18A.15.040 Setback and Height | Pierce County Code

18A.15.040 Setback and Height.

A. General Provisions. The following general setback and height regulations apply throughout this Chapter.

1. Setback Measurement. A setback is the minimum required distance between any structure and a specified line. A setback is measured from the edge of a road right-of-way, easement, or tract that provides vehicular access or future road right-of-way, as identified by the most recently adopted official control, to the closest point of the vertical foundations. (Official control includes, but is not limited to, Pierce County Road Classification, Pierce County Six-Year Transportation Improvement Program, Pierce County Transportation Plan, Approved County Road Project (CRP) plans, and/or approved right-of-way plans.) Where there is no road right-of-way, easement, or tract that provides vehicular access or future road right-of-way, as identified in the most recently adopted official control, a setback is measured from the property line.

a. The rights-of-way referenced in this Section include unopened rights-of-way unless:

(1) the applicant obtains a quiet title judgement from Superior Court confirming that the unopened right-of-way has already been vacated by operation of law and other possible claims of ownership interest are extinguished, or

(2) the unopened right-of-way is vacated via County ordinance.

2. Designation of Required Setbacks. All lots must contain at least one front yard except pipestem lots. A front yard setback shall be required abutting each right-of-way on through lots. If a corner lot abuts the intersection of two or more rights-of-way, the yard not used for vehicular access may be reduced to 15 feet, provided the reduced yard does not abut a State Highway or any arterial. All lots must contain one rear yard setback except for corner, through, and pipestem lots. All other setbacks will be considered interior yard setbacks. See Figure 18A.15.040-1.

3. Building Height. The height of a building is the vertical distance from the average elevation of the finished grade on each wall of a building to the top of a flat, shed, or mansard roof, and the average distance between the bottom of the eaves to the highest point of a pitched, hipped, gambrel, or gable roof. See Figure 18A.15.040-2. See also PCC 18J.120.070.C.2.a(1) for a more restrictive building height measurement that applies in the Browns Point/Dash Point communities.

4. Structure height. The height of all structures, except buildings, is the vertical distance of a structure measured from the average elevation of the finished grade surrounding the structure to the highest point of the structure. For fence height, see PCC 18A.15.040.B.2.d.

5. Rear Yard Setback in Shoreline Jurisdiction. Rear yard setbacks as found in Table 18A.15.040-1 and Table 18A.15.040-2 do not apply in areas regulated under Shoreline Management Use Regulations.

Table 18A.15.040-1. Urban Setbacks

PCC 18A.15.040.B.1-6 provisions supersede the figures in this Table when applicable.
Urban Zone Classification (All County)		Minimum Building Setback (feet)
Urban Zone Classification (All County)		Front – Arterial	Front – Non-Arterial	Interior/Side	Rear
AC	Activity Center	20	15	0	0
CC	Community Center	20	15	0	0
CE	Community Employment	25	15	0 (1)	0 (1)
EC	Employment Center	35	15	0	0
ECOR	Employment Corridor	25	15	0	0
HSF	High Density Single Family	25	15	5	8
MHR	Moderate High Density Residential	25	15	0 (1)	0 (1)
MUC	Major Urban Center	0 (1)	15	0	0
MUD	Mixed Use District	25	15	0 (1)	0 (1)
MSF	Moderate Density Single Family	25	12/15/25 (3)	5 (2)	10 (2)
NC	Neighborhood Center	20	15	0	0
NCOR	Neighborhood Corridor	0	0	0	0
PI	Public Institution	25	15	0	0
PR	Park and Recreation	25	15	10	10
ROC	Residential/Office/Civic	25	15	0 (1)	0
RR	Residential Resource	25	12/15/25 (3)	10	10
SF	Single Family	25	12/15/25 (3)	10 (2)	10 (2)
TCTR	Towne Center	0	0	0	0
UCOR	Urban Corridor	0	0	0	0

(1)In the Graham community, the 0-foot interior yard setback only applies when structures are attached. When structures are not attached, then either a minimum 5-foot interior setback or a 10-foot separation between buildings, whichever results in the greatest separation, shall apply.

(2)In the Gig Harbor community, for lots in a subdivision applied for after December 1, 2002, rear setbacks shall be 30 feet and interior setbacks shall be 8 feet.

(3)12-foot setback for porches; 15-foot setback to other portions of the building; and 25-foot setback for vehicle parking facilities, such as garage or carport either attached or detached, setback applies on the side where vehicle enters only.

