20.420.040 Minimum and Maximum Densities.
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A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on a units per acre standard. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district is set as just above the maximum density of the next less intense zone.
B. Minimum and maximum densities. The minimum and maximum densities for the higher-density residential districts are contained in Table 20.420.040-1.
|
Zoning District |
Minimum and Maximum Net Density |
|---|---|
|
R-18 |
12 – 18 units per acre |
|
R-22 |
18.1 – 22 units per acre |
|
R-30 |
22.1 – 30 units per acre |
|
R-35 |
30.1 – 35 units per acre |
|
R-50 |
35.1 – 50 units per acre |
C. Exceptions. The following exceptions are permitted to the density provisions for the higher-density residential zoning districts contained in Table 20.420.040-1 above:
1. Minimum lot size and maximum density calculations.
a. Lots developed before March 11, 2004, are exempt from the requirements for minimum density. However, if a site is completely redeveloped, the new development must comply with the minimum density requirements contained in Table 20.420.040-1 above.
b. When the maximum density contains a fraction of a unit, the applicant must round to the nearest whole unit. For calculations of X.1 through X.4, this means rounding down to the next whole unit; for calculations of X.5 through X.9, this means rounding up to the next whole unit.
2. Minimum density.
a. When the minimum density contains a fraction of a unit, the applicant must round to the nearest whole unit. For calculations of X.1 through X.4, this means rounding down to the next whole unit; for calculations of X.5 through X.9, this means rounding up to the next whole unit.
b. On sites that contain critical or sensitive areas, all or a portion of those areas may be deducted from the net building area before the minimum and maximum densities are calculated at the discretion of the development applicant.
3. Planned Developments. See VMC 20.260.060, Development Standards, Item 4 for additional exceptions to lot size requirements.
4. Affordable Housing Density Bonus.
a. Housing projects devoted entirely to housing affordable to households earning 80 percent or less of area median income (AMI) and providing guarantee acceptable to the planning official that such units will remain affordable at this level for 50 years may increase the maximum net density requirement of the underlying zone by the following amounts.
i. Up to 50 percent in the R-2, R-4, R-6, R-9, and R-17 zones.
ii. Up to 100 percent in the R-18, R-22, R-30, and R-50 zones.
b. These density increases may not be used to exceed underlying zoning district requirements for permitted structure or use types, building heights, or other development regulations. (Ord. M-4377 § 2(b), 2022; Ord. M-3931 § 13, 2009; Ord. M-3840 § 21, 2007; Ord. M-3730 § 14, 2005; Ord. M-3701 § 15, 2005; Ord. M-3643, 2004)