§ 20.200.040  PROPERTY DEVELOPMENT STANDARDS.
   The R-1 development standards shall apply to all land and buildings in the R1-H Zone except where expressly modified by development standards set forth below: 
   A.   Lot frontage and area.
      1.   The minimum lot frontages in the R1-H Zone shall be as follows:
         a.   Fifty (50) feet at the fronting street having the highest elevation for any double frontage lot having a natural slope of over ten percent (10%).
         b.   Fifty-five (55) feet for any single frontage lot having a natural slope of over ten percent (10%).
         c.   Sixty (60) feet for any single frontage lot not having a natural slope of over ten percent (10%).
      2.   Double frontage lots in the R1-H Zone having a natural slope of less than ten percent (10%) hereby are prohibited.
      3.   Lots in the R1-H Zone shall have correlations between frontage and lot areas proportionately equivalent to those correlations set forth below.  For example, double frontage at the fronting street having the highest elevation would have a required minimum lot area of fifteen thousand (15,000) square feet.
         a.   Double frontage lots having a natural slope of over ten percent (10%):
Frontage at the Fronting Street
Having the Highest Elevation
Minimum Lot Area
50 feet
5,000 square feet
60 feet
8,000 square feet
70 feet
10,000 square feet
80 feet
20,000 square feet
100 feet
40,000 square feet
150 feet
85,000 square feet
 
         b.   Single frontage lots having a natural slope of over ten percent (10%):
 
Frontage
Minimum Lot Area
55 feet
5,000 square feet
65 feet
7,500 square feet
70 feet
10,000 square feet
80 feet
20,000 square feet
100 feet
40,000 square feet
150 feet
85,000 square feet
 
         c.   Single frontage lots not having a natural slope of over ten percent (10%):
 
Frontage
Minimum Lot Area
60 feet
7,000 square feet
65 feet
8,000 square feet
70 feet
10,000 square feet
80 feet
20,000 square feet
100 feet
40,000 square feet
150 feet
85,000 square feet
 
      4.   Notwithstanding any other provision or provisions contained in this section, the City Engineer may approve a lot in the R1-H Zone having no frontage other than that area constituting a portion of an access corridor serving said lot provided that the following conditions pertain:
         a.   The access corridor is of a length of three hundred (300) feet or less;
         b.   The access corridor serves no more than two (2) lots;
         c.   The access corridor has at least sixteen (16) consecutive feet of permanent construction material, concrete, asphalt or other material approved by the City Engineer, measuring from the street to which the access corridor connects the lot; and
         d.   The lot has a minimum area in compliance with this section using for purposes of computation in the place of frontage the width of the lot and excluding from said computation any area contained within the access corridor.
   B.   Maximum elevation differences between adjoining lots. The maximum elevation difference between any location on one (1) lot and any location on another where the two (2) lots have common side lot lines shall be five (5) feet.
   C.   Grading requirements.  As set forth in Chapter 20.56 of this title.
   D.   Dwelling unit density.
      1.   Not more than one (1) dwelling unit shall be permitted on any lot in the R1-H Zone except that where planned unit techniques are employed.  The total number of dwelling units permitted on a parcel may be developed on or divided between one (1) or more sites when the total permitted net density is not exceeded and where it can be shown that adequate access, utilities and public safety can be provided.
      2.   Each development approved by the city shall contain the following percentage of lot sizes:
         a.   Over seventy-five percent (75%) of the lots shall be greater than the minimum size allowable.
         b.   Over fifty (50) of the lots shall be greater than eight thousand (8,000) square feet.
         c.   The remaining lots shall be not less than six thousand (6,000) square feet and have an average lot size of seven thousand (7,000) square feet.
   E.   Outdoor living space.  No requirements.
   F.   Minimum floor area.  The minimum gross floor area of any dwelling unit located in the R1-H Zone shall be one thousand eight hundred (1,800) square feet (garages excluded).
   G.   Off-street parking.
      1.   There shall not be less than two (2) off-street parking spaces within a garage or a three (3) sided carport for each dwelling unit.  In addition, should streets of twenty-eight (28) feet or less be proposed, provision for an additional one and one-half (1½) spaces of off-street parking per unit shall be provided.
      2.   Garages only shall be provided for off-street parking spaces when located below living quarters.
      3.   Except as provided herein, the provisions of § 20.08.040 of this title shall apply.
   H.   Access.
      1.   All lots shall have vehicular access from a dedicated street.
      2.   Except as otherwise provided in paragraph A.4. of this section, with respect to lots having no frontage other than an area constituting a portion of an access corridor, the entirety of the driveway access to any garage or carport shall be of permanent construction material, concrete, asphalt, or other material approved by the City Engineer.
   I.   Signs.  The provisions of Chapter 20.28 of this title shall apply.
   J.   Lighting.  All lighting, interior and exterior, shall be designed and located so as to confine all direct rays to the premises.
   K.   Exemption from property development standards.  If a dwelling unit, or appurtenant structure, in existence at the time of the effective date of this chapter, is partially or totally damaged or destroyed by wind, fire, flood, explosion, act of God or any other occurrence, then, in that event, such dwelling unit or appurtenant structure may be reconstructed without compliance with the property development standards set forth in § 20.204.040 of this title; provided, however, that any such reconstruction of an existing dwelling unit or appurtenant structure shall be in substantial conformity with the original dwelling unit or appurtenant structure including, but not limited to, such matters as type of structure, square footage, number of stories and elevations.  Any such reconstruction shall commence only subsequent to the issuance of a certificate of compatibility as required under § 20.408.050 of this title and, any such reconstruction shall comply with all Building, Electrical, Fire, Mechanical and/or Plumbing Codes in effect at the time of the filing of the application for such application.  No certificate of compatibility application fee shall be required for construction under this paragraph.  Then applicable building permit fees shall be paid.
(Ord. 713, passed 4-21-81; Am. Ord. 741, passed 6-21-83; Am. Ord. 965, passed 4-4-95)