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21A12 - Title 21A - ZONING (21A12)

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21A12 - Title 21A - ZONING (21A12)

DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS 21A.12

    Chapter 21A.12

    DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS

    Sections:

     21A.12.010 Purpose.

     21A.12.020 Interpretation of tables.

     21A.12.030 Densities and dimensions - residential zones.

     21A.12.040 Densities and dimensions - Resource and commercial/industrial zones.

     21A.12.050 Measurement methods.

     21A.12.060 Minimum urban residential density.

     21A.12.070 Calculations - allowable dwelling units lots or floor area.

     21A.12.080 Calculations - site area used for base density and maximum density floor area

     calculations.

     21A.12.085 Calculations - Site area used for minimum density calculations.

     21A.12.087 Minimum density adjustments for moderate slopes.

     21A.12.090 Lot area - Prohibited reduction.

     21A.12.100 Lot area - Minimum lot area for construction.

     21A.12.110 Measurement of setbacks.

     21A.12.120 Setbacks - Specific building or use.

     21A.12.122 Setbacks - Livestock buildings and manure storage areas.

     21A.12.130 Setbacks - Modifications.

     21A.12.140 Setbacks - from regional utility corridors.

     21A.12.150 Setbacks - From alley.

     21A.12.160 Setbacks - Required modifications.

     21A.12.170 Setbacks - projections and structures allowed.

     21A.12.180 Height - Exceptions to limits.

     21A.12.190 Height - Limits near major airports.

     21A.12.200 Lot or site divided by zone boundary.

     21A.12.210 Sight distance requirements.

     21A.12.220 Nonresidential land uses in residential zones.

     21A.12.230 Personal services and retail uses in R-4 through R-48 zones.

     21A.12.240 Joint use driveway and easement width.

     21A.12.250 General personal service use, office/outpatient use allowed restrictions.

    (King County 12-2008)

    21A109

BLANK

21A110

DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS 21A.12.010 - 21A.12.030

     21A.12.010 Purpose. The purpose of this chapter is to establish basic dimensional standards

    for development relative to residential density and as well as specific rules for general application. The

    standards and rules are established to provide flexibility in project design, and maintain privacy between

    adjacent uses. (Ord. 10870 ? 338, 1993).

     21A.12.020 Interpretation of tables.

    A. K.C.C. 21A.12.030 and 21A.12.040 contain general density and dimension standards for the

    various zones and limitations specific to a particular zone(s). Additional rules, exceptions, and

    methodologies are set forth in K.C.C. 21A.12.050 through 21A.12.210.

     B. The density and dimension tables are arranged in a matrix format on two separate tables and

    are delineated into two general land use categories:

     1. Residential; and

     2. Resource and Commercial/Industrial.

     C. Development standards are listed down the left side of both tables, and the zones are listed

    at the top. The matrix cells contain the minimum dimensional requirements of the zone. The

    parenthetical numbers in the matrix identify specific requirements applicable either to a specific use or

    zone. A blank box indicates that there are no specific requirements. If more than one standard appears

    in a cell, each standard will be subject to any applicable parenthetical footnote following the standard.

    (Ord. 10870 ? 339, 1993).

     21A.12.030 Densities and dimensions - residential zones.

     A. Densities and dimensions - residential zones. RESIDENTIAL ZRURAL URBAN URBAN ORE-RESIDENTIAL NSERVE ES STANDARDS RA-RA-5 RA-10 RA-20 UR R-1 (17) R-4 R-6 R-8 R-12 R-18 R-24 R-48 2.5 Base Density: 0.2 0.2 0.1 0.05 0.2 1 4 6 8 12 18 24 48 Dwelling du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac Unit/Acre (21) (6) (15) Maximum Density: 0.4 6 9 12 18 27 36 72 Dwelling Unit/Acre du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ac (1) (20) (22) 12 16 24 36 48 96 8 du/ac du/ac du/ac du/ac du/ac du/ac du/ac (27) (27) (27) (27) (27) (27) (27) Minimum Density: 85% 85% 85% 80% 75% 70% 65% (2) (12) (12) (12) (18) (18) (18) (18) (18) (18) (18) (23) Minimum Lot Area (13) 1.875 3.75 7.5 ac 15 ac ac ac Minimum Lot 135 ft 135 ft 135 ft 135 ft 35 ft 35 ft 30 ft 30 ft 30 ft 30 ft 30ft 30 ft 30 ft Width (7) (7) (3) Minimum Street 30 ft 30 ft 30ft 30 ft 30 ft 20 ft 10 ft 10 ft 10 ft 10 ft 10 ft 10ft 10 ft Setback (9) (9) (9) (9) (7) (7) (8) (8) (8) (8) (8) (8) (8) (3) Minimum Interior 5 ft 10ft 10 ft 10 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft Setback (9) (9) (9) (9) (7) (7) (10) (10) (10) (10) (3) (16) Base Height 40 ft 40 ft 40 ft 40 ft 35 ft 35 ft 35 ft 35 ft 35 ft 60 ft 60 ft 60 ft 60 ft (4) (25) 45 ft 45 ft 80 ft 80 ft 80 ft (14) (14) (14) (14) (14) (25) (25) Maximum Impervious 25% 20% 15% 12.5% 30% 30% 55% 70% 75% 85% 85% 85% 90% Surface: (11) (11) (11) (11) (11) (11) (26) (26) (26) (26) (26) (26) (26) Percentage (5) (19) (19) (19) (19) (26) (26) (26) (26) (24) (26) (26)

