2. Minimum Lot Size sets out the lot size that is used together with the minimum open space ratio (OSR) to establish the maximum gross density (e.g., maximum number of dwelling units) for each neighborhood type.
3. Minimum Open Space Ratio (OSR) sets out the minimum amount of common open space that is required for each neighborhood. The open space may be used to preserve environmental resources (e.g., floodplains and riparian areas, etc.), provide open space for recreational amenities (e.g., parks, trails, and greenways), and/or to buffer abutting development.
4. Maximum Gross Density sets out the maximum number of dwelling units per acre that may be constructed by-right in each district and for each neighborhood type.
5. Minimum Area of Development sets out the minimum area of land required to develop planned residential neighborhoods.
6. Utility Requirement sets out whether on-site utilities (e.g., well and septic) are allowed or whether public utilities are required. This requirement is based on the minimum lot size and development density.

6. Requirements for Phased Developments. The maximum residential development capacity of the entire parcel proposed for development shall be used for calculating compliance with the minimum open space ratio and maximum gross density set out in Table 3.1.101, Residential Development Standards.

(There are no ordinances associated with this section.)

Effective on: 4/15/2019

Figure 3.1.103 Illustrative Front Setback Averaging

In the illustration above, the general setback, labeled "G," is 20 feet. However, the average setback of all other lots on the same side of the street segment is 14 ft. ((10 + 15 + 10 + 25 + 10) / 5 = 14), which is labeled as "A." If the building on the parcel proposed for development meets the vehicular access requirements of a 9 ft. x 25 ft. driveway, the front setback may be reduced to 14 feet.

7. Infill and Redevelopment Standards.
   1. Design Standards. The following standards shall be used for the review, approval, and then construction on vacant lots, or for reconstruction or substantial alteration or improvement of dilapidated, deteriorated, or obsolete dwelling units in blighted neighborhoods.
      1. Use. The land use of the infill unit shall conform to the uses set out in Division 2.2, Land Use.
      2. Setbacks. Setbacks shall comply with this Section, or the standards set out in Section 3.1.104, Alternative Standards for Non-Typical Land Ownership Patterns.
      3. Orientation. The infill, redeveloped, or substantially altered or improved unit shall be oriented in the same direction and manner as the adjacent dwelling units on the block face for which the lot is part or within 300 feet on either side of the unit. For the purposes of this requirement, the primary entrance and windows shall face the street with the lesser lot dimension (see Section 5.1.101, Single-Family Detached and Attached Design Standards).
      4. Massing and Form. The general shape, three-dimensional forms, and articulated elements of the infill, redeveloped, or substantially altered or improved unit shall be generally cohesive with the style and design of the dwelling units on the block face and the immediate neighborhood.
      5. Height. The number of stories and overall height of the infill, redeveloped, or substantially altered or improved unit shall be consistent with the prevailing building heights on the block face and in the immediate neighborhood.
      6. Scale. The square footage of the infill, redeveloped, or substantially altered or improved unit shall be no less than 80 percent and no greater than 120 percent of the dwelling units on the block face for which the infill lot is part.
      7. Roof Type and Pitch. The type of roof and its pitch shall be consistent with other dwellings in the immediate neighborhood.
      8. Materials. The exterior building and roof materials shall be consistent with the material types of other dwelling units within a 300 foot radius in all directions.
      9. Access. The prevailing means of access via street or alley for the lots on the block face shall be maintained.
      10. Garages. If a majority of the dwellings on the block face have a garage, the infill, redeveloped, or substantially altered or improved unit shall also have a garage, either attached or detached, consistent with the majority of other dwellings.
      11. Driveway. The length, width, and surface of the driveway, as applicable, shall be consistent with the majority of other dwellings on the block face.
   2. Modifications and Adjustments. The following variations may be approved by the Planning and Zoning Commission:
      1. Variation of the setbacks as set out in Section 3.1.104, Alternative Standards for Non-Typical Land Ownership Patterns.
      2. An alternate building orientation that fits the lot shape and dimensions without affecting the privacy of adjacent properties or unnecessarily altering the pattern of home fronts.
      3. Allowance of a one-story home between two-story homes provided a similar pattern exists on other block faces in the immediate neighborhood.
      4. Variation of the square footage provided the bulk and volume of the infill, redeveloped, or substantially altered or improved unit is not out of scale with the adjacent dwelling units and those on the block face.
      5. Approval of variations to the building and roof materials.
      6. Exception to the requirement for a driveway or garage provided there is a pattern of other homes in the immediate neighborhood without driveways or garages.

