The specific designation and additional purposes of the Single-Unit
Residential District are:
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R1 Single-Unit Residential. To provide areas for
single-unit housing on individual parcels at densities of one unit
plus one accessory dwelling unit and one junior accessory dwelling
unit per legal parcel. In addition to detached single-unit dwellings,
accessory dwelling units, and junior accessory dwelling units, this
District provides for uses such as parks and family day care that
may be integrated into a residential environment.
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TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL
DISTRICTS
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Use Classification
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R1
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Additional Regulations
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Residential Uses
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Residential Housing Types
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See sub-classifications below.
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Single-Unit Dwelling
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P
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Accessory Dwelling Unit
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P
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Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
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Junior Accessory Dwelling Unit
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P
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Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
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Duplex
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P
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Section 9.31.125, Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
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Multiple-Unit Dwelling
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L(1)
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Section 9.31.195, Multiple-Unit Dwelling Projects
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Family Day Care
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See sub-classifications below.
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Large
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P
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Section 9.31.140, Family Day Care, Large
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Small
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P
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Residential Facilities
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See sub-classifications below.
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Residential Care, Limited
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P
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Hospice, Limited
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P
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Supportive Housing
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P
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Transitional Housing
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P
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Section 9.31.110, Congregate and Transitional Housing
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Public and Semi-Public Uses
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Adult Day Care
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CUP
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Child Care and Early Education Facility
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CUP
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Section 9.31.120, Child Care and Early Education Facilities
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Bed and Breakfast
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CUP
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Within Designated Landmarks only. Section 9.31.090, Bed and Breakfasts
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Community Assembly
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CUP
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Section 9.31.100, Community Assembly
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Community Gardens
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P
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Park and Recreation Facilities, Public
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P
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Schools, Public or Private
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CUP
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Transportation, Communication, and Utilities Uses
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City Bikeshare Facility
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P
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Utilities, Minor
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P
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Specific Limitations:
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(1)
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Permitted only on parcels with existing surface parking lots:
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(a)
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Owned in whole or in part by a Community Assembly use in accordance with requirements of Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots; or
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(b)
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Associated with existing multiple-unit dwellings or commercial uses in accordance with requirements of Section 9.31.197, Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots.
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TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT RESIDENTIAL
DISTRICT
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Standard
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R1
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Additional Regulations
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Parcel and Density Standards
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Minimum Parcel Area (sq. ft.)
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5,000
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Maximum Parcel Area (sq. ft.)
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See Section 9.21.030(B)
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Minimum Parcel Width (ft.)
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50
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For parcels bounded by the centerlines of First Court Alley,
Seventh Street, Montana Place North Alley, and Adelaide Drive, the
minimum parcel width is 100 ft. and the minimum parcel depth is 175
ft.
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Minimum Parcel Depth (ft.)
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100
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Maximum Allowable Density
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1 unit per parcel
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Accessory dwelling units and junior accessory dwelling units shall be permitted as provided in Section 9.31.125, Accessory Dwelling Units and Junior Accessory Dwelling Units
A duplex shall be permitted as provided in Section 9.31.125, Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
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Maximum Parcel Coverage (% of Parcel Area)
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One-story structure less than 18 ft. in
height
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50%
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For parcels less than 5,000 sq. ft., a maximum parcel coverage
equaling 2,500 sq. ft. shall be permitted
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One-story structure 18 ft. or more in height
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45%
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For parcels less than 5,000 sq. ft., a maximum parcel coverage
equaling 2,250 sq. ft. shall be permitted
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Two-story structure
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45%
Parcel coverage shall be the sum of ground floor parcel coverage
and second story parcel coverage
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For parcels less than 5,000 sq. ft., a maximum parcel coverage
equaling 2,250 sq. ft. shall be permitted with no more than 1,125
sq. ft. allowable on the second story
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Existing structure with addition
(Applies to projects that do not result in a demolition as defined in Chapter 9.25, Demolition and Relocation)
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55%
For a two-story structure, parcel coverage shall be the sum
of ground floor parcel coverage and second story parcel coverage
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For parcels less than 5,000 sq. ft., a maximum parcel coverage
equaling 2,750 sq. ft. shall be permitted with no more than 1,375
sq. ft. allowable on the second story
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Building Form and Location
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Maximum Number of Stories
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2
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Maximum Building Height (ft.)
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Parcels up to 20,000 sq. ft. in area
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28 ft.
with no wall height above 23 ft.
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Walls associated with roof structure design such as gables and
dormers are permitted above 23 ft., provided such walls comply with
upper-story stepback requirements
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Parcels greater than 20,000 sq. ft. in area
and with a front parcel line at least 200 ft. in length
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• 28 ft. for flat roof
• 32 ft. for pitched roof
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Projections into height limits
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See Section 9.21.060, Height Projections
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Minimum Setbacks (ft.)
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Front
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Per Official Districting Map or 20 ft. if not specified
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Side - One-story structure less than 18
ft. in height
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10% of parcel width or 3.5 ft., whichever is greater, but no
more than 15 ft. required
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Side - Aggregate of both sides for a two-story
structure or one-story structure 18 ft. or more in height
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30% of parcel width, but no more than 45 ft. required and each
side shall be at least 10% of the parcel width or 3.5 ft., whichever
is greater
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The aggregate side setback requirement does not apply to the
following:
• New structures on parcels that are 45 ft. or less
in parcel width
• Additions to existing structures on parcels that
are less than 50 ft. in width
• Structures on parcels less than 5,000 sq. ft.
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Rear
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15 ft. from rear parcel line
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Additional Minimum Stepbacks for Upper Stories
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The sum of all stepback areas along the entire front building
elevation shall be at least 1% of total parcel area and comply with
the requirements below.
