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18A.40.110 Residential uses.
This section is included in your selections.

A. Residential Land Use Table. See LMC 18A.40.110(B) for development and operating conditions. See LMC 18A.10.120(D) for the purpose and applicability of zoning districts.

Zoning Classifications

Residential Land Uses

R1

R2

R3

R4

MR1

MR2

MF1

MF2

MF3

ARC

NC1

NC2

TOC

CBD

C1

C2

C3

IBP

I1

I2

PI

Accessory caretaker’s unit

–

–

–

–

–

–

–

–

–

–

P

P

P

P

P

P

P

–

P

P

–

Accessory dwelling unit (ADU) (B)(1)*

P

P

P

P

P

P

P

P

–

–

–

–

P

–

–

–

–

–

–

–

–

Babysitting care

P

P

P

P

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

Boarding house (B)(2)

C

C

C

C

C

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

Cottage housing (B)(3)

P

P

P

P

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

Foster care facility

P

P

P

P

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

Co-housing (dormitories, fraternities and sororities) (B)(4)

–

–

–

–

P

P

P

P

P

–

P

P

–

–

–

–

–

–

–

–

–

Detached single-family (B)(5)

P

P

P

P

P

P

–

–

–

P

–

–

–

–

–

–

–

–

–

–

–

Two-family residential, attached or detached dwelling units

–

–

–

C

P

P

P

–

–

P

P

P

–

–

–

–

–

–

–

–

–

Three-family residential, attached or detached dwelling units

–

–

–

–

C

C

P

–

–

P

P

P

–

–

–

–

–

–

–

–

–

Multifamily, four or more residential units

–

–

–

–

–

–

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

Mixed use

–

–

–

–

–

–

–

–

–

–

P

P

P

P

–

–

–

–

–

–

–

Family daycare (B)(6)

P

P

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

–

–

Home agriculture

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

–

–

–

–

Home occupation (B)(7)

P

P

P

P

P

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

Mobile home parks (B)(8)

–

–

C

C

C

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

Residential accessory building (B)(9)

P

P

P

P

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

Rooms for the use of domestic employees of the owner, lessee, or occupant of the primary dwelling

P

P

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

–

Small craft distillery (B)(6), (B)(12)

–

P

P

P

P

–

–

–

–

–

–

P

P

P

P

P

P

–

P

–

–

Specialized senior housing (B)(10)

–

–

–

–

C

C

C

C

C

–

–

P

C

C

–

–

–

–

–

–

–

Accessory residential uses (B)(11)

P

P

P

P

P

P

P

P

P

P

P

P

P

P

–

–

–

–

–

–

–

P: Permitted Use C: Conditional Use “–”: Not allowed

*Numbers in parentheses reference use-specific development and operating conditions under subsection B of this section.

Applications for all uses must comply with all of subsection B of this section’s relevant general requirements.

B. Operating and Development Conditions.

1. Accessory dwelling units (ADUs) are permitted when added to, created within, or detached from a principal dwelling unit subject to the following restrictions:

a. One (1) ADU shall be allowed as an accessory use in conjunction with any detached single-family structure, duplex, triplex, townhome, or other housing unit. ADUs shall not be included in the density calculations. A lot shall contain no more than one (1) ADU.

b. An ADU may be established by creating the unit within or in addition to the new or existing principal dwelling, or as a detached unit from the principal dwelling.

c. The ADU, as well as the main dwelling unit, must meet all applicable setbacks, lot coverage, and building height requirements.

d. The size of an ADU contained within or attached to an existing single-family structure shall be limited by the existing structure’s applicable zoning requirements. An attached ADU incorporated into a single-family house shall be limited to one thousand (1,000) square feet, excluding garage area. The size of a living space of a detached ADU shall be a maximum of one thousand (1,000) square feet excluding garage.

e. An ADU shall be designed to maintain the appearance of the principal dwelling as a single-family residence.

f. Wherever practicable, a principal dwelling shall have one (1) entrance on the front, with additional entrances permitted on the side and rear. On corner lots, it is permissible to locate the entry door to the accessory dwelling unit on a street side of the structure other than the street side with the entry door for the principal dwelling unit. The entrance to an attached accessory dwelling unit may be on the front of the house only if (i) it is located in such a manner as to be clearly secondary to the main entrance to the principal dwelling unit; or (ii) it is screened from the street.

