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(1) Application of Standards. The standards in this section 9.3065 apply to uses and development established within the S-C Chambers Special Area Zone after December 12, 2005. As used in this section, “residential building” means a building containing one or more dwellings. In the event of a conflict between other provisions of this code and the provisions of this section, the specific provisions of this section 9.3065 shall control.

(2) Development Standards Applicable in the S-C/R-1 Subarea. Except as provided in this subsection, the development standards applicable in the S-C/R-1 Subarea shall be those set forth in EC 9.2750 to EC 9.2777 for the R-1 zone, Special Development Standards for Certain Uses in EC 9.5000 through EC 9.5850, and the General Standards for all Development in EC 9.6000 through 9.6885.

(a) Lot Size Minimums for Flag Lots. In lieu of any conflicting provisions in EC 9.2750 to 9.2777 for flag lots in the R-1 zone, the following standards apply for flag lots in the S-C/R-1 subarea:

1. Single dwellings and attached accessory dwellings: minimum lot size 4,500 square feet.

2. Detached accessory dwellings: minimum lot size 6,000 square feet.

3. The original lot, prior to creation of the flag lot, is not subject to a minimum lot size of 13,500 square feet.

In calculating the lot area, only the flag portion of the lot (exclusive of the pole) is counted.

(b) Detached Accessory Dwellings. In lieu of conflicting provisions in EC 9.2750 to 9.2777 for accessory dwellings in the R-1 zone, in the S-C/R-1 subarea:

1. Detached accessory dwellings are permitted on alley access lots and flag lots.

2. Building heights for all detached accessory dwellings shall not exceed 20 feet.

3. A pedestrian walkway from the street or alley to the primary entrance of the detached accessory dwelling is not required.

(c) Alley Open Space. In lieu of conflicting provisions in this code regulating alley open space, the following standards apply to all development in the S-C/R-1 subarea having a residential building that is accessed from an alley:

1. An open space area of at least 400 square feet is required. Except as provided in 2. below, the open space area shall abut the alley on at least 25% of the lot width at the alley property line, be a minimum of 10 feet in depth at the alley property line, and may include areas within setbacks. See Figure 9.3065(2)(c)1., Alley Open Space.

2. Alley open space required in 1. above may be placed behind parallel parking on the lot. See Figure 9.3065(2)(c)1.

(3) Development Standards Applicable in S-C/R-2 Subarea. Except as provided in this subsection, the development standards applicable in the S-C/R-2 subarea shall be those set out in EC 9.2750 to 9.2777 for the R-2 zone, Special Development Standards for Certain Uses in EC 9.5000 through EC 9.5850, and the General Standards for all Development in EC 9.6000 through 9.6885.

(a) Density Standards. In lieu of the density standards for the R-2 zone in Table 9.2750 and EC 9.2750(1), there is no minimum density requirement regardless of lot size, and the following maximum density standards apply:

1. For lots with street access:

a. One dwelling unit if the lot area is less than or equal to 4,500 square feet.

b. Two dwelling units if the lot area is greater than 4,500 square feet and less than or equal to 9,200 square feet.

c. Three dwelling units if the lot area is greater than 9,200 square feet.

2. For alley access lots: One dwelling unit regardless of lot size.

(b) Building Setbacks. In lieu of the setback standards for the R-2 zone in Table 9.2750 and EC 9.2751, the following setback requirements apply:

1. Front Yard Setbacks.

a. Alley access lots have no front yard setback requirement.

b. Residential buildings not on an alley access lot:

(1) Minimum setback: Except as allowed by EC 9.6745 Setbacks-Intrusions Permitted, all residential buildings shall be set back a minimum of 10 feet from front lot lines.

(2) Maximum setback: At least 1 residential building shall have its main facade within 25 feet of the front lot line the facade faces. An adjustment to this standard may be made based on the criteria in EC 9.8030 (2) and (23)(a).

c. Garages and accessory buildings not on an alley access lot. Garages and accessory buildings shall be set back a minimum of 18 feet from the front lot lines and a minimum of 6 feet behind the street-facing facade of the residential building closest to the street it faces.