Table 18A.15.040-2. Rural and Resource Setbacks

PCC 18A.15.040.B.1-6 provisions supersede the figures in this Table when applicable.
Rural and Resource Zone Classification (All County)		Minimum Building Setback (feet)
Rural and Resource Zone Classification (All County)		Front	Interior	Rear
EPF-RAN	Essential Public Facility – Rural Airport North	25	50	50
GC	Gateway Commercial	25	0	0
PI	Public Institution	25	0	0
PR	Park and Recreation	25	30	30
R5	Rural Five	25	10	30
R10	Rural Ten	25 (1)	10 (1,2)	30 (2)
R20	Rural Twenty	25 (1)	10 (1)	30 (1)
R40	Rural Forty	25	10	30
RAC	Rural Activity Center	35	5	5
RF	Rural Farm	25 (1)	30 (1)	30 (1)
RIC	Rural Industrial Center	25	0	0
RNC	Rural Neighborhood Center	25	5	5
RSep	Rural Separator	25	10	30
RSR	Rural Sensitive Resource	25 (1)	10 (1,2)	30 (1,2)
TC	Tourist Commercial	0	0	0
VC	Village Center	0	0	0
VR	Village Residential	25	10	30
ARL	Agricultural Resource Lands	25 (1)	30 (1,2)	30 (1,2)
FL	Forest Lands	25 (1)	30 (1)	30 (1)

(1)In the Graham Community, for lots in an ARL, FL, R10, R20, RF, or RSR subdivision applied for after March 1, 2007, the following setbacks shall apply: front = 60 feet, interior = 30 feet, rear = 30 feet.

(2)In the Gig Harbor Community, for lots in an ARL, R10, or RSR subdivision applied for after December 1, 2002, interior and rear setbacks shall be 50 feet.

Table 18A.15.040-3. Height

PCC 18A.15.040.B.1-6 provisions supersede the figures in this Table when applicable.
Urban, Rural, and Resource Zone Classifications (All County)		Maximum Height (feet)
MSF, ROC (5), RR, SF	Moderate Density Single-Family, Residential/Office/Civic, Residential Resource, Single-Family	35 (1)
ARL, EPF-RAN, FL, GC, HSF, PI, PR, R5, R10, R20, R40, RF, RIC, RSep, RSR, TC, VC	Agricultural Resource Lands, Essential Public Facility – Rural Airport North, Forest Lands, Gateway Commercial, High Density Single-Family, Rural Park and Recreation, Rural Public Institution, Rural 5, Rural 10, Rural 20, Rural 40, Rural Farm, Rural Industrial Center, Rural Separator, Rural Sensitive Resource, Tourist Commercial, Village Center	40
MHR, NCOR, NC (8), RAC, RNC, ROC (6)	Moderate High Density Residential, Neighborhood Corridor, Neighborhood Center, Rural Activity Center, Rural Neighborhood Center, Residential/Office/Civic	45 (2)
UCOR	Urban Corridor	55 (7)
AC, CC, CE, EC, MUD, MUC, NC (9), PI, PR	Activity Center, Community Center, Community Employment, Mixed Use District, Employment Center, Major Urban Center, Neighborhood Center, Urban Public Institution, Urban Park and Recreation	60 (2,3,4)
ECOR, TCTR	Employment Corridor, Towne Center	65 (3,7)

(1)In the Browns Point/Dash Point communities, building height shall not exceed 35 feet above the elevation of East Side Drive (SR-509), see PCC 18J.120.070.C.1.a(1). New residential construction and remodeling in the SF zone shall meet the height limits of the zone as measured from the existing grade to the height of the highest roof surface prior to site development or modification of the structure, see PCC 18J.120.070.C.2.a(1).

(2)In the Graham community, the building height in MHR may be increased up to a maximum of 60 feet in height when underground parking for the structure is provided. In CE and MUD, the maximum height for a building adjacent to an SF or R5 zone classification shall be 35 feet; provided, that building height may be increased 1 foot for each foot the building is set back more than 35 feet from these zones up to the maximum building height allowed.

(3)In the Frederickson community, the maximum height in the EC and ECOR zone classifications shall be unlimited, except that when a building is within 150 feet of property not zoned EC or ECOR, maximum height shall be the same as the adjacent zone, but may be increased 1 foot for each foot the building is set back more than 100 feet.

