City of University Park, TX Article 2 Residential Districts

§ 2.1 Districts.

The residential zoning districts are listed in Table 2-1. When the provisions of this zoning ordinance refer to “residential” districts they are referring to these districts.

Table 2-1: Residential Districts
District Name	Map Symbol
Single-family detached dwelling district 1	SF-1
Single-family detached dwelling district 2	SF-2
Single-family detached dwelling district 3	SF-3
Single-family detached dwelling district 4	SF-4
Single-family attached dwelling district	SFA
Duplex dwelling district 1	D-1
Duplex dwelling district 2	D-2
Multiple-family dwelling district 1	MF-1
Multiple-family dwelling district 2	MF-2
Multiple-family dwelling district 3	MF-3

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20)

§ 2.2 Purpose.

The residential districts are intended to accommodate single-family detached and attached houses, duplexes, and multiple-family buildings. The regulations for these districts are intended to maintain and promote the desired physical character of existing neighborhoods.

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20)

§ 2.3 Additional Regulations.

2.3.1 

Uses.

Uses are allowed in single-family districts in accordance with Article 5.

2.3.2 

Tree Preservation.

See Article 3.08 of the Code of Ordinances for tree preservation regulations.

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20)

§ 2.4 SF District Regulations.

2.4.1 

References.

When the provisions of this zoning ordinance refer to “single-family” or “SF” districts, they are referring to SF-1, SF-2, SF-3, and SF-4 districts.

2.4.2 

Lot of Record Prior to Adoption.

The minimum dimensional and intensity standards for the SF districts shall be in accordance with Section 2.4, except for any lot that was an official lot of record before the effective date specified in Section 1.3. See also the nonconforming lot provisions of Section 10.3.2.

2.4.3 

Lot and Building Zones.

For the purpose of presenting SF lot and building regulations, lots are divided into a series of smaller segments or “zones,” as described in this subsection and illustrated in Figure 2-1.

A. 

Overall Lot.

Some regulations apply to the entire lot. These regulations are referred to as “overall lot” regulations and are presented in Section 2.4.4.

B. 

Street-Yard Zone.

Street-yard zone regulations govern the area between any lot line abutting a street right-of-way and the minimum front or street-side setback line (see Section 2.4.5).

C. 

Main-House Zone.

The main-house zone accommodates the greatest building mass. The zone extends from the back of the street-yard zone rearward to the mid-lot zone (see Section 2.4.6).

D. 

Mid-Lot Zone.

The mid-lot zone lies immediately at the back of the main-house zone and extends rearward to the rear lot zone. Portions of the principal building may be located in this zone, but the regulations are more stringent than in the main-house zone (see Section 2.4.7).

E. 

Rear-Lot Zone.

The rear-lot zone covers the rearmost portion of the lot, typically abutting an alley. The rear-lot zone extends from the rear lot line forward for a distance of 40 feet (see Section 2.4.8).

Figure 2-1: SF District Lot Zones

2.4.4 

Overall Lot.

The overall lot regulations of Table 2-2 apply in SF districts.

Table 2-2: Overall Lot Regulations
Regulation	SF-1	SF-2	SF-3	SF-4
Lot Size
(A) Minimum Lot Area (sq. ft.)	35,000	10,000	8,400	7,000
(B) Minimum Lot Width (ft.)	150	70	60	50
(C) Minimum Lot Depth (ft.)	150	120	120	120
Buildings
(D) Maximum Number of Principal Buildings	1	1	1	1
(E) Principal Building Orientation	Principal building must face a street other than alley
(F) Permitted Accessory Structures	See Section 5.3.2
(G) Garage, Carport Location, Orientation	See Article 7
(H) Maximum Building Coverage from Midpoint of the Lot to the Rear Lot Line (%) [1]	50
(I) Maximum Impermeable Lot Coverage	See Section 2.9
Building Height [2]
(J) Maximum Principal Building Height (ft.)	35	35	35	35
(K) Maximum Accessory Building Height (ft.)	25	25	25	25
Minimum Interior Side Setback (ft.)
(L) One side (% of lot width) [3]	10	10	10	10
Both sides combined (% of lot width) [3] [4]	24	24	24	24
(M) Permitted Encroachments	See Section 2.10

TABLE NOTES:
[1]	Building coverage includes all principal and accessory buildings, and all structures 30 inches or more above grade.
[2]	See Sections 11.3.12 and 11.3.13 for building and wall height measurement rules.
[3]	If the entire structure is 1 story, the minimum side yard may be 10% of the total lot width on each side yard.
[4]	Minimum combined setback of 22% applies to lot less than 60 feet in width.

2.4.5 

Street-Yard Zone.

The street-yard zone regulations of Table 2-3 apply in SF districts.

