(a) Applicability.
(b) Dimensional Tables.
Basic dimensional standards for Residential, Commercial, and Industrial districts are listed in Tables 14-701-1 through 14-701-4. Dimensional standards for special purpose districts are included in § 14-404 (SP-INS, Institutional (Special Purpose) District) through § 14-408 (SP-AIR, Airport (Special Purpose) District).
Where any block frontage on one side of a street is divided into two or more districts, no structure shall be erected nearer to the street line than is permitted under the regulations for the district that covers the largest percentage of the street frontage on that block face.
For a lot fronting on more than one street, each street frontage shall be considered a front. The front yard requirements of the zoning district shall apply to those street frontages and the following side yard, rear yard, and primary frontage requirements shall apply. In all circumstances, the requirements for minimum open area and maximum occupied area remain the same. (See figure below for illustrative purposes only).
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{For printable PDF version of image, click HERE}
(.1) Properties Bounded by Two Streets.
When a property is bounded by two streets:
(.a) That constitute a corner, one of the remaining lot lines shall be deemed a side and the other remaining lot line shall be deemed a rear. Where the determination of side and rear lot lines is necessary for L&I to approve or deny a zoning permit application, the Commission shall determine the side and rear lot lines based on the orientation of the lot, orientation of the primary structure, orientation of the structures on adjacent lots, orientation of structures with frontage on the same blockface, the street type designation of the bounding streets, or any additional criteria stated in the regulations of the Commission for the purposes of clarifying or implementing this determination. 723
(.b) That are opposite each other, the remaining two property lines shall be considered sides and the side yard requirements of the zoning district shall apply to the remaining lot lines. The rear yard requirements of the zoning district shall not apply.
(.2) Properties Bounded by Three or More Streets.
When a property is bounded by three or more streets, the remaining lot line shall be considered a rear. The rear yard requirements of the zoning district shall apply to that lot line, except a rear yard is not required for attached buildings or semi-detached buildings but the requirements for lot coverage and open space remain the same. The side yard requirements of the zoning district shall not apply.
(.3) Properties Completely Surrounded By Streets.
When a property is completely surrounded by streets, only the front yard requirements of the zoning district shall apply.
(.4) Primary Frontage.
(.a) When necessary to apply certain provisions of this Zoning Code, properties bounded by two or more streets shall have at least one street frontage designated as a primary frontage by the Commission.
(.b) The Commission shall determine which street frontages shall be designated as a primary frontage based on the orientation of the primary structure, the orientation of the structures on adjacent lots, the orientation of other structures with frontage on same block face, the street type designation of the bounding street, or any additional criteria stated in the regulations of the Commission for the purposes of clarifying or implementing this determination.
(.c) The primary frontage designation shall only apply to those provisions of this Zoning Code where specified, otherwise the front yard and front setback requirements of this Zoning Code shall apply.
All primary and accessory structures are subject to the dimensional standards set forth in the following tables.
(.1) "Y" indicates that the building type is permitted, subject to compliance with the dimensional standards set forth in the table.
(.2) "N" indicates that the building type is prohibited.
(.3) "S" indicates that the building type may be allowed if reviewed and approved in accordance with the special exception procedures of § 14-303(7) (Special Exception Approval).
(.4) A number in brackets (e.g., "[2]") is a reference to a table note that contains supplemental standards or other explanatory information. Table notes are found in § 14-701(2)(b) (Notes for Table 14-701-1); § 14-701(2)(c) (Notes for Table 14-701-2); § 14-701(3)(a) (Notes for Table 14-701-3); and § 14-701(4)(a) (Notes for Table 14-701-4).
(.5) Cross-references to other sections of this Zoning Code are indicated by the word "see" and a specific section number.
Notes
721 | |
722 | |
723 | Amended, Bill No. 180346-A (approved July 18, 2018). |
724 | Renumbered, Bill No. 150766 (approved December 8, 2015). |
A lot in a Residential zoning district shall have a minimum street frontage as follows:
(.1) For Residential zoning districts with a minimum lot width requirement, the lot shall have a street frontage not less than two-thirds of the minimum lot width required for the subject zoning district.
(.2) For all other Residential zoning districts, the lot shall have a street frontage not less than two- thirds of the width of the lot at its widest point.
(b) Notes for Table 14-701-1.
[1] In the RSA-4 district, a group of attached buildings shall contain a maximum of four buildings, including the semi-detached buildings at either end of the group. Each semi-detached building at the end of a group shall comply with the following:
(.a) The minimum lot width shall be 30 ft.
(.b) The minimum lot area shall be 2,700 sq. ft.
(.c) The minimum required side yard width shall be a minimum average of 12 ft., not less than 8 ft. at any point.
