Chapter 9.07 SINGLE-UNIT RESIDENTIAL DISTRICT

The purposes of the "Single-Unit Residential" District are to:

Provide for single-unit housing on individual parcels at densities of one unit plus one accessory dwelling unit and one junior accessory dwelling unit to suit the spectrum of individual lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to meet the needs of all segments of the community consistent with the General Plan and State law.

Preserve and protect the existing character and state of the City's different residential neighborhoods and the quality of life of City residents against potential deleterious impacts related to development—traffic, noise, air quality, and the encroachment of commercial activities.

Ensure adequate light, air, privacy, and open space for each dwelling.

Avoid overburdening public facilities, including sewer, water, electricity, and schools by an influx and increase of people to a degree larger than the City's geographic limits, tax base, or financial capabilities can reasonably and responsibly accommodate.

Ensure that the scale and design of new development and alterations to existing structures are consistent with the scale, mass, and character of the existing residential neighborhood.

Provide sites for institutional, residential, and neighborhood serving uses such as day care, parks, and community facilities.

Promote the rehabilitation and long-term maintenance of existing buildings and structures.

The specific designation and additional purposes of the Single-Unit Residential District are:

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.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2536CCS § 14, adopted February 28, 2017; Ord. No. 2649CCS § 4, adopted September 8, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023)

§ 9.07.020 Land Use Regulations.

Table 9.07.020 prescribes the land use regulations for Single-Unit Residential District. The regulations for each district are established by the letter designations listed below. These designations apply strictly to the permissibility of land uses; applications for buildings or structures may require discretionary review.

"P" designates permitted uses.

"L(#)" designates limited uses, which are permitted by right, provided they comply with specific limitations listed at the end of the table.

"CUP" designates use classifications that are permitted after review and approval of a Conditional Use Permit.

"MUP" designates use classifications that are permitted after review and approval of a Minor Use Permit.

"—" designates uses that are not permitted.

Land uses are defined in Chapter 9.51, Use Classifications. Use classifications and sub-classifications not listed in the table are prohibited. Accessory uses are permissible when they are determined by the Zoning Administrator to be necessary and customarily associated with and appropriate, incidental, and subordinate to, the principal uses and which are consistent and not more disturbing or disruptive than permitted uses. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other Sections of this Article.

TABLE 9.07.020: LAND USE REGULATIONS—SINGLE-UNIT RESIDENTIAL DISTRICTS
Use Classification			R1	Additional Regulations
Residential Uses
Residential Dwelling Types
Accessory Dwelling Unit			P	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Junior Accessory Dwelling Unit			P	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Multiple-Unit Dwelling			L(1)	Section 9.31.195, Multiple-Unit Dwelling Projects
Duplex			P	Section 9.31.125, Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
Senior Citizen Multiple-Unit Dwelling			L(1)	Section 9.31.195, Multiple-Unit Dwelling Projects
Single-Unit Dwelling			P
Housing Types for Specific Needs
Employee Housing			P
Family Day Care			See sub-classifications below.
Large			P	Section 9.31.140, Family Day Care, Large
Small			P
Residential Facilities			See sub-classifications below.
Residential Care, Limited			P
Hospice, Limited			P
Supportive Housing			P
Transitional Housing			P
Public and Semi-Public Uses
Adult Day Care			CUP
Child Care and Early Education Facility			CUP	Section 9.31.120, Child Care and Early Education Facilities
Bed and Breakfast			CUP	Within Designated Landmarks only. Section 9.31.090, Bed and Breakfasts
Community Assembly			CUP	Section 9.31.100, Community Assembly
Community Gardens			P
Park and Recreation Facilities, Public			P
Schools, Public or Private			CUP
Transportation, Communication, and Utilities Uses
City Bikeshare Facility			P
Utilities, Minor			P
Specific Limitations
(1)	Permitted only on parcels with existing surface parking lots:
	(a)	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
	(b)	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.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2536CCS § 15, adopted February 28, 2017; Ord. No. 2649CCS § 5, adopted September 8, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2792CCS, 10/8/2024)

§ 9.07.030 Development Standards.

