Johnston City Zoning Code
CHAPTER 168
RESIDENTIAL ZONING DISTRICTS
168.01 APPLICATION
The restrictions, regulations, standards and guidelines in this Chapter for land use and development shall apply to the following zoning districts within the City:
| R-E | Residential Estates District |
| R-1(100) | Large Lot Residential District |
| R-1(75) | Medium Lot Residential District |
| R-1(60) | Small Lot Residential District |
| R-2 | Low Density Mixed Residential District |
| R-3 | Medium Density Mixed Residential District |
| R-4 | High Density Mixed Residential District |
| R-5 | Manufactured Home Community District |
Effective on: 5/1/2023
168.02 DISTRICT INTENTS
The following statements specify the intents of the zoning districts established to regulate areas of the City considered appropriate for residential uses:
- 1.Residential Estates District. The intent of the R-E District is it provide for the development of residential uses on large lots that will have limited public services and to permit limited agricultural land uses with these residential uses in those portions of the City where they are appropriate.
- 2.Large Lot Residential District. The intent of the R-1 (100) District is to establish, preserve, and enhance neighborhoods with detached single-unit dwellings on large lots.
- 3.Medium Lot Residential District. The intent of the R-1 (75) District is to establish, preserve, and enhance neighborhoods with predominately detached single-unit dwellings, as well as two-unit dwellings, on medium and large lots.
- 4.Small Lot Residential District. The intent of the R-1 (60) District is to establish, preserve, and enhance neighborhoods with predominately single-unit dwellings, as well as other housing types that are compatible with the scale of a single-unit dwelling, on a variety of lot sizes.
- 5.Low Density Mixed Residential District. The intent of the R-2 District is to establish, preserve, and enhance neighborhoods that accommodate a mix of small lot single-unit dwellings, two- to four-unit dwellings, and small townhouse developments.
- 6.Medium Density Mixed Residential District. The intent of the R-3 District is intended to establish, preserve, and enhance neighborhoods that accommodate a mix of medium density housing types, including two- to four-unit dwellings, townhouse buildings, and small apartment buildings.
- 7.High Density Mixed Residential District. The intent of the R-4 District is to establish, preserve, and enhance neighborhoods that accommodate a mix of townhouse and apartment buildings.
- 8.Manufactured Home Community Residential District. The intent of the R-5 District is to establish, preserve, and enhance neighborhoods comprised of manufactured homes.
Effective on: 5/1/2023
168.03 USE REGULATIONS
1.
General Provisions
- A.When a property is located within the boundaries of one (1) or more overlay districts, the most restrictive use provision among the overlay and base zoning districts shall apply.
- B.All uses are subject to any other applicable provision of this Zoning Ordinance and any other chapter of this Code of Ordinances including but not limited to the following:
- 1.Off-Street Parking and Loading. See CHAPTER 180.
- 2.
- 3.Buffer requirements. See CHAPTER 182.
- 4.Architectural standards. See CHAPTER 185.
- 5.Sign regulations. See CHAPTER 187.
- 6.Site Plan requirements. See CHAPTER 190.
2.
Use Tables
- A.Table 168.1 Principal Uses and Table 168.2 Accessory Uses list land uses and indicate whether they are permitted, permitted with standards, permitted with site plan review, special, temporary, or prohibited in each zoning district. The tables also include references to whether additional use specific standards are applicable to that use. The following definitions shall be referenced when using Tables 168.1 and 168.2:
- 1.Permitted Use - a “P” in a cell of the use table indicates that the land use is allowed by right in the zoning district.
- 2.
- 3.Site Plan Review – an “SPR” in a cell of the use table indicates that the land use is allowed in the zoning district only upon approval of a Site Plan Review as described in CHAPTER 190 LAND USE PROCEDURES and in compliance with any use-specific standards identified in Chapters 176 and 177.
- 4.Special Use – an “S” in a cell of the use table indicates that the land use is allowed in the zoning district only upon approval of a Special Use Permit as described in CHAPTER 190 LAND USE PROCEDURES and in compliance with any use-specific standards identified in Chapters 176 and 177.
- 5.Temporary Use – a “T” in the cell of the use table indicates that the land use is a temporary use. These uses are regulated by the procedures and standards listed in CHAPTER 178 TEMPORARY USES.
- 6.Prohibited Use – a blank cell in the use table indicates that the land use is prohibited in that zoning district.
