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Bulk requirements, as provided in this chapter, establish density and dimensional standards for lots within the city. Bulk requirements include maximum lot coverage, maximum building height, minimum setbacks, and other similar standards. General bulk requirements, specified in subsections (A) through (G) of this section, apply to all lots within the city of Monroe. Bulk requirements applicable to lots in a specific zoning district are found within this chapter and Chapters 22.18, 22.20, 22.22, 22.24, 22.26, 22.28, 22.30, 22.32, 22.34, and 22.36 MMC.

A. General Bulk Requirements – Number of Dwelling Units per Lot. Detached dwelling units shall be limited to one dwelling unit per lot. The maximum number of attached dwelling units per lot is the number of dwelling units permitted on the lot by the maximum allowed residential density for the zoning district, as calculated pursuant to subsection (B)(1) of this section. Accessory dwelling units, where permitted, do not count toward the maximum number of dwelling units per lot.

B. General Bulk Requirements – Maximum Residential Density. The maximum allowed residential density for a specific zoning district is established by the specific zoning district chapter. Please note that accessory dwelling units, where permitted, do not count toward the maximum allowed residential density.

1. Maximum Residential Density Calculation.

a. Maximum Dwelling Units or Lots. To calculate the maximum number of dwelling units or lots for a site, multiply the gross area of the site (in acres) by the maximum number of units allowed per acre, as specified in each chapter for specific zoning districts. The resulting number indicates the maximum number of dwelling units or lots allowed for the site prior to the addition of any applicable density bonuses. For example, a site in the R4 zone with a gross area of one acre could yield a maximum residential density of four dwelling units (1 acre x 4 dwelling units per acre = 4 units).

b. Maximum Density for Retirement Housing and Assisted Living Facilities. The maximum residential density for retirement housing and assisted living facilities is based upon bedrooms as opposed to dwelling units, in any combination of one-, two- and/or three-bedroom units, not to exceed the maximum density allowed in the underlying zoning district. To calculate the maximum number of bedrooms for a site, multiply the gross area of the site (in acres) by the maximum number of dwelling units allowed per acre, as specified in each chapter for specific zoning districts. Multiply the resulting number by three (standard bedroom equivalent unit) to calculate the maximum number of bedrooms allowed on the site. For example, a site in the R15 zone with a gross area of one acre could yield a maximum residential density of forty-five bedrooms [(1 acre x 15 dwelling units per acre) x 3 = 45 bedrooms].

2. When calculating the maximum residential density for a site, any resulting fractional units shall be rounded to the next or preceding whole number as follows:

a. When the fraction has a value of 0.50 or greater, the number of allowed dwelling units shall be rounded up to the next whole number.

b. When the fraction has a value of 0.49 or less, the number of allowed dwelling units shall be rounded down to the preceding whole number.

3. Limitations. Nothing contained within this chapter guarantees the maximum allowed residential density. The identified maximum residential density may not always be achievable due to unique site considerations including, but not limited to, critical areas, topography, right-of-way dedications, open space requirements, and storm water requirements.

C. General Bulk Requirements – Street Frontage.

1. Street Access. No new lot shall be created nor shall any building be permitted on a lot that does not front onto a public street, private access tract, or private access easement, as deemed acceptable to the city as substantially complying with the standards established for streets.

2. Minimum Lot Width at Frontage. All lots shall meet the minimum lot width requirement along the frontage.

Figure 22.16.040(C)(2). Minimum Street Frontage

3. Cul-de-Sac Lots. Lots fronting onto a cul-de-sac shall meet the minimum lot width at the building setback line, as illustrated by Figure 22.16.040(C)(3): Minimum Street Frontage for Cul-de-Sac Lots.

Figure 22.16.040(C)(3). Minimum Street Frontage for Cul-de-Sac Lots

4. Lots with Private Access or Panhandle Lots.

a. Lots with access to a public street via private access easement, private access tract, or panhandle shall have a minimum frontage of not less than twenty feet in width at the public street.

b. Lots with access to a public street via private access easement, private access tract, or panhandle shall meet the minimum lot width at the setback line, as measured from the end of the panhandle, tract, or easement where it joins the wide portion of the lot.

c. An access easement, tract, or panhandle shall be a minimum of twenty feet wide along its entire length.

d. The remainder of the lot shall provide adequate area to comply with the bulk development requirements.

