1. R-1 zone. The purpose of the R-1 zone is to establish single-family neighborhoods which provide persons who reside therein a comfortable, healthy, safe, and pleasant environment.
2. R-2 zone. The purpose of the R-2 zone is to establish low- to medium-density residential neighborhoods which provide persons who reside therein a comfortable, healthy, safe, and pleasant environment.
3. R-M Zone. The purpose of the R-M Zone is to provide areas in the city for high-density residential development which provide persons who reside therein a comfortable, healthy, safe, and pleasant environment.

(Code 2023, § 10-10-1; Ord. No. 2017-54, 12-13-2017)

The provisions of this chapter shall apply to real property located in a residential zone as shown on the official zoning map.

(Code 2023, § 10-10-2; Ord. No. 2017-54, 12-13-2017)

Certain words and phrases in this chapter, including uses, are defined in HCC chapter 10-3.

(Code 2023, § 10-10-3; Ord. No. 2017-54, 12-13-2017)

1. Permitted and conditional uses. Permitted and conditional uses allowed in residential zones shall be as set forth on the table of uses in HCC chapter 10-16. Permitted and conditional uses are indicated by "P" or "C," respectively. Uses not permitted are indicated by an empty box.
2. Accessory uses. Permitted and conditional uses set forth in HCC chapter 10-16 on the table of uses shall be deemed to include accessory uses and activities customarily associated with and incidental and subordinate to a permitted or conditional use, subject to applicable provisions of this title.
3. Prohibited uses. Any use not shown on the table of uses shall be prohibited unless the community development director determines the use is substantially the same as a permitted or conditional use as provided in HCC 10-5-9.

(Code 2023, § 10-10-4; Ord. No. 2017-54, 12-13-2017)

The use and development of land located in residential zones shall be approved according to applicable administration and development review procedures set forth in HCC chapter 10-5.

(Code 2023, § 10-10-5; Ord. No. 2017-54, 12-13-2017)

1. Generally. The use and development of land located in residential zones shall conform to the standards set forth in this section and in HCC 10-10-7, chart 10-10, except as may be authorized by another provision of this title.
2. Accessory structure design. The front of any accessory structure and any additional portion of the structure viewable from a public street shall have materials and color similar to the primary dwelling. Buildings used for agricultural purposes, such as barns or other such buildings to house animals, and located in a zone which allows family food production, shall not be subject to this requirement.
3. Minimum zone area. All areas to be zoned R-2-10 or R-2-15 shall be at least 15 acres.
4. Dwelling group design criteria.
   1. All dwelling groups. The following requirements shall apply to all dwelling groups:
      1. The distance between principal buildings and the nearest perimeter lot line shall be at least 15 feet. The distance between the building and a public street shall be at least the front yard required in the zoning district; except, on corner lots, the side yard which faces on a public street shall be at least 20 feet.
      2. Access shall be provided by a private street or right-of-way from a public street; such private street or right-of-way shall be at least 20 feet wide for one or two rear dwelling units, and at least 30 feet wide for three or more dwelling units.
      3. No parking areas shall include any part of the required front yard or side yard adjacent to a street.
      4. Parking areas adjacent to residential uses shall be screened with a six-foot-high visual barrier.
      5. Entrances from a private development to a public street shall maintain a clear view, as described in HCC 10-29-51.
      6. Public access to the dwelling group shall be from a 60-foot or wider street.
      7. Front and side yards next to a public street shall be landscaped in accordance with applicable provisions of HCC chapter 10-23 and the following:
         1. A minimum of two trees per 1,000 square feet of the ground or main floor level.
         2. One shrub per six linear feet of building foundation. Shrubs may be grouped.
         3. Grass or other plantings installed in all areas not used for building, parking, walks or drives.
      8. A five-foot wide landscaped area shall be required between the drive and parking area adjacent to residential property lines. This area shall be planted with a minimum of one tree per 25 feet of linear landscaped area.
      9. Open space shall be provided on the site equal to 25 square feet per unit in the dwelling group.
      10. Exterior lighting shall be provided as follows:
          1. Each parking area shall be illuminated for safety by installing lighting fixtures which emit light at least equivalent to that of one 100 watt incandescent bulb per 100 feet in all directions.
          2. All lighting shall be shielded so as not to shine into surrounding residences.
      11. Residential structures proposed greater than one story adjacent to existing single- or two-family dwellings may add one additional floor to the height of the proposed structure for each additional 30-foot increase in rear yard or side yard greater than the 15-foot perimeter yard requirement.
      12. Buildings which face each other shall be separated by 50 feet or more. Buildings which side on another building shall be separated by 16 feet or more.
   2. R-2-10 and R-2-15 zones. The following additional requirements shall apply to dwelling groups in the R-2-10 and R-2-15 zones:
      1. The land on which the dwelling group will be erected shall have an area equal to the aggregate of the minimum lot areas otherwise required in the zone for the number of individual dwelling structures in the group.
      2. A minimum of two parking spaces shall be provided for each dwelling unit. Parking spaces and vehicular maneuvering areas shall meet city standards.
      3. On any public road where street lighting is not in place, lighting shall be provided at least equivalent to light produced by a 100 watt incandescent bulb per each 50 feet of frontage, or fraction thereof. Lighting is to be provided by a freestanding fixture in the yard space between the building and public street, or attached to the wall of the building which is not more than 30 feet from the street property line.
      4. Applications for each building higher than one story shall be evaluated on the basis of the proposed building height, mass, materials, spacing and privacy considerations. Harmony and compatibility with existing and future residential structures in the area shall also be evaluated.
   3. R-M Zone. The following additional requirements shall apply to dwelling groups in the R-M Zone:
      1. A minimum of two parking spaces shall be provided for each dwelling unit for units with less than three bedrooms and 2.4 spaces for units with three or more bedrooms. Additional stalls may be located in designated parking areas. Parking areas associated with a clubhouse or sales center shall have six spaces per 1,000 square feet. Parking spaces and vehicular maneuvering areas shall meet the requirements of HCC chapter 10-24.
      2. If a six-foot-high visual barrier fence is proposed in the yard next to a public street, the barrier shall be placed no closer than ten feet to the sidewalk.
      3. Brick, rock, or stone shall be used for the finish system on the front building façade and shall make up a minimum of 15 percent of the total area of the front façades of the complex. If the building incorporates a front porch across the entire front façade of the house, the brick, rock, or stone may be reduced to ten percent.
      4. Brick or stone shall be used on the front elevation to show significant masonry architectural detail in the form of vertical accents. However, other architectural details may be used in lieu of brick or stone, if approved by the city. Manufactured materials may be substituted for real stone products.
      5. The remainder of the front elevation may be finished with a combination of stucco, fiber cement material, or brick products. The use of vinyl and aluminum siding is prohibited.
      6. Building trim should be applied consistently with the architectural style of the home. Trim should be applied so that it adds dimension to the front façade.
      7. All finished materials used and their placement on the façade shall be indicated on the elevation rendering when submitted for review to the city.
      8. When living space is added above a garage, the front façade shall include windows and other treatments to avoid a large blank wall space above the garage doors.
      9. Driveway locations shall be selected to promote pedestrian friendly pathways.
5. Steep slopes.
   1. No development, including clearing, excavation and grading, is permitted where the slope exceeds 30 percent, except roads and trails. The entirety of any areas with slopes greater than 30 percent shall remain in natural private or public open space, except as expressly allowed in this section.
   2. Slopes over 30 percent may be part of a lot, but may not be included in the building envelope.
   3. Roads and other vehicular routes shall not cross slopes greater than 30 percent unless the planning commission determines:
      1. Appropriate engineering measures can be taken to minimize the impact of the cuts and fills, consistent with the purpose of this chapter; and
      2. The environment and aesthetics of the area will not be significantly affected.
   4. Roads shall not cross slopes over 30 percent without review by the planning commission. In no case shall roads cross slopes greater than 50 percent.