[2] In the RSA-5 district, a lot containing at least 1,600 sq. ft. of land may be divided into lots with a minimum lot size of 800 sq. ft., provided that:
(.a) At least seventy-five percent (75%) of lots adjacent to the lot to be divided is 1,000 sq. ft. or less;
(.b) Each of the lots created is used for one single-family attached home; and
(.c) Each of the lots created meets the minimum lot width requirement of the zoning district.
[3] In the RSA-5 and RSA-6 districts, buildings on lots equal to or less than 45 ft. in depth are exempt from the maximum occupied area requirement. 727
[4] If abutting lots on both sides of an attached building contain only two stories of enclosed area, the stories above the second story of the attached house shall be set back an additional eight ft. from the minimum distance between the front facades and the front lot line required by § 14-701(2)(b)[5] below; except this requirement shall not apply to corner lots. 728
(.a) On any given street, the distance between the front facade and the front lot line shall be no greater than the distance between the front facade and the front lot line of the principal building on the immediately adjacent lot on such street with the greater distance between its front facade and its front lot line; and shall be no less than the distance between the front facade and the front lot line of the principal building on the immediately adjacent lot on such street with the lesser distance between its front facade and its front lot line.
(.b) On any given street, if there is no principal building on an immediately adjacent lot, then the distance between the front facade and the front lot line shall match the distance between the front facade and the front lot line on the closest building to the subject property that is on the same blockface. If there is no such building, the minimum distance between the front facade and the front lot line shall be zero.
[6] Number of required yards/required width (ft). "Each" identifies that each yard must meet the required minimum size. Where each yard size is not identified, table identifies total required yard.
[7] In the RSA-5 district, the minimum rear yard depth for lots equal to or less than 45 ft. in depth shall be 7 ft. 731
(.a) For lots bounded on only one side by the side or rear yard of a semi-detached or detached structure, any structure must be constructed with a side yard that adjoins that side and that meets this minimum size.
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(.c) For lots that are not bounded on any side by the side or rear yard of a semi-detached or detached structure, any structure must be constructed with a side yard that fully meets this minimum size on either side.
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[9] In the RSA-1, RSA-2, and RSA-3 districts, for lots bounded on both sides by the side yard of a semi-detached structure, any detached structure must be constructed with a side yard on both sides, each with at least fifty percent (50%) of the minimum semi-detached side yard width required for permitted residential uses. 734
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[10] In the RSA-6 district, parapet walls on the front and rear facades may only extend 8 in. above the maximum height. The maximum height shall be 35 ft. if any of the following conditions apply, provided that the maximum height shall be 38 ft. if no roof deck access structures are included on the lot and any of the following conditions apply: 735
(.a) The lot has an area of 960 sq. ft. or greater;
(.b) The applicant records an instrument, or instruments, in favor of the City, in substance satisfactory to the Department of Planning and Development and in form satisfactory to the Law Department, committing to maintain the property as affordable, as defined in § 14-702(7)(a)(.1) and as regulated by § 14-702(7)(b)(.2) and § 14-702(7)(e); or
(.c) The applicant demonstrates that at least thirty percent (30%) of lots on the same block face as the primary frontage of the applicant's property have either:
(.i) No structures; or
(.ii) A structure with a height of at least 30 feet (not including roof deck access structures, parapets, balustrades, or solar collectors).
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Previous District Name
|
R1
|
R1A
|
R2
|
R3
|
R4
|
R5
|
R6/7
|
R9A/10A
|
New | R5A
|
District Name
|
RSD-1
|
RSD-2
|
RSD-3
|
RSA-1
|
RSA-2
|
RSA-3
|
RSA-4
|
RSA-5
|
RSA-6 | RTA-1
|
See § 14-701(2)(b) (Notes for Table 14-701-1) for information pertaining to bracketed numbers (e.g., "[2]") in table cells. | ||||||||||
Denotes building type not permitted or zoning requirements not applicable. |
Previous District Name
|
R1
|
R1A
|
R2
|
R3
|
R4
|
R5
|
