Tonganoxie City Zoning Code
SECTION 6
“R-DT” RESIDENTIAL – DOWNTOWN DISTRICT
6-010 INTENT.
The intent of the R-DT district is to maintain the traditional pattern and historic character of neighborhoods near downtown, and to increase housing options in a human-scale, walkable context. The building scale is predominantly low-scale detached houses with additional low-scale residential buildings at strategic points and transitional areas to Downtown or adjacent corridors, providing housing options and supporting businesses with a strong residential population proximate to downtown. The character of the area is based on consistent frontage designs with comfortable and walkable streetscapes, moderate building setbacks, diverse and human-scale front entry features including social spaces, and understated garages and driveways. The R-DT district is divided into two sub-districts identified on the Downtown Regulating Plan: R-DT-1 is predominantly detached houses and establishes the predominant fabric throughout the area; and R-DT-2 is a mix of low-scale, multi-unit buildings that are compatible with the pattern and scale of houses.
(Ord. 1541, 12/15/2025)
6-011 ALLOWED USES.
A.
Residential Uses.
1.
Principal dwellings subject to the building type and development standards in Section 6-012.
2.
Group homes.
3.
Group living (R-DT only).
4.
Secondary and accessory uses.
5.
Accessory dwelling units are permitted either attached or internal to the principal building, or in a permitted secondary building, provided all development and design standards are met.
B.
Institutional Uses. Institutional and service uses provided they are incidental to other permitted uses, compatible with the surrounding area, and further the intent of the district.
1.
Community or social service/groups.
2.
Education — schools.
3.
Religious institutions.
4.
Safety services.
5.
Local utilities.
6.
Long term health care facilities (R-DT-2 only).
C.
Recreational Uses. Recreational uses provided they are incidental to permitted uses, compatible with the surrounding area, and further the intent of the district.
1.
Athletic facilities, outdoor.
2.
Open space or areas.
D.
Commercial Uses. Lodging facilities I.
E.
Special Uses.
1.
Special uses are permitted as listed in Appendix A and Section ZO-22.
2.
Mixed use buildings may be permitted in the R-DT district according to the process and criteria in Section ZO-22 and the additional standards in this section.
a.
Mixed use buildings may be permitted in three scales or types:
(1)
Live/Work buildings according to the Detached House or Townhouse building type standards.
(2)
Small mixed-use buildings, according to the Small Apartment building type standards.
(3)
Medium mixed-use buildings, according to the Medium Apartment building type standards.
b.
Mixed-use buildings should generally be limited in the same manner as location-limited buildings in Table 6-1 and criteria in Section 6-012A, with the added threshold that the uses create no negative impacts on surrounding residential property and form effective transitions to the HBD District or corridors adjacent to the R-DT districts.
(Ord. 1541, 12/15/2025)
6-012 DEVELOPMENT STANDARDS.
The development standards applicable in each district are based on the building types in Table 6-1, which are enabled depending on the R-DT-1 or R-DT-2 districts.
Table 6-1: Downtown Neighborhoods Building Types and Development Standards | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
Building Type | R-DT-1 | R-DT-2 | # of Dwellings | Lot Standards | Building Standards Setbacks | Height | ||||||
Principal | Accessory | Area (min.) | Width[1] | Coverage (max.) | Setbacks | |||||||
Front | Side[2] | Street Side | Rear | |||||||||
Detached House — Large Lot | ▪ | 1 | 2 | 12K+ | 80'+ | 35% | 30' + | 10' | 15' | 30' | 35' 2.5 stories | |
Detached House — Standard Lot | ▪ | ▪ | 1 | 1 | 6K+ | 50'- 79' | 50% | 30'—60' | 7' | 15' | 30' | 35' 2.5 stories |
Detached House — Small Lot | □ | ▪ | 1 | x | 2.5K + | 25' - 49' | 65% | 10'—30' | 5' | 10' | 30' | 35' 2.5 stories |
Multi-unit House — Large Lot | □ | ▪ | 2-6 3K/unit | 1 | 12K + | 80' + | 35% | 30' + | 10' | 15' | 30' | 35' 2.5 stories |
Multi-unit House — Standard Lot | □ | ▪ | 2-3 3K/unit | 1 | 6K + | 50'-79' | 50% | 30'-60' | 7' | 15' | 30' | 35' 2.5 stories |
Townhouse — Standard Lot | ▪ | 3-6 | 1 | 2K/unit | 19'—30' per unit | 65% | 10'-30' | 5' | 10' | 20' | 35' 2.5 stories | |
Townhouse — Small Lot | □ | 3-8 | x | 1.2K/unit | 12'-18' per unit | 75% | 10'-30' | 5' | 10' | 15' | 40' 3 stories | |
Small Apartment | ▪ | 3-12 | x | 6K-12K | 50'—79' | 65% | 10'-30' | 7' | 10' | 15' | 40' 3 stories | |
Medium Apartment | □ | 13-24 | x | 12K-25K | 80'—200' | 75% | 10'-30' | 10' | 15' | 20' | 40' 3 stories | |