     B. Development conditions.

     1. This maximum density may be achieved only through the application of residential density

    incentives in accordance with K.C.C. chapter 21A.34 or transfers of development rights in accordance

    with K.C.C. chapter 21A.37, or any combination of density incentive or density transfer.

     2. Also see K.C.C. 21A.12.060.

     3. These standards may be modified under the provisions for zero-lot-line and townhouse

    developments.

    21A111

    (King County 12-2008)

    21A.12.030 ZONING

     4. Height limits may be increased if portions of the structure that exceed the base height limit provide one additional foot of street and interior setback for each foot above the base height limit, but the maximum height may not exceed seventy-five feet. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from the additional interior setback requirements but the maximum height shall not exceed seventy-five feet, except for large active recreation and multiuse parks, where the maximum height shall not exceed one hundred twenty-five feet, unless a golf ball trajectory study requires a higher fence.

     5. Applies to each individual lot. Impervious surface area standards for:

     a. Regional uses shall be established at the time of permit review;

     b. Nonresidential uses in residential zones shall comply with K.C.C. 21A.12.120 and 21A.12.220;

     c. Individual lots in the R-4 through R-6 zones that are less than nine thousand seventy-six square feet in area shall be subject to the applicable provisions of the nearest comparable R-6 or R-8 zone; and

     d. A lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.

     6. Mobile home parks shall be allowed a base density of six dwelling units per acre.

     7. The standards of the R-4 zone apply if a lot is less than fifteen thousand square feet in area.

     8. At least twenty linear feet of driveway shall be provided between any garage, carport or other fenced parking area and the street property line. The linear distance shall be measured along the center line of the driveway from the access point to such garage, carport or fenced area to the street property line.

     9.a. Residences shall have a setback of at least one hundred feet from any property line adjoining A, M or F zones or existing extractive operations. However, residences on lots less than one hundred fifty feet in width adjoining A, M or F zones or existing extractive operations shall have a setback from the rear property line equal to fifty percent of the lot width and a setback from the side property equal to twenty-five percent of the lot width.

     b. Except for residences along a property line adjoining A, M or F zones or existing extractive operations, lots between one acre and two and one-half acres in size shall conform to the requirements of the R-1 zone and lots under one acre shall conform to the requirements of the R-4 zone.

     10.a. For developments consisting of three or more single-detached dwellings located on a single parcel, the setback shall be ten feet along any property line abutting R-1 through R-8, RA and UR zones, except for structures in on-site play areas required in K.C.C. 21A.14.190, which shall have a setback of five feet.

     b. For townhouse and apartment development, the setback shall be twenty feet along any property line abutting R-1 through R-8, RA and UR zones, except for structures in on-site play areas required in K.C.C. 21A.14.190, which shall have a setback of five feet, unless the townhouse or apartment development is adjacent to property upon which an existing townhouse or apartment development is located.

     11. Lots smaller than one-half acre in area shall comply with standards of the nearest comparable R-4 through R-8 zone. For lots that are one-half acre in area or larger, the maximum impervious surface area allowed shall be at least ten thousand square feet. On any lot over one acre in area, an additional five percent of the lot area may be used for buildings related to agricultural or forestry practices. For lots smaller than two acres but larger than one-half acre, an additional ten percent of the lot area may be used for structures that are determined to be medically necessary, if the applicant submits with the permit application a notarized affidavit, conforming with K.C.C. 21A.32.170A.2.