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Front Upper-Story Stepback
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However, if the entire upper story is set back at least 3% of
total parcel depth from the required front setback, no front upper-story
stepback is required.
• Each stepback area shall begin at the required front
setback and shall comply with the following:
○ The minimum stepback depth shall be 3%
of total parcel depth and shall be measured from the required front
setback.
○ The maximum stepback depth shall be 6%
of total parcel depth and shall be measured from the required front
setback.
○ Any stepback depth beyond 6% of total
parcel depth shall not be included in calculating compliance with
this standard.
• Any stepback area used to comply with a side upper-story
stepback requirement shall not be included in calculating compliance
with this standard.
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Side Upper-Story Stepbacks
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The sum of all stepback areas on each side building elevation
shall be at least 1% of total parcel area and comply with the requirements
below.
However, if the entire upper story is set back at least 20%
of total parcel width from the side parcel line, no side upper-story
stepback is required for the subject elevation.
• Each stepback area shall begin at each respective
minimum side setback line and shall comply with the following:
○ The minimum stepback depth shall be 20%
of total parcel width and shall be measured from the side parcel line.
○ The maximum stepback depth shall be 25%
of total parcel width and shall be measured from the side parcel line.
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○ Any stepback depth beyond 25% of total parcel width
shall not be included in calculating compliance with this standard.
• Any stepback area used to comply with a front upper-story
stepback requirement shall not be included in calculating compliance
with this standard.
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Sides—All portions of buildings exceeding
23 ft. in height
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• No portion of a building other than a permitted
projection shall intersect a plane commencing at 23 ft. in height
at the minimum side setback that extends at an angle of 45-degrees
from the vertical toward the interior of the site.
• The 23 ft. height measurement shall be taken from the same reference grade as determined for the subject site pursuant to Section 9.04.050.
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Upper-Story Outdoor Space
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Maximum size of individual balcony, terrace,
deck, first-story roof deck, or similar outdoor space
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3% of parcel area or 300 sq. ft., whichever is less
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Individual balconies, terraces, decks, first-story roof decks,
or similar outdoor spaces larger than 100 sq. ft. located in the rear
half of the parcel shall be set back a minimum distance of 20% of
the parcel width from the side parcel lines
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Maximum size of roof deck above second story
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3% of parcel area or 300 sq. ft., whichever is less
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Maximum of 1 per parcel with a 7 ft. minimum setback from edges
of building
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Openness and Use of Setbacks
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Maximum Front Setback Paving (% of required front setback area)
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Parcels 25 ft. or more in width
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50%
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Parcels less than 25 ft. in width
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60%
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Building Projections into Setbacks
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See Section 9.21.110, Projections into Required Setbacks
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Excavation for Lightwells, Stairwells, and Access to Subterranean
Garages and Basements
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Basements and subterranean garages
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No basement or subterranean garage shall extend into any setback
area, except for any basement or garage located beneath an accessory
building which is otherwise permitted within a setback area, if such
basement, semi-subterranean, or subterranean garage is located at
least 5 ft. from any parcel line
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Lightwells and stairwells
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• Side and rear setbacks may be utilized for lightwells
or stairways to below-grade areas
• Excavated areas shall be set back a minimum of 10%
of the parcel width from any parcel line measured to the interior
wall surface of these excavated areas
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• For parcels where the aggregate side setback is
not required, up to a total of 50 sq. ft. within the side and rear
setbacks may be utilized for lightwells or stairways to below-grade
areas
• Retaining walls shall not be included in calculations
for these excavated areas
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Excavation for access
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Excavation in the front setback area for a driveway, stairway,
doorway, or other such element for access purposes shall be no deeper
than 3 ft. below existing grade
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Vehicle Accommodation
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Parking
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• See Section 9.28.070, Location of Parking
• Section 9.28.120, Parking Design and Development Standards
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Driveways
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• On parcels less than 100 ft. in width, no more than
one driveway permitted
• See Section 9.28.120, Parking Design and Development Standards
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Incentives for Retention of Existing Homes
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Building Additions
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Section 9.21.170, Building Additions Extending into Minimum Side Setbacks
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Modifications to Development Standards
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Chapter 9.43, Modification and Waivers
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Architectural Review
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Architectural Review
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See Section 9.07.030(A)
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Additional Standards
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Accessory Buildings and Structures
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Section 9.21.020, Accessory Buildings and Structures
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Accessory Dwelling Units
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Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
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Affordable Housing Production Program
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Chapter 9.64, Affordable Housing Production Program
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Basements
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Section 9.52.020.0230, Basement Definition
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Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
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Section 9.31.125, Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
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Fences, Walls, and Hedges
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Section 9.21.050, Fences, Walls, and Hedges
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Home Occupation
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Section 9.31.160, Home Occupation
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Junior Accessory Dwelling Units
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Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
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Landscaping
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Chapter 9.26, Landscaping
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Lighting
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Section 9.21.080, Lighting
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Multiple-Unit Dwelling Projects
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Section 9.31.195, Multiple-Unit Dwelling Projects
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Multiple-Unit Dwelling Projects Located on Community Assembly
Surface Parking Lots
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Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots
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Multiple-Unit Dwelling Projects Located on Residentially Zoned
Surface Parking Lots
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Section 9.31.197, Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots
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Off-Street Parking
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Chapter 9.28, Parking, Loading, and Circulation
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Private Tennis Courts
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Section 9.31.250, Private Tennis Courts
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Projections from Buildings into Minimum Setbacks
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Section 9.21.110, Projections from Buildings into Minimum Setbacks
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Projections into Height Limits
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Section 9.21.060, Height Projections
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Refuse and Recycling Screening and Enclosure
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Section 9.21.130, Resource Recovery and Recycling Standards
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Solar Energy Systems
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Section 9.21.150, Solar Energy Systems
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