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Riverdale City Zoning Code

ARTICLE 3

- ZONING DISTRICT INTENT, USES AND STANDARDS

Sec. 3.0.- Uses Table.

Interpretation.

A.

Some degree of interpretation will occasionally be required in applying the below Uses Table, as it is not possible or desirable to list every name or variation of a given use.

B.

In all cases of uncertainty, the determination of whether a particular use should be allowed in a specific zoning district shall reflect the purposes of the zoning district as stated in the respective sections contained in this Article 3. Zoning district intent uses and standards, both the common and dictionary definitions of the proposed use as contained in the Merriam-Webster Dictionary (latest edition), and the array of listed uses that are allowed in the zoning district based on their character and intensity, as determined by the community development director.

 Principal Uses ↓ Zoning Districts → R-1 R-2 R-3 MR NC GC MU TCMU O-I M Development Standards
 A = Allowed     S = Allowed if Approved as a Special Use     Blank = Prohibited     * = Hospital Overlay
 (permitted)
RESIDENTIAL USES
Single-Family Detached Dwelling: Site-Built or Modular Home A A A
Single-Family Attached: Duplex, Triplex, Quad, Townhomes, Patio A
Multi-Family/Condos: Patio, Townhome, Stacked, Tiny Homes A A* A* *As part of a mixed-use project
Live-Work Units — Lofts in Mixed-Use Building* A A A Sec. 4.3.2.19
Home Occupation S S S Sec. 4.3.3.2
+ required only if (office type) not listed as a permitted use
Lodging and Care
Assisted Living Facility* S A A A
Convalescent Home* S A A A
Nursing Care Facility*
Halfway House S
Transitional Housing S
Group Home/Special Needs Group Home S
Multifamily Dwellings, Supportive Living* S
Homeless Shelter S
Child Care Home (6 or less) S S S Sec. 4.3.1.2/Sec. 9.6
Child Care Center (7 or more)* A A A
Adult Daycare Center A A A
Adult Care Home (6 or less) S S Sec. 4.3.1.1
Nursing Home/Adult Care Center (7 or more)* A A A A Sec. 4.3.2.1
Hotels A A A Sec. 4.4.3.7
Motels S Sec. 4.4.3.7
Rooming House/Boarding House S S S
Short-term Rentals S S S Sec. 4.3.2.25
Hotel or motel, extended stay* S Sec. 4.4.3.7
Bed and Breakfast Inn* S S S Sec. 4.3.2.7
EDUCATIONAL USES
Private/Public Schools: Kindergarten, Elementary, Middle, and High Schools S S S A A S S Sec. 4.3.2.22
Private/Public Schools: Junior Colleges S S S A S
Private/Public Schools: Colleges/Universities S S S A S
Vocational Schools A S S
Specialized Schools A S S
Public Institutional Uses
Outpatient Medical Care Centers, (Kidney Dialysis Centers etc.) S A
Clinic/Urgent Care Facilities A A
Hospitals A
Child and Youth Services, such as adoption agencies,
Youth centers (except recreational, only), child guidance organizations, youth self-help organizations and foster care placement services 		A A
Services for the Elderly and Persons with Disabilities A A
Other Individual and Family Services, such as Marriage Counseling Services, Self-Help Organizations, and Telephone Counseling Services (not associated with religious organizations) A A A
Community Food Services S* S* S* A A *Allowed as an accessory to a church or school
Emergency and Other Relief Services A
Vocational Rehabilitation Services A A
Religious and Professional Organizations
Churches, Mosques, Temples, Synagogues and Other Facilities for Religious Organizations Worship (2) S S S A A A S A (2) may not be within 1,000 ft of another Place of Assembly
Fraternal Lodges, Veterans Membership Organizations, and Other Civic and Social Organizations, Business Professional (2) A A A A A (2) may not be within 1,000 ft of another Place of Assembly
Cemeteries (accessory to a place of worship) Memorial Gardens and Mausoleums A A Sec. 4.3.2.9
COMMERCIAL USES
Automotive
New Car Dealership, Sales Lot (Automobiles and Light Trucks) S Sec. 4.3.2.32
Auto Broker Offices (No Vehicles Stored or for Sale On Site) A Sec. 4.3.2.5
Used Car Sales Lot (for Automobiles and Light Trucks) S Sec. 4.3.2.32
Recreational Vehicle Sales Lot, Boat, ATV etc. S A Sec. 4.3.2.23
Automotive Parts and Accessories Stores A Sec. 4.3.2.29
Tire Store/Garage S A Sec. 4.3.2.33
*Item (D) not applicable in M zoning district
Vehicle Service Store S A Sec. 4.3.2.33
*Item (D) not applicable in M zoning district
Vehicle specialty shop/Store A Sec. 4.3.2.33
Vehicle Repair Garage (Auto System Repairs) A
Auto paint, Custom Store/Garage A
Oil Change Shop/Garage S A
Car Wash (Accessory use, only) A Sec. 4.3.2.35
Gas Station w/o Convenience store;
Convenience store w/fuel pumps 		A Sec. 4.3.2.15

