21.08.080 R-5 Single-Family Urban Residential

21.08.080 R-5 Single-Family Urban Residential.

This section was recently amended by Ordinance 3059, codified in October 2021. This section was recently amended by Ordinance 3074, codified in April 2022.

A. Purpose. The R-5 Single-Family Urban Residential zone provides for primarily single-family residential neighborhoods on lands suitable for residential development with an allowed base density of five dwellings per gross acre. This designation provides for stable and attractive suburban residential neighborhoods that have a full range of public services and facilities. To complement the primarily residential nature of these zones, some nonresidential uses are allowed.

Figure 21.08.080A Typical Subdvision Layout R-5

Figure 21.08.080B Typical Site Layout R-5
This sketch represents maximum allowance for structures, impervious surface & setbacks

LEGEND
A	FRONT SETBACK MINIMUM 15'-0"
B	SIDE STREET SETBACK MINIMUM 15'-0"
C	SIDE INTERIOR SETBACK 5'-0"/10'-0"
D	REAR SETBACK MINIMUM 10'-0"
E	LOT FRONTAGE MINIMUM 20'-0"
F	ALLOWED PROJECTION OF BUILDING EXTREMITIES INTO SETBACK
G	LOT WIDTH CIRCLE MINIMUM 35'-0" (DIAMETER)
H	GARAGE SETBACK MINIMUM 18'-0"
I	LOT-BY-LOT OPEN SPACE MINIMUM 15'-0"
J	BUILDING SEPARATION MINIMUM 10'-0"

B. Maximum Development Yield. The following calculation provides a potential maximum development yield for a development utilizing the density bonuses available for the R-5 zone. The calculation is based on a development occurring on a one-acre lot. Please note that accessory dwelling units do not count toward maximum development yield.

Table 21.08.080A Maximum Development Yield
Base Density	Available Density Bonuses	Maximum Density
5 dwelling units per gross acre	Cottage Development: Up to 1.75 cottages allowed in place of each standard size dwelling unit	8.75 dwelling units allowed
	Green Building/Green Infrastructure Development: Up to 10 percent of base density	0.50 dwelling units allowed
	Affordable Housing: Up to 15 percent of base density	0.75 dwelling units allowed
		Total = 10 dwelling units per gross acre

Table 21.08.080B Regulations Common to All Uses
	Regulation	Standard	Exceptions
Minimum	Average Lot Size	5,500 square feet
	Required Density	80 percent of net acres
	Lot Width Circle	35 feet
	Lot Frontage	20 feet
	Setbacks ·
	Front	15 feet	For zero lot line development, a dwelling unit may be placed on one interior side property line, giving it one zero side/interior setback. If it is an interior lot line, the setback from the other side property line shall be 10 feet. See RZC 21.08.390, Zero Lot Line Development, for additional requirements.
	Garage	18 feet
	Side / Interior (each side)	5 feet / 10 feet
	Side Street	15 feet
	Rear	10 feet
	Alley	4 feet
	Lake Sammamish	35 feet
	Building Separation	10 feet	Minimum building separation shall be 15 feet in the following neighborhoods: Education Hill, North Redmond, and Willows/Rose Hill. In all neighborhoods, minimum building separation shall be 10 feet for cottages, size-limited dwellings, small-lot short plats, accessory dwelling units, and locations where these structures or cottages adjoin larger dwelling units.
	Open Space	20 percent of total lot area
Maximum	Lot Coverage for Structures	40 percent of total lot area	Maximum lot coverage for structures shall be 35 percent in the following neighborhoods: Education Hill, North Redmond, and Willows / Rose Hill.
	Impervious Surface	60 percent of total lot area
	Building Height	35 feet	30 feet in Shoreline Jurisdiction
	Drive-through	n/a	Drive-through facilities are prohibited except where expressly permitted in the Allowed Uses and Special Regulations table below.

D. Allowed Uses and Special Regulations. The following table contains special zoning regulations that apply to uses in the R-5 zone. To use the chart, first read down the left-hand column titled “Use.” When you have located the use that interests you, read across to find regulations that apply to that use. Uses are permitted unless otherwise specified in the Special Regulations column. Permitted uses may require land use permit approval. See RZC 21.76.020, Overview of the Development Process, for more information. Uses not listed are not permitted.