- B.In the event a proposed use is not listed in the use table, the Zoning Administrator shall make a determination if the use is consistent by type, intensity, physical characteristics, style, size, and purpose with any use listed in Tables 168.1 and 168.2.
- 1.If found to be consistent with a listed use, the proposed use shall be treated the same as the listed use.
- 2.If the proposed use is not found to be consistent with any listed use, the Council, Planning and Zoning Commission, or property owner may request an amendment to this Chapter to provide for the proposed use.
- C.Table 168.1 Principal Uses
- D.Table 168.2 Accessory Uses
Effective on: 5/1/2023
168.04 LOT DIMENSIONS
1.
All lot dimension standards listed in this Section are subject to the exemptions listed in CHAPTER 167 Introduction to Zoning Districts.
2.
| Table 168.3 Lot Dimensions: R-E, R-1, R-2 | |||
|---|---|---|---|
| Zoning District | Use | Lot Width Minimum1 (feet) [for two units on one lot] | Lot Area Minimum1 (sq. ft.) [for two units on one lot] |
| R-E | Single Unit | 225 | 3 acres |
| All other uses | 100 | 20,000 | |
| R-1(100) | Single Unit | 100 | 15,000 |
| All other uses | 100 | 20,000 | |
| R-1(75) | Single Unit | 75 | 9,400 |
| 2 Unit (Duplex Vertical) | 75 | 9,400 | |
| 2 Unit (Duplex Horizontal) | 100 | 12,500 | |
| 2 Unit Attached (Twinhome) | 50 [100] | 6,250 [12,500] | |
| All other uses | 100 | 20,000 | |
| R-1(60) | Single Unit | 60 | 7,500 |
| 2 Unit (Duplex Vertical) | 60 | 7,500 | |
| 2 Unit (Duplex Horizontal) | 90 | 11,500 | |
| 2 Unit Attached (Twinhome) | 45 [90] | 5,750 [11,500] | |
| All other uses | 100 | 20,000 | |
| R-2 | Single Unit | 50 | 6,300 |
| 2 Unit (Duplex Vertical) | 50 | 6,300 | |
| 2 Unit (Duplex Horizontal) | 80 | 10,000 | |
| 2 Unit Attached (Twinhome) | 40 [80] | 5,000 [10,000] | |
| 3 or 4 Unit (Tri/Quad) | 100 | 12,500 | |
| Small Townhouse, individual middle lot | 20 | 2,500 | |
| Small Townhouse, individual end lot | 30 | 3,750 | |
| All other uses | 100 | 20,000 | |
Notes:
| |||
| Table 168.3 Lot Dimensions: R-E, R-1, R-2 | |||
|---|---|---|---|
| Zoning District | Use | Lot Width Minimum1 (feet) [for two units on one lot] | Lot Area Minimum1 (sq. ft.) [for two units on one lot] |
| R-E | Single Unit | 225 | 3 acres |
| All other uses | 100 | 20,000 | |
| R-1(100) | Single Unit | 100 | 15,000 |
| All other uses | 100 | 20,000 | |
| R-1(75) | Single Unit | 75 | 9,400 |
| 2 Unit (Duplex Vertical) | 75 | 9,400 | |
| 2 Unit (Duplex Horizontal) | 100 | 12,500 | |
| 2 Unit Attached (Twinhome) | 50 [100] | 6,250 [12,500] | |
| All other uses | 100 | 20,000 | |
| R-1(60) | Single Unit | 60 | 7,500 |
| 2 Unit (Duplex Vertical) | 60 | 7,500 | |
| 2 Unit (Duplex Horizontal) | 90 | 11,500 | |
| 2 Unit Attached (Twinhome) | 45 [90] | 5,750 [11,500] | |
| All other uses | 100 | 20,000 | |
| R-2 | Single Unit | 50 | 6,300 |
| 2 Unit (Duplex Vertical) | 50 | 6,300 | |
| 2 Unit (Duplex Horizontal) | 80 | 10,000 | |
| 2 Unit Attached (Twinhome) | 40 [80] | 5,000 [10,000] | |
| 3 or 4 Unit (Tri/Quad) | 100 | 12,500 | |
| Small Townhouse, individual middle lot | 20 | 2,500 | |
| Small Townhouse, individual end lot | 30 | 3,750 | |
| All other uses | 100 | 20,000 | |
Notes:
| |||
- 3.Table 168.4 establishes the minimum lot area and lot width requirements for the R-3, R-4 and R-5 zoning districts.
