Mills City Zoning Code
CHAPTER 17
14. - RESIDENTIAL ZONING DISTRICTS
Sec. 17.14.5. - Purpose.
The purpose of the residential zoning districts is to provide sufficient space in appropriate locations for residential development to meet the housing needs of the city's present and expected future population with sufficient choice of potential development products and sites. The residential districts are intended to promote the livability, stability, and improvement of neighborhoods. This section provides standards for land use and development for residential development based on the following principles:
(1)
Promote the orderly expansion and improvement of neighborhoods.
(2)
Make efficient use of land and public services.
(3)
Designate land for the range of housing types and densities needed by the community, including owner-occupied and rental housing.
(4)
Provide flexible lot standards that encourage compatibility between land uses, efficiency in site design, and environmental compatibility.
(5)
Provide for compatible building and site design at an appropriate neighborhood scale; provide standards that are in character with the landforms and architecture existing in the community.
(6)
Apply the minimum amount of regulation necessary to ensure compatibility with existing residences, schools, parks, transportation facilities, and neighborhood services.
(7)
Reduce reliance on the automobile for neighborhood travel and provide options for walking and bicycling.
(8)
Provide direct and convenient access to schools, parks, and neighborhood services.
(9)
Provide connections to and appropriate transitions between various residential development types and residential densities.
(Ord. No. 813, att.(18.5), 6-25-2024; Ord. No. 823, att.(14.5), 7-22-2025)
Sec. 17.14.10. - Residential zoning district regulations.
The following regulations are provided for each residential zoning district and identify the characteristic uses and level of development intended for each district. To promote a variety of harmonious uses and the above principles, neighborhood commercial activities are allowed in all residential zones; however, they are subject to more stringent review processes within lower-density zones.
(1)
R-1 single-family dwelling district. Is established for the purpose of medium-density single-family dwelling control and to allow for certain public facilities. It is intended that no uses be permitted in this district that will tend to devalue property for residential purposes or interfere with the health, safety, order, or general welfare of persons residing in the district. Only single-family dwellings are allowed in this district. One single-family dwelling per lot.
(2)
R-2 one- and two-family dwelling district. Provides for a compatible mixture of single- and two-family dwellings, as well as manufactured homes, on smaller lots, as originally platted, in order to preserve the existing character of the area.
(3)
R-3 multiple-family dwelling district. Is established to provide for multiple-family, high-density residential neighborhoods. Space should be provided on lots for openness, landscaping, and play. The district also allows for neighborhood-scale commercial uses.
(4)
M-H manufactured home district. Intended primarily for one manufactured home on individual lots. Secondarily, this district also allows conventional, single-family dwellings and neighborhood-scale commercial services.
(5)
M-P manufactured home park. Intended to permit high-density manufactured home uses in a park-like atmosphere. The city encourages manufactured homes to concentrate within this residential zoning district. Recreational vehicles are permitted up to 15 percent of spaces within a manufactured home park. This district also allows other limited residential development and neighborhood-scale commercial uses.
(Ord. No. 813, att.(18.10), 6-25-2024; Ord. No. 823, att.(14.10), 7-22-2025)
Sec. 17.14.15. - Residential use district charts.
The following use district charts contain the basic zoning regulations that apply to property located within residential zoning districts. Use these charts by reading down the left-hand column entitled "Use." Once you locate the use in which you are interested, read across to find the regulations that apply to that use.
These charts are meant to be a quick reference guide and, therefore, may not be entirely inclusive of all applicable regulations. Please refer to the table of contents and to section 17.1.5 to determine what other regulations of this code may apply to the subject property.
