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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