Figure 22.16.040(C)(4). Minimum Street Frontage for Panhandle Lots

D. General Bulk Requirements – Lot Width Circle. The minimum lot width circle, as shown in Figure 22.16.040(D): Minimum Lot Width Circle, identifies the minimum circle diameter that must fit within each newly created lot when applicable. This circle ensures that a portion of a lot must be at least as wide as the minimum lot width. The lot width circle shall not include critical areas, required critical area buffers, and/or vehicular access easements.

Figure 22.16.040(D). Minimum Lot Width Circle

E. General Bulk Requirements – Yard Setbacks.

1. General Provisions.

a. In this chapter, all setbacks are measured from the outside lot line.

b. In the case where a structure does not have an outer wall, such as a carport, the measurement shall be to the posts of such structure.

c. If the provisions of this chapter do not establish required yard setbacks, the zoning administrator shall establish the yard setbacks based upon orientation of the lot to adjoining lots and the means of access to the lot.

2. Setback Determination. The following shall be used to determine the yard setbacks for a lot:

a. Front Setbacks. The front setback is the required yard extending the full width of the lot and abutting a street, private vehicular access tract, or private vehicular access easement from which the lot gains primary access.

i. The standard front yard setback for residential uses is ten feet to the living area and twenty feet to the garage.

ii. The minimum required setback of twenty feet from the front lot line for garages ensures sufficient space for cars to park in driveways without blocking sidewalks.

iii. See residential design standards for garage setback/differentiation from house.

b. Side Setbacks. Side setbacks are the required yards extending the full width of the lot from the inner front setback line to the inner rear setback line.

c. Rear Setbacks. The rear setback is the required yard opposite the front yard that extends across the full width of the rear of the lot.

Figure 22.16.040(E)(2). Yard Setback Determination

d. Corner Lots. In the case of corner lots with more than two frontages, the city shall determine the yard setback requirements, subject to the following conditions:

i. On corner lots the front yard shall be measured from the narrowest dimension of the lot abutting a street.

ii. The yard adjacent to the widest dimension of the lot abutting a street shall be a side yard with a setback width of no less than ten feet.

iii. The yard opposite the front yard shall be designated a rear yard.

iv. The yard opposite the side yard abutting a street shall also be deemed a side yard.

v. In case of corner lots with more than two frontages, the city shall determine the front yard requirements in accordance with this title.

Figure 22.16.040(E)(2)(d). Yard Setback Determination for Corner Lots

e. Through Lots. When a lot other than a corner lot has frontage on two parallel or approximately parallel streets or private roads that do not intersect at the lot line, the city shall determine the yard setback requirements, subject to the following conditions:

i. Both lot lines abutting streets or private roads shall be deemed front lot lines and a front yard shall be provided on both frontages.

ii. The yards remaining after the front yards have been established shall be considered side yards. The side yards shall extend from the rear lines of required front setbacks.

Figure 22.16.040(E)(2)(e). Yard Setback Determination for Through Lots

f. Panhandle Lots.

i. Lots with access to a public street via panhandle shall meet the minimum lot width at the setback line measured from the end of the panhandle where it joins the wide portion of the lot.

ii. A panhandle shall be a minimum of twenty feet wide along its entire length.

iii. A panhandle lot shall conform to all applicable yard setback requirements with the exception of the panhandle.

Figure 22.16.040(E)(2)(f). Yard Setback Determination for Panhandle Lots

g. Attached Dwelling Units and Duplex Dwelling Units.

i. When attached housing units, townhomes, or duplexes are built on separate lots, the minimum setback between units is zero feet in allowed zones.

ii. The outside setback for attached housing units and duplexes abutting a ROW, separate detached unit(s), or different zone shall be ten feet.

iii. Attached dwelling units shall be comprised of a group of at least three dwelling units. Duplexes shall be comprised of a group not to exceed two dwelling units.