Use District Chart
District R-1
Use
 |
Regulations
 | R-1 District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 6,000 s.f. Lot Width = 40' | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Residential Uses | |||||||||
| Bed and breakfast 2 | 1 | 25 | 5 | 10 | 60 | 35 1 | A | ||
| Child care home 7 | 2 | 25 | 5 | 10 | 60 | A | 17.45.50 | ||
| Dwelling, single-family 2, 6 | 1 | 25 | 5 | 10 | 60 | A | |||
| Group care facilities | 2 | 25 | 10 | 10 | 70 | D | 17.45.35 | ||
| Accessory uses | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Accessory dwelling | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Commercial and Service Uses | |||||||||
| Child care facility | 2 | 25 | 10 | 15 | 80 | 35 1 | D | 17.45.50 | |
| Religious institution or parish house 1 | 1 | 25 | 15 | 30 | 20 | D | |||
| Neighborhood commercial 5 | 2 | 25 | 10 | 15 | 70 | D | |||
| School, public or private, all types 3 | 1 | 25 | 10/15 | 20/30 | 80 | E | |||
| Accessory uses | 1 | 25 | 5 | 10 | 17.45.55 | ||||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 20 | 10 | 20 | 70 | 35 1 | D | 17.45.45 | |
| Recreational Uses | |||||||||
| Park or playground | 1 | 20 | 10 | 20 | 50 | 35 1 | D | ||
| Golf course 4 | 1 | 20 | 10 | 20 | 50 | E | |||
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(2)
On corner lots, only one front yard must be a minimum of 25 feet. All other front yards shall be regulated as a side yard (minimum 15-foot yard). For new development on vacant lots, the applicant may select which front yard shall meet the 25-foot requirement.
(3)
Up to 49 students: requires 10-foot side yard and 20-foot rear yard setbacks. Over 50 students: requires 15-foot side yard and 30-foot rear yard setbacks.
(4)
Not including miniature golf courses and driving fees operated for commercial purposes.
(5)
Retail sales and services within this residential district are intended to be neighborhood-scale. The applicable director has the authority to determine the appropriateness of any given retail use in this zone and in the specific location of the proposal. The applicable director will provide notice of the decision in writing. For neighborhood commercial uses, the site must:
a.
Be small in size and have access to collector streets, and public water and sewer service.
b.
Preferably be located at intersections with local or other collector roads;
c.
Exhibit environmental features such as soil and topography suitable for compact development; and
d.
Include adequate buffering by physical features or adjacent uses to protect nearby residential development and preserve the natural character of the city.
Acceptable uses will have a limited impact on adjacent residential areas, especially in terms of lighting, signage, traffic, odor, noise, and hours of operation. Acceptable uses should be compatible with surrounding development in terms of vehicular traffic levels, scale, building design, materials, and color. Suggested uses are neighborhood-scale commercial, professional, and office uses such as individual medical offices, branch banks, and small service establishments, convenience stores with limited hours of operation, small restaurants, and larger public facilities. Examples of uses that are considered unacceptable include fastfood restaurants, 24-hour convenience stores, and gas stations.
(6)
Single-family dwellings may include the rooming and/or boarding of up to two persons, provided no separate kitchen is involved.
(7)
The operator of a home daycare facility must live in the residence as a primary residence.
Use District Chart
District R-2
|
Use
|
Regulations
| R-2 District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 5,000 s.f. (7,000 s.f. for two-unit dwelling) Lot Width = 40' For Two-unit Dwelling = 20' per unit | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Residential Uses | |||||||||
| Bed and breakfast 2 | 1 | 25 | 5 | 10 | 60 | 35 1 | A | ||
| Child care home 5 | 2 | 25 | 5 | 10 | 60 | A | 17.45.50 | ||
| Dwelling, single-family 2 | 1 | 25 | 5 | 10 | 60 | A | |||
| Dwelling, two-family 2, 4 | 1 | 25 | 7.5 | 10 | 70 | A | |||
| Manufactured home 2 | 1 | 25 | 20 | 10 | |||||
| Group care facilities | 2 | 25 | 7.5 | 10 | 70 | D | 17.45.35 | ||
| Accessory uses | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Accessory dwelling | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Commercial Uses | |||||||||
| Child care facility | 2 | 25 | 10 | 20 | 80 | 35 1 | D | 17.45.50 | |
| Neighborhood commercial 6 | 2 | 25 | 7.5 | 15 | 70 | D | |||
| Religious institution or parish house 1 | 1 | 25 | 7.5 | 15 | 70 | D | |||
| School, public or private, all types 3 | 1 | 25 | 7.5/10 | 15/20 | 70 | E | |||
| Accessory uses | 1 | 25 | 5 | 15 | 17.45.55 | ||||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 20 | 10 | 15 | 70 | 35 1 | D | 17.45.45 | |
| Recreational Uses | |||||||||
| Park or playground | 1 | 20 | 7.5 | 15 | 50 | 35 1 | D | ||
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(2)
On corner lots, only one front yard must be a minimum of 25 feet. All other front yards shall be regulated as a side yard (minimum 15-foot yard). For new development on vacant lots, the applicant may select which front yard shall meet the 25-foot requirement.