| Table 168.4 Lot Dimensions: R-3, R-4, R-5 | |||
|---|---|---|---|
| Zoning District | Use | Lot Width Minimum1 (feet) [for two units on same lot] | Lot Area Minimum1 (sq. ft.) [for two units on same lot] |
| R-3 | 2 Unit (Duplex Vertical) | 50 | 6,300 |
| 2 Unit (Duplex Horizontal) | 80 | 10,000 | |
| 2 Unit Attached (Twinhome) | 40 [80] | 5,000 [10,000] | |
| 3 or 4 Unit (Tri/Quad) | 100 | 12,500 | |
| Small Townhouse, middle lot | 20 | 2,500 | |
| Small Townhouse, end lot | 30 | 3,750 | |
| Large Townhouse, middle lot | 20 | 2,500 | |
| Large Townhouse, end lot | 35 | 4,400 | |
| Small Apartment (5 to 12 units) | 100 | 4,000 sq. ft. Per Unit | |
| All other uses | 100 | 20,000 | |
| R-4 | Small Townhouse, middle lot | 20 | 2,500 |
| Small Townhouse, end lot | 30 | 3,750 | |
| Large Townhouse, middle lot | 20 | 2,500 | |
| Large Townhouse, end lot | 35 | 4,400 | |
| Small Apartment (5 to 12 units) | 100 | 2,000 sq. ft. Per Unit | |
| Large Apartment (13+ units) | 125 | 2,000 sq. ft. Per Unit | |
| All other uses | 100 | 20,000 | |
| R-5 | Manufactured Home Community | 50 | 200,000 |
| Mobile Home Park | 50 | 200,000 | |
Notes:
| |||
| Table 168.4 Lot Dimensions: R-3, R-4, R-5 | |||
|---|---|---|---|
| Zoning District | Use | Lot Width Minimum1 (feet) [for two units on same lot] | Lot Area Minimum1 (sq. ft.) [for two units on same lot] |
| R-3 | 2 Unit (Duplex Vertical) | 50 | 6,300 |
| 2 Unit (Duplex Horizontal) | 80 | 10,000 | |
| 2 Unit Attached (Twinhome) | 40 [80] | 5,000 [10,000] | |
| 3 or 4 Unit (Tri/Quad) | 100 | 12,500 | |
| Small Townhouse, middle lot | 20 | 2,500 | |
| Small Townhouse, end lot | 30 | 3,750 | |
| Large Townhouse, middle lot | 20 | 2,500 | |
| Large Townhouse, end lot | 35 | 4,400 | |
| Small Apartment (5 to 12 units) | 100 | 4,000 sq. ft. Per Unit | |
| All other uses | 100 | 20,000 | |
| R-4 | Small Townhouse, middle lot | 20 | 2,500 |
| Small Townhouse, end lot | 30 | 3,750 | |
| Large Townhouse, middle lot | 20 | 2,500 | |
| Large Townhouse, end lot | 35 | 4,400 | |
| Small Apartment (5 to 12 units) | 100 | 2,000 sq. ft. Per Unit | |
| Large Apartment (13+ units) | 125 | 2,000 sq. ft. Per Unit | |
| All other uses | 100 | 20,000 | |
| R-5 | Manufactured Home Community | 50 | 200,000 |
| Mobile Home Park | 50 | 200,000 | |
Notes:
| |||
Effective on: 5/1/2023
168.05 SITE DIMENSIONS
1.
All site dimension standards listed in this Section are subject to the exceptions specified in CHAPTER 167 Introduction to Zoning Districts.
2.
Table 168.5 establishes the minimum site dimension standards for the R-E, R-1, and R-2 zoning districts. Setbacks for any use not listed shall be the most restrictive of the district.