Building Material and Garden Equipment and Supplies Dealers
Home Centers A A
Paint and Wallpaper Stores A A
Hardware Stores A A A
Wood or Ceramic Tile Flooring Stores A
Lumber Yards, retail A A
Outdoor Power Equipment Stores A A
Garden Centers and Nurseries A A A Sec. 4.3.2.12
Farm Supply Store (e.g. Feed and Seed Store) A
Building and Construction Contractors Lot S A Sec. 4.3.2.8
Contractors Office A A
Food and Beverage Stores
Supermarkets and Other Grocery Stores A A A
Convenience Stores A Sec. 4.3.2.16
Specialty Food Stores; not for on-premises consumption and not made on site A A A A 1 May allow light production with Special Use Approval.
Produce Stands, Permanent A Sec. 4.3.2.2
Temporary Outdoor Seasonal Sales S S S Sec. 4.3.4.6
Temporary Outdoor Retail Sales S S S Sec. 4.3.4.5
Package Stores, Retail A S
Retail Bakeries 1 A A A S 1 May allow light production with Special Use Approval.
General Merchandise Stores
Department Stores A A A
Warehouse Clubs and Supercenters A S A
General Merchandise Stores, including Small Box Discount Stores S S Sec. 4.3.2.26 (applicable to Small Box Discount Stores, only)
Miscellaneous Store Retailers
Pharmacies, Drug Stores A A A A
Beauty Supplies A S Sec. 4.3.2.6.
Optical Goods Stores A A A A A
Clothing and clothing accessory stores A A A A
Luggage and Leather Goods Stores A A A
Sporting Goods, Hobby, Music and Book Stores A A A A
Florists A A A A A
Office Supplies and Stationary Stores A A A A
Gift, Novelty, and Souvenir Stores A A A
Used Merchandise Stores (including Antiques, Used Books, Second-Hand Clothing, Indoor Flea Markets and Other Used Merchandise Stores), not including Pawnshops A A A S
Pawnshops, including Title Pawn A Sec. 4.3.2.21
Pet and Pet Supply Stores A A A A
Art Dealers (includes commercial studios and galleries); A A A A
Cigar and Tobacco Shops (excludes lounges) A A A A
Art Supply Stores A A A A
Swimming Pool and Pool Supply Stores A A A
Auction House A A A
Furniture and Home furnishings A A A
Electronic/Appliance Stores A A
Instrument/Music Stores (e.g. new records and compact discs) A A A
Business Support and Other Services
Banks, Credit Unions and Savings Institutions A A A A A
Check Cashing Services (Accessory use, only) A Sec. 4.3.2.10
Insurance Agencies, Brokerages and Other Insurance Related Activities A A A A
Banquet Hall or Event Center (2) S A A S Sec. 4.3.2.17
(2) may not be within 1,000 ft of another Place of Assembly
Self-Storage Unit Rental, Climate Controlled A S A Sec. 4.3.2.11
Self-Storage Unit Rental, Mini-warehouses A Sec. 4.3.2.20
Passenger Car Rental S A Sec. 4.3.2.31
Truck, Utility Trailer, and RV Rental and Leasing A A Sec. 4.3.2.23
General Rental Centers A
Construction Equipment Rental and Leasing A
Truck Stops A
Employment Placement Agencies and Executive Search Services, Temp Agencies A A A
Business Support Offices A A A
Testing Laboratories (includes physical, chemical, and other analytical testing; excludes medical and veterinary testing)* S A A
Travel Agencies A A A A A
Retailing New Cellular Phones and Service Plans (with or without repair services) A A A
Convention and Visitors Bureaus A A A
Locksmiths A A
Exterminating and Pest Control Services A
Janitorial Services A A
Landscaping Services S A
Carpet and Upholstery Cleaning Services A A
RESTAURANTS/FOOD SERVICES
Mobile Food Services (i.e., Food Truck Courts)* S A A S A Sec. 4.3.2.18
Restaurants, Full-Service (excluding Brewpubs)* A A A
Brewpubs A A A
Restaurants, Limited-Service, including Fast Food and Take-Out, with drive-through windows A
Restaurants, Drive-In A
Cafeterias, Grill Buffets, and Buffets* A A A
Specialty Snack Shops and Non-Alcoholic Beverage Bars* A A A
Bars, Taverns and Other Drinking Places A A A
Commercial and Industrial Machinery and Equipment Repair and Maintenance Services
Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Maintenance Services A A
Recreation Boat and Motorcycle Repair and Maintenance S A
Personal Care Services
Barber Shops A A S Sec. 4.3.2.6
Beauty Salons A A S Sec. 4.3.2.6
Hair Braiding Salon A A S Sec. 4.3.2.6
Nail Salons A A A Sec. 4.3.2.6
Diet and Weight Reducing Centers A A
Hair replacement Offices* A A A
Day Spa S A A S
Tattoo and Body Piercing Studios A
Coin-Operated Laundries and Drycleaners A
Other Services
Photography Studios, Portrait (including still, video, digital, and passports) S A A
Photofinishing Services A A
Home Health Care Services, including In-Home Hospice Care and Skilled Nursing Services* A S A
Funeral Homes and Funeral Services A
Crematories S Sec. 4.3.2.9
Animal Hospitals and Veterinary Clinics* A A Sec. 4.3.2.4
Animal Shelters A A Sec. 4.3.2.4
Pet Grooming Shops S A A Sec. 4.3.2.4
Pet Daycare S A A Sec.4.3.2.4
Kennels, Pet boarding A A Sec. 4.3.2.4
Kennels, Breeding A A Sec. 4.3.2.4
Keeping of domestic pets A A A A Sec. 4.3.3.1
Personal Fitness Training Services A A S A
Other Personal Services A A A
Mortgage and Non-mortgage Loan Brokers A A A
Professional Office A A A A A
Scientific Research and Development Services A A A A
Business Incubator A A A A
Coworking Space A A A A
Maker Space A A A A A
Corporate Management Offices A A A A A
Medical Offices* S A A
Medical and Diagnostic Laboratories* A A
ARTS, ENTERTAINMENT AND RECREATION
Outdoor Amphitheaters and Performance Venues A 2 A 2 2 As part of a mixed-use project. Sec. 4.3.2.13
Arena, Stadium, or Other Facility for Presenting Sporting Events A 2 A 2 2 As part of a mixed-use project. Sec. 4.3.2.13
Museums and Commercial Historical Sites, including non-retail Art Galleries A A
Zoos, Botanical Gardens, and Nature Parks A A A
Amusement Parks and Arcades A S S
Golf Courses, with or without a Country Club A A S Sec. 4.3.2.13
Fitness Centers, Health Clubs and Recreation Centers (includes Non-Profit facilities, e.g. YMCA) A A A A
Swimming Pools/Aquatic Centers, Commercial A A A Sec. 4.3.2.27.2
Recreational facilities A A A Sec. 4.3.2.13
Recreational or Youth Sports Teams Fields A A A Sec. 4.3.2.13
Miniature Golf Course A A A Sec. 4.3.2.13
Batting cage/Golf Driving Range A A A Sec. 4.3.2.13
Paintball Competition Courses A A Sec. 4.3.2.13
Temporary Outdoor Events S S S Sec. 4.3.4.4
Special Outdoor Events S S S Sec. 4.3.4.2
Billiard and Pool Halls S S 2 S 2 2 As part of a mixed use project. Sec. 4.3.2.13
Dance Halls and Night Clubs S S 3 3 As part of a mixed use project.
Cigar Lounges (with or without retail component) S S 4 S 4 4 As part of a mixed use project.
Hookah Lounges S S 5 S 5 5 As part of a mixed use project.
Motion Picture Theaters A A A
Libraries and Archives A A A A
MANUFACTURING, WHOLESALING AND WAREHOUSING
Craftsmen Studios (pottery, jewelry, woodworking, etc.) A A A A A
Brewery A A A 2 A 2 As part of a mixed-use project. Sec. 4.3.2.13
Microbrewery A A A 2 2 As part of a mixed-use project. Sec. 4.3.2.13
Winery A A A 2 A 2 As part of a mixed-use project. Sec. 4.3.2.13
Distillery A A A 2 A 2 As part of a mixed-use project. Sec. 4.3.2.13
Manufacturing
Manufacturing, traditional A
Apparel Manufacturing, excluding Tailors and Dressmakers A
Leather and Allied Product Manufacturing, A
Wood Product Manufacturing and Sawmills A
Paper Manufacturing, A
Printing and Related Support Activities A
Pharmaceutical and Medicine Manufacturing S A
Plastics and Rubber Product Manufacturing A
Clay Product and Refractory Manufacturing, excluding Studios of Pottery and Ceramics Artisans/Craftsmen S A
Computer and Electronic Product Manufacturing A
Electrical Equipment, Appliance, and Component Manufacturing A
Transportation Equipment Manufacturing A
Furniture and Related Products Manufacturing, excluding Studios of Custom Architectural Woodwork and Millwork Craftsmen S A
Medical Equipment and Supplies Manufacturing S A
Miscellaneous Manufacturing, A
Wholesale/Warehouse
Wholesale Trade with Customer Showrooms S A
Distribution Centers A
Medium- and Heavy-Duty Trucks, Bus, and Similar Motor Vehicle Dealer S A
General Warehousing and Indoor Storage (Cold Farm product) A
Lumber Storage Terminals A
Sound Recording Studios A A
Motion Picture and Video Production (including sound stages) A A A
Motion Picture and Video Postproduction Services A A
TRANSPORTATION and COMMUNICATIONS
Transportation
Taxi and Limousine Service S A Sec. 4.3.2.3
Taxi and limousine service, dispatch& storage S Sec. 4.3.2.27
General Freight Trucking, Local A
Charter Bus Terminal S A
Special Needs Transportation A A
Shuttle Services, Vanpools and Other Ground Passenger Transportation A A
Motor Vehicle Towing and Wrecker Services A
Trucking Terminal A
Courier and Express Delivery Services (FedEx, UPS), sorting and forwarding ("UPS Store" would be classified under Commercial Services, NAICS Ref. 56143 Business Service Centers) A
Local Messengers and Local Delivery Services (includes grocery and restaurant meal services, independent of a grocery store or restaurant) A A
Ambulance Services* S A
Parking Lots A S 6 A A 6 As part of a mixed-use project.
Parking Garages A S 7 S 7 A 7 As part of a mixed-use project.
Communications
Radio and Television Broadcasting Stations A A
Cable and Other Subscription Distribution A A
Wired Telecommunications Carriers A A
Satellite Telecommunications A A
Monopole Towers and Antennae S S
Lattice Towers S
Amateur Radio Service Antenna Structure S S S
Data Processing, Hosting, and Related Services A A
News Syndicates A A

 

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 2-2021, 1-22-21; Ord. No. 6-2021, § 1(Exh. A), 11-16-21; Ord. No. 2-2022, § 1(Exh. A), 6-13-22; Ord. No. 4-2023, § 6, 7-24-23; Amd. of 7-24-2023(6))

Sec. 3.1.1.- Purpose.

The intent of city council in adopting the residential zoning districts and associated standards of this section is to: (1) preserve and continue housing development that will enhance resident lifestyles and create a desirable environment for families, (2) promote design and development standards consistent with market and consumer preferences, and (3) foster a wide range of housing options that serve a diverse population as concerns age groups and incomes.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.2.- Residential land uses by zoning district.

The following zoning districts comprise the residential districts in the City of Riverdale:

1.

R-1 single-family detached residential district.

2.

R-2 single-family detached residential district.

3.

R-3 residential attached district.

4.

MR multifamily district.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.1.- Purpose.

