Chapter 18.60
USE TABLES – DENSITY/DIMENSIONAL STANDARDS

Sections:

18.60.010    Use tables.

18.60.020    Density/dimensional standards.

18.60.010 Use tables.

The use matrix tables establish the land uses for the zoning districts identified in the tables below.

Residential Table in PDF format

Residential 

 

Approval Levels

● = Allowed Use

S = Allowed per Special Use Requirements under Chapter 18.225 TMC

S/C = If unable to meet Special Use Requirements, may apply for CUP

C = Conditional Use Permit (CUP) approved by Governing Body

# = See Definition in Chapter 18.55 TMC

See Design Standards for X and D Districts

Use

Description

R-1/R-2/R-3 Single-Family Dwelling

R-4 Manufactured Homes

M-1 Two-Family Dwelling

M-1a Limited Multiple-Family Dwelling

M-2 Multiple-Family Dwelling

M-3 Multiple-Family Dwelling

O&I-1 Office and Institutional

O&I-2 Office and Institutional

O&I-3 Office and Institutional

C-1 Commercial

C-2 Commercial

C-3 Commercial

C-4 Commercial

I-1 Light Industrial

I-2 Heavy Industrial

U-1 University

MS-1 Medical Service

X-1 Mixed Use

X-2 Mixed Use

X-3 Mixed Use

D-1 Downtown Mixed Use

D-2 Downtown Mixed Use

D-3 Downtown Mixed Use

RR-1 Residential Reserve

OS-1 Open Space

Residential

 

Districts

Assisted Living Facility #

has individual living units where at least 6 persons receive personal/nursing care. Refer to Chapter 18.225 TMC. Dwelling units on main floor

C

C

C

C

-

-

-

-

-

-

-

C

C

C

S

C

-

C

-

Bed and Breakfast Home #

owner-occupied home with up to 4 guest rooms

C

-

C

C

S

S

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

Bed and Breakfast Inn #

single-family dwelling for up to 10 guests

C

-

C

C

S/C

S/C

C

C

C

-

C

C

C

C

-

Boarding House #

dwelling where lodging, with or without food, for 6 to 20 persons is provided

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

-

-

Caretaker’s Residence

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Community Living Facility, Type I #

dwelling operation for short-term residential care for improving living skills

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

-

-

Community Living Facility, Type II #

dwelling operation for residential care providing an intermediate and primary treatment setting

-

-

-

-

-

-

-

C

-

-

-

-

C

-

-

-

-

-

-

-

Correctional Placement Residence or Facility, General #

residential/rehabilitation facility occupied by more than 15 individuals

-

-

-

-

-

C

-

C

C

-

-

C

C

C

C

-

C

-

-

-

-

-

-

-

-

Correctional Placement Residence or Facility, Limited #

residential/rehabilitation facility occupied by 3 to 15 individuals

-

-

-

-

C

C

C

C

C

-

-

-

-

-

-

-

C

-

C

-

-

-

-

-

-

Crisis Center, Type I #

may include meals and merchandise to residents

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

C

C

-

-

-

Crisis Center, Type II #

facility used for immediate human social service functions including meals, merchandise or shelter

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

C

C

-

-

-

Dwelling, Detached Single-Family #

 

-

-

-

-

-

-

-

-

-

-

-

-

-

Dwelling, Attached Single-Family #

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Dwelling, Two-Family # (Duplex)

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Dwelling, Three-/Four-Family

includes 3 to 4 unit row or town houses #

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Dwelling, Multiple-Family #

structure with at least 5 units

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

S

-

-

Dwelling, Accessory #

secondary to primary dwelling, not exceeding 600 sq. ft.

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Dwelling Units Above Ground Floor or Basement

other than medical care and community living facility

-

-

-

-

-

-

-

-

-

-

-

Dwelling Units on Main Floor

subordinate to principal nonresidential uses. Refer to Chapter 18.225 TMC

-

-

-

-

-

-

S

S

S

S

S

S

S

-

-

-

S

S

S

S

S

S

S

-

-

Group Home #

licensed dwelling for up to 8 with disability and 1 or 2 staff

-

-

-

-

-

-

-

-

-

-

C

C

-

Group Residence, General #

dwelling occupied by 9 to 15 persons and at least 8 with a disability

-

-

-

-

C

C

-

C

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

Group Residence, Limited #

dwelling occupied by up to 10 persons, up to 8 with a disability, and up to 2 staff residents

