Title 17C Land Use Standards
Chapter 17C.110 Residential Zones
The purpose of the pocket residential development is to:
Encourage greater efficiency of land use by allowing compact infill development on aggregate sites.
Stimulate new housing that is compatible in scale and character to established surrounding residential areas.
Produce a broader range of building forms for residential development.
Expand opportunities for affordable home ownership.
Promote high quality housing of a character compatible with existing neighborhoods.
Encourage adequate, usable open space.
Pocket residential development is permitted within the RSF, RSF-C, RTF, RMF, RHD, O, OR, CC, NR, CB, and GC zones.
Pocket residential development is allowed outright with a building permit When pocket residential development involves subdivision of land, the application shall be processed in accordance with the procedures of chapter 17G.080 SMC, Subdivisions.
Basic Development Standards.
Maximum Building Height.
The maximum height of structures within a pocket residential development is as allowed in the underlying zone.
Maximum Building Coverage.
The maximum building coverage of the aggregate buildings located upon the parent site shall not exceed the maximum building coverage permitted by the underlying zone. Maximum building coverage is not limited in the O, OR, CC, NR, CB, and GC zones.
Setbacks in a pocket residential development are measured from the exterior boundary of the parent site. The following setbacks are required except in commercial and center and corridor zones where the setbacks are as required in the underlying zoning district.
The front yard requirement for the parent site shall be fifteen feet except as allowed under the front yard averaging provisions of SMC 17C.110.220(D)(1).
Side Setback, Abutting a Residential Zoning District.
If the side yard of the site is adjacent to other residentially zoned property the side yard shall be a minimum of five feet.
Side Setback, Interior to Parent Site.
If platted, the side yard, interior to the parent site, may be zero, provided, however, that any structure located upon a lot created under SMC 17G.080.065 shall comply with applicable building and fire code and the setbacks applicable to the underlying site development plan.
Side Setback, Street.
The street side yard requirement for the parent site shall be a minimum of five feet.
Rear Setback of the Parent Site.
Twenty-five feet or as required in the underlying zoning district.
Minimum and Maximum Parent Site Size:
The minimum parent site size for a pocket residential development is as follows:
RSF and RSF-C zone: Eight thousand seven hundred square feet.
RTF zone: Four thousand two hundred square feet.
RMF, RHD zones: Two thousand nine hundred square feet.
O, OR, CC, NR, CB, and GC zones: No minimum parent site size.
The maximum parent site size for a pocket residential development is as follows:
RSF, RSF-C, and RTF zones: One and a half acres. Pocket residential developments in the RSF, RSF-C, and RTF zones over one and a half acres must be approved as a planned unit development.
RMF, RHD, O, OR, CC, NR, CB, and GC zones: No maximum parent site size.
The maximum density allowed in a pocket residential development is limited to that allowed in the underlying zoning district in which the parent site is located, except as permitted by SMC 17C.110.330(C) for transitional sites.
Frontage and Access.
Frontage on a public street is not required for lots created in a pocket residential development. Private streets or private access may be used to provide lot frontage when a private street or private access is approved in accordance with chapter 17H.010 SMC. The parent site shall have frontage on a public street sufficient for adequate access and utilities.
The minimum required off-street parking for a pocket residential development shall comply with the required parking standards of the underlying zone for residential uses in chapter 17C.230 SMC Parking and Loading.
Required Outdoor Area.
Pocket residential developments shall comply with the required outdoor area standards of the underlying zone in accordance with SMC 17C.110.223 and Table 17C.110-3 Development Standards. Common outdoor areas designated to meet this requirement will be permanently maintained by the owner or an appropriate property management entity, if under singular ownership. This requirement shall be included in deed restrictions as required in SMC 17G.080.065(D).
Permitted Housing Types.
The housing types allowed in a pocket residential development are those allowed in the underlying zone in accordance with Table 17C.110-2.
There is no minimum lot size for lots created within a pocket residential development.
This section is subject to the provisions of SMC 17C.110.015, Design Standards Administration. A multi-family residential building of three or more units and attached housing in the RMF and RHD zones are subject to the design standards of SMC 17C.110.400 through 17C.110.470.
Ground Level Access.
In order to create the appearance of individual homes, rather than apartments, each attached dwelling unit shall have its own individual access from grade. Stacked units are permitted to have one main entrance with an internal stair accessed from grade to internal individual unit entrances.
To ensure that parking is as unobtrusive as possible the following standards must be met:
If the development abuts an alley, parking must be accessed from the alley.
Screening: Surface parking lots shall be screened both from the street and adjacent residential development by landscape type L2 see-through buffer in SMC 17C.200.030, Landscape Types. Decorative walls or fences no more than forty-two inches in height may be used in lieu of shrubs. Parking is not allowed in a required front yard setback area.
Paving: All surface parking shall be improved in accordance with the standards of SMC 17C.230.140.
To diminish the amount of glare and spillover from lighting, the following standards shall apply:
Intensity: Exterior lighting fixtures shall not exceed one foot-candle in intensity.
Cutoffs Required: Lighting fixtures shall comply with the standards of SMC 17C.220.080
Fencing: To ensure a residential atmosphere, fencing higher than forty two inches shall not be permitted along any street frontage.
Residential Building Design.
This section is subject to the provisions of SMC 17C.110.015, Design Standards Administration. For pocket residential development, the following design standards must be met:
All street-facing facades must have landscaping along the foundation. There must be at least one three-gallon shrub for every three lineal feet of foundation. (R)
Sixty percent of the area between the front lot line and the front building line must be landscaped. At a minimum, the required landscaped area must be planted with living ground cover. Up to one-third of the required landscaped area may be for recreational use, or for use by pedestrians. Examples include walkways, play areas, or patios. (R)
Use of planting materials and landscape structures such as trellises, raised beds and fencing to unify the overall site design is encouraged, with plantings consistent with L3 open area landscaping standard of SMC 17C.200.030.(P)
Front facade. Fire escapes, or exterior stairs that provide access to an upper level are not allowed on the front facade of the building. (R)
Duplexes and attached houses on corner lots shall be designed so each unit is oriented towards a different street. This gives the structure the overall appearance of a house when viewed from either street. (R)
All units must meet the following standards. Adjustments to this paragraph are prohibited, but modifications may be requested through a design departure. The standards are:
Entrances. Each of the units fronting on the street must have its address, windows, and main entrance oriented toward a street frontage. Units that are on the interior of a parent site may be oriented toward a private access or shared open space. Where an existing house is being converted to two units, one main entrance with internal access to both units is allowed. (R)
Each unit must have a covered, main entry-related porch or stoop area of at least fifty square feet with no dimension less than five feet. (R)
Attached units must be modulated along the public street at least every thirty feet. Building modulations must step the building wall back or forward at least four feet. (R)
Reduce the potential impact of new Pocket Residential Development on established and historic neighborhoods by incorporating elements and forms from nearby buildings. This may include reference to architectural details, building massing, proportionality, and use of high-quality materials such as wood, brick, and stone. (P)
Create a human scale streetscape by including vertical and horizontal patterns as expressed by bays, belt lines, doors and windows. (P)
Date Passed: Monday, January 14, 2019
Effective Date: Wednesday, February 27, 2019
ORD C35730 Section 4