g. The design of an attached ADU, including the facade, roof pitch and siding, shall be complementary to the principal dwelling unit, so as not to be obvious from the outside appearance that it is a separate unit from the principal dwelling unit.

h. A minimum of one (1) off-street parking space shall be required for the ADU, in addition to the off-street parking required for the principal dwelling, pursuant to LMC 18A.80.030(F). Such parking shall consist of a driveway, carport, garage, or a combination thereof, located on the lot they are intended to serve.

i. For lots located within one-quarter (1/4) mile of a Pierce Transit bus route, the Sound Transit Lakewood Station, or other major transit stop, and also zoned R1, R2, R3, R4, MR1, MR2, MF1, MF2, or TOC, off-street parking may not be required provided there is adequate street capacity, and there is curb, gutter, and sidewalk, constructed to City standards, adjoining the lot where an ADU is proposed. Parking may be required if the ADU is in an area with a lack of access to street parking capacity, physical space impediments, or other reasons to support that on-street parking is infeasible for the ADU.

j. Any legally constructed accessory building existing prior to the effective date of the ordinance codified in this title may be converted to an accessory dwelling unit, provided the living area created within the structure does not exceed one thousand (1,000) square feet, excluding garage area.

k. Where the residential accessory building is detached from an existing single-family structure, the building height shall be limited to twenty-four (24) feet.

l. If a structure containing an ADU was created without a building permit that was finalized, the City shall require a building inspection to determine if the structure is sound, will not pose a hazard to people or property, and meets the requirements of this section and building code. The ADU application fee will cover the building inspection of the ADU.

2. Standards – Boarding House.

a. Parking Requirements. At a minimum, there must be one (1) off-street parking stall per occupant. An owner may reduce the off-street parking requirement if an affidavit is signed that an occupant does not own a vehicle.

b. Solid Waste Management Regulations.

i. All occupied units shall have minimum garbage service as prescribed by the City pursuant to LMC Title 13.

ii. The owner is responsible to provide each occupant with the solid waste collection schedule and that schedule is to be posted within the unit as approved by the City.

c. International Property Maintenance Code. Pursuant to LMC Title 15, International Property Maintenance Code occupancy requirements are applicable to a boarding house regardless of the number of individuals living in the residence.

d. Amortization Schedule. Existing boarding houses have until December 31, 2015, to become compliant with the regulations outlined in this title and LMC Title 5 as it pertains to boarding house.

e. Additional Standards. The following additional standards are required to be met for any boarding house housing over four (4) unrelated individuals excluding Types 1, 2, 3, 4, and 5 Group Homes in LMC 18A.10.040; hotels and motels as defined in LMC 18A.10.040; and excluding state-licensed foster homes, in addition to the criteria for a conditional use permit under Chapter 18A.30 LMC, Article II.

i. Adequate living space based on the International Residential Code standards will be taken into account when a request for more than four (4) unrelated individuals is requested.

ii. A designated property manager that is available twenty-four (24) hours a day, seven (7) days a week, is required.

iii. The request for more than four (4) unrelated individuals will not adversely impact the surrounding community.

iv. General Business License Required. A boarding house falling under this subsection is deemed a business activity and is subject to the requirements of Chapter 5.02 LMC.

v. The applicant must adhere to the provisions of the City’s noise control regulations found in Chapter 8.36 LMC.

3. Cottage housing is permitted subject to Chapter 18A.30 LMC, Article III.

4. Dormitories, fraternities and sororities shall be permitted as accessory uses to public or private educational institutions or churches.

