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17.12 – Residential Districts

17.12.010 – Purpose statements

Estate Residential Districts
  1. RE-1 Single-Family Estate District
    The purpose of the RE-1 Single-Family Estate District is to accommodate low-density residential development in newly annexed and/or semi-rural areas of the City. The minimum lot size in this district is fifty-four thousand four hundred and fifty (54,450) square feet, or one and one-quarter (1¼) acre, and permits semi-rural estate development characterized by dwellings surrounded by ample open space. Consistent with its semi-rural character, some single-family lots are large enough to accommodate agriculture and/or horse stables. The RE-1 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
  2. RE-2 Single-Family Estate District
    The purpose of the RE-2 Single-Family Estate District is to accommodate large-lot residential development in the City. The minimum lot size in this district is twenty-five thousand (25,000) square feet. The RE-2 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
    (Ord. 1988-Z-8 § 1.)

    Suburban Residential Districts

  3. RS-1 Low Density Suburban Single-Family Residential District
    The purpose of the RS-1 Suburban Single-Family Residential District is to accommodate lowdensity single-family residential development in the City. The minimum lot size in this district is eighteen thousand (18,000) square feet. The RS-1 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
    (Ord. 1988-Z-8 § 1.)
  4. RS-2 Suburban Single-Family Residential District
    The purpose of the RS-2 Suburban Single-Family Residential District is to accommodate low to medium density single-family residential development in the City. This district primarily consists of post-World War II residential neighborhoods that have a suburban character. The minimum lot size in this district is eleven thousand (11,000) square feet. The RS-2 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
  5. RS-3 Suburban Single-Family Residential District
    The purpose of the RS-3 Suburban Single-Family Residential District is to accommodate medium density single-family residential development in the City. This district consists primarily of post-World War II residential neighborhoods with a suburban character. The minimum lot size in this district is eight thousand four hundred (8,400) square feet. The RS-3 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
  6. RS-4 Suburban Single-Family Residential District
    The purpose of the RS-4 Suburban Single-Family Residential District is to accommodate medium to high-density single-family residential development in the City. The minimum lot size in this district is six thousand six hundred (6,600) square feet. The RS-4 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.

    Traditional Residential Districts

  7. RT-1 Traditional Single-Family Residential District
    The purpose of the RT-1 Single-Family Residential District is to preserve moderate density singlefamily residential development in older neighborhoods of the City, and to accommodate new neighborhoods with a similar character. The minimum lot size in this district is eight thousand four hundred (8,400) square feet. The RT-1 District also provides for auxiliary dwelling units and limited nonresidential uses compatible with surrounding residential neighborhoods.
  8. RT-2 Traditional Single-Family Residential District
    The purpose of the RT-2 Single-Family Residential District is to preserve medium density singlefamily residential development in older neighborhoods of the City, and to accommodate new residential development with a similar character. The minimum lot size in this district is six thousand six hundred (6,600) square feet. The RT-2 District also provides for auxiliary dwelling units and limited nonresidential uses compatible with surrounding residential neighborhoods.
  9. RT-3 Traditional Single-Family Residential District
    The purpose of the RT-3 Single-Family Residential District is to preserve higher density single-family residential development in older neighborhoods of the City, and to accommodate new residential development with a similar character. The minimum lot size in this district is five thousand (5,000) square feet. The RT-3 District also provides for auxiliary dwelling units and limited nonresidential uses compatible with surrounding residential neighborhoods.
  10. RT-4 Traditional Single- and Two-Family Residential District
    The purpose of the RT-4 Traditional Single- and Two-Family Residential District is to preserve higher density single- and two-family residential development in older neighborhoods of the City, and to accommodate new residential development with a similar character. The minimum lot size in this district is five thousand (5,000) square feet. This district is primarily located in older residential neighborhoods near the downtown area. The RT-4 District also provides for auxiliary dwelling units and limited nonresidential uses compatible with surrounding residential neighborhoods.

