20C.30.25 Site Requirements for Residential Zones

This section establishes basic site requirements for residential zones in Redmond. These requirements implement Redmond’s Comprehensive Plan, the Growth Management Act, and the County-Wide Planning Policies, while also protecting Redmond’s residential areas from public nuisances, incompatible uses, and other hazards. (Ord. 1901)

20C.30.25-020 Chart of Site Requirements.

(1) Purpose. The Site Requirements Chart (RCDG 20C.30.25-140) establishes basic dimensional standards for residential development. The standards and rules are established to maintain a consistent and compatible land use pattern throughout Redmond and to provide flexibility in project design, maintain privacy between adjacent uses, and prevent public nuisances.

(2) Explanation of Chart. The Site Requirements Chart is arranged in a matrix format. Site requirement categories are listed down the left side of the chart, and residential zones are identified across the top of the chart. The matrix cells contain the minimum or maximum dimensional requirements for each zone. The footnotes identify specific requirements applicable to either a specific use or zone. An “NS” indicates there is “No Standard” (i.e., no special requirement). Relief or flexibility from the standards presented in this chart is available through a number of processes including the variance process (RCDG 20F.40.180), Clustering (RCDG 20C.30.50), Zero Lot Line Development (RCDG 20C.30.100), Multiplexes (RCDG 20C.30.70), Planned Residential Development (RCDG 20C.30.105), and Master Planned Residential Development (RCDG 20C.30.105). (Ord. 1901)

20C.30.25-030 Allowed Density.

(1) Purpose. The allowed density requirement helps to maintain a consistent and compatible land use pattern in Redmond’s residential neighborhoods. Other purposes of this requirement are to serve the planned housing needs of Redmond’s residential population, and prevent public nuisances that result from a lack of adequate open space and the over utilization of public facilities.

(2) Requirements. The allowed density, as shown for each residential zone in the Site Requirements Chart (RCDG 20C.30.25-140), represents the maximum number of dwelling units that may occupy an acre of land. This maximum number of units for a site may be exceeded only through participation in the planned residential development process (RCDG 20C.30.105) or through one of the bonus programs.

(3) Calculations. When calculating allowed density for any given site in the City, the gross area of the site is multiplied by the allowed density per acre that applies to the zone where the site is located. The result is the maximum number of units that may occupy that site. For the purposes of this calculation, fractional values shall be rounded to the nearest whole number (0.5 and above, round up; below 0.5, round down).


Example:
21,780 (gross site area in square feet)	x	4/43,560 R-4 zone allowed density (4 units/acre)	=	2 maximum allowed dwelling units

20C.30.25-040 Minimum Required Density.

(1) Purpose. Minimum required density helps to establish a consistent and compatible land use pattern in Redmond residential neighborhoods. It also provides for the efficient use of land, the efficient use of public facilities and services, and the reduction of public nuisances that often result when undeveloped areas are urbanized.

(2) Relationship to Allowed Density. While allowed density places an upper limit on the number of units that may be located on a site, the minimum required density establishes a lower limit. When taken together, the site calculations for allowed density and minimum required density create an upper and lower range that defines the number of units that may be built on a site. One important difference between allowed density and minimum required density is that allowed density is calculated using gross site area while minimum required density uses the net buildable area of a site.

(3) Requirements. The minimum required density establishes a lower density limit for a site. The minimum required number of dwelling units for a site is equal to the site’s net buildable area multiplied by the site’s allowed or “zoned” density and multiplied again by the minimum required density percentage. The net buildable area calculation is explained below in subsection (5). The minimum required density percentage, as well as the allowed density, for each residential zone is shown in the Site Requirements Chart, RCDG 20C.30.25-140.