(Code 2023, § 10-10-6; Ord. No. 2017-54, 12-13-2017)

To the extent that use and development of land located in residential zones includes any matter governed by other applicable regulations set forth in this title, such regulations shall apply in addition to the requirements of this chapter.

CHART 10-10. RESIDENTIAL ZONE DEVELOPMENT STANDARDS

1. Minimum lot area and width.
   
   

   Zone	Lot Area	Lot Width
   R-1-10	10,000 sq. ft.	80 feet, at 25 feet from front lot line
   R-1-15	15,000 sq. ft.	80 feet, at 25 feet from front lot line
   R-1-21	21,780 sq. ft.	100 feet, at 25 feet from front lot line
   R-1-43	43,560 sq. ft. (1 acre)	100 feet, at 25 feet from front lot line
   R-2-10	None	65 feet, at 24 feet from front lot line 65 feet, at the front yard setback
   R-2-15
   R-M	None	None

2. Minimum yard for residential buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   		1 side yard: 8 feet	Single-family dwelling: 25 feet
   R-1-10	25 feet	Both side yards: 18 feet	Any portion of uncovered or covered patio or deck: 20 feet
   R-1-15		Corner lots: 20 feet from street
   		1 side yard: 10 feet
   R-1-21	25 feet	Both side yards: 20 feet	Same as above
   		Corner lots: 20 feet from street
   R-1-43	25 feet	15 feet	Same as above
   R-2-10	Determined with planned unit development approval	1 side yard: 20 feet
   R-2-15	Driveways: 24 feet from back of sidewalk; 10% maximum slope unless specifically engineered, but shall not exceed 20%	Both side yards: 40 feet
   	Determined with planned unit development approval	Corner lots: 20 feet from street	30 feet
   R-M	15 feet	Structures over 25 feet (both side yards): 20 feet plus 1 foot for each 2 feet above 25 feet

3. Minimum yard for buildings other than residential and accessory buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   R-1	30 feet	20 feet	30 feet
   R-2	40 feet	20 feet	40 feet
   R-M	40 feet	20 feet	40 feet

4. Maximum building height.
   
   

   Zone	Main Building
   R-1-10	35 feet
   R-1-15
   R-1-21	35 feet
   R-1-43
   R-2	35 feet
   R-M	35 feet

5. Maximum lot coverage.
   
   

   Zone	Lot Coverage
   R-M	None

6. Development density.
   
   

   Zone	Maximum	Minimum
   R-2-10	8 units per acre	None
   R-2-15	5.8 units per acre	None
   R-M	20 units per acre	9 units per acre

(Code 2023, § 10-10-7; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-03, 2-23-2022; Ord. No. 2023-14, exh. A(10-10-7), 7-12-2023)