5. Detached primary dwelling units, or single-family dwelling units, include site-built homes, manufactured homes and modular homes.

a. All detached single-family dwellings (including manufactured homes) located in residential zones shall meet all of the following criteria:

i. May not have previously had a title granted to a retail purchaser and may not be a used mobile home as defined by RCW 82.45.032(2), now or hereafter amended.

ii. Be built to meet or exceed the standards established by 42 U.S.C. Chapter 70 – Manufactured Home Construction and Safety Standards, now or hereafter amended.

iii. Be thermally equivalent or better to that required by the state energy code for new residential structures, now or hereafter amended.

iv. Be set on and securely attached to a permanent foundation as specified by the manufacturer.

v. Proof of title elimination per the Pierce County Auditor identified process is required prior to manufactured housing building occupancy.

vi. Be connected to required utilities that include plumbing, heating and electrical systems.

b. All single-family dwellings (including manufactured homes) shall comply with the following siting and design standards unless sited within manufactured/mobile home parks:

i. The design and construction of the foundation must meet the requirements of the International Building Code, now or hereafter amended.

ii. The gap from the bottom of the structure to the ground, around the entire perimeter of the structure, shall be enclosed by concrete or other concrete product as approved by the building official, which may or may not be load-bearing.

iii. Modular homes on individual lots shall incorporate design features of typical site-built homes including but not limited to modulation, articulation, sloped roofs, and wood siding or siding of a material which imitates wood.

6. Family day care is a permitted use, subject to obtaining a state license in accordance with Chapter 74.15 RCW and the following:

a. Compliance with all building, fire, safety, health code, and City licensing requirements;

b. Conformance to lot size, setbacks, building coverage, hard surface coverage, and other design and dimensional standards of the zoning classification in which the home is located;

c. Certification by the office of child care policy licensor that a safe passenger loading area, if necessary, is provided.

7. Home occupations are permitted subject to the following:

a. The home occupation shall be subordinate to the primary use of the premises as a dwelling unit.

b. All activities of the home occupation shall be conducted indoors.

c. The business shall be conducted by a member of the family residing within the primary residential premises plus no more than one (1) additional person not residing in the dwelling unit.

d. Home occupations may have on-site client contact subject to the following limitations:

i. All the activities of the home occupation shall take place inside the primary residential structure or accessory building;

ii. The home occupation shall generate no more than two (2) vehicle trips per hour to the licensed residence; and

iii. The home occupation shall not create a public nuisance.

e. The following activities shall be prohibited:

i. Automobile, truck, boat and heavy equipment repair;

ii. Auto or truck body work or boat hull and deck work;

iii. Parking and storage of heavy equipment;

iv. Storage of building materials for use on other properties;

v. Painting or detailing of autos, trucks, boats, or other items;

vi. The outside storage of equipment, materials or more than one (1) vehicle related to the business;

vii. Vehicles larger than ten thousand (10,000) pounds gross weight operated out of the premises or parked on the property or on adjacent streets; and

viii. Taxicab, van shuttle, limousine or other transportation services, except for office activities; provided all other requirements of this subsection concerning home occupations are met.

f. Home occupations shall not be allowed in accessory buildings within the rear yard setback.

g. Home occupations in accessory buildings shall not permit noise to intrude into another residential property at a level at or above forty-five (45) decibels outside the hours of 7:00 a.m. through 6:00 p.m. Monday through Friday, and 9:00 a.m. through 5:00 p.m. on Saturday.

h. Home occupations are required to obtain a City business license.

8. Mobile and/or manufactured homes are allowed only in mobile/manufactured home parks developed in accordance with subsection (C) of this section.

9. Residential Accessory Building.

a. The maximum height for residential accessory buildings shall be twenty-four (24) feet.

b. Detached residential accessory structures which are less than one hundred twenty (120) square feet in size and not higher than ten (10) feet, including garden sheds or greenhouses or combination of both; children’s play equipment; arbors; and gazebos, when placed in a rear half of the lot shall have a minimum three (3) foot setback.

Attached accessory structures shall meet the same setbacks as the main building.

c. Pools, hot tubs, and similar accessory structures may not be located in the rear or interior yard setbacks.

d. Vehicle covers and other storage structures that are composed of pipes or poles with a fabric, plastic or other type of cover on the top of the framework are required to meet the development standards for the applicable zoning district, including lot coverage limitations and setback requirements. If the covering on such a structure is metal, wood, hard plastic or other rigid material and the structure exceeds one hundred twenty (120) square feet in size, a building permit is required for the structure. If the structure is used for recreational, sporting or utility vehicle storage, the storage requirements of LMC 18A.60.160, including a parking pad and screening, must be met. Fabric, vinyl, flexible plastic or other membrane material may be utilized to enclose the sides of the structure only if the structure is specifically designed and used for vehicle storage. Such enclosed structures are not exempt from the screening requirements of LMC 18A.60.160. Except as noted above, general storage is prohibited in tents, yurts or other tent-like structures.

e. Railroad cars, shipping containers, and semi-truck trailers shall not be placed or maintained in any single-family residential, mixed residential, or multifamily residential zoning district. Modified shipping containers or cargo containers approved for use as part of residential construction shall comply with criteria included in LMC 18A.10.180 under “Cargo containers.”

