Chapter 19.45
DENSITY AND DIMENSION
Sections:
19.45.010 Purpose.
19.45.020 Tables.
19.45.030 Density standards.
19.45.040 Setback standards.
19.45.050 Height standards.
19.45.060 General development standards.
19.45.070 Fences, bulkheads, retaining walls.
19.45.080 Floor area ratio (FAR) standards.
19.45.090 Compliance with density and minimum lot size standards.
19.45.100 Density and dimension table notes.
19.45.010 Purpose.
The purpose of this chapter is to establish density and dimensional standards for development.
(Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.020 Tables.
A. Interpretation of Tables. The density and dimension tables located at the end of this chapter are arranged in a matrix format. Development standards are listed down the left side of both tables and the zones and overlay zones are listed across the top. The matrix cells contain the minimum dimensional requirements of the zone. The footnotes in the matrix identify specific requirements applicable either to a specific use or zone or overlay zone. A blank box indicates that the cell is not applicable.
(Ord. 443 § 1 (Exh. A), 2005; Ord. 409 § 7, 2004; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.030 Density standards.
All density provisions shall be calculated in dwelling units per acre (du/ac). The calculation shall be based upon the net acreage, subtracting out land that, by City, state or federal regulation, is unbuildable. This would include any areas such as, but not limited to, wetlands, wetland buffers, floodways, steep slopes, and streets (except as provided in Chapter 17.35 UPMC), lands below the ordinary high water mark, and lands set aside (by dedication or easement) for public or private streets, excluding alleys. Land that may be difficult or expensive to build upon, but where development is not prohibited, would still count as buildable acreage. (See also Chapter 19.10 UPMC, Definitions, “Density.”) When calculating density, no rounding is used.
(Ord. 559 § 4 (Exh. A), 2009; Ord. 514 § 3, 2008; Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.040 Setback standards.
A. Setback Measurement. A setback is measured from the edge of a street. Where there is no street, a setback is measured from the property line. Setbacks are not measured from driveways unless the driveway is built on an access easement in which case a minimum eight-foot setback measured from the edge of the access easement is required. An eight-foot setback is required from portions of hammerhead turnarounds used only for emergency vehicle access. A setback is measured to the leading edge of a structure or the foundation of a building. Once setbacks have been established by the placement of structures on the lot, the established setbacks shall be maintained. See Figure 1.
B. Pipestem Lots. The owner of a pipestem where the pipestem is either part of the lot or an easement to the lot may select one of the following setbacks:
1. Minimum 15 feet from all property lines for both principal and accessory structures.
2. A 25-foot setback from a line drawn parallel to the street, at the street end of the pipestem, with all other applicable side and rear yard setbacks for the zone. See Figure 2.
C. Where the City has acquired easements for right-of-way purposes for property in the Mixed Use, Mixed Use – Office, Commercial and Town Center zones, the City may reduce the minimum required setback to 10 feet from the edge of the right-of-way or easement.
D. Where the City has acquired easements for right-of-way purposes for property in the Neighborhood Commercial zone, the City may reduce the minimum required setback to 15 feet from the edge of the right-of-way or easement.
E. Designation of Required Setbacks. All lots must contain at least one front yard setback except pipestem lots. A front yard setback shall be required abutting each street. Corner lots and through lots may have two or more front yards. All lots must contain one rear yard setback except for through and pipestem lots. All other setbacks will be considered side yard setbacks.
1. Corner Lots Exception. If a lot abuts the intersection of two or more streets, the front yard setback on one side of the lot may be reduced to 15 feet, provided the reduced yard does not abut an arterial street and garages and carports are set back at least 25 feet. See Figure 3.
F. Through Lots. In the case of a through lot, a front yard setback is required abutting each street right-of-way. However, no rear yard setback is required. See Figure 4.
G. Front Yard Setback Averaging. Averaging may be used to reduce a front yard setback requirement when a principal building has been legally established on an abutting lot(s) within the required yard. This provision shall not apply if the abutting lot(s) has received a reduced setback based upon a discretionary land use approval. This exception shall be calculated as follows: See Figure 5.
1. Averaging shall be calculated by adding the existing front yard setbacks of the abutting lots together and dividing that figure by two.
2. In the case of a corner lot or when an abutting lot is vacant, averaging shall be calculated by adding the front yard setback of the abutting developed lot with the minimum front yard setback of the zone in which the construction is proposed and dividing that figure by two.