Table 2-3: Street-Yard Zone Regulations
Regulation	SF-1	SF-2	SF-3	SF-4
Location
(A) Street-Yard Zone Location	Between any lot line abutting a street and the minimum front or streetside setback line
Street Setbacks
(B) Minimum Front Setback (ft.) [1]	50	30	30	25
	Average front setback distance applies per [1]
(C) Minimum Street-Side Setback (ft.) [2]	10	10	10	10
(D) Permitted Encroachments	See Section 2.10
(E) Maximum Impermeable Coverage (%)	50
Building Locations
(F) Front Facade Articulation	See Section 2.4.9
(G) Building Coverage	No building is allowed in the street-yard zone except as permitted by encroachments and front facade articulations

TABLE NOTES:
[1]	Refer to the city’s list of average front setbacks, available online. See average front setback regulations of Section 11.3.8 when the average existing building setback on a block face is greater or less than the minimums of this table.
[2]	Corner lots with a width of 60 feet or less may have a minimum street-side setback of 10% of lot width if the distance between the curb and sidewalk is 5 feet or more, the sidewalk width is 4 feet or more, and the front setback complies with minimum front setback regulations.
[3]	Garages, carports, or similar vehicle storage areas facing a side street shall be set back a minimum of 20 feet from the street right-of-way. See Article 7.

2.4.6 

Main-House Zone.

The main-house zone regulations of Table 2-4 apply in SF districts.

Table 2-4: Main-House Zone Regulations
Regulation	SF-1	SF-2	SF-3	SF-4
Location
(A) Main-House Zone Location	From back of street-yard zone rearward for a distance equal to 42% of the overall lot depth [1]
Wall Height
(B) Maximum Exterior Vertical Wall Surface (ft.) [2]	Lots 70 ft. to less than 80 ft. in width: 25 Lots 60 ft. to less than 70 ft. in width: 24 Lots less than 60 ft. in width: 23
Building Coverage
(C) Building Coverage	Building may fully occupy the main-house zone with the exception of any setbacks
Third Story
(D) Maximum 3rd Story Area	50% of total 2nd floor area
(E) Minimum Habitable Area Requiring at least 2 Exit Stairs (sq. ft.) [3]	501	501	501	501
(F) Maximum 3rd Story Wall Area facing Interior Side Lot Line (sq. ft.) [3]	200	180	165	135
(G) Third Story Windows and Dormers Facing Interior Side Lot Line	See section 2.8.2
(H) Maximum 3rd Story Wall Area Facing Street Lot Line (sq. ft.)	300	270	250	200

TABLE NOTES:
[1]	The beginning point of measurement of the 42% maximum side wall length may be set back from the street-yard zone if there is an offset in the wall a minimum of 8 feet from the minimum side yard setback.
[2]	No maximum exterior vertical wall surface applies to lots 80 feet or greater in width.
[3]	Third story wall area includes the aggregate area of all vertical walls, gable walls, and all sides of all dormers.

2.4.7 

Mid-Lot Zone.

The mid-lot zone regulations of Table 2-5 apply in SF districts.

Table 2-5: Mid-Lot Zone Regulations
Regulation	SF-1	SF-2	SF-3	SF-4
Location
(A) Mid-Lot Zone Location	From the rear of main-house zone per Section 2.4.6 to front of rear-lot zone
Walls Facing Interior Side Lot Lines [1] [2]
(B) Maximum Exterior Vertical Wall Surface (ft.) [2] [3]	Lots 70 ft. to less than 80 ft. in width: 25 Lots 60 ft. to less than 70 ft. in width: 24 Lots less than 60 ft. in width: 23
(C) Additional Wall Height above 12.5 ft.	2 ft. additional height per 1 ft. of additional side setback
Building Coverage
(D) Building Coverage	See Section 2.4.4 for maximum coverage limits from midpoint of lot to rear lot line
Third Story
(E) Maximum 3rd Story Floor Area	50% of total 2nd floor area
(F) Minimum Habitable Area Requiring at least 2 Exit Stairs	501	501	501	501
(G) Maximum 3rd Story Wall Area facing Interior Side Lot Line (sq. ft.) [4]	200	180	165	135
(H) Third Story Windows and Dormers Facing Interior Side Lot Line	See Section 2.8.2

TABLE NOTES:
[1]	Wall height is measured from the finished first floor elevation to the top plate per Section 11.3.13.
[2]	See Section 2.8.1 for roof pitches that are considered walls.
[3]	No maximum exterior vertical wall surface applies to lots 80 feet or greater in width.
[4]	Third story wall area includes the aggregate area of all vertical walls, gable walls, and all sides of all dormers.

2.4.8 

Rear-Lot Zone.

The rear-lot zone regulations of Table 2-6 apply in SF districts.