(3)
Up to 49 students: requires 7.5-foot side yard and 15-foot rear yard setbacks. Over 50 students: requires 10-foot side yard and 20-foot rear yard setbacks.
(4)
For dwelling units that share a common wall, the allowed setback on the common wall is zero feet.
(5)
The operator of a home daycare facility must live in the residence as a primary residence.
(6)
Retail sales and services within this residential district are intended to be neighborhood-scale. The applicable director has the authority to determine the appropriateness of any given retail use in this zone and in the specific location of the proposal. The applicable director will provide notice of the decision in writing. For neighborhood commercial uses, the site must:
a.
Be small in size; have access to collector streets, and public water and sewer service.
b.
Preferably be located at intersections with local or other collector roads;
c.
Exhibit environmental features such as soil and topography suitable for compact development; and
d.
Include adequate buffering by physical features or adjacent uses to protect nearby residential development and preserve the natural character of the city.
Acceptable uses will have a limited impact on adjacent residential areas, especially in terms of lighting, signage, traffic, odor, noise, and hours of operation. Acceptable uses should be compatible with surrounding development in terms of vehicular traffic levels, scale, building design, materials, and color. Suggested uses are neighborhood-scale commercial, professional, and office uses such as individual medical offices, branch banks, and small service establishments, convenience stores with limited hours of operation, small restaurants, and smaller public facilities. Examples of uses that are considered unacceptable include fastfood restaurants, 24-hour convenience stores, and gas stations.
Use District Chart
District R-3
|
Use
|
Regulations
| R-3 District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 6,000 s.f. (plus 2,000 s.f. per additional unit over 2 units) Lot Width = 40' For Twin Homes = 20' per unit | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Residential Uses 10 | |||||||||
| Child care home 8 | 2 | 25 | 5 | 15 | 70 | 35 1 | A | 17.45.50 | |
| Condominium/ townhome 7 | 1 | 25 | 10 | 10 | 80 | ||||
| Dwelling, multiple-family (3+ units) 7 | 1 | 25 | 10 | 15 | 80 | A | |||
| Dwelling, single-family 2 | 1 | 25 | 5 | 10 | 70 | A | |||
| Dwelling, two-family 2, 7 | 1 | 25 | 5 | 10 | 80 | A | |||
| Group care facilities | 2 | 25 | 10 | 20 | 80 | D | 17.45.35 | ||
| Accessory uses | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Community and Government Services | |||||||||
| Religious institution or parish house 1 | 1 | 25 | 10 | 15 | 80 | 35 1 | D | ||
| Institutional or government facility, except police firing ranges | 1 | 25 | 10 | 15 | 80 | D | |||
| School, public or private, all types 3 | 1 | 25 | 10/15 | 20/30 | 80 | E | |||
| Commercial Uses | |||||||||
| Child care facility | 2 | 25 | 15 | 20 | 80 | 35 1 | D | 17.45.50 | |
| Neighborhood commercial 5 | 2 | 25 | 15 | 20 | 85 | C | |||
| Accessory uses | 1 | 25 | 5 | 10 | 17.45.55 | ||||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 20 | 10 | 15 | 70 | 35 1 | D | 17.45.45 | |
| Recreational Uses | |||||||||
| Park or playground | 1 | 10 | 15 | 50 | 35 | 35 1 | D | ||
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations.