Mixed Use Building | S | S | Mixed-use buildings may be approved by special use permit according to the procedures and criteria in Section ZO-22, and the additional intent of the R-DT districts and Downtown Regulation Plan, and all design objectives and design standards in this Section. | |||||||||
Notes: | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
▪ | Permitted building type. | |||||||||||
□ | Limited building type, subject to administrative approval based on location criteria in subsection A of this section, and the intent and design objectives of the R-DT district. | |||||||||||
S | Permitted only by Special Use Permit. | |||||||||||
[1] | Lot and building types shall be primarily based on the width at the frontage in addition to meeting the minimum lot size. For example, a 55' wide lot is generally interpreted as a "Standard Lot," even if it were over 12K square feet; however, if it were under 3K square feet it could be interpreted as a small lot. | |||||||||||
[2] | Interior side setbacks of attached buildings (townhouse and side-by-side duplexes) may be 0' if platted and constructed according to common wall standards of the building code. | |||||||||||
A.
Limited Building Types. Buildings indicated as limited application in Table 6-1 (□) shall only be permitted after administrative review by staff finding that they meet the intent of the R-DT district and the design objectives of all applicable design standards. Applications that do not meet these criteria may be denied by staff or referred to Planning Commission for a determination under the site plan procedures. Limited building types are allowed to create a greater mix of housing in the R-DT area in the following locations and circumstances:
1.
Any corner lots.
2.
Lots oriented to the end grain or short-side of a block on a collector street classification or higher.
3.
Lots fronting on or on block faces opposite of public or common open space.
4.
Blocks adjacent to a non-residential zoning district or transition to the HBD district.
B.
Setback Encroachments. The following encroachments into the required setback are permitted, except in no case shall this authorize structures that violate the provisions of any easement:
1.
Primary entrance features may encroach beyond the required front building line, as specified in Section 6-013D.
2.
Structural projections such as bay windows, balconies, canopies, chimneys, eaves, cornices, awnings, open fire escapes, egress wells, or other non-foundational overhangs or projections may extend up to four feet from the foundation and encroach into the setback, provided they:
a.
Are no closer than two feet from any lot line; and
b.
Are limited to no more than 15% of the total area of a building elevation.
3.
Unenclosed and un-roofed decks or patios at or below the first-floor elevation may extend into the rear or side setback up to 15 feet but no closer than five feet from any street side lot line and three feet to any other lot line.
4.
Ground-mounted mechanical equipment, meters, and utility boxes accessory to the building may be located in the side or rear setback provided they:
a.
Are no taller than four feet high.
b.
Extend no more than six feet from the principal building, and no closer than three feet to the lot line.
c.
Are screened from public right-of-way by a solid structure and landscape.
These limitations do not apply to any utility structures otherwise authorized to be located according to easements or in the right-of-way, which shall follow the location and design standards of those specific authorizations.
5.
Any other accessory structure within the setback, not specified in subsection C of this section, shall have a setback of at least one-half its height from the property line.
C.
Accessory Buildings. Accessory buildings shall be permitted in the R-DT district in association with and on the same lot as a principal building, subject to the standards in Table 6-2, R-DT Accessory Structures, and to the following additional limitations.
Table 6-2: R-DT Accessory Structures | |||
|---|---|---|---|
Type | Quantity | Size | Height |
Minor Structure (small shed, playhouse, and similar structures) | ▪ 1/each 3k s.f. of lot ▪ Maximum of 4 | ▪ 200 s. f. max | ▪ 12' max ▪ 16' if roof pitch is 6:12 or greater. |
Secondary Building (detached accessory building, guest house, and similar structures) | ▪ 1/principal building | ▪ No more than 1/2 of principal building footprint, up to 800 s.f. max | ▪ 16' max ▪ 24' if roof pitch is 6:12 or greater ▪ No higher than principal structure |
Any building over 16' high or more than 200 square feet shall meet the design standards in subsection C.3 of this section | |||
1.
