25.97.055 Medium density residential

25.97.055 Medium density residential.

The intent of medium density residential land use is to allow small lot single-family homes, both attached and detached, as well as duplexes, triplexes or multiplexes, and townhomes.

(a) Minimum density: six dwelling units per acre

(b) Maximum density: 29 dwelling units per acre

Building Type	R-2	R-3	R-4
Single-family detached (minimum)	5,000 sf/du	3000 sf/du	2000 sf/du
Single-family residential – attached
Townhome/row house (minimum)	3,000 sf/du	2,000 sf/du	1,500 sf/du
Duplex, triplex, fourplex (minimum)	2,500 sf/ du	2,000 sf/du	1,500 sf/du
Cottage/courtyard housing (minimum lot size for 4 units minimum to 12 units maximum)¹	2,000 sf/du	1,800 sf/du	1,500 sf/du
Multiplex (minimum)	Based on the Comprehensive Plan density, site design and parking standards
Notes: 1. Lot size averaging shall apply according to PMC 21.20.070, Lot size averaging.

(a) Lot standards shall comply with the standards for R-2, R-3 and R-4 zoning districts. A maximum 20 percent of deviation from lot size, width, and frontage can be allowed if the average of all lots in the development complies with the standards, and if the development achieves a better quality of development by deviating from these standards. Lot size averaging must not reduce the net density. The above table indicates lot size requirements.

(b) Lot width, frontage, coverage, and building height and setbacks shall be according to the standards for R-2, R-3 and R-4 zoning districts.

(a) For multiple units, the distance or length of the driveway approach to the parking shall be no less than 15 feet.

(b) Vehicular access and driveway locations shall be located to minimize impact on pedestrian/bike routes.

(d) Duplexes, triplexes and fourplexes shall have shared driveway access from public street.

(e) Minimum width of shared driveway and/or internal access roads shall be 26 feet with a turning radius of 26 feet except as provided in PMC 21.20.060.

(f) When driveways of individual dwelling units consist of more than 50 percent of the lot width, developments must avoid repeated curb-cuts from public streets in order to provide safe pedestrian movement. At least one of the following design approaches shall be followed:

(i) Use shared driveways in order to reduce individual driveways from the main access road.

(ii) Driveway access from private streets and/or alleys.

(iii) Place the sidewalk behind the curb-cut and with minimum 20-foot driveway depth from the back of the sidewalk.

(g) For multi-units, internal access roads connecting parking lots and dwelling units shall be easily identifiable.

(h) For apartments and multiplexes, dedicated pedestrian network between parking lots, public streets and sidewalks, open spaces, and community facilities shall be provided.

(i) Developments shall provide pedestrian and bicycle access within and onto the site. Access points onto the site shall be provided (a) approximately every 330 feet to 660 feet along existing and proposed perimeter sidewalks and walkways, and (b) at all arrival points to the site, including abutting street intersections, crosswalks, and transit and school bus stops. In addition, access points to and from adjacent lots shall be coordinated to provide circulation patterns between sites.

(j) Walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances. Walkways shall be provided when the pedestrian access point onto the site, or any parking space, is more than 60 feet from the building entrance or principal on-site destination.

(k) A cluster or multiple clusters of dwelling units and parking shall be considered to break down the long and linear circulation pattern.

(l) A network of pedestrian connections shall be provided between parking lots, street sidewalks, open spaces, community facilities and buildings.

(m) Pedestrian walkways shall connect with public parks, open spaces and/or common areas within the development and in the vicinity.

(n) Pedestrian access must be clearly visible from the street and parking lots.

(o) Minimum width of a hard surfaced walkway shall be according to the ADA standards.

(p) Walkways must be adequately lit to meet the industry and City standards. All lighting, material and surface standards shall meet the PMC.

(q) Walkways must be maintained by the owner or owners’ association.

(a) Building setbacks shall be in accordance with the table below:

HOME TYPE	Minimum Building Setbacks
HOME TYPE	Front	Rear	Side
SFDU – Detached, Duplexes (Living Unit)	15'*	15'	5'
SFDU – Attached, Townhome, Cottage Housing, Multiplex/Apartments^	12'**,+	15'	5'
*Permitted when/if attached garage is set back at least 20', or accessed via rear alley or shared private driveway; no encroachment of a utility easement permitted.
**Permitted when shared driveway is used and parking is located in middle or rear of development.
+When building is accessed directly from public streets, standards of SFDUs-detached shall apply.
^Multiplex/apartments or mixed-use buildings permitted without a minimum setback if abutting a sidewalk 8' or wider and has garage or parking located on the back or side of the site. A 5' landscaping buffer setback is required when the abutting sidewalk width is less than 8'.

(b) Front yard setback for single-family detached dwellings and duplexes shall be as follows:

(i) The living unit of a home may be set back from the back of the sidewalk or property line, whichever is closer to the building, a minimum of 15 feet if the attached garage is set back at least 20 feet from the back of the sidewalk, or if the garages are accessed from alleyways or private shared driveway.

(ii) A setback of 15 feet from the back of the sidewalk is allowed when parking and garages are located on the rear side.

(i) A setback 12 feet from the back of the sidewalk or property line, whichever is closer to the building, is allowed when shared driveway is used, and parking area is located in the middle, side or rear side of the development. Building structure shall not encroach upon any utility easements required by the City.

(ii) When buildings are accessed directly from a public street without a shared driveway, subsection (4)(a) of this section shall apply.

(iii) Multiplex/apartments buildings, or townhomes as part of a mixed-use building, are allowed without any setback when they abut an eight-foot or wider sidewalk (including street tree planting boxes), and the building has garage parking or parking is located on the side or back of the building.

(iv) For sidewalks less than eight feet wide, multiplex buildings shall add a minimum of five feet of landscaping in between the sidewalk and building or expand the sidewalk for an additional five feet to be maintained by the property owner or the homeowners’ association. Additional setback may be required to accommodate easements, street or sidewalk improvements, or public plazas.

(v) Side yard setback shall be five feet for all housing types.

(vi) No side yard setback is required for attached dwelling units in zero lot lines; corners of zero lot lines shall have a five-foot setback.

(vii) Rear yard setback shall be 15 feet for all housing types.

(viii) Rear yard setback for single-family attached dwelling units and multiplexes shall be 15 feet minimum.

(ix) Lots with alleyways or private driveways and garages accessed from alley shall have a five-foot rear yard setback for the garage portion from alley. Additional setback may be required if needed for vehicle turning radius into garage. Rear yard setback for the living portion shall be according to standards identified in this section.

(a) All residential site and building design standards in Chapter 25.175 PMC, such as treatment of the corner lots, entrance, orientation, open space, landscaping, signage, lighting, building height, bulk and scale, shall apply.

(b) Residential developments should orient to surrounding uses, including residential and nonresidential areas, in a way that encourages compatible development patterns, character, and appearances.

(d) Address the critical issues of site layout that influence a compatible and integrated neighborhood character, including, but not limited to, vehicular access, pedestrian connectivity, building orientations, and common spaces.

(e) Limit street connections for individual residential homes off major roadways, including highways, principal arterials, and other designated mobility corridors, to mitigate development impacts on the roadway system.

(f) Site entryways, primary circulation patterns, and connections to adjacent uses should appear and function like complete streets with sidewalks and pedestrian amenities rather than oriented to accommodate only vehicles.

(g) Strategically locate common and open spaces and site amenities to encourage and support pedestrian activities. [Ord. 4659 § 2, 2023.]