H. Slopes. If the topography of a lot is such that the minimum front yard setback line is eight feet or more above the street grade, and there is no reasonable way to construct a driveway up to the dwelling unit level, a garage/carport may be built into the bank and set at least five feet back from the right-of-way.
I. Detached Accessory Structures – Exceptions.
1. Detached accessory structures including, but not limited to, garages, carports, garden sheds, and other accessory buildings may be placed in the required side and/or rear yard setback or a front yard which abuts an alley subject to the following requirements: See Figure 6.
a. The total area of structures shall be no larger than 600 square feet in gross floor area;
b. Maintain five-foot minimum side and rear yard setbacks;
c. Have no portion of the structure, such as eaves, closer than three feet from any property line;
d. Be no greater than 15 feet in height; and
e. Be no closer than five feet to the primary structure.
2. Large children’s play equipment such as swing sets, big toys, and swimming pools (above and in-ground) shall be set back a minimum of five feet from a side and/or rear property boundary.
3. Children’s play equipment, excluding swimming pools, may be placed in the required front yard; provided, that a minimum 15-foot front yard setback is maintained.
4. Detached accessory structures located within a small lot or multifamily development shall comply with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
J. Bus Shelters. School district or transit authority bus shelters may be located within a front yard setback when located on private property if they do not exceed 50 square feet of floor area and one story in height; provided, all applicable site distance requirements are met.
K. Projection Exception.
1. Projections including, but not limited to, fireplace structures, bay or garden windows, enclosed stair landings, or covered but unenclosed porches may project into any setback; provided such projections are:
a. Limited to two per required yard.
b. Not wider than 10 feet.
c. Not more than two feet into an interior or rear yard setback.
d. Not more than three feet into a front yard setback.
2. Uncovered decks which do not exceed 30 inches (not including railings) from finished lot grade may project into any setback; provided, such projections do not extend more than five feet into a front yard setback, three feet into a side yard setback, and 15 feet into a rear yard setback. In no case shall a deck encroach further into a yard than 50 percent of the setback.
3. Wheelchair ramps may project into any required setback.
4. Eaves may extend 24 inches into a required setback.
5. Patios, paved walkways and driveways may extend to property lines.
6. Projection exceptions for small lot or multifamily development shall comply with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
L. Rear Yards Exception. In the case of triangular or otherwise irregularly shaped lots, a line 10 feet in length entirely within the lot, parallel to and at a maximum distance from the front lot line, may be considered the “rear lot line” at the owner’s discretion. See Figure 7.
M. Exemption for Personal Wireless Telecommunication Facilities. Setback exemptions for personal wireless telecommunication facilities are provided in Chapter 23.45 UPMC.
N. Variances to Exceptions Not Permitted. An exception is not allowed when a variance has already been granted for the same purpose. For example, a side yard projection exception may not be used if a side yard variance has been granted to extend the same structural component into the required side yard setback.
(Ord. 559 § 4 (Exh. A), 2009; Ord. 514 § 3, 2008; Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.050 Height standards.
A. No residential accessory structure shall exceed the height of the principal structure, except barns on property exceeding five acres.
B. Building lots shall not be modified by placement of fill for the purpose of raising the grade level from which building height is measured. Typical modifications necessary to allow development or redevelopment of a site shall be permitted; provided, that the modifications are functionally necessary and represent the minimal intervention required to establish the use on the site. Typical modifications include, but are not limited to, providing access to the structure, ensuring slope stability and/or facilitating on-site stormwater management.
C. Exceptions. Height standards shall not apply to the following:
1. Church spires, belfries, domes, chimneys, antennas, satellite dishes, ventilation stacks, or similar structures; provided, the structure is set back from all property lines a distance equal to the height of the structure.
2. Rooftop Mechanical Equipment. All rooftop mechanical equipment may extend 10 feet above the height limit of the zone; provided, all equipment is set back 10 feet from the edge of the roof.
3. Personal Wireless Telecommunication Antenna. See Chapter 23.45 UPMC.
(Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 387 § 2, 2003; Ord. 307 § 2, 2001).