C

C

C

C

C

C

-

-

-

-

-

-

-

-

C

-

-

-

-

-

C

-

Home Care, Type I #

nonsecure dwelling with residential/nursing care for up to 8 care receivers

-

-

-

-

-

-

-

-

-

-

C

C

C

-

-

Home Care, Type II #

nonsecure dwelling with residential/nursing care for up to 12 care receivers

C

C

C

C

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

C

-

Management/Leasing Facilities

for managing an on-site multifamily community. Refer to Chapter 18.225 TMC

-

-

S/C

S/C

S/C

S/C

-

-

-

-

-

-

-

-

-

-

S/C

S/C

S/C

S/C

-

-

Medical Care Facility, Type I #

dwelling for the personal nursing care and treatment for up to 2 persons

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Medical Care Facility, Type II #

dwelling for the personal nursing care and treatment for more than 3 persons

-

-

-

-

C

C

C

-

-

-

-

-

-

-

-

-

Mobile Home #, Manufactured Home #

residential structure manufactured off site excluding Residential-Design Manufactured Home

-

S

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Residential-Design Manufactured Home #

at least 22 feet wide on a permanent foundation, pitched roof, and siding/ roofing materials similar to site built homes except in R-4

-

-

-

-

-

-

-

-

-

-

-

-

Residential Care Facility, Type I #

nonsecure dwelling in which residential care is provided for children and/or adults on a 24-hour basis, up to 4 persons

-

-

-

-

-

-

-

-

-

-

C

C

C

-

-

Residential Care Facility, Type II #

nonsecure dwelling in which residential care is provided for children and/or adults on a 24-hour basis, up to 10 persons

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

-

Residential Care Facility, Type III #

nonsecure dwelling in which residential care is provided to children and/or adults on a 24-hour basis

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Student or Faculty Housing

Refer to Chapter 18.225 TMC, dwelling units on main floor

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

S

-

-

-

-

Civic, Cultural and Recreational Table in PDF format

Civic, Cultural and Recreational 

 

Approval Levels

● = Allowed Use

S = Allowed per Special Use Requirements under Chapter 18.225 TMC

S/C = If unable to meet Special Use Requirements, may apply for CUP

C = Conditional Use Permit (CUP) approved by Governing Body

# = See Definition in Chapter 18.55 TMC

See Design Standards for X and D Districts

Use

Description

R-1/R-2/R-3 Single-Family Dwelling

R-4 Manufactured Homes

M-1 Two-Family Dwelling

M-1a Limited Multiple-Family Dwelling

M-2 Multiple-Family Dwelling

M-3 Multiple-Family Dwelling

O&I-1 Office and Institutional

O&I-2 Office and Institutional

O&I-3 Office and Institutional

C-1 Commercial

C-2 Commercial

C-3 Commercial

C-4 Commercial

I-1 Light Industrial

I-2 Heavy Industrial

U-1 University

MS-1 Medical Service

X-1 Mixed Use

X-2 Mixed Use

X-3 Mixed Use

D-1 Downtown Mixed Use

D-2 Downtown Mixed Use

D-3 Downtown Mixed Use

RR-1 Residential Reserve

OS-1 Open Space

Civic, Cultural and Recreational

Districts

Art and Portrait Galleries, Artist Studios

framing and sales of pictures and frames must be subordinate to the principal use

-

-

-

-

-

-

-

-

-

Cemetery #

see standards in Chapter 18.225 TMC

C

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

Class “A” & “B” Clubs #

as licensed by state alcohol beverage control board (e.g., ELKS)

-

-

-

-

-

-

-

-

-

-

-

-

C

C

-

-

Club or Lodge, Private # (excludes Class “A” & “B” Clubs)

organization for social, educational, or recreational purposes. Not licensed by the state

-

-

-

-

-

-

-

-

-

-

C

C

-

-

Common Open Space # (within a development and for its occupants)

natural areas and passive recreational facilities only

Community Center #

building open to the public for recreational and/or educational activities

C

C

C

C

C

C

C

-

C

Cultural Facility #, Museum #, Library

 

C

C

C

C

C

C

-

C

C

Day Care Facility, Type I #

dwelling unit where care is provided for up to 12 children and/or adults

S

S

S

S

S

S

-

-

-

-

-

-

-

-

-

-

-

S

S

S

-

Day Care Facility, Type II # (includes Child Cares and Preschools)

structure where care is provided for children and/or adults. Refer to Chapter 18.225 TMC

C

C

C

C

S

S

S

S

S

S

S

S

S

C

-

S

S

S

S

S

C

C

C

-

Fairgrounds

 

-

-

-

-

-

-

-

-

-

-

-

-

C

C

-

-

-

-

-

-

-

-

-

C

C

Farmer’s Market #

conditional uses in R and M districts are limited to 2.5-acre or larger sites

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Gardens, Community Type I #

no permanent sales

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

Gardens, Community Type II #

sales/non-type I standards

C

C

C

C

C

C

C

C

C

S

S

S

S

S

S

C

C

C

C

C

C

C

C

C

Golf Course #, Country Club #

S/C

S/C

S/C

S/C

S/C

S/C

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

S/C

Government Services, Type I

government administrative offices and services

C

C

C

C

C

C

C

C

Government Services, Type II

police, fire, and ambulance stations

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Open Spaces #

Private Residential Recreational Facility (allows clubhouses, Recreation, Indoor Type I, and Recreation, Outdoor Type I uses)

located within a residential project and only for its residents and their guests

-

-

-

-

-

-

-

-

-

-

-

Park #

owned or controlled by public

Public Utility Facilities, Type I # (See TMC 18.50.100(c)(1))

non-major facilities are exempt from zoning use restrictions

Public Utility Facilities, Type II # (See TMC 18.50.100(c)(1)(i), (ii) and (iii))

major facilities including: pump stations, towers, treatment plants, etc.