(4)In the Gig Harbor community, maximum height shall be 35 feet for the AC, CC, CE, NC, and PI zone classifications.

(5)ROC zone in all applicable community plans except the Frederickson, Mid-County, Parkland-Spanaway-Midland, and South Hill Community Plans.

(6)ROC zone in the Frederickson, Mid-County, Parkland-Spanaway-Midland, and South Hill Community Plans only.

(7)In the UCOR and TCTR zone classifications, the height can be increased up to 20 feet through Affordable Housing Incentives (see Chapter 18A.65 PCC).

(8)NC zone in the Parkland-Spanaway-Midland Communities Plan only.

(9)NC zone in all applicable community plans except Parkland-Spanaway-Midland Communities Plan.

B. Situational Setback and Height Provisions. This subsection provides setback and height provisions in lieu of those set forth in Tables 18A.15.040-1 and 18A.15.040-2. These provisions are applicable, unless the setback or height has already been altered through a variance, Planned Development District (PDD), or Conditional Use Permit (CP) process; in which case further exceptions, reductions, or deviations shall not be allowed unless another variance is approved.

a. Multi-Family and Commercial Uses. All new multi-family or commercial buildings and associated parking shall establish a minimum interior and rear yard setback of 30 feet from MSF, SF, RR, R5, R10, R20, and R40 zone classifications. Building height shall not exceed the height allowed in the adjacent zone for the first 50 feet adjacent to the interior and rear yard property boundary. Thereafter, heights may be increased by 1 additional foot for each additional 2 feet of distance from the property boundary. See PCC 18J.15.185 for additional residential design standards.

b. Industrial Uses. The minimum setback for an industrial building, associated loading/unloading areas, and outdoor storage from an MSF, SF, RR, HRD, R5, R10, R20, and R40 zone classification, or a conforming residential use, shall be 100 feet.

c. Commercial, Senior, or Assisted-Living Facilities. The minimum setback for any new senior and assisted-living center or commercial building abutting R5, R10, R20, or R40 zone classification shall be 30 feet.

d. Neighborhood Center Zone. New uses in the NC zone classification within the Gig Harbor Peninsula Community Plan area shall provide a 50-foot-wide native vegetation area for adjacent residential land uses and R5, R10, R20, or R40 zone classifications.

e. South Hill Community. The height and setbacks for buildings in HRD, MHR, ROC, and NC zone classifications in the South Hill Community Plan area, shall be limited to the maximum height and minimum setbacks of any immediately adjacent residential zone classification, pursuant to PCC 18J.50.080.A.

f. Landscape Buffers. Landscape buffer requirements of PCC 18J.15.040 may result in a setback greater than indicated on Tables 18A.15.040-1 and 18A.15.040-2.

g. Infill Compatibility. A minimum 30-foot rear setback may be required pursuant to PCC 18J.15.060 to meet infill compatibility standards. This requirement is reflected on the final plat for affected developments.

a. Wetland/Fish and Wildlife Habitat Areas. For sites that contain wetlands and/or fish and wildlife habitat areas, see Title 18E PCC for additional buffer and setback provisions that may be applicable.

b. Pipestem Lots. Pipestem lots shall have setbacks of 15 feet from all property lines in a rural or resource zone, except for lots of 0.5 acre in size or less which may use a setback of 10 feet from all property lines and 10 feet from all property lines in an urban zone, for both principal and accessory structures. Garages shall be set back such that a 25-foot driveway/approach to the garage can be accommodated on-site.

c. Shared Access Facility. If the only access to a lot is a shared access facility, the lot shall be considered a pipestem for the purpose of setbacks. Setbacks from a shared access facility, for lots not using the shared access facility for access, shall be the applicable interior setback. If a shared access facility is used to provide vehicle access to a non-residential project, the structure setback to the shared access facility shall be zero.

d. Fences and Retaining Walls. Fences and retaining walls may be erected within required setbacks to a maximum height of 6 feet, or a maximum height of 8 feet for security fencing necessary for a Utility Use, Industrial Use, or an Agricultural Use; provided all applicable sight distance requirements of Title 17B PCC are met.

(1) The height of a fence shall be measured from a point on the ground immediately adjacent to the fence to the top of the fence. The height of a fence located on a rockery, retaining wall, or berm shall be measured from the ground on the high side of the rockery, retaining wall, or berm to the top of the fence. The top of a fence shall include all attachments, ornamentation, and security devices, such as barbed wire. See Figure 18A.15.040-3.

e. Projections. The following projections into required setbacks are allowed individually or together, but in no case shall the building or structure be allowed closer than 3 feet to the property line, except as allowed in Tables 18A.15.040-1 and 18A.15.040-2.

