20.920.060 Tier 2 Infill Standards.
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In addition to the Tier 1 standards and incentives, Tier 2 infill parcels and land divisions and the subsequent development on those Tier 2 infill parcels shall be subject to the following standards and incentives:
A. Additional Dwelling Types Allowed. In addition to the uses allowed by VMC Table 20.410.030-1 (Lower Density Residential Districts Use Table), duplexes and single-family attached dwellings are allowed on infill parcels subject to the standards of this chapter:
1. Infill developments of three or fewer parcels may have a duplex on a maximum of one parcel. Infill land divisions which result in more than three parcels may have duplexes on a maximum of one-third of the parcels. When the one-third calculation contains a fraction of a housing unit, the applicant must round down to the nearest whole unit. Infill parcels for duplex development shall meet the minimum parcel size area requirements in VMC Table 20.920.060-1 and shall be noted on the face of the plat. The maximum parcel size area standards of VMC Table 20.410.040-1 (Minimum and Maximum Densities and Lot Sizes) shall not apply to infill parcels for duplex development. Duplex development is not allowed on an infill parcel if it would result in less than the minimum density for the parcel.
2. Procedures for Single-Family Attached Dwellings. Development proposals for single-family attached dwellings utilizing the provision of this chapter shall be subject to the following procedures:
a. Land divisions shall be reviewed according to Chapter 20.320 VMC. In addition, if the land is subdivided, development proposals must receive approval of a development plan that demonstrates how the proposal complies with this chapter and all other applicable requirements. The development plan shall be submitted and reviewed in conjunction with the land division application.
b. Preliminary plats may not be approved without approval of the submitted development plan. Both the development plan and preliminary plat must be fully consistent with standards of this and all other applicable ordinances.
c. Preliminary plats may be approved only where conditions of approval are established to ensure that subsequent or existing development on the resultant parcels shall occur consistent with the approved development plan.
d. Building permits may only be approved if consistent with the approved development plan and land division for all units with common walls.
3. Building Mass Supplemental Standard. The maximum number of consecutively attached single-family units (i.e., with attached walls at property line) shall not exceed four units.
4. Existing Public Alley Access. Single-family attached subdivisions (creation of 10 or more parcels for single-family attached dwellings) shall receive primary vehicle access from a rear alley if a public alley exists within or adjacent to the subdivision.
5. Pedestrian Pathways. City may require dedication of right-of-way or easements and construction of pathways between single-family attached parcels (e.g., between building breaks) to provide for pedestrian connectivity between groupings of single-family attached units and from one side of the parcel to another.
6. Common Areas---If provided, Common Areas (e.g., landscaping in private tracts, shared driveways, private alleys, and similar uses) shall be maintained by a homeowners association or governed by another legal instrument. A copy of the applicable covenants, conditions and restrictions shall be provided to the city for review and acceptance before recording concurrently with the final plat.
B. Neighborhood Meeting Required. A neighborhood meeting shall be held prior to submission of a Tier 2 infill development application. The applicant shall hold a public meeting to offer owners of property near the affected property an opportunity to participate in the development process. A preapplication conference cannot substitute for the required neighborhood meeting. The applicant shall follow the neighborhood meeting guidelines established by the city.
1. The neighborhood meeting shall be held no earlier than 90 days prior to submittal of the application.
2. The applicant shall send a notice of the meeting at least 15 days prior to the neighborhood meeting to:
a. The official representative(s) of the city-recognized neighborhood association(s), if applicable, in whose boundaries the affected property is located, based on the list of official neighborhood associations kept by the planning official or designee, and
b. Neighbors and property owners of record of property within a radius of 500 feet of the subject property. The records of the Clark County assessor shall be used for determining the property owners of record, and
c. The city of Vancouver planning official or designee.
3. The notice must identify the date, time and place of the meeting and provide a brief description of the proposed development.
4. A copy of the notice, the proposed development plan as presented at the meeting, the mailing list, the sign-in sheet, and a meeting summary from the meeting shall be submitted with the application.
5. The planning official shall include the meeting summary with the notice of application sent to parties pursuant to VMC 20.210.060(B), Notification of Public Hearing.
C. Minimum Parcel Size.
1. Infill parcels for single-family development (attached, detached and duplexes) shall meet minimum parcel area requirements as shown in Table 20.920.060-1.
|
Zoning District |
Minimum Parcel Area Single-Family Detached (sq. feet) |
Minimum Parcel Area Single-Family Attached (sq. feet) |
Minimum Parcel Area Per Duplex (sq. feet) |
|---|---|---|---|
|
R-9 |
4,000 sf |
3,000 sf |
6,000 sf |
|
R-6 |
5,000 sf |
4,000 sf |
8,000 sf |
|
R-4 |
7,000 sf |
5,000 sf |
10,000 sf |
|
R-2 |
14,000 sf |
10,000 sf |
20,000 sf |
2. Parcel area may be varied by the planning official upon request. The planning official may grant a variance for up to one percent for proposed lots.