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Reception, Conference, and Assembly Facilities

Refer to Chapter 18.225 TMC for standards

C

-

C

C

C

C

C

C

C

C

C

C

C

C

-

Recreation, Indoor Type I # (lower intensity recreational uses)

indoor pools, fitness clubs, skating rinks, gyms, dancing, martial arts, etc.

-

-

-

-

-

-

C

C

C

C

C

C

-

-

Recreation, Indoor Type II # (higher intensity recreational uses)

pool and billiard halls, bowling alleys, arcades, indoor amusement parks, etc.

-

-

-

-

-

-

-

-

-

-

C

C

-

-

C

-

C

-

-

Recreation, Outdoor Type I # (low intensity recreational uses)

tennis, basketball and shuffle board courts, pools, golf courses, horse shoes, etc.

C

C

C

C

C

C

C

Recreation, Outdoor Type II # (medium intensity recreation uses)

batting cages, dog parks, miniature golf, driving ranges, model airplanes airfields, riding academies, etc.

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Recreation, Outdoor Type III # (high intensity recreation uses)

go-kart tracks, horse and auto race tracks, drag strips, amusement and motorized kiddie parks; and sport stadiums, complexes and arenas, outdoor concert, music, performance, and theater venues, etc.

C

-

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

-

C

C

C

C

Religious Assembly #

Refer to Chapter 18.225 TMC

S/C

S/C

S/C

S/C

C

C

C

S

-

RV Short-Term Campgrounds #

has at least 24 campsites

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

Schools #, Public or Private Educational Facility #

elementary school # and secondary school #

-

School, Business and Vocational School #

includes technical colleges and training academies

-

-

-

-

-

-

-

-

-

-

Youth Camps

retreats for scouting, etc.

C

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

Commercial/Office Table in PDF format

Commercial/Office 

 

Approval Levels

● = Allowed Use

S = Allowed per Special Use Requirements under Chapter 18.225 TMC

S/C = If unable to meet Special Use Requirements, may apply for CUP

C = Conditional Use Permit (CUP) approved by Governing Body

# = See Definition in Chapter 18.55 TMC

See Design Standards for X and D Districts

Use

Description

R-1/R-2/R-3 Single-Family Dwelling

R-4 Manufactured Homes

M-1 Two-Family Dwelling

M-1a Limited Multiple-Family Dwelling

M-2 Multiple-Family Dwelling

M-3 Multiple-Family Dwelling

O&I-1 Office and Institutional

O&I-2 Office and Institutional

O&I-3 Office and Institutional

C-1 Commercial

C-2 Commercial

C-3 Commercial

C-4 Commercial

I-1 Light Industrial

I-2 Heavy Industrial

U-1 University

MS-1 Medical Service

X-1 Mixed Use

X-2 Mixed Use

X-3 Mixed Use

D-1 Downtown Mixed Use

D-2 Downtown Mixed Use

D-3 Downtown Mixed Use

RR-1 Residential Reserve

OS-1 Open Space

Commercial/Office

Districts

Animal Care and Services, Type I #

for common household pets in an enclosed building

-

-

-

-

-

-

S

S

S

-

S

S

-

-

C

C

S

C

C

C

-

Animal Care and Services, Type II #

services within an enclosed building

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

Artisan Manufacturing #

refer to Chapter 18.225 TMC

-

-

-

-

-

-

-

-

-

C

C

C

S

-

-

S

S

S

S

C

S

-

-

Auction House

 

-

-

-

-

-

-

-

-

-

-

-

-

S

-

-

-

-

-

-

-

-

-

-

Automobile or Vehicle Carwash #

 

-

-

-

-

-

-

-

-

-

-

S

S

S

-

-

-

-

-

-

-

-

-

-

-

-

Automotive Rental Establishments

 

