Lyon County Unincorporated
City Zoning Code

   A.   Purpose: This zone is intended for the development of single- family type homes in suburban fringe and rural settings with a minimum lot size of two (2) net acres. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The SR-2 Zone implements the low density residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

   F.   Miscellaneous Requirements:

      1.   Accessory dwelling units of no more than one unit per two (2) gross acres are permitted subject to the following limitations:

         a.   Accessory dwelling units shall not exceed one thousand one hundred (1,100) square feet or fifty percent (50%) of the primary residence’s livable space, whichever is less.

         b.   Each dwelling unit shall be served by an individual well and septic system.

         c.   Each dwelling unit shall be separated by no less than fifty feet (50').

         d.   Accessory dwelling units shall not be entitled to additional accessory dwelling units.

         e.   Accessory dwelling units shall comply with the performance based standards contained in section 15.335.03 A.1. of this title. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   Purpose: This zone is intended for the development of single- family units in suburban fringe and rural settings with a minimum lot size of one net acre, and a maximum density of one unit per gross acre. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The SR-1 Zone implements the low density residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

   F.   Miscellaneous Requirements:

      1.   Accessory dwelling units of no more than one unit per one gross acre are permitted subject to the following limitations:

         a.   Accessory dwelling units shall not exceed one thousand one hundred (1,100) square feet or fifty percent (50%) of the primary residence’s livable space, whichever is less.

         b.   Each dwelling unit shall be served by an individual well and septic system or if available by Municipal water and sewer.

         c.   Each dwelling unit shall be separated by no less than fifty feet (50').

         d.   Accessory dwelling units shall not be entitled to additional accessory dwelling units.

         e.   Accessory dwelling units shall comply with the performance based standards contained in section 15.335.03 A.1. of this title. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   Purpose: This zone is intended for the development of a variety of single-family unit types in a suburban setting in close proximity to neighborhood service centers that include commercial, social, recreational, and civic services, with a minimum lot size of one-half (1/2) net acre, and a maximum density of two (2) units per gross acre. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The SR-1/2 Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

   F.   Miscellaneous Requirements:

      1.   Accessory dwelling units of no more than one unit per one-half (1/2) gross acre are permitted subject to the following limitations:

         a.   Accessory dwelling units shall not exceed one thousand one hundred (1,100) square feet or fifty percent (50%) of the primary residence’s livable space, whichever is less.

         b.   Each dwelling unit shall be served by Municipal water and sewer systems.

         c.   Each dwelling unit shall be separated by no less than fifty feet (50').

         d.   Accessory dwelling units shall not be entitled to additional accessory dwelling units.

         e.   Accessory dwelling units shall comply with the performance based standards contained in section 15.335.03 A.1. of this title. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   Purpose: This zone is intended for the development of a variety of single-family unit types in a suburban setting in close proximity to neighborhood service centers that include commercial, social, recreational, and civic services, with a minimum lot size of twelve thousand (12,000) square feet, and a maximum density of 3.63 units per gross acre. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The SR-12000 Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

HD1 - In Historic Districts new construction on existing, legal non-conforming lots shall maintain a minimum five foot (5') setback to the foundation/stem wall from all property lines. Existing and/or historic structures from the date of this title enactment shall be allowed to use the existing distances from building walls to the property lines, so long as they are not encroaching on a neighboring property or right-of-way.

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

HD2 - In Historic Districts, lots that are less than the lot street frontage width and average lot width shall not be considered non-conforming so long as they were legally established prior to the enactment of this title.