R6/7
|
R9A/10A
|
New | R5A
|
District Name
|
RSD-1
|
RSD-2
|
RSD-3
|
RSA-1
|
RSA-2
|
RSA-3
|
RSA-4
|
RSA-5
|
RSA-6 | RTA-1
|
See § 14-701(2)(b) (Notes for Table 14-701-1) for information pertaining to bracketed numbers (e.g., "[2]") in table cells. | ||||||||||
Denotes building type not permitted or zoning requirements not applicable. | ||||||||||
Lot Dimensions
| ||||||||||
Min. Lot Width (ft.) | 75 | 65 | 50 | 50 | 35 | 25 | 18 [1] | 16 | 14 | 25 |
Min. Street Frontage as taken from the front lot line (ft.) | ||||||||||
Min. District Area (acres) | ||||||||||
Min. Lot Area (sq. ft.) | 10,000 | 7,800 | 5,000 | 5,000 | 3,150 | 2,250 | 1,620 [1] | 960 [2] | 700 | 2,250 |
Max. Occupied Area (% of lot) | 35 | 35 | 30 | 30 | 40 | 50 | 50 | Intermediate: 75; Corner: 80 [3] | 80[3] | 50 |
Front Yard Depth
| ||||||||||
Minimum (ft) | 35 | 35 | 25 | 25 | 15 | 8 | 15 | [4][5] | [4][5] | 8 |
Minimum Side Yard Width [6], Permitted Residential Uses as set forth in § 14-602 | ||||||||||
Detached, Intermediate Lot (ft.) | 2/15 each | 2/10 each | 2/10 each, 25 total | 2/10 each, 25 total [8][9] | 2/8 each [8][9] | 2/8 each [8][9] | 2/8 each | 2/5 each | 2/5 each | 2/8 each |
Detached, Corner Lot (ft.) | 15 | 10 | 7 | 7 | 6 | 8 | 6 | 5 | 5 | 8 |
Semi-Detached (ft.) | 25 [8] | 16 [8] | 8 [8] | 8 [1] | 5 | 5 | 8 | |||
Attached (ft.) | [1] | |||||||||
Minimum Side Yard Width [6], Permitted Nonresidential Uses as set forth in § 14-602 | ||||||||||
Detached, Intermediate Lot (ft.) | 2/15 each | 2/15 each | 2/10 each | 2/8 each | 2/8 each | 2/8 each | 2/8 each | 2/8 each | ||
Detached, Corner Lot (ft.) | 15 | 15 | 10 | 8 | 6 | 8 | 8 | 8 | ||
Rear Yard
| ||||||||||
Min. Depth (ft.) | 30 | 30 | 25 | 25 | 20 | Single- Family 15; other 20 | Single- Family 20; other 25 | 9 [7] | 7 | Single- Family 15; Other 20 |
Height
| ||||||||||
Maximum (ft.) | 38 | 38 | 38 | 38 | 38 | 38 | 38 | 38 | 25[10] | 38 |
(c) Notes for Table 14-701-2.
[1] In the RM-1 district, a lot containing at least 1,920 sq. ft. of land may be divided into lots with a minimum lot size of 960 sq. ft., provided that: 737
(.a) At least seventy-five percent (75%) of lots adjacent to the lot to be divided are 1,000 sq. ft. or less; and
(.b) Each of the lots created meets the minimum lot width requirement of the zoning district.
[2] In the RM-1 district, buildings on lots less than 45 ft. in depth are exempt from the maximum occupied area requirement. 738
[3] The occupied area shall constitute no more than fifty percent (50%) of the master plan area, except that for land containing historically significant structures, occupied area shall constitute no more than seventy-five percent (75%) of the master plan area. 739
[4] Open air parking shall be included in the maximum occupied area measurement in the RMX-1 and RMX-2 district. 740
[5] If abutting lots on both sides of an attached building contain only two stories of enclosed area, stories above the second story of the attached house shall be set back an additional eight ft. from the minimum distance between the front facade and the front lot line described in § 14-701(2)(b)[6] below; except this requirement shall not apply to corner lots. 741
(.a) On any given street, the distance between the front facade and the front lot line shall be no greater than the distance between the front facade and the front lot line of the principal building on the immediately adjacent lot on such street with the greater distance between its front facade and its front lot line; and shall be no less than the distance between the front facade and the front lot line of the principal building on the immediately adjacent lot on such street with the lesser distance between its front facade and its front lot line.
(.b) On any given street, if there is no principal building on an immediately adjacent lot, then the distance between the front facade and the front lot line shall match the distance between the front facade on the closest building to the subject property that is on the same blockface. If there is no such building, the minimum distance between the front facade and the front lot line shall be zero.
[7] For lot lines other than street lines, the minimum setback for structures from each lot line shall be equal to 3/4 of the height of the structure. For lot lines that are street lines, the minimum setback for structures, for the purposes of this subsection, shall be measured from the centerline of that street and shall be equal to 3/4 of the height of the structure.
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[8] Number of required yards/required width (ft). "Each" identifies that each yard must meet the required minimum size. Where each yard size is not identified, table identifies total required yard.