(4) Minimum Required Density Calculation. The formula for determining a site’s minimum required number of dwelling units is shown below. For the purposes of this calculation, fractional values shall be rounded to the nearest whole number (0.5 and above, round up; below 0.5, round down).


net buildable area	x	allowed density	x	minimum required density percentage	=	minimum required number of units


Example: gross site area = 87,120 sq. ft. (2 acres) net buildable area = 65,340 sq. ft. (1.5 acres) allowed density = 6 units per acre minimum required density percentage = 80 percent
65,340 sq. ft. (1.5 acres) net buildable area	x	6 units per acre allowed density	x	80 percent (0.8) minimum required density percentage	=	7 minimum required number of units (rounded down from 7.2)
Required Unit Range for this Example: maximum number of units allowed, excluding bonuses = 12 (see allowed density calculation under RCDG 20C.30.25-030) minimum required number of units = 7

(5) Net Buildable Area Calculation. Net buildable area, for the purpose of determining the minimum required number of dwelling units for a site, shall be calculated by subtracting areas where building is prohibited or subject to significant restrictions from the gross area of a site. The area remaining after these exclusions from the gross site area represents the net buildable area. The following exclusions from the gross site area, and only these exclusions, may be used in determining net buildable area:

(a) Sensitive areas where development is prohibited or restricted shall be excluded from the net buildable area. These sensitive areas shall include: Class II, III, and IV Landslide Hazard Areas; Type I, II, III, and IV wetlands; Class I through IV streams; floodways; flood plains; sensitive area buffers; lands required to be maintained in open space; and native growth protection easements.

(b) Surface water retention areas that are dedicated or otherwise held in common shall also be excluded from the net buildable area.

(c) Public rights-of-way, private streets and access corridors, parks and open space that are dedicated or otherwise held in common, and above-ground public facilities shall also be excluded from the net buildable area.

(d) Using the example above, where a site’s gross area equals 87,120 square feet or two acres, the following calculation was made to determine net buildable area:


Example:
87,120 sq. ft. (gross site area)	–	6,100 sq. ft. (sensitive areas and buffers)	–	15,680 sq. ft. (public rights-of-way)	=	65,340 sq. ft. (1.5 acres) net buildable area

(e) In order to avoid the expense of technically assessing a site’s net buildable area, a builder/developer may elect to apply the minimum required density percentage to the gross area of the site instead of the net buildable area in order to determine the minimum required number of units.

(6) Applicability/Exceptions. Minimum required density applies to all new residential development with the following exceptions:

(a) The construction of any new dwelling unit and its accessory structures on an existing lot of record;

(b) The renovation or conversion of existing dwelling units and accessory structures provided that such a renovation or conversion does not result in a reduction in the number of dwelling units to a number below the minimum required;

(d) Shadow platting for the development of a single home or residential structure, where a structure is sited on an oversized lot so as to allow for the future division of the lot in a manner compatible with the minimum required density rules of this section;

(e) Shadow platting for the creation of one or more new smaller lots from a larger parcel, where the smaller lots meeting the minimum required density rules of this section are created from a larger parcel so that the remaining larger area may be divided in the future in a manner compatible with the minimum required density rules of this section;

(f) New development where 60 percent or more of the new units provided would be affordable to households earning 50 percent or less of median income for the Seattle Metropolitan Statistical Area (see RCDG 20D.30.15 for affordable housing requirements). (Ord. 1901)

20C.30.25-050 Average Lot Size.

(1) Purpose. The average lot size requirement allows for the development of consistent and compatible land use patterns throughout Redmond’s residential neighborhoods. This requirement also minimizes public nuisances that may result from a lack of adequate open space and the over utilization of public facilities.

(a) Explanation. The Site Requirements Chart (RCDG 20C.30.25-140) establishes the average lot size for each residential zone in Redmond. Under this provision, the average lot size of all lots created through the subdivision or short subdivision process must meet, at a minimum, this average lot size requirement. However, this requirement may be modified through the clustering process (RCDG 20C.30.50) or the planned residential development process (RCDG 20C.30.105).

(i) No lot shall be created as a result of lot averaging that results in a lot size that is less than 50 percent of the average lot size standard. For example, with an average lot size of 7,000 square feet in an R-4 zone, no single lot in a proposed subdivision in this zone may be sized at less than 3,500 square feet. For short subdivisions where three or fewer lots are created, no lot shall be created that is less than 75 percent of the average lot size standard.

(ii) Class IV landslide hazard areas, Type I wetlands, and floodway areas shall not be included in the average lot size determination for all residential zones.

(iii) Within the RA-5 and R-1 zones, at least 1,000 square feet of contiguous area in a buildable shape, and free of all hazards, plus access to the buildable area must be identified for each lot.

