25.175.020 Yards.
(1) Variable Yard Requirements. The City Council, on recommendation of the Planning Commission, and after a public hearing held by the Planning Commission, may establish a building line along certain streets throughout certain zones or throughout certain natural areas, other than the setback requirements as established herein, when it is found that to do so will protect public health, welfare and safety;
(2) Front Yard. Where any front yard is required, no building, structure, satellite dish, stationary play equipment or clotheslines shall be hereafter erected, altered, or placed so that any portion thereof shall be nearer to the front property line than the distance indicated by the depth of the required front yard, except:
(a) Eaves, cornices, belt courses, and similar ornamentation may project over a front yard not more than two feet;
(b) An open or enclosed porch shall be considered part of a building in the determination of the front yard setback and lot coverage;
(c) Where two contiguous corner lots, or two lots separated only by an alley, form the entire frontage between two parallel streets and there is erected a solid six-foot fence, permitted accessory buildings may be located not closer than five feet from the property line along the street on which there is a solid six-foot fence. This reduced setback shall not apply to garages or accessory buildings higher than 10 feet.
(d) Where two contiguous corner lots form the entire frontage between two parallel streets, the front yard along the common flanking street shall be reduced to 15 feet. This reduction shall not apply to garages that are accessed from the flanking street.
(e) Within the R-S-20, R-S-12, R-S-1, R-1, R-2, R-3, R-4 and R-1-A/A2 districts, where the front yard of a lawfully existing structure is less than that required for the district in which the structure is located, alteration or enlargement of said structure may be permitted, but shall not further reduce the existing front yard dimension or be located closer than 15 feet from the front property line, whichever is the most restrictive;
(f) Within the R-S-20, R-S-12, R-S-1, R-1, R-2, R-3 and R-1-A/A2 districts, where the front yards provided for lawfully existing structures upon the majority of lots within the same block front and on the same side of the street are of less depth than required by the applicable district regulation, the minimum front yard requirement for the remaining unoccupied lots within the same block front and on the same side of the street shall be reduced to a depth not less than the average front yard dimension provided by said existing structures, but in no case shall the front yard depth be less than 15 feet.
(g) Handicapped access ramps may encroach within the front yard setback of all residential zoning districts, provided such ramps are built to the Washington State Building Code standards. The ramps must also be constructed and finished to complement the dwelling with respect to finishes and construction materials and must be built in a workmanlike manner.
(3) Side Yard. Where any specified side yard is required, no building shall be hereafter erected or altered so that any portion thereof shall be nearer to the side lot line than the distance indicated by the width of the required side yard.
(a) Exceptions. Eaves, cornices, belt courses, similar ornamentation and fireplaces may project over a side yard, but not more than two feet.
(4) Rear Yard. Where any rear yard is required, no building shall hereafter be erected or altered so that any portion thereof may be nearer to the rear lot line than the distance indicated by the required rear yard, except:
(a) Eaves, cornices, steps, platforms, and open porches may extend into the rear yard, but not more than four feet;
(b) An open or enclosed porch shall be considered part of a building in the determination of the rear yard setback and lot coverage.
(5) Commercial Yard Exception Requirements. Where a lot in a commercial district abuts or adjoins a front, side or rear yard in a residential district, any building on the commercial lot shall conform to and meet the front, side or rear yard setbacks in the adjoining residentially zoned lot;
(6) Residential Yards in Commercial Districts. Nonconforming residential uses in commercial or industrial districts must maintain residential setbacks as provided in PMC 25.45.050; and
(7) Vision Triangle. No building, wall, fence or other structure higher than 36 inches above curb grade shall be placed in a C-3 or I-1 district within any vision triangle, the equal legs of which are formed by lines measured 20 feet along the property line from the intersection of two streets, or 15 feet from the intersection of a street and alley. [Ord. 3603 § 1, 2003; Ord. 3354 § 2, 1999; Code 1970 § 25.74.030.]