The higher density residential zoning district (HDRZD) may be used to provide areas where a mix of housing types is permitted, but protected from conflict with commercial and industrial uses. Conflict between different densities of residential development within the HDRZD will be avoided or mitigated by requiring approval of a class II permit for subdivisions, mobile home parks, and performance standards that require such businesses to be compatible with neighboring homes. Schools, churches, daycare centers, and parks are also allowed, but only after public review and approval of a class II permit to ensure that they are compatible with a residential environment. (Ord. 2000-02, 3-3-2000)

1. Uses: The permitted uses in the HDRZD shall be:
   1. Accessory uses and buildings customarily associated with the uses permitted in this zoning district, including the conditional uses.
   2. Home businesses, in compliance with the detailed performance standards of TCC 9.30.
   3. Lot splits and plat amendments.
   4. Minor utility installations.
   5. One- or two-family dwellings and multiple-family (attached) dwellings containing no more than eight (8) dwelling units.
2. Permit: A class I permit shall be required for any lot split, plat amendment, permitted use or building, unless that lot split, plat amendment, use, or building is specifically exempted from the requirement for a permit by TCC 9.10. (Ord. 2000-02, 3-3-2000)
   

The conditional uses that may be permitted, upon approval of a class II permit, in the HDRZD

1. Mobile home parks.
2. Multiple-family (attached) residential developments containing more than eight (8) dwelling units.
3. Schools, churches, daycare centers, and parks.
4. Subdivisions designed for occupancy by any of the dwelling types or densities permitted in this zoning district, including the conditional uses. (Ord. 2000-02, 3-3-2000)
   

The specification standards for development within the HDRZD shall be the same as for the VCZD, as shown in TCC 9.14.070. (Ord. 2000-02, 3-3-2000)

Development in the HDRZD shall be subject to the general performance standards of TCC 9.22, as applicable, and the additional specific performance standards adopted herein.

1. Accessory Buildings: Accessory buildings shall be permitted in side or rear yards only, and are subject to the setback requirements of TCC 9.14.070 Table 1. Accessory buildings shall also be separated from other buildings on the same lot by at least five feet (5').
2. Outdoor Storage:
   1. Screening: Outdoor storage shall be confined to side or rear yards, or effectively screened from public view using a landscaped buffer that includes an opaque hedge, fence, or wall. The materials and color of screening fences or walls shall be compatible with those of the main building on the lot.
   2. Exception: Construction equipment and materials may be temporarily stored in a front yard, but shall be removed promptly upon completion of construction. The parking of a currently licensed vehicle is not outdoor storage.
3. Landscaped Buffers: Landscaped buffers shall be provided and maintained in compliance with chapter 12 of this title.
4. Internal Circulation: Multiple-family developments that include multiple structures and mobile home parks shall provide a safe system of internal circulation that is maintained by the owner or operator, or, in the case of condominiums, the owners' association. Internal circulation systems shall comply with the detailed performance standards of chapter 16 of this title. (Ord. 2000-02, 3-3-2000)

This zoning district is designed for use in appropriate locations in the city, as determined via the amendment of the official zoning map. (Ord. 2000-02, 3-3-2000)

(See also TCC 9.12.050 Paragraph F.)