§ 21.301.01  DEVELOPMENT INTENSITY AND SITE CHARACTERISTICS.
   (a)   Purpose. The tables in this section depict required floor area ratio, building floor area, impervious surface area, site width and site area standards by zoning district.
   (b)   Table key. The following labeling conventions apply to each table in this section.
      (1)   Floor area ratio; minimum. The floor area ratio on a site, as calculated in city code § 19.03, must meet or exceed the listed minimum for the respective zoning district. In cases where development on a site occurs in phases, each individual development phase must comply with the floor area ratio requirements of this subsection (b)(1) on its own or in conjunction with previous phase(s) if previous phase(s) exceeded floor area ratio requirements.
      (2)   Floor area ratio; maximum. The floor area ratio on a site must not exceed the listed maximum for the respective zoning district.
      (3)   Building floor area; minimum. Building floor area, expressed in gross square feet, for each building on a site must meet or exceed the listed minimum for the respective zoning district.
      (4)   Impervious surface area; maximum. The total impervious surface area on a site may not exceed the listed maximum for the respective zoning district.
      (5)   Site width; minimum. The site width, measured at the minimum required structure setback for the respective zoning district must meet or exceed the listed minimum for the respective zoning district.
      (6)   Site area; minimum. The gross site area must meet or exceed the minimum listed for the respective zoning district.
      (7)   Not applicable. Standards identified in the zoning district row with the letters “NA” do not apply within the respective zoning district.
      (8)   Density - minimum. The density on a site must meet or exceed the listed density for the respective zoning district.
      (9)   Density - maximum. The density on a site must not exceed the listed maximum for the respective zoning district.
   (c)   Residential Zoning Districts.
      (1)   Residential site standards.
 
Zoning District
Site Area
Site Width
Density
Impervious Surface Area
Minimum
Minimum
Minimum
Maximum
Maximum
R-1
11,000 sq. ft. (corner lot 15,000 sq. ft.)
see (A & B) below
NA
NA
35% and see (C) below
RS-1
33,000 sq. ft.
see (A & B) below
NA
NA
35% and see (C) below
R-1A
65,000 sq. ft.
see (A & B) below
NA
NA
see (C) below
R-3
20,000 sq. ft.
120 feet
NA
8 u./ac.
70%
R-4
40,000 sq. ft.
200 feet
4 u./ac.
12 u./ac.
80%
RM-12
40,000 sq. ft.
200 feet
8 u./ac.
12 u./ac.
80%
RM-24
40,000 sq. ft.
200 feet
12 u./ac.
24 u./ac.
85%
RM-50
80,000 sq. ft.
200 feet
20 u./ac. and see (D) below
50 u./ac. and see (E) below
90%
RM-100
80,000 sq. ft.
200 feet
50 u./ac. and see (D) below
100 u./ac. and see (E) below
95%
 
         (A)   Site width. Site width for non-corner sites must be at least 80 feet in the R-1 and RS-1 zoning districts and at least 100 feet in the R-1A zoning district.  Corner site width at both of the minimum required front setback lines must be at least 120 feet in the R-1, RS-1 and R-1A zoning districts.  Single and two-family residential sites approved by the city after August 31, 2006 must meet minimum site width requirements at the front setback line and over the first 50 feet of the site beyond the required front setback line. 
            (i)   Graphic illustration. Site width measurements.
         (B)   Median site width. Site width for all single and two-family residential lots in the R-1, RS-1 and R-1A zoning districts approved or modified by the city after August 31, 2006 must meet or exceed 80% of the median site width of existing lots wholly or partially located within 500 feet of the perimeter of the proposed subdivision measured along existing or proposed public streets. In calculating the median site width, the following sites are excluded:
            (i)   Sites that are not single or two-family residential sites;
            (ii)   Sites within the proposed subdivision;
            (iii)   Corner sites;
            (iv)   Flag sites;
            (v)   Sites approved through the Neighborhood Unit Development (NUD) process;
            (vi)   Through lots that do not take access from the same street;
            (vii)   For the purposes of calculating single-family residential site width, two-family sites are excluded. In no event is site width for single and two-family residential sites required to exceed 120 feet; and
            (viii)   For the purposes of calculating two-family residential site width, in cases where horizontally attached two-family residential structures occupy two adjoining lots, site width is determined by adding together the width of each lot. Notwithstanding the requirements of city code § 21.301.01(c)(1)(A), legally created two-family residential sites may be subdivided in accordance with § 21.302.04(c)(16).
         (C)   Impervious surface area.
            (i)   The area of impervious surface on a single-family residential site may not exceed 12,000 sq. ft. plus 1,000 sq. ft. for each full acre of lot size over one acre.
         (D)   Minimum gross density may be reduced by ten dwelling units per acre provided that structure lot coverage does not exceed 20% of the lot area and provided that the remaining vacant lot area provides reasonable opportunity for residential development above the minimum gross density for the entire site.
         (E)   Maximum gross density may be increased an additional ten dwelling units per acre provided that the lot area is in excess of 200,000 square feet, that the property fronts on an arterial street and that it is contiguous to public open space larger than the site itself.
      (2)   Nonresidential site standards.
 
