A. Intent:
1. The following sections designate the appropriate form and scale (and therefore, character) of residential development. This framework will allow for a common understanding of development characteristics present in residential uses of and promote appropriate transition of different intensities within the City.
2. Building form regulations are a set of design regulations for controlling building types and how they impact the public realm and the character of the City. Building form regulations can control such things as: the mass of building; unit arrangement; the visibility and accessibility of building entrances and public space along with certain accessory elements such as garages.
3. Zoning district compatibility requirements designate that the intensity of any proposed residential development will be compatible with other existing residential development in the area. Compatibility requirements compare the density of the proposed development with the surrounding developed properties and place controls on density or building form to assure appropriate intensity transitioning.
B. Building Type:
1. Single Family Detached (SF-D): Unit arrangements: no attachment.
a. Standard lots: One dwelling unit per lot. Lot shall meet the minimum bulk regulations for the respective single family zoning district.
(1) Typical property regime: Ownership of unit structure and real property. May have common property providing storm water management or buffering requirements. Maintenance and management of common property provided by an association.
b. Footprint lots: One dwelling unit per footprint lot, multiple footprint lots are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regime: Ownership of unit structure and real property. Will have common property providing services to units (i.e., utilities, access, storm water management or buffering requirements). Maintenance and management of common areas provided by an association.
(2) Will require review and approval of a site plan.
Zoning: | Ag/OS | RE | RS | R-1 | SF-CR | SF-VJ | MH | RM | RH |
Single-family detached (SF-D) | P | P | P | P | P | P |
2. Multi Family Detached (MF-D): Unit arrangements: no attachment.
a. Footprint lots: One dwelling unit per footprint lot, multiple footprint lots are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regime: Ownership of unit structure and real property. Will have common property providing services to units (i.e., utilities, access), storm water management or buffering requirements. Maintenance and management of common areas provided by an association.
b. No real property associated with unit: Multiple dwellings are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regimes: Separate ownership of just the unit envelopes and common property, or one owner of all buildings and common property, will have common property providing services to units (i.e., utilities, access), storm water management or buffering requirements. Maintenance and management of common areas and possibly the dwelling units provided by an association or property manager.
Zoning: | Ag/OS | RE | RS | R-1 | SF-CR | SF-VJ | MH | RM | RH |
Multi-family detached (MF-D) | P | P |
3. Multi Family Attached Horizontal (MF-AH): Unit arrangements: units are attached only horizontal, no stacked units. Units may be attached along side walls or attached along the side and rear wall.
a. Footprint lots: One dwelling unit per footprint lot, multiple dwellings are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regime: Ownership of unit structure and real property. Will have common property providing services to units (i.e., utilities, access), storm water management or buffering requirements. Maintenance and management of common areas provided by an association.
b. No real property associated with unit: Multiple dwellings are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regimes: Separate ownership of just the unit envelopes and common property or one owner of all buildings and common property. Will have common property providing services to units (i.e., utilities, access), storm water management or buffering requirements. Maintenance and management of common areas and possibly the dwelling units provided by an association or property manager.
Zoning: | Ag/OS | RE | RS | R-1 | SF-CR | SF-VJ | MH | RM | RH |
Multi-family attached horizontal (MF-AH) | P | P |
4. Multi Family Attached Vertical (MF-AH): Unit arrangements: units are attached vertically and may be attached horizontally.
a. No real property associated with unit: Multiple dwellings are allowed within the common property. Density of units within the common property must meet allowed density of the respective zoning district.
(1) Typical property regimes: Separate ownership of just the unit envelopes and common property or one owner of all buildings and common property. Will have common property providing services to units (i.e., utilities, access) storm water management or buffering requirements. Maintenance and management of common areas and possibly the dwelling units provided by an association or property manager.