(iv) Nothing in this section shall be construed to allow for an increase in the allowed density as calculated in RCDG 20C.30.25-030 and as shown for all residential zones in RCDG 20C.30.25-140.

(c) Nonconforming Lots. Nonconforming lots existing at the time of adoption of this section may be developed provided that development is in accordance with all other applicable site requirements and procedures of Community Development Guide, including RCDG 20F.10.050, Nonconformances.

(d) Area of Waterfront Lots. The area of waterfront lots is considered to be the area landward of the line of the ordinary high water mark on Lake Sammamish (elevation 27 feet above mean sea level), regardless of the extent of ownership; or the area landward of the ordinary high water mark along streams.

(e) Areas of Lots with Access Corridor. The calculation of lot area shall not include any area of the lot that serves as an access corridor.

(f) Calculation. For purposes of this calculation, fractional values shall be rounded to the nearest whole number (0.5 and above, round up; below 0.5, round down). (Ord. 1901)

20C.30.25-060 Minimum Lot Width Circle.

(1) Purpose. The minimum lot width circle ensures that each lot is wide enough to maintain a consistent and compatible land use pattern in residential neighborhoods. Although not intended to define the final buildable area where a residential structure must be sited, the minimum lot width circle is intended to ensure that a minimum buildable area is included in each lot created. This requirement also provides for the adequate separation of residences, thereby helping to reduce the threat of public nuisances that may result when a lot is too narrow.

(2) Requirement. The Site Requirements Chart (RCDG 20C.30.25-140) identifies the minimum lot width circle diameter that must fit within each newly created lot for each residential zone. This circle establishes that at least some portion of a lot must be at least as wide as the minimum lot width. The lot width circle shall not include streams, floodways, Type I wetlands, or Class IV landslide hazards. In the area between Lake Sammamish and West Lake Sammamish Parkway, the minimum lot width circle diameter shall be 45 feet. (Ord. 1901)

20C.30.25-070 Minimum Lot Frontage.

(1) Purpose. The minimum lot frontage is designed to prevent congestion by allowing for on-site parking and to reduce public nuisances that result from an inability of emergency vehicles to access a building either because vehicles block the access to a residence or because the lot is not wide enough to allow emergency vehicles to enter from the street.

(2) Requirement. Minimum lot frontage is the minimum width of a lot, as defined by the Site Requirements Chart (RCDG 20C.30.25-140), where it shall adjoin a street or approved access corridor. For individual flag lots, lot frontage is measured where the access corridor meets the street. For private streets and access corridors serving less than three lots and accessing directly onto a public street, lot frontage may be reduced to 14 feet. (Ord. 1901)

20C.30.25-080 Building Setbacks.

(1) Purpose. Front, rear, side/interior, and side street setbacks help maintain a consistent and compatible land use pattern for Redmond’s residential neighborhoods. Setback requirements also provide for adequate light and air to all properties, minimize incompatibilities such as excessive light and noise, and prevent public nuisances such as the potential for fire damage from buildings constructed too close to each other.

(a) Lot Orientation. For the purpose of applying setback regulations, the following shall be applied: the front shall be toward the street or access corridor from which the lot is addressed; the rear is opposite to the front or as nearly so as the lot shape permits; and the sides are 90 degrees to the front or as nearly so as the lot shape permits.

(b) Measurement. All setbacks shall be measured at right angles, or as near to right angles as possible, to the nearest property line in a plane horizontal to the ground, or in the case of access corridors for single-family residential development, from the nearest edge of the easement to the foundation line of the structure. Front, side street, side/interior, and rear directions shall be determined as provided in subsection (2)(a) of this section.

(c) Garage Setbacks. In R-4, R-5, R-6, and R-8 zones, garage doors facing a street or access corridor must be at least 18 feet from the front property line or inside edge of the access corridor or easement.

(d) Side Street Setbacks. Side street setbacks shall apply whenever a side yard adjacent to a structure faces a public street, private street, or access corridor serving more than two lots.

(e) Corner Lots. Corner lots shall be subject to only one front setback requirement.