Accessory buildings shall be clearly incidental and subordinate to the principal building or use in terms of scale, location, and orientation.
2.
Accessory buildings shall be two feet from any side or rear lot line and located behind the front building line. On corner lots, accessory buildings shall not be located closer to the street side the lessor of 20 feet or the line between the principal building and any building on the adjacent lot.
3.
Secondary buildings over 200 square feet or over 16 feet high shall meet the following massing and design standards to ensure compatibility with the principal structure:
a.
The wall height shall not exceed 10 feet above the finished floor, except that gables, dormers, or other subordinate walls may support a pitched roof.
b.
The roof peak or other top of structure shall not exceed 24 feet above finished floor for pitched roofs with a 6:12 pitch or greater, and no more than 16 feet for shed roofs or pitched roofs below a 6:12 pitch.
c.
The design shall be compatible with the principal building considering materials, architectural details and style, window and door details, and roof forms.
d.
Secondary buildings with vehicle access directly from an alley or shared easement shall be positioned to prevent parking that encroaches in the alley or easement. They may be built with the access between zero and three feet from the alley or shared easement, or with the access at least 20 feet from the alley or shared easement.
(Ord. 1541, 12/15/2025)
6-013 DESIGN STANDARDS.
A.
Design Objectives. The design standards in the R-DT districts shall be interpreted and applied to achieve the following design objectives:
1.
Enhance neighborhood character by coordinating streetscape investment with private lot and building investment on lot frontages.
2.
Design lot frontages to the context of the street and block and relate lots and buildings to the streetscape in a compatible manner along the block face.
3.
Provide outdoor social spaces that activate the streetscape and limit the cumulative impact of multiple lot frontages designed for car access.
4.
Use front entry features to create human-scale connections to the streetscape, apply compatible building forms along the frontage where the scale of buildings differ, and differentiate adjacent buildings with unique architectural details and subtle variations in entry feature design.
5.
Promote appropriate building mass in relation to the lot and streetscape, and in relation to buildings and open spaces on adjacent lots.
B.
Building Placement. Front building lines create a consistent pattern and rhythm along a block defining frontages and streetscapes. The front building line shall be established for each lot and building within the ranges expressed in Table 6-1, and based on the following:
1.
Front building lines should generally be consistent along each block face, or create gradual transitions to different building types.
2.
Front building lines should not deviate from adjacent homes by more than five feet, except where buildings are separated by more than 40 feet.
3.
Front entry features designed according to subsection D of this section may extend beyond the front building line.
4.
Staff may approve an administrative exception to the requirements in Table 6-1 when the block establishes a clear pattern of different front building lines on the same block, and where the proposed building line better meets the intent of the R-DT district and the design objectives in subsection A of this section.
C.
Garage and Driveway Limits. Garage and driveway limits establish the visual priority of human-scale elements of buildings, active and social spaces, and landscape along the streetscape. Front-loaded garages and driveways shall be limited to no more than 20% of the lot width, and up to 20 feet wide maximum.
1.
Front loaded garages that are stepped-back between 12 feet and 20 feet from the front building line may be up to 40% of the lot width and up to 27 feet wide maximum, and the driveway may be expanded within 20 feet of the entrance to allow access.
2.
Garages and driveways set back more than 20 feet beyond the front building line have no limits other than general lot and building standards.
3.
Where these standards limit front-loaded driveways and garages, shared driveways, side-access, or common lanes and alleys should be used.
4.
Any parking area larger than eight spaces shall be located behind the front building line and screened from the streetscape and adjacent property according to Sections ZO-20 and ZO-24.
D.
Front Entry Features. Front entry features create consistent human-scale massing elements that relate buildings to the block frontage, provide outdoor social spaces that activate streetscapes, and establish subtle variations in design and style among similar buildings along a block. All buildings shall have one of the following front entry features:
Table 6-3: Residential Front Entry Features | |||
|---|---|---|---|
Type | Width (Min.) | Depth (Min.) | Area (Min.) |
Porch | 10', but at least 50% of front elevation | 7' | 80 s.f. |
Stoop | 8' | 6' | 60 s.f. |
Entry Court | 12', but no more than 50% of front elevation | 10' | 200 s.f. |
1.