The R-1 district is established to cater to households seeking a suburban lifestyle on relatively large lots.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.2.- Allowed uses.

Uses allowed in the R-1 district are identified in the section 3.0, Uses Table.

Also allowed:

A.

Subdivision recreation and open space areas owned, operated, and maintained by homeowners' associations for the exclusive use of residents and their guests.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.3.3.- Special uses.

Special uses in the R-1 District are identified in [section 3.0,] Uses Table and are subject to the approval process established in section 13.10.1, Standards of Review Applicable to Special Land User Permit.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.3.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the R-1 single-family detached residential district, as subordinate to the principal dwelling and use:

A.

Accessory buildings, including private garages, subject to the standards of section 4.2.1, Accessory buildings. Carports shall be allowed provided the structure is an integral part of the dwelling, the design and materials are identical to those of that of the dwelling and the carport is erected concurrently with the dwelling.

B.

Home occupations, subject to the standards of section 4.3.3.2, Home occupations.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.5.- Development standards.

The following development standards shall apply to any lot within an R-1 single-family detached residential district; Table 3-1, Single-Family Detached Residential Development Standards summarizes the standards applicable to the R-1 district:

Table 3-1. Single-Family Detached Residential Development Standards

Standard R-1
Minimum Lot Area 20,000 square feet
Minimum Lot Frontage 80 feet
Min. Lot Width @ Building Line 100 feet
Minimum Front Yard Setback 30 feet
Minimum Side Yard Setback 15 feet
Minimum Street Side Setback 20 feet
Minimum Rear Yard Setback 25 feet
Maximum Lot Coverage 30%
Minimum Heated Floor Area 1,600 square feet
Minimum Ground Floor Area 1,100 square feet
Maximum Building Height 35 feet
Minimum Tract Size n/a
Minimum Open Space 1 15%
Maximum Density 2 units/acre

 

1 Applies to subdivision developments and not to individual lots of record.

A.

Minimum lot area. Minimum lot area shall be 20,000 square feet.

B.

Minimum lot frontage. Minimum lot frontage shall be 80 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 100 feet.

D.

Front yard setback. The minimum front yard setback shall be 30 feet.

E.

Side yard setback. The minimum side yard setback shall be 15 feet. The minimum side yard setback on the street side of a corner lot shall be 20 feet.

F.

Rear yard setback. The minimum rear yard setback shall be 25 feet.

G.

Lot coverage. Impervious surfaces shall not occupy more than 30 percent of the lot.

H.

Access. All lots shall have the required frontage on a public street.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.6.- Dwelling unit standards.

A.

Minimum heated floor area. Minimum heated floor area shall be 1,600 square feet, exclusive of porches and garages. The minimum ground floor area of multi-story construction shall be 1,200 square feet, also exclusive of porches and garages.

B.

Building height. Maximum building height shall be 35 feet.

C.

Exterior finish materials standards.

1.

Allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

3.

Siding materials installed on all front facades shall be entirely comprised of full-depth brick, stone or cast stone, fiber cement panels or an appropriate combination of these materials.

D.

Design repetition. The architectural style of a dwelling shall not be repeated more often than once every four building lots. Reversed elevations shall be deemed a change in architectural style.

E.

Front loading garages. Garages on which the vehicle access doors face the street shall not extend more than four feet from the front elevation of the dwelling.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.7.- Site improvement standards.

Site improvements in an R-1 district, including parking, sidewalks, streetlights, landscaping, utilities and streets, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed within the right-of-way throughout the development on both sides of all streets within the development and shall connect to public sidewalks at convenient and appropriate locations. In the event no public sidewalk is present, the private sidewalk shall be laid to the location of the future sidewalk as determined by the community development director. Sidewalks shall also connect each dwelling unit to a sidewalk within the development. A landscaped area having a minimum width of four feet shall be provided between the back of curb and sidewalk.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer. The number and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development and a typical landscaping layout for individual lots shall be submitted to planning commission concurrent with submittal of a preliminary subdivision plat. New plant materials shall be added to the development to achieve privacy and shade, enhance curb appeal, minimize soil erosion and screen objectionable views.

E.

Utility installation. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

F.

Streets. All streets shall be built to city standards dedicated to, and accepted by, the City of Riverdale.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.3.8.- Open space and recreation areas.

Open space to be preserved or created and maintained in an R-1 district shall be subject to the following standards:

A.

Open space standards. A minimum of 15 percent of the total development tract shall be reserved as open space that shall be recorded on the final plat or other instrument satisfactory to the city attorney. Open space shall be defined as usable space such as parks, gardens, natural areas, recreation facilities and athletic courts, etc., that may be used for passive or active recreation. Open space shall not include building lots or any portion thereof, required yards, street rights-of-way, parking lots or detention ponds. A minimum of 50 percent of the open space shall be maintained as a single open area with the remaining open space distributed as smaller areas. A maximum of 20 percent of each required open space area may be located within a floodplain. Minimum width of any open space area shall be 50 feet with a maximum ratio of length to width of three to one (3:1). Pedestrian access to open space shall be a minimum of ten feet in width and located a minimum of 15 feet from any dwelling unit.

B.

Establishment and preservation of open space.

1.

Construction phases. Each phase of development shall comply with the proportional open space for individual development phases and shall be designated on the preliminary and final plats. The developer shall submit plans for establishing the open space with the preliminary plat. The developer shall establish the proportional open space as indicated on the plats during the construction of each development phase. No certificate of occupancy shall be issued until open space in proportion to the development and as indicated on the approved final plat has been established.

2.

Covenants. The developer, or homeowners' association created by the developer, shall preserve and maintain the land reserved for open space, parks, natural areas and recreation areas by recorded covenants and restrictions. The deed book and page number in which all such covenants and restrictions are recorded shall be shown on the recorded final plat of the development and on each deed transferring ownership of property located within the development.

3.

Developer maintenance of open space and/or common areas. In the event the developer elects not to establish a homeowners' association, the developer shall continue to preserve and maintain the land reserved for open space and common areas for the owners and occupants of the development until a homeowners' association is established.

4.

Homeowners' associations. Use of open space shall be governed by the association bylaws within the bounds of the recorded covenants and restrictions. These documents shall be satisfactory to the city attorney.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.1.- Purpose.

The R-2 district is established to accommodate developers seeking higher density projects to reduce development costs and market housing to households seeking an urban lifestyle on moderately-sized lots.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.2.- Allowed uses.

Uses allowed in the R-2 district are identified in the section 3.0, Uses Table.

Also allowed:

A.

Group home/special needs group home.

B.

Planned developments for the elderly, including the following facilities and features, provided applicable standards of the R-2 District are met:

1.

Community rooms.

2.

Indoor fitness and recreation facilities.

3.

Infirmary or health facility.

4.

Kitchenettes in each dwelling unit.

5.

Restaurant or catered dining rooms.

6.

Patio or balcony for each dwelling unit.

C.

Subdivision recreation and open space areas owned, operated, and maintained by homeowners' associations for the exclusive use of residents and their guests.

D.

Public parks and recreation areas.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.4.3.- Special uses.

Special uses in the R-2 District are identified in section 3.0, Uses Table and are subject to the approval process established in section 13.10.1, Standards of Review Applicable to Special Land User Permit.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.4.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the R-2 single-family detached residential district, as subordinate to the principal dwelling and use:

A.

Accessory buildings, including private garages, subject to the standards of section 4.2.1, Accessory buildings. Carports shall be allowed provided the structure is an integral part of the dwelling, the design and materials are identical to those of that of the dwelling and the carport is erected concurrently with the dwelling.

B.

Home occupations, subject to the standards of section 4.3.3.2, Home occupations.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.5.- Development standards.

The following development standards shall apply to any lot within an R-2 single-family detached residential district; Table 3-2, Single-Family Detached Residential Development Standards summarizes the standards applicable to the R-2 district:

Table 3-2. Single-Family Detached Residential Development Standards

Standard R-2
Minimum Lot Area 10,000 square feet
Minimum Lot Frontage 60 feet
Min. Lot Width @ Building Line 80 feet
Minimum Front Yard Setback 25 feet
Minimum Side Yard Setback 10 feet
Minimum Street Side Setback 15 feet
Minimum Rear Yard Setback 20 feet
Maximum Lot Coverage 35%
Minimum Heated Floor Area 1,400 square feet
Minimum Ground Floor Area 1,000 square feet
Maximum Building Height 35 feet
Minimum Tract Size n/a
Minimum Open Space 1 15%
Maximum Density 4 units/acre

 

;adv=6; 1 Applies to subdivision developments and not to individual lots of record.