(1) Fireplace structures, bay or garden windows, stair landings, ornamental features, or similar structures may project into any setback; provided such projections are:

(a) Limited to two per required yard;

(b) Not wider than 10 feet;

(d) Not more than 3 feet into a front setback.

(2) Uncovered decks and patios that do not exceed 30 inches from finished lot grade may project into any setback; provided such projections do not extend more than 5 feet into a front setback.

(3) Wheelchair ramps may project into any required setback.

(4) Eave overhangs may project 2 feet into any required setback.

(5) Church spires, belfries, domes, chimneys, antennas, satellite dishes, ventilation stacks, or similar structures, may project beyond the height limit; provided the structure is set back 1 additional foot for every foot said structure exceeds the height limitation in the underlying zone classification.

(6) Rooftop mechanical equipment, not including solar energy equipment, may project 10 feet above the height limit of the zone; provided all equipment is set back 10 feet from the edge of the roof. See also PCC 18J.15.155 for mechanical equipment screening design standards which may apply.

(7) Solar energy and solar thermal equipment less than 6 feet in height may project into setbacks, but in no case shall the equipment be allowed closer than 5 feet to the property line. Solar equipment may project 10 feet above the height limit of the zone; provided, all equipment is set back 10 feet from the edge of the roof. See also PCC 18J.15.155 for mechanical equipment screening design standards which may apply.

f. Noise Attenuation Barriers. Any noise attenuation barrier, built in accordance with the standards in PCC 18J.15.070, may be placed within required setbacks to the height specified in the permit; provided that all applicable sight distance requirements of Title 17B PCC are met.

g. Rural Farm Stands. Farm stands, Christmas tree stands, and associated parking in rural and resource zones shall maintain a 50-foot minimum separation from residences on adjacent properties and shall maintain a minimum setback of 50 feet from State Routes, 25 feet from other roads, and 10 feet from all other property lines.

h. Accessory Dwelling Units. See PCC 18A.37.120 for setback provisions applicable to dwelling units accessory to a principal single-family dwelling.

i. Animal Enclosures Where Animals are Raised for Commercial Use Not Associated with a Primary Residence. See Chapter 18A.37 PCC, Residential Accessory Uses for Animal Regulations Accessory to a Primary Residence. See also Chapter 8.94 PCC for Beekeeping/Apiary setback provisions. Agricultural uses and animals that are permitted in PCC 18A.33.260.D, Animal Production, Boarding, and Slaughtering, shall be subject to the following requirements:

(1) Animals as a Principal Use. Setbacks for animal enclosures shall be permitted subject to the following criteria:

(a) Livestock. Livestock shall be subject to the following provisions:

(i) Any barn, stable, riding arena, paddock, or similar enclosure shall be set back 45 feet from any adjacent residentially zoned property line. The animal enclosure setback shall not apply to property lines of lots owned in common by the applicant. For purposes of this Section, a fenced area where animals are free roaming is not considered an animal enclosure.

(b) Small Animals. Small animals shall be subject to the following provisions:

(i) Any cage, coop, or enclosure shall be set back 45 feet from any adjacent residentially zoned property line, except kennel or cattery facilities, which shall be set back 75 feet from any adjacent property line. All commercial kennels and catteries shall require licensing pursuant to Chapter 5.24 PCC. The animal enclosure setback shall not apply to property lines of lots owned in common by the applicant. For purposes of this Section, a fenced area where animals are free roaming is not considered an animal enclosure.

j. Airport Overlays. See Chapter 18A.60 PCC for airport safety zone height limits.

(1) In the MSF and SF zone classifications, setbacks may be reduced to the following, without processing a Variance or PDD, when it is determined that application of critical area requirements or low impact development would otherwise prevent minimum density from being achieved.

(a) Interior setback may be reduced to a minimum setback of 5 feet.

(b) Rear setback may be reduced to a minimum setback of 10 feet.

(2) In R5, R10, R20, and R40 zone classifications, setbacks may be reduced to the following, without processing a Variance or PDD, when it is determined that application of critical area or low impact development requirements would otherwise prevent base density from being achieved or a reasonable building envelope from being attained.

(a) Interior setback may be reduced to a minimum setback of 10 feet.