   F.   Miscellaneous Requirements:

      1.   Accessory dwelling units of no more than one unit per twelve thousand (12,000) square feet gross are permitted subject to the following limitations:

         a.   Accessory dwelling units shall not exceed one thousand one hundred (1,100) square feet or fifty percent (50%) of the primary residence’s livable space, whichever is less.

         b.   Each dwelling unit shall be served by a municipal water and sewer system.

         c.   Each dwelling unit shall be separated by no less than fifty feet (50').

         d.   Accessory dwelling units shall not be entitled to additional accessory dwelling units.

         e.   Accessory dwelling units shall comply with the performance based standards contained in section 15.335.03 A.1. of this title. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   Purpose: This zone is intended for the development of a variety of single-family unit types in a traditional town or suburban settings located near major transportation facilities, supporting commercial and commercial mixed-uses, civic uses, and parks with a minimum lot size of nine thousand (9,000) square feet and a maximum density of 4.84 units per gross acre. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The SR-9000 Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

HD1 - In Historic Districts new construction on existing, legal non-conforming lots shall maintain a minimum five foot (5') setback from the foundation/stem wall to all property lines. Existing and/or historic structures from the date of this title enactment shall be allowed to use the existing distances from building walls to the property lines, so long as they are not encroaching on a neighboring property or right-of-way.

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

HD2 - In Historic Districts, lots that are less than the lot street frontage width and average lot width shall not be considered non-conforming so long as they were legally established prior to the enactment of this title.

   F.   Miscellaneous Requirements:

      1.   Zero lot-line housing development in conformance to the provisions of chapter 346 of this title is permitted.

      2.   Alley loaded housing development in conformance to the provisions of chapter 347 of this title is permitted. (Ord. 603, 11-1-2018)

   A.   Purpose: This zone is intended for the development of a variety of single-family attached and detached units in a traditional town or commercial mixed-use setting with a minimum lot size of four thousand five hundred (4,500) square feet and a maximum density of 9.68 units per gross acre. Unless otherwise specified in this title, no more than one primary residence per parcel is permitted in this zoning district. The NR Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Limitations: The minimum lots size in Neighborhood Residential is 9,000 square foot minimum, unless one or more of the following conditions is met:

      1.   Existing and new development within the Silver City community boundary for parcels less than 9,000 square feet in size;

      2.   Existing and new development in that portion of Dayton located within the Comstock Historic District for parcels less than 9,000 square feet in size;

      3.   Property within the unincorporated area of Lyon County already having an NR-1 zoning designation (which would utilize the NR land use and development standards per the Exhibit A - Zoning Consistency Matrix adopted with Title 15 by the Board of Commissioners on November 18, 2018);

      4.   Those parcels zoned NR (Neighborhood Residential - 4,500 square foot minimum) as of May 7, 2021;

      5.   As a template for small lot subdivision development standards within a new Planned Unit Development application.

      6.   Property within the unincorporated area of Lyon County which has a vested development right for residential lots smaller than 9,000 square feet, such as an approved specific plan.

Building Placement Requirements:

 

 

HD1 - In Historic Districts new construction on existing, legal non-conforming lots shall maintain a minimum five foot (5') setback from the foundation/stem wall to all property lines. Existing and/or historic structures from the date of this title enactment shall be allowed to use the existing distances from building walls to the property lines, so long as they are not encroaching on a neighboring property or right-of-way.

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

HD2 - In Historic Districts, lots that are less than the lot street frontage width and average lot width shall not be considered non-conforming so long as they were legally established prior to the enactment of this title.

   F.   Miscellaneous Requirements:

      1.   Duplex development in conformance with the provisions of chapter 342 of this title is permitted subject to the following:

         a.   Minimum lot size shall be no less than eight thousand (8,000) square feet.

      2.   Townhouse development in conformance to the provisions of chapter 345 of this title is permitted subject to the following:

         a.   No fewer than three (3) units per structure shall be permitted per development site.