A.

Minimum lot area. Minimum lot area shall be 10,000 square feet.

B.

Minimum lot frontage. Minimum lot frontage shall be 60 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 80 feet.

D.

Front yard setback. The minimum front yard setback shall be 25 feet.

E.

Side yard setback. The minimum side yard setback shall be ten feet. The minimum side yard setback on the street side of a corner lot shall be 15 feet.

F.

Rear yard setback. The minimum rear yard setback shall be 20 feet unless abutting a side yard on a residentially zoned or used lot to the rear. In that case, the minimum rear yard shall be 25 feet.

G.

Lot coverage. Impervious surfaces shall not occupy more than 35 percent of the lot.

H.

Access. All lots shall have the required frontage on a public street.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.6.- Dwelling unit standards.

A.

Minimum heated floor area. Minimum heated floor area shall be 1,400 square feet, exclusive of porches and garages. The minimum ground floor area of multi-story construction shall be 1,100 square feet, also exclusive of porches and garages.

B.

Building height. Maximum building height shall be 35 feet.

C.

Exterior finish materials standards.

1.

Allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

3.

Siding materials installed on all front facades shall be entirely comprised of full-depth brick, stone or cast stone, fiber cement panels or an appropriate combination of these materials.

D.

Design repetition. The architectural style of a dwelling shall not be repeated more often than once every four building lots. Reversed elevations shall be deemed a change in architectural style.

E.

Front loading garages. Garages on which the vehicle access doors face the street shall not extend more than four feet from the front elevation of the dwelling.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.7.- Site improvement standards.

Site improvements in an R-2 district, including parking, sidewalks, streetlights, landscaping, utilities and streets, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed within the right-of-way throughout the development on both sides of all streets within the development and shall connect to public sidewalks at convenient and appropriate locations. In the event no public sidewalk is present, the private sidewalk shall be laid to the location of the future sidewalk as determined by the community development director. Sidewalks shall also connect each dwelling unit to a sidewalk within the development. A landscaped area having a minimum width of four feet shall be provided between the back of curb and sidewalk.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer. The number and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development and a typical landscaping layout for individual lots shall be submitted to planning commission concurrent with submittal of a preliminary subdivision plat. New plant materials shall be added to the development to achieve privacy and shade, enhance curb appeal, minimize soil erosion and screen objectionable views.

E.

Utility installation. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

F.

Streets. All streets shall be built to city standards dedicated to, and accepted by, the City of Riverdale.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.4.8.- Open space and recreation areas.

Open space to be preserved or created and maintained in an R-2 district shall be subject to the following standards:

A.

Open space standards. A minimum of 15 percent of the total development tract shall be reserved as open space that shall be recorded on the final plat or other instrument satisfactory to the city attorney. Open space shall be defined as usable space such as parks, gardens, natural areas, recreation facilities and athletic courts, etc., that may be used for passive or active recreation. Open space shall not include building lots or any portion thereof, required yards, street rights-of-way, parking lots or detention ponds. A minimum of 50 percent of the open space shall be maintained as a single open area with the remaining open space distributed as smaller areas. A maximum of 20 percent of each required open space area may be located within a floodplain. Minimum width of any open space area shall be 50 feet with a maximum ratio of length to width of three to one (3:1). Pedestrian access to open space shall be a minimum of ten feet in width and located a minimum of 15 feet from any dwelling unit.

B.

Establishment and preservation of open space.

1.

Construction phases. Each phase of development shall comply with the proportional open space for individual development phases and shall be designated on the preliminary and final plats. The developer shall submit plans for establishing the open space with the preliminary plat. The developer shall establish the proportional open space as indicated on the plats during the construction of each development phase. No certificate of occupancy shall be issued until open space in proportion to the development and as indicated on the approved final plat has been established.

2.

Covenants. The developer, or homeowners' association created by the developer, shall preserve and maintain the land reserved for open space, parks, natural areas and recreation areas by recorded covenants and restrictions. The deed book and page number in which all such covenants and restrictions are recorded shall be shown on the recorded final plat of the development and on each deed transferring ownership of property located within the development.

3.

Developer maintenance of open space and/or common areas. In the event the developer elects not to establish a homeowners' association, the developer shall continue to preserve and maintain the land reserved for open space and common areas for the owners and occupants of the development until a homeowners' association is established.

4.

Homeowners' associations. Use of open space shall be governed by the association bylaws within the bounds of the recorded covenants and restrictions. These documents shall be satisfactory to the city attorney.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.1.- Purpose.

The R-3 district is established to provide a relatively medium to high density housing option for households seeking affordable housing in duplex, triplex and quadruplex dwellings.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.2.- Permitted uses.

Uses allowed in the R-3 district are identified in the section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.5.3.- Special uses.

Special uses in the R-3 District are identified in section 3.0, Uses Table and are subject to the approval process established in section 13.10.1, Special use approvals.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.5.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the R-3 residential attached district, as subordinate to the principal dwellings and uses:

1.

Accessory buildings, including private garages, shall be subject to the standards of section 4.2.1, Accessory buildings. Carports shall be prohibited.

2.

Home occupations, subject to the standards of section 4.3.3.2, Home occupations.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.5.- Development standards.

The following development standards shall apply to any lot with-in an R-3 residential attached district; Table 3-3, Residential Attached Development Standards summarizes the development standards applicable to the R-3 district. Table 3-4, Residential Attached Building Standards summarizes the building standards applicable to the R-3 district:

Table 3-3. Residential Attached Development Standards

Standard R-3
Minimum Lot Area
 • Duplex 14,520 square feet
 • Triplex 21,780 square feet
 • Quadruplex 29,040 square feet
Minimum Lot Frontage 75 feet
Min. Lot Width @ Building Line 100 feet
Minimum Front Yard Setback 25 feet
Minimum Side Yard Setback 15 feet
Minimum Street Side Setback 20 feet
Minimum Rear Yard Setback 25 feet
Maximum Lot Coverage 40%
Minimum Heated Floor Area 1,000 square feet
Maximum Building Height 35 feet
Minimum Tract Size n/a
Minimum Green Space n/a
Maximum Density 6 units/acre

 

1 Applicable to townhouse and condominium developments, only.

Table 3-4. Residential Attached Building Standards

Standard R-3
 • One Bedroom Unit n/a
 • Two Bedroom Unit n/a
 • Three Bedroom Unit n/a
 • Local Street n/a
 • Collector Street n/a
 • Arterial Street n/a
Minimum Building Height n/a
Minimum Tract Size n/a
 • Front to Front 60 feet
 • Front to Side 60 feet
 • Front to Rear 60 feet
 • Side to Side 60 feet
 • Side to Rear 60 feet
 • Rear to Rear 60 feet

 

A.

Minimum lot area. Minimum lot area shall be 14,520 square feet for each individual duplex building, 21,780 square feet for each individual triplex building and 29,040 square feet for each individual quadruplex building. Maximum density shall be six dwelling units per acre.

B.

Minimum lot frontage. Minimum lot frontage shall be 75 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 100 feet.

D.

Front yard setback. The minimum front yard setback shall be 25 feet.

E.

Side yard setback. The minimum side yard setback shall be 15 feet. The minimum side yard setback on the street side of a corner lot shall be 20 feet.

F.

Rear yard setback. The minimum rear yard setback shall be 25 feet.

G.

Lot coverage. Impervious surfaces shall not occupy more than 40 percent of the lot.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.6.- Dwelling unit standards.

A.

Minimum heated floor area. Minimum heated floor area shall be 1,000 square feet, exclusive of porches and garages.

B.

Building height. Maximum building height shall be 35 feet.

C.

Building separation. No duplex, triplex or quadruplex building shall be located less than 60 feet from another such building on the same lot.

D.

Exterior finish materials standards.

1.

The allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

3.

Fully one-half of the siding materials installed on all front facades shall be comprised of full-depth brick, stone or cast stone, fiber cement panels or an appropriate combination of these materials.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.7.- Site improvement standards.