(f) Side/Interior Setbacks. In those zones where the side/interior setback is five feet and 10 feet, each lot shall have one five-foot side/interior setback and one 10-foot side/interior setback. Where an abutting property has a five-foot side/interior setback, the side/interior setback on that side shall be 10 feet. In no case shall any property be required to have two 10-foot side/interior setbacks. Where both properties abutting a lot have five-foot side/interior setbacks, only one 10-foot side/interior setback shall be required.

(g) Rear Setbacks – Alleys. When vehicular access to a lot is by an alley, the rear setback shall be four feet from the nearest alley line.

(h) Accessory Structure Setbacks. Side interior and rear setbacks (but not side street) for accessory structures in all residential zones are five feet.

(i) Encroachments – Front, Rear, Side Street Setbacks. The following features are permitted to encroach up to three feet into front, rear, and side street setback areas: chimneys, porches, bay windows, other building extremities, and decks. Roof structures which extend beyond the building line may project up to five feet into front, rear, and side street setback areas. No encroachment into a front, rear, or side street setback area may extend closer than two feet to the nearest property line.

(j) Encroachments – Side Interior Setbacks. The following features may encroach up to five feet into side interior setback areas: chimneys, porches, bay windows, roof structures, other building extremities, and decks. No encroachment into a side interior setback area may extend closer than two feet to the nearest property line.

(k) Improvements. Improvements less than 30 inches above grade including decks, patios, walks and driveways are permitted in setback areas. Fences, landscaping, flagpoles, street furniture, transit shelters and slope stability structures are permitted in setback areas; provided, that all other applicable requirements are met.

(a) Multi-Family/Front Setbacks. A binding site plan, site plan, preliminary plat, or a planned residential development may modify front setbacks along access corridors within multi-family developments; provided, that front setbacks are maintained from all public streets.

(b) Zero Lot Line Development. Within zero lot line developments, buildings may be located within the side yard setback according to the requirements set forth in RCDG 20C.30.100.

(4) Waterfront Building Setbacks. Waterfront building setbacks shall be a distance measured from the line of the ordinary high water mark (elevation 27 feet) on Lake Sammamish and the ordinary high water mark along all stream types. Within waterfront building setbacks no non-water or recreation dependent structures or impervious surfaces such as paved parking areas are permitted with the exception of access roads that cross the setback area (see RCDG 20D.140.10-080 through 20D.140.10-130, Buffer Areas). Stream buffers are established by stream class (refer to RCDG 20D.140.10-070(2), Stream Classification, and 20D.140.10-100, Stream Buffers. (Ord. 1901)

(a) See RCDG 20D.230.20-020, When Compliance with Transitional Regulations is Required, for the location of Transition Overlays and the identification of protected and complying zones. The only residential zones to which these requirements apply are R-12 through R-30 zones that border a protected zone or are across a street from a protected zone.

(b) For properties within a Transition Overlay that border a protected zone or are across a street from a protected zone, the following setbacks shall apply:


Building Height	Setback from All Property Lines that Border a Protected Zone or a Street that Borders or includes a Protected Zone
Up to 30 feet	20 feet
31 to 40 feet	25 feet
41 to 50 feet	30 feet
More than 51 feet	35 feet

(c) This setback shall not apply to property lines bordering a Green Street or an arterial street on which King County provides all-day local or peak transit service or the Redmond Comprehensive Plan plans for the arterial street to have all-day local or peak transit service.

(d) This setback shall not apply to property lines bordering the SR 520 right-of-way. (Ord. 2027; Ord. 1901)

20C.30.25-090 Building Separation.

(1) Purpose. The building separation requirement helps to maintain a consistent and compatible land use pattern for Redmond’s residential neighborhoods. Building separation requirements also provide for adequate light and air to all properties, minimize incompatibilities such as excessive light and noise, prevent public nuisances such as the potential for fire damage from buildings constructed too close to each other, and allow for easy access to structures in the event of fire or other emergency.

(2) Requirement. Buildings, except for accessory structures, shall maintain the separation required in the Site Requirements Chart, RCDG 20C.30.25-140. (Ord. 1901)

20C.30.25-100 Maximum Lot Coverage for Structures.

