(a)

The RT two-family residential districts are designed to afford a transition of use in existing housing areas by permitting new construction or conversion of existing structures between adjacent residential and commercial, office, thoroughfares or other uses which would affect residential character. This district also recognizes the existence of older residential areas of the city where larger houses have been or can be converted from single-family to two-family residences in order to extend the economic life of these structures and allow the owners to justify the expenditures for repairs and modernization. This district also allows the construction of new two-family residences where slightly greater densities are permitted.

(b)

The RM-1 and RM-2, multiple-family residential districts are designed to provide sites for multiple-family dwelling structures and related uses, with height restrictions compatible with single-family residential districts, to serve the needs for the apartment type of unit in an otherwise low-to-medium density residential community.

(c)

The RM-1 district is generally intended for the development of a planned complex of low-rise, low- density buildings on acreage parcels.

(d)

The RM-2 district is intended for limited usage in areas where a land use transition is desired, but where the existing pattern of platting is on small lots or parcels.

(e)

The RM-3 multiple-family residential district is designed to provide for planned multiple-family development in limited locations where such land use is not incompatible with single-family residential uses. This district is further provided to accommodate independent and dependent housing facilities as defined in this article.

In the RT and RM-1 through RM-3 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 multiple-family residential district shall adhere to the following area, height, bulk, and placement regulations:

Footnotes to section 102-82 schedule limiting height, bulk, density, and placement regulations:

¹ Height exceptions in accordance with section 102-23, height exceptions and limitations.

² For all multiple-family developments the following standards shall apply:

a.

Building and parking lot setbacks along exterior property lines shall be a minimum of 30 feet; 50 feet where the development abuts a single-family residential district.

b.

The minimum distance between any two buildings shall be equal to the height of the taller building or be at least 30 feet.

c.

Buildings shall be setback at least 20 feet from the nearest edge of any internal drive or roadway, parking lot or aisle, not including the sidewalk.

d.

No building shall exceed 180 feet in length.

e.

Parking shall not cover more than 30 percent of the area of any required yard.

f.

Duplexes are subject to single-family detached dwelling standards.

³ Regulations for accessory buildings are described in article II general provisions.

⁴ Setbacks for institutional uses (such as a place of worship, 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.

⁵ 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.

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 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.