The SF-PH, single-family residential-patio home, district is designed to provide for development of primarily detached single-family residences on compact lot/tracts having one side yard reduced to zero feet (“zero-lot/tract-line”), and having not less than 5,000 square feet. Patio home developments shall be arranged in a clustered lot/tract pattern with a common usable open space system that is an integral part of the development. Areas zoned for the SF-PH district shall have, or shall make provision for, city water and sewer services. Areas zoned for the SF-PH district shall be designed to adequately accommodate storm drainage; they shall have paved concrete streets with logical and efficient vehicular circulation patterns which discourage non-local traffic; they shall be properly buffered from nonresidential uses; and they shall be protected from pollution and undesirable environmental and noise impacts.
(2006 Code, sec. 86-371; Ordinance 04-05-610, sec. 21.1, adopted 5/17/04)
Those uses listed for the SF-PH district in article 30.06 of this chapter as “P” or “S” are authorized uses permitted by right or specially permitted uses, respectively. Special uses must be approved utilizing procedures set forth in article 30.05 of this chapter.
(2006 Code, sec. 86-372; Ordinance 04-05-610, sec. 21.2, adopted 5/17/04)
Maximum height regulations for the SF-PH district shall be as follows:
(1) 
Two and one-half stories, or 35 feet for the main building/house.
(2) 
Accessory buildings, see chapter 30, section 30.07.072.
(3) 
Other requirements, see chapter 26, article 26.06.
(2006 Code, sec. 86-373; Ordinance 04-05-610, sec. 21.3, adopted 5/17/04; Ordinance 05-03-645, sec. 6, adopted 3/4/05; Ordinance 17-09-1059 adopted 9/5/17)
(a) 
Size of lot/tract.
The size of lots/tracts in the SF-PH district shall be as follows:
(1) 
Minimum lot/tract area: 5,000 square feet; also, the minimum average lot/tract area shall be 7,000 square feet in order to provide diversity in lot/tract sizes within each SF-PH neighborhood.
(2) 
Maximum project size: The maximum size of a patio home development shall be eight acres.
(3) 
Minimum lot/tract width: 50 feet.
(4) 
Minimum lot/tract depth: 100 feet.
(b) 
Size of yards.
The size of yards in the SF-PH district shall be as follows:
(1) 
Minimum front yard: 25 feet.
(2) 
Minimum side yard: One side yard reduced to zero feet; other side yard a minimum of ten feet required; 15 feet from a street right-of-way line for a corner lot/tract on a residential or collector street; 20 feet for a corner lot/tract on an arterial street; 25 feet from a street right-of-way line for a key corner lot/tract, no front-entry garages permitted.
(3) 
Minimum rear yard: 20 feet for the main building; 24 feet for rear garage entry.
(c) 
Maximum lot/tract coverage.
The maximum lot/tract coverage in the SF-PH district shall be 50 percent by main buildings and accessory buildings.
(d) 
Parking regulations.
Parking regulations for the SF-PH district shall be as follows:
(1) 
Single-family dwelling unit: A minimum of two enclosed parking spaces behind the front building line on the same lot/tract as the main structure, plus two additional parking spaces on a paved driveway (all concrete or a similar paved surface such as turf pavers, brick pavers).
(2) 
Visitor parking: One-half parking space per dwelling unit (off-street) which is located within 600 feet of the dwelling unit.
(3) 
Driveways and parking areas: All driveways and parking areas shall be concrete or a similar paved surface such as turf pavers, brick pavers.
(4) 
Other: See article 30.07, division 2 of this chapter regarding off-street parking and loading requirements.
(e) 
Minimum floor area per dwelling unit.
The minimum floor area per dwelling unit in the SF-PH district shall be 1,800 square feet.
(f) 
Minimum exterior construction standards.
See chapter 26, article 26.06 for exterior construction standards in the SF-PH district.
(2006 Code, sec. 86-374; Ordinance 04-05-610, sec. 21.4, adopted 5/17/04)
(a) 
Generally.
Patio home developments shall be developed as zero-lot/tract-line homes. One side yard shall be reduced to zero feet, while the other side yard shall be a minimum of ten feet, 15 feet for a corner lot/tract on the residential or collector street side, or 20 feet for a corner lot/tract on an arterial street; a key corner lot/tract shall observe the front yard setback. A minimum six-foot-wide maintenance easement shall be placed on the adjacent lot/tract (on the other side of the zero-lot/tract-line) to enable the property owner to maintain that portion of his house which is on the zero-lot/tract-line. Side yards and maintenance easements shall be shown on the subdivision plat. A minimum separation between patio homes of ten feet shall be provided. Roof overhangs will be allowed to project into the maintenance easement a maximum of 24 inches.
(b) 
Maintenance requirements for common areas.
A property owners’ association is required for continued maintenance of common land and facilities (see section 28.04.003 for property owners’/homeowners’ association requirements).
(c) 
Usable open space requirements.
