(A) Residential uses. The residential uses defined below, including accessory buildings and uses are permitted in the districts indicated in Table 1 (§ 154.27), when complying with the requirements of the minimum lot and dwelling units in Table 2 (§ 154.28), subject also to the requirements of § 154.34 and the provisions of division (B) and (C) of this section.
(1) A single-family dwelling is a detached building designed for or occupied by one family exclusively.
(2) A two-family dwelling is a detached building designed for or occupied by two families. A duplex dwelling has one family unit above the other and a double dwelling has one family unit beside the other.
(3) A multi-family dwelling is a building designed for or occupied by three or more families exclusively for dwelling purposes.
(B) Residential requirements.
(1) Minimum lot size; residential uses. A lot on which a dwelling is erected or changed may not be smaller in area, in square feet per dwelling unit, than that prescribed for it in Table 2 of this section.
(2) Minimum lot width. A lot on which a dwelling is erected or changed may not be smaller in width in linear feet, than 100 feet, except when a sanitary sewer system and an approved public or community water supply system are installed and utilized by the dwelling, the minimum lot width may be reduced to 80 feet.
(3) Height of structures. Except as otherwise provided in this chapter, no residential structure shall exceed the height limits listed below:
Kind of Dwelling | R1 | R2 | R3 |
Single-family | 25 | 25 | 25 |
Two-family | 25 | 25 | |
Multi-family | 25 | 25 |
(4) Minimum yard size. The following are minimum yard sizes, except as otherwise provided in this chapter.
(a) Front yard. The minimum depth of front yard for a lot abutting a major arterial street is 60 feet. The minimum depth of front yard for a lot abutting a collector street is 40 feet. The minimum depth of front yard for a lot abutting a local access street is 25 feet.
(b) Rear yard. The minimum depth of rear yard for a single-family dwelling is 20 feet. The minimum depth of rear yard for two-family and multi-family dwellings is 15 feet.
(c) Side yard. The minimum width of each side yard for a single-family dwelling is 10% of the lot width. In no instance shall the width of each yard be less than eight feet nor need not be more than 25 feet. The minimum width of each side yard for a two-family or multiple family dwelling shall be 10% of the lot width but not less than eight feet.
(5) Minimum floor area; residential uses. No dwelling may be established, erected or changed so that its ground floor area, in square feet, is less than that prescribed by Table 2 of this section.
(6) Maximum lot coverage; residential uses. The residential buildings on a lot may not exceed in coverage the following percentages of total lot area:
Kind of Dwelling | R1 | R2 | R3 |
Single-family | 30 | 35 | 35 |
Two-family | 35 | 35 | |
Multi-family | 35 | 35 |
(7) Setbacks; vision clearance at intersections. At the intersection of each corner lot, the triangular space determined by the two lot lines at that corner and by a diagonal line connecting the two points on those lot lines that are 15 feet respectively from the corner shall be kept free of any obstruction to vision between the heights of three and 12 feet above the established grade.
(8) Aesthetic requirements.
(a) Siding material. Siding material used on residential dwelling units shall consist of any of the following: horizontal lap siding (wood, vinyl or aluminum); V-grooved tongue and groove siding; wood-grained vertical siding materials in a board and batten or reverse batten pattern; cedar or other wood shakes; stucco, brick; stibe or a combination of such siding materials, shall extend from the roof-line to the ground and completely enclose all under-floor space foundation.
(b) Roofing materials. Roofing materials used on the residential dwelling shall consist of the following: shingles, (asphalt, rubber or fiberglass) shakes, slate or tile materials.
(C) Other provisions. Other provisions for residential uses are as follows:
(1) Area and width. A single-family dwelling may be located on any lot in any district in which single-family dwellings are permitted if the lot was in single ownership or included in a subdivision which was of record in the office of the County Recorder at the time of passage of this chapter even though the lot does not have the minimum lot width or the minimum lot area specified for the district.
(2) Accessory buildings. Accessory buildings are not permitted prior to the erection of principal buildings. No accessory building shall be located closer to a side or corner lot line than three feet nor exceed 18 feet in height and, if detached from the principal building, shall be set back at least 75 feet from any street or highway right-of-way line.
(3) Accessory uses.
(a) Accessory uses such as utility installations, walks, driveways, curbs, retaining walls, mail boxes, name plates, lamp posts, bird baths and structures of a like nature are permitted in any required front, side or rear yard. Fences, lattice-work screens, hedges or walls may be located in a required side or rear yard when they do not exceed seven feet in height and in a required front yard when they do not exceed four feet in height. Provided, however, that nothing contained in this chapter shall prohibit the erection of a fence of any height in connection with an agricultural use. Trees, shrubs, flowers, or plants are permitted in any required front, side or rear yard, subject to vision clearance requirements. Fence set back 18" from property line for maintenance purpose.