     12. For purposes of calculating minimum density, the applicant may request that the minimum density factor be modified based upon the weighted average slope of the net buildable area of the site in accordance with K.C.C. 21A.12.087.

     13. The minimum lot area does not apply to lot clustering proposals as provided in K.C.C. chapter 21A.14.

     14. The base height to be used only for projects as follows:

     a. in R-6 and R-8 zones, a building with a footprint built on slopes exceeding a fifteen percent finished grade; and

     b. in R-18, R-24 and R-48 zones using residential density incentives and transfer of density credits in accordance with this title.

    21A112

(King County 12-2008)

    DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS 21A.12.030

     15. Density applies only to dwelling units and not to sleeping units.

     16. Vehicle access points from garages, carports or fenced parking areas shall be set back from the property line on which a joint use driveway is located to provide a straight line length of at least twenty-six feet as measured from the center line of the garage, carport or fenced parking area, from the access point to the opposite side of the joint use driveway.

     17.a. All subdivisions and short subdivisions in the R-1 zone shall be required to be clustered if the property is located within or contains:

     (1) a floodplain;

     (2) a critical aquifer recharge area;

     (3) a regionally or locally significant resource area;

     (4) existing or planned public parks or trails, or connections to such facilities;

     (5) a category type S or F aquatic area or category I or II wetland;

     (6) a steep slope; or

     (7) an urban separator or wildlife habitat network designated by the Comprehensive Plan or a community plan.

     b. The development shall be clustered away from critical areas or the axis of designated corridors such as urban separators or the wildlife habitat network to the extent possible and the open space shall be placed in a separate tract that includes at least fifty percent of the site. Open space tracts shall be permanent and shall be dedicated to a homeowner's association or other suitable organization, as determined by the director, and meet the requirements in K.C.C. 21A.14.040. On-site critical area and buffers and designated urban separators shall be placed within the open space tract to the extent possible. Passive recreation, with no development of recreational facilities, and natural-surface pedestrian and equestrian trails are acceptable uses within the open space tract.

     18. See K.C.C. 21A.12.085.

     19. All subdivisions and short subdivisions in R-1 and RA zones within the North Fork and Upper Issaquah Creek subbasins of the Issaquah Creek Basin (the North Fork and Upper Issaquah Creek subbasins are identified in the Issaquah Creek Basin and Nonpoint Action Plan) and the portion of the Grand Ridge subarea of the East Sammamish Community Planning Area that drains to Patterson Creek shall have a maximum impervious surface area of eight percent of the gross acreage of the plat. Distribution of the allowable impervious area among the platted lots shall be recorded on the face of the plat. Impervious surface of roads need not be counted towards the allowable impervious area. Where both lot- and plat-specific impervious limits apply, the more restrictive shall be required.

     20. This density may only be achieved on RA 2.5 zoned parcels receiving density from rural forest focus areas through a transfer of density credit pursuant to K.C.C. chapter 21A.37.

     21. Base density may be exceeded, if the property is located in a designated rural city urban growth area and each proposed lot contains an occupied legal residence that predates 1959.

     22. The maximum density is four dwelling units per acre for properties zoned R-4 when located in the Rural Town of Fall City.

     23. The minimum density requirement does not apply to properties located within the Rural Town of Fall City.

     24. The impervious surface standards for the county fairground facility are established in the King County Fairgrounds Site Development Plan, Attachment A to Ordinance 14808 on file at the department of natural resources and parks and the department of development and environmental services. Modifications to that standard may be allowed provided the square footage does not exceed the approved impervious surface square footage established in the King County Fairgrounds Site Development Plan Environmental Checklist, dated September 21, 1999, Attachment B to Ordinance 14808, by more than ten percent.

     25. For cottage housing developments only:

     a. The base height is eighteen feet.

     b. Buildings have pitched roofs with a minimum slope of six and twelve may extend up to twenty-five feet at the ridge of the roof.

    21A113

    (King County 12-2008)

    21A.12.030 - 21A.12.040 ZONING

     26. Impervious surface does not include access easements serving neighboring property and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of King County Code requirements to locate features over which the applicant does not have control.

