(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 | |
Zoning District | Site Area | Site Width | Density | Impervious Surface Area | |
Minimum | Minimum | Minimum | Maximum | Maximum | |
R-1 | 7,800 sq. ft. (corner lot 11,050 sq. ft.) | see (A) 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 60 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 100 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 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 no event is site width for single and two-family residential sites required to exceed 120 feet. 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; 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) Storm water. To mitigate the impacts of increased storm water runoff rates and volume, single-family dwellings must meet the following storm water standards:
(i) Erosion and sediment control must meet the requirements of Chapter 16 of the city code;
(ii) 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.
(iii) Single-family residential sites less than 11,000 square feet in area may exceed 35% of impervious surface up to a maximum of 45% with approval from the City Engineer or designee prior to issuance of a grading, foundation, or building permit, subject to the following requirements:
(aa) Approval of stormwater management plans consistent with the requirements of Chapter 16 of the city code and the city's Comprehensive Surface Water Management Plan.
(bb) Additional impervious surface above 35% must be mitigated by installing on-site trees at a rate of one tree per three percent of impervious surface area above 35%, with a minimum requirement of one tree, unless a waiver is granted by the Issuing Authority based upon existing tree canopy cover of the single-family residential site. Trees must be overstory trees, except sites that require more than one tree may use one ornamental tree in lieu of one overstory tree. A maximum of one ornamental tree may be installed to satisfy the mitigation requirement.
(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* |
Unit | Floor Area |
Minimum* | |
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 | |
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. | |
TI | 0.2 | 2.0 | 2,000 sq. ft. for restaurants; 3,000 sq. ft. for all other uses | 95% | 150 ft.; 200 ft. for corner sites | 40,000 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; Ord. 2022-73, passed 12-19-2022; Ord. 2023-3, passed 2-6-2023; Ord. 2023-16, passed 5-22-2023; Ord. 2023-36, passed 12-18-2023)