Zoning District
Site Area
Site Width
Floor Area Ratio
Impervious Surface Area
Minimum
Minimum
Maximum
Maximum
R-1, RS-1, R-1A
30,000 sq. ft.
120 feet
0.5
75%
R-3, R-4, RM-12, RM-24, RM-50, RM-100
40,000 sq. ft.
200 feet
0.5
Same as 21.301.01(c)(1)
 
         (A)   Fire stations are not subject to the maximum floor area ratio and maximum impervious surface standards for non-residential sites in residential zoning districts. Fire stations are required to be strategically located within residential zoning districts to meet the public health, safety, and welfare needs of the city in order to minimize emergency response times.
      (3)   Building floor area minimum.
 
Unit
Floor Area
Minimum*
Single-family (except R-1A)
1,040 sq. ft.
Single-family (R-1A)
1,700 sq. ft.
Two-family
960 sq. ft. per unit (21.302.04)
Apartments and condominiums
   Efficiency units
400 sq. ft.
   1 bedroom
650 sq. ft.
   2 bedrooms
800 sq. ft.
   3 or more bedrooms
950 sq. ft.
Accessibility and senior citizen housing
   Efficiency units
400 sq. ft.
   1 bedroom
525 sq. ft.
   2 or more bedrooms
700 sq. ft.
Rowhouses, townhouses and other attached dwelling units of a similar nature
   1 bedroom
750 sq. ft.
   2 bedrooms
900 sq. ft.
   3 bedrooms
1,040 sq. ft.
Note:
*   Garages, breezeway, and porch floor area do not count towards the required floor area.
 
   (d)   Commercial and Industrial Zoning Districts.
 
Zoning District
Floor Area Ratio
Building Floor Area
Impervious Surface Area
Site Width
Site Area
Minimum
Maximum
Minimum
Maximum
Minimum
Minimum
B-1
NA
0.5
1,000 sq. ft.
80%
100 ft.; 150 ft. for corner sites
25,000 sq. ft.
B-2
NA
0.5
3,000 sq. ft.; 2,000 sq. ft. for restaurants
90%
100 ft.; 150 ft. for corner sites
25,000 sq. ft.
B-4
0.2
0.5; 2.0 with residential
4,000 sq. ft.
95%
150 ft.; 200 ft. for corner sites
40,000 sq. ft.
C-1
0.4
1.0
20,000 sq. ft.
90%
200 ft.; 250 ft. for corner sites
120,000 sq. ft.
C-2
NA
0.5
20,000 sq. ft.; 6,000 sq. ft. for restaurants and convenience facilities with fuel sales
90%
200 ft.; 250 ft. for corner sites
80,000 sq. ft.
C-3
0.5
1.0
20,000 sq. ft.
95%
100 ft.
40,000 sq. ft.
C-4
0.4*
2.0
20,000 sq. ft.; 6,000 sq. ft. for restaurants
90%
200 ft.; 250 ft. for corner sites
120,000 sq. ft.
C-5
1.0
1.5
20,000 sq. ft.
95%
200 ft.; 250 ft. for corner sites
80,000 sq. ft.
CX-2
NA
2.0
120,000 sq. ft. 2,000 sq. ft. for accessory buildings
NA
200 ft.; 250 ft. for corner sites
120,000 sq. ft.
LX
0.7**
2.0
10,000 sq. ft.
NA
100 ft.
NA
IT
0.4
2.0
20,000 sq. ft.
6,000 sq. ft. for restaurants
90%
200 ft.
250 ft. for corner sites
80,000 sq. ft.
I-1
NA
1.0
20,000 sq. ft.
120,000 sq. ft.
I-2
NA
1.0
10,000 sq. ft.
80,000 sq. ft.
I-3
NA
1.0
3,000 sq. ft.
100 ft.
NA
IP
NA
1.0
20,000 sq. ft.
200 ft.
120,000 sq. ft.
FD-2
NA
2.0
10,000 sq. ft.
40,000 sq. ft.
Notes:
*   Minimum FAR increases to 1.0 for sites where over 50% of the site is within one quarter mile of the intersection of American Boulevard and Knox Avenue (planned bus rapid transit station location) with exceptions for motor vehicle sales uses subject to the requirements of § 21.302.01(k).
**   FAR reductions may be allowed subject to the criteria in § 21.207.02(c)(1)(A).
 
   (e)   When larger lots are required. In areas served by private wells or private sewage disposal system, the Council may require larger lots than required in this § 21.301.01 of this code if soil tests indicate that a larger size is necessary to ensure the sanitary functioning of such systems.
(Ord. 2006-35, passed 9-11-2006; Ord. 2006-54, passed 12-18-2006; Ord. 2009-1, passed 1-26-2009; Ord. 2010-16, passed 6-7-2010; Ord. 2013-26, passed 11-4-2013; Ord. 2015-3, passed 1-26-2015; Ord. 2015-5, passed 1-26-2015; Ord. 2015-33, passed 11-16-2015; Ord. 2016-6, passed 4-18-2016; Ord. 2017-13, passed 5-22-2017; Ord. 2019-2, passed 1-7-2019; Ord. 2020-1, passed 2-24-2020; Ord. 2021-24, passed 8-2-2021)