(2)
On corner lots, only one front yard must be a minimum of 25 feet. All other front yards shall be regulated as a side yard (minimum 15-foot yard). For new development on vacant lots, the applicant may select which front yard shall meet the 25-foot requirement.
(3)
Up to 49 students: requires 10-foot side yard and 20-foot rear yard setbacks. Over 50 students: requires 15-foot side yard and 30-foot rear yard setbacks.
(4)
Not including miniature golf courses and driving fees operated for commercial purposes.
(5)
Retail sales and services within this residential district are intended to be neighborhood-scale. The applicable director has the authority to determine the appropriateness of any given retail use in this zone and in the specific location of the proposal. The applicable director will provide notice of the decision in writing. For neighborhood commercial uses, the site must:
a.
Be small in size; have access to collector streets, and public water and sewer service.
b.
Preferably be located at intersections with local or other collector roads;
c.
Exhibit environmental features such as soil and topography suitable for compact development; and
d.
Include adequate buffering by physical features or adjacent uses to protect nearby residential development and preserve the natural character of the city.
Acceptable uses will have a limited impact on adjacent residential areas, especially in terms of lighting, signage, traffic, odor, noise, and hours of operation. Acceptable uses should be compatible with surrounding development in terms of vehicular traffic levels, scale, building design, materials, and color. Suggested uses are neighborhood-scale commercial, professional, and office uses such as individual medical offices, branch banks, and small service establishments, convenience stores with limited hours of operation, small restaurants, and smaller public facilities. Examples of uses that are considered unacceptable include fast-food restaurants, 24-hour convenience stores, and gas stations.
(6)
The operator of a home daycare facility must live in the residence as a primary residence.
(7)
For dwelling units that share a common wall, the allowed setback on the common wall is zero feet.
(8)
The operator of a home daycare facility must live in the residence as a primary residence.
Use District Chart
District M-P
|
Use
|
Regulations
| M-P District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45.25) | |||||
| See section 17.45.25 | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Residential Uses 9 | |||||||||
| Dwelling, manufactured home 2, 8 | 1 | 25 | 5 | 15 | 60 | 35 1 | A | ||
| Dwelling, single-family 2 | 1 | 25 | 5 | 15 | 60 | A | |||
| Group care facilities | 2 | 25 | 7.5 | 15 | 70 | D | 17.45.30 | ||
| Accessory uses | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Commercial Uses | |||||||||
| Child care facility | 2 | 25 | 7.5 | 15 | 70 | 35 1 | D | 17.45.50 | |
| Neighborhood commercial 7 | 2 | 25 | 7.5 | 15 | 70 | D | |||
| Manufactured home park | 3 | 17.45.25 | |||||||
| School, public or private, all types 3 | 1 | 20 | 7.5/10 | 15/20 | 70 | E | |||
| Accessory uses | 1 | 25 | 7.5 | 10 | 17.45.55 | ||||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 20 | 10 | 15 | 70 | 35 1 | D | 17.45.45 | |
| Recreational Uses | |||||||||
| Park or playground | 1 | 20 | 7.5 | 15 | 50 | 35 1 | D | ||
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40,10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(2)
On corner lots, only one front yard must be a minimum of 25 feet. All other front yards shall be regulated as a side yard (minimum 15-foot yard). For new development on vacant lots, the applicant may select which front yard shall meet the 25-foot requirement.
(4)
For dwelling units that share a common wall, the allowed setback on the common wall is zero feet.
(5)
When an accessory use is permitted, the total lot coverage of the total of the buildings and structures on the lot must not exceed the lot coverage maximum of the primary use. For example, if the lot coverage maximum for the single-family use is 60 percent in this zone, the lot coverage of the primary house, accessory use, and all other structures on the property combined must not exceed 60 percent.
(6)
The operator of a home daycare facility must live in the residence as a primary residence.
(7)
Retail sales and services within this residential district are intended to be neighborhood-scale. The applicable director has the authority to determine the appropriateness of any given retail use in this zone and in the specific location of the proposal. The applicable director will provide notice of the decision in writing. For neighborhood commercial uses, the site must:
a.
