Chapter 18.33 — C-R COMMERCIAL AND HIGH-DENSITY RESIDENTIAL ZONE

The C-R zone is intended to provide an area where a planned, integrated relationship can be developed utilizing certain commerce, office and high-density residences. (Ord. 1719 § 1, 2010)

See Section 18.06.040 . (Ord. 1719 § 1, 2010)

In the C-R zone, the following accessory uses are permitted:

The accessory buildings and structures necessary to such use of the permitted uses set out in Section 18.33.020 .

(Ord. 1719 § 1, 2010)

In the C-R zone, the following standards of development shall apply:

• A. Building Height. No limit except for structures in excess of four stories or fifty feet in which case a conditional use permit is required.

• B. Front Yard.

  1. There shall be a front yard of not less than fifteen feet. In cases where a structure is built adjacent to this setback and the building height exceeds twenty-five feet, the front yard setback shall be increased to twenty feet in front of the structure.

Exception: Existing properties with approved building structures are exempt from this requirement but must maintain existing front yard setbacks. No new improvements will be permitted within the front fifteen or twenty-foot setback area based on the location and height of the structures on the property. Total new construction shall be limited to fifty percent of the assessed value of the existing structures as determined by the county assessor's office.

2. Where buildings exceed two stories in height, the side yard shall be increased by one foot for each additional one story above two stories; provided, however, that such side yard need not exceed sixteen feet.

3. Where a garage is attached to or built into the main building such garage shall set back a minimum of twenty feet from the front property line when the garage door faces the street.

4. Where yards are required in this title, they shall be not less in depth or width than the minimum dimension specified for any part, and they shall be at every point open and unobstructed from the ground upward, except as follows:

   • a. Cornices, canopies, carports, eaves or other similar architectural features not providing additional floor space within the building may extend into a required front, side or rear yard not to exceed two feet six inches.

   • b. Open, unenclosed, uncovered porches, platforms or landing places which do not extend above the level of the first floor of the building, may extend into any front, side or rear yard not more than six feet; provided, however, that an open work railing not more than thirty inches in height may be installed or constructed on any such porch, platform or landing place.

   • c. Detached accessory buildings may occupy side and rear yards as provided in Section 18.12.030 .

   • d. A patio roof may extend into a required rear yard fifteen feet; provided, however, the patio is unenclosed on no less than two sides. For the purposes of this chapter a wall of a height of three feet or less shall not be considered to constitute an enclosure.

5. Front yards shall be landscaped and maintained.

• C. Side Yards.

  1. There shall be a side yard on each side of a main building of not less than five feet; provided, that there shall be a side yard along the street side of all corner lots of not less than ten feet. Where a garage is attached to or built into the main building, such garage shall be set back a minimum of twenty feet from the side lot line along the street side of a corner lot when the garage door faces the street.

a side yard on each side of a main building of not less than five feet; provided, that there shall be a side yard along the street side of all corner lots of not less than ten feet. Where a garage is attached to or built into the main building, such garage shall be set back a minimum of twenty feet from the side lot line along the street side of a corner lot when the garage door faces the street.

2. No accessory buildings, if two stories in height, shall be located nearer than five feet to any interior property line.

3. On a corner lot no detached accessory buildings shall be located at a distance less than ten feet from the side street line. On a corner lot no detached garage shall be located at a distance less than twenty feet from the side street line when the garage door faces the street.

4. No accessory buildings on the rear twenty-five feet of a reversed corner lot shall be located nearer to the side lot line on the street side of such reversed corner lot than the front yard depth required on the key lot in the rear.

5. Side yards may be used for access to parking or loading, but may not be used for parking.

• D. Rear Yard.

  1. There shall be behind every commercial building a rear yard having a minimum depth of twenty feet. Where there is an alley at the rear of the lot, such rear yard may be measured to the center of the alley. There shall be behind every residential building a yard area having a minimum depth of fifteen feet.

     • Exception: Multistory buildings shall have rear yards not less than the following: Two-story buildings, fifteen feet; three-story buildings, twenty feet; four-story buildings and over, twenty-five feet.

  2. The rear yard may be used for parking, access to parking or loading.

  3. On through lots, either line separating such lot from a public thoroughfare may be designated by the owner as the front lot line. In such cases, the minimum rear yard shall be the average of the yards on lots next adjoining. If such lots next adjoining are undeveloped, the minimum rear yard shall conform to the front yard setback for the zone in which the property is located.

