The R-1A through R-3 one-family residential districts are designed to be the most restrictive of the residential districts. The intent is to provide for an environment of predominantly low-density, one-family detached dwellings along with other residentially-related facilities which serve the residents in the district.

In the R-1A through R-3 one-family residential districts, land, buildings, and other structures shall be used only for one or more of the uses specified in the table below. Uses denoted by a "P" are permitted by right, whereas uses denoted by "C" have site development standards for specific uses and uses denoted by a "S" are considered special land uses and may be approved by the planning commission subject to the applicable general and specific standards in article XI, site development standards for specific uses and article XIII, special land uses.

All uses within the single-family residential district shall adhere to the following area, height, bulk, and placement regulations:

Footnotes to section 102-72 schedule limiting height, bulk, density and area:

¹ Single-family detached condominiums in condominium subdivisions shall meet all requirements and standards of the district in which such dwellings are to be constructed, including minimum floor area requirements, and excepting minimum lot size, which shall be so developed that the number of dwelling units per gross acre shall not exceed the following:

a. R-1A, 2.2 dwelling units per gross acre.

b. R-1, 2.7 dwelling units per gross acre.

c. R-2, 3.3 dwelling units per gross acre.

d. R-3, 3.7 dwelling units per gross acre.

² Flexible alternatives to the standards are provided for properties and development projects meeting the criteria of article XII, planned unit development overlay standards.

³ Setbacks for institutional uses (such as a religious organization, church, nonprofit organization, academic institution, library or hospital) in residential districts shall be as follows:

a. A 35-foot wide greenbelt shall be provided along major thoroughfares or arterial roadways in all residential districts for residential developments. Building setbacks are measured from the interior line of the greenbelt. See article XXI, landscape standards and tree replacement.

b. Refer to article XXI, landscape standards and tree replacement for required setback and buffering based on adjacent zoning districts.

c. All yard areas shall be lawn, ground cover or living landscape plant materials, except for access drives, sidewalks, bike paths, architectural features, permitted accessory buildings and essential service facilities.

d. Refer to section 102-40, projections into yards.

e. Refer to subsection 102-255(d), off-street parking space design and setback requirements, of article XIX, off-street parking and loading-unloading standards, for parking setbacks.

⁴ Front

yard requirements in accordance with section 102-21, front yard requirements. Front yard setback reductions are permitted as follows:

a. Where the front yards for existing main buildings in the vicinity of, and in the same zoning districts as a subject lot are less than the required front yard for the zoning district of the subject lot, the required front yard for the subject lot shall be no less than 90 percent and no more than 135 percent of the average established front setback of existing main buildings on the same side of the street and entirely or partially within 300 feet of the side lot lines of the subject lot, subject to subsections b. and c., below. The zoning administrator may exclude dwelling units used in determining the average front yard that deviate from the average by more than 25 feet.

b. The front yard setback reduction shall only be permitted if there are two or more lots occupied by main buildings within the area described in subsection a, above, for computing the average front yard.

c. In no case shall the required front yard resulting from the application of subsection a and b, above, be less than 15 feet, or 20 feet for front entry garages.

⁵ Height exceptions in accordance with section 102-23, height exceptions and limitations.

⁶ Senior housing and care facilities tend to generate much lower traffic volumes and have less overall impact than commonly associated with traditional multiple-family developments. Thus, allowable density for senior housing shall be determined by the maximum units per acre permitted within the particular district, calculated using the following:

Senior Apartments: 1 unit = 1 unit of multiple-family

Congregate Care or Assisted Living Facilities: 2.5 units = 1 unit of multiple-family

Dependent Housing Facilities: 4.0 units = 1 unit of multiple-family

⁷ Impervious surfaces are man-made and other hard surfaces made of material(s) that impede or prevent the natural infiltration of water into the soil and may include, but not be limited to: pools, unenclosed decks, enclosed decks, sheds, at-grade patios, raised patios, pergolas, and any other structure covered by impenetrable materials such as asphalt, pavers, concrete, bricks, and stone that limits infiltration and natural groundwater recharge. The maximum percent of lot area which may be covered by impervious surfaces is ten percent regardless if the lot area covered by all buildings and accessory buildings.

⁸ In no instance shall lot area covered by all buildings, accessory buildings, and impervious surfaces, exceed 35 percent. For the purposes of calculating lot area covered by impervious surfaces a residential driveway and/or walkway to the entrance to the dwelling unit (as shown on an approved plot plan) are not included in the calculations.

All principal uses and special land uses are subject to the following site development requirements:

(1)

Article II: General provisions.

(2)

Article XV: Site plan review.

(3)

Article XIX: Off-street parking and loading standards.

(4)

Article XX: Access management and driveway standards.

(5)

Article XXI: Landscape standards and tree replacement.

(6)

Article XXII: Lighting standards.

(7)

Chapter 70: Signs.