Title 18 - Unified Development Ordinance

18.375.010 Statement of Intent

The intent of the Portfolio Homes Pilot program (“Pilot Program”) is to encourage a limited number of Portfolio Home Development Projects to evaluate opportunities to increase the supply of housing. The purpose of the Pilot Program is to further the following goals:

1. A.
   Support FrameworkOP, Housing Policy P-H.4 Utilize Creative Tools for Increasing Housing Choice.
2. B.
   Support high-quality design that is compatible with existing neighborhoods by utilizing the City’s portfolio homes.
3. C.
   Encourage a wider variety of housing.
4. D.
   Promote development on infill lots to utilize existing infrastructure.
5. E.
   Provide flexibility from development standards to support portfolio home development.
6. F.
   Gain an understanding of the tools required to implement the housing recommendations from FrameworkOP, specifically A-H.5 and A-H.6, and inform policy changes for continued support of housing through this Pilot Program for a limited number of developments.

    

(History: Ord. No. ZRR-3507 §2, 2026

Effective on: 1/1/1901

18.375.020 Statement of Use

1. A.
   The Pilot Program shall extend through June 30, 2027. The Pilot Program authorizes the Planning and Development Services Department to accept up to 6 Portfolio Home Development Projects and 6 Portfolio Home Development Lots. Proposals sponsored by public entities are allowed without limitation and will not be counted against the initial Pilot Program.
2. B.
   The City Council may extend either the date or the number of applications of the Pilot Program by City Resolution.
3. C.
   All Pilot Program development approvals will expire within 3 years of approval if not built.

(History: Ord. No. ZRR-3507 §3, 2026)

Effective on: 1/1/1901

18.375.030 Applicability

1. A.
   The Pilot Program may be utilized on any property where Housing is identified as an allowed or supported use by the FrameworkOP Character area map.

    

(History: Ord. No. ZRR-3507 §4, 2026)

Effective on: 1/1/1901

18.375.040 Allowed Building Types and Uses

1. A.
   Approved Portfolio Home Plans. Other building designs are not allowed.
2. B.
   Public and private parks and playgrounds.
3. C.
   Accessory uses as provided in 18.390.

    

(History: Ord. No. ZRR-3507 §5, 2026)

Effective on: 1/1/1901

18.375.050 Height and Area Regulations

1. A.
   Maximum height:

   1. 1.
      Residential structures: 35 feet
   2. 2.
      Accessory structures and uses: one story, not exceeding 20 feet and not exceeding the height of the residential structures
2. B.
   Minimum recommended setbacks:

   1. 1.
      Front yard: 20 feet
   2. 2.
      Side yard:

      1. a.
         7 feet
      2. b.
         15 feet from the public right-of-way
   3. 3.
      Setback between buildings shall meet the minimum building code requirements
   4. 4.
      Rear yard: 20 feet
   5. 5.
      Setback Designated: The setbacks for each lot or project created under this Pilot Program must be designated with the approval of the development
   6. 6.
      Accessory Buildings: Setbacks required per 18.180.070.A and 18.390
   7. 7.
      Exceptions: The Planning Commission is authorized to approve alternative setbacks. Consideration may be given to the specifics of the Development, the context of the area and the property’s designated character area when establishing the setbacks for the project, which may allow setbacks less than the average existing setback along the same and facing street or be required to be greater than the recommended minimum.
   8. 8.
      Additional setback requirements for Flag Lots - see 18.375.070 B.ii.
3. C.
   Minimum recommended lot size

   1. 1.
      Lot area: 4250 sf
   2. 2.
      Lot: width: none
   3. 3.
      Lot depth: none
   4. 4.
      Proposed lots shall be sufficiently sized to accommodate a Portfolio Home, parking and drives with appropriate open space, and safe and easy ingress and egress.
   5. 5.
      Exceptions: The Planning Commission is authorized to approve alternative lot sizes. Consideration of appropriate lot size shall include specifics of the proposed development, the context of the area and the property’s designated character area, which may allow lot width less than 80% of the average width of existing lots along the same and facing street or be required to be greater than the recommended minimum.

       

       

       

      (History: Ord. No. ZRR-3507 §6, 2026)

    

    

    

    

Effective on: 1/1/1901

18.375.060 Site Layout Options

In addition to traditional development patterns, the Pilot Program provides the opportunity for alternative layouts where each lot may not have frontage on a public street, subject to the requirements in 18.375.050.