-

-

-

-

-

-

-

-

-

-

S

-

-

-

-

-

-

-

-

-

-

Auto Service Station, Type I #

convenience store with gas sales

-

-

-

-

-

-

-

-

-

C

S

S

-

-

S

C

-

-

Auto Service Station, Type II #

excludes drive-train work

-

-

-

-

-

-

-

-

-

-

S

S

-

-

C

-

S

-

-

-

Auto Service Station, Type III #

includes drive-train work

-

-

-

-

-

-

-

-

-

-

C

C

S

-

-

C

C

-

C

-

C

-

-

Automobile Sales and Service

excludes heavy-duty vehicles and type III auto services

-

-

-

-

-

-

-

-

-

-

-

S

S

-

-

C

S

-

-

-

-

-

-

Automobile, Boat, Truck, Heavy and Ag Equipment, Sales/Services

includes heavy-duty trucks, rec. vehicles, trailers and type III service

-

-

-

-

-

-

-

-

-

-

-

-

S

-

-

-

-

-

-

-

-

-

-

Automobile or Vehicle Tow Lot and Body Shop

not including wrecking yards or long-term storage of disabled vehicles

-

-

-

-

-

-

-

-

-

-

-

-

S

S

S

-

-

-

-

-

-

-

-

-

-

Bakery (Commercial)

including wholesale distribution

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Bank/Financial Institution

does not include drive-in/drive-through

-

-

-

-

-

-

-

-

-

Billboard/Panel Poster Sign (See TMC 18.10.180)

off-premises advertising signs

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

C

C

-

Billboard, Modified Legal Nonconforming Billboards

relocation, remodeling or rebuilding of legal nonconforming billboards

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

-

-

Body Art Service/Tattooing, Body-Piercing

excludes ear-piercing only

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Brew Pub #

includes a micro-brewery as an accessory use. Micro-brewery limited to 5,000 barrels per year

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Building, Construction, and Mechanical Contractor Office

showroom, shop and sales including plumbing, heating, air, electrical, etc.

-

-

-

-

-

-

-

-

-

-

-

-

S

S

S

-

-

C

-

-

Catering

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Check Cashing/Pay-Day Loans/Title Loans

 

-

-

-

-

-

-

-

-

-

-

-

-

-

Drinking Establishment #

includes allowing a micro-brewery as an accessory use. Micro-brewery limited to 5,000 barrels per year

-

-

-

-

-

-

-

-

-

-

C

C

-

-

C

C

C

-

-

Drive-Through Establishments/Facilities

refer to Chapter 18.225 TMC

-

-

-

-

-

-

S

S

S

S

S

S

S

S

S

-

S

S

S

S

S

S

S

-

-

Funeral Home, Mortuary # without Crematorium

includes the display and sale of related products

-

-

-

-

-

-

-

-

-

C

-

-

-

Funeral Home, Mortuary # with Crematorium

includes the display and sale of related products

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

Grave Monuments and Markers

includes display but not stone engraving or cutting

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Gun Ranges, Indoor

 

-

-

-

-

-

-

-

-

-

-

-

-

C

S

S

-

-

-

-

-

-

-

-

-

-

Health Services #, Clinic #, Health Care Facility #

may include a pharmacy as part of the facility

-

-

-

-

-

-

-

-

-

C

-

-

Home Improvement and Building Supply

retail merchandise, outdoor display, storage limited to only C-4 and I. Refer to Chapter 18.225 TMC

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Labor Pools #

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Hospital #

institution providing inpatient health services, medical or surgical care, and related facilities

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

Hotel #, Motel #

commercial establishment providing sleeping rooms for overnight guests

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

C

C

-

-

Lawn/Garden Centers

landscape materials, lawn and garden equipment and supplies

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Liquor Sales, Packaged Goods

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Manufactured Housing and Accessory Structure Sales

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Medical Equipment

hearing aids, eyeglasses, prosthesis stores, etc.

-

-

-

-

-

-

-

-

-

-

-

Mobile Retail Vendors #

refer to Chapter 18.225 TMC

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

Office #, Professional Office #

includes medical offices

-

-

-

-

-

-

C

-

-

Oil/Gas Well Drilling

 

-

-

-

-

-

-

-

-

-

-

-

-

-

C

C

-

-

-

-

-

-

-

-

C

-

Parking, Surface Lot, as a Stand Alone Principal Use

temporary storage of vehicles as a principal use

-

-

-

-

-

-

-

-

-

-

-

C

C

C

C

C

C

C

-

Parking, Surface Lot, in Association with a Principal Use

temporary storage of vehicles in association with a principal use

C

C

C

C

S/C

S/C

S/C

S/C

S/C

S/C

S/C

C

C

C

C

C

C

C

C

Parking Garage (Multi-Level)

temporary storage of vehicles as a principal use

-

-

-

-

-

C

-

C

C

C

C

C

C

C

C

C

-

-

Patio/Garden, Hardware

 

-

-

-

-

-

-

-

-

-

-

-

-

-

Pawn Shops/Second Hand Shops

for outdoor display, see retail merchandise, outdoor display; Chapter 18.225 TMC

-

-

-

-

-

-

-

-

-

-

-

-

-

S

-

-

-

Personal Services #

including beauty and barber shops, laundromats, dry-cleaning, tailors, tanning salons, etc.