     27. Only in accordance with K.C.C. 21A.34.040.F.1.g. and F.6. (Ord. 16267 ? 25, 2008: Ord. 15245 ? 6, 2005: Ord. 15051 ? 126, 2004: Ord. 15032 ? 17, 2004: Ord. 14808 ? 4, 2003: Ord. 14807 ? 7, 2003: Ord. 14429 ? 2, 2002: Ord. 14190 ? 33, 2001: Ord. 14045 ? 18, 2001: Ord. 13881 ? 1, 2000: Ord. 13571 ? 1, 1999: Ord. 13527 ? 1, 1999: Ord. 13274 ? 10, 1998: Ord. 13086 ? 1, 1998: Ord. 13022 ? 16, 1998: Ord. 12822 ? 6, 1997: Ord. 12549 ? 1, 1996: Ord. 12523 ? 3, 1996: Ord. 12320 ? 2, 1996: Ord. 11978 ? 4, 1995: Ord. 11886 ? 5, 1995: Ord. 11821 ? 2, 1995: Ord. 11802 ? 3, 1995: Ord. 11798 ? 1, 1995: Ord. 11621 ? 41, 1994: Ord. 11555 ? 5, 1994: Ord. 11157 ? 15, 1993: Ord. 10870 ? 340, 1993).

     21A.12.040 Densities and dimensions - resource and commercial/industrial zones.

     A. Densities and dimensions - resource and commercial/industrial zones. RESOURCE COMMERCIAL/INDUSTRIAL AGRICULTURE F M NEIGHBOR-COMMUNITREGIONAL O I Z O I HOOD Y BUSINESS F N O R N BUSINESS BUSINESS F D N E E I U E S R C S S T A E T L R I A L STANDARDS A-10 A-35 F M NB CB RB O I Base Density: 0.1 .0286 .0125 8 du/ac 48 du/ac 36 du/ac (2) 48 Dwelling du/ac du/ac du/ac (2) (2) 48 du/ac (1) du/ac Unit/Acre (2) Maximum 12 du/ac 72 du/ac 48 du/ac 72 Density: (3) (16) (3) du/ac Dwelling 16 du/ac (15) 96 du/ac 72 du/ac (16) Unit/Acre (17) (16) 96 96 du/ac (17) du/ac (17) Minimum Lot 10 35 acres 80 10 Area acres acres acres Maximum Lot 4 to 1 4 to 1 Depth/ Width Ratio Minimum 30 ft 30 ft (4) 50 ft (12) 10 ft (5) 10 ft (5) 10 ft (5) 10 ft 25 ft Street (4) (4) Setback Minimum 10 ft 10 ft (4) 100 ft (12) 20 ft (7) 20 ft (7) 20 ft (7) 20 ft 20 ft Interior (4) (4) (14) (7) (7) Setback 50 ft (8) Base Height 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft 45 ft 45 ft (10) 45 ft (6) 60 ft (6) 65 ft (6) 65 ft 65 ft (17) (6) Maximum 1/1 (9) 1.5/1 (9) 2.5/1 (9) 2.5/1 2.5/1 Floor/Lot (9) Ratio: Square Feet Maximum 15% 10% 10% 85% 85% 90% 75% 90% Impervious 35% 35% 35% Surface: (11) (11) (11) Percentage (13)

     B. Development conditions.

     1. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed.

     2. These densities are allowed only through the application of mixed-use development standards and, in the NB zone on property in the urban area designated commercial outside of center, for stand-alone townhouse development.

     3. These densities may only be achieved through the application of residential density incentives or transfer of development rights in mixed-use developments and, in the NB zone on property

    21A114

    in the urban area designated commercial outside of center, for stand-alone townhouse development. See K.C.C. chapters 21A.34 and 21A.37.

(King County 12-2008)

    DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS 21A.12.040 - 21A.12.050

     4.a. in the F zone, scaling stations may be located thirty-five feet from property lines. Residences shall have a setback of at least thirty feet from all property lines.

     b. for lots between one acre and two and one half acres in size, the setback requirements of the R-1 zone shall apply. For lots under one acre, the setback requirements of the R-4 zone shall apply.

     c. for developments consisting of three or more single-detached dwellings located on a single parcel, the setback shall be ten feet along any property line abutting R-1 through R-8, RA and UR zones.

     5. Gas station pump islands shall be placed no closer than twenty-five feet to street front lines.

     6. This base height allowed only for mixed-use developments and for stand-alone townhouse development in the NB zone on property designated commercial outside of center in the urban area.