1. A.
   Cottage Courts. Cottage Court Layouts will be organized around an open space according to the following guidelines:

   1. 1.
      Courtyard as frontage area

      1. a.
         Buildings may orient their primary facade to a courtyard. Courtyards may serve a variety of uses, including but not limited to, social interaction, gardening, and water quality treatments. Courtyards which serve as frontage areas should adhere to the following conditions:

         1. 1.
            Fronted on at least two sides by individual buildings with their primary entrances oriented to the courtyard.
         2. 2.
            Minimum dimension of 12’ in both width and depth.
         3. 3.
            No vehicular access or storage within the courtyard.
         4. 4.
            Vehicular storage elsewhere on the site should be screened from the courtyard.
         5. 5.
            Not paved, excepting the requirement for a pedestrian pathway or other incidental use such as a patio or terrace. Asphalt is not permitted.
   2. 2.
      Allee as frontage area

      1. a.
         An allee is a linear common area with end-to-end pedestrian access. It is distinguished from courtyards by a continuous pedestrian path and a row of planted trees. Allees serving as frontage areas should adhere to the following conditions:

         1. 1.
            Fronted on at least one side by individual buildings with their primary entrances oriented to the allee.
         2. 2.
            Minimum width of 12 feet.
         3. 3.
            Minimum landscaping coverage of at least 50 percent.
         4. 4.
            Includes a row of native trees running in parallel with the pedestrian path, at least one tree per building.
         5. 5.
            No vehicular access or storage with the allee.
         6. 6.
            Vehicular storage elsewhere on the site is screened from the allee.
   3. 3.
      Driveway as frontage area

      1. a.
         When buildings orient their primary entrances to a driveway, the driveway shall meet the following condition:

         1. 1.
            90-degree and angled parking stalls shall not be located directly in front of the primary facade. Parallel parking stalls are permitted on only one side of the driveway provided that a clear 20 foot driveway is maintained. All other parking stalls shall be located to the side or rear of the buildings and no portion of the designated parking area shall be placed forward of the primary facade.
   4. 4.
      Exemptions from alternative frontage requirements

      1. a.
         Buildings which are placed such that they terminate a driveway when viewed from the public street are exempt from the requirement that their primary entry be oriented to a frontage area meeting these requirements.
2. B.
   Flag Lots. Flag Lots encourage residential infill development on lots where development would otherwise be limited by physical constraints of the property and to more fully utilize properties which are served by existing infrastructure.

   1. 1.
      Access to a Flag Lot shall be provided by:

      1. a.
         An extension of property to the public street that is incorporated into the “pole” portion of the Flag Lot
      2. b.
         No more than two properties may share a single driveway connection to right-of-way access.
      3. c.
         No building or construction, except for driveways and fences, shall be allowed on the access portion of the Flag Lot.
   2. 2.
      Orientation

      1. a.
         Flag Lots shall include an accompanying Primary Lot with frontage on the adjacent public street.
      2. b.
         Lots without frontage, the Flag Lot(s), must provide a side to rear orientation to the Primary Lot.
      3. c.
         Adjacent Flag Lots must provide a side to side orientation to each other.
      4. d.
         An interior front yard of any Flag Lot shall be determined by the location of the access portion “pole” which will serve as the Flag Lot's frontage for the purposes of determining setbacks and accessory structure placement.

         1. 1.
            The Interior Front Yard will be established by a front yard setback area that extends from the common property line with the Primary Lot along the front of the Flag Lot home at the front setback line. Except where access is provided to an adjacent Flag Lot, the Interior Front Yard may extend at a right angle to the property boundary. The area outside of the interior front yard will be considered a side yard for the purposes of determining setbacks.
      5. e.
         Fences are allowed on all property lines as if they were side yards. However, fences may not extend in front of the front plane of the existing houses on either side of the “pole”
      6. f.
         Where an irregularly shaped lot is proposed, the Director shall designate the yard and setback designations.
   3. 3.
      Connectivity. Portfolio Home Development Projects require internal sidewalks to connect to the adjacent public streets.

       

    

   (History: Ord. No. ZRR-3507 §7, 2026)

    

Effective on: 1/1/1901

18.375.070 Access, Easements and Maintenance

1. A.
   Pilot Program projects may utilize the draft infill and redevelopment public street standard. See Table 1B - Required Street Widths - Infill and Redevelopment Sites.
2. B.
   Driveway access:

   1. 1.
      The minimum driveway pavement width is 12 feet.
   2. 2.
      When constructed for common access to two or more dwellings, such as a shared driveway, a minimum clear pavement width of 20 feet is required.
   3. 3.
      In addition to the minimum pavement widths above, a 2 foot setback from the driveway is required. No setback is required for the shared portion of a driveway serving two properties.
   4. 4.
      All driveway configurations are subject to the requirements of the Fire Code.
3. C.
   Access Easement and Maintenance Agreements. An access easement and maintenance agreement, in a form acceptable to the City, is required when driveways, parking areas and open space are shared among the inhabitants of abutting lots.
4. D.
   Utility easements must be provided in accordance with 18.460.235.
5. E.
   Any required easements not included on the plat shall be recorded prior to the issuance of a building permit.

    

(History: Ord. No. ZRR-3507 §8, 2026)

Effective on: 1/1/1901

18.375.080 Other Applicable Regulations

Applicable provision of the Unified Development Ordinance shall otherwise apply with respect to matters not addressed by this Chapter. Where apparent conflicts exist between the provisions of this Chapter and other existing ordinances, regulations, or permits, or by easements, covenants, or agreements, the Director shall determine, based on which best meets the requirements of the Pilot Program of this Chapter and the Comprehensive Plan, which provisions shall govern the proposed Pilot Program.