Table 2-6: Rear-Lot Zone Regulations
Regulation	SF-1	SF-2	SF-3	SF-4
Location
(A) Rear-Lot Zone Location	From rear lot line forward for distance of 40 ft.
(B) Minimum Rear Setback (ft.) except Garage Door (see C below)	12.5	12.5	12.5	12.5
(C) Minimum Rear Garage Door Setback (ft.)[1]	20	20	20	20
Walls Heights [2] [3]
(D) Maximum Wall Height (ft.)	12.5	12.5	12.5	12.5
(E) Additional Wall Height above 12.5 ft.	Allowed when part of gable or dormer and set back minimum 20 ft. from interior side lot line
(F) Windows, Dormers, Openings Above 12.5 ft. Wall Height	Allowed when set back minimum 20 feet from the interior side lot line
Building Coverage
(G) Building Coverage	See Section 2.4.4 for maximum coverage limits from midpoint of lot to rear lot line

TABLE NOTES:
[1]	See Article 7. for garage and carport regulations.
[2]	Wall height is measured from finished first floor elevation per section 11.3.13.
[3]	See Section 2.8.1 for roof pitches that are considered walls.
[4]	See Section 5.3.2 for regulations governing accessory structures allowed in the rear-lot zone, including pools.

2.4.9 

Front Facade Articulation

A. 

Purpose and Applicability.

The front facade articulation provisions of this subsection are intended to encourage multiple planes on the front street-facing facade of houses. The provisions apply to houses in SF districts.

B. 

Permitted Facade Encroachments.

1. Up to 60% of the width of a house’s front facade may encroach into (forward of) the required front setback by up to 2 feet if the remaining portion of the house’s front facade is set back at least one foot more than the minimum front setback. One example of this front setback encroachment allowance is illustrated in Figure 2-2.

2. If a portion of a house’s front facade is set back 3 feet or more beyond the minimum front street setback, the main-house zone is allowed to extend up to 3 feet into the mid-lot zone or the rear-lot zone when no mid-lot zone exists. The width of the house’s main-house extension may not exceed the width of the portion of the front facade that is set back 3 feet or more beyond the minimum front street setback. Permitted rear yard encroachments are illustrated in Figure 2-3.

Figure 2-2: Permitted Front Facade Articulation Encroachments

Figure 2-3: Permitted Front Facade Articulation Encroachments with Rear Yard Encroachment

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)

§ 2.5 SF-A District Regulations.

2.5.1 

Lot Zones.

For the purpose of presenting SF-A lot and building regulations, lots are divided into a series of smaller areas or “zones,” as described in this subsection and illustrated in Figure 2-4.

A. 

Overall Lot.

Some regulations apply to the entire lot. These regulations are referred to as “overall lot” regulations and are presented in Section 2.5.2.

B. 

Street-Yard Zone.

Street-yard zone regulations govern the area between any lot line abutting a street and the minimum front or street-side setback line (see Section 2.5.3).

C. 

Main-House Zone.

The main-house zone accommodates the greatest building mass. The zone extends from the back of the street-yard zone to the rear-lot zone (see Section 2.5.4).

D. 

Rear-Lot Zone.

The rear-lot zone covers the rearmost portion of the lot, typically abutting an alley. The rear-lot zone extends from the main-house zone to the rear lot line (see Section 2.5.5).

Figure 2-4: SF District Lot Zones

2.5.2 

Overall Lot.

The overall lot regulations of Table 2-7 apply in SF-A districts.

Table 2-7: Overall Lot Regulations
Regulation	SF-A
Lot Size
(A) Minimum Lot Area (sq. ft.)	3,000 per dwelling unit
(B) Minimum Lot Width (ft.)	25 per dwelling unit
(C) Minimum Lot Depth (ft.)	120
Buildings
(D) Maximum Number of Units per Lot [1]	1
(E) Maximum Number of Dwelling Units Combined [1]	4
(F) Maximum Width of Combined Units (ft.) [1]	130
(G) Principal Building Orientation	Principal building’s front facade must face a street
(H) Permitted Accessory Structures	See Section 5.3.2
(I) Garage, Carport Location, Orientation	See Article 7.
(J) Maximum Building Coverage from Midpoint of the Lot to the Rear Lot Line (%) [2]	50
(K) Maximum Impermeable Lot Coverage	See Section 2.9
Building Height [3]
(L) Maximum Principal Building Height (ft.)	35
(M) Maximum Accessory Building Height (ft.)	25
Minimum Interior Side Setback (ft.)
(N) Minimum Required Interior Side Yard at the End of each Continuous Row of Attached Dwellings (ft.) [4]	5
(O) Permitted Encroachments	See Section 2.10

TABLE NOTES:
[1]	Each dwelling unit is required to be on its own lot and each attached unit must be separated by a firewall per the building code.
[2]	Building coverage includes all principal and accessory buildings, and all structures 30 inches or more above grade.
[3]	See Sections 11.3.12 and 11.3.13 for building and wall height measurement rules.
[4]	Allowed public and civic uses must provide minimum side setbacks of 50 feet.

2.5.3 

Street-Yard Zone.

The street-yard zone regulations of Table 2-8 apply in SF-A districts.