     7. Required on property lines adjoining residential zones.

     8. Required on property lines adjoining residential zones for industrial uses established by conditional use permits.

     9. The floor-to-lot ratio for mixed use developments shall conform to K.C.C. chapter 21A.14.

     10. Height limits may be increased if portions of the structure building that exceed the base height limit provide one additional foot of street and interior setback for each foot above the base height limit, provided the maximum height may exceed seventy-five feet only in mixed use developments. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from the additional interior setback requirement provided that the maximum height shall not exceed seventy-five feet.

     11. Applicable only to lots containing less than one acre of lot area. Development on lots containing less than fifteen thousand square feet of lot area shall be governed by impervious surface standards of the nearest comparable R-4 through R-8 zone.

     12. See K.C.C. 21A.22.060 for setback requirements in the mineral zone.

     13. The impervious surface area for any lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.

     14. Required on property lines adjoining residential zones unless a stand-alone townhouse development on property designated commercial outside of center in the urban area is proposed to be located adjacent to property upon which an existing townhouse development is located.

     15. Only as provided for walkable communities under K.C.C. 21A.34.040.F.8. well-served by transit or for mixed-use development through the application of residential density incentives under K.C.C. 21A.34.040.F.1.g.

     16. Only for mixed-use development through the application of residential density incentives under K.C.C. chapter 21A.34 or the transfer of development rights under K.C.C. chapter 21A.37. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed.

     17. Only for mixed-use development through the application of residential density incentives through the application of residential density incentives under K.C.C. chapter 21A.34 or the transfer of development rights under K.C.C. chapter 21A.37. Upper-level setbacks are required for any facade facing a pedestrian street for any portion of the structure greater than forty-five feet in height. The upper level setback shall be at least one foot for every two feet of height above forty-five feet, up to a maximum required setback of fifteen feet. The first four feet of horizontal projection of decks, balconies with open railings, eaves, cornices, and gutters shall be permitted in required setbacks. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed. (Ord. 16267 ? 26, 2008: Ord. 14190 ? 34, 2001: Ord. 14045 ? 19, 2001: Ord. 13086 ? 2, 1998: Ord. 13022 ? 17, 1998: Ord. 12929 ? 2, 1997: Ord. 12522 ? 4, 1996: Ord. 11821 ? 3, 1995: Ord. 11802 ? 4, 1995: Ord. 11621 ? 42, 1994: Ord. 10870 ? 341, 1993).

     21A.12.050 Measurement methods. The following provisions shall be used to determine

    compliance with this title:

     A. Street setbacks shall be measured from the existing edge of a street right-of-way or temporary turnaround, except as provided by K.C.C. 21A.12.150;

     B. Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot, provided that an access easement shall not be included within the circle;

     C. Building height shall be measured from the average finished grade to the highest point of the roof. The average finished grade shall be determined by first delineating the smallest square or

    21A115

    rectangle which can enclose the building and then averaging the elevations taken at the midpoint of each side of the square or rectangle, provided that the measured elevations do not include berms;

    (King County 12-2008)

    21A.12.050 - 21A.12.070 ZONING

     D. Lot area shall be the total horizontal land area contained within the boundaries of a lot; and

     E. Impervious surface calculations shall not include areas of turf, landscaping, natural vegetation or flow control or water quality treatment facilities. (Ord. 15051 ? 127, 2004: Ord. 13190 ? 16, 1998: Ord. 10870 ? 342, 1993).

     21A.12.060 Minimum urban residential density. Minimum density for residential

    development in the urban areas designated by the Comprehensive Plan shall be based on the tables in K.C.C. 21A.12.030, adjusted as provided in 21A.12.070 through 21A.12.080.

     A. A proposal may be phased, if compliance with the minimum density requirement results in noncompliance with of K.C.C. chapter 21A.28, if the overall density of the proposal is consistent with this section.

     B. Minimum density requirements may be waived by King County if the applicant demonstrates one or more of the following:

     1. The proposed layout of the lots in a subdivision or the buildings in a multiple dwelling development will not preclude future residential development consistent with the minimum density of the zone;

     2. The non-sensitive area of the parcel is of a size or configuration that results in lots that cannot meet the minimum dimensional requirements of the zone;

     3. In the R-12 through R-48 zones, the area of the parcel required to accommodate storm water facilities exceeds ten percent of the area of the site;

     4. The site contains a national, state or county historic landmark.

     C. A proposal to locate a single residential unit on a lot shall be exempt from the minimum density requirement provided the applicant either preplans the site by demonstrating that the proposed single residence would be located in a manner compatible with future division of the site in a manner that would meet the minimum density requirements, or locates the dwelling within fifteen feet of one or more of the site's interior lot lines.