Table 9.07.030 prescribes the development standards for the Single-Unit Residential (R1) District. Additional regulations, including incentives for the retention of existing homes, are denoted with Section numbers throughout the table. Specific R1 District design review criteria is located directly following the table:

TABLE 9.07.030: DEVELOPMENT STANDARDS—SINGLE-UNIT RESIDENTIAL DISTRICT
Standard	R1	Additional Regulations
Parcel and Density Standards
Minimum Parcel Area (sq. ft.)	5,000
Maximum Parcel Area (sq. ft.)	See Section 9.21.030(B)
Minimum Parcel Width (ft.)	50	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.
Minimum Parcel Depth (ft.)	100
Maximum Allowable Density	1 unit per parcel	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
Maximum FAR		Section 9.04.100, Determining Floor Area Ratio in Residential Zoning Districts
One-story structure less than 18 ft. in height	0.5	For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,500 sq. ft. shall be permitted.
One-story structure 18 ft. or more in height	0.45	For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,250 sq. ft. shall be permitted.
Two-story structure	0.45	For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,250 sq. ft. shall be permitted.
Two-story structure	0.45	For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,250 sq. ft. shall be permitted with no more than 1,125 sq. ft. allowable on the second story.
Existing structure with addition (Applies to projects that do not result in a demolition as defined in Chapter 9.25, Demolition and Relocation.)	0.55	For parcels less than 5,000 sq. ft., a maximum FAR equaling 2,750 sq. ft. shall be permitted with no more than 1,375 sq. ft. allowable on the second story.
Building Form and Location
Maximum Number of Stories	2
Maximum Building Height (ft.)		Section 9.04.050, Measuring Height
Parcels up to 20,000 sq. ft. in area	28 ft with no wall height above 23 ft.	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.
Parcels greater than 20,000 sq. ft. in area and with a front parcel line at least 200 ft. in length	• 28 ft. for flat roof • 32 ft. for pitched roof
Projections into Height Limits	See Section 9.21.060, Height Projections
Minimum Setbacks (ft.)
Front	Per Official Districting Map or 20 ft. if not specified
Side - One-story structure less than 18 ft. in height	10% of parcel width or 3.5 ft., whichever is greater, but no more than 15 ft. required
Side - Aggregate of both sides for a two-story structure or one-story structure 18 ft. or more in height	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	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; or • Structures on parcels less than 5,000 sq. ft.
Rear	15 ft. from rear parcel line
Additional Minimum Stepbacks for Upper Stories
Front Upper-Story Stepback	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. However, if the entire upper story is set back at least 3% of total parcel depth from the required front setback, no front upperstory 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.
Side Upper-Story Stepbacks	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. ○ 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.
Sides—All portions of buildings exceeding 23 ft. in height	• 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.
Upper-Story Outdoor Space
Maximum size of individual balcony, terrace, deck, first-story roof deck, or similar outdoor space	3% of parcel area or 300 sq. ft., whichever is less	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.
Maximum size of roof deck above second story	3% of parcel area or 300 sq. ft., whichever is less	Maximum of 1 per dwelling unit, which shall be set back a minimum of 7 ft., measured from minimum setbacks.
Openness and Use of Setbacks
Maximum Front Setback Paving (% of required front setback area)
Parcels 25 ft. or more in width	50%
Parcels less than 25 ft. in width	60%
Building Projections into Setbacks	See Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Excavation for Lightwells, Stairwells, and Access to Subterranean Garages and Basements
Basements and subterranean garages	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
Lightwells and stairwells	• 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	• 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.
Excavation for access	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
Vehicle Accommodation
Parking	• See Sections 9.28.070, Location of Parking • Section 9.28.120, Parking Design and Development Standards
Driveways	• On parcels less than 100 ft. in width, no more than one driveway permitted • See Section 9.28.120, Parking Design and Development Standards
Incentives for Retention of Existing Homes
Building Additions	Section 9.21.170, Building Additions Extending into Minimum Side Setbacks
Modifications to Development Standards	Chapter 9.43, Modification and Waivers
Architectural Review
Architectural Review	See Section 9.07.030(A)
Additional Standards
Accessory Buildings and Structures	Section 9.21.020, Accessory Buildings and Structures
Accessory Dwelling Units	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Affordable Housing Production Program	Chapter 9.64, Affordable Housing Production Program
Basements	Section 9.52.020.0230, Basement Definition
Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential	Section 9.31.125, Duplexes and Lot Splits on Parcels Zoned for Single-Unit Residential
Fences, Walls, and Hedges	Section 9.21.050, Fences, Walls, and Hedges
Home Occupation	Section 9.31.160, Home Occupation
Junior Accessory Dwelling Units	Section 9.31.025, Accessory Dwelling Units and Junior Accessory Dwelling Units
Landscaping	Chapter 9.26, Landscaping
Lighting	Section 9.21.080, Lighting
Multiple-Unit Dwelling Projects	Section 9.31.195, Multiple-Unit Dwelling Projects
Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots	Section 9.31.196, Multiple-Unit Dwelling Projects Located on Community Assembly Surface Parking Lots
Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots	Section 9.31.197, Multiple-Unit Dwelling Projects Located on Residentially Zoned Surface Parking Lots
Off-Street Parking	Chapter 9.28, Parking, Loading, and Circulation
Private Tennis Courts	Section 9.31.250, Private Tennis Courts
Projections from Buildings into Minimum Setbacks	Section 9.21.110, Projections from Buildings into Minimum Setbacks and Daylight Plane
Projections into Height Limits	Section 9.21.060, Height Projections
Refuse and Recycling Screening and Enclosure	Section 9.21.130, Resource Recovery and Recycling Standards
Solar Energy Systems	Section 9.21.150, Solar Energy Systems

Architectural Review.