Figure 22.16.040(E)(2)(g). Yard Setback Determination for Attached Dwelling Units

3. Vehicular Access, Easements, and Tracts.

a. All structures in residential zoning districts with the exception of a gate, fence, or wall shall be set back a minimum of ten feet from any private vehicular tract or private vehicular access easement. The setback shall be measured from the legal boundaries of the private vehicular tract or private vehicular access easement. Gates, fences, and/or walls shall not block or limit access in such a way that prohibits emergency vehicles from accessing any property.

b. Setbacks from public alleys shall be such that a motor vehicle parked on a garage apron either parallel to or perpendicular to the alley will not protrude into the alley right-of-way.

Figure 22.16.040(E)(3)(a). Yard Setback Determination from Access Easement

Figure 22.16.040(E)(3)(b). Yard Setback Determination from Utility Easement

4. Exceptions to Minimum Setbacks. The following may encroach no more than two feet into required yard setbacks or required open space:

a. Architectural features such as belt courses, cornices, leaders, lintels, pilasters.

b. Awnings.

c. Canopies.

d. Chimneys.

e. Common mechanical equipment such as air compressors, air conditioning units, and heat pumps.

f. Driveways, patios, walkways, and similar paved surfaces.

g. Eaves.

h. Fences, walls, poles, and posts.

i. Flues.

j. Gutters.

k. Rainwater harvesting systems.

l. Sills.

m. Sunshades.

n. Other customary yard accessories, ornaments, and furniture subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety.

o. Unenclosed porches and balconies, including covered unenclosed porches and balconies, may encroach no more than five feet into required front and rear yard setbacks or required open space. These features shall not encroach into required side yards.

Figure 22.16.040(E)(4). Yard Setback Exceptions

F. General Bulk Requirements – Lot Coverage.

1. The total percentage of the gross lot area to be covered by impervious surfaces shall not exceed the maximum allowed lot coverage percentage given in each zoning district chapter for their respective specific zoning districts.

Figure 22.16.040(F). Maximum Lot Coverage

2. Lot Coverage Credit. When a proposal incorporates porous paving into the project design, complies with the standards of the Department of Ecology Stormwater Management Manual for Western Washington (current edition), and is allowed by the zoning administrator and city engineer, the city will provide a fifty percent credit toward determining total lot coverage for the portion of the project using this material.

G. General Bulk Requirements – Building Height.

1. Height Measurement. Building height shall be measured vertically from the finished average grade level to the highest point of the roof surface of a flat roof, to the deck line of a mansard roof (not illustrated), and to the midpoint between the eaves and ridge of pitched roofs (e.g., gable, hip, gambrel roof, etc.), illustrated below in Figure 22.16.040(G)(1): Building Height Measurement.

Figure 22.16.040(G)(1). Building Height Measurement

2. Average Grade Level. The average grade level shall be measured by delineating the smallest rectangle which can enclose the proposed building, and then averaging the four corner elevations of the rectangle, as illustrated in Figure 22.16.040(G)(2): Average Grade Level Calculation. The standard formula for calculating average grade level is (A+B+C+D)/4 = average grade level. In the event the corner point of the rectangle drawn is not located on the subject property, the measurement point shall be determined by establishing the corner point from the property line where it intersects the rectangle.

Figure 22.16.040(G)(2). Average Grade Level Calculation

3. Application Requirements.

a. All applicants shall submit a site plan to scale that includes contour lines, elevation points, and benchmark location or source to determine the average grade level and building footprint;

b. All applicants are required to submit a building height calculation worksheet, with the building permit application, to determine the average ground level and the actual building height; and

c. A professional land surveyor must complete a certificate of average ground level with the building permit application when the structure is within three feet of the maximum allowed height.

4. Exceptions. The height limitations specified in this chapter shall not apply to church spires, monuments, chimneys, water towers, elevator towers, mechanical equipment, flag poles, television and radio antennas, and other similar rooftop appurtenances. Rooftop appurtenances are usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area; provided, that mechanical equipment rooms or attic spaces are set back at least ten feet from the edge of the roof and do not exceed twenty feet in height.

