Title 17C Land Use Standards
Chapter 17C.111 Residential Zones
Section 17C.111.210 Density
Purpose.
The number of dwellings per unit of land, the density, is controlled so that housing can match the availability of public services. The use of density minimums ensures that in areas with the highest level of public services, that the service capacity is not wasted and that the City’s housing goals are met.
Calculating Density.
The calculation of density for a subdivision or residential development is net area and is based on the total area of the subject property, less the area set aside for right-of-way and tracts of land dedicated for stormwater facilities. Land within a critical area (see definitions under chapter 17A.020 SMC ) may be subtracted from the calculation of density. When the calculation of density results in a fraction, the density allowed is rounded up to the next whole number. For example, a calculation in which lot area, divided by minimum unit area equals 4.35 units, the number is rounded up to five units.
Maximum Density Applicability and Calculation.
The maximum density standards in Table 17C.111.205-1 shall be met only when the development site exceeds 2 acres in area. In such cases, the following apply:
If a land division is proposed, the applicant must demonstrate how the proposed lots can meet maximum density once construction is completed.
If no land division is proposed, maximum density must be met at the time of development.
Maximum density is based on the zone and size of the site. The following formula is used to determine the maximum number of units allowed on the site:
Square footage of site, less the area set aside for right-of-way and tracts of land dedicated for stormwater facilities;
Divided by maximum density from Table 17C.111.205-1 ;
Equals maximum number of units allowed. If this formula results in a decimal fraction, the resulting maximum number of units allowed is rounded up to the next whole number. Decimal fractions of five tenths or greater are rounded up. Fractions less than five tenths are rounded down.
If the development site is 2 acres or less in area, the maximum density standards do not apply.
The number of units allowed on a site is based on the presumption that all site development standards will be met.
Minimum Density Applicability and Calculation.
The minimum density standards in Table 17C.111.205-1 shall be met under the following circumstances:
A land division is proposed.
In such cases, the applicant must demonstrate how the proposed lots can meet minimum density once construction is completed.
Minimum density standards can be modified by a PUD under SMC 17G.070.030(B)(2) .
Development is proposed in the RMF or RHD zones. In such cases, minimum density must be met at the time of development.
Except as provided in subsection (3), when development is proposed on an existing legal lot in the RA, R1, or R2 zones, minimum density standards do not apply.
A site with pre-existing development may not move out of conformance or further out of conformance with the minimum density standard, including sites in the RA, R1, and R2 zones (regardless of whether a land division is proposed).
Minimum density is based on the zone and size of the site, and whether there are critical areas (see definitions under chapter 17A.020 SMC ). Land within a critical area may be subtracted from the calculation of density. The following formula is used to determine the minimum number of lots required on the site.
Square footage of site, less the area set aside for right-of-way and tracts of land dedicated for stormwater facilities;
Divided by minimum density from Table 17C.111.205-1 ;
Equals minimum number of units required.
Transfer of Density.
Density may be transferred from one site to another subject to the provisions of chapter 17G.070 SMC , Planned Unit Developments.
Date Passed: Monday, November 20, 2023
Effective Date: Monday, January 1, 2024
ORD C36459 Section 16