Proposed development in the R1 Single-Unit District shall not be subject to architectural review if it conforms to the development standards set forth above except as follows:

The Architectural Review Board shall review any proposed duplex pursuant to Section 9.55.140.

The Architectural Review Board shall review proposed development that is located on a parcel with a grade differential of 12.5 feet or more between the front and rear parcel lines, and associated with the following:

(1)

New residential building; or

(2)

A 50% or greater square foot addition to an existing dwelling unit.

ii.

A proposed structure may be approved if its size, mass, and placement are found to be compatible with improvements in the immediate neighborhood.

The Architectural Review Board shall review and may approve proposed development that does not conform to the development standards set forth above as follows:

The Architectural Review Board shall review any proposed addition of 500 square feet or less that is regarded as a third story that is located on a parcel with a grade differential of 12.5 or more between the front and rear parcel lines. The Architectural Review Board may approve such an addition if the following findings of fact are made:

The street frontage and overall massing are compatible with the existing scale and neighborhood context;

ii.

The addition does not enlarge the first-story of the existing residence such that a nonconforming condition is expanded; and

iii.

The properties in the immediate neighborhood will not be substantially impacted.

The Architectural Review Board shall review the following:

(1)

Any proposed new structure on a parcel that is more than 45 feet in width that does not comply with the minimum aggregate side setback but that is set back a minimum of 10% of parcel width on each side,

(2)

Any proposed addition to an existing structure on a parcel 50 feet or more that does not comply with the minimum aggregate side setback but that is set back a minimum of 10% of parcel width on each side,

(3)

Any proposed two-story structure that does not conform to the standard set forth above for additional minimum stepbacks for upper stories,

(4)

Any proposed structure that does not conform to the standards for subterranean garages and basements set forth in Table 9.07.030, Chapter 9.28 (Parking), and Section 9.52.020.0230 of this Code,

(5)

Any proposed individual upper story balcony, terrace, deck, first-story roof deck, or similar outdoor space that does not conform to the standard set forth above,

(6)

Any proposed structure with garage doors that face the public street, are located within the front half of the parcel, and: (i) are not set back from the primary façade facing the public street a minimum of 5 feet, or (ii) are more than 16 feet in width, or

(7)

Any proposed structure that includes a first-story porch or second-story balcony that: (i) is open on at least three sides, (ii) has a height of no more than 14 feet, including parapets and railings, (iii) projects into the minimum front setback, and (iv) exceeds 50% of the front building width as measured at the front façade.

ii.

The Architectural Review Board may approve a design modification set forth in this subsection if the following findings of fact are made:

(1)

There are special circumstances or exceptional characteristics applicable to the property involved, including size, shape, topography, surroundings, or location of the existing improvements or mature landscaping on the site,

(2)

Granting the design modification will not be detrimental or injurious to the property or to improvements in the general vicinity and district in which the property is located,

(3)

Granting the design modification will not impair the integrity and character of surrounding context, or impact the light, air, open space, or privacy of adjacent properties,

(4)

If the design modification includes a modification or addition to a building on the City's Historic Resources Inventory, the modification or addition is compatible with the building's historic architectural character, does not result in the removal of historic building features, and is consistent with the Secretary of the Interior Standards for Rehabilitation, and

(5)

The design modifications comply with the criteria set forth in Section 9.55.140.

(Added by Ord. No. 2486CCS §§ 1, 2, adopted June 23, 2015; amended by Ord. No. 2520CCS § 9, adopted June 14, 2016; Ord. No. 2524CCS § 2, adopted July 28, 2016; Ord. No. 2536CCS § 2, adopted February 28, 2017; Ord. No. 2624CCS § 3, adopted November 12, 2019; Ord. No. 2628CCS § 2, adopted January 28, 2020; Ord. No. 2649CCS § 6, adopted September 8, 2020; Ord. No. 2742CCS § 2, adopted April 11, 2023; Ord. No. 2792CCS, 10/8/2024; Ord. No. 2814CCS, 5/27/2025)