§ 21-39. R-4 Multifamily Residential—Medium density.

(a)

[Purpose:] The purpose of R-4, multifamily residential-medium density zoning district is to provide areas for moderate to high density residential development, which permits a wide range of attached and detached types of dwelling units with the incidental accessory uses that are normally located with the principal use.

(b)

Permissible future land use classifications: Residential-high density, traditional neighborhood area, primary activity center, neighborhood activity center, and regional activity center.

Specific permitted uses, accessory uses, special uses, and conditional uses for the R-4 zoning district are contained in Table 21-32(A) of this Code. Special use requests for commercial uses shall only be considered on parcels mapped as primary activity center, regional activity center, and neighborhood activity center on the future land use map. When approved, no commercial use shall exceed a floor area ratio of fifteen one hundredths (0.15).

(c)

Permitted development intensity. Permitted minimum and maximum residential density for parcels located within the R-4 zoning district shall be in accordance with Table 21-39A, density requirements.

Table 21-39A Density Requirements
Future Land Use Designation of Parcel		Required Minimum Density	Maximum Permitted Density
Residential-High Density	Greater than 1,320 feet from Transit Route	10.01 units per acre	15.0 units per acre
	Less than 1,320 feet from Transit Route		17.0 units per acre
Traditional Neighborhood Area	Greater than 1,320 feet from Transit Route	5.0 units per acre	15.0 units per acre
	Less than 1,320 feet from Transit Route
Neighborhood Activity Center	Greater than 1,320 feet from Transit Route	5.0 units per acre	15.0 units per acre
	Less than 1,320 feet from Transit Route		17.0 units per acre
Regional Activity Center	Greater than 1,320 feet from Transit Route	7.0 units per acre	15.0 units per acre
	Less than 1,320 feet from Transit Route		20.0 units per acre
Primary Activity Center	Greater than 1,320 feet from Transit Route	6.0 units per acre	15.0 units per acre
	Less than 1,320 feet from Transit Route		20.0 units per acre

 

(d)

Locational criteria: The following locational criteria shall be followed when assigning R-4 zoning to parcels in the city:

1.

No parcel located further than one thousand three hundred twenty (1,320) feet of a potable water line and sewer line shall be designated as R-4 on the zoning map.

(e)

Building form standards: There are two (2) distinct development patterns in the city-pedestrian oriented urban areas consisting of the earliest neighborhoods surrounding the downtown, and more recently developed, auto-oriented suburban areas found outside of the original urban core. To address the unique needs for each of these areas, separate building form standards are necessary. Parcels located within the area mapped as the central urban core by the future land use map shall follow the urban development standards as contained in Table 21-39B. Parcels located outside of the central urban core shall have the option of following the urban development standards contained in Table 21-39B or the suburban development standards contained in Table 21-39C.

When permitted, non-residential uses shall follow the building form standards for apartments/condominiums.

Table 21-39B R-4 Zoning District Urban Development Standards
Lot and Building Standard		Requirement
Lot/Parcel Area	Single-family	Minimum 4,500 square feet
		Maximum	Lakefront: 25,000 square feet (See Note 1)
			Non-lakefront: 7,500 square feet
	Apartments and Condominiums	Minimum 6,000 square feet
	Townhouses	Minimum 2,000 square feet
Lot/Parcel Width	Single-family	Minimum 45 feet
	Apartments and Condominiums	Minimum 50 feet
	Townhouses	Minimum 20 feet
Living Area	Single-family	Minimum 600 square feet
	Apartments, Townhouses and Condominiums	Minimum 400 square feet
Front Yard Setback (All building types)	Living Area	Minimum 15 feet; Maximum 60 feet (excluding flag lots)
	Porch/Entry (if present)	Minimum 5 feet
	Garage-Side or Front Entry	Minimum 25 feet
Side Yard Setback	Single-family	Minimum 5 feet with reductions permitted to 3 feet for up to 33% of the side building elevation.
	Apartments and Condominiums	Floors 1 to 3: Minimum 8 feet
		Floors 4 and 5: Minimum 15 feet
	Townhouses	Minimum 0 feet; 8 feet from project perimeter (See Note 2)
Street Side Yard Setback (All building types)	Floors 1 to 3	Minimum 15 feet; Maximum 50 feet
	Floors 4 and 5	Minimum 20 feet
Building Separation	Floors 1 to 3	Minimum 15 feet (See Note 2)
	Floors 4 and 5	Minimum 25 feet (See Note 2)
Rear Yard Setback		Minimum 20 feet
Building Height (Above finished grade)		Maximum 5 floors up to 65 feet in total building height
Lot Coverage		Maximum 80%
Impervious Surface Area		Single-family, Apartments, & Condominiums	Maximum 75%
		Townhouses	Maximum 80%
		Waterfront Parcels	Maximum 60%
Accessory Buildings	Building Area	Maximum 7.5% of Lot Area up to 2,500 square feet
	Setbacks	Side and Rear: Minimum 3 feet
	Building Height	Maximum 2 floors or 26 feet of total building height
	Building Separation	Minimum 10 feet

 