(b) A fence may be constructed of wood, metal, masonry or other material commercially sold for such purposes. Electrified wire, barbed wire, razor wire and other similar types of wire which may be dangerous for human contact shall not permitted in any residential district except in conjunction with an agricultural use. If more than one type of material is used in the construction of a fence, the materials must be used in a consistent design or pattern for the entire length of the fence. Fences shall be of uniform height and width for their entire length, with the exception of support posts which may exceed the height of other parts of the fence by a maximum of one foot. Fence support posts shall be of uniform height over the entire length of the fence.
(4) Front yard.
(a) Where 25% or more of the lots in a block are occupied by buildings, the average setback of such buildings determines the dimension of the front yard in the block, however, if there are no other buildings within 330 feet of the proposed building in either direction, then the standard setback for the district shall apply.
(b) Front yard or building setback lines established in recorded subdivisions establish the dimension of front yards in such subdivisions, except when such building setback lines may be less restrictive as provided in § 154.03.
(c) On through and corner lots a front yard is required on each street.
(5) Projections into yards.
(a) Architectural features (cornice, eave, sill, canopy or similar feature) may extend or project into a required side yard not more than two inches for each one foot width of such side yard, and may extend or project into a required front or rear yard not more than 36 inches. Chimneys may project into any required yard not more than two feet, provided that the width of any side yard is not reduced to less than three feet thereby.
(b) An open platform or landing which does not extend above the level of the first floor of the building may extend or project into any required front or side yard not more than four feet or into any required rear yard not more than 25% of the required rear yard depth.
(6) Tapered yard. Where a reversed interior lot abuts a corner lot, or an alley separating such lots, an accessory building located on the rear lot line of a corner lot shall set back from the side street as far as the dwelling on the reverse interior lot. For each foot that such accessory building is placed from the rear line toward the front line of the corner lot, the accessory building may be set four inches closer to the side street line, but in no case closer than five feet.
(7) Height. In the districts limiting height to 25 feet, a multi-family dwelling may be increased in height, not to exceed 35 feet provided the required side yards are increased an additional two feet for each foot such structure exceeds 25 feet in height.
Table 2 | |||
Kind of Dwelling | Lot Area in Square Feet Per Dwelling Unit | ||
R1 | R2 | R3 | |
Table 2 | |||
Kind of Dwelling | Lot Area in Square Feet Per Dwelling Unit | ||
R1 | R2 | R3 | |
Single-family dwelling where no utility systems are installed | 16,000 | 16,000 | 16,000 |
Single-family dwelling where a sanitary system is installed and utilized | 14,000 | 12,000 | 10,000 |
Single-family dwelling where an approved public water supply is installed and utilized | 14,000 | 12,000 | 10,000 |
Single-family dwelling where both sanitary and water systems are installed and utilized | 12,000 | 11,000 | 9,000 |
Medium density multi-family where no utility systems are installed | 10,000 | 10,000 | |
Medium density multi-family where a sanitary system is installed and utilized | 8,500 | 7,500 | |
Medium density multi-family where an approved public water supply is installed and utilized | 9,000 | 8,000 | |
Medium density multi-family where both sanitary and water systems are installed and utilized | 8,000 | 6,500 | |
Urban density multi-family dwelling where no utility systems are installed | 7,000 | ||
Urban density multi-family dwelling where a sanitary system is installed and utilized | 5,500 | ||
Urban density multi-family dwelling where an approved public water supply is installed and utilized | 5,500 | ||
Urban density multi-family dwelling where both sanitary and water systems are installed and utilized | 4,000 | ||
Table 2A Ground Floor Area in Square Feet, Per Dwelling Unit | |||
Kind of Dwelling | R1 | R2 | R3 |
Table 2A Ground Floor Area in Square Feet, Per Dwelling Unit | |||
Kind of Dwelling | R1 | R2 | R3 |
One-story dwellings | |||
Single-family | 1,200 | 960 | 960 |
Two-family | 960 | 960 | |
Multi-family | (Same as two-family for first two dwelling units plus 400 square feet living area per each additional dwelling unit) | ||
More than one-story dwellings | |||
Single-family | 900(1) | 800(2) | 720(3) |
Two-family | 800(2) | 720(3) | |
Multi-family | (Same as two-family for first two dwelling units plus 400 square feet living area per each additional dwelling unit) | ||
(1) Not less than 1,350 square feet total for 1st and 2nd floors (2) Not less than 1,200 square feet total for 1st and 2nd floors (3) Not less than 1,100 square feet total for 1st and 2nd floors | |||
(Ord. 480, passed 11-16-1970; Ord. 93-596, passed 7-26-1993; Ord. 95-611, passed 10-4-1995)