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 (3) or fewer parcels may have a duplex on a maximum
of one
(1) parcel. Infill land divisions which result in more than three (3) 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 Table 20.920.060-1 and
shall be noted on the face of the plat. The maximum parcel size area standards of 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 VMC Section 20.320. 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 ten (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 pre-application 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 ninety (90) days prior
to submittal of
the application.
2. The applicant shall send a notice of the meeting at least fifteen (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 five hundred (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 Section 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.
Table
20.920.060–1
Minimum
Parcel Area
for Single
Family
Dwellings
(Detached,
Attached and
Duplexes)
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 1%
for proposed lots.
3. Tier 2 infill developments are not eligible to use VMC
Section 20.940 On-Site Density Transfer 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 Building Coverage. Maximum building coverage may be increased 20% over
the
standard for the applicable zone in a Tier 2 infill development, as shown in Table 20.920.060-2.
Table
20.920.060-2
Maximum
Building
Coverage
Zoning
District
Current
Building
Coverage
Standard
Building
Coverage
Standard
with 20%
Increase
R-9
45%
54%
R-6
40%
48%
R-4
40%
48%
R-2
40%
48%
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 (18) feet for garage or carport structures or other similar vehicular shelter.
b. Ten (10) feet for other buildings.
2. Minimum Side Yard.
a. Single family attached dwellings – interior side yard between attached buildings
may be zero
(0) 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 ten (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 in-fill 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 In-fill 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 multi-family development containing three or more dwelling units. If
there is no applicable existing development along a block face, standards (a) through (f) below
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 fracetion
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% 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 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. Development
Review Services 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 Section 11.96 of the Vancouver Municipal Code.
City Government
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