(A) General description.
(1) This residential district is intended to provide for a slightly higher population density with basic restrictions similar to the R-F-1 District. The principal uses are single-family residences on smaller lots, two-family dwellings and related recreational, religious and educational facilities normally required to provide the basic elements of a balanced and attractive residential area. These areas are protected from the encroachment of uses considered to be detrimental to the residential environment. Internal stability, attractiveness, order and efficiency are encouraged by providing for adequate light, air, and open space for dwellings and related facilities, and through consideration of the proper functional relationship of each element. Because of the density, it should be anticipated that developments in this district will be fully served by municipal water and sewer systems.
(2) This district supersedes the former “R-4” Two-Family Residential District. All properties formerly classified “R-4” on the Official Zoning Districts Map shall henceforth be classified “R-F-2” and be subject to the following district regulations.
(B) Permitted uses. The following shall be permitted as uses by right; provided, they meet all development regulations of this section:
(1) Single-family dwelling;
(2) Two-family dwelling or single-family dwelling and a garage apartment;
(3) Park, municipal or community building, golf course, fire station, police station, water wells, lift stations or open space, owned by the city or other public entity;
(4) Property owners’ association green space, meeting or recreation facility;
(5) Elementary or secondary school, no residential facilities included;
(6) Day care home;
(7) Home occupation; and
(8) Residential sales.
(C) Conditional uses.
(1) Church, synagogue, mosque or temple, including sanctuary, pastor’s family residence and secondary buildings, subject to a minimum net lot area of three acres;
(2) Accessory buildings and structures, subject to the following specific requirements and all other city regulations;
(a) No accessory structure shall be located in front of the main building, except fences, walls and flag poles as permitted in this chapter;
(b) Maximum size of accessory building or buildings per lot in this district is 1,500 square feet; and
(c) Accessory buildings shall be included in the lot coverage calculations and subject to the development regulations of this district.
(3) Secondary buildings, subject to the following:
(a) A detached garage which exceeds a 1,000-square foot building footprint or a 25-foot building height shall be considered a secondary building for setback and coverage purposes; and
(b) Secondary buildings related to a single-family residential use shall be located in the rear yard behind the main building and behind the side yard setback line required for the main building.
(4) Accessory buildings and structures, subject to the following specific requirements and all other city regulations:
(a) No accessory structure shall be located in front of the main building, except fences, walls, and flag poles as permitted in this chapter;
(b) Maximum size of accessory building or buildings per lot in this district is 1,500 square feet; and
(c) Accessory buildings shall be included in the lot coverage calculations and subject to the development regulations of this district.
(5) Towers and antennas subject to the regulations in this chapter and all other governmental requirements;
(6) Day care center, when sponsored by and operated on the premises of a permitted church, synagogue, mosque or temple;
(7) Storm cellar proposed to be located in the front yard setback area:
(a) Must be inground shelter with maximum two feet of height above ground; and
(b) Applicant must show there is no reasonable access to a rear or side yard area.
(8) Accessory and non-accessory signs, subject to all city sign regulations.
(D) Uses subject to review. The following uses are permitted on review in accordance with the application and public hearing requirements set forth in § 154.090 of this chapter:
(1) Private club which includes a country club and golf course;
(2) Perimeter wall or fence that exceeds the height permitted by city regulations;
(3) Specified communications towers and antennas subject to the regulations in this chapter and all other governmental requirements;
(5) Storm cellar proposed to be located in the front yard setback area:
(6) Must be inground shelter with maximum two feet of height above ground;
(7) Applicant must show there is no reasonable access to a rear or side yard area; and
(E) Development regulations.
(1) General: all uses and structures permitted in this district are subject to the following standards. Building setback and coverage require- ments should conform to all platted setback and building lines if greater than this code. They shall, however, comply with the following and all other requirements of this chapter; provided that, in no case shall a main or accessory building be located over a public or private street or utility easement.
(2) Access: all properties shall have direct access to a public or private street, the description of which has been presented to the city in the form of a subdivision plat, warranty deed or easement, which has been approved by the city and filed of record with the County Clerk. Easements or rights-of-way in existence prior to annexation must be certified by the City Council as qualified to meet legal access requirements.
(3) Front yard setback:
(a) State highways: 25 feet from the front property line, or 90 feet from the centerline of an abutting highway, whichever is greater;
(b) Section line road: 25 feet from the front property line, or 75 feet from the centerline of an abutting section line road, whichever is greater; and
(c) Other streets: 25 feet from the front property line, or 50 feet from the centerline of an abutting street, whichever is greater.
(4) Side yard setback:
(a) Main building, with city fire hydrant within 700 feet of the main building:
1. Interior lot line: five feet; and
2. Corner lot line abutting a street: 15 feet from property line, 90 feet from the centerline of an abutting highway, or 75 feet from the centerline of a section line road, whichever is greatest.
(b) Main building without the above access to fire protection:
1. Interior lot line: 25 feet; and
2. Corner lot line abutting a street: 20 feet from property line, or 60 feet from centerline of a section line road, whichever is greater.
(c) Accessory building less than 14 feet in height: same as main building; and
(d) Accessory building 14 feet or more in height: same as main building, plus one foot for each full foot of additional building height greater than 14 feet.
(5) Rear yard setback:
(a) Main building: 20 feet from the rear property line;
(b) Accessory building less than 14 feet in height: five feet from the rear property line if no easement exists there, or one foot from the drainage or utility easement;
(c) Accessory building 14 feet or more in height: five feet from the rear property line if no easement exists there, or one foot from the utility easement, plus one foot for each full foot of additional building height greater than 14 feet; and
(d) Where an alley abuts the rear lot line, the accessory building setback may be reduced to a minimum of three feet.
(6) Minimum lot area, net:
(a) Single-family dwelling: 7,200 square feet; and
(b) Two dwelling units: 8,000 square feet.
(7) Minimum lot width, exclusive of street easements or right-of-way:
(a) Forty feet at front property line; and
(b) Sixty feet at front building line.
(8) Coverage: maximum size and bulk of all permitted structures shall be based on the following criteria:
(a) Main, secondary and accessory buildings shall cover no more than 75% of the lot area within the platted or city-required setback lines, whichever setback is greater; plus
(b) Accessory buildings shall cover no more than 20% of the rear yard; and
(c) Inground storm cellars and swimming pools shall not be included in coverage calculations when they extend less than two feet above ground level.
(9) Maximum building height: 35 feet for main and secondary buildings; 25 feet for accessory building; provided that, the main building height may be increased to a maximum of 45 feet, according to the following formula:
(a) One additional foot of building height is permitted for each additional three feet of side and rear yard setback greater than the required minimum established in this zoning district;
(b) Platted building lines shall not be used in this calculation; and
(c) On a corner or double frontage lot, there shall be no required setback increase for the side or rear.
(10) Double frontage lots: where a lot has double frontage, the property owner shall designate the rear lot line for purposes of constructing a perimeter fence and accessory structures. The designated rear yard shall be subject to the development regulations of this district; provided, however, that, platted building lines shall take precedence if greater than the requirements of this district.
(11) Perimeter fences and walls shall be subject to all provisions of this code of ordinances.
(12) Landscaping: at least 5% of the land area of permitted non-residential uses shall be devoted to landscaping in accordance with the standards set forth in this chapter.
(2002 Code, § 154.030)
(Ord. 486, passed 5-12-2003; Ord. 931, passed 12-12-2022)