Skiatook City Zoning Code

CHAPTER 4

RESIDENTIAL DISTRICTS

11-4-1: PURPOSES:

A. General Purposes: The residential districts are designed to:

1. Achieve the residential objectives of the comprehensive plan.

2. Protect the character of residential area by excluding inharmonious commercial and industrial activities.

3. Achieve a suitable environment for family life by permitting in residential areas appropriate neighborhood facilities, such as churches, schools, and certain cultural and recreational facilities.

4. Preserve openness of the living area and avoid overcrowding by requiring minimum yards, open spaces, lot areas, and by limiting the bulk of structures.

5. Permit a variety of dwelling types and densities to meet the varying needs of families.

6. Control the density of residential development to facilitate the planning for and economical provision of streets, utilities, and other public facilities.

B. RE Residential Estate District: The RE district is designed to permit the development and conservation of single-family detached dwellings in a suitable environment for family life on large parcels of land at a low rate of urban population density. It is the intent of this district to prohibit any other use which would substantially interfere with the stated purposes of this district, and discourage any use that generates traffic and creates congestion on neighborhood streets other than the normal traffic serving the residents on those streets.

C. RS Residential Single-Family Districts: The RS-1, RS-2 and RS-3 districts are designed to permit the development and conservation of single-family detached dwellings in suitable environments in a variety of densities to meet the varying requirements of families.

D. RD Residential Duplex District: The RD district is designed to permit a more intense yet compatible use of tracts in or near single-family residential and other neighborhoods which, because of size, topography, or adjacent land use are not ideally suited for single-family use.

E. RM Residential Multi-Family Districts: The RM-1 and RM-2 districts are designed to permit the development and conservation of multi-family dwelling types, such as garden apartments and townhouses, in suitable environments in a variety of densities to meet the varying requirements of families.

F. RMH Residential Mobile Home Park District: The RMH district is designed to recognize mobile home living as a residential use necessitating location in residential areas yet requiring regulation to ensure a suitable living environment. (1991 Code § 16-13-400)

11-4-2: PRINCIPAL USES PERMITTED:

The principal uses permitted in the residential districts are designated by use unit. The use units are groupings of individual uses and are fully described, including their respective off street parking, loading and screening requirements and other use conditions in chapter 11 of this title. Additionally, a single-family detached dwelling shall utilize customary residential exterior finishing materials as defined in section 11-1-5; unless located in AG district meeting the bulk and area requirements of chapter 3. The use units permitted in residential districts are set forth in table 1 of this section. (1991 Code § 16-14-410; amd. Ord. 2025-06, 7-14-2025)

TABLE 1

USE UNITS PERMITTED IN RESIDENTIAL DISTRICTS

(Chapter 11 Of This Title)

X - Use By Right E - Special Exception

No.	Use Unit	Districts
No.	Use Unit	RE	RS	RD	RM	RMH
1	Areawide uses by right	X	X	X	X	X
2	Areawide special exception uses	E	E	E	E	E
4	Public protection and utility facilities	E	E	E	E	E
5	Community services, cultural, and recreational facilities	E	E	E	E	E
6	Single-family dwelling	X	X	X	X	E
7	Duplex dwelling		E1	X	X
8	Multi-family dwelling and similar uses				X
9	Mobile home dwelling		E2			X
16	Ministorage				E

Notes:

1. Duplexes permitted in RS-3 only.

2. Mobile homes permitted in RS-3 only.

(Ord. 2007-04, 10-30-2007)

11-4-3: ACCESSORY USES:

A. Accessory Uses Permitted: Accessory uses customarily incident to a principal use permitted in a residential district are permitted in such district. In addition, the following uses set forth in table 2 of this section are permitted as accessory uses.

TABLE 2

ACCESSORY USES PERMITTED

IN RESIDENTIAL DISTRICTS

Uses		Districts
1. Home occupation		All R districts1
2. Roomers and boarders:
	2 persons	All R districts
	More than 2 persons	All R districts1
3. Shelters		All R districts
4. Signs:		All R districts
	Bulletin board Identification sign Real estate Construction sign
5. Swimming pool		All R districts
6. Management office and private recreation, laundry, and storage facilities		RM-1, RM-2, RMH

Note:

1. By special exception requiring board of adjustment approval.

B. Accessory Use Conditions:

1. General Conditions:

a. An accessory building erected as an integral part of the principal building shall be made structurally a part thereof, shall have a common wall therewith, and shall comply with the requirements applicable to the principal building.

b. A detached accessory building shall not be located in the front or side yard or encroach upon a minimum building setback line, but this limitation shall not apply to carports, provided the minimum required front yard or side yard or setback is observed.

c. Within the rear yard, a detached accessory building shall be located at least five feet (5') from any interior lot lines.

d. One unoccupied recreational vehicle, a length of thirty feet (30') or less, may be parked upon a lot as an accessory use.

2. Roomers And Boarders: In a dwelling unit occupied as a private residence, one or more rooms may be rented or table board furnished, to not more than:

a. Two (2) persons who are nonmembers of the family occupying said premises as a permitted accessory use; or

b. More than two (2) persons by special exception requiring board of adjustment approval.