Except as provided below, any patio home subdivision shall provide usable open space which equals or exceeds ten percent of the gross platted area, excluding rights-of-way for collector and larger sized streets. Usable open space shall not be required for a patio home development if it contains 20 or fewer lot/tracts, and if the property contiguous to the subdivision is either developed for uses other than patio homes or is restricted by zoning to not permit patio home development. Properties that are separated by thoroughfares larger than a collector street and/or by drainage/utility easements in excess of 60 feet in width shall not be considered as contiguous.
(d) 
Specific criteria for usable open space.
Areas provided as usable open space in the SF-PH district shall meet the following criteria:
(1) 
All residential lot/tracts must be located within 600 feet of a usable open space area as measured along a street. The planning and zoning commission may recommend, and city council may allow, this distance to be increased to up to 1,200 feet if the shape of the subdivision is irregular or if existing trees or other natural features on the site can be preserved by increasing the distance.
(2) 
Individual usable open space areas shall be at least 20,000 square feet in size. Usable open space must be a minimum of 50 feet wide, and must have no slope greater than ten percent. At the time of site plan and subdivision plat approval, the planning and zoning commission may recommend, and the city council may allow, full or partial credit for open areas that exceed the ten percent maximum slope if it is determined that such areas are environmentally or aesthetically significant and that their existence enhances the development and the surrounding area.
(3) 
Pools, tennis courts, walkways, patios and similar outdoor amenities may be located within areas designated as usable open space. Areas occupied by enclosed buildings (except for gazebos and pavilions), driveways, parking lot/tracts, overhead electrical transmission lines, drainage, channels and antennas may not be included in calculating usable open space.
(4) 
Within usable open space areas, there shall be at least one large shade tree for every 1,000 square feet of space. New trees planted to meet this requirement shall be a minimum three-inch caliper, and at least 25 percent of the trees shall be nondeciduous (for qualifying tree species, see section 26.08.002 for the city’s approved plant list).
(5) 
A usable open space area must have street frontage on at least 33 percent of the area’s perimeter to ensure that the area is accessible to residents of the subdivision.
(6) 
Usable open space areas must be easily viewed from adjacent streets and homes. Side or rear yard fences along common open space areas shall be of open, wrought iron design, and shall not exceed four feet in height adjacent to the open space and for a distance of ten feet perpendicular or radial to the open space area.
(e) 
Credit for off-site open space.
At the time of site plan and subdivision plat approval, the planning and zoning commission may recommend, and the city council may allow, up to one-third of the required open space to be credited for off-site dedicated open space (e.g., parkland) that meets the development’s needs in terms of adjacency, accessibility, usability, and design integration. The granting of any off-site credit for open space is a discretionary power of the city council. The guidelines below may assist in considering if credit is appropriate:
(1) 
Adjacency.
Is at least 15 percent of the patio home development’s boundary adjacent to park land?
(2) 
Accessibility.
Are there defined pedestrian connections between the development and the park land?
(3) 
Usability.
Is the park land immediately adjacent to the development suitable for use and accessible by residents?
(4) 
Design integration.
Does the design of the development provide a significant visual and pedestrian connection to the park or other open space land?
(f) 
Landscaped areas.
Additional common open space and landscaped areas that do not qualify as usable open space may be provided in the SF-PH district, but shall not be counted toward the usable open space requirement.
(g) 
Construction standards.
Single-family lot/tracts and detached dwellings constructed in the SF-PH district shall conform to the standards as set forth in the SF-9 zoning district.
(h) 
Enclosure or conversion of garage space.
The elimination of a garage space by enclosing or converting any portion of the garage space with a stationary building wall shall be prohibited in the SF-PH district unless another garage of the same size is built on the lot/tract within the proper setbacks, not exceeding the maximum lot/tract coverage, etc.
(i) 
Use of recreational vehicles, travel trailers or motor homes.
Recreational vehicles, travel trailers or motor homes may not be used for on-site dwelling purposes in the SF-PH district.
(j) 
Open storage.
Open storage is prohibited in the SF-PH district (except for materials for the resident’s personal use or consumption such as firewood, garden materials, etc., which cannot be stored in any required setback and which shall be screened from view of public streets and neighboring properties).
(k) 
Garage setback.
Single-family homes with side-entry garages in the SF-PH district where lot/tract frontage is only to one street (not a corner lot/tract) shall have a minimum of 24 feet from the door face of the garage or carport to the side property line with a paved six-foot hammerhead turnaround provided for on-site maneuvering of vehicles. The minimum setback from any garage door to a street or alley right-of-way line shall also be 24 feet.
(l) 
Swimming pools.
For swimming pools in the SF-PH district see chapter 24, article 24.07.
(m) 
Site plan approval for nonresidential uses.
Site plan approval shall be required for any authorized nonresidential use in the SF-PH district. Any nonresidential land use which may be permitted in the SF-PH district shall conform to the NS neighborhood service district standards with respect to building setbacks, landscaping, exterior building construction, screening requirements, lighting, signage, etc.
(n) 
Other regulations.
Other regulations for the SF-PH district shall be established by articles 30.06 and 30.07 of this chapter and chapter 26.
(2006 Code, sec. 86-375; Ordinance 04-05-610, sec. 21.5, adopted 5/17/04; Ordinance 15-06-994, sec. 14, adopted 6/2/15)