    Mixed and Multiple Family Residential Districts

  11. RM-1 Mixed Medium Density Residential District
    The purpose of the RM-1 Mixed Medium Density Residential District is to accommodate a mix of single-family, two-family and townhouse residential development in the City, at a maximum density of approximately eight (8) units per acre. The RM-1 District also provides for limited institutional uses compatible with surrounding residential neighborhoods.
  12. RM-2 Medium Density Multi-Family Residential District
    The purpose of the RM-2 Medium Density Multi-Family Residential District is to accommodate a range of housing densities and a variety of housing types and styles, with a maximum density of approximately ten (10) units per acre. The RM-2 District also provides for limited institutional uses that are compatible with surrounding residential neighborhoods.
  13. RM-3 General Residential District
    The purpose of the RM-3 General Residential District is to accommodate a range of housing densities, including higher density residential up to approximately twenty (20) units per acre, at locations that will provide efficient use of land and infrastructure. The RM-3 District also provides for limited institutional uses that are compatible with surrounding residential neighborhoods.

    Transitional Business Overlay District

  14. BT Transitional Business Overlay
    The purpose of the BT Transitional Business Overlay is to provide locations that mix residential and small-scale office, personal service and retail uses, yet maintain a single-family residential appearance and scale. The BT Overlay permits the conversion of single-family homes into office, service and retail uses within the Traditional Residential Districts. Such uses are limited in size and generate a modest amount of commercial traffic that does not adversely impact the adjacentresidential neighborhoods. Where this district is located on an Arterial Street, site development shall be designed to minimize curb cuts. Construction of new non-residential buildings shall only be permitted if they are designed to have a single-family residential appearance in accordance with the Residential Architectural guidelines.

17.12.020 – Permitted and special uses

Table 17.12-1 lists permitted and special uses for the residential districts. Within the BT Transitional Business Overlay, the uses listed in Table 17.12-1 shall be in addition to the permitted and special uses allowed in the underlying Zoning District.

TABLE 17.12-1
RESIDENTIAL DISTRICTS -- PERMITTED AND SPECIAL USES

P=Permitted Use; S=Special Use

A=Permitted as an Accessory Use

BTP= Additional Permitted Use in BT Overlay

USE

ZONING DISTRICT

SPECIFIC STANDARDS

RE-1

RE-2

RS-1

RS-2

RS-3

RS-4

RT-1

RT-2

RT-3

RT-4

RM-1

RM-2

RM-3

BT

RESIDENTIAL USES

Assisted Living Facility

 

 

 

 

 

 

 

 

 

 

 

S

P

 

 

Artist Live/ work Space

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

Section 17.20.030

Dwelling Unit, Auxiliary

 

 

 

 

 

 

P

P

P

P

 

 

 

 

Section 17.20.030

Dwelling, Upper Level

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

Dwelling, Multiple-Family

 

 

 

 

 

 

 

 

 

 

 

P

P

 

 

Dwelling, Single-Family

P

P

P

P

P

P

P

P

P

P

P

P

P

 

 

Dwelling, Townhouse

 

 

 

 

 

 

 

 

 

 

P

P

P

 

 

Dwelling, Two-Family

 

 

 

 

 

 

 

 

 

P

P

P

P

 

 

Group Home, Large

S

S

S

S

S

S

S

S

S

S

P

P

P

 

 

Group Home, Small

P

P

P

P

P

P

P

P

P

P

P

P

P

 

 

Horse Stables, Private

A

 

 

 

 

 

 

 

 

 

 

 

 

 

Section 17.20.030

Independent Living Facility

 

 

 

 

 

 

 

 

 

 

P

P

P

 

 

CULTURAL, RELIGIOUS, RECREATIONAL AND INSTITUTIONAL USES

Art Gallery/Studio

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

Convent/Monastery

 

 

 

 

 

 

 

 

 

 

S

S

P

 

 

Cultural Facility

 

 

 

 

 

 

 

 

 

 

 

S

P

 

 

Hospice

 

 

 

 

 

 

 

 

 

 

 

S

S

 

 

Place of Worship

S

S

S

S

S

S

S

S

S

S

S

S

S

 

 

Park, Neighborhood

P

P

P

P

P

P

P

P

P

P

P

P

P

 