Table 2-8: Street-Yard Zone Regulations
Regulation	SF-A
Location
(A) Street-Yard Zone Location	Between any lot line abutting a street and the minimum front or street-side setback line
Street Setbacks
(B) Minimum Front Setback (ft.)	25
(C) Minimum Street-Side Setback (ft.) [1] [2]	10
(D) Permitted Encroachments	See Section 2.10
(E) Maximum Impermeable Coverage (%)	50
Building Locations
(F) Building Coverage	No building is allowed in the street-yard zone except as permitted by encroachments and front facade articulations

TABLE NOTES:
[1]	Corner lots with a width of 60 feet or less may have a minimum street-side setback of 10% of lot width if the distance between the curb and sidewalk is 5 feet or more, the sidewalk width is 4 feet or more, and the front setback complies with minimum front setback regulations.
[2]	Street-facing garages and carports must be set back a minimum of 20 feet from the street right-of-way. See Article 7.

2.5.4 

Main-House Zone.

The main-house zone regulations of Table 2-9 apply in SF-A districts.

Table 2-9: Main-House Zone Regulations
Regulation	SF-A
Location
(A) Main-House Zone Location	From back edge of the street-yard zone to the rear yard setback defining the rear-lot zone
Wall Height
(B) Maximum Exterior Vertical Wall Surface (ft.) [3]	23
Building Coverage
(C) Building Coverage	See Section 2.5.2 for maximum coverage limits from midpoint of lot to rear lot line
Third Story
(D) Maximum 3rd Story Area [1]	50% of total 2nd floor area
(E) Maximum 3rd Story Wall Area facing Interior Side Lot Line (sq. ft.) [2]	200
(F) Third Story Windows and Dormers Facing Interior Side Lot Line	See Section 2.8.2
(G) Maximum 3rd story wall area facing street side lot line (sq. ft.)	300

TABLE NOTES:
[1]	At least 2 interior exit stairways must be provided when the habitable area of a 3rd floor exceeds 500 sq. ft..
[2]	Third story wall area includes the aggregate area of all vertical walls, gable walls, and all sides of all dormers.
[3]	Exterior vertical wall surface is measured from finished first floor elevation per section 11.3.13.

Editor’s note–Table note [2] above was added at the request of the city.

2.5.5 

Rear-Lot Zone.

The rear-lot zone regulations of Table 2-10 apply in SF districts.

Table 2-10: Rear-Lot Zone Regulations
Regulation	SF-A
Location
(A) Rear-Lot Zone Location [1]	From rear lot line to the rear setback line
Regulations
(B) Minimum Rear Setback (ft.) except Garage Door (see (C) below)	12.5
(C) Minimum Rear Garage Door Setback (ft.) [2]	20
Building Coverage
(D) Building Coverage	No building is allowed in the rear yard zone except as permitted by encroachments

TABLE NOTES:
[1]	Dedication of required alley right-of-way may be a condition for platting and building permit.
[2]	See Article 7 for garage and carport regulations.

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)

§ 2.6 D District Regulations.

2.6.1 

Lot and Building Zones.

For the purposes of presenting D district lot and building regulations, lots are divided into a series of smaller areas or “zones,” as described in this subsection and illustrated in Figure 2-5.

A. 

Overall Lot.

Some regulations apply to the entire lot. These regulations are referred to as “overall lot” regulations and are presented in Section 2.6.2.

B. 

Street-Yard Zone.

Street-yard zone regulations govern the area between any lot line abutting a street and the minimum front or street-side setback line (see Section 2.6.3).

C. 

Main-House Zone.

The main-house zone accommodates the greatest building mass. The zone extends from the back of the street-yard zone to the rear-lot zone (see Section 2.6.4).

D. 

Rear-Lot Zone.

The rear-lot zone covers the rearmost portion of the lot, typically abutting an alley. The rear-lot zone extends from the main-house zone to the rear lot line (see Section 2.6.5).

Figure 2-5: D District Lot Zones

2.6.2 

Overall Lot.

The regulations in Table 2-11 apply to all zones of lots in the D districts.

Table 2-11: Overall Lot Regulations
Regulation	D-1	D-2
Lot Size
(A) Minimum Lot Area (sq. ft.)	10,000	7,000
(B) Minimum Lot Width (ft.)	70	50
(C) Minimum Lot Depth (ft.)	120	120
Buildings
(D) Maximum Number of Principal Buildings [1]	1	1
(E) Principal Building Orientation	Principal building must face a street other than alley
(F) Permitted Accessory Structures	See Section 5.3.2
(G) Garage, Carport Location, Orientation	See Article 7
(H) Maximum Building Coverage from Midpoint of the Lot to the Rear Lot Line (%) [2]	50
(I) Maximum Impermeable Lot Coverage	See Section 2.9
Building Height [3]
(J) Maximum Principal Building Height (ft.)	35	35
(K) Maximum Accessory Building Height (ft.)	25	25
Minimum Interior Yard Setbacks
(L) Interior Side Setback (min. % of lot width) [4]	10% or 6 ft., whichever is greater; but not to exceed 8 ft.	10% or 5 ft., whichever is greater; but not to exceed 7 ft.
(M) Permitted Encroachments	See Section 2.10

TABLE NOTES:
[1]	No more than two units are permitted on one lot and must be located in one principal building with each unit separated by a firewall per the building code.
[2]	Building coverage includes all principal and accessory buildings, and all structures 30 inches or more above grade.
[3]	See sections 11.3.12 and 11.3.13 for building and wall height measurement rules.
[4]	Allowed public and civic uses must provide minimum side setbacks of 50 feet.
[5]	Any single-family attached to be constructed within the D district must meet all the minimum requirements for the SF-A districts respectively.

