§ 154.031  “R-F-3” THREE- TO FOUR-FAMILY RESIDENTIAL DISTRICT.
   (A)   General description.
      (1)   This is a medium density residential district that encourages multiple-family developments which represent a broad variety of housing types. The regulations are designed to facilitate moderate density residential development that is more compatible with neighboring low density residential uses. Housing permitted in this district can also serve as a buffer between more intense business areas and the interior of neighborhoods. When units are attached but under individual ownership, the development regulations of this section are applied to the entire structure for purposes of determining building setbacks.
      (2)   This is a new district classification effective 5-12-2003.
   (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)   Up to four attached dwelling units on a parcel; each unit may be individually owned;
      (4)   Management office for a multiple-unit complex;
      (5)   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;
      (6)   Property owners’ association green space, meeting or recreation facility;
      (7)   Elementary or secondary school, no residential facilities included;
      (8)   Family day care home;
      (9)   Home occupation; and
      (10)   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)   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.
      (3)   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.
      (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 flagpoles as permitted in this chapter; and
         (b)   Accessory buildings shall be included in the lot coverage calculations and subject to the development regulations of this district.
      (5)   Specified communications 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; and
      (7)   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)   Assisted living facility;
      (2)   Group home;
      (3)   Private club which includes a country club and golf course;
      (4)   Perimeter wall or fence which exceeds the height permitted by city regulations;
      (5)   Specified communications towers and antennas subject to the regulations in this chapter and all other governmental requirements;
      (6)   Wind energy conversion systems (see § 154.091 of this chapter); and
      (7)   See also §§ 154.090 through 154.103  of this chapter for additional special permit uses.
   (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 rear property line, or 90 feet from the centerline of a highway, or 75 feet from the centerline of a section line road, whichever is greatest;
         (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 greatest; 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, 25 feet from the rear property line, or 90 feet from the centerline of a 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 tine abutting a street: 20 feet from the rear property line, or 90 feet from the centerline of a highway, or 75 feet from the centerline of a section line road, whichever is greatest.
         (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: 25 feet from the rear property line, or 90 feet from the centerline of a highway, or 75 feet from the centerline of a section line road, whichever is greatest;
         (b)   Accessory building less than 14 feet in height: ten feet;
         (c)   Accessory building 14 feet or more in height: ten feet, 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)   Detached single-family dwelling: 6,000 square feet;
         (b)   Duplex, or two dwelling units attached, or single-family dwelling and garage apartment: 8,000 square feet; and
         (c)   Three- to four-family dwelling: 10,000 square feet.
      (7)   Minimum lot width, exclusive of street easements or right-of-way: 50 feet, single-family dwelling; 60 feet, two-family dwelling.
      (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 65% 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 yard abutting the street.
      (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, § 154.031)  (Ord. 486, passed 5-12-2003)