

C.

No building shall be located closer than twenty-five feet from the top of the bank of a perennial or intermittent stream, as shown in Section 17.04.230 of this title. All proposed structures shall be constructed above the one-hundred-year floodplain.

(Ord. 16.76 § 1 (part), 1989; Ord. 16.102 § 1, 1996)