2.6.3 

Street-Yard Zone.

Table 2-12 establishes the regulations for the street-yard zone on D district lots.

Table 2-12: Street-Yard Zone Regulations
Regulation	D-1	D-2
Location
(A) Street-Yard Zone Location	Between any lot line abutting a street and the minimum front or street-side setback line
Street Setbacks
(B) Minimum Front Setback (ft.) [1]	25	25
(C) Minimum Street-Side Setback (ft.) [2] [3]	10	10
(D) Permitted Encroachments	See Section 2.10
(E) Maximum Impermeable Coverage (%)	50
Building Locations
[(F)] (E) Building Coverage	No building is allowed in the street-yard zone except as permitted by encroachments

TABLE NOTES:
[1]	The average front setback regulations of Section 11.3.8 apply when the average existing building setback on a block face is greater or less than the minimums of this table.
[2]	Corner lots, 60 ft or less in width, may have a street-side setback of 10% of the lot width, if the distance between the curb and sidewalk is 5 feet or more, the sidewalk width is 4 feet or more, and the front setback is not less than the minimum front setback for the district.
[3]	Street-facing garages and carports must be set back a minimum of 20 feet from the street right-of-way. See Article 7.

2.6.4 

Main-House Zone.

Table 2-13 establishes the requirements for the main-house zone on D district lots.

Table 2-13: Main-House Zone Regulations
Regulation	D-1	D-2
Location
(A) Main-House Zone Location	From the back of the street-yard zone rearward to the rear-lot zone
Wall Height
(B) Maximum Exterior Vertical Wall Surface (ft.) [1] [2]	23	23
(C) Maximum 3rd Story Wall Area facing Interior Side Lot Line (sq. ft.) [1]	200	200
Third Story
(D) Maximum third story area[1]	50% of total 2nd floor area
(E) Maximum 3rd story wall area facing interior side lot line (sq. ft.)[2]	200

TABLE NOTES:
[1]	Third story wall area includes the aggregate area of all vertical walls, gable walls, and all sides of all dormers.
[2]	Exterior vertical wall surface is measured from finished first floor elevation per section 11.3.13.

2.6.5 

Rear-Lot Zone.

Table 2-14 establishes the regulations for the rear-lot zone on D district lots.

Table 2-14: Rear-Lot Zone Regulations
Regulation	D-1	D-2
Location
(A) Rear-Lot Zone Location [1]	From the rear lot line forward to the rear lot setback.
(B) Minimum Rear Lot Setback (ft.) except Garage Door (see (C) below)	12.5	12.5
(C) Minimum Rear Garage Door Setback (ft.)	20
(D) Permitted Encroachments	See Section 2.10
Building
(E) Building Coverage	No building is allowed in the rear-lot zone except as permitted by encroachment

TABLE NOTES:
[1]	Dedication of required alley right-of-way may be a condition for platting and building permit.

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)

§ 2.7 MF District Regulations.

2.7.1 

Lot and Building Zones.

For the purposes of presenting MF district lot and building regulations, lots are divided into a series of smaller areas or “zones,” as described in this subsection and illustrated in Figure 2-1.

A. 

Overall Lot.

Some regulations apply to the entire lot. These regulations are referred to as “overall lot” regulations and are presented in Section 2.7.2.

B. 

Street-Yard Zone.

Street-yard zone regulations govern the area between any lot line abutting a street and the minimum front or street-side setback line (see Section 2.7.3). On corner lots, the street-yard zone may be L-shaped. On lots fronting 3 streets, the street-yard zone may be C-shaped. On full block developments, the street-yard zone will surround the development.

C. 

Main-Building Zone.

The main-building zone accommodates the greatest building mass. The zone extends from the back of the street-yard zone to the rear-lot zone (see Section 2.7.4).

D. 

Rear-Lot Zone.

The rear-lot zone covers the rearmost portion of the lot, typically abutting an alley. The rear-lot zone extends from the main-house zone to the rear lot line (see Section 2.7.5).

Figure 2-1: MF District Lot Zones

2.7.2 

Overall Lot.

The regulations in Table 2-15 apply to all zones of lots in the MF districts.