Site improvements in an R-3 district, including parking, sidewalks, streetlights, landscaping, utilities and streets, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed within the right-of-way throughout the development on both sides of all streets within the development and shall connect to public sidewalks at convenient and appropriate locations. In the event no public sidewalk is present, the private sidewalk shall be laid to the location of the future sidewalk as determined by the community development director. Sidewalks shall also connect each dwelling unit to a sidewalk within the development. Unless otherwise provided, a landscaped area having a minimum width of five feet shall be provided between the back of curb and sidewalk.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer. The number and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development shall be submitted to planning commission concurrent with submittal of a preliminary subdivision plat. New plant materials shall be added to the development to achieve privacy and shade, enhance curb appeal, minimize soil erosion and screen objectionable views.

E.

Utility installation. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

F.

Streets. All streets shall be built to city standards dedicated to, and accepted by, the City of Riverdale.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.8.- Buffers.

A buffer shall be maintained along the exterior property boundary in compliance with article 8, Buffer and Landscaping Standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.9.- Landscaping.

Landscaping shall be installed subject to owner's selection of landscape design and plant materials, including any combination of trees, shrubs and groundcovers sufficient to stabilize the landscaped portions of the lot. Landscaping of parking areas shall comply with article 8, Buffer and Landscaping Standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.5.9[10].- Open space and recreation areas.

Open space to be preserved or created and maintained in an R-3 district shall be subject to the following standards:

A.

Open space standards. A minimum of 15 percent of the total development tract shall be reserved as open space that shall be recorded on the final plat or other instrument satisfactory to the city attorney. Open space shall be defined as usable space such as parks, gardens, natural areas, recreation facilities and athletic courts, etc., that may be used for passive or active recreation. Open space shall not include building lots or any portion thereof, required yards, street rights-of-way, parking lots or detention ponds. A minimum of 50 percent of the open space shall be maintained as a single open area with the remaining open space distributed as smaller areas. A maximum of 20 percent of each required open space area may be located within a floodplain. Minimum width of any open space area shall be 50 feet with a maximum ratio of length to width of three to one (3:1). Pedestrian access to open space shall be a minimum of ten feet in width and located a minimum of 15 feet from any dwelling unit.

B.

Establishment and preservation of open space.

1.

Construction phases. Each phase of development shall comply with the proportional open space for individual development phases and shall be designated on the preliminary and final plats. The developer shall submit plans for establishing the open space with the preliminary plat. The developer shall establish the proportional open space as indicated on the plats during the construction of each development phase. No certificate of occupancy shall be issued until open space in proportion to the development and as indicated on the approved final plat has been established.

2.

Covenants. The developer shall preserve and maintain the land reserved for open space, parks, natural areas and recreation areas by recorded covenants and restrictions. The deed book and page number in which all such covenants and restrictions are recorded shall be shown on the recorded final plat of the development. These documents shall be satisfactory to the city attorney.

3.

Developer maintenance of open space and/or common areas. The developer shall preserve and maintain the land reserved for open space and common areas in perpetuity.

4.

Use of open space. All open space and common areas shall be available for use by all residents of the development and their guests within the bounds of the recorded covenants and restrictions.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.6.1.- Purpose.

The purpose of the MR district is to provide housing options for households seeking a lifestyle in which property maintenance is light or performed by others compared to neighborhoods featuring detached single-family dwellings. Such developments are deemed medium density residential development in the Riverdale context and include condominiums and townhouses intended for owner-occupancy.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.6.2.- Allowed uses.

The uses allowed in the MR district are indicated in the section 3.0, Uses Table.

Also allowed:

A.

Patio homes intended for rental and age-restricted dwellings and subject to the development standards of the R-2 district.

B.

Planned developments for the elderly, including the following facilities and features:

1.

Community rooms.

2.

Indoor fitness and recreation facilities.

3.

Infirmary or health facility.

4.

Kitchenettes in each dwelling unit.

5.

Restaurant or catered dining rooms.

6.

Patio or balcony for each dwelling unit.

C.

Recreation facilities, such as tennis courts, badminton courts, swimming pools, clubhouses, playgrounds, parks, pet parks, community gardens and nature paths.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.3.- Special uses.

Special uses in the MR district are identified in Uses Table and are subject to the approval process established in section 13.10.1, Standards of Review Applicable to Special Land Use Permit.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the MR district, as subordinate to the principal dwellings and uses:

A.

Accessory buildings, including private garages reserved for the exclusive use of residents of the premises, shall be subject to the standards of section 4.2.1, Accessory buildings. Carports shall be prohibited.

B.

Home occupations, subject to the standards of section 4.3.3.2, Home occupations.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.6.5.- Development standards.

The following standards shall apply to the MR district. Table 3-5, Multifamily Development Standards summarizes the development standards applicable to the MR district for apartments/condos. Table 3-6 Multifamily Building Standards summarizes the building standards applicable to the MR District for single-family attached developments.

A.

Minimum tract size: Minimum tract size for an apartment/condo development shall be five acres.

B.

Minimum lot area: Minimum area for a townhouse development shall be 6,000 square feet.

C.

Minimum lot frontage: Minimum lot frontage shall be 175 feet.

D.

Minimum lot width at the building line: Minimum lot width at the building line shall be 200 feet.

E.

Front yard setback: The minimum front yard setback shall be 40 feet.

F.

Side yard setback: The minimum side yard setback shall be 15 feet. The minimum side yard setback on the street side of a corner lot shall be 20 feet.

G.

Rear yard setback: The minimum rear yard setback shall be 25 feet.

H.

Lot coverage: Impervious surfaces shall not occupy more than 50 percent of the lot.

Table 3-5. Multifamily Development Standards

Standard MR
Minimum Lot Area 6,000 square feet 1
 • Duplex n/a
 • Triplex n/a
 • Quadruplex n/a
Minimum Lot Frontage 175 feet
Min. Lot Width @ Building Line 200 feet
Minimum Front Yard Setback 40 feet
Minimum Side Yard Setback 15 feet
Minimum Street Side Setback 20 feet
Minimum Rear Yard Setback 25 feet
Maximum Lot Coverage 50%
Maximum Building Height 40 feet
Minimum Tract Size 5 acres
Minimum Green Space 20%
Maximum Density 12 units/acre

 

1 Applicable to townhouse developments, only.

Table 3-6. Multifamily Building Standards

Standard MR
Minimum Lot Area Per Unit
 • Duplex 3,100 square feet
 • Other Single-Family Attached 3,000 square feet
Minimum Lot Frontage 175 feet
Minimum Lot width at building line 200 feet
Minimum Front Yard Setback 10 feet
Minimum Side Yard Setback (end units) 15 feet
Minimum StreetSide Setback 20 feet
Minimum Rear Yard Setback 15 feet
Maximum Lot Coverage 50%
Maximum Building Height 40 feet
Minimum Tract Size 1 acre
Minimum Green Space 20%
Maximum Density 12 units/acre

 

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.6.- Single-family attached lot standards.

A.

Lots within a condominium or townhouse development shall front on a public street that shall be built to city standards and dedicated to the city.

B.

Each townhouse, duplex, etc. unit, whether attached or detached, shall be located on an individual building lot.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.7.- Density and building standards.

A.

Density. Maximum density shall be 12 units per gross acre. The maximum density for mid-rise apartment and condominium buildings shall be 24 units per gross acre, provided that an additional set-back of one foot shall be met for every foot of building height above 35 feet.

B.

Limitations on bulk. All buildings shall be limited to a maximum of eight dwelling units on each floor, provided that ten dwelling units per floor shall be allowed in mid-rise apartment and condominium developments. This increase in building bulk or mass shall be accompanied by an additional setback of two feet for every dwelling unit per floor above eight dwelling units.

C.

Maximum building height. Maximum building height shall be 40 feet, provided that a mid-rise apartment or condominium building may be 60 feet in height.

D.

Minimum building height. Minimum building height shall be 35 feet.

E.

Common walls. Dwelling units shall share common walls along a minimum of 50 percent of the depth of each unit.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.6.8.- Dwelling unit standards.

A.

Minimum dwelling unit size. Minimum heated floor area shall be as follows:

1.

One-bedroom unit: 700 square feet.

2.

Two-bed unit: 900 square feet.

3.

Three-bedroom unit 1,100 square feet.

B.