[9] In the RM-1 district, lots less than 45 ft. in depth shall be exempt from rear yard area requirements but shall provide a minimum rear yard depth of 7 ft. 744
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Previous District Name
|
R8/9/10/10B/18/19 | R11/11A/ 12/13 | R14
|
R15/R16
|
RC-6
|
WRD/ITD | RC-4
|
District Name
|
RM-1
|
RM-2
|
RM-3
|
RM-4
|
RMX-1
|
RMX-2
|
RMX-3
|
See § 14-701(2)(c) (Notes for Table 14-701-2) for information pertaining to bracketed numbers (e.g., "[2]") in table cells. | |||||||
Denotes building type not permitted or zoning requirements not applicable. |
Previous District Name
|
R8/9/10/10B/18/19 | R11/11A/ 12/13 | R14
|
R15/R16
|
RC-6
|
WRD/ITD | RC-4
|
District Name
|
RM-1
|
RM-2
|
RM-3
|
RM-4
|
RMX-1
|
RMX-2
|
RMX-3
|
See § 14-701(2)(c) (Notes for Table 14-701-2) for information pertaining to bracketed numbers (e.g., "[2]") in table cells. | |||||||
Denotes building type not permitted or zoning requirements not applicable. | |||||||
District and Lot Dimensions
| |||||||
Min. Lot Width (ft.) | 16 | 50 | 50 | 20 | |||
Min. Street Frontage as taken from the front lot line (ft.) | 50 | ||||||
Min. District Area (acres) | 2 | 1 | |||||
Min. Lot Area (sq. ft.) | 1,440 [1] | 15,000 | 10,000 | 2,500 | |||
Max. Occupied Area (% lot area, except as otherwise provided) | Intermediate: 75; Corner: 80 [2] | 50 | Intermediate: 75; Corner: 80 | [3][4] | 75% of district area [4] | Buildings ≤ 5 stories with 1 or more dwelling units: 90; Others: 100 | |
Front Yard Depth
| |||||||
Minimum (ft.) | [5][6] | [7] | 20 | ||||
Minimum Side Yard Width [8], Permitted Residential Uses as set forth in § 14-602 | |||||||
Single- or Two-family Detached, Intermediate Lot (ft.) | 2/5 each | [7] | 2/8 each | 2/5 each | If used: Buildings ≤ 4 stories with three or fewer dwelling units = 5; Others = 8 | ||
Single- or Two-Family Detached, Corner Lot (ft.) | 5 | [7] | 6 | 5 | |||
Single- or Two-Family Semi-Detached (ft.) | 5 | [7] | 10 | 5 | |||
Multi-Family, Detached (ft.) | 2/5 each | [7] | 2/8 each | 2/5 each | |||
Multi-Family, Detached Corner Lot (ft.) | 8 | [7] | 8 | 5 | |||
Multi-Family, Semi-Detached (ft.) | 12 | [7] | 16 | 5 | |||
Minimum Side Yard Width [8], Permitted Nonresidential Uses as set forth in § 14-602 | |||||||
Intermediate Lot (ft.) | 2/12 each | [7] | 2/8 each | 2/5 each | If used: Buildings ≤ 4 stories with three or fewer dwelling units = 5; Others = 8 | ||
Corner Lot (ft.) [1] | 12 | [7] | 8 | 5 | |||
Rear Yard
| |||||||
Min. Depth (ft.) | 9 [9] | [7] | 20 | 5 if used | |||
Min. Area (sq. ft.) | 144 [9] | [7] | |||||
Height
| |||||||
Maximum (ft.) | 38 [5] | ||||||
Floor Area Ratio
| |||||||
Maximum Floor Area (% of lot area, except as otherwise provided) | No Limit | 70 | 150 | 350 | 150 of district area, excluding streets | 250 of district area, excluding streets | 500 |
Notes
725 | Amended, Bill No. 140487 (approved November 12, 2014). |
726 | |
727 | |
728 | |
729 | |
730 | Amended, Bill No. 161003-A (approved May 8, 2017). |
731 | |
732 | |
733 | Amended, Bill No. 210075 (approved March 29, 2021). |
734 | |
735 | |
736 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 130804 (approved December 18, 2013); amended, Bill No. 161003-A (approved May 8, 2017); amended, Bill No. 180169 (approved May 2, 2018); amended, Bill No. 210075 (approved March 29, 2021); amended, Bill No. 210078-A (approved April 28, 2021). |
737 | Amended, Bill No. 150264 (approved June 16, 2015). |
738 | |
739 | Amended, Bill No. 210075 (approved March 29, 2021). |
740 | Amended, Bill No. 210075 (approved March 29, 2021). |
741 | |
742 | |
743 | Amended, Bill No. 161003-A (approved May 8, 2017). |
744 | |
745 | Amended, Bill No. 120774-A (approved January 14, 2013); amended, Bill No. 130764 (approved December 18, 2013); amended, Bill No. 130804 (approved December 18, 2013); amended, Bill No. 150766 (approved December 8, 2015); amended, Bill No. 161003-A (approved May 8, 2017); amended, Bill No. 210075 (approved March 29, 2021); amended, Bill No. 210449 (approved July 1, 2021). |
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