 

School, Specialized Instructional

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

RETAIL, OFFICE, AND SERVICE USES

Bed and Breakfast

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

Section 17.20.030

Office, Business and Professional

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

Personal Services

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

Coffee or Tea Room

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

Retail Sales, not exceeding 2,500 gross floor area per building

 

 

 

 

 

 

 

 

 

 

 

 

 

BTP

 

OTHER
 

Accessory Uses

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Section 17.20.020, 17.22.030

Agriculture

P

 

 

 

 

 

 

 

 

 

 

 

 

 

Section 17.20.030

Communications Tower

S

S

S

S

S

S

S

S

S

S

S

S

S

 

Section 17.22.020

Communications Antenna

A

A

A

A

A

A

A

A

A

A

A

A

A

 

Section 17.22.020

Parking Garage/Structure

 

 

 

 

 

 

 

 

 

 

 

A

A

 

Chapter 17.24

Parking Lot, Private

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Chapter 17.24

Planned Unit Development

S

S

S

S

S

S

S

S

S

S

S

S

S

 

Chapter 17.04, 17.06

Utility, Local

P

P

P

P

P

P

P

P

P

P

P

P

P

 

17.20.020

(2008-Z-24: § 3; 2004-Z-21: § 1; 2004-Z-12: § 1; 2004-Z-8: § 2; 2003-Z-12: § 1; 2001-Z-11: § 2, 3; 1996-Z-12: § 3-10; 1993-Z-27: § 1; 1988-Z-8: § 1; 1982-Z-11: § 1; 1973-Z-12: § 1; 1970-Z-19: (A); 1967-14: (part); 1960-16: § VII (C) (1); 1960-16: § VII (B) (1, 3))

17.12.030 – Bulk regulations

Table 17.12-2 establishes bulk regulations for the residential districts. Chapter 17.22 specifies permitted encroachments in yards and setbacks applicable to accessory buildings and structures.

 TABLE 17.12-2
 RESIDENTIAL DISTRICT BULK REQUIREMENTS

ft = feet

sf = square feet

du = dwelling unit

ZONING DISTRICT

RE-1

RE-2

RS-1

RS-2

RS-3

RS-4

Minimum Lot Area

1 ¼ acres (54,450 sf)

25,000 sf

18,000 sf

11,000 sf

8,400 sf

6,600 sf

Minimum Lot Width

250 ft

125 ft

100 ft

80 ft

60 ft

60 ft

Maximum Building Coverage

20%

20%

20%

25%

30%

30%

Maximum Building Height

40 ft or 2 ½ stories, whichever is less

40 ft or 2 ½ stories, whichever is less

35 ft or 2 ½ stories, whichever is less

35 ft or 2 stories, whichever is less

35 ft or 2 stories, whichever is less

34 ft or 2 stories, whichever is less

Minimum Front Yard[1]

40 ft

40 ft

40 ft

30 ft

30 ft

20 ft

Minimum Side Yards

Interior Side Yards

20 ft each side

15 ft each side

10 ft each side

Combined width of 16 ft, neither less than 6 ft

Combined width of 16 ft, neither less than 6 ft

Combined width of 14 ft, neither less than 5 ft

Exterior Side Yard[2]

40 ft

40 ft

40 ft

30 ft

25 ft

15 ft

Minimum Rear Yard

50 ft

50 ft

50 ft

40 ft

40 ft

30 ft

[1] Where 50% or more of the street frontage of a block has existing principal building setbacks less than the front yard or exterior side yard required by the zoning district, the required front yard or exterior side yard may be reduced to the average of the existing front or exterior side yard setbacks on that street frontage of the block.  Only front yard setbacks shall be used to compute the reduced front yard setback; only exterior side yard setbacks shall be used to compute the reduced exterior side yard setback.

[2] If a corner lot has insufficient width to provide the required exterior side yard and still maintain a buildable width of thirty-two feet, then the exterior side yard may be reduced so as to provide a buildable width of thirty two feet; provided that in no event shall the exterior side yard be reduced to less than thirty percent of the width of the lot. 