19.45.060 General development standards.
A. Existing Lot – Single-Family Dwelling Permitted. In any zone that permits a single-family dwelling unit, a single-family dwelling unit and permitted accessory structures may be constructed or enlarged on one lot which cannot satisfy the density and minimum lot dimension requirements of the zone where the lot was legally created prior to the effective date of the ordinance codified in this section. This section shall not waive the requirements for setbacks and height of the zone in which the lot is located. Single-family dwellings located on substandard lots shall comply with the maximum height, FAR and impervious surface coverage standards specified for small lot development in the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
B. Repealed by Ord. 394.
C. Legally Created Lots – Development Permitted – Proof.
1. Development shall be permitted only on legally created lots.
2. To establish that a lot has been legally created, the applicant must provide one of the following:
a. A copy of formal plat, short plat, or large lot subdivision approved by Pierce County or the City of University Place separately describing the lot.
b. A copy of the boundary line adjustment or lot combination separately describing the lot.
c. Documentation that the creation of the lot was exempt from the provisions of the applicable subdivision regulations.
d. A deed, contract of sale, mortgage, recorded survey, or tax segregation executed prior to August 13, 1974, that separately describes the lot.
D. Newly created lots shall be of such shape that a circle with a diameter equal to the minimum lot width specified in the density and dimensions table in UPMC 19.45.080 can fit within the boundary of the lot. See Figure 8.
(Ord. 559 § 4 (Exh. A), 2009; Ord. 514 § 3, 2008; Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.070 Fences, bulkheads, retaining walls.
A. Fences. Any artificially constructed barrier of any material or combination of materials erected to enclose, screen, or separate areas may be erected within required setbacks as follows; provided, that all applicable site distance requirements are met: See Figure 9.
1. Side and rear setbacks to a maximum height of six feet.
2. Front yard setbacks to a maximum height of four feet.
3. Except that in required front yard setbacks for houses fronting on and facing an arterial street, the maximum height shall be six feet.
B. The total height of a fence located on a retaining wall or berm shall not exceed a height of 12 feet within a required setback area. Fences on the high side of the wall or berm located a horizontal distance less than or equal to the height of the fence from the face of the wall or berm shall be considered to be located on the wall or berm. The height shall be measured from the top of the fence to the grade on the low side of the retaining wall or berm.
The total height of the fence itself, measured from the top of the fence to the top of the retaining wall or berm, shall not exceed six feet.
Fences located on a retaining wall or berm outside required setback areas shall not exceed the building height of the zone; provided, that the fence itself shall not exceed six feet.
C. Fences located within a small lot or multifamily development shall comply with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
(Ord. 559 § 4 (Exh. A), 2009; Ord. 443 § 1 (Exh. A), 2005; Ord. 394 § 1, 2003; Ord. 307 § 2, 2001).
19.45.080 Floor area ratio (FAR) standards.
A. The intent of FAR standards is to ensure the size of new homes in small lot and cottage developments and on existing substandard lots of record will be scaled proportionally to the size of the lots on which they are situated so that new infill development will be generally consistent in scale and proportion with previously constructed homes and neighborhoods in the City. FAR standards should be used in conjunction with other bulk requirements and design standards and guidelines to be effective in achieving this intent.
B. FAR is the ratio of the total floor area of buildings on a site to the size of the land at that location. FAR is the total building square footage divided by the total site area square footage, except as noted below.
C. Floor area for purposes of calculating FAR and maximum floor area does not include the following:
1. Attic floor area with less than five feet of ceiling height, as measured between the finished floor and the supporting members for the roof, and attics with structural roof trusses and usable attic space that is completely contained within the roof area (excluding dormers).
2. Basement floor area with a ceiling height less than four feet above the average finished grade, as defined in UPMC 19.10.030. Ceiling height will be measured to the top of the structural members of the floor above.
3. The first 600 square feet of detached accessory building floor area on a lot.
4. Uncovered and covered decks, porches, and walkways.
D. Floor area with a ceiling height greater than 16 feet shall be calculated at twice the actual floor area toward allowable FAR.
E. FAR is calculated using a site’s buildable area, including private street area, and excluding critical areas and their required associated buffers.
F. FAR shall not exceed the standards established in UPMC 19.45.100.
(Ord. 559 § 4 (Exh. A), 2009).
19.45.090 Compliance with density and minimum lot size standards.
Base densities are established in UPMC 19.45.100 for each zoning district that allows residential use. In R1 and R2 districts, these densities may be achieved outright in short plats and conventionally platted subdivisions when newly established lots meet the specified minimum lot size. R1 and R2 developments that meet minimum lot size standards are assumed to comply with base density requirements.