3. Tier 2 infill developments are not eligible to use Chapter 20.940 VMC, On-Site Density Transfers, provisions.
D. Minimum Parcel Width and Depth. Within a Tier 2 infill land division, the minimum parcel width and minimum parcel depth standards of Table 20.410.050-1 (Development Standards in Lower-Density Residential) shall not apply. However, subsequent development on infill parcels that were created with less than the minimum width and depth required by Table 20.410.050-1 (Development Standards In Lower-Density Residential) shall not be eligible for a variance to the minimum setback or frontage requirements
E. Maximum Lot Coverage. Maximum lot coverage may be increased 20 percent over the standard for the applicable zone in a Tier 2 infill development, as shown in Table 20.920.060-2.
|
Zoning |
Current Building |
Building Coverage Standard |
|---|---|---|
|
R-9 |
50% |
60% |
|
R-6 |
50% |
60% |
|
R-4 |
50% |
60% |
|
R-2 |
50% |
60% |
F. Setbacks. Infill parcels developed under provisions of this chapter shall comply with setback requirements of Table 20.410.050-1 (Development Standards In Lower-Density Residential); except that minimum front, side and rear yard setbacks shall be as follows:
1. Minimum Front Yard.
a. Eighteen feet for garage or carport structures or other similar vehicular shelter.
b. Ten feet for other buildings.
2. Minimum Side Yard.
a. Single-family attached dwellings – interior side yard between attached buildings may be zero feet.
b. All other uses shall comply with the standard side setbacks of the applicable zoning district.
3. Rear Yard. The minimum rear yard setback shall be 10 feet when the rear yard of the proposed infill development abuts parcels with existing single-family dwellings.
G. Design Requirements for Tier 2 Development.
1. Purpose. The purpose of this requirement is to ensure compatibility of infill development with the character of existing residential structures while allowing higher density. Specific goals are as follows:
a. To encourage new infill development that complements the existing neighborhood character.
b. To ensure new infill development is consistent with the pattern of established residential structures in the immediate vicinity, while allowing a mix of housing types (e.g., single-family attached, duplexes).
c. To provide a process for neighborhood participation in matters of compatibility within the context of these requirements.
2. Design Criteria. Tier 2 infill development shall meet the following design criteria as defined by the predominant existing residential character of the block face. The block face shall consist of properties along both sides of the public or private road frontage on which the development is located, from intersection to intersection, or the road end. If no intersection exists within 200 feet from the development site, then the block face shall consist of all properties along both sides of the road frontage within 200 feet of the development. Design requirements as contained in this section shall not apply to multifamily development containing three or more dwelling units. If there is no applicable existing development along a block face, subsections (G)(2)(a) through (G)(2)(f) of this section shall not apply.
a. Building orientation on proposed lots located on the block face shall be the same as the predominant orientation of buildings along the block face.
b. Access and location of off-street parking on proposed lots located on the block face shall be the same as the predominant character for existing development along the block face.
c. Recessed entries or porches shall be incorporated to the extent that they present a predominant feature of existing dwellings along the block face.
d. Proposed residences shall have no more stories than the average number of stories of existing buildings located along the block face. The number of stories shall be that which is visible from the street of the designated block face. When the average results in a fraction of less than .5, it shall be rounded down to the next story; a fraction of .5 or greater shall be rounded up to the next story.
e. Roof pitch shall be within the same roof pitch category as the category within which the highest number of buildings along the block face falls, as follows: flat to slight (0:12 up to 3:12); moderate (greater than 3:12 up to 6:12); or steep (greater than 6:12). Where more than one category contains the highest number of buildings along the block face, the applicant may select from any roof pitch category up to and including the steepest category within which the highest number of buildings along the block face falls. For example, if there are eight homes on the block face and four have a flat to slight roof pitch and four have a moderate roof pitch, new homes may have a roof pitch from either category; however, a roof pitch in the steep category would not be allowed. (See also Figure 20.920.060-1, Categories of Roof Pitch Used to Determine Tier 2 Infill Predominant Character.)
f. Roof overhangs shall be the same as the predominant character for existing development along the block face.
3. Waiver. Any of the above compatibility requirements may be waived if 75 percent or more of the residential property owners along both sides of the street of the subject block face agree to alternate design standards.
4. Neighborhood meeting (See VMC 20.920.050(B), Tier 2 Infill Standards). In the required neighborhood meeting, the applicant must also discuss and receive input on (but not limited to) the following topics:
a. Connected roads and pathways;
b. Buffering;
c. Landscaping;
d. Fencing;
e. Facade features;
f. Compatibility where there is no applicable existing development.
H. Expedited Development Review Process. An applicant may request an expedited review process for infill projects. An expedited infill project shall be contingent upon city staffing and other resource availability. Community development department will endeavor to complete review of an infill project within a 60-day time period from fully complete (FC) to issuance of the land use decision for projects that do not require a hearing; and 80 days for projects that require a hearing.
I. Infill Development Transportation Standards. Street standards may be reduced as part of an infill development. See VMC 11.80.060. (Ord. M-4402 §§ 3(Z), 3(AA), 2023; Ord. M-3959 § 47, 2010; Ord. M-3840 § 42, 2007; Ord. M-3730 § 32, 2005; Ord. M-3663 § 24, 2004; Ord. M-3643, 2004)