 

TABLE 17.12.2

RESIDENTIAL DISTRICT BULK REQUIREMENTS

ft = feet

sf = square feet

du = dwelling unit

ZONING DISTRICT
  RT-1 RT-2 RT-3 RT-4
Minimum Lot Area[3]
 
8,400 sf 6,600 sf 5,000 sf Single-Family Detached: 5,000 sf

Two-Family: 3,750 sf per du 

Two-Family: in BT Overlay: 5,000 sf

All Other Uses: 10,000 sf

Minimum Lot Width 60 ft 50 ft 50 ft 50 ft
Maximum Building Coverage[4]
 

 

For structures 1 ½ stories or less, 30%

 
For structures over 1 ½ stories, 25%

For structures 1 ½ stories or less, 30%

 
For structures over 1 ½ stories, 25%

For structures 1 ½ stories or less, 30%

 
For structures over 1 ½ stories, 25%

For structures 1 ½ stories or less, 30%

 
For structures over 1 ½ stories, 25%

Maximum Building Height 34 ft or 2 stories, whichever is less 34 ft or 2 stories, whichever is less 32 ft or 2 stories, whichever is less 32 ft or 2 stories, whichever is less
Minimum Front Yard[5]               

 

30 ft 25 ft 20 ft 20 ft
Minimum Side Yards:
Interior Side Yards:                            

For Structures 1 1/2 stories or less, 6 feet or 10% of lot width whichever is greater

For Structures over 1 1/2 stories, 8 feet or  10 % of lot width, whichever is greater

 

For Structures 1 1/2 stories or less, 6 feeet or 10% of lot width hichever is greater

For Structures over 1 1/2 stories, 8 feet or  10 % of lot width, whichever is greater

 

For Structures 1 1/2 stories or less, 5 feeet or 10% of lot width hichever is greater

For Structures over 1 1/2 stories, 6 feet or  10 % of lot width, whichever is greater

For Structures 1 1/2 stories or less, 5 feet or 10% of lot width whichever is greater

For Structures over 1 1/2 stories, 6 feet or  10 % of lot width, whichever is greater

Exterior Side Yard[6]
 

 

25 ft 20 ft 15 ft 15 ft
Minimum Rear Yard 40 ft 30 ft 30 ft 30 ft

[3]  The Lot Area for Two Family, Townhouse and Multi-Family developments with more than one lot may be calculated by adding the land area of all lots and common areas on which one category of dwellings is located, and dividing the total land area by the total number of dwelling units of that category.  Common areas may be included in the calculation of land area, except for the area within a public or private street right of way; if no right of way is designated for private streets, the area between the backs of curbs of the private street shall be excluded.

[4]   In RT-1, RT-2, RT-3 and RT-4 Districts, if a detached garage is provided in lieu of an attached garage, or if an attached garage is accessed via an alley, a) on lots 65 feet or less in width, 500 square feet of additional Building Coverage is allowed, and b) on lots more than 65 feet in width, 250 square feet of additional Building Coverage is allowed.

[5] Where 50% or more of the street frontage of a block has existing principal building setbacks less than the front yard or exterior side yard required by the zoning district, the required front yard or exterior side yard may be reduced to the average of the existing front or exterior side yard setbacks on that street frontage of the block.  Only front yard setbacks shall be used to compute the reduced front yard setback; only exterior side yard setbacks shall be used to compute the reduced exterior side yard setback.

[6] If a corner lot has insufficient width to provide the required exterior side yard and still maintain a buildable width of thirty-two feet, then the exterior side yard may be reduced so as to provide a buildable width of thirty two feet; provided that in no event shall the exterior side yard be reduced to less than thirty percent of the width of the lot.