Front entry features shall be oriented to the lot front and have a sidewalk or path at least four feet wide directly connecting the entry feature to the public sidewalk.
2.
Entry features shall be integrated into the overall building design including compatible materials, roof pitch and forms, and architectural style and details.
3.
Entry features shall be single story, and any roof structure and ornamentation shall be between eight feet and 14 feet above the floor level of the entry feature. If not roofed, a canopy, pediment, transom windows, enlarged trim or molding shall be used to emphasize the entry.
4.
Entry features shall be unenclosed but may include a decorative wall or railing between 2.5 feet and four feet high along the perimeter.
5.
Entry features of adjacent buildings shall differ in one or more of the following ways to provide streetscape variation, particularly for the same building type or models:
a.
Different entry feature types (i.e. porch, stoop, or courtyard).
b.
Different location (i.e. centered, shifted - left/right, side, or wrapped).
c.
Different extent (i.e. full or half).
d.
Different roof type (i.e. shed, hip, flat, gabled, arched, trellis, or no roof).
e.
Any other significantly different architectural detail or massing elements.
6.
Entry features meeting the requirements of this section may encroach up to 10 feet into the front setback, but never closer than five feet to the lot line.
E.
Building Design. The design of buildings should create a compatible scale and appearance among all buildings, even when the size or types of buildings differ and when the architectural styles differ from adjacent buildings on the same block. All buildings shall use the following massing, facade design, and transparency strategies.
1.
Massing. Break up larger buildings into smaller masses, especially when larger buildings are adjacent to smaller buildings. Techniques to vary masses and create compatible scale with adjacent buildings include:
a.
Distinguish primary masses from secondary masses or wings with offsets of more than eight feet.
b.
Step backs in portions of the building footprint or upper stories by at least four feet in association with usable outside spaces such as decks, patios, balconies, or building entries.
c.
Cantilever of upper stories that provide at least two feet of overhang from other portions of the wall planes.
d.
Articulated rooflines using gables, dormers, eaves, and parapets that create projections of at least two feet.
2.
Facade Design. Limit blank walls, particularly on frontages, street facing elevations, or other portions of buildings visible from public spaces.
a.
Create projections in wall planes between two and four feet with bay windows, balconies, awnings, or canopies.
b.
Differentiate stories, roofs, or other masses with prominent trim materials or incorporate material changes for different components of the building mass. Significant trim elements should be at least eight inches wide and project between three inches and two feet from the wall plane.
c.
Use ornamental trim, material changes, or color changes to group significant architectural features such as entry points or groups of windows.
3.
Transparency. Provide actual and perceptual connections to outside spaces with transparency of windows and doors, generally achieving at least 25% on street facing facades, 15% on other visible walls, and 10% on more remote elevations.
a.
Locate windows to create a visual rhythm and balance along the entire facade, organizing architectural elements both vertically and horizontally.
b.
Incorporate distinct and visually significant windows and doors at key locations that relate to architectural features or important outside spaces.
c.
Locate and design windows strategically in relation to privacy concerns but maintain consistent exterior patterns and facade composition. High-bank windows, transom windows, opaque windows, and window treatments that are adaptable and user-controlled should be used to deliver privacy as opposed to omitting windows.
d.
Use projecting trim and ornamentation on windows and doors to create depth, texture, and shadows on the facade; to emphasize openings; or to group openings into a single architectural feature.
F.