Zoning: | Ag/OS | RE | RS | R-1 | SF-CR | SF-VJ | MH | RM | RH |
Multi-family attached vertical (MF-AV) | P | P |
C. Zoning District Compatibility and Transitioning:
1. Transition of Densities: To assure an appropriate transition in lot sizes or densities with other existing residential development in the area, any residential development proposed for review and approval after the effective date hear of shall meet the follow requirements:
a. The density of multi-family developments should not differ more than fifty percent (50%) from the average density of the developed properties within two hundred feet (200') of the subject property.
b. Developed properties are defined as those properties that are zoned residential and platted as a detached unit residential subdivision prior to the subject property obtaining Final Plat or Site Plan Permit approval.
c. Proposed development that will not meet the density transition guidelines as noted above, shall mitigate the impact of the development by transitioning the building form within the development as noted below:
2. Transition of Building Form: To assure compatibility of residential developments that do not meet the density transition noted above, the number of units per building, length of the building and the number of stories per building will be restricted according to the following:
a. Applicability - Building Mass Buffer will apply as follows:
(1) Will apply to Medium or High Density Residentially zoned properties with plat or site plan permits approved after October 19, 2012.
(2) Will not apply to any property with a PUD in existence prior to October 19, 2012.
(3) Will not apply along an adjacent property when a developing property modifies their zoning classification prior to development of the adjacent property that then triggers the need for the building mass buffer.
b. Multi Family Zoning Districts - Building Mass Buffer: one hundred fifty (150) feet from any adjacent developed property where the proposed development cannot meet the density transition as provided in Sub Section C1a of this section.
(1) Buffer is measured from the lower density property line and includes the ROW if a street separates the subject properties.
(2) Buffer will overlay any required setbacks, landscape buffer park or easements on the property.
c. Restrictions - Within the Building Mass Buffer, the following shall apply:
(1) No more than six (6) attached units per building.
(2) No more than two (2) stories in height.
(3) Maximum building length (measured from foundation of parallel walls of greatest distance apart):
(A) Residential Buildings - Maximum length of one hundred and sixty (160) feet.
(B) Garage Buildings - Maximum length of one hundred (100) feet.
(4) For every eight (8) garage bays, there must be a total garage building separation of no less than twenty (20) feet.
(5) The above restrictions apply to the entirety of any building located fully or partially within the Building Mass Buffer.
3. Transition to Existing Context: To assure compatibility of new construction within already developed single family residential developments, the size of the proposed buildings will be restricted according to the following:
a. Applicability: Context transition buffer requirements will apply as follows:
(1) Will apply to Single Family Residentially zoned properties with proposed development that is required to obtain site plan permits.
(2) Will not apply to any property with a PUD in existence prior to May 10, 2019.
(3) Will not apply for the length of the contiguous property line that is adjacent to undeveloped property or property developed in non-single family uses.
(4) The City Council reserves the right to waive or modify to a lesser restriction any provision or requirement of the context transition buffer, provided said waiver or modification does not adversely affect the intent of these regulations to adequately safeguard the general public and surrounding property.
b. Single Family Zoning Districts; Context Transition: One hundred fifty feet (150') from any adjacent single family developed property.
(1) Buffer is measured from the adjacent property line and includes the ROW if a street separates the subject properties.
(2) Buffer will overlay any required setbacks, landscape buffer park or easements on the property.
(3) Should the property be subject to buffer areas that overlap, the minimum and maximum size requirements generated by those separate buffers can be averaged to determine the restrictions for the areas of the property containing the overlapping buffers.
(4) In the situation where a property modifies their zoning classification to Single Family zoning, any adjacent Single Family zoned property would not be required to comply with the buffer regulations just because of the change in zoning designation of the adjacent property.
c. Restrictions: Within the context transition buffer, the following shall apply:
(1) Total above grade floor area of each dwelling (including vehicle storage) within the buffer shall be no smaller than seventy five percent (75%) of the average above grade floor area (including vehicle storage) of the dwelling(s) contained in the directly adjacent property.
(2) Total above grade floor area of each dwelling (including vehicle storage) within the buffer shall be no larger than one hundred fifty percent (150%) of the average above grade floor area (including vehicle storage) of the dwelling(s) contained in the directly adjacent property.
(3) The above restrictions apply to the entirety of any building located fully or partially within the context transition buffer. (Ord. 1961, 10-15-2012; amd. Ord. 2344, 2-19-2019; Ord. 2357, 5-6-2019; Ord. 2358, 5-6-2019; Ord. 2514, 5-2-2022)