-

-

-

-

-

-

-

-

-

-

-

-

Pet Shops

 

-

-

-

-

-

-

-

-

-

C

-

-

-

-

Pharmacy # and Drugstores

retail sales of drugs, prosthesis, rehabilitation equipment and medicine. Does not include drive-throughs

-

-

-

-

-

-

-

-

-

-

-

-

Printing/Copy Center

 

-

-

-

-

-

-

-

-

-

-

●-

-

-

Radio and TV Broadcasting/Recording Studio

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Rental Establishment

general equipment and domestic items

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Restaurant, Family Dining, Carry-Out # (Delicatessen)

limited to 50 seats

-

-

-

-

-

-

-

-

-

-

-

C

-

-

Restaurant, Drive-In/Drive-Through #
Restaurant Fast Food #

refer to Chapter 18.225 TMC for drive-throughs

-

-

-

-

-

-

-

-

-

-

S

S

S

S

S

-

-

S

S

S

S

-

S

-

-

Retail Merchandise, Outdoor Display

see Chapter 18.225 TMC, retail merchandise outdoor display

-

-

-

-

-

-

-

-

-

-

-

-

S

S

-

-

S

S

S

S

S

S

-

-

Retail Sales/Service #

sale and repair of items having a low intensity

-

-

-

-

-

-

-

-

-

-

-

-

-

Gun Sales and Service

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Theaters #

enclosed structure used for performances for admitted audiences

-

-

-

-

-

-

-

-

-

-

-

-

C

-

C

-

-

Tobacco Shop

includes tobacco and smoke shop/hookah houses/E-cigarettes shop/cigar shops

-

-

-

-

-

-

-

-

-

-

-

-

-

Truck Stop #

 

-

-

-

-

-

-

-

-

-

-

-

C

C

-

-

-

-

-

-

-

-

-

-

Industrial Table in PDF format

Industrial 

 

Approval Levels

● = Allowed Use

S = Allowed per Special Use Requirements under Chapter 18.225 TMC

S/C = If unable to meet Special Use Requirements, may apply for CUP

C = Conditional Use Permit (CUP) approved by Governing Body

# = See Definition in Chapter 18.55 TMC

See Design Standards for X and D Districts

Use

Description

R-1/R-2/R-3 Single-Family Dwelling

R-4 Manufactured Homes

M-1 Two-Family Dwelling

M-1a Limited Multiple-Family Dwelling

M-2 Multiple-Family Dwelling

M-3 Multiple-Family Dwelling

O&I-1 Office and Institutional

O&I-2 Office and Institutional

O&I-3 Office and Institutional

C-1 Commercial

C-2 Commercial

C-3 Commercial

C-4 Commercial

I-1 Light Industrial

I-2 Heavy Industrial

U-1 University

MS-1 Medical Service

X-1 Mixed Use

X-2 Mixed Use

X-3 Mixed Use

D-1 Downtown Mixed Use

D-2 Downtown Mixed Use

D-3 Downtown Mixed Use

RR-1 Residential Reserve

OS-1 Open Space

Industrial

Districts

Airport

including landing strips and heliports

C

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

C

-

Agriculture #

agricultural activity and the production, storage, processing of agricultural products

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Agricultural Product Sales and Storage

storage and retail sales of raw food material, fertilizers, pesticides, and similar products for crop/livestock production

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

Automobile Wrecking and/or Salvage Yards #

refer to Chapter 5.135 TMC

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

Bottling Works

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Contractor Yards

 

-

-

-

-

-

-

-

-

-

-

-

-

-

S

S

-

-

-

C

C

-

-

-

-

Heliport

heliport only

C

-

-

-

-

-

-

C

C

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

Landfill, Demolition #

 

-

-

-

-

-

-

-

-

-

-

-

-

-

C

S

-

-

-

-

-

-

-

-

C

-

Landfill, Sanitary #

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

C

-

Laundry, Commercial #; Dry-Cleaning, Dyeing

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Machinery and Equipment Repair and Restoration

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Manufacturing/Processing, Type I #

few if any off-site impacts

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Manufacturing/Processing, Type II #

up to medium off-site impacts

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

C

-

-

Manufacturing/Processing, Type III #

potential for significant off-site impacts

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

-

-

Micro-Alcohol Production #

refer to Chapter 18.225 TMC

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

S

S

S

S

S

-

-

Publishing Establishments and Distribution

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Raw Material Extraction

extraction, processing, storage, and sale of these materials

C

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

-

-

C

-

Recycling Depot

collection, storage, and processing of recyclables

-

-

-

-

-

-

-

-

-

-

-

-

-

S

S

-

-

-

-

-

-

-

-

-

-

Research Lab #, Testing or Development Laboratory

facility for scientific investigation or engineering and development

-

-

-

-

-

-

-

-

-

-

-

C

C

-

-

-

-

Railroad Facilities

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Self-Storage, Type I #

indoor storage with indoor access

-

-

-

-

-

-

-

-

-

-

C

S

S

-

-

C

S

-

-

-

P

-

-

Self-Storage, Type II (allows boat/RVs) #

indoor and outdoor

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

-

Small Wind Energy System

nonresidential use only

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Storage of Nonmerchandise, Outdoor

