(A) Purpose. The GR-4 General Residence District is a low density residence district primarily intended to be used to create transitional land use areas between business districts and surrounding single-family residences; and for providing a zoning and land use alternative for parcels or tracts of land in the community that, because of location and other physical characteristics, and based on sound land planning principles, would best be developed as single-family attached residences.
(B) Permitted uses. The following uses are permitted in the GR-4 General Residence District:
(1) Single-family detached dwellings;
(2) Single-family attached dwellings. There shall be no more than six attached dwelling units in any one structure, with no more than two continuous, attached dwellings located on the same building line. The minimum required jug in the building line shall be two feet. Each such single-family attached dwelling shall have its own separate front and rear entrance and have no floor area of an adjacent dwelling located above it;
(3) Parks, playgrounds and community buildings operated by municipal agencies; and
(4) Accessory uses and buildings incidental to and on the same zoning lot as a principal use. Recreational facilities, such as tennis courts, swimming pools, club houses and other similar facilities, intended for use by the occupants of the development, shall be permitted accessory uses and/or buildings in a single-family attached dwelling development.
(C) Special uses. Special uses may be allowed in the GR-4 General Residence District as provided in § 159.045.
(D) Density. The gross density shall be not more than four dwelling units per acre for all GR-4(a) zoned properties, and six dwelling units per acre for all GR-4(b) zoned properties. Such densities shall be calculated by dividing the gross land area (in square feet) of subject property (excluding all exterior abutting public and private streets, public access ways, access easements and rights-of-way regardless of any property right the petitioner and/or owner may have to such property) by 10,890 for all GR-4(a) zoned properties and 7,260 for all GR-4(b) zoned properties. If the calculation results in a fraction, the permitted number of dwelling units shall be the same as the lower whole number.
(E) Lot size requirements.
Minimum Lot Area | Minimum Lot Width | |
Single-family detached dwellings | 20,000 sq. ft. | 100 ft. |
Truck and flower gardens and nurseries | –* | –* |
* There are no minimum lot area or width requirements for platting or development purposes, provided however that the density shall not exceed the maximums set forth in division (D) above | ||
(F) Requirements. (Setbacks are given in linear feet.)
(1) External relationships. (Setbacks from perimeter property line).
(a) Permitted uses.
Required Setbacks | ||||
Front Yard | Interior Side Yard | Corner Side Yard | Rear Yard | |
Single-family attached dwellings | 40 | 40 | 40 | 40 |
Single-family detached dwellings | 40 | 12 | 40 | 40 |
All other permitted uses | 40 | 20 | 40 | 40 |
(b) Accessory uses.
Required Setbacks | ||||
Front Yard | Interior Side Yard | Corner Side Yard | Rear Yard | |
Buildings, accessory | 40 | 10 | 40 | 10 |
(2) Internal relationships.
(a) A minimum setback of 20 feet (eaves to eaves) shall be provided between all structures.
(b) Rear primary walls of structures shall have a minimum setback of 100 feet to the nearest rear primary wall of another structure, unless the line of sight between buildings is broken by landscaping, building orientation and the like.
(c) Primary walls of structures shall have a minimum setback of 20 feet to the edge of pavement from the nearest street, if private, and from the right-of-way line, if dedicated.
(G) Height requirements. The maximum height of all principal buildings and structures shall be governed by § 150.148 and the maximum height of all accessory buildings and structures shall not exceed 25 feet.
(H) Land coverage.
(1) No more than 25% of the land area shall be covered with buildings.
(2) Not more than 50% of the land area shall be covered with impervious surfaces. The remaining 50% of the property shall be preserved in open space and appropriately landscaped.
(I) Parking requirements. Off-street parking shall be provided in accordance with the provisions of § 159.136 of this chapter.
(J) Engineering standards.
(1) All main and/or through streets, sanitary sewers, drainage and water distribution systems shall be built to the standards of the city and dedicated to the city, unless otherwise approved.
(2) The plans and specifications for all public and private roadway and utility improvements must be reviewed and approved by the City Engineer, prior to any work on the site.
(3) Financial guarantees insuring proper installation of all public and private roadway and utility improvements shall be reviewed and approved by the City Engineer and City Attorney prior to any work beginning on the site.
(K) Design standards. The following standards shall be considered in reviewing all site and building plans. These standards are intended to provide a frame of reference for the applicant in the development of site and building plans as well as to provide a method of review for the city.
(1) Topography. The topography shall be preserved wherever possible in its natural state by minimizing grade changes and alterations. The elevation of building sites and street locations should conform to existing and contours, to the extent possible.
(2) Street layout.
(a) The streets shall be curved wherever possible to provide a gentle curvilinear street pattern. The streets shall be located wherever possible to preserve the natural elements of the site, as well as those of surrounding properties. Further, the number of new intersections with existing and/or proposed major or secondary arterials and/or collector/distributor streets shall be kept to a minimum.
(b) The use of cul-de-sacs to provide access to the residences is encouraged so as to provide better privacy for the units, more variety in site planning and better views, oriented away from neighbors’ yards and units.
(3) Preservation of landscape. The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, so that the resulting development will be in keeping with the general appearance of neighboring developed areas and will not adversely affect the ecology of the area. Wherever the natural landscape is not preserved or no vegetation existed, mature landscape materials, emphasizing the use of evergreens, shall be installed in accordance with a plan approved by the Director of Parks, Forestry and Public Works.
(4) Relation of proposed building to environment and existing development. Proposed structures shall be related harmoniously to the terrain and to existing structures that have visual relationship to the proposed structures. Development shall be in harmony with the prevailing development of the city, the existing development of the area and the Comprehensive Plan.
(5) Utility services. Electric and telephone lines shall be underground. Any utility installations remaining above ground shall be located so as to have harmonious relation to neighboring properties and the site.
(6) Parking areas. Garage units, preferably attached, shall be provided for each residence. However, the garages shall be located and varied so as to not have a row of garage doors facing the access street or driveway. Visitors parking shall be provided in small groupings and be well landscaped so as to fit into the area and to minimize the parking lot look.
(7) Site planning. The site planning shall provide, wherever possible, separate front entryways, attached garages and variety in building lines and heights.
(Prior Code, § 46-42) (Ord. 1453, passed 1-7-1985; Ord. eff. 1-15-1972; Ord. 91-1(A), passed 1-7-1991; Ord. 92-14, passed 4-16-1992)