Table 2-15: Overall Lot Regulations
Regulation	MF-1	MF-2	MF-3
Lot Size
(A) Minimum Lot Area per Unit (sq. ft.) [1]	2,400	1,800	1,200
(B) Minimum Lot Width (ft.)	60	50	50
(C) Minimum Lot Depth (ft.)	120	120	120
Buildings
(D) Maximum Number of Principal Buildings [2]	Maximum number of dwelling units is determined by dividing the total number of square feet of lot by the minimum lot area per unit.
(E) Permitted Accessory Structures	See Section 5.3.2
(F) Maximum Building Coverage from Midpoint of the Lot to the Rear Lot Line (%) [3]	50
(G) Maximum Impermeable Lot Coverage	See Section 2.9
Building Height [4]
(H) Maximum Principal Building Height (ft.)	35	35	35
(I) Maximum Principal Building Height (ft.) with underground parking	37	37	37
(J) Basement Height	Basements are limited to one level only.
(K) Maximum Accessory Building Height (ft.)	20	20	20

TABLE NOTES:
[1]	Any detached single-family, single-family attached or duplex dwelling to be constructed within the MF districts must meet all the minimum requirements for the SF-4, SF-A and D-2 districts respectively.
[2]	After calculating the number of units allowed, a fractional remainder does not authorize an additional unit.
[3]	Building coverage includes all principal and accessory buildings, and all structures 30 inches or more above grade.
[4]	See sections 11.3.12 and 11.3.13 for building and wall height measurement rules.
[5]	See Article 6 for parking regulations.

2.7.3 

Street-Yard Zone.

Table 2-16 establishes the regulations for the street-yard zone on MF district lots.

Table 2-16: Street-Yard Zone Regulations
Regulation	MF-1	MF-2	MF-3
Location
(A) Street-Yard Zone Location	Between any lot line abutting a street and the minimum front building or streetside setback line
Street Setbacks
(B) Minimum Front Building & Basement Setback (ft.) [1]	25	25	25
(C) Minimum Front Below-Grade Parking Garage Setback (ft.) [2] [3]	15	15	15
(D) Minimum Street-Side Setback (ft.) [1]	10	10	10
(E) Minimum Street-Side Below-Grade Parking Garage Setback (ft.) [2] [3]	3	3	3
(F) Permitted Encroachments	See Section 2.10
(G) Maximum Impermeable Coverage (%)	50
Building Locations
(H) Building Coverage	No building is allowed in the street-yard zone except as permitted by encroachments and below-grade parking structures as defined in (C).
(I) Garage Location	Garages, carports, and similar vehicle storage areas may not open on to or face the front or side streets.

TABLE NOTES:
[1]	Minimum front and street-side building and basement setback applies to all below-grade construction except parking garages..
[2]	A 24" deep permeable landscape fill, designed to accommodate shrubs and other landscaping, is required above any parking garage extended beyond the building. In order to encourage parking garages below-grade, this area does not count as building coverage.
[3]	No building projections or other encroachments are permitted in the required setbacks for parking garages.

2.7.4 

Main Building Zone.

Table 2-17 establishes the requirements for the main building zone on MF district lots.

Table 2-17: Main-House Zone Regulations
Regulation	MF-1	MF-2	MF-3
Location
(A) Main Building Zone Location	From the back of the street-yard zone rearward to the rear-lot zone
Minimum Interior Side Setbacks
(B) Minimum Interior-Side Setback: Building & Basement (ft.) [1]	10; except up to 2 side wall segments without doors, each no longer than 35 feet continuous, may have a 6 ft. minimum setback
(C) Minimum Interior-Side Setback: Below-Grade Parking Garage (ft.) [2] [3]	3
(D) Permitted Encroachments	See Section 2.10
(E) Minimum Interior-Side Setback: Garage, Carport, or Similar Vehicle Storage Opening (ft.)	24; with a minimum turning radius of 15 ft. from the driveway to the opening and at the driveway approach
Wall Height & Dormers
(F) Maximum Exterior Vertical Wall Surface (ft.) [4]	less than 70-ft lot width: 28 70-ft or greater lot width: 30
(G) Maximum Exterior Vertical Wall Surface (ft.) within 100 ft. of SF district lot [4]	less than 70-ft lot width: 23 70-ft or greater lot width: 25
(H) Maximum Exterior Vertical Wall Surface (ft.) for Elevator Tower [4]	less than 70-ft lot width: 26 70-ft or greater lot width: 28
(I) Third Story Dormers Facing Interior Side Lot Lines	See Section 2.8.2

TABLE NOTES:
[1]	Minimum interior side building and basement setback applies to all below-grade construction except parking garages
[2]	A 24" deep permeable landscape fill, designed to accommodate shrubs and other landscaping, is required above any parking garage extended beyond the building. In order to encourage parking garages below-grade, this area does not count as building coverage.
[3]	No building projections or other encroachments are permitted in the required setbacks for parking garages.
[4]	Exterior vertical wall surface is measured from finished first floor elevation per section 11.3.13.