      3.   Zero lot-line housing development in conformance to the provisions of chapter 346 of this title is permitted.

      4.   Alley loaded housing development in conformance to the provisions of chapter 347 of this title is permitted subject to the following:

         a.   A garage may be constructed on the rear property line, provided the garage covers no more than forty percent (40%) of the rear lot width.

         b.    Residential structures shall be constructed within the setbacks established for this zoning district. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019; Ord. 617, 9-2-2021)

   A.   Purpose: This zone is intended for the development of higher- density residential areas located in close proximity to major transportation facilities, supporting commercial and commercial mixed-uses, civic uses, and parks and characterized by attached or detached multi-family units, condominiums, townhouses or apartments. This zone has a minimum net parcel size of six thousand (6,000) square feet, and a maximum density of eighteen (18) units per acre. The MFR Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

   B.   Building Placement Requirements:

 

 

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: See chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

   F.   Miscellaneous Requirements:

      1.   Multi-family residential housing in conformance with the provisions of chapter 348 of this title is permitted subject to the following:

         a.   Approval of a design review application per chapter 235 of this title.

      2.   Cottage housing development in conformance to the provisions of chapter 344 of this title is permitted subject to the following:

         a.   The project shall be served by public water and sewer system.

      3.   Duplex development in conformance with chapter 342 of this title is permitted subject to the following:

         a.   Minimum lot size shall be no less than eight thousand (8,000) square feet.

      4.   Townhouse development in conformance to the provisions of chapter 345 of this title is permitted subject to the following:

         a.   No fewer than three (3) units nor more than nine (9) units per structure shall be permitted.

         b.   Density shall be no less than six thousand (6,000) square feet per unit. (Ord. 603, 11-1-2018; amd. Ord. 607, 9-19-2019)

   A.   Purpose: This zone is intended for the development of higher- density residential areas with a variety of housing options, including small lot subdivisions when part of a planned development or attached or detached multi-family units, condominiums, townhouses, apartments, or live-work units in a traditional town or suburban setting located near major transportation facilities, supporting commercial and commercial mixed-uses, civic uses, and parks. This district has a minimum net parcel size of four thousand five hundred (4,500) square feet with six thousand (6,000) square foot minimum average, and a maximum density of eighteen (18) units per acre. Secondary uses within this zone are open space, parks, pathways, schools, and other public uses. The RMU Zone implements the suburban residential land use designation of the Master Plan in Suburban Character Districts.

RMU development provides a mix of complementary designed and located residential uses, including single-family and multifamily uses, attached and detached, condominiums and special living facilities, with the opportunity for retail and services as subservient uses on a project and district level (less than 20 percent of total development). The RMU development should strive to achieve project sites designed for pedestrian, bicycle and vehicle access and circulation and connections to the adjacent land uses. It should also create public focal points and activity centers and provide a sense of community for the occupants and the neighborhood.

The numbers in parenthesis in subsection B and C of this section are alternative setbacks for garage versus house and alternative maximum building height for cottage homes.

   B.   Building Placement Requirements:

 

 

   C.   Building Form Requirements:

 

 

   D.   Parking Requirements: Refer to chapter 401, "Off-Street Parking And Loading", of this title.

   E.   Minimum Lot Requirements:

 

 

   F.   Miscellaneous Requirements:

      1.   The intent of the Mixed Use Residential District is to provide a mix of residential and commercial uses within one project and throughout the district. To accomplish this while providing flexibility of design, two (2) development options are offered:

         a.   Residential development (100 percent) - commercial provision. The proposed development shall provide for both residential uses and commercial use(s). The commercial portion of the development may occupy up to a maximum of twenty percent (20%) of the project site or floor area. When twenty percent (20%) of the site is dedicated for commercial use, the residential component of the project is allowed to be built out at a density equivalent to one hundred percent (100%) of the gross site.

         b.   Mix and location of uses.

            (1)   All RMU development, except those meeting the criteria below for infill development, shall provide a mix of residential unit types. A maximum of thirty percent (30%) of any one type of residential units is allowed. Residential units incorporating home occupations shall not count as a separate unit type.

            (2)   Up to twenty percent (20%) of the acreage of the RMU development may be devoted to commercial uses (not including home occupations).

            (3)   Except for home occupations, commercial uses that are included shall be located along collectors, at corners, or adjacent/across from common open spaces.