(1) Purpose. The maximum lot coverage for structures requirement helps to maintain a consistent and compatible land use pattern for Redmond’s residential neighborhoods. Lot coverage requirements also provide for adequate light and air to all properties, and prevent public nuisances that may result from a reduction of open space such as increased storm water runoff and other environmental hazards.

(2) Requirement. The maximum lot coverage for structures requirement sets the maximum percentage of a lot that may be covered with primary and accessory structures. Lot coverage percentages for each residential zone are established in the Site Requirements Chart, RCDG 20C.30.25-140. (Ord. 1901)

20C.30.25-110 Maximum Impervious Surface.

(1) Purpose. The maximum impervious surface requirement maintains open space, prevents adverse impacts from storm water runoff, replenishes ground water resources, and minimizes flooding.

(2) Requirement. The maximum impervious surface percentage for each residential zone shown in the Site Requirements Chart (RCDG 20C.30.25-140) establishes the maximum percentage of a lot’s area that may be covered with structures (including outdoor storage), paved areas, and other impervious surfaces.

(3) Modifications. As part of an approved binding site plan or subdivision, the Technical Committee may allow for increased maximum impervious surface limits on individual lots within a multi-lot development provided that the total amount of impervious surface for the development as a whole does not exceed the limit established for that zone in the Site Requirements Chart. If a modification is approved, the development shall be conditioned to ensure compliance with the maximum impervious surface limits set by the Site Requirements Chart. (Ord. 1901)

20C.30.25-120 Minimum Open Space – Landscaping – Buffers.

(1) Purpose. The minimum open space requirement maintains community character by providing visual relief, open space, adequate outdoor space for residents of residential developments, and enhanced public safety by providing adequate off-street recreation space for children.

(2) Requirement. The minimum open space requirement establishes the minimum percentage of a lot or a development that must be set aside as open space, as shown for each residential zone in the Site Requirements Chart, RCDG 20C.30.25-140.

(a) Lot-By-Lot Compliance. Where the minimum open space requirement is met on a lot-by-lot basis, open space shall consist of a contiguous area of natural vegetation, landscaping, or recreation and may include front or backyard areas. No portion of the open space created under this option may have a dimension of less than 15 feet.

(b) Development-Wide Compliance. The minimum open space requirement may be measured on a development-wide basis as opposed to a lot-by-lot basis. Under this option, individual lots may be developed with as little as 10 percent of total lot square footage in open space (as defined in subsection (2)(a) of this section); provided, that the development as a whole meets the open space requirement called for in the Site Requirements Chart, RCDG 20C.30.25-140. Common open space created under this modification shall be dedicated and shall:

(i) Serve those lots developed below the open space standard of the Site Requirements Chart;

(ii) Have part of the minimum open space be designed for recreation including picnic areas, children’s play areas, and sports courts;

(iii) Consist of a contiguous area and have no single dimension of less than 25 feet; and

(iv) Have a minimum size equal to the total square foot reduction below the open space standard of the Site Requirements Chart for every lot in the development.

(i) Environmentally sensitive areas, buffers, front and rear lot setbacks, swimming pools, sport courts, recreational buildings, swimming pools, golf courses, sport courts, outdoor patios and similar structures or facilities may be used to meet the minimum open space requirement.

(ii) At least 25 percent of the minimum open space required by RCDG 20C.30.25-140 shall be outside of wetlands, streams, lakes, and sensitive area buffers and on slopes of 10 percent or less and developed and maintained so it is usable for active recreation activities. Playgrounds, recreational buildings, swimming pools, golf courses, sport courts, and similar structures or facilities may be used to meet this requirement.

(iii) No more than 25 percent of the minimum open space required by RCDG 20C.30.25-140 may be located outside the urban growth area or the City of Redmond. The minimum open space shall adjoin the development which is required to provide the space. Easements, dedications, deed restrictions, or similar measures shall permanently limit the use of any open space located outside the urban growth area to open space and recreational uses consistent with a rural area.

(iv) Open space within a development shall be available for common use by the residents, tenants, or, if required by a condition of approval, the general public. Except for the open space required by RCDG 20C.30.25-120(3)(b), the open space may be used for recreation, waterfront access, landscaping, buffers, sensitive area buffers, sensitive areas, or other open space and recreational uses the City may approve during project review and approval. The open space required by RCDG 20C.30.25-120(3)(b) may be used for recreation and open space uses. Sensitive area buffers and sensitive areas shall not be used for recreation unless the use is specifically approved by the Administrator.