     D. Alternative minimum density requirements may be imposed through county-approved property-specific development standards (P-suffix), a special district overlays in accordance with K.C.C. chapter 21A.38 or a subarea plan. (Ord. 14045 ? 20, 2001: Ord. 11555 ? 6, 1994: 10870 ? 343, 1993).

     21A.12.070 Calculations - allowable dwelling units, lots or floor area. Permitted number of

    units, or lots or floor area shall be determined as follows:

     A. The allowed number of dwelling units or lots (base density) shall be computed by multiplying the site area specified in K.C.C. 21A.12.080 by the applicable residential base density number;

     B. The maximum density (unit or lot) limits shall be computed by adding the bonus or transfer units authorized by K.C.C. chapters 21A.34 and 21A.37 to the base units computed under subsection A of this section;

     C. The allowed floor area, which excludes structured or underground parking areas and areas housing mechanical equipment, shall be computed by applying the floor-to-lot area ratio to the project site area specified in K.C.C. 21A.12.080;

     D. If calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows, except as provided in subsection E of this section:

     1. Fractions of 0.50 or above shall be rounded up; and

     2. Fractions below 0.50 shall be rounded down; and

     E. For subdivisions and short subdivisions in the RA and A zones, rounding up of the number of development units or lots is not allowed. (Ord. 14190 ? 35, 2001: Ord. 14045 ? 21, 2001: Ord. 11927 ? 1, 1995: Ord. 10870 ? 344, 1993).

    21A116

(King County 12-2008)

    DEVELOPMENT STANDARDS - DENSITY AND DIMENSIONS 21A.12.080 - 21A.12.100

     21A.12.080 Calculations - site area used for base density and maximum density floor area

    calculations.

     A. All site areas may be used in the calculation of base and maximum allowed residential

    density or project floor area.

     B. For subdivisions and short subdivisions in the RA zone, if calculations of site area for base

    density result in a fraction, the fraction shall be rounded to the nearest whole number as follows:

     1. Fractions of 0.50 or above shall be rounded up; and

     2. Fractions below 0.50 shall be rounded down. (Ord. 15051 ? 128, 2004: Ord. 14045 ? 22,

    2001: Ord. 11621 ? 43, 1994: Ord. 11555 ? 3, 1994: Ord. 10870 ? 345, 1993).

     21A.12.085 Calculations - Site area used for minimum density calculations. Minimum

    density shall be determined by:

     A. Multiplying the Base Density (Dwelling Units/Acre) as set forth in K.C.C. 21A.12.030.A by the

    net buildable area of the project site; and then

     B. Multiplying the resulting product by the Minimum Density percentage set forth in K.C.C.

    21A.12.030.A or as adjusted pursuant to the provisions of K.C.C. 21A.12.087. (Ord. 12549 ? 2, 1996:

    Ord. 11798 ? 2, 1995: Ord. 11555 ? 4, 1994).

     21A.12.087 Minimum density adjustments for moderate slopes.

     A. For purposes of calculating minimum density of sloped sites in zones R-4, R-6 and R-8, the

    following adjustment is permitted:

    Weighted Average Slope of Net Buildable Minimum Density Factor:

    Area(s) of Site:

    0% - less than 5% 85%

    5% - less than 15% 83%, less 1.5% for each 1% of average slope in

    excess of 5%

    15% - less than 40% 66%, less 2.0% for each 1% of average slope in

    excess of 15%

     B. Weighted average slope shall be calculated as follows:

     1. The applicant shall submit a topographic survey of the net buildable area(s) of the site which

    identifies distinct areas within the following slope increments: 0-5%, 5-10%, 10-15%, etc. up to 35-40%.

     2. Each slope increment will have a corresponding median slope value. This value is the

    midpoint of each slope increment. For instance, slope increments of 0-5% and 5-10% shall have median

    values of 2.5% and 7.5%, respectively.

     3. The weighted average slope shall be determined by multiplying the number of square feet in

    each area by the median slope value in that area. For example, if the net buildable area portion of a site

    is 30,000 sq. ft. of which there are 10,000 square feet of 5-10% slope and 20,000 square feet of 10-15%

    slope, the weighted average slope would be 10.8%. See the following calculation [(10,000 sq. ft. times

    7.5% plus 20,000 sq. ft. times 12.5%) divided by 30,000 sq. ft. = 10.8%]. (Ord. 12549 ? 3, 1996).