Landscape Design. Landscape design provides environmental benefits, creates comfortable spaces, and mitigates impacts or more intense elements of lots and buildings. All lots shall have the following landscape elements:
Table 6-4: Plant Requirements | ||
|---|---|---|
Site Elements | Landscape Requirement | |
Streetscape: The landscape area in the ROW or along the lot line immediately abutting the right of way. | ▪ | 1 shade tree per 40' of lot frontage; |
▪ | Corner lots shall meet this requirement on street side lot lines at a rate of 50% of the requirement. | |
▪ | Constrained right-of-way or streetscapes may substitute 1 understory tree per 20'. | |
Frontage and Foundation. The area between the building line and ROW along a street, including street sides of corner lots. | ▪ | 1 understory tree per 40' of lot frontage for buildings set back more than 10' from the front lot line; |
▪ | 1 additional shade tree per 40' of lot frontage for buildings set back 30' or more from the front lot line. | |
▪ | 1 shrub per 5' of building frontage for buildings setback more than 10' from the front lot line. | |
▪ | Evergreen trees may be substituted for understory trees at a rate of 1 for 1, and for shade trees at a rate of 2 for 1, for up to 50% of the requirement. | |
▪ | Corner lots shall meet this requirement on street side lot lines at a rate of 50% of the requirement. | |
Parking. Landscape areas on the perimeter or interior of parking. | ▪ | Any parking area for more than 8 cars shall have 1 shade tree per every 8 parking spaces and be screened from the streetscape and any adjacent lots according to Section 24-012B. |
Other | ▪ | All other non-residential uses shall have one shade tree per 7,000 square feet of lot. Trees meeting the above requirements may contribute to this requirement. |
1.
Street trees shall be located in line with other trees along the block to create a rhythm, enclosure, and canopy along the streetscape. Trees should be centered between the curb and sidewalk where at least six feet of landscape area exists. Alternatively, trees may be located five feet to 10 feet from the curb where sidewalks do not exist or where space is otherwise constrained.
2.
Frontage and foundation plantings should be located in association with any outside social spaces, to frame entries, to enhance architectural features, or to anchor corners of buildings. In general ornamental trees should be planted within 10 to 20 feet of the building and shrubs should be planned with three to six feet of the building.
3.
Parking lot landscape shall be located within eight feet of the perimeter of spaces, or within internal parking lot islands and allocated evenly across parking areas to minimize impacts, reduce heat elements, and provide filtering and infiltration of rain and runoff.
(Ord. 1541, 12/15/2025)
6-014 COURTYARD PATTERN.
A.
Design Objective. A courtyard pattern can integrate multi-building projects into the neighborhood pattern by organizing formal open space part of the site and street frontage. It is an effective infill strategy or appropriate on deeper lots and blocks, for irregular blocks, or breaking larger-scale projects into more neighborhood-friendly patterns. Residential buildings and lots may be designed to front on a courtyard based on additional design and development standards in this section.
B.
Applicability. The courtyard pattern is appropriate where:
1.
Courtyards are designed and visible as an extension of the public streetscape and open space system for the neighborhood;
2.
Blocks and surrounding lots are deep, allowing a different configuration of buildable lots; or
3.
Other developed areas where existing lot patterns in the vicinity warrant use of this pattern to facilitate infill development and compatible building types.
C.
Eligible Building Types. The following building types, if permitted according to Table 6-1, are eligible for the courtyard pattern, subject to the limitations stated:
1.
Small Apartments, up to five buildings or 36 units, whichever is less.
2.
Townhouses, up to four buildings or 24 units, whichever is less.
3.
Multi-unit Houses, and Detached Houses, up to 12 buildings or 18 units, whichever is less.
D.
Design Standards and Exceptions.
1.
Lots may front on a common courtyard, rather than along a street.
2.
The courtyard shall be at least 25 feet wide in all directions, and at least 1,000 square feet, and shall have frontage on a public street or be accessible from the streetscape by a pedestrian passage.
3.
Building frontage standards shall apply on the courtyard and on the public street frontage.
4.
The minimum lot size per building may be reduced by up to 25%, provided the courtyard is owned in common by all lots or otherwise established as a shared-space amenity.
5.
The front setback may be reduced to five feet from the courtyard boundary.
6.
Any buildings fronting the street, or the sides of any buildings adjacent to the street shall still meet requirements for public frontages and orientation standards in this section.
7.
Vehicle access and parking shall be coordinated for all lots and buildings, be designed in a way that minimizes the impact on the public street and the courtyard. Access for the project shall meet all frontage standards along the public street.
(Ord. 1541, 12/15/2025)
6-015 PARKING.
Refer to Section ZO-20, Off-street Parking and Loading.
(Ord. 1541, 12/15/2025)
6-016 SIGNS.
Refer to Section ZO-25, Signs. Any district-specific standards shall go by R-SF for the R-DT-1 sub-district, and R-MF-1 for the R-DT-2 sub-district.
(Ord. 1541, 12/15/2025)