2. Interior Yard Setbacks. Except as provided in d through f of this subparagraph:

a. The interior yard set back from a lot line adjacent to an alley shall be at least 5 feet.

b. An interior yard setback, or a segment of an interior yard setback:

(1) For a lot with street access where the interior yard setback is not adjacent to an alley; and

(2) Where all points on the interior lot line, or segment of lot line to which the setback applies are located within 60 feet of a front lot line that is perpendicular to the side of the lot along which the interior lot line lies, shall be at least 5 feet from the interior lot line and a minimum of 10 feet from structures on other lots. In addition, at a point that is 12 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. See Figure 9.3065(3)(b)2.b., Interior Yard Setbacks (Front).

c. All other interior yard setbacks, or segments of interior yard setbacks, not covered in subparagraphs a. and b., shall be at least 5 feet from the interior lot line and a minimum of 10 feet from structures on other lots. In addition, at a point that is 8 feet above grade, the setback shall slope at the rate of 10 inches vertically for every 12 inches horizontally (approximately 50 degrees from vertical) away from the lot line. See Figure 9.3065(3)(b)2.c., Interior Yard Setbacks (Rear).

d. All intrusions allowed by EC 9.6745 (“Setbacks-Intrusions Permitted”), and not explicitly covered by other provisions of this special area zone standard, are allowed.

e. On a lot with street access, a residential building with a main roof ridgeline parallel to the front lot line may have a single gable or hipped portion on each side of the structure intrude into the sloped portion of the interior yard setback, as long as the entire intrusion is within 60 feet of the front lot line and the maximum width of the part of the structure that penetrates the sloped setback is 35 feet. For lots with more than 1 front lot line (e.g. corner lots) the 60 foot distance shall be measured from the shortest front lot line. See Figure 9.3065(3)(b)2.e., Interior Yard Setbacks (Gables).

f. A residential building may have a maximum of 4 dormers, with a maximum of 2 dormers per side of the roof, that intrude into the sloped portion of an interior yard setback, as long as each dormer that intrudes on the setback meets the following requirements:

(1) Has a minimum setback of 5 feet from interior lot lines and is a minimum of 10 feet from structures on other lots.

(2) Maximum width.

(a) There is no maximum width for a dormer that has an end (face) wall that does not face a street and is setback at least 30 feet from the nearest lot line the end wall faces.

(b) The maximum width for all other dormers that intrude into the setback is 10 feet measured between the sidewalls or maximum roof opening, whichever is greater.

(3) The dormer’s sidewalls (if any) are setback a minimum of 2 feet from the nearest parallel outer wall of the main structure to which the dormer is attached. See Figure 9.3065(3)(b)2.f., Interior Yard Setbacks (Dormers).

g. Standards in this subsection 2. may be adjusted if consistent with the criteria of EC 9.8030(23)(b).

3. Window Setback Above First Floor. Windows above the first floor shall be setback a minimum of 10 feet from interior lot lines that are not adjacent to an alley. Windows that are within 60 feet of the front lot line of a lot with street access, and that are in a gable end of a residential building with a main roof ridgeline parallel to the front lot line are excluded from this setback requirement. For lots with more than 1 front lot line (e.g. corner lots) the 60 foot distance shall be measured from the shortest front lot line. See Figure 9.3065(3)(b)3., Interior Yard Setbacks (Windows).

(c) Building Height. In lieu of the building height standards for the R-2 zone in Table 9.2750 and EC 9.2751, the following apply:

1. For lots with street access:

a. The maximum height of any part of a residential building within 60 feet of the front lot line is 27 feet. For lots with more than 1 front lot line (e.g. corner lots) the 60 foot distance shall be measured from the shortest front lot line. Adjustments to the standard in this subsection (c)1.a may be made based on the criteria of EC 9.8030(23)(c).

b. The maximum height of any part of a residential building other than within the area specified by subparagraph a. is 18 feet.

c. The maximum height of any part of a garage or accessory building is 18 feet.

2. For alley access lots, the maximum height of any part of any type of structure is 18 feet.

3. The height of any part of a structure shall be measured as its distance above grade.

4. Chimneys on residential buildings may exceed the maximum height limits by no more than 5 feet.

(d) Residential Building Standards. In lieu of conflicting development standards in this code for residential buildings within the R-2 zone, residential buildings shall comply with the following standards:

1. All roof surfaces on residential buildings over 200 square feet, other than as provided for porches and dormers in subparagraphs a. and b., shall have a minimum slope of 6 inches vertically for every 12 inches horizontally unless adjusted based on the criteria of EC 9.8030(23)(d), and a maximum slope of 12 inches vertically for every 12 inches horizontally.

a. Dormers meeting the following criteria have no minimum roof slope requirement:

(1) Dormers less than 10 feet wide, as measured between sidewalls or maximum roof opening, whichever is greater.

(2) Dormers on the rear (i.e., the side opposite the street the residential building faces) of the residential building closest to the street.

b. Residential building porches meeting the following criteria have no minimum roof slope requirement:

(1) Porches less than 100 square feet.

(2) Porches on the rear (i.e., the side opposite the street the residential building faces) of the residential building closest to the street.