For small lot developments that achieve reduced lot sizes in exchange for the provision of open space and greater amenities, densities may be increased above the specified base density to the limit specified in UPMC 19.45.100. For these types of projects, compliance with density standards instead of minimum lot size standards is required.
Base densities are also provided for residential development in the MF-L, MF-H, MU-O, MU, NC and TC districts. Compliance with density standards instead of minimum lot size standards is required for multifamily units in these districts.
(Ord. 559 § 4 (Exh. A), 2009).
19.45.100 Density and dimension table notes.
1. Base Density. These densities may be achieved outright by following the applicable development and design standards.
2. Mixed Use Development. Multifamily residential development is only permitted in conjunction with a permitted commercial use and subject to applicable design standards.
3. Maximum density in R1, R2 or specified overlay districts may only be achieved through approval of a small lot development designed in accordance with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC. Maximum density in MF-L, MF-H, MU-O, NC or MU districts may only be achieved for a multifamily project that receives Washington State Housing Finance Commission approval for a Low Income Housing Tax Credit (LIHTC) and is designed in accordance with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
4. Side and Rear Yard Setbacks. A side or rear yard setback is not required in IB, C, TC, MU, NC, and MU-O zones if the parcel does not abut an R1 or R2 zone. If abutting an R1 or R2 zone, a 30-foot setback is required along the abutting lot line(s), unless the subject parcel is in a transition overlay in which case a 20-foot setback is required along the abutting lot line(s).
5. Fifteen feet is a minimum setback requirement. Maximum setback is 20 feet. However, see also design standards (Chapter 19.50 UPMC).
6. Refer to underlying zone.
7. Single-family and duplex uses in these zones may, at their option, use minimum setbacks of the R1 zone.
8. Single-family attached units shall meet all R1 setback requirements except for the common lot line where the side yard setback may be zero feet. The remaining side yard, if not attached, shall be set back eight feet.
9. Mixed use (MU) zoned properties on the north side of 27th Street West between Grandview Drive and Crystal Springs Road may increase height and density in accordance with UPMC 19.55.080.
10. Density and dimension standards are contained in the Chambers Creek properties design standards and guidelines.
11. Detached one-story garages may be set back a minimum of five feet providing sight distance is maintained.
12. The front yard setback shall be the distance between the existing house and the railroad right-of-way or 20 feet, whichever is less.
13. Town Center Overlay Zone Setbacks.
a. Front Yard. No setback is required from streets except at significant corners where a 20-foot setback is required;
b. Rear Yard. A rear yard setback is not required if the parcel does not abut a parcel in the R1 or R2 zone. If abutting a parcel in the R1 or R2 zone, a 50-foot setback is required along the abutting lot lines;
c. Side Yard. A side yard setback is not required. If a side yard setback is provided, a minimum of 10 feet is required.
14. Within the Town Center overlay zone, structures on the west side of Bridgeport Way shall not exceed 75 feet in height. Between Bridgeport Way and 74th Avenue East, height shall not exceed 120 feet. East of 74th Avenue West, height shall not exceed 55 feet. Specific height requirements and exceptions are provided in the Town Center design standards.
15. Newly created lots shall be of such shape that a circle with a diameter equal to the minimum specified lot width can fit within the boundary of the lot. Minimum lot widths for small lot developments shall be determined through the administrative design review process.
16. Minimum lot sizes for detached single-family dwelling/duplex dwelling or new lots created through a short plat or conventional preliminary plat/final plat process. Minimum lot size for small lot or multifamily developments shall be determined through the administrative design review process. A legally nonconforming duplex lot existing prior to the effective date of this section may be subdivided into two attached single-family lots, one or both of which may contain less than the required lot area.
17. Lot coverage refers to the percentage of a lot covered by buildings. For small lot developments, the lot coverage standard applies to buildings, private streets, parking lots, driveways and other impervious surfaces combined.
18. Review Chapter 19.52 UPMC for additional information regarding setbacks, height, density and design standards for the Town Center zone.
19. Setbacks for small lot developments shall be in accordance with the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC.
20. See the “Design Standards and Guidelines for Small Lot and Multifamily Development” adopted pursuant to Chapter 19.53 UPMC for additional information regarding height limits for small lot developments.