(b) All setbacks, open spaces, and buffers shall be landscaped as required by Chapter 20D.80 RCDG, Landscaping and Tree Protection Standards, all other applicable standards, or be maintained in existing vegetation.

(i) The following landscaped buffers shall be provided. Each buffer shall be at least 20 feet wide unless otherwise provided in the Redmond Community Development Guide.

(B) Along street frontages where any portion of the street bordering the development site borders an R-1 through R-6 zone.

(ii) Unless removal is necessary for streets, sidewalks, or utilities, the tree will likely not survive, the tree will likely be blown over in a likely wind storm, or a hazard will likely result, to the extent possible, all significant trees within 15 feet of the property line where a required buffer must be provided shall be retained. Significant trees are defined in Chapter 20D.80 RCDG, Landscaping and Tree Protection Standards.

(i) Except as otherwise provided in this division, the buffers shall be planted with the following materials:

(A) Evergreen and deciduous trees, of which no more than 40 percent of the trees may be deciduous. There shall be a minimum of five trees per 1,000 square feet of buffer area. The trees and other plant materials required by this section shall be located so that they effectively buffer the development from bordering residential properties. The buffer need not completely obscure the development, rather is should screen it.

(B) Evergreen shrubs, a minimum of five gallon size when planted. The number of shrubs placed shall equal one-third of the buffer frontage in feet.

(D) Option for Certain Zones. Where the street frontage landscaping will be planted to buffer a building rather than a parking area, driveway, or portion of a site used for any purpose other than a building, lawn, or open space, a lawn no less than five feet in width may be substituted for the shrubs and groundcover required by subsections (3)(d)(i)(B) and (C) of this section, Landscaping, and Buffers in a Transition Overlay. If this option is used the buffer width may be reduced to five feet. The trees required by subsection (3)(d)(i)(A) of this section shall be included in the buffer.

(ii) Except for lawns, all plant materials shall be native to the area, soils, and micro-climate in which they will be planted or shall not require more water for growing than such plants.

(e) Except as otherwise provided in this section, no structures shall be placed in required buffers and buffers shall only be used as buffers, landscaping, open space, and recreation.

(i) Streets, driveways, and underground utilities may cross required buffers to provide access from the street to the interior of the property.

(iii) Patios and similar ground level features may be included in the buffer area. Patios shall not be located within 10 feet of the property line.

(iv) No more than 20 percent of the buffer area may be used for the streets, driveways, underground utility crossings, trails and ground level features.

(v) Any structure or use that meets subsections (3)(e)(v)(A), (B), and (C) of this section shall be removed from the buffer within five years of the effective date of this regulation and the buffer planted and constructed to meet the requirements of this title.

(B) The structure or use was constructed or established after the buffer requirement went into effect.

(f) All required buffers shall be maintained in compliance with this division for the life of the use. Dead and dying plants shall be replaced during the next growing season.

(g) Buffers may be placed in a required setback. Buffers shall counted towards required open space, required pervious surfaces and other requirements that they meet. Except for trails, any impervious surfaces within the buffer shall not be counted towards fulfilling either open space or pervious surface requirements. (Ord. 2027; Ord. 1901)

20C.30.25-130 Maximum Height of Structures.

(1) Purpose. The maximum height of structures helps to maintain a consistent land use pattern and visual character in residential neighborhoods. It may also serve to protect important community-recognized view corridors. Shoreline height limits protect habitat values and the aesthetic resources of the shoreline and aid in preserving views in shoreline areas.

(2) Requirements. The maximum height of structures requirement sets the limit above which structures shall not extend, as defined in the Site Requirements Chart (RCDG 20C.30.25-140) for each residential zone. Chimneys, antennas, smoke and ventilation stacks, and flagpoles may exceed the highest point of the existing or proposed structure by no more than 15 feet. (Ord. 1954; Ord. 1901)

20C.30.25-135 Maximum Height of Structures in a Transition Overlay.


