Full Text
January 2025 Millcreek Together Code Update I 18.35 Single-Household Residential (R-1) Zones Summary Sheet Chapter 18.35 Single-Household Residential (R-1) Zones Summary A. Purpose. The purpose of the Single-Household Residential R-1 Zones is to establish single-household neighborhoods consistent with the city's general plan for low density residential areas within the city. It is the intent to balance neighborhood compatibility with the private property interests of those who wish to expand, develop, improve, or otherwise make exterior modification to their residential property. This chapter applies to the following residential zones: R-1-3, R-1-4, R-1-5, R-1-6, R-1-8, R- 1-10, R-1-15, and R-1-21 zones. B. What Changed. o The Option A standards from RCOZ becomes the proposed spatial standards for all R-1 zones. o Option B from the RCOZ remains and is renamed to the Neighborhood Compatibility Modification (NCM). o Staff is recommending to increase the rear yard setback from 15 feet to 20 feet. o Option to have uncovered porches up to 10 feet into the front setback line. o The combined side yard setback requirement from RCOZ remains and only applies to lots 50% or larger. o A 60-degree building envelope is proposed for lots in the R-1-6 zone. o A box envelope at the building setback line for the R-1-3, R-1-4, or R-1-5 zone. These changes are intended to allow existing homes on these smaller lots the option to add a second story. o Building height is proposed to increase from 28 feet to 30 feet in the R-1-3, R-1-4, R-1-5, R-1-6, and R-1-8 zones. All other building heights will remain the same. o Removal of the RCOZ Option C. Option C was discussed as potentially being a legislative process, but after more legal discussion, it is suggested that those wishing to go beyond the standards in the draft should use a variance process. o A few uses were eliminated such as commercial daycares, pigeons, and sportsmen kennels. o New graphics have been provided to show the building envelope options and allowances. o All of the spatial requirements are in tables and diagrams. o Removal of R-1-43 Zone. None exist. C. What Remained the Same. o Front and side yard setbacks will remain the same. o The option to modify the requirements on the basis of neighborhood compatibility is proposed to remain. o The 45-degree building envelope requirement is proposed to remain, for larger lots in the R-1-8, R-1-10, R-1-15, and R-1-21 zones. o Existing exceptions for gables and dormers will remain, although staff is adding definitions for these terms. ---PAGE BREAK--- January 2025 Millcreek Together Code Update I 18.35 Single-Household Residential (R-1) Zones Summary Sheet D. Rationale for Changes. The proposed changes to the R-1/RCOZ is better described as “adapting” rather than “changing” and is a reflection based on resident concerns and observations from development trends over the years. Staff’s efforts focused on, but not limited to, applying development flexibility where it counts, while still embracing and preserving the design characteristics that make Millcreek’s single-family neighborhoods. In addition to flexibility, staff took into consideration the following goals: Provide alternative development standards for different lot sizes. Encourage a variety of affordable single-family housing options. Incentivize development on smaller lots. Continue to preserve the character of our single-family neighborhoods. Clear up resident confusion and eliminate application conflicts. Simplify and speed up building permit review times. Enhance clarity with better definitions and images.