2.7.5 

Rear-Lot Zone.

Table 2-18 establishes the regulations for the rear-lot zone on MF district lots.

Table 2-18: Rear-Lot Zone Regulations
Regulation	MF-1	MF-2	MF-3
Location
(A) Rear-Lot Zone Location	From the rear lot line forward to the minimum rear lot setback.
(B) Minimum Rear Setback: Building & Basement (ft.) [1]	12.5	12.5	12.5
(C) Minimum Rear Setback: Below-Grade Parking Garage (ft.) [2]	7.5	7.5	7.5
(D) Permitted Encroachments	See Section 2.10
Building
(E) Building Coverage	No building is allowed in the rear-lot zone except as permitted by encroachments and below-grade parking structures as defined in (C).

TABLE NOTES:
[1]	Minimum interior side building and basement setback applies to all below-grade construction except parking garages
[2]	A 24" deep permeable landscape fill, designed to accommodate shrubs and other landscaping, is required above any parking garage extended beyond the building. In order to encourage parking garages below-grade, this area does not count as building coverage.
[3]	No building projections or other encroachments are permitted in the required setbacks for parking garages..

2.7.6 

Building Design Features.

A. 

Applicability.

The building design feature regulations of this section apply to buildings in MF zoning districts.

B. 

Number of Required Features.

1. A building facade that is 50 feet or greater in width and that faces or generally faces a public street must incorporate at least 3 of the following building design features:

a. Building structural elements in accordance with Section 2.7.6.C.

b. Facade variations in accordance with Section 2.7.6.D.

c. Changes in materials or material patterns in accordance with Section 2.7.6.E.

d. Building entries in accordance with Section 2.7.6.F.

e. Architectural features in accordance with Section 2.7.6.G.

2. A building facade that is less than 50 feet in width and that faces or generally faces a public street must incorporate at least 2 of the following building design features:

a. Building structural elements in accordance with Section 2.7.6.C.

b. Facade variations in accordance with Section 2.7.6.D.

c. Changes in materials or material patterns in accordance with Section 2.7.6.E.

d. Building entries in accordance with Section 2.7.6.F.

e. Architectural features in accordance with Section 2.7.6.G.

C. 

Building Structural Elements.

1. Expression of the floor structures on the building facade with design elements not less than 1 inch deep and 4 inches, such as banding, belt courses, and other similar features.

2. Expression of the vertical support structures on the building facade with design elements not less than 1 inch deep and 6 inches, such as columns, pilasters, piers, quoins, and other similar features.

D. 

Facade Variation.

1. Variations must be at least 3 feet in depth for projections and recesses and at least 2 stories in height for an area no more than 20%, and no less than 10%, of the facade width.

2. When more than 2 facade variations are provided, they must be separated by a distance of at least 20 feet.

3. Variations on the front facade may not encroach more than 24 inches into the required front street setback.

E. 

Changes in Materials.

A change in material or material pattern with a minimum of 1 inch variation in wall plane depth.

F. 

Building Entries.

1. Building entrances must incorporate arcades, roofs, porches, alcoves, or awnings that protect pedestrians from the weather.

2. The covered entrance area must be at least 2 feet in depth and 8 feet in width.

G. 

Architectural Features.

A minimum of one of the following per every 60 feet of street facade is required: balcony, fireplace, bay window, patterns of door and window openings (and the use of sills, mullions, and other scale-providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers. Refer to Section 2.10.2 for allowed encroachments.

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)

§ 2.8 Roofs and Dormers.

2.8.1 

Roofs.

The roof regulations of Table 2-19 apply to all principal and accessory buildings in SF and D districts and are illustrated in Figure 2-6.

Table 2-19: Roof Regulations
Regulation	LOT WIDTH
	80 ft. or greater	70 ft. to 79 ft.	60 ft. to 69 ft.	less than 60 ft.
Roof Pitch (rise/run)
(A) In all lot zones, a roof with a pitch greater than the slopes shown is considered a vertical wall.	16/12	16/12	15/12	14/12

2.8.2 

Third-Story Dormers.

The third-story dormer regulations of Table 2-20 apply in all residential districts and are illustrated in Figure 2-6. All other dormers facing interior side lot lines are subject to any window setback, size, and location requirements for the district.

Table 2-20: Dormer Regulations
Regulation	ALL SF & D DISTRICTS	MF DISTRICTS
Third-Story Dormers Facing Interior Side Lot Lines
(B) Maximum Dormer Width (ft.)	6	6
(C) Minimum Separation Between Dormers, or Between Dormers and Vertical Walls (ft.)	6	6
(D) Minimum Additional Interior Side Setback for Third Story Dormers (ft.)	2.5	not applicable

Note: Maximum window area shall not exceed twenty (20) square feet per dormer.

Figure 2-6: Roofs and Dormers

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)

§ 2.9 Impermeable Lot Coverage.