See Chapter 18.225 TMC, outdoor storage of nonmerchandise

-

-

-

-

-

-

-

-

-

-

-

-

-

S/C

S/C

-

-

-

C

C

-

-

-

-

-

Tower, Communication #, Transmission Tower #

ground-mounted freestanding structure transmitting or receiving TV, radio, and microwave frequencies

C

C

C

C

C

C

C

C

C

C

C

C

S

S

S

C

C

-

-

-

C

C

C

C

-

Small Cell Wireless Facilities

Refer to Chapter 18.225 TMC

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

S

Towers, Receiving and Commercial Broadcasting

for radio and television

-

-

-

-

-

-

-

C

C

-

-

-

C

C

-

-

C

-

-

-

-

-

-

-

-

Truck/Freight Terminal

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Bus Terminal

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

Warehouse #, Storage #, Distribution Facilities

structure for storing goods, wares, and merchandise. For accessory cargo containers refer to TMC 18.210.050, Cargo containers

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

C

-

-

-

-

-

Welding, Tinsmithing and Machine Shop

 

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

(Ord. 20222 § 3, 11-19-19.)

18.60.020 Density/dimensional standards.

The density/dimensional matrix tables establish the density and dimensional standards for the zoning districts identified in the tables below.

Density and Dimensional Standards – Residential Districts 

 

 

RR-1 Residential Reserve District

R-1 Single-Family Dwelling District

R-2 Single-Family Dwelling District

R-3 Single-Family Dwelling District

R-4 Manufactured Home District

M-1 Two-Family Dwelling District

M-1a Limited Multiple-Family Dwelling District

M-2 Multiple-Family Dwelling District

M-3 Multiple-Family Dwelling District

Standards

Notes

Districts

Lot Standards

 

 

Minimum Lot Area (sq. ft.)

New Lots [3][7][14]

20 acs

6,500

5,000

4,000

30,000

4,500

4,500

7,500

7,500

Maximum Building Coverage

% of lot area

10

45

50

50

50

50

50

60

60

Minimum Lot Width (ft.)

2 – 4 units per lot

300

60

40

40

40

50

50

50

50

Maximum Density

Dwelling units/acre

6

10

15

30

Principal Buildings

 

 

Minimum Setbacks (ft.) [1][2]

Front [4]

30

30

25

4; 15

25

25

25

25

25

Side [5][6]

7

7

5

0

5

5

5

5

5

Rear

30

30

25

10

25

25

25

25

25

Maximum Height (ft.)

 

42

42

42

42

42

42

45

50

160

Minimum Number of Lots in District

 

10

Accessory Buildings (Detached)

 

 

Minimum Setbacks (ft.) [1][2]

[12][13]

Front [8]

30

30

25

15

25

25

25

25

25

Side [5][9]

3

3

3

3

3

3

3

3

3

Rear

5

5

5

5

5

5

5

5

5

From other buildings [10]

6

6

6

6

6

6

6

6

6

Maximum Accessory Building Coverage Ratio

% of principal building coverage

90

90

90

90

90

90

90

90

90

Maximum Height (ft.)

[11]

15 – 20

15 – 20

15 – 20

15 – 20

15 – 20

15 – 20

15 – 20

15 – 20

15 – 20

Minimum Garage Entry Setback (ft.)

Front entry

20

20

20

20

20

20

20

20

20

Minimum Garage Entry Setback (ft.)

Rear entry (from alley)

10

10

10

10

10

10

10

10

10

Minimum Garage Entry Setback (ft.)

Side entry (from alley)

5

5

5

5

5

5

5

5

5

Maintenance Accessory Building

Maximum size (sq. ft.)

400

400

Maximum #

1

1

NOTES:

[1] If the recorded plat of subdivision provides greater setbacks, the provisions of the plat shall prevail.

[2] The side yard of a corner lot and rear yard of a double frontage lot shall conform to the minimum front yard requirements of its district.

[3] In RR-1 district, the minimum lot size is 20 acres unless the lot meets minimum compliance with subdivision regulations.

[4] In R-3 district: First number represents front setback when an attached garage is designed for side entry. Second number represents front setback when attached garage is designed for front entry.

[5] In R-3 district: District allows zero-foot side yard setback on one side; 10-foot on other side with a minimum of 10 feet between principal buildings. Accessory buildings for a zero lot line dwelling shall not be located in the required 10-foot side yard.

[6] For single-family attached dwellings in M districts, a zero-foot side yard setback is allowed along the lot line separating the two units; a five-foot setback is required on the other lot line.

[7] In M-1 and M-1a districts, the minimum lot area of 4,500 square feet is “per unit.”