• E. Area Requirements.

  1. Residential Uses.

     • a. For one-family dwelling, each lot or parcel of land shall have a minimum lot area of three thousand square feet per dwelling unit.

     • b. Each lot or parcel for other than a one-family dwelling shall have a minimum lot area of not less than provided for in Table 18.26.040.1.C of Chapter 18.26 , Multiple-Family Dwelling Zones.

  2. All lots hereafter created shall comply with the following minimum standards and lots now existing may not be reduced below these standards.

     • a. Width. All lots shall have a minimum lot width of sixty feet.

     • b. Depth. All lots shall have a minimum lot depth of one hundred feet.

  3. For single residential units the minimum floor area exclusive of open porches or garages shall be not less than seven hundred and fifty square feet. The following uses shall be subject to minimum square feet of gross floor area per living unit, exclusive of garages, carports and open porches:

• a. Bachelor apartment, three hundred square feet;

  - b. One-bedroom apartment, five hundred square feet; 
  
  - c. Two-bedroom or more apartment, seven hundred fifty square feet. 
  

  4. Lot Coverage.

     • a. Residential Uses. All buildings including existing buildings and structures shall cover not more than forty percent of the lot or parcel.

     • b. The maximum intensity of development shall be equal to or less than a floor area ratio of forty percent.

• F. Usable Yard Area.

  1. For each dwelling unit placed on a lot or parcel there shall be provided one thousand square feet of usable yard area. Such usable yard space shall have no dimension less than fifteen feet and may be provided at any location on the lot except in a required front yard or in a required side yard abutting a street. Such space may be divided into not more than two separate subareas.

  2. Usable yard area shall not be used for parking, driveways, automobile turning area or accessory buildings. Maximum gradient for usable yard area shall be five percent.

• G. Parking and Loading. See Chapter 18.14 , Off-Street Parking Requirements. (Ord. 1719 § 1, 2010)

In the C-R zone, the following special development standards shall apply:

• A. Distance Between Buildings on the Same Lot.

  1. When the subject lot is used for residential purposes the following space between buildings shall apply:

     • a. Buildings side to side, no entry or exit into space: ten feet;

     • b. Buildings side to side, rear to side, front to end, only one entry or exit into space: fifteen feet;

     • c. Buildings side to side, rear to side, front to end, front to rear, rear to front, more than one entry or exit into space: twenty feet;

     • d. Buildings front to front arranged about an interior court, permitting a ten-foot wide driveway in such interior court, such driveway being accessible to parking area or building: thirty feet;

     • e. Where U-shaped buildings, forming an interior open space, are proposed, the opposing wings of such U-shaped buildings shall be separated by a space of not less than twenty feet.

  2. When the subject lot is used exclusively for commercial purposes there shall be no minimum space between buildings requirements.

  3. When the subject lot is used for commercial and residential uses, there shall be a minimum space between commercial and residential uses of not less than fifteen feet.

• B. Walls and Fences. See Section 18.12.070 Fences, walls, and hedges and Section 18.12.080 Required walls.

• C. Signs. See Chapter 18.23 .

• D. Site Plan Review. See Chapter 18.68 .

• E. Miscellaneous Requirements.

  1. Every dwelling shall be on a lot having frontage upon a dedicated street.

Exception: No building permits shall be issued on any lot not having frontage on a dedicated street until the applicant has applied for and secured a zone variance as per Chapter 18.78 .

2. All mechanical equipment shall be screened behind a permanent structure and all roof-top equipment shall be screened by a permanent parapet wall and shall not be visible from grade level or adjacent higher street elevations. Such screening shall be as high as the highest portion of equipment and shall be readily accessible for maintenance.

• F. Transportation Demand Management.

  1. All new development projects that are estimated to employ a total of two hundred fifty or more persons, including substantial building expansions, as determined in Chapter 18.82 , is subject to this section.

  2. All applicable developments shall provide a transportation demand management strategy plan pursuant to the requirements of Chapter 18.20 .

• (Ord. 1719 § 1, 2010; Ord. 1748 § 3, 2013; Ord. 1852, 12/4/2023)