2.9.1 

Allowable Impermeable Lot Coverage.

The regulations of Table 2-21 apply to all residential districts. Allowable impermeable lot coverage refers to the total maximum amount of impermeable surfaces permitted on the subject lot. See Section 11.3.11 for impermeable lot coverage measurement rules.

2.9.2 

Street Yard Zone Exemption.

Driveways located within the required street-yard zone are not counted in calculating the total impermeable coverage on a lot.

2.9.3 

Maximum Impermeable Coverage in Street Yards.

Refer to the street-yard zone for each residential district for maximum impermeable surface limits in the streetyard zone.

Table 2-21: Impermeable Lot Coverage
Lot Size (square feet)	Maximum Impermeable Lot Coverage
SF-1, SF-2, SF-3, SF-4 Districts
0 to 6,000	3,600 sq. ft.
6,001 to 7,500	60%
7,501 to 10,000	52% or 4,500 sq. ft., whichever is greater
10,001 to 12,000	48% or 5,200 sq. ft., whichever is greater
12,001 to 35,000	40% or 5,760 sq. ft., whichever is greater
35,001 or more	35% or 4,500 sq. ft., whichever is greater
SF-A, D-1, D-2, MF-1, MF-2, MF-3 Districts
All lot sizes	63%

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20)

§ 2.10 Setbacks and Encroachments.

2.10.1 

General.

A. Required setbacks must be open and unobstructed from the ground to the sky except as otherwise expressly stated in this ordinance.

B. Finished grade of setbacks and yards must be within 30 inches of the average natural grade of the lot unless otherwise expressly stated.

C. All basements and below-grade building elements are subject to compliance with all required setbacks unless otherwise expressly stated.

2.10.2 

Allowed Building Encroachments.

A. 

Front Setbacks.

Except as otherwise expressly stated, the following parts of a principal building may encroach into front setbacks in SF, SF-A, D, and MF districts:

1. Eaves and roof extensions projecting a maximum of 3 feet;

2. Bay windows, maximum 8 feet in width, projecting a maximum of 2 feet;

3. Chimneys, maximum 8 feet in width, projecting a maximum of 1.5 feet;

4. Unenclosed, covered porches a maximum of 30 inches above average natural grade to finished floor, extending a maximum of 6 feet and with an aggregate width no more than 20% of the lot width;

5. Unenclosed and uncovered terraces, a maximum of 30 inches above average natural grade to finished floor, extending a maximum of 10 feet into the yard and no wider than the front facade of the principal building (see Figure 2-7);

6. Balconies extending a maximum of 6 feet and with a width no more than 20% of the lot width;

7. Decorative, non-wood, non-solid banisters and handrails with at least 3 inches clear vision between vertical posts, maximum one-inch wide vertical posts and maximum 48 inches in overall height (measured from grade) may be placed along the perimeter of an encroaching terrace or porch;

8. Seat walls up to 2 feet in height are permitted on porches and terraces;

9. Light wells projecting a maximum of 3 feet; and

10. Building elements allowed pursuant to the front facade articulation provisions of Section 2.4.9.

B. 

Street-Side Setbacks.

Except as otherwise expressly stated, the following parts of a principal building may encroach into street-side setbacks in SF, SF-A, and D districts:

1. Eaves and roof extensions projecting a maximum of 3 feet;

2. Bay windows, maximum 8 feet in width, projecting a maximum of 2 feet;

3. Chimneys, maximum 8 feet in width, projecting a maximum of 1.5 feet;

4. Decorative banisters and handrails no more than 4 feet in height may be placed along the perimeter of an encroaching terrace or porch;

5. Seat walls are permitted on porches up to 2 feet in height; and

6. Light wells projecting a maximum of 3 feet.

C. 

Interior Side Setbacks.

Except as otherwise expressly stated, the following parts of a principal building may encroach into interior side setbacks in SF, SF-A, D, and MF districts:

1. Window sills, belt courses, cornices, and other architectural features projecting a maximum of one foot;

2. Eaves and roof extensions projecting a maximum of 1.5 feet;

3. Chimneys projecting a maximum of 2 feet;

4. Box or bay windows located a minimum of 2 feet above floor elevation projecting a maximum of one foot with no increase in floor space allowed; and

5. Light wells projecting a maximum of 3 feet. Light wells may include steps and doors.

D. 

Rear Setbacks.

Except as otherwise expressly stated, the following parts of a principal building may encroach into rear setbacks in SF, SF-A, D-1 and D-2 districts:

1. Window sills, belt courses, cornices, roof overhangs and other architectural features projecting a maximum of 3 feet;

2. Light wells projecting a maximum of 3feet; and

3. Secondary means of ingress and egress from basements at or below grade.

Figure 2-7: Terraces and Balconies Diagrams

(Ordinance 18/038 adopted 1/6/18; Ordinance 20-018 adopted 10/6/20; Ordinance 24-022 adopted 8/6/2024)