2. Front Entries.

a. The residential building closest to the street shall include a main entry oriented to and visible from the street.

b. On corner lots with multiple residential buildings, all residential buildings shall include a main entry oriented to and visible from a street.

(e) Garage and Accessory Buildings Standards. In lieu of conflicting standards in this code applicable to garage and accessory buildings within the R-2 zone, the following standards apply:

1. Garage door widths.

a. Except for a garage oriented to an alley, only 1 garage door, with maximum width of 9 feet and maximum height of 8 feet, is allowed within 30 feet of the front lot line.

b. For a garage oriented to an alley, 1 garage door 18 feet wide and 8 feet high or 2 garage doors 9 feet wide and 8 feet high, are permitted.

2. Accessory buildings over 200 square feet in area shall have a minimum roof pitch of 6 inches vertically for every 12 inches horizontally.

(f) Driveway Standards. In lieu of conflicting standards in this code applicable to driveway and curb cut requirements within the R-2 zone, the following standards apply:

1. Street Access Driveway Width.

a. The maximum driveway width for a single-car garage is 13 feet.

b. No driveway shall be wider than 13 feet within 30 feet of the front property line.

c. The maximum curb cut width is limited to 13 feet for each lot.

d. If a driveway is to be located adjacent to an existing driveway on adjacent property, the maximum shared driveway width shall be 24 feet.

Walkways adjacent to a driveway shall be included in calculating the driveway width.

2. Alley Access Driveway Width. The maximum driveway width is 20 feet within the first 30 feet of the alley property line.

3. Adjustment. The driveway width standards in this subsection (f) may be adjusted based on the criteria of EC 9.8030(23)(e).

(g) Alley Open Space. In lieu of conflicting provisions in this code regulating alley open space, the following standards apply to all development in the S-C/R-2 subarea having a residential building that is accessed from an alley:

1. An open space area of at least 400 square feet is required. Except as provided in 2. below, the open space area shall abut the alley on at least 25% of the lot width at the alley property line, be a minimum of 10 feet in depth at the alley property line, and may include areas within setbacks. See Figure 9.3065(2)(c)1., Alley Open Space.

2. Alley open space required in 1. above may be placed behind parallel parking on the lot. See Figure 9.3065(2)(c)1.

(h) Lot Standards. In lieu of conflicting lot standards for the R-2 zone in Table 9.2760 and EC 9.2761 Special Standards for Table 9.2760, the following minimum standards apply to all new lots created after December 12, 2005 or requests for property line adjustments to existing lots that are submitted after that date:

1. Minimum lot frontage: 45 feet. For alley access lots, lot frontage is that portion abutting the alley.

2. Minimum lot width on street or alley: 45 feet.

3. Minimum lot depth (interior yard): 45 feet.

4. Maximum lot size: 13,500 square feet.

5. Alley access lots are permitted, subject to the development standards of this section.

6. Flag lots are not permitted.

7. The following special limitations shall apply:

a. Lot Aggregation: 2 or more lots or parcels shall not be combined or reconfigured such that the resulting number of lots or parcels is reduced. This requirement includes, but is not limited to partition or subdivision replats and property line adjustments.

b. Property line adjustments: Property lines may be adjusted up to 5 feet, measured perpendicularly from the existing property line, provided that all other provisions of this section and EC 9.8400 through EC 9.8420, Property Line Adjustments, have been met.

(i) Adjacent Lot Development. Developments that span 2 or more adjacent lots must meet standards for each individual lot (e.g. density, setbacks, etc.).

(j) Vehicle Use Area. The total vehicle use area shall not exceed 20 percent of the lot size.

(4) Development Standards Applicable in the S-C/C-2 Subarea. Except as provided in this subsection, the development standards applicable in the S-C/C-2 subarea shall be those set forth in EC 9.2170 to 9.2181 for the C-2 zone, Special Development Standards for Certain Uses in EC 9.5000 through EC 9.5850, and the General Standards for all Development in EC 9.6000 through 9.6995.

(a) Street Facades. Ground floor facades that are 15 feet or closer to the front property line shall have windows, arcades, colonnades, display windows, entry areas, awnings, canopies or other similar features along no less than 50% of their horizontal length.

(b) Height Limitation. No portion of a building located within 50 feet of a residential zone shall exceed the maximum height in that residential zone’s or overlay zone’s accessory building height limit.

(Section 9.3065 added by Ordinance No. 20355, enacted December 14, 2005, effective January 13, 2006; amended by Ordinance No. 20594, enacted June 11, 2018, effective July 1, 2018, remanded on November 29, 2018, and provisions administratively removed; and Ordinance No. 20625, enacted January 21, 2020, effective February 22, 2020.)