Effective on: 1/1/1901

Effective on: 1/1/1901

3. Subdivision of Nonresidential and Mixed-Use Parcels.
   1. Street Frontage and Area. The minimum street frontage and minimum area of parcels proposed for development may be reduced with respect to the subdivision of individual lots within a development if it is demonstrated that:
      1. The area of the principal parcel from which the lot is subdivided complies with the requirements of Table 3.1.201A, Nonresidential and Mixed-Use Development Standards, before subdivision;
      2. Appropriate easements are recorded to provide for:
         1. Cross-access between the lots;
         2. Compliance with Article 4.2, Parking, Loading, Access, and Lighting; and
         3. Appropriate covenants, conditions, or restrictions (CCRs) are recorded that provide for the required landscape surface ratio (LSR) to be maintained in proportion to the principal parcel area before the subdivision, designating the landscaped areas, and providing for their maintenance.
   2. Building Spacing. For the purposes of the requirements of Table 3.1.201B, Nonresidential and Mixed-Use Setbacks, lots created pursuant to this Section shall be considered part of the principal parcel. However, buildings shall be spaced at least 20 feet apart.
   3. Access. Lots created pursuant to this Section are not entitled to individual access to abutting streets unless they meet the access management requirements set out in Division 4.2.200, Access Management and Circulation.
   4. Required Buffer. Lots created pursuant to this Section are not required to be buffered from the principal parcel from which they are subdivided unless they are in different zoning districts.
4. Nonresidential and Mixed-Use Setbacks.
   1. Generally. The standards of this Section apply to nonresidential and vertically mixed-use buildings. If Division 4.4.300, Buffering, requires a bufferyard that is wider than the setback that is required by this Section, then the width of the setback shall be at least the width of the required bufferyard.
   2. Principal Buildings.
      1. The required setbacks for nonresidential and mixed-use buildings are set out in Table 3.1.201B, Nonresidential and Mixed-Use Setbacks.
      2. Residential district boundary setbacks (set out in the last row of Table 3.1.201B, Nonresidential and Mixed-Use Setbacks), apply to buildings or outdoor uses (except parking) on parcels that abut property that is located in the SR and GR districts. If the residential district boundary setback is indicated as "N/A," then there are no special setback requirements in relation to abutting residentially zoned property (e.g., the other columns of the table control).

1. 1. 3. Setback Planes. Where a nonresidential or mixed-use building abuts or is contiguous to a residentially zoned or used property, then in addition to the building setback line set out in Table 3.1.201B, Nonresidential and Mixed-Use Setbacks, the building shall be set back one foot from the property line for each one foot in building height over the maximum building height that is set out in Table 3.1.201A, Nonresidential and Mixed-Use Standards (see Figure 3.1.201A, Setback Planes).

Figure 3.1.201A Setback Planes

5. DN District Setbacks.
   1. Generally. For all development in the DN district, principal structures shall be built on the front lot line (the "build-to line"). Portions of the façade that are recessed in order to satisfy the requirements of Division 5.1.200, Nonresidential and Mixed-Use Design Standards, and Division 5.1.300, Special District Design Standards, are permitted to be set back from the build-to line by up to three feet. All buildings shall meet these requirements, except under the following conditions:
      1. Where the use, in whole or in part, is an existing dwelling unit.
      2. Where the use is established in an existing building that exceeds the build-to line as of the effective date of this UDC. In this case, the existing building may:
         1. Remain in its current location, utilizing the front setback as:
            1. A yard or courtyard;
            2. Public plaza or outdoor service area (e.g., outdoor seating for a restaurant, outdoor display area for a retail store, etc.); or
            3. Off-street parking provided it was used for parking as of the effective date of this UDC.
         2. Be extended to the build-to line provided it:
            1. Meets all other requirements and standards of this UDC;
            2. Is a conforming use; and
            3. Complies with Subsection E.1.d., below (e.g., provision for a public sidewalk).
      3. Where the average setback of buildings along the block front or, in the instance of a corner lot, along one or both block fronts, exceed the build-to line, the building may be:
         1. Constructed at the build-to line; or
         2. Set back to match the average front setback along the same side of the same street segment in the same zoning district, provided that the parcel proposed for development or redevelopment is not counted in the calculation.
      4. Where there is a public sidewalk that is up to six feet wide, the building must be set back in order to provide the additional space to expand the sidewalk onto the private lot to construct a sidewalk that is at least six feet in width. In this case, the building shall be constructed to a build-to line that is coterminous with the edge of the sidewalk that is provided on the private lot.
      5. Buildings may be set back up to a distance of 20 feet from the build-to line in order to provide a publicly available pedestrian seating area (e.g., a public plaza, restaurant outdoor seating area, etc.):
         1. The public plaza or outdoor service area shall be designated upon development approval and maintained as a publicly accessible space;
         2. Any service uses that take place in the designated setback area must directly relate to the activity of the primary ground floor use (e.g., outdoor seating for a restaurant, outdoor display area for a retail store, etc.); and
         3. When the area is not being used as an outdoor service area, it shall remain generally accessible to the public and function as an extension of the public sidewalk environment.

1. 2. Side and Rear Setbacks. Side and rear setbacks are not required in the DN district, except when the DN district directly abuts a SR or GR residential district, then the same setbacks applicable to the residential district shall also apply to the abutting or contiguous lot line(s) of the SR or GR district.
   3. Encroachments. The City may permit, by recorded license agreement, encroachments into the public right-of-way if the encroachments meet all of the following standards (see Figure 3.1.201B, Permitted Encroachments):
      1. Encroachments up to 18 inches into the right-of-way are permitted below an elevation of eight feet above grade if it is demonstrated that:
         1. The encroachment does not impact the general functionality of the public sidewalk; and
         2. The encroachment does not make the sidewalk noncompliant with the requirements of the Americans with Disabilities Act (ADA).
      2. Encroachments up to four feet are permitted above an elevation of eight feet above grade if it is demonstrated that:
         1. The encroachment does not impact the general functionality of the public sidewalk;
         2. The encroachment is set back at least one foot from the face of the curb; and
         3. The encroachment does not create unsafe clearances from other elements of the right-of-way (e.g., street lighting, landscaping, vehicular movement, etc.).

Figure 3.1.201B Permitted Encroachments

(Ord. No. 2018-02, 07/16/2018)

Effective on: 7/16/2018

2. Exemption. The standards set out in Table 3.1.202, Maximum Building Scale, do not apply to the development of public schools.

Effective on: 1/1/1901