Private yards. Dwelling units in all multifamily, condominium, townhouse, and single-family attached developments shall provide a rear yard in addition to the front yard. The minimum area of the rear yard shall be 400 square feet with a least dimension of 20 feet. End units of each condominium or townhouse building shall have a minimum side yard of 15 feet that shall run the full depth of the lot. An opaque fence or wall shall be installed at a 90-degree angle from the rear wall of the building that divides the dwelling units to create an appropriately-sized, private outdoor space for each household. Such fence or wall shall have a minimum height of six feet and extend a minimum of 12 feet from the rear of building. Multi-story buildings shall provide a terrace having minimum dimensions of ten feet in width and four feet in depth.

C.

Architectural design. In the event that a specific architectural design concept is to be a condition of approval of the development, the concept shall be set forth in the recorded protective covenants and restrictions. All multifamily housing types allowed in the multifamily district shall comply with the following standard:

1.

All four elevations of a multifamily, townhome, or single-family attached building shall feature a minimum building articulation of four feet every three dwelling units or alternately, creation of a distinctive facade based on varied architectural features or exterior finish materials. This standard is intended to achieve variation in the building facade that minimizes the bulk of the building and creates visual interest.

2.

Elements may include:

a.

Changes in the roofline at intervals not greater than 40 feet in continuous length, such as variations in roof pitch, overhangs, projections, and extended eaves;

b.

Distinctive window patterns that are not repeated within groupings of up to four dwelling units;

c.

Variations in the setback of the front facade of the building by at least five feet between adjoining dwelling units;

d.

Stepbacks on the facade of at least two feet in depth and four feet in width at intervals of not more than 30 feet;

e.

Diminishing upper floors (gross floor area of upper story is smaller than the gross floor area of the lower story);

f.

Balconies, bays, or changes in the wall plane of the front facade of the building;

g.

Garage door entrance(s) for automobiles located at the side or rear of the building; or

h.

Other architectural elements that the director determines accomplish the objective of visually dividing the structure into smaller identifiable sections.

D.

Exterior finish materials standards.

1.

The allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

3.

Fully one-half of the siding materials installed on all front facades shall be comprised of full-depth brick, stone or cast stone, fiber cement panels or an appropriate combination of these materials.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.9.- Site improvements.

Site improvement standards in an MR district, including off-street parking, sidewalks, streetlights, landscaping, service and emergency vehicle access, vehicle access, refuse disposal, maintenance facilities, utilities, streets, and convenience and safety, shall be subject to the following standards:

A.

Off-street parking. All required parking shall be provided within the development and shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading. Parking spaces shall be designated spaces, specifically reserved for an individual dwelling unit. Walking distance from a dwelling unit to an associated parking space shall not exceed 200 feet.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed throughout the development on both sides of all public and private streets within the development and shall connect to public sidewalks at convenient and appropriate locations. In the event no public sidewalk is present, the private sidewalk shall be laid to the location of the future sidewalk as determined by the community development director. Unless otherwise provided, a landscaped area having a minimum width of five feet shall be provided between the back of curb and sidewalk. Sidewalks may be incorporated into the landscaping, but shall not displace required landscaping. See article 7, Parking and Loading.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer. The number and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development and a typical landscaping layout for individual lots in a townhouse or single-family attached development, shall be submitted to planning commission concurrent with submittal of a preliminary subdivision plat. New plant materials shall be added to the development to achieve privacy and shade, enhance curb appeal, minimize soil erosion and screen objectionable views. Landscaping of parking facilities and buffers shall comply with Article 8. Buffer and landscaping standards.

E.

Service and emergency vehicle access. Site plans shall provide for access for firefighting equipment, ambulance and emergency service vehicles and solid waste vehicles and shall be subject to approval by the Riverdale Fire Marshal and the city engineer.

F.

Vehicle access. Vehicle access to all dwelling units within a residential subdivision shall be from an internal street within the subdivision and not directly on to a collector or arterial street. Vehicle access shall generally be made from the lowest street classification available for such access. However, access to a multifamily development via a local street shall only be granted when no other street access is available. All access shall be subject to approval by the city with the exception of developments accessing a state route.

G.

Refuse disposal. Outdoor collection stations shall be enclosed and provided at central locations selected to minimize creation of a nuisance or hazard to residents. Dumpsters, compactors and any other refuse equipment shall be appropriately screened by means of a fence, wall or landscaping. In no event shall such screening exceed a height of ten feet.

H.

Maintenance facilities. Maintenance facilities shall be located in such a manner as to minimize the impact on residents.

I.

Utility installation. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

J.

Streets. All streets in a condominium and townhouse development shall be built to city standards dedicated to, and accepted by, the City of Riverdale. All streets and parking areas in a multifamily development shall be privately owned and maintained by the owner.

K.

Convenience and safety. Provisions shall be made for informational signs to facilitate locating individual dwelling units within a development. Provisions shall also be made for securing mail and parcel deliveries. Parking areas, service areas, walks, steps, streets, driveways and recreational areas shall be illuminated to ensure resident safety and convenience. Lighting fixtures shall be properly designed to prevent spillover into nearby dwelling units. Minimum illumination provisions shall comply with the most current Illuminating Engineering Society Standards.

L.

Management by a professional management company providing full-time services for the management of rental housing facilities is required for all rental housing in a multi-family complex of ten units or more.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.1.6.10.- Buffers.

A buffer shall be maintained along the exterior property boundary in compliance with article 8, Buffer and Landscaping Standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.1.6.11.- Open space and recreation areas.

Open space to be preserved or created and maintained in an MR district shall be subject to the following standards:

A.

Open space standards. A minimum of 20 percent of the total development tract shall be preserved as open space that shall be recorded on the final plat or other instrument satisfactory to the city attorney. Open space shall be defined as usable space such as parks, gardens, natural areas, recreation facilities and athletic courts, etc., that may be used for passive or active recreation. Open space shall not include building lots or any portion thereof, required yards, street rights-of-way, parking lots or detention ponds. A minimum of 50 percent of the open space shall be maintained as a single open area with the remaining open space distributed as smaller areas. A maximum of 20 percent of each required open space area may be located within a floodplain. Minimum width of any open space area shall be 50 feet with a maximum ratio of length to width of three to one (3:1). Pedestrian access to open space shall be a minimum of ten feet in width and located a minimum of 15 feet from any dwelling unit.

B.

Establishment and preservation of open space.

1.

Construction phases. Each phase of development shall comply with the proportional open space for individual development phases and shall be designated on the preliminary and final plats. The developer shall submit plans for establishing the open space with the preliminary plat. The developer shall establish the proportional open space as indicated on the plats during the construction of each development phase. No certificate of occupancy shall be issued until open space in proportion to the development and as indicated on the approved final plat has been established.

2.

Covenants. The developer shall preserve and maintain the land reserved for open space, parks, natural areas and recreation areas by recorded covenants and restrictions. The deed book and page number in which all such covenants and restrictions are recorded shall be shown on the recorded final plat of the development. These documents shall be satisfactory to the city attorney.

3.

Developer maintenance of open space and/or common areas. The developer shall preserve and maintain the land reserved for open space and common areas in perpetuity through a homeowner's association or other legal entity. A copy of any applicable covenant, restrictions and conditions shall be recorded and provided to the City prior to build permit approval.

4.

Use of open space. All open space and common areas shall be available for use by all residents of the development and their guests within the bounds of the recorded covenants and restrictions.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.2.1.- Purpose.

The intent of city council in adopting the commercial zoning districts and associated standards of this section is to: (1) foster commercial development that meets the needs of residents and commuters, (2) promote design and development standards that will yield quality commercial development, (3) prohibit uses that would diminish the curb appeal of the city's commercial areas or otherwise adversely affect the appearance of these areas, and (4) accommodate neighborhood scale development that promotes resident attachment to place.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.2.- Commercial land uses by zoning district.

The following zoning districts comprise the commercial districts in the City of Riverdale:

1.

NC neighborhood commercial district.

2.

GC general commercial district.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.1.- Purpose.

The NC district is to serve the consumer needs of adjacent neighborhoods. Uses are limited to those that will not tend to attract shoppers from beyond those neighborhoods. Properly located, the neighborhood commercial district is walkable for nearby residents. Building sizes are restricted to small shops to achieve a pedestrian scale. Drive-through businesses are prohibited to promote walking.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.2.- Allowed uses.

Uses allowed in the neighborhood commercial district are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.3.- Special uses.

Special uses that may be allowed in the neighborhood commercial district are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the NC neighborhood commercial district, as subordinate to the principal use or building:

A.

Accessory buildings, subject to the standards of section 4.2.4, Non-residential accessory building standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.5.- Development standards.