21. Floor area ratios for small lot development are based on the average for the entire project; FARs for individual lots may vary. See UPMC 19.45.080 for additional information concerning FAR standards.
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ZONE CLASSIFICATIONS |
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DENSITY AND DIMENSIONS (SETBACKS) |
R1 |
R2 |
MF-L |
MF-H |
MU-O |
NC |
TC |
MU (9) |
C |
LI-BP |
|
Base Density (du/ac) (1) |
4 SFD; 5 duplex |
6 |
25 |
35 |
30 (2) |
4 |
12 (18) |
30 (2) |
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Maximum Density (du/ac) (3) |
6 small lot housing |
9 small lot housing |
30 |
40 |
35 |
6 |
|
35 |
|
|
|
Minimum Lot Size (16) |
9,000 detached SFD, 6,750 attached SFD, and 13,500 duplex in conventional plat; none specified for small lot housing |
6,000 SFD, 12,000 duplex in conventional plat; none specified for small lot housing |
4,000 |
2,500 |
4,000 |
4,000 |
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4,000 |
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Minimum Lot Width (15) |
60' |
55' |
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Maximum Lot Coverage |
50% (17) |
50% (17) |
50% |
45% |
45% |
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45% |
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Setback, Arterial Streets |
25' (19) |
25' (19) |
25' |
15'/20' min/max (5) |
25' |
0'/10' min/max (18) |
15'/20' min/max (5) |
15'/20' min/max (5) |
35' |
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Setback, Other Roads |
25' (19) |
25' (19) |
25' |
15'/20' min/max (5) |
20' |
0'/10' min/max (18) |
15'/20' min/max (5) |
15'/20' min/max (5) |
25' |
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Setback, Rear (4) |
30' (19) |
30' (19) |
0'/30' (7) |
0'/30' (7) |
0'/30' (7) |
0'/30' |
0'/30' (7) |
0'/30' |
0'/50' |
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Setback, Side (4) |
8' (8) (19) |
8' (8) (19) |
0'/30' (7) (8) |
0'/30' (7) (8) |
0'/30' (7) (8) |
0'/30' |
0'/30' (7) (8) |
0'/30' |
0'/50' |
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Maximum Height |
35' SFD or duplex, 30' small lot (20) |
35' SFD or duplex, 30' small lot (20) |
45' |
45' |
40' |
40' (18) |
45' |
45' |
40' |
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Floor Area Ratio (FAR) |
.40 average and .45 maximum for small lot housing; .40 maximum for existing substandard lot (21) |
.40 average and .45 maximum for small lot housing; and .40 for existing substandard lot (21) |
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NOTE: Density and Dimension Table identifies setbacks; however, in certain instances, landscaping requirements may exceed minimum setback requirements. |
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OVERLAY ZONES |
Town Center |
Chambers Creek Properties (10) |
Public Facility (6) |
Transition Properties |
Day Island |
Day Island South Spit |
Sunset Beach |
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|
TCO |
CCPO |
PFO |
TPO |
DI |
DIS |
SB |
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Base Density (du/ac) (1), (2) |
20 |
|
|
(6) |
4 |
4 |
4 |
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Maximum Density (du/ac) |
60 |
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|
(6) |
6 (3) |
6 (3) |
6 (3) |
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Setback, Arterial Streets (10) |
0/20 |
|
|
(6) |
NA |
NA |
NA |
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Setback, Other Roads |
0/20 (13) |
|
|
25' |
20' (11) |
0 |
0/20 (12) |
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Setback, Rear (4) |
0/50 (13) |
|
|
(6) |
20' |
0 |
30' |
|
Setback, Side (4) |
0/10 (13) |
|
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(4) |
5' |
0 |
5 Total |
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Height (14) |
75/120/55 |
|
|
(6) |
35' |
30' |
35' |
(Ord. 559 § 4 (Exh. A), 2009; Ord. 544 § 1 (Exh. A), 2009; Ord. 514 § 3, 2008; Ord. 470 § 1 (Exh. A), 2006; Ord. 443 § 1 (Exh. A), 2005; Ord. 441 § 1, 2005; Ord. 422 § 2, 2004; Ord. 409 § 7, 2004; Ord. 394 § 1, 2003. Formerly 19.45.080).