| Table 168.5 Site Dimensions: R-E, R-1, R-2 | ||||||
|---|---|---|---|---|---|---|
| Residential District | Use | Front Yard Setback Minimum (feet) | Rear Yard Setback Minimum (feet) | Side Interior Yard Setback Minimum1 (feet) | Side Corner Yard Setback Minimum1 (feet) | Building Height Maximum (feet) |
| R-E | Single Unit | 50 | 50 | 15 | 30 | 35 |
| R-1(100) | Single Unit | 40 | 40 | 10 | 30 | 35 |
| R-1(75) | Single Unit | 35 | 35 | 8 | 25 | 35 |
| 2 Unit (Duplex) | ||||||
| 2 Unit Attached (Twinhome) | ||||||
| R-1(60) | Single Unit | 30 | 30 | 7 | 22 | 35 |
| 2 Unit (Duplex) | ||||||
| 2 Unit Attached (Twinhome) | ||||||
| R-2 | Single Unit | 30 | 30 | 7 | 22 | 35 |
| 2 Unit (Duplex) | 30 ft. public street, 20 ft. private road | 7 | 22 | |||
| 2 Unit Attached (Twinhome) | 7 | 22 | ||||
| 3 or 4 Unit (Tri/Quad) | 10 | 22 | ||||
| Small Townhouse, middle lot | 0 | N/A | ||||
| Small Townhouse, end lot | 10 one side | 22 | ||||
Note:
| ||||||
| Table 168.5 Site Dimensions: R-E, R-1, R-2 | ||||||
|---|---|---|---|---|---|---|
| Residential District | Use | Front Yard Setback Minimum (feet) | Rear Yard Setback Minimum (feet) | Side Interior Yard Setback Minimum1 (feet) | Side Corner Yard Setback Minimum1 (feet) | Building Height Maximum (feet) |
| R-E | Single Unit | 50 | 50 | 15 | 30 | 35 |
| R-1(100) | Single Unit | 40 | 40 | 10 | 30 | 35 |
| R-1(75) | Single Unit | 35 | 35 | 8 | 25 | 35 |
| 2 Unit (Duplex) | ||||||
| 2 Unit Attached (Twinhome) | ||||||
| R-1(60) | Single Unit | 30 | 30 | 7 | 22 | 35 |
| 2 Unit (Duplex) | ||||||
| 2 Unit Attached (Twinhome) | ||||||
| R-2 | Single Unit | 30 | 30 | 7 | 22 | 35 |
| 2 Unit (Duplex) | 30 ft. public street, 20 ft. private road | 7 | 22 | |||
| 2 Unit Attached (Twinhome) | 7 | 22 | ||||
| 3 or 4 Unit (Tri/Quad) | 10 | 22 | ||||
| Small Townhouse, middle lot | 0 | N/A | ||||
| Small Townhouse, end lot | 10 one side | 22 | ||||
Note:
| ||||||
- 3.Table 168.6 establishes the minimum site dimension standards for the R-3, R-4, and R-5 zoning districts.
| Table 168.6 Site Dimensions: R-3, R-4, R-5 | |||
|---|---|---|---|
| R-3 District | R-4 District | R-5 District | |
| Front Setback (min.)1 | |||
| Public Street | 25 ft. | 20 ft. | 25 ft. |
| Private Road | 20 ft. | 20 ft. | Not allowed |
| Project Perimeter Setback (min.)2 | |||
| Adjacent to R-E, R-1, R-2 | 20 ft. | 20 ft. | 40 ft. |
| Adjacent to R-3, R-4 | 20 ft. | 10 ft. | 40 ft. |
| Adjacent to other districts | 20 ft. | 20 ft. | 40 ft. |
| Corner Side Setback (min.)1 | 18 ft. | 15 ft. | 18 ft. |
| Separation Between Buildings (min.) | 0 ft.3 | 0 ft.3 | 20 ft. between individual homes |
| Building Height (max.) | 35 ft. or 3 stories, whichever is less | 50 ft. or 4 stories, whichever is less | 35 ft. or 3 stories, whichever is less |
Notes:
| |||
| Table 168.6 Site Dimensions: R-3, R-4, R-5 | |||
|---|---|---|---|
| R-3 District | R-4 District | R-5 District | |
| Front Setback (min.)1 | |||
| Public Street | 25 ft. | 20 ft. | 25 ft. |
| Private Road | 20 ft. | 20 ft. | Not allowed |
| Project Perimeter Setback (min.)2 | |||
| Adjacent to R-E, R-1, R-2 | 20 ft. | 20 ft. | 40 ft. |
| Adjacent to R-3, R-4 | 20 ft. | 10 ft. | 40 ft. |
| Adjacent to other districts | 20 ft. | 20 ft. | 40 ft. |
| Corner Side Setback (min.)1 | 18 ft. | 15 ft. | 18 ft. |
| Separation Between Buildings (min.) | 0 ft.3 | 0 ft.3 | 20 ft. between individual homes |
| Building Height (max.) | 35 ft. or 3 stories, whichever is less | 50 ft. or 4 stories, whichever is less | 35 ft. or 3 stories, whichever is less |
Notes:
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Effective on: 5/1/2023