		Complying Zones
		R-12	R-18	R-20	R-30
Protected Zones	RA-5, R-1 — R-8, & ORS	40	40	40	40
Protected Zones	R-12, R-18, NC, & ORM			50	50


		Complying Zones
		R-12	R-18	R-20	R-30
Protected Zones	RA-5, R-1 — R-8, & ORS	45	45	45	45
Protected Zones	R-12, R-18, NC, & ORM			55	55

(3) Compliance with the maximum height of structures set by this section is not required when the protected zone or all building sites within a protected zone have an elevation five feet higher than the maximum height of structures with bonuses.

(4) Allowable Height Increase. Except for those zones which have the height limit set at the standard in the underlying zone, the maximum height of structures without bonuses in RCDG 20C.30.25-135(1), Maximum Height of Structures in a Transition Overlay, may be increased if one or more of the following features are constructed as part of the development and the intent of this chapter is met. In no case shall the maximum height of structures with bonuses set by RCDG 20C.30.25-135(2), Maximum Height of Structures in a Transition Overlay, be exceeded through this subsection.


Feature	Height Increase Allowed
Parking is located under the building.	10-foot increase
At least one quarter of the on-site parking is provided in underground parking structures.	10-foot increase
At least one quarter of the on-site parking is located in parking structure(s) outside the transition zone.	10-foot increase
The building has a pitched roof.	10-foot increase
No mechanical equipment is located on the roof.	10-foot increase
The existing grade under the proposed building pad is at least 10 feet below the grade at the property lines of all properties in the protected zone that border the development site or are across the street from the development site.	10-foot increase
A greenbelt at least 100 feet wide is provided along at least one public street.	10-foot increase
TDRs are used to increase building height.	10-foot increase over 8,712 square feet of gross floor area. See RCDG 20D.200.10-120, Use of Development Rights: Floor Area and Regulatory Flexibility

(5) Modification to Height. The maximum height of structures without bonuses in RCDG 20C.30.25-135(1), Maximum Height of Structures in a Transition Overlay, and the maximum height with bonuses in RCDG 20C.30.25-135(2), Maximum Height of Structures in a Transition Overlay, may be increased by the Design Review Board if all of the following conditions are met:

(a) The existing grade under the proposed building pad is at least 20 feet below the grade at the property lines of all properties in the protected zone that border the development site or are across the street from the development site.

(b) The modified building height does not exceed the maximum height permitted by the underlying zone for properties outside the transition overlay.

(c) The proposal, with the height modification, will provide an equivalent or better transition to the protected properties as the maximum height of structures without bonuses in RCDG 20C.30.25-135(1), Maximum Height of Structures in a Transition Overlay. (Ord. 2027)

20C.30.25-140 Site Requirements Chart and Flexibility.

The Site Requirements Chart, RCDG 20C.30.25-140, establishes the basic dimensional requirements for residential development in each residential zone of the City. Flexibility from these requirements may be obtained through a number of residential development processes:

(1) Clustering allows for some reduction in average lot size requirements (see RCDG 20C.30.50);

(2) Zero Lot Line Development allows for some modification to the setback standards defined in the chart (see RCDG 20C.30.100);

(3) Multiplex requirements define special lot size dimensions and other requirements (see RCDG 20C.30.70);

(4) The planned residential development process (see RCDG 20C.30.105) establishes special site requirements that are intended to enhance the overall design of a project and that, in many cases, are different and independent from those described in RCDG 20C.30.25-140.

Site Requirement	Zoning Districts												Residential Innovative
Site Requirement	RA-5	R-1	R-2	R-3	R-4	R-5	R-6	R-8	R-12	R-18	R-20	R-30	RIN
Allowed Density (dwelling units per gross acre)	0.2	1	2	3	4	5	6	8	12	18	20	30	16
Minimum Required Density (percent of net acres)	80%	80%	80%	80%	80%	80%	80%	75%	75%	65%	65%	65%	80%
Average Lot Size	4.5 acres1	35,000 sq. ft.1,2	18,000 sq. ft.	12,000 sq. ft.	7,000 sq. ft.	5,500 sq. ft.	4,000 sq. ft.	3,000 sq. ft.	3,000 sq. ft.	2,500 sq. ft.	NS	NS	17
Minimum Lot Width Circle (in feet)3	100'	85'