The following development standards shall apply to any lot with-in an NC neighborhood commercial district; Table 3.7, Neighborhood Commercial Development Standards summarizes these standards:

Table 3.7. Neighborhood Commercial Development Standards

Standard NC
Minimum Lot Area 4,000 square feet
Minimum Lot Frontage 40 feet
Minimum Lot Width @ Building Line 40 feet
Minimum Front Yard Setback 0 feet
Minimum Side Yard Setback 0 feet
Minimum Street Side Setback 0 feet
Minimum Rear Yard Setback 10 feet
Maximum Lot Coverage 85%
Minimum Heated Floor Area 1,000 square feet
Maximum Building Height 35 feet
Minimum Tract Size n/a
Minimum Open Space None

 

A.

Minimum lot area. Minimum lot area shall be 4,000 square feet.

B.

Minimum lot frontage. Minimum lot frontage shall be 40 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 40 feet.

D.

Front yard setback. The minimum front yard setback shall be zero feet.

E.

Side yard setback. The minimum side yard setback shall be zero feet. The minimum side yard set-back on the street side of a corner lot may be zero, provided the clear vision area is not encroached upon.

F.

Rear yard setback. The minimum rear yard setback shall be ten feet.

G.

Lot coverage. Impervious surfaces shall not occupy more than 85 percent of the lot.

H.

Access. All lots shall have the required frontage on a public street.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.6.- Building standards.

The following standards shall apply to all new construction within an NC neighborhood commercial district:

A.

Minimum heated floor area. Minimum heated floor area shall be 1,000 square feet.

B.

Building height. Maximum building height shall be 35 feet.

C.

Exterior finish materials standards.

1.

The allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

d.

Fully one-half of the siding materials installed on all front facades shall be comprised of full-depth brick, stone or cast stone.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.3.7.- Site improvement standards.

Site improvements in an NC district, including off-street parking, sidewalks, streetlights, landscaping, service and emergency vehicle access, vehicle access, utilities, and refuse disposal, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading. Parking in the front yard shall be limited to 50 percent of the required spaces.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed within the right-of-way along any street frontage serving the property and align with adjacent public sidewalks. In the event public sidewalks are not present, the alignment shall be determined by the community development director. Sidewalks that connect the building entrance(s) to the public sidewalk shall also be installed. All such sidewalks shall be installed at the sole expense of the developer or property owner. Unless otherwise provided, a landscaped area having a minimum width of five feet shall be maintained between the back of curb and sidewalk. Sidewalks may be incorporated into the landscaping, but shall not displace required landscaping. See article 7, Parking and Loading.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer or property owner. The number, type and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development shall be submitted to the community development director concurrent with submittal of an application for a building permit. Such plans shall con-form to article 8, Buffer and Landscaping Standards.

E.

Service and emergency vehicle access. Site plans shall provide for access for firefighting equipment, ambulance and emergency service vehicles and solid waste vehicles and shall be subject to approval by the Riverdale Fire Marshal and the city engineer.

F.

Vehicle access. Vehicle access shall generally be made from the lowest street classification available for such access. However, access to a commercial development via a local street shall only be granted when no other street access is available. All access shall comply with section 7.14, Access standards and shall be subject to approval by the city with the exception of developments accessing a state route.

G.

Utilities. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

H.

Refuse disposal. Collection stations shall be enclosed and placed at the rear of the property to minimize unsightly views. Dumpsters, compactors and any other refuse equipment shall be appropriately screened by means of a fence, wall or landscaping. In no event shall such screening exceed a height of ten feet.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.1.- Purpose.

The general commercial district is to acknowledge the auto-dependent character of the historic development pattern along Riverdale's arterials such as Highway 85 and Highway 138. This district protects the substantial investments made by the owners of such properties and the contribution of these businesses to Riverdale coffers. Application of the North American Standard Industry Classification (NASIC) uses to these commercial corridors and the interpretive authority of the community development director established in section 9.2, Interpretive authority of the community development director or the zoning administrator affords substantial flexibility in the range of allowed uses. This flexibility will enable business owners to better tap into the market demand represented by the very significant traffic volumes on these corridors.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.2.- Allowed uses.

Uses allowed in the general commercial district are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.3.- Special uses.

Special uses that may be allowed in the General Commercial District are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the GC general commercial district, as subordinate to the principal use or building:

A.

Accessory buildings, subject to the standards of section 4.2.4, Non-residential accessory building standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.5.- Development standards.

The following development standards shall apply to any lot with-in a GC general commercial district; Table 3-8, General Commercial Development Standards summarizes these standards.

Table 3.8. General Commercial Development Standards

Standard GC
Minimum Lot Area 20,000 square feet
Minimum Lot Frontage 125 feet
Min. Lot Width @ Building Line 125 feet
Minimum Front Yard Setback 20 feet
Minimum Side Yard Setback 0 feet
Minimum Street Side Setback 0 feet
Minimum Rear Yard Setback 10 feet
Maximum Lot Coverage 90%
Minimum Heated Floor Area 2,000 square feet
Maximum Building Height 40 feet; maximum of four stories
Minimum Tract Size n/a
Minimum Open Space None

 

A.

Minimum lot area. Minimum lot area shall be 20,000 square feet.

B.

Minimum lot frontage. Minimum lot frontage shall be 125 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 125 feet.

D.

Front yard setback. The minimum front yard setback shall be the average of the building placement on adjacent lots or 20 feet where no buildings are present.

E.

Side yard setback. The minimum side yard setback shall be zero feet. The minimum side yard set-back on the street side of a corner lot may be zero, provided the clear vision area is not encroached upon.

F.

Rear yard setback. The minimum rear yard setback shall be ten feet.

G.

Lot coverage. Impervious surfaces shall not occupy more than 90 percent of the lot.

H.

Access. All lots shall have the required frontage on a public street.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20; Ord. No. 6-2021, § 1(Exh. A), 11-16-21)

Sec. 3.2.4.6.- Building standards.

The following standards shall apply to all new construction within a GC general commercial district:

A.

Minimum heated floor area. Minimum heated floor area shall be 2,000 square feet.

B.

Building height. Maximum building height shall be 40 feet; maximum of four stories.

C.

Exterior finish materials standards.

1.

The allowed exterior finishes include, but are not limited to, full-depth brick, stone, cast stone or other finished masonry, fiber cement panels, high-quality vinyl siding, EIFS, glass, wood or other natural materials, or similar material as approved by the community development director.

2.

Restrictions on vinyl siding and exterior insulations finish system (EIFS):

a.

Vinyl siding shall comply with product standards of the Vinyl Siding Institute (VSI). Vinyl siding shall be installed to the vinyl manufacturer's standards.

b.

EIFS siding shall be installed in accordance with the EIFS manufacturer's specifications.

c.

Use of these materials shall be consistent with the use of these materials on surrounding development.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.7.- Site improvement standards.

Site improvements in a GC district, including off-street parking, sidewalks, streetlights, landscaping, service and emergency vehicle access, vehicle access, utilities, and refuse disposal, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading. Parking in the front yard shall be limited to 50 percent of the required spaces.

B.

Sidewalks. Sidewalks having a minimum width of five feet shall be installed within the right-of-way along any street frontage serving the property and align with adjacent public sidewalks. In the event public sidewalks are not present, the alignment shall be determined by the community development director. Sidewalks that connect the building entrance(s) to the public sidewalk shall also be installed. All such sidewalks shall be installed at the sole expense of the developer or property owner. Unless otherwise provided, a landscaped area having a minimum width of five feet shall be maintained between the back of curb and sidewalk. Sidewalks may be incorporated into the landscaping, but shall not displace required landscaping. See article 7, Parking and Loading.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer or property owner. The number, type and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development shall be submitted to the community development director concurrent with submittal of an application for a building permit. Such plans shall con-form to article 8, Buffer and Landscaping Standards.

E.

Service and emergency vehicle access. Site plans shall provide for access for firefighting equipment, ambulance and emergency service vehicles and solid waste vehicles and shall be subject to approval by the Riverdale Fire Marshal and the city engineer.

F.

Vehicle access. Vehicle access shall generally be made from the lowest street classification available for such access. However, access to a commercial development via a local street shall only be granted when no other street access is available. All access shall comply with section 7.14, Access standards and shall be subject to approval by the city with the exception of developments accessing a state route.

G.

Utilities. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

H.

