§ 117-66. R-5 group or terrace housing district.

(a)

Description of district. The R-5 group or terrace housing district is intended for a planned development area of not less than one-half of the previously platted block under consideration or 35,000 square feet, whichever is the largest.

(b)

Purpose of designation procedure. Under the standard provisions of this chapter a separate ground area, referred to in this chapter as the lot, may be designated, provided and continuously maintained for a structure or portion of a structure. Pursuant to the procedure hereinafter set forth several lots may be combined into one special plan covering a planned building group. The procedure is intended to permit diversification in the location of residential structures and to improve circulation facilities and other site qualities while ensuring adequate standards relating to public health, safety, welfare and convenience in the use and occupancy of buildings and facilities in planned building groups and to permit the construction of low-cost private housing of good standards and quality.

(c)

Limitations on designation procedure. The procedure hereinafter set forth shall not waive thereby any regulations for any district except the regulation that a separate ground area, herein called the lot, may be designated, provided and continuously maintained for a structure or portion of a structure when separately owned from the other structures or portion of a structure. The designation of any area as R-5 may be accomplished as provided in this chapter, in an action started by the planning commission, or upon application by interested parties, prior to the submission and approval of a special plan for the development of terrace and row housing. A zoning certificate may not be issued until such special plan is approved by the planning commission.

(d)

Application for approval. All applications for approval of a special plan hereunder shall be filed with the planning commission by the owner or owners of the entire land area to be included within the special plan, the owner or owners of all structures then existing on said land area and all incumbrancers of said land area and structures; shall contain sufficient evidence to establish that the applicants are the owners and all the incumbrancers of the designated land and structures; shall contain such information and representations required by this chapter as are deemed necessary by the commission; and shall include plats and plans showing at least the following details drawn to scale:

(1)

The land area which would be included within the special plan, the present zoning classification of the designated area, the land area of all abutting districts and the present zoning classification thereof, all public and private rights-of-way and easements bounding and intersecting the designated area and the abutting districts which are proposed to be continued, created, relocated and/or abandoned, and the proposed finished grade of the designated area, shown in contour intervals of not to exceed two feet;

(2)

A description of the proposed lot and the boundaries thereof;

(3)

The location of each existing and proposed structure in the designated area, the use or uses to be contained therein, the number of stories, gross floor area and approximate location of entrances and loading points thereof;

(4)

The location of all outside facilities for waste disposal:

(5)

All curb cuts, driving lanes, parking areas, loading areas, public transportation points and illumination facilities for the same;

(6)

All pedestrian walks, malls, courts, parks, playgrounds and open areas for use by residents or members of the public;

(7)

The location and height of all walls, fences and screen planting;

(8)

The types of surfacing, such as paving, turfing or gravel, to be used at the various locations;

(9)

The location of fire hydrants;

(10)

The gross floor area for residences;

(11)

The net residential density.

(e)

Site facilities. All special plans hereunder shall make due provisions for:

(1)

Adequate design of grades, paving, gutters, drainage and treatment of turf to handle stormwaters, and prevent erosion and the formation of dust:

(2)

Design of streets as follows: All buildings in an R-5 zone shall abut or have access to a dedicated street. All streets shall be accepted pursuant to the provisions of the city subdivision regulations, except the commission may waive the minimum width of 50 feet right-of-way and the pavement from 27 feet back of curb to back of curb. All culs-de-sac shall have an 80-foot-diameter paved area in order to accommodate emergency vehicles;

(3)

Adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways, off-street parking and loading space, facilities for waste disposal and illumination;

(4)

Adequate amount and proper location of pedestrian walks, malls, courts and landscaped spaces to prevent pedestrian use of vehicular ways and parking spaces and to separate pedestrian walks, malls, courts and public transportation loading places from general vehicular circulation facilities;

(5)

Arrangement of buildings, vehicular circulation and open spaces so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic;

(6)

Proper arrangement of lighting devices with respect to traffic control devices and adjacent residential districts;

(7)

An adequate amount and safe location of play areas for children and other recreational areas according to the concentration of occupancy.

(f)

Minimum spacing between buildings; orientation of main window exposures and entrances. The following required spacing between buildings shall be measured perpendicularly from any exterior wall exposing windows or an entranceway; it does not apply in corner-to-corner placement of buildings where perpendicular wall exposures do not overlap.

