§ 22.12.050. Density regulations.

Density regulations in the SFM zone district are as follows:

A.

Site Area. All land divisions are subject to the lot size provisions of this section, provided that all land divisions must meet the following density requirements:

1.

Minimum: six dwelling units per acre;

a.

In situations where density requirements and lot size, shape, topography, or location result in a subdivision that cannot reasonably meet the density requirements, a reduction in minimum density, to the maximum reasonable density, may be granted by the director or designee. In no event may a reduction in density be granted if it would result in a use that would not be allowed as a permitted use, accessory use, or special use in the district in which the property is located.

2.

Maximum: nine dwelling units per acre, except that any density greater than eight dwelling units per acre shall be obtained only by purchase of transfer of development rights in accordance with Chapter 22.57 of the Thurston County Code; provided, if a land division is subject to the clustering provisions of Section 22.12.050(E) or the applicable critical area protection standards of Thurston County Code (TCC) Title 24 or Chapter 17.15, the maximum density shall be no greater than one hundred twenty-five percent of the maximum density that would otherwise be allowed;

B.

Density Calculation. The calculation of the density requirements in Section 22.12.050A above is based on the portion of the site that contains lots devoted to residential and associated uses (e.g., dwelling units; private community clubs; stormwater detention, treatment and infiltration). The following land is excluded from density calculations:

1.

Land that is required to be set aside for public use as open space, right-of-way, or land on which development is prohibited by Thurston County Code Title 24, Thurston County Critical Areas Ordinance, or Chapter 17.15, Thurston County Agricultural Activities Critical Areas Ordinance and land that is to be used for private roads. Provided, that portion of open space/park areas that consists of stormwater facilities that are designed for active and/or passive recreational purposes in accordance with the Drainage Design and Erosion Control Manual for Thurston County shall not be excluded from density calculations,

2.

Land that is intended for future phases of development created in accordance with Section 22.12.060,

3.

Land that consists of lots devoted to uses other than residential and associated uses, including but not limited to churches, schools and support facilities (except for stormwater detention, treatment and infiltration facilities);

C.

Division of Land Not on Public Sanitary Sewer. Division of land in areas without sewer must occur in a manner that maintains long term potential to achieve minimum required densities and efficient provision of sewer once sewer becomes available. For a proposed division of land not required to be served by the extension of public sewer at the time of approval, a conversion plan shall be submitted in accordance with Section 22.12.060 for the entire property, and the proposed land division shall be subject to the following:

1.

For land division of an existing lot of record created prior to October 15, 1998:

a.

Any division creating two lots shall not be subject to the minimum density requirements of Section 22.12.050A, provided one of the lots is at least five acres in size. A note must be included on the recorded land division that future land divisions shall meet minimum density requirements of Section 22.12.050A in each phase of development.

b.

Any division creating more than two lots shall meet the minimum density requirements of Section 22.12.050A in each phase of development;

D.

Lot Size Requirements:

1.

Maximum: none;

2.

Minimum: four thousand square feet, or if a land division is subject to the clustering provisions of Section 22.12.050(E) or the applicable critical area protection standards of TCC Title 24 or Chapter 17.15, the minimum lot size shall be three thousand two hundred square feet;

3.

Lot width: fifty feet, minimum, except if there is an alley located adjacent to a side property line the minimum lot width shall be forty feet;

E.

Clustered Subdivision. Any site in this zone district may be subdivided as a clustered subdivision, provided that a clustered subdivision must meet all other provisions of this chapter;

F.

Lots Adjacent to Critical Areas. Lots located adjacent to a critical area and/or critical area buffer shall be as large as practicable within the allowances of this section and the physical conditions of the site;

G.

Lot Coverage, maximum for All Buildings: seventy percent of total area of the lot;

H.

Structure height: thirty-five feet, maximum;

I.

Yards.*

1.

Front: ten feet minimum from frontage property line,

2.

Side: five feet from property line, minimum,

3.

Rear: five feet from property line, minimum;

J.

Yards Exception. Any side or rear yard, not abutting on a public or private street, may be reduced to zero, provided:

1.

That the yard area reduced by this procedure is added to the required setback on the opposite side of the site;

2.

The opposite side yard setback is no less than ten feet after the yard area has been added, as described in Section 22.12.050J1;

3.

Where zero yard setback is used, the abutting site must be held under the same ownership at the time of initial construction or the owners of the abutting property(ies) record agreements or deed restrictions providing maintenance access and consent in writing to such zero yard setback;

4.

The adjacent setback for such abutting property(ies) is not less than ten feet.

(Ord. 12761 § 65, 2002; Ord. 12032 § 36, 1999; Ord. 11804 § 128, 1998; Ord. 11500 § 4, 1997: Ord. 11274 § 2 (part), 1996)

(Ord. No. 14773, § 10(Att. I), 7-24-2012; Ord. No. 14961, § 3(Att. C), 12-17-2013)

* See Section 22.04.670.

Section 22.12.050A and B

Example Density Transfer Calculation No. 1

Single-Family Medium Density Residential Zone (6—9 DU/Acre)

Section 22.12.050A and B

Example Density Transfer Calculation No. 2

Single-Family Medium Density Residential Zone (6—9 DU/Acre)