H. Number of Dwelling Units per Lot. The maximum number of dwelling units per lot in single-family residential zoning districts is provided in Table 22.16.040(H): Number of Dwelling Units per Lot, as follows:

Table 22.16.040(H). Number of Dwelling Units per Lot

Type of Dwelling Units

Maximum Dwelling Units per Lot

Attached Dwelling Units

N/A (1)

Duplex Dwelling Units

2 dwelling units per lot

Detached Dwelling Units

1 dwelling unit per lot

Table Notes:

1The maximum number of attached dwelling units per lot is the maximum number of dwelling units permitted by the maximum allowed density for the specific zoning district in which the dwelling units are located.

I. Maximum Residential Density. Table 22.16.040(I): Allowed Residential Density establishes the maximum density for single-family residential zoning districts. Maximum density shall be calculated pursuant to subsection (B) of this section.

Table 22.16.040(I). Allowed Residential Density

Zoning District

Maximum Density

4 Units per Acre Zoning District (R4)

4 dwelling units per acre

7 Units per Acre Zoning District (R7)

7 dwelling units per acre

15 Units per Acre Zoning District (R15)

15 dwelling units per acre

J. Street Frontage. Street frontage shall be in compliance with the provisions of subsection (C) of this section and subject to the applicable bulk requirements found in this section.

K. Lot Dimensions. Lot dimensions shall be in compliance with the provisions of subsection (D) of this section and subject to the applicable bulk requirements found in this section.

L. Yard Setbacks. Required yard setbacks shall be in compliance with the provisions of subsection (E) of this section and subject to the applicable bulk requirements found in this section.

M. Lot Coverage. Lot coverage shall be in compliance with the provisions of subsection (F) of this section and subject to the applicable bulk requirements found in this section.

N. Building Height. Building height and its measurement shall be in compliance with the provisions of subsection (G) of this section and subject to the applicable bulk requirements found in this section.

O. Single-Family Residential – 4 Units per Acre Zoning District (R4). The following bulk requirements in Table 22.16.040(O): 4 Units per Acre Zoning District (R4) Bulk Requirements specifically apply to the R4 zoning district. General information regarding bulk requirements is found in this section.

Table 22.16.040(O). 4 Units per Acre Zoning District (R4) Bulk Requirements

Residential Density (1)

Maximum Allowed Residential Density

4 units per acre

Street Frontage (1)

Minimum Street Frontage

40 feet

Minimum Street Frontage for Panhandle Lots

20 feet

Minimum Street Frontage for Cul-de-Sac Lots (2)

40 feet

Minimum Street Frontage for Lots with Public Street Access from a Private Access Tract or Easement

20 feet

Lot Dimensions (1)

Minimum Lot Width

40 feet

Yard Setbacks (1)

Minimum Front Yard Setback Width to Living Space

10 feet

Minimum Front Yard Setback Width to Garage

20 feet

Minimum Side Yard Setback Width

Minimum 5 feet per side; minimum 15 feet combined total side yard setback width

Minimum Rear Yard Setback Width

10 feet

Minimum Setback Width for Corner Lot Side Yards Abutting a Street (3)

10 feet

Minimum Setback Width for Corner Lot Side Yards Not Abutting a Street (3)

5 feet

Minimum Setback from Private Access Tracts

10 feet

Minimum Setback from Private Access Easements

10 feet

Lot Coverage (1)

Maximum Lot Coverage

50%

Building Height (1)

Maximum Building Height

35 feet

Table Notes:

1See this section for more information regarding the bulk requirements in the above table.

2Lots fronting onto a cul-de-sac shall meet the minimum lot width at the building setback line.

3On a corner lot, the yard adjacent to the widest dimension of the lot abutting a street is a side yard. The opposite yard is also a side yard.

P. Single-Family Residential – 7 Units per Acre Zoning District (R7). The following bulk requirements in Table 22.16.040(P): 7 Units per Acre Zoning District (R7) Bulk Requirements specifically apply to the R7 zoning district. General information regarding bulk requirements is found in this section.