However, in either case, no window display or signboard shall be used to advertise such use.

C. Signs:

1. One bulletin board may be erected on each street frontage of any educational, religious, institutional, or similar use requiring announcement of its activities. The bulletin board shall not exceed twelve (12) square feet in surface area, nor fifteen feet (15') in height, and illumination, if any, shall be by constant light.

2. One identification sign may be erected on each perimeter street frontage of a multi-family development, mobile home park, single-family subdivision or permitted nonresidential use. The sign shall not exceed thirty two (32) square feet in surface area, nor fifteen feet (15') in height, and illumination, if any, shall be by constant light.

3. During the period of construction, a temporary sign advertising the construction of improvements on the premises may be erected on each perimeter street frontage of the development. The sign shall not exceed four hundred (400) square feet in surface area, nor fifteen feet (15') in height, and illumination, if any, shall be by constant light.

4. A temporary real estate sign advertising the sale, rental, or lease of the premises may be erected on each street frontage of a lot. The sign shall not exceed eight (8) square feet in surface area, nor fifteen feet (15') in height, and illumination, if any, shall be by constant light. (1991 Code § 16-14-420)

11-4-4: BULK AND AREA REQUIREMENTS:

A. Table 3: Bulk and area requirements in the RE, RS, RD, and RM districts are shown in table 3 of this section.

TABLE 3

BULK AND AREA REQUIREMENTS IN

RE, RS, RD AND RM DISTRICTS

			RE	RS-1	RS-2	RS-3	RD	RM-1	RM-2
Lot width (minimum ft.):
	One-family		1502	100	75	60	60	60	60
	Two-family							60	60
	Multi-family							100	50
	Townhouse development							100	100
	Townhouse lot							20	20
Lot area (minimum sq. ft.):
	One-family		24,000	13,500	9,000	6,900	6,900	6,000	6,000
	Two-family						6,900	6,900	6,900
	Townhouse development							12,000	12,000
	Multi-family							10,000	6,000
	Townhouse lot							1,800	1,800
Land area per DU (minimum sq. ft.):
	One-family		28,375	16,000	10,875	8,400	7,500	7,500	7,500
	Two-family						4,200	4,200	4,200
	Townhouse development							2,400	2,400
	Multi-family:
		Less than 2 bedrooms						3,100	2,400
		2 or more bedrooms						4,357	3,100
Structure height (maximum ft.)			26	26	26	26	26	261	n/a
Livability space per DU (minimum sq. ft.)			12,000	7,000	5,000	4,000	2,000	1,000	400
Front yard abutting a public street:
	Measured from centerline of abutting street; add 1/2 of right of way designated on the major street plan, or 25 ft. if not designated on major street plan (minimum ft.)
	Arterial		35	35	35	35	35	35	35
	Not an arterial		35	35	30	25	25	25	25
All other yards abutting a public street:
	Measured from centerline of abutting street; add 1/2 of right of way designated on major street plan, or 25 ft. if not designated on major street plan (minimum ft.)
	Arterial		20	20	20	20	20	15	15
	Not an arterial		15	15	15	15	15	15	15
Rear yards (minimum ft.)			25	25	25	25	25	25	25
Side yards (minimum ft.):
	1 side yard		15	10	10	5	10	10	10
	Other side yard		15	5	5	5	5	5	10

Notes:

1. In the RM-1 district, a one-story limitation shall apply to structures containing more than 3 dwelling units which are within 50 feet of an adjoining RE or RS district.

2. The frontage of any lot in the RE district which meets the requirements of minimum lot size may be less than the minimum frontage as long as the front building line on said lot is a minimum of 125 linear feet.

B. Bulk And Area Requirements In RMH District:

1. Mobile Home Park Development:
	Tract area (minimum)		5 acres
	Tract width (minimum)		100 feet
	Land area per dwelling unit (minimum)		4,356 square feet
	Livability space shall be provided in common area of not less than 7,500 square feet, located so as to be conveniently accessible to the mobile homes it is intended to serve		300 square feet
	Front yards and any yard abutting a public street: Measured from centerline; add 1/2 right of way width designated on major street plan, or 25 feet if not designated on major street plan (minimum)
	Street plan (minimum):
		Abutting an arterial	35 feet
		Not abutting an arterial	25 feet
	Side yard (minimum)		10 feet
	Rear yard (minimum)		10 feet
	Height (maximum)		1 story
2. Internal Requirements:
	Mobile home space (minimum), exclusive of streets, required off street parking, and required livability space		2,100 square feet
	Separation between mobile homes (minimum)		10 feet
	Minimum internal street surfacing width		24 feet
	Mobile home setback from centerline of a private internal street (minimum)		22 feet
3. Mobile Home Subdivisions: A mobile home park development containing a tract of not less than 5 acres may be subdivided to permit individual ownership of mobile home spaces, provided the resulting lots shall comply with the bulk and area requirements set out below, and a subdivision plat incorporating the bulk and area requirements is submitted to and approved by the planning commission and filed of record in the office of the county clerk where the property is located:
	Land area per dwelling unit (minimum)		5,000 square feet
	Lot size (minimum)		4,000 square feet
	Livability space per dwelling unit (minimum)		600 square feet
	Height (maximum)		1 story
	Front yard and any yard abutting a public street: Measured from centerline; add to the distance designated in the column to the right 1/2 of the right of way width designated on major street plan, or 25 feet if not designated on major street plan (minimum)
	Abutting an arterial		35 feet
	Not abutting an arterial		10 feet
	Side yard (minimum)		5 feet
	Rear yard (minimum)		10 feet