 

TABLE 17.12-2

RESIDENTIAL DISTRICT BULK REQUIREMENTS

ft = feet

sf = square feet

du = dwelling unit

ZONING DISTRICT

RM-1

RM-2

RM-3

Minimum Lot Area[7]

Single-Family: 6,600 sf

Two-Family and Townhouse: 5,445 sf/du

All Other Uses: 10,000 sf

Single-Family: 5,000 sf

Two-Family, Townhouse and Multi-Family: 4,300 sf/du

All Other Uses: 10,000 sf

Single-Family: 5,000 sf

Two-Family and Townhouse: 4,300 sf/du

Multiple-Family: 2,200 sf/du

All Other Uses: 10,000 sf

Minimum Lot Width

Single-Family: 50 ft

Two-Family and Townhouse: 24 ft/du

All Other Uses: 65 ft

Single-Family: 50 ft.

Two-Family and Townhouse: 24 ft/du

All Other Uses: 65 ft

Single-Family: 50 ft

Two family and Townhouse: 24 ft/du

All Other uses: 65 ft

Maximum Building Coverage

30%

35%

40%

Maximum Building Height

35 ft or 3 stories, whichever is less

Multiple-Family: 40 ft or 3 ½ stories, whichever is less

All Other Uses: 35 ft or 3 stories, whichever is less

Multiple-Family: 45 ft or 4 stories, whichever is less

All Other uses:  35 ft or 3 stories, whichever is less

Minimum Front Yard[8]

30 ft., 20 ft. when adjoining a local street

30 ft., 20 ft. when adjoining a local street

30 ft.

Minimum Side Yards:

 

Interior Side Yard

Single-Family: Combined width of 14 ft, not less than 5 ft

Two family and Townhouse: 10 ft. each side

 

Single- Family: Combined width of 14 ft, not less than 5 ft

Two Family and Townhouse: 10 ft. each side

Multiple-Family Dwellings: 25 ft. each side

 

Single-Family: Combined width of 14 ft, not less than 5 ft

Two Family and Townhouse: 10 ft. each side

Multiple-Family Dwellings: 25 ft. each side

Exterior Side Yard

Abutting an arterial or collector street: 30 ft

Abutting all other streets: 20 ft

Abutting an arterial or collector street: 30 ft

Abutting all other streets: 20 ft

30 ft

Minimum Rear Yard

25 ft; 5 ft. for garages accessed from an alley

25 ft; 5 ft. for garages accessed from an alley

30 ft; 5 ft. for garages accessed from an alley

Landscape Buffer Yards[9]

Not Required

Not Required

30 ft.

[7] The Lot Area for Two Family, Townhouse and Multi-Family developments with more than one lot may be calculated by adding the land area of all lots and common areas on which one category of dwellings is located, and dividing the total land area by the total number of dwelling units of hat category.  Common areas may be included in the calculation of land area, except for the area within a public or private street right of way; if no right of way is designated for private streets, the area between the backs of curbs of the private street shall be excluded.

 [8] Where 50% or more of the street frontage of a block has existing principal building setbacks less than the front yard or exterior side yard required by the zoning district, the required front yard or exterior side yard may be reduced to the average of the existing front or exterior side yard setbacks on that street frontage of the block.  Only front yard setbacks shall be used to compute the reduced front yard setback; only exterior side yard setbacks shall be used to compute the reduced exterior side yard setback.

[9 ]Within the zoning districts specified, a Landscape Buffer Yard shall be provided along any lot line that abuts or is across a street from property in any RE, RS, or RT District.  See Chapter 17.26 for planting and screening requirements for Landscape Buffers.

(2016-Z-26: § 2; 2011-Z-2: § 2; 2011-Z-1: § 11; 1988-Z-8: § 11; 1986-Z-11: § VI, VII, VIII; 1960-16: VII (B) (3-10))

17.12.040 – Residential architectural consultation

Except for property within a PUD, residential architectural consultation shall be required prior to issuance of a building permit for property in the RT-1, RT-2, RT-3, RT-4 Districts in accordance with Section 17.04.250 B.

17.12.050 – Special standards for the BT Transitional Business Overlay

In addition to the requirements of the underlying zoning districts, all of the following limitations and conditions shall apply:

  • The Transitional Business Overlay is permitted only on lots that abut one or more non-residential uses, or that are directly across a street from one or more non-residential uses.
  • Parking shall be in accordance with the Special Requirements for the BT Overlay set forth in Chapter 17.24.
(2011-Z-1: § 10)