609 RE-35 Single-Family Residence District.

A.    Purpose. A basic purpose of these regulations is to foster the creation of living areas which can assist the establishment of stable, functional neighborhoods. An established pattern of living in this metropolitan area reflects a tradition of single-family occupied dwellings which also emphasize outdoor living. Many of these dwellings are thereby located on relatively large urban or suburban lots.

These regulations provide standards for dwellings built at low and moderate densities. While the predominant housing type is expected to be single-family dwelling, provisions are made for alternative housing types within the same density limits.

B.    District Regulations. The following tables establish standards to be used for each district. Following are definitions of terms used in these standards:

1.    Minimum Lot Dimension: The minimum width and depth of lot lines and where specified, the minimum area of each lot.

2.    Dwelling Unit Density: The total number of dwelling units on a site divided by the gross area of the site. Under the planned residential development option, additional density may be granted for areas beyond minimum required in each district in accordance with the following:

a.    A one percent density bonus for each four percent of basic common area; or *6

b.    A one percent density bonus for each two percent of improved common area. *6

c.    Review and determination of the adequacy of common areas, basic and improved, will be part of the development review by the Site Planning Division of the Planning and Development Department. Open space shall not include: *6

(1)    Public right-of-way.

(2)    Vehicular drives or parking areas.

(3)    Private patio areas, narrow strips between or in front of units; or, in general, areas reserved for the exclusive use of individual tenants.

(4)    Required setback areas at the exterior boundaries of the site.

(5)    Golf courses.

3.    Perimeter standards: Setbacks for structures which are required at the perimeter of a development. These standards shall apply only to lots which are created by a subdivision or a project approved under the provisions of Section 507. These standards shall not apply in the following circumstances: when contiguous developments are to be developed using the same development option with the same perimeter standards and are on the same preliminary plat or are platted concurrently; when the perimeter of a development is contiguous to a permanent open space, such as a natural wash, hillside preserve, or existing golf course, the depth of which is at least forty feet; or when the development was properly platted prior to September 13, 1981. *2

4.    Building setback: The required separation of buildings from lot lines.

5.    Maximum height: The maximum allowed height as measured from natural grade which measurement shall be as in chapter 2

6.    Lot coverage: The maximum area of a lot occupied by structures and open projections as defined in chapter 2

7.    Common areas: Required areas in a planned residential development to be used and enjoyed by residents of a development and either improved in accordance with the standards in chapter 2 or maintained in a natural state as approved by the Planning and Development Department. *2

8.    Allowed uses: Refer to the following tables for uses allowed in each district and to chapter 2 for definitions of permitted uses.

9.    Required review: Where a site plan is required, development shall be according to Section 507 of this ordinance. Development on land for which neither a subdivision nor a site plan has been approved shall be according to standards in option (a), subdivision.

10.    Required parking: The minimum number of off-street parking spaces to be provided and which shall be according to Section 702.A.

11.    Street standards: The class of street required to provide access to any parcel or subdivided lot within a development.

ILLUSTRATIONS OF DEVELOPMENT OPTIONS

 

 

RE-35 Development Option -2

Standards

(a)

Subdivision

(b)

Average Lot

(c)

Planned Residential Development

Minimum lot dimensions (width and depth) *3

150' width, 175' depth *3 (Minimum area 35,000 sq. ft.)

100' width, 125' depth *3

None

Dwelling unit density (units/gross acre)

1.10

1.10

1.15; 1.32 with bonus

Perimeter standards

None

40' front or rear, 20' side

40' adjacent to a public street; this area is to be in common ownership unless lots front on the perimeter public street; 20' adjacent to property line *2

Building setbacks

40' front, 40' rear, 20' side

25' front, 50' total front and rear

25' front

Maximum height

2 stories and 30'

2 stories and 30'

2 stories and 30'

Lot coverage

25%, except if all structures are less than 20' and 1 story in height then a maximum of 30% lot coverage is allowed. *9

Primary structure, not including attached shade structures: 25% Total: 30% *2

Primary structure, not including attached shade structures: 25% Total: 30% *2

Common areas

None

None

Minimum 5% of gross area

Allowed uses

Single-family detached *10

Single-family attached; plus (a)

Single-family attached; plus (a)

Required review

Subdivision to create 4 or more lots

Subdivision with building setbacks

Site plan per Section 507

Street standards

Public street required

Public street

Public street or private accessway(2)

(1) Public streets may be required as a part of subdivision or development review for extensions of street patterns, for circulation within neighborhoods, or to continue partial dedications. *7

(2) For purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way. -8

C.    Special Regulations. +1

1.    Guesthouse, subject to the following conditions: +5 *10

a.    The square footage of the guesthouse shall not exceed fifty percent of the gross floor area of the primary dwelling unit with a maximum of nine hundred square feet, except as set forth in subsection b, below. Any garage area attached to the guesthouse which is more than the area of a single-car garage shall be counted toward the allowable square footage of the guesthouse. +5

b.    On lots with more than forty-three thousand five hundred sixty square feet in net area with a primary dwelling unit of at least three thousand six hundred square feet in gross floor area, the square footage of the guesthouse may be twenty-five percent of the gross floor area of the primary dwelling unit. +5

c.    The floor area of the connecting structure shall be included in the floor area of the guesthouse. +5

d.    Pergolas and other roofed structures without walls shall not be considered a connecting structure. +5

e.    Vehicular access to the accessory dwelling unit must be provided from the same curb (driveway) as the primary dwelling unit, except that separate access may be permitted from a paved alley. +5

f.    One parking space must be provided for the accessory dwelling unit in addition to the parking required for the primary dwelling unit. +5

g.    Only one guesthouse is permitted on a single lot. +5

h.    The guesthouse shall be constructed of similar building materials and in the same architectural style as that of the primary dwelling unit and shall not exceed the height in feet or number of stories of the primary dwelling unit. +5

i.    A guesthouse shall not: +5

(1)    Provide more parking than the one required space; +5

(2)    Be advertised for occupancy through any print or electronic media or through placement of signs on the property; +5

(3)    Provide separate mail service or have a separate address from the primary dwelling unit; or +5

(4)    Be separately metered for utilities. +5

j.    Single-family use requirements shall apply to the guesthouse and the primary dwelling unit as a single unit. +5

k.    Any guesthouse existing as of (the effective date of this ordinance) may qualify as "connected to the primary dwelling unit" by being connected to the primary dwelling unit without meeting the minimum width requirements. +5

Date of Addition/Revision/Deletion - Section 609

+1 Addition on 2-19-1992 by Ordinance No. G-3498

-2 Deletion on 5-20-1992 by Ordinance No. G-3529

*2 Revision on 5-20-1992 by Ordinance No. G-3529

*3 Revision on 7-1-1992 by Ordinance No. G-3553

+4 Addition on 7-2-1997 by Ordinance No. G-4041

+5 Addition on 12-15-1999 by Ordinance No. G-4230

*6 Revision on 3-2-2005 by Ordinance No. G-4679, eff. 4-1-2005

*7 Revision on 1-3-2007 by Ordinance No. G-4857, eff. 2-2-2007

-8 Deletion on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

*9 Revision on 1-21-2015 by Ordinance No. G-5983, eff. 2-20-2015

*10 Revision on 6-21-2017 by Ordinance No. G-6331, eff. 7-21-2017