(1991 Code § 16-14-430)

11-4-5: SPECIAL EXCEPTION USES:

The special exception uses permitted in the residential districts, as designated in section 11-4-2, table 1 of this chapter, are subject to the minimum requirements set out below, and such additional safeguards and conditions as may be imposed by the board of adjustment:

A. Accessory Signs: The accessory use provisions of the residential districts pertaining to signs are applicable to accessory signs for principal uses permitted by special exception.

B. Home Occupations:

1. The home occupation shall be engaged in only by the family or person occupying the dwelling as a private residence. No person shall be employed in the home occupation other than a member of the immediate family residing on the premises.

2. One identification sign shall be permitted for each home occupation advertising its use. The sign shall be affixed to the principal building or customary accessory building and shall not exceed six (6) square feet in surface area. No illumination of any type shall be permitted.

3. The home occupation shall be conducted entirely within an enclosed principal building or customary accessory building.

4. No mechanical equipment shall be used which creates a noise, dust, odor, or electrical disturbance.

5. No exterior alterations of the structure shall be made which would detract from the residential character of the structure.

C. Duplex Use: In the RS-3 district, duplex use shall comply with the height and yard requirements for single-family use and, in addition, shall comply with the following requirements:

1. Minimum lot area of nine thousand (9,000) square feet.

2. Minimum land area per dwelling unit of five thousand (5,000) square feet.

3. Minimum frontage of seventy five feet (75').

4. Minimum livability space per dwelling unit of two thousand five hundred (2,500) square feet.

D. Children's Nurseries: In the RE and RS districts, children's nurseries shall comply with the lot width, lot area, height, and yard requirements for single-family use and, in addition, a maximum floor area ratio of 0.5 shall apply.

E. Single-Family Dwelling: In the RMH district, a single-family dwelling shall comply with the bulk and area requirements for the RS-3 residential district.

F. Special Exception Uses: Except as provided in subsections C, D, and E of this section, and section 11-2-11 of this title, special exception uses shall comply with the least restrictive yard and height requirements of the district in which located and, in addition, shall comply with the following requirements:

1. Maximum floor area ratio of 0.5.

2. Minimum lot size of ten thousand (10,000) square feet.

3. Minimum frontage of one hundred feet (100').

4. A minimum building setback of twenty five feet (25') from abutting properties located within an R district.

Provided, that if the use unit requirements are greater, the use unit requirements shall control. (1991 Code § 16-14-440)

G. Ministorage Facilities: Ministorage facilities located in RM-1 and RM-2 districts shall comply with the following requirements:

1. The building height is limited to twelve feet (12'); provided, however, if the facilities contain an accessory dwelling to be used for management and security purposes, the height of the dwelling shall not exceed thirty five feet (35').

2. The minimum building setback from a public street shall be fifty feet (50'), plus one-half (1/2) the right of way designated on the major street plan when adjacent to an arterial street or freeway service road and thirty five feet (35') if adjacent to a nonarterial street.

3. The minimum building setback from a freeway and all other boundaries is ten feet (10'); provided, however, the board of adjustment may allow a five foot (5') building setback in this instance if the wall of the building is also to be used to meet the screening requirement in subsection G11 of this section. Any spaces between perimeter buildings shall require construction of an eight foot (8') masonry wall between buildings.

4. Exterior building walls shall consist of masonry construction using brick, stone, stucco or concrete tilt-up panels. Metal or standard (smooth) concrete block exterior walls are not permitted.

5. The floor area ratio (FAR) shall not exceed 0.5.

6. Access doors to storage units shall not be visible at ground level from an abutting O or R district and shall not be visible from an abutting public street

7. No hazardous, toxic or explosive materials are permitted to be stored in such facilities.

8. Open air storage is prohibited in the RM-1 district. Open air storage is prohibited on the perimeter of the lot in an RM-2 district, but may be permitted on the interior of the lot if the storage is not visible at ground level from an abutting O or R district or any public street.

9. The development site should have frontage on and access to an arterial street.

10. Only one ground sign shall be permitted. Location, size and height of such sign shall be determined by the board of adjustment; provided, however, the sign shall not exceed twenty feet (20') in height and thirty two (32) square feet of display surface area or two-tenths (2/10) of a square foot of display surface per linear foot of street frontage (whichever is greater), and illumination, if any, of the sign shall be by constant light.

11. A screening fence or masonry wall (to be determined by the board of adjustment) a minimum of eight feet (8') tall in height is required along the lot line or lot lines in common within an R district unless the developer opts to develop in accordance with subsection G3 of this section. (Ord. 2007-04, 10-30-2007)