            (4)   Infill development within the RMU District. Where an existing parcel within the RMU District is one acre or less, development projects may consist of a single residential unit type or a combination residential and commercial mix consistent with the development standards contained in this title.

         c.   Pedestrian connections shall be made from residential uses along all major streets and from homes to all common open spaces and to all civic and public uses and landmarks. Pedestrian connections that cannot be made as sidewalks along vehicle lanes shall be made as alternative access easements such as trails.

         d.   A hierarchy of interconnected streets that form a grid pattern shall be provided in any RMU development, including major collectors (boulevards), local streets, and alleys. In local street patterns, walkable blocks of five hundred (500) linear feet or less are required.

         e.   New RMU developments must connect to existing neighboring developments where connections are provided and must provide new connections to future neighboring developments.

         f.   Street standards shall be consistent with Lyon County Development Standards.

         g.   The Public Works Director may allow for a reduction of local street width to forty one feet (41'), based on a cross-section of two (2) 10-foot vehicle lanes, two (2) 6-inch curbs, two (2) 5- foot planting/utility strips, and two (2) 5-foot sidewalks.

         h.   Parallel parking may be provided on one or both sides of local and major streets.

         i.   All RMU developments shall meet parking standards of chapter 401 of this title. Shared parking is encouraged where participating users have differing peak parking hours. The Director may reduce parking requirements, when a parking study prepared by a professional transportation engineer indicates that a reduction in parking will cause no negative impacts to streets or neighbors.

         j.   All parking, including parking lots, improved or unimproved parking stalls/spaces, and/or parking garages/structures shall occur in the rear or side of the lot and shall be located a minimum of ten feet (10') behind the front building wall of the primary structure, except for parking located within a mixed use building.

      2.   Mixed use - design standards.

         a.   The design standards of chapters 340, 342, 343, 344, 345, 346, 347, and 348 of this title, residential standards, shall apply to all proposed residential development within RMU Districts, unless otherwise specified by this chapter.

         b.   The design standards of the Commercial Zoning District, chapter 360 of this title, design standards, shall apply to all proposed commercial development within the Mixed Use Zoning Districts, unless otherwise specified by this chapter.

         c.   The following design standards supplement those found in subsections F2a and F2b of this section, and shall apply to all development proposed within the RMU District.

            (1)   Commercial areas should be placed within walking distance (1/4 mile) of residences;

            (2)   Commercial buildings and uses should be located at the corner of the intersection of two (2) public streets;

            (3)   Pedestrian-scale elements such as canopies, awnings, porches, building overhangs and arcades, and outdoor seating are required along pedestrian-oriented streets;

            (4)   All primary building pedestrian entrances and storefront windows shall face onto the primary street serving the site. If the site has multiple street frontages, the more pedestrian- oriented street shall take precedence;

            (5)   The design character of an individual building should be compatible (share similar features such as color, scale, massing and height) with its neighbors but may also include other features or characteristics that are different;

            (6)   The requirements of chapter 402, "Landscape Standards", of this title, shall apply to all proposed development within the Mixed Use Districts;

            (7)   Drive-through facilities are not permitted.

      3.   Cottage housing development in conformance to the provisions of chapter 344 of this title is permitted.

      4.   Duplex development in conformance to chapter 342 of this title is permitted.

      5.   Townhouse development in conformance to the provisions of chapter 345 of this title is permitted.

      6.   Zero lot-line housing development in conformance to the provisions of chapter 346 of this title is permitted.

      7.   Alley loaded housing development in conformance to the provisions of chapter 347 of this title is permitted.

      8.   Conventional single family detached residential development in conformance to the provisions of section 15.312.06 of this chapter is permitted.

      9.   Manufactured/mobile home parks in conformance with the provisions of chapter 352 of this title are permitted subject to the following:

         a.   Density no greater than the Neighborhood Residential (NR) District (4,500 square feet/unit).

         b.   Up to twenty percent (20%) of the acreage of the RMU development may be developed as a manufactured/mobile home park.

         c.   The manufactured/mobile home park development shall be served by public water and sewer. (Ord. 603, 11-1-2018)