10. See LMC 18A.40.120, Special needs housing.

11. Residential accessory uses are secondary, subordinate permitted uses and include the following:

a. Private docks and mooring facilities as regulated by applicable shoreline management regulations.

b. Attached carports or garages for the sole use of occupants of premises and their guests, for storage of personal household goods and motor, recreational, and sporting vehicles.

c. Detached carports or garages are allowed in conjunction with an approved access and driveway.

d. Other accessory buildings and structures such as hobbyist greenhouses and storage buildings for personal household goods and yard maintenance equipment, but excluding accessory dwelling units, are allowed.

e. Outdoor storage of one (1) recreational/sporting/utility vehicle, subject to LMC 18A.60.160.

f. Minor maintenance of a vehicle owned by a resident or a relative of a resident of the site on which the activity is performed, where the activity is not performed for pay or the exchange of goods or services, and subject to the provisions of LMC 18A.60.180.

g. Hobbyist crop or flower gardens which are noncommercial and serve one (1) or more neighborhood homes on an informal, cooperative basis.

h. “Pea patch” or community gardens, “tot lots,” private parks and open space set-asides. May include private, on-site composting facility with less than ten (10) cubic yards’ capacity.

i. On-site underground fuel storage tanks to serve a residential use.

j. Antennas and satellite dishes for private telecommunication services.

k. Decks and patios.

l. Noncommercial recreational facilities and areas, indoor and outdoor, including swimming pools and tennis courts, for exclusive use by residents and guests.

m. On-site soil reclamation in accordance with state regulations.

n. Retaining walls, freestanding walls, and fences.

o. Yard sales.

p. Continuation of equestrian uses, which are accessory to a single-family dwelling, already legally existing within the zone at the time of adoption of this title. Maintenance, repair and replacement of existing equestrian structures shall be permitted.

12. Small craft distilleries may contract distilled spirits for, and sell distilled spirits to, holders of distillery licenses, manufacturer’s licenses and grower’s licenses.

13. Conditions for Foster Care Facilities. Foster care facilities, including foster family homes and group-care facilities, must comply with Chapter 74.15 RCW and hold a business license as required thereunder.

C. Manufactured/Mobile Home Parks.

1. Intent. It is the intent of this section to:

a. Permit the location of manufactured homes in specially designed parks as an additional affordable housing option where manufactured homes lots can be leased as a permanent form of dwelling unit in all residential districts;

b. Provide standards for the development and use of manufactured home parks appropriate to their location and use as permanent facilities;

c. Designate appropriate locations for manufactured home parks;

d. Ensure a high quality of development for such parks and dwelling units to the end that the occupants of manufactured home and the community as a whole are protected from potentially adverse impact of such development or use;

e. Provide for City review of proposed manufactured home parks;

f. Make a distinction between manufactured home parks and other subdivisions, and their development and occupancy characteristics.

2. Permitted Locations. Mobile and manufactured homes are permitted as follows:

a. As a primary use in a mobile or manufactured home subdivision of not less than five (5) nor more than forty (40) acres in all residential districts.

b. As a primary use in a mobile or manufactured home park of not less than three (3) acres nor more than twenty (20) acres. Mobile or manufactured home parks may be permitted in all residential districts after receiving a conditional use permit.

c. As a primary use in existing nonconforming mobile or manufactured home parks.

d. As an accessory use for security or maintenance personnel in all zone classifications, subject to site plan review:

e. As temporary or emergency use in:

i. Any district as part of a construction project for office use of construction personnel or temporary living quarters for security personnel for a period extending not more than ninety (90) days beyond completion of construction. A thirty (30) day extension may be granted by the City Manager upon written request of the developer and upon the Manager’s finding that such request for extension is reasonable and in the public interest;

ii. Any district as an emergency facility when operated by or for a public agency;

iii. In the public/institutional zone classification where a community need is demonstrated by a public agency such as temporary classrooms or for security personnel on school grounds.