Table 22.16.040(P). 7 Units per Acre Zoning District (R7) Bulk Requirements

Residential Density (1)

Maximum Allowed Residential Density

7 units per acre

Street Frontage (1)

Minimum Street Frontage

40 feet

Minimum Street Frontage for Panhandle Lots

20 feet

Minimum Street Frontage for Cul-de-Sac Lots (2)

40 feet

Minimum Street Frontage for Lots with Public Street Access from a Private Access Tract or Easement

20 feet

Lot Dimensions (1)

Minimum Lot Width

40 feet

Yard Setbacks (1)

Minimum Front Yard Setback Width to Living Space

10 feet

Minimum Front Yard Setback Width to Garage

20 feet

Minimum Side Yard Setback Width

5 feet per side

Minimum Rear Yard Setback Width

10 feet

Minimum Setback Width for Corner Lot Side Yards Abutting a Street (3)

10 feet

Minimum Setback Width for Corner Lot Side Yards Not Abutting a Street (3)

5 feet

Minimum Setback from Private Access Tracts

10 feet

Minimum Setback from Private Access Easements

10 feet

Lot Coverage (1)

Maximum Lot Coverage

60%

Building Height (1)

Maximum Building Height

35 feet

Table Notes:

1See this section for more information regarding the bulk requirements in the above table.

2Lots fronting onto a cul-de-sac shall meet the minimum lot width at the building setback line.

3On a corner lot, the yard adjacent to the widest dimension of the lot abutting a street is a side yard. The opposite yard is also a side yard.

Q. Single-Family Residential – 15 Units per Acre Zoning District (R15). The following bulk requirements in Table 22.16.040(Q): 15 Units per Acre Zoning District (R7) Bulk Requirements specifically apply to the R15 zoning district. General information regarding bulk requirements is found in this section.

Table 22.16.040(Q). 15 Units per Acre Zoning District (R15) Bulk Requirements

Residential Density (1)

Detached Dwelling Units

Attached Dwelling Units

Maximum Allowed Residential Density

15 units per acre

15 units per acre

Street Frontage (1)

Detached Dwelling Units

Attached Dwelling Units

Minimum Street Frontage

40 feet

40 feet

Minimum Street Frontage for Panhandle Lots

20 feet

20 feet

Minimum Street Frontage for Cul-de-Sac Lots (2)

40 feet

40 feet

Minimum Street Frontage for Lots with Public Street Access from a Private Access Tract or Easement

20 feet

20 feet

Lot Dimensions (1)

Detached Dwelling Units

Attached Dwelling Units

Minimum Lot Width

30 feet

30 feet

Yard Setbacks (1)

Detached Dwelling Units

Attached Dwelling Units

Minimum Front Yard Setback Width to Living Space

10 feet

10 feet

Minimum Front Yard Setback Width to Garage

20 feet

N/A

Minimum Side Yard Setback Width

5 feet per side

N/A

Minimum Side Yard Setback Width for Attached Dwelling Units on the Attached Side

N/A

0 feet

Minimum Side Yard Setback Width Attached Dwelling Units on a Side Abutting a ROW, Separate Detached Unit(s), or Different Zone

N/A

10 feet

Minimum Rear Yard Setback Width

10 feet

10 feet

Minimum Setback Width for Corner Lot Side Yards Abutting a Street (3)

10 feet

10 feet

Minimum Setback Width for Corner Lot Side Yards Not Abutting a Street (3)

10 feet

10 feet

Minimum Setback from Private Access Tracts

10 feet

10 feet

Minimum Setback from Private Access Easements

10 feet

10 feet

Lot Coverage (1)

Detached Dwelling Units

Attached Dwelling Units

Maximum Lot Coverage

60%

60%

Building Height (1)

Detached Dwelling Units

Attached Dwelling Units

Maximum Building Height

35 feet

35 feet

Table Notes:

1See this section for more information regarding the bulk requirements in the above table.

2Lots fronting onto a cul-de-sac shall meet the minimum lot width at the building setback line.

3On a corner lot, the yard adjacent to the widest dimension of the lot abutting a street is a side yard. The opposite yard is also a side yard.

(Ord. 005/2019 § 10 (Exh. B))