Be small in size; have access to collector streets, and public water and sewer service.
b.
Preferably be located at intersections with local or other collector roads;
c.
Exhibit environmental features such as soil and topography suitable for compact development; and
d.
Include adequate buffering by physical features or adjacent uses to protect nearby residential development and preserve the natural character of the city.
Acceptable uses will have a limited impact on adjacent residential areas, especially in terms of lighting, signage, traffic, odor, noise, and hours of operation. Acceptable uses should be compatible with surrounding development in terms of vehicular traffic levels, scale, building design, materials, and color. Suggested uses are neighborhood-scale commercial, professional, and office uses such as individual medical offices, branch banks, and small service establishments, convenience stores with limited hours of operation, small restaurants, and smaller public facilities. Examples of uses that are considered unacceptable include fastfood restaurants, 24-hour convenience stores, and gas stations.
(8)
Exempt from requirements of section 17.45.25(f).
Use District Chart
District M-H
|
Use
|
Regulations
| M-H District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 4,000 s.f. Lot Width = 35' | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Residential Uses | |||||||||
| Child care home 6 | 2 | 25 | 5 | 15 | 60 | 40 1 | A | 17.45.50 | |
| Dwelling, manufactured home 2 | 1 | 25 | 5 | 7.5 | 60 | A | 17.45.25 | ||
| Dwelling, single-family 2 | 1 | 25 | 5 | 15 | 60 | A | |||
| Group care facilities | 2 | 25 | 10 | 20 | 70 | D | 17.45.30 | ||
| Accessory uses | 1 | 25 | 5 | 5 | 17.45.55 | ||||
| Commercial Uses | |||||||||
| Child care facility | 2 | 25 | 10 | 15 | 80 | 40 1 | D | 17.45.50 | |
| Neighborhood commercial 5 | 2 | 25 | 10 | 20 | 70 | D | |||
| School, public or private, all types 3 | 1 | 25 | 10/15 | 20/30 | 80 | E | |||
| Accessory uses | 1 | 25 | 7.5 | 10 | 17.45.55 | ||||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 20 | 10 | 20 | 70 | 40 1 | D | 17.45.45 | |
| Recreational Uses | |||||||||
| Park or playground | 1 | 20 | 10 | 20 | 50 | 40 1 | D | ||
| Golf course 4 | 1 | 20 | 10 | 20 | 50 | E | |||
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(3)
Up to 49 students: requires 10-foot side yard and 20-foot rear yard setbacks. Over 50 students: requires 15-foot side yard and 30-foot rear yard setbacks.
(4)
Not including miniature golf courses and driving tees operated for commercial purposes.
(5)
Retail sales and services within this residential district are intended to be neighborhood-scale. The applicable director has the authority to determine the appropriateness of any given retail use in this zone and in the specific location of the proposal. The applicable director will provide notice of the decision in writing. For neighborhood commercial uses, the site must:
a.
Be small in size; have access to collector streets, and public water and sewer service.
b.
Preferably be located at intersections with local or other collector roads;
c.
Exhibit environmental features such as soil and topography suitable for compact development; and
d.
Include adequate buffering by physical features or adjacent uses to protect nearby residential development and preserve the natural character of the city.
Acceptable uses will have a limited impact on adjacent residential areas, especially in terms of lighting, signage, traffic, odor, noise, and hours of operation. Acceptable uses should be compatible with surrounding development in terms of vehicular traffic levels, scale, building design, materials, and color. Suggested uses are neighborhood-scale commercial, professional, and office uses such as individual medical offices, branch banks, and small service establishments, convenience stores with limited hours of operation, small restaurants, and smaller public facilities. Examples of uses that are considered unacceptable include fastfood restaurants, 24-hour convenience stores, and gas stations.
(6)
The operator of a home daycare facility must live in the residence as a primary residence.
(Ord. No. 813, att.(18.15), 6-25-2024; Ord. No. 823, att.(18.15), 7-22-2025)