     21A.12.090 Lot area - Prohibited reduction. Any portion of a lot that was used to calculate compliance with the standards and regulations of this title shall not be subsequently subdivided or

    segregated from such lot. (Ord. 10870 ? 346, 1993).

     21A.12.100 Lot area - Minimum lot area for construction. Except as provided for

    nonconformances in K.C.C. 21A.32:

     A. In the UR and R zones no construction shall be permitted on a lot that contains an area of

    less than 2,500 square feet or that does not comply with the applicable minimum lot width, except

    fortownhouse developments zero-lot-line subdivisions, or lots created prior to February 2, 1995 in a

    recorded subdivision or short subdivision which complied with applicable subdivision or short subdivision

    laws;

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     B. In the A, F or RA zones:

     1. Construction shall not be permitted on a lot containing less than 5,000 square feet; and

     2. Construction shall be limited to one dwelling unit and residential accessory uses for lots containing greater than 5,000 square feet, but less than 12,500 square feet. (Ord. 12268 ? 1, 1996: Ord. 10870 ? 347, 1993).

    (King County 12-2008)

    21A.12.110 - 21A.12.140 ZONING

     21A.12.110 Measurement of setbacks.

     A. Interior setback: the interior setback is measured from the interior lot line to a line parallel to and measured perpendicularly from the interior lot lines at the depth prescribed for each zone.

     B. Street setback: the street setback is measured from the street right-of-way or the edge of a surface improvement which extends beyond a right-of-way, whichever is closer to the proposed structure, to a line parallel to and measured perpendicularly from the street right-of-way or the edge of the surface improvement at the depth prescribed for each zone. (Ord. 10870 ? 348, 1993).

     21A.12.120 Setbacks - Specific building or use. When a building or use is required to

    maintain a specific setback from a property line or other building, such setback shall apply only to the specified building or use. (Ord. 10870 ? 349, 1993).

     21A.12.122 Setbacks - Livestock buildings and manure storage areas.

     A. The minimum interior setback for any building used to house, confine or feed swine shall be 90 feet.

     B. The minimum interior setback for any building used to house, confine or feed any other livestock shall be 25 feet.

     C. The minimum interior setback for any manure storage area shall be 35 feet. (Ord. 12786 ? 3, 1977).

     21A.12.130 Setbacks - Modifications. The following setback modifications are permitted:

     A. When the common property line of two lots is covered by a building(s), the setbacks required by this chapter shall not apply along the common property line; and

     B. When a lot is located between lots having nonconforming street setbacks, the required street setback for such lot may be the average of the two nonconforming setbacks or 60 percent of the required street setback, whichever results in the greater street setback. (Ord. 10870 ? 350, 1993).

     21A.12.140 Setbacks - from regional utility corridors.

     A. Except as otherwise provided in subsection B. of this section, in subdivisions and short subdivisions, areas used as regional utility corridors shall be contained in separate tracts.

     B. For a subdivision or short subdivision:

     1. Upon mutual agreement of the utility and applicant for the subdivision or short subdivision submitted at the time of application for the preliminary plat, the area of the regional utility corridor placed in a separate tract may be less than the entire utility right-of-way or easement. The agreement may be evidenced by correspondence between the utility and the applicant;

     2. If the utility and applicant enter into an agreement under subsection B.1. of this section:

     a. The location of the easement or right-of-way shall be shown on the face of the plat;

     b. The applicant shall record on the title of all lots that extend into the right-of-way or easement a notice approved by the department that there is an easement or right-of-way for a regional utility corridor that may subject use of that area of the property to conditions established by the utility; and

     c. The department shall include as conditions of plat approval the conditions on use of the area within the regional utility corridor included in the agreement between the utility and the applicant.

     C. In land development permits other than subdivisions or short subdivisions, easements shall be used to delineate regional utility corridors.

     D. All structures shall maintain a minimum distance of five feet from property or easement lines delineating the boundary of regional utility corridors, except for utility structures necessary to the operation of the utility corridor or when structures are allowed by mutual agreement in the regional utility corridor.

     E. Any structure designed for human occupancy, except for utility structures not normally occupied that are necessary for the operation of the pipeline or a minor communication facility, shall

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