[8] Accessory structures shall not be located within a required front yard or beyond the front face of the principal structure, whichever is more restrictive. However, a minimum setback of 20 feet from all street rights-of-way shall be provided for roadside stands, garages and carports. If, in the judgment of the planning director, construction of a roadside stand, garage or carport is compatible with the neighborhood, in respect to availability of land for public sidewalks, right-of-way needs, and the location of structures within the block, then such construction may occur with revised minimum setback(s) as determined by the planning director.

[9] An unenclosed carport located less than six feet from the principal building may extend to within three feet of a side property line.

[10] Setback from Principal Building. No portion of an accessory building, except for a carport, shall be located closer than six feet to the principal building or another accessory building on the same lot. However, an unenclosed breezeway may be extended between the principal structure and the accessory structure for the purpose of providing a covered walkway. In no event shall the construction of a covered walkway or a detached carport located next to another building be deemed to join the principal and accessory structures into one principal structure.

[11] Maximum Height. Accessory buildings and structures shall not exceed 15 feet when the principal building is one story or 20 feet when the principal building is two stories or more.

[12] Reverse Corner Lot. On a reversed corner lot in a residential district, and within 15 feet of any adjacent property to the rear in a residential district, no detached accessory building or portion thereof located in a required rear yard shall be closer to the side lot line abutting the street than a distance equal to the least depth which would be required under this division for the front yard on such adjacent property to the rear. Further, in the above instance, all such accessory buildings shall meet the minimum side yard requirements of such adjacent property which coincides with the side lot line or portion thereof of property in any residential district.

[13] Attached Accessory Buildings. Attached accessory buildings, except for side yards for carports as outlined above, shall be located pursuant to the requirements for principal buildings. Attached garages and carports shall be located on a lot so that a minimum 20-foot-length “aisle” between the building and the street right-of-way line is provided.

[14] The minimum lot area in the R-4 district is the combined area needed for 10 contiguous lots.

 

Density and Dimensional Standards – Office/Institutional Districts and Commercial Districts 

 

 

O&I-1 Office & Institutional District

O&I-2 Office & Institutional District

O&I-3 Office & Institutional District

C-1 Commercial District

C-2 Commercial District

C-3 Commercial District

C-4 Commercial District

Standards

Notes

Districts

Lot Standards

 

 

Minimum Lot Area (sq. ft.)

 

7,500

7,500

7,500

7,500

10,000

10,000

10,000

Maximum Building Coverage

% of lot area

40

50

60

40

50

60

60

Minimum Lot Width (ft.)

 

50

50

50

50

50

50

50

Principal Buildings

 

 

Setbacks (ft.) [1][2][3]

Front

25

25

25

25

25

25

25

Side

7

7

10

10

10

10

10

Rear

25

25

25

25

25

25

25

Maximum Building Size (sq. ft.)

Ground floor area

7,500

20,000

10,000

50,000

Maximum Height (ft.) [5][6]

 

42

60

75

35

50

70

70

Accessory Buildings (Detached)

 

 

Setbacks (ft.) [1][2]

Front [4]

25

25

25

25

25

25

25

From other buildings

6

6

6

6

6

6

6

Minimum Garage Entry Setback (ft.)

Rear entry (from alley)

10

10

10

10

10

10

10

Minimum Garage Entry Setback (ft.)

Side entry (from alley)

5

5

5

5

5

5

5

Maximum Height (ft.) [6]

Maintenance Accessory Building

Maximum size (sq. ft.)

400

400

400

400

600

600

600

NOTES:

[1] If the recorded plat of subdivision provides greater setbacks, the provisions of the plat shall prevail.

[2] The side yard of a corner lot and rear yard of a double frontage lot shall conform to the minimum front yard requirements of the district.

[3] During site plan review, side yard setbacks may be reduced to zero feet where the buildings are attached along a common lot line.

[4] Accessory structures shall not be located within a required front yard or beyond the front face of the principal structure, whichever is more restrictive. However, a minimum setback of 20 feet from all street rights-of-way shall be provided for garages and carports. If, in the judgment of the planning director, construction of a garage or carport is compatible with the neighborhood, in respect to availability of land for public sidewalks, right-of-way needs, and the location of structures within the block, then such construction may occur with revised minimum setback(s) as determined by the planning director.

[5] Height restrictions of airport overlay district may be more restrictive.

[6] Height shall not exceed the height of its principal structure.

 

Density and Dimensional Standards – All Other Districts 

 

 

I-1 Light Industrial District

I-2 Heavy Industrial District

U-1 University District

MS-1 Medical Services District

X-I Mixed Use District

X-2 Mixed Use District

X-3 Mixed Use District

D-1 Downtown District

* See [17]

D-2 Downtown District

D-3 Downtown District

Standards

Notes

Districts

Lot Standards

 

 

Minimum Lot Area (sq. ft.)

New lots

10,000

10,000

None

None

None

None

None

None

None

None

Maximum Density

Dwelling units/acre

15

12

12

29

Maximum Building Coverage

% of lot area

85

85

80

75

75

100

100

75

100

Minimum Lot Width (ft.)

