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PLANNING
RESIDENTIAL DEVELOPMENT
This section provides information for homeowners related to the construction of two story and one story buildings.
TWO STORY BUILDING
The R1 Ordinance regulates the size, design and placement of new construction in single-family neighborhoods. In 2005, the City Council adopted the new R1 Ordinance that was modified to provide applicants with a less complicated design review process for new two story homes or second story additions on existing homes. The R1 Ordinance was also modified to provide better design guidelines for these homes.
R1 Ordinance
Appendix R1 Ordinance: Landscape Mitigation Measures
The new design review process is a staff level approval with a two-week public noticing period rather than having to go through a public hearing.
Two-Story Residential Permit Application
One of the few reasons why a project may be scheduled for a public hearing is because the applicant asks for an exception to development regulations specified in the R1 Ordinance.
R1 Exception Form
Some aspects of the R1 Ordinance are harder to understand and the following document is to help explain some of the difficult sections of the ordinance.
Understanding the R1 Ordinance
Basic Development Regulations, shows the setbacks and other common development regulations that apply to properties in any of the residential zones.
Basic Development Regulations
The R1 Design Review Process (for Two Story Homes) and Granny Units, outlines the Design Review Process and explains some of the commonly asked questions when planning for a new two story home, second story additions to existing homes and for second units, commonly referred to as granny units.
The R1 Design Review Process - Granny Units
Second Story Decks
If you want to propose a second story deck for your home, there are specific regulations you need to meet. Please refer to ordinace section 19.28.060 for these regulations. A separate application called Minor Residential Permit is required. Plese use the following form for this application.
Minor Residential Application
ONE STORY BUILDING
One Story Building Conforming to R1 Regulations
One story building that meets all the setback requirements does not need Planning permit, it is still recommended to meet with Planning department before submittal for building permits to ensure that there will be minimal planning concerns at the building permit stage.
One Story Building Requiring Minor Residential Permit
One story building that involves any of the following conditions requires a Minor Residential Planning permit. The conditions are:
Extension of non-conforming setback. Please refer to the 19.28.080(A) section of R1 Ordinance.
Gable end taller than 17 feet without attic space. Please refer to the 19.28.060(G)b section of R1 Ordinance.
Encroachment into the rear yard. Please refer to the 19.28.060D(3)a section of R1 Ordinance. An explanation of this section is in Understanding the R1 Ordinance
Solar Design. You may apply for a variation from setback and height restrictions of the R1 Ordinace for active or passive solar purposes with the
Minor Residential Permit Application. Please refer to section 19.28.060 (I) for further details.
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