3. Development Standards – Plot Plan Requirements. A complete and detailed plot plan shall be submitted to the Community and Economic Development Department. The plot plan shall include the following information and such other information as the Department may reasonably require to determine the acceptability of the proposed development:

a. Location and dimensions of all lots;

b. Roads, internal street system, and driveways;

c. Common open space, community facilities;

d. Utility lines, including water, sewer, electrical and any others contemplated;

e. Landscaping and screening plan for exterior boundaries.

4. Manufactured Home Park Design Standards – Area and Density. The minimum site for a manufactured home park shall be three (3) acres. The maximum site for a manufactured home park shall be twenty (20) acres. The maximum number of manufactured homes per acre shall be consistent with the underlying density or the zone in which it is located.

5. Manufactured Home Park Design Standards – Site Requirements. The size and shape of individual manufactured home sites shall be in accordance with the following:

a. Minimum space area, four thousand (4,000) square feet;

b. Minimum width, forty (40) feet;

c. Minimum depth, eighty (80) feet;

d. Minimum setback from street or access road, ten (10) feet with a ten (10) foot planter and rear load access; fifteen (15) feet with standard planter and no alleys;

e. Maximum development coverage of space, fifty (50) percent;

f. Side yard setback five (5) feet.

g. Rear yard setback fifteen (15) feet.

6. Manufactured Home Park Design Standards – Off-Street Parking. Off-street parking shall be provided in accordance with Chapter 18A.80 LMC.

7. Manufactured Home Park Design Standards – Open Space. Ten (10) percent of the gross site area shall be set aside for usable open space.

8. Manufactured Home Park Design Standards – Accessory Buildings and Structures.

a. Buildings or structures accessory to individual manufactured homes are permitted, including enclosed carports; provided, that the total development coverage of the space shall not exceed the development coverage permitted in LMC 18A.60.030.

b. Buildings or structures accessory to the manufactured home park as a whole, and intended for the use of all manufactured home occupants are permitted, provided the building area not exceed one-fourth of the common open space area.

9. Manufactured Home Park Design Standards – Landscaping and Screening.

a. Visual screening and/or landscaping may be required in those developments where such screening is deemed necessary and reasonable by the enforcing officer and/or the hearings examiner.

b. When required, such screening may consist of densely planted vegetation not less than four (4) feet in height at the time of planting, or a solid fence, six (6) feet in height, or a combination of fencing and vegetation which achieves the same screening effect.

c. Landscaping is also required in all setback areas and open space. All applicable requirements of Chapters 18A.60 and 18A.70 LMC shall be satisfied.

d. Visual interruption with appropriate vegetation between manufactured home units may also be required to relieve visual monotony.

e. The perimeters of common parking areas shall be landscaped in such a way as to create a diversion between streets and parking areas, at the same time not obstructing the view of any walkways, driveways, or streets around entrances or exits to the mobile home park.

f. All trees, flowers, lawns and other landscaping features shall be maintained in a healthy growing condition at all times.

10. Manufactured Home Park Design Standards – Ingress and Egress.

a. Each manufactured home site shall have access from an interior drive or roadway only.

b. Access to the manufactured home park shall be limited to not more than one (1) driveway from a public street or road for each two hundred (200) feet of frontage.

11. Manufactured Home Park Design Standards – Surfacing Requirements. All streets, roads and driveways shall be hard-surfaced, including permeable paving surfaces in conformance with the current City of Lakewood Storm Water Design Manual, to a standard of construction acceptable to the City Engineer. Interior pedestrian walkways, carports and parking areas shall also be paved.

12. Manufactured Home Park Design Standards – Storm Water Runoff. Storm water management is required and shall comply with the current City of Lakewood Storm Water Design Manual and shall be subject to the City’s review and approval, and shall, moreover, comply with Chapter12.11 LMC pertaining to community facilities. [Ord. 794 § 2 (Exh. A), 2023; Ord. 789 § 2 (Exh. A), 2023; Ord. 758 § 2 (Exh. A), 2021; Ord. 738 § 2 (Exh. A), 2020; Ord. 726 § 2 (Exh. B), 2019.]