 

50

50

50

50

50

25

25

50

50

Setbacks (ft.) [1][2][7][10]

Front [5]

0

0

25

0 – 15

0 – 25

0 – 10

0

0

0

Side [4][7][10]

0

0

5; 10

0 – 8

10

0

0

0

0

Rear [4][10]

0

0

25

0 – 25

25

10

0

0

0

Maximum Height (ft.) [3][6][8] [16]

 

70

None

160

40

50

50

See [16]

50

60

Accessory Buildings (Detached)

 

 

Maximum Accessory Building Coverage Ratio

% of principal building coverage

90

90

90

90

Setbacks (ft.) [1][2]

Front [9][11]

25

0 – 15

0 – 25

0 –10

Side [10][14][15]

3

3

3

3

Rear [10][14]

5

5

5

5

From other buildings [12]

6

6

6

6

Minimum Garage Entry Setback (ft.)

Front entry [9]

20

20

20

20

Minimum Garage Entry Setback (ft.)

Rear entry (from alley)

10

10

10

10

Minimum Garage Entry Setback (ft.)

Side entry (from alley)

5

5

5

5

Maximum Height (ft.) [3][13]

 

15 – 20

15 – 20

15 – 20

15 – 20

NOTES:

[1] If the recorded plat of subdivision provides greater setbacks, the provisions of the plat shall prevail.

[2] The side yard of a corner lot and rear yard of a double frontage lot shall conform to the minimum front yard requirements of the district.

[3] Height restrictions of airport overlay district may be more restrictive.

[4] I districts: 10-foot rear or seven-foot side yard setback where that yard abuts any residential dwelling district.

[5] I districts: Where the frontage along one side of the street in that block abuts a residential district, then the front yard requirements of the residential district shall apply.

[6] U-1 district: Minimum yard requirements and maximum height shall be in accordance with the approved master development plan.

[7] MS-1 district: The side setbacks are five feet for buildings up to 50 feet in height and 10 feet for buildings taller than 50 feet in height.

[8] MS-1 district: Any other building or structure that is not a hospital shall not exceed a height of 100 feet; however, if located within 150 feet of the boundary of the district, it shall not exceed a height of 50 feet.

[9] X districts: Setbacks with a range are determined at the discretion of the planning director.

[10] X-2 district: Side and rear yard setbacks may be reduced if not abutting residential uses, as determined at the discretion of the planning director.

[11] Accessory structures shall not be located within a required front yard or beyond the front face of the principal structure, whichever is more restrictive. However, a minimum setback of 20 feet from all street rights-of-way shall be provided for roadside stands, garages and carports. If, in the judgment of the planning director, construction of a roadside stand, garage or carport is compatible with the neighborhood, in respect to availability of land for public sidewalks, right-of-way needs, and the location of structures within the block, then such construction may occur with revised minimum setback(s) as determined by the planning director. If more restrictive than provided above, setbacks as set forth by plats of subdivision shall apply to any and all accessory structures.

[12] Setback from Principal Building. No portion of an accessory building, except for a carport, shall be located closer than six feet to the principal building or another accessory building on the same lot. However, an unenclosed breezeway may be extended between the principal structure and the accessory structure for the purpose of providing a covered walkway. In no event shall the construction of a covered walkway or a detached carport located next to another building be deemed to join the principal and accessory structures into one principal structure.

[13] Maximum Height. In the MS-1, X, and D-2 districts, accessory buildings and structures shall not exceed 15 feet when the principal building is one story or 20 feet when the principal building is two stories or more.

[14] The accessory building (detached) side and rear setbacks only apply to residential uses in the X and MS-1 districts.

[15] An unenclosed carport located less than six feet from the principal building may extend to within three feet of a side property line.

[16] (i) In D-1 district, no building hereafter erected or structurally altered shall exceed a height at the street line which is greater than the width of the street right-of-way times a factor of three. On corner lots, and where the widths of the two intersecting streets are varied, the larger street width shall be used to determine the height of any building or structure.

(ii) Exception. Within the state zoning area, as defined by K.S.A. 75-3620, the height of structures and buildings shall be regulated in accordance with the following provisions: no building shall exceed a height at the street line of six stories or 75 feet, but above the height permitted at the street line three feet may be added to the height of the building for each one foot that the building or portion thereof is set back from all sides of the lot, except that the cubical contents of such building shall not exceed the cubical contents of a prism having a base equal to the area of the lot and a height equal to two times the width of the street; provided, however, that a tower with a base not to exceed 20 percent of lot area not to have any side greater than 60 feet nor to have any wall closer than 20 feet to any lot line may be constructed without reference to the above limitations. Any applicable provisions of Chapter 18.225 TMC shall apply to buildings erected in this district.

[17] D-1 district: Refer to Downtown Topeka Urban Design Guidelines.

(Ord. 20062 § 17, 4-18-17.)