(History: Ord. No. ZRR-3507 §9, 2026)

Effective on: 1/1/1901

18.375.090 Subdivision and Lot Splits

Except as otherwise noted below, all land to be developed as part of the Pilot Program is subject to 18.460 - subdivision and lot splits.

1. A.
   All proposed developments under the Pilot Program may submit a combined preliminary plan and preliminary plat per 18.460.040.
2. B.
   A Portfolio Homes Development Project of up to 3 lots is allowed as a minor subdivision - 18.460.050.
3. C.
   Compliance with 18.460.350 and 18.460.360 - Minimum Dwelling Size Classifications is waived.
4. D.
   Lots approved as part of a Cottage Court or Flag Lot layout are exempt from 18.460.160 - lot frontage provided that driveway access and access easement requirements outlined in 18.375.070 are met.
5. E.
   Issuance of Building Permits. Platting is required per 18.460.011; however, a plat or lot split creating lots under the Pilot Program that do not conform to the underlying zoning district must be ready to record prior to the issuance of a building permit but will not be recorded until the portfolio home structure is ready for a Temporary Certificate of Occupancy (TCO).
6. F.
   Existing Homes. Where a proposed development includes an existing home that is proposed to remain, the existing home must be located on a lot which conforms with the lot dimension, setback standards and area regulations of the underlying district. Provided however, as part of a plat approval, a lot for an existing home that is smaller than the minimum lot area or dimensions applicable to the underlying zoning district may be considered as a rule exception (18.460.210) provided that all setbacks can be met.

    

(History: Ord. No. ZRR-3507 §10, 2026)

Effective on: 1/1/1901

18.375.100 Plan Approval

1. A.
   Development Plan Requirement

   1. 1.
      All Portfolio Homes Development Projects require approval of a preliminary plan.
   2. 2.
      Approval of a Pilot Program project preliminary plan requires a public hearing before the Planning Commission, with notice to surrounding property owners in the manner required by 18.140.080.
   3. 3.
      A neighborhood meeting is required following the procedure outlined in 18.140.065.
   4. 4.
      The Planning Commission may recommend approval or denial of the project by a simple majority vote.
   5. 5.
      Recommendations from the Planning Commission will be submitted to the Governing Body for final action by simple majority vote.
2. B.
   Review Criteria. The following criteria shall be considered as part of the review of a preliminary development plan or a revised preliminary development plan for a Portfolio Homes Development Project:

   1. 1.
      The plan furthers the goals of FrameworkOP, including but not limited to:

      1. a.
         P-LU.3 - Direct Growth to Infill and redevelopment sites
      2. b.
         P-LU.5 - Increase Housing Choices
      3. c.
         P-H.1 - Foster Development of a variety of housing types
      4. d.
         P-H.3 - Foster Residential infill development
   2. 2.
      The capability of the site to accommodate the buildings, parking and drives with appropriate open space and safe and easy ingress and egress.
   3. 3.
      The plan represents an overall development pattern that is consistent with the Comprehensive Plan and Official Street Map.
   4. 4.
      The plan represents good land planning and provides an appropriate degree of harmony with surrounding development.
3. C.
   Modification to Approved Plans

   1. 1.
      Any change that proposes to increase the number of units or decrease the approved lot size of existing units shall require a new development plan approval.
   2. 2.
      Construction within the building envelope, as established by the approved development setbacks for the development lot, shall only require administrative review.
4. D.
   Final Plans. Final Plans are not required.

    

(History: Ord. No. ZRR-3507 §11, 2026)

Effective on: 1/1/1901

13.375.110 Applications

1. A.
   A pre-application conference with professional staff as outlined in 18.140.030 is required.
2. B.
   Applications must be submitted according to the deadlines established by the Director under 18.140.060.
3. C.
   All applications must be accompanied by a site plan containing the information outlined in 18.140.170.

    

(History: Ord. No. ZRR-3507 §12, 2026)

Effective on: 1/1/1901

18.375.120 Definitions

For the purposes of this Chapter, these words and phrases shall have the following meaning:

Cottage Court - A cluster of homes arranged around a shared courtyard or green space.

Flag Lot - a lot that does not have the required frontage on a public street and which has two distinct parts - the flag portion, which contains the buildable area and is located behind another lot; and the access portion (i.e., the pole), which connects the buildable area (the flag) to the street, provides the only street frontage for the lot, and contains less than the minimum lot frontage required by the underlying zoning. No more than two Flag Lots may be created from the Primary Lot.

Portfolio Home Development Lot - Infill development on an existing lot which may include an existing house. New lots may have driveway access directly to, but not frontage on, an adjacent public street. Typically limited to 3 or fewer units.

Portfolio Home Development Project - A project which creates a neighborhood. Typically a vacant parcel with more than 3 units which requires a common access drive or public street to serve the individual units.

Public Entities - For the purposes of this Pilot Program, public entities shall include governmental and publicly funded agencies and non-profit organizations.

Primary Lot - The original lot or tract that serves as a companion lot to a Flag Lot and through which access to the Flag Lot is provided by land dedication.

(History: Ord. No. ZRR-3507 §13, 2026)

Effective on: 1/1/1901