(1)

In buildings containing multiple dwelling units, walls containing main window exposures or main entrances shall be so oriented as to ensure adequate light and air exposure, shall be so arranged as to avoid undue exposure to nearby through trafficways or undue exposure to concentrated loading or parking facilities, and shall be so oriented as to preserve visual and audible privacy between adjacent buildings;

(2)

A building wall exposing both windows and an entranceway shall be located no closer to another building than a distance equal to the height of the taller building of the two, but in no case less than 35 feet;

(3)

Any open court area which otherwise complies with standards of minimum spacing and open area of window exposure must, in any case, leave at least 25 percent of its perimeter free and unobstructed for access by emergency vehicles;

(4)

A building group must be so arranged that any building is accessible by emergency vehicles.

(g)

Permitted uses. In the R-5 district only those uses specified under R-5 in the list of permitted uses, section 118-134 of these regulations, will be permitted, except that the following home occupations will be permitted providing they comply fully with the limitations on home occupations as specified in the general regulations (section 118-191):

(1)

Custom dressmaking, millinery, tailoring, sewing of fabric for custom apparel and custom home furnishings.

(2)

Foster family home (not more than four children simultaneously).

(3)

Office (any office in which chattels or goods, wares or merchandise are not created, exchanged or sold).

(4)

Tutoring (not more than four students simultaneously).

(5)

Fine arts studio in which are created only individual works of art.

(6)

Rooming or boarding of not more than two persons.

(h)

Dimensional requirements. The lot shall comply with the following dimensional area requirements:

(1)

Lot width. Each interior lot for row or terrace housing shall be not less than 20 feet, and each end lot in a row or terrace housing unit shall be not less than 37 feet, six inches wide, except that where the end lot is adjacent and lengthwise to a street, no building or structure will be permitted within the 25-foot building setback area.

(2)

Lot area. Each interior lot of a row or terrace housing unit shall be not less than 2,500 square feet and shall provide not less than 50 percent of the lot area as unobstructed open space. Each end lot of a row or terrace housing unit shall be not less than 4,500 square feet and shall provide not less than 50 percent of the lot area as unobstructed open space. Single-family and two-family structures shall maintain lot areas as specified in residential zones R-3 and R-4.

(3)

Minimum front yard. Where row or terrace house front onto a street, or court, or open space, the setback distance shall be not less than 25 feet from the front property line, or as required in other ordinances, whichever is greater. In the case of a lot having frontage on two streets which do not intersect on the lot boundaries, then the front yard requirements shall be met on both streets.

(4)

Minimum side yards. For single-family and two-family structures there shall be two side yards to each lot. The minimum required side yard width shall not be less than ten percent of the average lot width, but in no case shall it be less than six feet, except that any side yard abutting a street shall be at least 15 feet, unless under the master street plan, as existing or amended, or other ordinances a greater setback is required for the purpose of street widening or for other reasons. For the end lot of a row or terrace housing unit there shall be one side yard of at least 15 feet or greater where needed to maintain the minimum 35-foot spacing between buildings.

(5)

Minimum rear yard. There shall be a rear yard having a depth of not less than 25 feet.

(6)

Maximum height. No building hereafter erected or structurally altered shall exceed 2½ stories or 35 feet in height.

(7)

Location of accessory buildings. No accessory buildings shall be located on any required front or side yard, or within five feet of any lot line, that is not a street line. Fences up to 96 inches in height may be erected along any boundary of the side yards or rear yard from the rear of the lot forward to the rear of the main structure. A fence 60 inches in height may be erected along the side yards from the rear of the main structure forward to the front building line. Any fence or screen constructed in the required front yard must have planning commission approval as to location, height, material and construction.

(8)

Minimum size of single-unit dwelling. Each single-unit dwelling shall contain a gross floor area of not less than 600 square feet, excluding steps, porches or carports.

(i)

Off-street parking. Each single-family and two-family lot shall provide at least one off-street parking space. Each row or terrace lot shall have one off-street parking space; provided, however, that this space need not be on the lot with the structure, but shall in no case be located more than 200 feet away from the structure. The provisions of section 118-311, Off-street parking requirements, shall be in full force and effect in R-5 district.

(j)

Corner visibility. On a corner lot, within the areas formed by the right-of-way lines of intersecting streets and a line joining points on such right-of-way lines at a distance of 25 feet from their intersection, there shall be no obstruction to vision between a height of two feet and a height of ten feet above the average grade of each street at the centerline thereof, except that street name signs, fire hydrants, street lighting poles and associated appurtenances thereto shall be permitted within this area.

(Ord. No. 3171, § 702.1-5, 3-26-62; Ord. No. 4062, § 1, 4-24-72)