(A) Lot size.
(1) The minimum lot area and dimensions shall be as follows:
MINIMUM LOT AREA | MINIMUM LOT WIDTH | MINIMUM LOT DEPTH | |
RE | 20,000 square feet | 75 feet | 100 feet |
RL | 7,500 square feet | 75 feet | 100 feet |
(2) Lot averaging. In the RL and Planned Development Areas with RL zone designations, a request for the reduction of a minimum lot area or lot width may be considered through a variance process, if the following criteria are met:
(a) The proposed lots shall meet the average of the block in width and area, and in no case shall the depth be less than 100 feet. To determine the average lot size (width and area), the average shall be taken on the same side of the block, no less than 400 feet on either side of the subject lot. Two-thirds of the lots, including the subject lot, must be equal to or less than the width and area of the proposed lots. In cases where the average should be taken by a radius or other means, based on the subject lot's location, and proximity to corners, the Development Review Committee shall decide on the averaging method.
(b) The proposed lots shall have frontage on an existing dedicated street.
(c) Averaging shall not be considered if the lot split will result in the demolition of a house built prior to 1940 that has architectural value.
(B) Minimum/maximum floor area. The minimum floor area of a dwelling unit in the RE and RL zones shall be 1,250 square feet.
(C) The maximum floor area of the main building in the RE and RL zones shall be based on the net lot area and shall be determined using the following formula: 40% of the net lot area for the first 5,000 square feet of net lot area, plus an additional 35% of the net lot area for the next 5,000 square feet of net lot area, plus an additional 15% of the remaining net lot area.
(1) Attached garages and other attached, enclosed accessory buildings shall be calculated as main building floor area. If the garage is attached to the rear of the structure and is not visible from the street, then up to 400 square feet of the garage floor area may be added to the maximum floor area allowed for the primary structure.
(D) Accessory buildings.
(1) In the RL and RE zones, the floor area ratio for all accessory buildings shall not exceed the percentages shown in the following table.
MAXIMUM ACCESSORY BUILDING F.A.R. | |
LOT SIZE | FLOOR AREA RATIO |
Under one acre | 10% (2,000 square foot maximum) |
One acre and above | 8% |
(2) In no case shall detached accessory structures exceed 80% of the main building floor area.
(3) Attached garages shall be counted toward the total accessory building floor area as well as part of the main building area notwithstanding the minimized visible garage provisions in § 17.12.040(C).
(E) Setbacks.
(1) Front yard setback requirements in the RL and RE zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK |
Front | A street | Main or accessory | 25' |
(a) Average setback. Where residences or buildings on the same side of the street as the subject property are developed with front yard setbacks greater than required in the zone, the average setback shall be required. The average setback shall be determined using structures on the same side of the street in the same block, not to exceed 400 feet on either side of the subject property. The largest and smallest setback will be excluded in determining the average.
(b) Encroachments. Porches, platforms, and landing places not extending above the level of the first floor may encroach up to seven feet into the required setback. Architectural elements, such as oriel, cornices, eaves, or sills may encroach up to two feet.
(c) Flag lots. The front yard setback on a flag lot shall be measured from the closest property line, parallel to and not adjacent to the street. However, if a flag lot has a street frontage of 50 feet or greater, the front setback may be taken from the front property line if the house is built in the narrow portion of the lot. When a house on a flag lot is oriented in a direction other than towards the street, the Development Review Committee shall determine from where the front yard setback is measured.
(2) Side yard setback requirements in the RL and RE zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK |
Side | Other lots or an alley | Main - first story | Total on both side yard setbacks is 24% of lot width, 5' minimum |
Side | Other lots, a street or alley | Main - second story | 12' second story setback |
Side | Other lots or an alley | Accessory (except garages opening to alley) | 3' |
Side | An alley | Garages opening to alley | 25' from opposite side of alley |
Side | A street | Main or accessory | 10' |
(a) Encroachments. Chimneys having a maximum parallel linear dimension of eight feet may project two feet into the required setback. Chimneys extending past the second floor may project into the side yard the same amount as on the first floor. Eaves may project two feet into the required setback.
(b) Second story setback. The required second story setback shall be 12 feet or the required first floor setback, whichever is greater. For structures over 27 feet in height, the second story must be set back an additional two feet for every additional one foot in height.
(c) Decks and balconies. Decks one foot or more above the existing grade and balconies shall maintain the same setback as main buildings.
(d) Accessory structures located less than 80 feet from the front line must be set back the same distance from property line as a main structure.
(e) On corner lots with garages opening onto the street, the garage must be set back a minimum of 20 feet from the side property line adjacent to the street.
(f) Accessory structures with a plate height exceeding nine feet and/or a ridge height exceeding 14 feet and two-story accessory structures shall maintain the same setback as the main building.
(3) Rear yard setback requirements in the RL and RE zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK (in feet) | |
Rear | Another lot or alley | RE | Main - first story | 25% of lot depth, Minimum 20' |
Main - second story | 25% of lot depth, plus 10' | |||
RL | Main - first story | 20% of lot depth, Minimum 20' | ||
Main - second story | 20% of lot depth, Plus 10' | |||
Rear | Another lot or alley | Accessory (except garages opening to alley) | 3 | |
Rear | An alley | Garages opening to alley | 25 from opposite side of alley | |
(a) Encroachments. Attached unenclosed, single story patios with no freestanding walls may encroach an additional ten feet into the required main building setback.
(b) Decks and balconies. Decks that are one foot or more above the existing grade and balconies shall maintain the same setback as main buildings.
(c) Accessory structures with a plate height exceeding nine feet and/or a ridge height exceeding 14 feet and two-story accessory structures shall maintain the same setback as main buildings.
(F) Building bulk and height restrictions.
(1) No buildings shall exceed two stories in height. The maximum building height is based on the lot width as follows:
LOT WIDTH | MAXIMUM BUILDING HEIGHT |
Less than 75' | 27' |
75' and greater | 30' |
(2) Building height shall be determined by the vertical distance measured at any point of the proposed roof structure to the exterior finished grade at the proposed exterior walls of the structure. No part of a building (except chimneys) shall extend above an imaginary line drawn at the maximum building height above finished grade as illustrated in the following diagram:
(G) Separation between buildings.
(1) Facing walls of separate buildings on the same lot in the RL and RE zones shall meet separation requirements for each story according to the following table:
REQUIRED SEPARATION | |
First story | 6' |
Second story | 20' |
(2) These building separation requirements apply equally to separate buildings that share a common roof.
(H) Hillside Development permit required. In addition to the requirements of this chapter, where development proposals require grading of the lot with five feet or more of cut, five feet or more of fill, or a retaining wall of six feet in height or higher, approval of a Hillside Development permit is required for the following:
(1) Development of new single-family dwellings.
(2) Earth movement that creates a footprint of more than 500 square feet.
(3) Swimming pools and basements are excluded.
(`83 Code, § 17.12.020) (Ord. 96-06 § 1, 1996; Ord. 97-08 § 4, 1997; Ord. 99-03 § 1, 1999; Ord. 2001-10 § 2, 2001; Ord. 2001-17 § 5, 2002; Ord. 2004-11 § 5, 2004; Ord. 2016-08 § 22, 2016)