Refuse disposal. Collection stations shall be enclosed and placed at the rear of the property to minimize unsightly views. Dumpsters, compactors and any other refuse equipment shall be appropriately screened by means of a fence, wall or landscaping. In no event shall such screening exceed a height of ten feet.

I.

Vending machines and newsstands shall be located to the side or rear of the principal structure and shall comply with section 4.4.3.4, Collection bins, vending machines and newsstands.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.2.4.8.- Commercial design standards.

All non-residential development shall comply with the standards of section 5.2, Commercial Architectural Design Standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.1.- Purpose.

The intent of city council in adopting the office-institutional district and the hospital overlay as well as the associated standards of this section is to: (1) foster office and institutional development that not only brings expanded services to residents, but expanded employment opportunities as well; (2) promote design and relaxed development standards that will yield quality and more intensive office development; and (3) encourage medical related uses to the exclusion of incompatible and non-complementary uses to support establishment of a dynamic medical center for both professional employment and accessible medical services.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.2.- Office-institutional land uses by zoning district.

A.

The following zoning districts comprise the office-institutional districts in the City of Riverdale:

1.

"O-I" office-institutional district.

2.

"H" hospital overlay.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.1.- Purpose.

The O-I district is a typical office-institutional district that should be promoted by Riverdale as a source of high paying jobs. As with the majority of zoning districts in the ordinance, the O-I is an exclusive district, prohibiting low density residential development that could compete with office development in a market where vacant land is limited. Given that reality, development standards that foster high intensity development, in combination with the reservation of open space, are intended to create park-like settings that will attract and sustain office tenants and employees. Institutional uses such as places of worship and schools of all types are also allowed in the O-I District. Buffers and setbacks can facilitate an appropriate transition from office and institutional uses to either neighborhood commercial districts or multifamily districts that would be appropriate uses to step down from O-I District uses to single-family detached neighborhoods.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.2.- Allowed uses.

Uses allowed in the office-institutional district are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.3.- Special uses.

Special uses that may be allowed in the office-institutional district are presented in section 3.0, Uses Table.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.4.- Accessory uses and buildings.

The following accessory uses of land and buildings shall be authorized in the office-institutional district, as subordinate to the principal use or building:

A.

Accessory buildings, subject to the standards of section 4.2.4, Non-residential accessory building standards.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.5.- Development standards.

The following development standards shall apply to any lot with-in an O-I office-institutional district; Table 3-9, Office-Institutional Development Standards summarizes these standards:

Table 3-9. Office-Institutional Development Standards

Standard O-I
Minimum Lot Area 17,000 square feet
Minimum Lot Frontage 100 feet
Minimum Lot Width @ Building Line 80 feet
Minimum Front Yard Setback 0 feet
Minimum Side Yard Setback 0 feet; 10 feet when abutting residential
Minimum Street Side Setback 0 feet
Minimum Rear Yard Setback 0 feet; 10 feet when abutting residential
Maximum Lot Coverage 80%
Minimum Heated Floor Area 3,000 square feet
Maximum Building Height 60 feet; maximum of six stories
Minimum Open Space 10%

 

A.

Minimum lot area. Minimum lot area shall be 17,000 square feet.

B.

Minimum lot frontage. Minimum lot frontage shall be 100 feet.

C.

Minimum lot width at the building line. Minimum lot width at the building line shall be 80 feet.

D.

Front yard setback. The minimum front yard setback shall be zero feet.

E.

Side yard setback. The minimum side yard setback shall be zero feet; ten feet when abutting residential. The minimum side yard setback on the street side of a corner lot may be zero, provided the clear vision area is not encroached upon.

F.

Rear yard setback. The minimum rear yard setback shall be zero feet; ten feet when abutting residential.

G.

Lot coverage. Impervious surfaces shall not occupy more than 80 percent of the lot.

H.

Access. All lots shall have the required frontage on a public street.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.6.- Building standards.

A.

Minimum heated floor area. Minimum heated floor area shall be 3,000 square feet.

B.

Building height. Maximum building height shall be 60 feet; a maximum of six stories.

C.

Architectural design and materials standards. All other building construction shall comply with the architectural urban design overlay standards adopted in this ordinance.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.7.- Site improvement standards.

Site improvements in an O-I district, including off-street parking, sidewalks, streetlights, landscaping, service and emergency vehicle access, vehicle access, utilities, and refuse disposal, shall be subject to the following standards:

A.

Off-street parking. Parking shall comply with all applicable standards for off-street parking contained in article 7, Parking and Loading. Parking in the front yard shall be limited to 25 percent of the required spaces.

B.

Sidewalks. Sidewalks having a minimum width of eight feet to encourage walking shall be installed within the right-of-way along any street frontage serving the property and align with adjacent public sidewalks. In the event public sidewalks are not present, the alignment shall be determined by the community development director. Sidewalks that connect the building entrance(s) to the public sidewalk shall also be installed. All such sidewalks shall be installed at the sole expense of the developer or property owner. Unless otherwise provided, a landscaped area having a minimum width of five feet shall be maintained between the back of curb and sidewalk. Sidewalks may be incorporated into the landscaping, but shall not displace required landscaping. See article 7, Parking and Loading.

C.

Streetlights. Pedestrian-scale lighting standards having a height of 14 and to 18 feet shall be installed at the sole expense of the developer or property owner. The number, type and location of such lighting standards shall be determined by the community development director.

D.

Landscaping. Landscaping plans for the development shall be submitted to the community development director concurrent with submittal of an application for a building permit. Such plans shall conform to article 8, Buffer and Landscaping Standards.

E.

Service and emergency vehicle access. Site plans shall provide for access for firefighting equipment, ambulance and emergency service vehicles and solid waste vehicles and shall be subject to approval by the Riverdale Fire Marshal and the city engineer.

F.

Vehicle access. Vehicle access shall generally be made from the lowest street classification available for such access. However, access to a commercial development via a local street shall only be granted when no other street access is available. All access shall comply with section 7.14, Access standards and shall be subject to approval by the city with the exception of developments accessing a state route.

G.

Utilities. All utilities, including gas, electric, phone, cable, and fiber optics, shall be located underground.

H.

Refuse disposal. Collection stations shall be enclosed and placed at the rear of the property to minimize unsightly views. Dumpsters, compactors and any other refuse equipment shall be appropriately screened by means of a fence, wall or landscaping. In no event shall such screening exceed a height of ten feet.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)

Sec. 3.3.3.8.- Open space and recreation areas.

Open space to be preserved or created and maintained in an O-I district shall be subject to the following standards:

A.

Open space standards. A minimum of ten percent of the total development tract shall be preserved as open space that shall be recorded on the final plat or other instrument satisfactory to the city attorney. Open space shall be defined as usable space such as parks, gardens, natural areas, recreation facilities and athletic courts, etc., that may be used for passive or active recreation. Open space shall not include building lots or any portion thereof, required yards, street rights-of-way, parking lots or detention ponds. A minimum of 50 percent of the open space shall be maintained as a single open area with the remaining open space distributed as smaller areas. A maximum of 20 percent of each required open space area may be located within a floodplain. Minimum width of any open space area shall be 50 feet with a maximum ratio of length to width of three to one (3:1). Pedestrian access to open space shall be a minimum of ten feet in width and located a minimum of 15 feet from any dwelling unit.

B.

Establishment and preservation of open space.

1.

Construction phases. Each phase of development shall comply with the proportional open space for individual development phases and shall be designated on the preliminary and final plats. The developer shall submit plans for establishing the open space with the preliminary plat. The developer shall establish the proportional open space as indicated on the plats during the construction of each development phase. No certificate of occupancy shall be issued until open space in proportion to the development and as indicated on the approved final plat has been established.

2.

Covenants. The developer shall preserve and maintain the land reserved for open space, parks, natural areas and recreation areas by recorded covenants and restrictions. The deed book and page number in which all such covenants and restrictions are recorded shall be shown on the recorded final plat of the development. These documents shall be satisfactory to the city attorney.

3.

Developer maintenance of open space and/or common areas. The developer or owner shall preserve and maintain the land reserved for open space and common areas in perpetuity.

4.

Use of open space. All open space and common areas shall be available for use by all commercial tenants and their employees, residents of the development, and registered guests of any hotel or motel within the bounds of the recorded covenants and restrictions.

(Ord. No. 7-2020, § 1(Exh. A), 10-26-20)