Table 21.08.080C Allowed Uses and Special Regulations
Section	Use	Parking Ratio: unit of measure (minimum required; maximum allowed)	Special Regulations
Residential¹
1	Detached dwelling unit	Dwelling unit (2.0)
2	Cottage	Cottage (1.5, 2.0)	Permitted use only in Education Hill, Grass Lawn, North Redmond, Overlake Residential, and Willows/Rose Hill neighborhoods.
3	Small-lot short plat	Dwelling unit (2.0)	Permitted use only in Education Hill, Idylwood, and Overlake Residential neighborhoods. See RZC 21.08.170.E.2.a.ii for additional requirements for small lot short plats.
4	Size-limited dwelling	Dwelling unit (2.0)
5	Accessory dwelling unit (ADU)	ADU (1.0)	A. See RZC 21.08.220, Accessory Dwelling Units, for specific regulations which apply to ADUs. B. ADUs are not allowed within cottage developments in the Willows/Rose Hill and Education Hill neighborhoods.
6	Attached dwelling unit, 2-4 units	Dwelling unit (2.0)	A. Permitted use in Education Hill, Grass Lawn, North Redmond, and Overlake Residential neighborhoods. In Willows/Rose Hill neighborhood, 2-unit attached dwelling units are permitted use; 3-unit and 4-unit attached dwelling units require a Conditional Use Permit as part of a demonstration program. A Conditional Use Permit is required for all attached dwelling units in all other neighborhoods not listed above. B. Please see RZC 21.08.260 for specific neighborhood requirements related to density, design, and review and decision procedures.
7	Manufactured home	Dwelling unit (2.0)	See RZC 21.08.320, Designated Manufactured Homes, Manufactured Homes, and Mobile Homes, for specific regulations which apply to Manufactured Housing
8	Retirement residence	See Special Regulations	A. Permitted if developed through the subdivision or binding site plan processes. Otherwise, a Conditional Use Permit is required. See RZC 21.08.370, Retirement Residences, for specific regulations which may apply. B. Parking requirements are as follows: 1. With no skilled nursing facility: Unit (1.0, 1.0) 2. With skilled nursing facility: Worker on largest shift (1.25, 1.25) C. A Traffic Mitigation Plan is required. See RZC 21.08.370.C.3.b.iii.
9	Residential care facility		A Conditional Use Permit is required.
10	Adult family home	Dwelling unit (2.0)
General Sales or Service
11	Bed and Breakfast Inn	Rental room (1.0)	No more than two rental rooms permitted.
Transportation, Communication, Information, and Utilities
12	Road, Ground, Passenger and Transit Transportation	N/A	Regional light rail transit system only. No vehicle storage.
13	Local utilities	Adequate to accommodate peak use.
14	Regional utilities	Adequate to accommodate peak use.	A Conditional Use Permit is required.
15	Heliport	N/A	A Conditional Use Permit is required. Does not include medical airlift. Permitted only abutting Lake Sammamish.
16	Float plane facility		A. A Conditional Use Permit is required. Permitted only abutting Lake Sammamish. B. Piers, docks, and floats associated with the operation of float planes shall meet, as a minimum, the location criteria contained in RZC 21.68.070, In-Water Structures. Piers and docks are also subject to standards for residential piers and docks contained in RZC 21.68.070.E, Piers, Docks, and Floats. (SMP) C. Only one float plane per lot is permitted. (SMP) D. Float planes shall observe speed regulations for watercraft and vessels contained in RMC 14.16.030, Speed Regulations, except that these speeds may be exceeded for a short duration of time during landing and takeoff of planes. (SMP) E. Float plane facilities or operation of float planes is prohibited on the Sammamish River, Bear Creek and Evans Creek. (SMP) F. Float plane facilities and operation shall comply with FAA standards, including standards for fueling, oil spill cleanup, firefighting equipment, and vehicle and pedestrian separation. (SMP)
17	Wireless Communication Facilities		See RZC 21.56, Wireless Communication Facilities, for specific development requirements.
Arts, Entertainment, and Recreation
18	Community indoor recreation	Adequate to accommodate peak use.	Includes noncommercial indoor recreation uses, such as community clubhouses, indoor swimming pools, and other similar facilities.
19	Parks, open space, trails and gardens	1,000 sq ft gfa (0, adequate to accommodate peak use.)	Permitted if public or noncommercial. A Conditional Use Permit is required for commercial facilities.
20	Athletic, sports, and play fields	Adequate to accommodate peak use.	A Conditional Use Permit is required.
21	Golf course
22	Marine recreation
23	Commercial swimming pool
Education, Public Administration, Health Care, and Other Institutions
24	Day care center	Employee (1.0)	A Conditional Use Permit is required. Day care uses are only permitted in a building or building complex used for other uses, such as a school, church, meeting hall, or some other building used for more than one purpose. See RZC 21.08.310, Day Care Centers, for specific regulations which may apply.
25	Family day care provider	Vehicle used by the business (1.0).	Family day care providers are permitted as home businesses. See RZC 21.08.340, Home Business, for specific requirements for family day care providers.
26	Public safety	Adequate to accommodate peak use	A Conditional Use Permit is required.
27	Grade schools (K-12)	Adequate to accommodate peak use	A Conditional Use Permit is required.
28	Religious Institution	1,000 sq ft gfa for assembly (1.0) or 5 fixed seats (1.0); 3 seats (1.0).	A. Permitted use if less than 250 seats. A Conditional Use Permit is required for religious institutions with between 250 and 750 seats. See RZC 21.08.280, Churches, Temples, Synagogues and Other Places of Worship, for specific requirements. B. A Traffic Mitigation Plan is required. See RZC 21.08.280.C.5.
Agriculture
29	Crop production	N/A
30	Equestrian facility	N/A	A Conditional Use Permit is required.
Other
31	Home Business	Vehicle used by the business (1.0).	See RZC 21.08.340, Home Business, for specific regulations which apply to home businesses.
32	Roadside produce stand	N/A
33	Pier, dock, float		See RZC 21.68.070, In-Water Structures, for special height, setback and area requirements. (SMP)
34	Water-oriented accessory structure		See 21.68.070.G, Water-Oriented Accessory Structures, for special height, setback and area requirements. (SMP)

1Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing, as defined under RCW Chapter 84.36, are allowed in all land use districts where residential dwellings and/or hotel uses are allowed, subject to RZC 21.57.010, Permanent Supportive Housing, Transitional Housing, and Emergency Housing.