Table 21-39C R-4 Zoning District Suburban Development Standards
Lot and Building Standard		Requirement
Lot/Parcel Area	Single-family	Minimum 5,000 square feet
		Maximum	Lakefront: 25,000 square feet (See Note 1)
			Non-lakefront: 9,500 square feet
	Apartments and Condominiums	Minimum 7,500 square feet
	Townhouses	Minimum 2,500 square feet
Lot/Parcel Width	Single-family	Minimum 50 feet
	Apartments and Condominiums	Minimum 75 feet
	Townhouses	Minimum 20 feet
Lot/Parcel Depth		Minimum 100 feet
Living Area	Single-family	Minimum 600 square feet
	Apartments, Townhouses and Condominiums	Minimum 400 square feet
Front Yard Setback (All building types)	Living Area	Arterial Street	Minimum 35 feet
		Local or Collector Street	Minimum 25 feet
	Porch/Entry (if present)	Arterial Street	Minimum 25 feet
		Local or Collector Street	Minimum 15 feet
	Front Entry Garage	Arterial Street	Minimum 40 feet
		Local or Collector Street	Minimum 30 feet
Side Yard Setback	Single-family	Minimum 5 feet
	Apartments and Condominiums	Floors 1 to 3; Minimum 15 feet
		Floor 4; Minimum 20 feet
	Townhouses	Minimum 0 feet; 10 feet from project perimeter
Street Side Yard Setback (All building types)	Arterial Street	Minimum 30 feet
	Local or Collector Street	Minimum 20 feet
Building Separation		Minimum 20 feet (See Note 2)
Rear Yard Setback	Single-family	Minimum 20 feet
	Apartments, Townhouses, and Condominiums	Minimum 30 feet
Building Height (Above finished grade)		Maximum 4 floors up to 52 feet in total building height
Lot Coverage		Maximum 60%
Impervious Surface Area	Single-family, Apartments, and Condominiums	Maximum 65%
	Townhouses	Maximum 75%
	Waterfront Parcels	Maximum 60%
Accessory Buildings	Building Area	Maximum 7.5% of Lot Area up to 2,500 square feet
	Setbacks	Side and Rear: Minimum 3 feet
	Building Height	Maximum 2 floors or 26 feet of total building height
	Building Separation	Minimum 15 feet

 

Notes for Tables 21-39B and 21-39C:

1.

The Development Special Magistrate may hear requests to exceed the maximum lakefront lot size for existing or proposed lots with extraordinary environmental and/or topographic features or where regulatory requirements may require the creation of an exceptionally large lot.

2.

Provided that all applicable fire and building codes are met.

(f)

Other requirements:

1.

Clubhouses and similar facilities are permitted on parcels retained by the developer or dedicated to and maintained by a homeowners association.

2.

No more than twelve (12) attached units in a row per floor shall be constructed in any one (1) building.

3.

Where a multi-unit building contains eight (8) or more units in a row per floor, the use of a varied roof line shall be required. The variation may be in the form of elevation changes or the use of multiple roof styles.

4.

See Article III of this CODE for landscaping, parking, site access, stormwater, and utility connection requirements.

5.

Where additional density is permitted based on proximity to a transit route or terminal, a sidewalk connection to the transit route or terminal shall be required.

6.

Any development creating three (3) or more lots of record shall require a subdivision plat meeting the standards found in Article III of this code.

(g)

Multifamily conversions: The conversion of a single-family structure into three (3) or more residential units shall require special use approval from the planning commission. When considering a request for a conversion, the planning commission shall consider the following: density, access to the property, ability to provide required on-site parking, and the impact on public school capacity.

(h)

Pre-existing development:

1.

Any lot or parcel exceeding the maximum lot or parcel size that was legally created prior to July 10, 2017, shall be considered a legal conforming lot or parcel for the purposes of this code.

2.

Any house or multifamily residential building permitted prior to July 10, 2017, shall be considered a legal conforming structure if the minimum front, side, and rear setbacks for the living area of the house are met. Existing construction shall not be subject to the maximum setback requirements contained in Table 21-39B.

3.

Any single-family residential structure which has been converted to three (3) or more units prior to July 10, 2017, shall be considered a legal permitted use provided each living unit meets minimum living area requirements as set forth by Tables 21-39B or 21-39C, and the total number of units located on the property does not exceed maximum density limitations as set forth in paragraph 21-39(c).

(i)

Sign standards: All signage for residential properties shall follow the requirements contained in Article IV of this Code for residentially zoned properties. When permitted, commercial uses shall meet the following signage requirements:

1.

The use of electronic message center signs shall not be permitted.

2.

No sign permitted in the R-4 zoning district shall be internally illuminated. For externally illuminated signs, the light source shall not be visible from the right-of-way or from adjoining properties.

3.

All ground-mounted signs shall be limited to single monument sign. Maximum sign size shall be limited to twenty-five one hundredths (0.25) square feet per linear foot of lot frontage up to a maximum of twenty-five (25) square feet. No monument sign shall exceed six (6) feet in height.

4.

Wall signs shall be limited to a maximum total of seventy-five one hundredths (0.75) square feet per linear foot of building frontage up to a maximum of twenty-four (24) square feet.

(j)

The Development Special Magistrate is authorized to hear requests to vary building form standards contained in Tables 21-39B and 21-39C and criteria relating to parking reductions contained in section 21-39(g). In addition to the criteria contained in Article VII of this code for the granting of variances, the Development Special Magistrate may take into consideration impacts of the location of a building meeting the requirements above on adjoining properties.

(Ord. No. O-00-09, Art. 2 (2.02.03.06), 4-24-00; Ord. No. O-00-19, § 3(B), 4-24-00; Ord. No. O-17-27 , § 3, 7-10-17)