(b) Rear setback may be reduced to a minimum setback of 25 feet.

l. Urban Infill Design and Infill Lot Creation. See Chapter 18J.17 PCC and PCC 18A.15.050 for setbacks in developments proposed pursuant to Urban Infill Design or Infill Lot Creation.

a. Title 18J Design Standards. The front setbacks of Tables 18A.15.040-1 and -2 may be reduced as part of Administrative Design Review (ADR) or Site Plan Review (SPR) in order to permit compliance with certain community(ies) plan design standards related to building placement set forth in Title 18J PCC.

b. Averaging. Averaging may be used to reduce a front setback requirement when a principal building has been established on an adjacent lot within the required yard. This provision shall not apply if the adjacent lot has received a reduced setback based upon a discretionary land use approval. This exception shall be calculated as follows:

(1) Averaging shall be calculated by adding the existing front setbacks of the adjacent lots together and dividing that figure by two.

(2) In the case of a corner lot or when an adjacent lot is vacant, averaging shall be calculated by adding the front setback of the adjacent developed lot with the minimum front setback of the zone in which the construction is proposed and dividing that figure by two.

c. Topography. If the topography of a lot is such that the minimum front setback line is 8 feet or more above the street grade, and there is no reasonable way to construct a driveway up to the dwelling unit level, a garage/carport may be built into the bank and shall be set at least 5 feet back from the right-of-way.

d. Bus Shelters. Bus shelters for school district or transit authority purposes may be located within a front yard when located on private property if they do not exceed 50 square feet of floor area and one story in height; provided all applicable sight distance requirements of Title 17B PCC are satisfied.

a. Detached, single-story accessory structures, except for accessory dwelling units, may occupy 25 percent of the total area of an interior yard and shall maintain a minimum 3-foot setback. The interior yard does not include any portion of the front or rear yard for purposes of this calculation. See Figure 18A.15.040-4. See also Chapter 18A.36 PCC, Accessory Development, for additional accessory use requirements.

b. Where two or more lots are used as a building site, and where principal buildings cross lot lines, interior setbacks shall not be required from those lot lines crossed by the principal building.

c. Existing lots of record that are 100 feet or less in width may reduce the interior yard setback to 10 percent of the lot width. Lots between 101 feet and 150 feet wide may reduce the interior yard setback to 15 percent of the lot width. Lots between 151 and 200 feet wide may reduce the interior lot setback to 25 percent of the lot width. In no case shall the setback be less than 3 feet unless a variance is approved.

Figure 18A.15.040-4. Accessory Structures in Interior and Rear Yards

a. Detached, accessory 1-story structures, except for accessory dwelling units, may occupy 50 percent of the total area of a rear yard and must maintain a 3-foot setback. See Chapter 18A.36 PCC, Accessory Development, for additional accessory use requirements. See Figure 18A.15.040-4.

b. In the case of triangular or otherwise irregularly shaped lots, a line 10 feet in length entirely within the lot, parallel to and at a maximum distance from the front lot line, may be considered the "rear lot line" at the owner's discretion. See Figure 18A.15.040-1.

c. A garage serving a single-family residence may have a minimum setback of 3 feet from the rear property line; provided:

(1) All portions of the dwelling unit comply with the rear setbacks of the applicable zone, except for associated living area above the garage;

(2) Vehicular access to the garage shall be from an alley only; and

(3) For lots in excess of 55 feet in width, the width of the garage shall not exceed 50 percent of the width of the lot.

d. Existing lots of record that are less than 150 feet in depth may reduce the required rear setback 1 foot for each foot the lot is less than 150 feet in depth; provided a rear setback of at least 25 feet shall be maintained.

6. Planned Development District (PDD). For a lot in a final plat that is no longer within the period specified in RCW 58.17.170, and which has an associated PDD approval, the following two options are available for structure/building height and yard/setback:

a. An individual lot may be developed consistent with the height and yard/setback requirements identified by the Hearing Examiner's Decision or on the face of the recorded plat. All development on the lot shall be consistent with all the requirements of the approval(s) and may not utilize setback reductions, allowances, or exceptions of current codes in addition to the reduced setbacks identified through the PDD approval. All future development activities on the lot shall also comply with the requirements of the preliminary and final land division approval and PDD approval; or

b. An individual lot may be developed consistent with the height and yard/setback requirements of the current zone classification in effect on the date of application for the proposed development. All future development activities on the lot shall also comply with the regulations that exist at the time of application.