CHAPTER 4
RESIDENTIAL
DISTRICT PROVISIONS
Table of Contents
400. Purposes
401. Principal
Uses
402. Accessory
Uses
403. Bulk
and Area Requirements
404. Special Exception Uses In
Residential Districts, Requirements
SECTION 400. PURPOSES
OF RESIDENTIAL DISTRICTS
A. General
Purposes
The
Residential Districts are designed to:
1. Achieve the residential objectives of the
Comprehensive Plan.
2. Protect the
character of residential areas by excluding inharmonious commercial and
industrial activities.
3. Achieve a suitable
environment for family life by permitting in residential areas appropriate
neighborhood facilities, such as places of worship, schools, and certain
cultural and recreational facilities.
4. Preserve openness
of the living areas and avoid overcrowding by requiring minimum yards, open
spaces, lot areas, and by limiting the bulk of structures.
5. Permit a variety of
dwelling types and densities to meet the varying needs of families.
6. Control the density
of residential development to facilitate the planning for an economical
provision of streets, utilities, and other public facilities.
B. Purposes
of the RE Residential Single-Family Estate District
The RE District is designed to permit the development and conservation of
single-family dwellings in large lot urban environments.
C. Purposes
of the RS Residential Single-Family Districts
The
RS-1, RS-2, RS-3 and RS-4 Districts are designed to permit the development and
conservation of single-family detached dwellings in suitable environments in a
variety of densities to meet the varying requirements of families.
D. Purposes
of the RD Residential Duplex District
The
RD District is designed to permit a more intense yet compatible use of tracts
in or near single-family residential and other neighborhoods which because of
size, topography, or adjacent land use are not ideally suited for single-family
use.
E. Purposes
of the RT Residential Townhouse District
The
RT District is designed to permit the development of attached single-family
townhouse dwellings, on separate lots, which are designed expressly for
separate ownership, in suitable residential environments at a higher density
than conventional detached single-family dwellings.
F. Purposes
of the RM Residential Multifamily Districts
The
RM-0, RM-1, RM-2 and RM-3 Districts are designed to permit the development and
conservation of multifamily dwelling types, such as garden apartments, in
suitable environments in a variety of densities to meet the varying
requirements of families.
G. Purposes
of the RMH Residential Manufactured Home District
The
RMH District is designed to recognize manufactured home living as a residential
use necessitating location in a residential manufactured home park development
or in a residential manufactured home subdivision while requiring regulation to
insure a suitable living environment.
TOP OF CHAPTER TABLE OF CONTENTS
SECTION 401. PRINCIPAL
USES PERMITTED IN RESIDENTIAL DISTRICTS
The principal uses
permitted in the Residential Districts are designated by use unit. The use
units are groupings of individual uses and are fully described, including their
respective off-street parking, loading and screening requirements and other use
conditions in Chapter 12. The use of an RE, RS, RD or RT District for access to
any RM, O, C, or I District, or the use of an RM District for access to any O,
C, or I District is prohibited unless permitted through an approved Planned
Unit Development. The use units permitted in Residential Districts are set
forth below in Table 1.
Table 1
Use Units Permitted in Residential Districts*
*X = Use
by Right
E = Special
Exception
** = Duplexes permitted only in RS-3 and RS-4 Districts.
*** = In
RM-2 and RM-3 Districts only.
**** = In
RM-1, RM-2, and RM-3 Districts only.
***** = Assisted
living facility, community group home, convent, life/care retirement center,
monastery, and novitiate are the only uses within Use Unit 8 permitted by
special exception in the RE, RS and RD Districts
****** = Mini-storage
is permitted only in the RM-1, RM-2, and RM-3 Districts
# = Detention/Correctional
Facilities, Emergency and Protective Shelters, Homeless Centers, Transitional
Living and Residential Treatment Centers are not allowed in RE and RS
Districts.
TOP OF CHAPTER TABLE OF CONTENTS
SECTION 402. ACCESSORY
USES IN RESIDENTIAL DISTRICTS
A. Accessory
Uses Permitted
Accessory uses
customarily incident to a principal use permitted in a Residential District are
permitted in such district. In addition, the following uses set forth in Table
2, shall be permitted as accessory uses.
Table 2
Accessory Uses Permitted in Residential Districts
*By Special Exception requiring Board
of Adjustment approval.
**By Special Exception
requiring Board of Adjustment approval if the number of persons exceeds the
number permitted as a family as elsewhere defined.
B. Accessory
Use Conditions
1. General
Conditions:
a. An accessory building erected as an integral part of
the principal building shall be made structurally a part thereof, and shall
comply with the requirements applicable to the principal building.
b. A detached accessory
building or accessory building not erected as an integral part of the principal
building shall not be located in the front yard.
c. Within the rear yard, a
detached accessory building shall comply with the requirements of Section
210.B.5.
d. Detached accessory
buildings and accessory buildings not erected as an integral part of the
principal building in the aggregate shall not exceed seven hundred fifty (750)
square feet of floor area in the RS-1 or RE Districts, nor five hundred (500)
square feet in the RS-4, RS-3, and RS-2 Districts, or forty percent (40%) of
the floor area of the principal residential structure, whichever is greater.
e. Antennas and their
supporting structures which are accessory to a residential use are permitted to
be mounted on a residential dwelling or customary accessory building; provided
that:
(1) the
antenna supporting structure is considered part of the residential building and
shall comply with the building height restrictions of the district; and
(2) the surface area of all such mounted antennas
shall not exceed ten (10) square feet. Only one (1) side having the largest
surface area is to be calculated. These provisions shall not apply to principal
use antennas or to antennas which are accessory to uses requiring Board of
Adjustment approval.
f.
Structures other than a dwelling or customary
accessory building which are used to support accessory antennas (including guy
lines) shall:
(1) be
located in the rear yard only, and shall be limited to one (1) such structure;
(2) not exceed sixty-five (65) feet in height,
measured from the average ground elevation of the rear building wall of the
residential dwelling to the highest horizontal point of the antenna supporting
structure;
(3) not encroach upon the land or airspace of any
abutting property, and
(4) not exceed twenty-four (24) inches in width above twenty-five (25) feet
in height, exclusive of guy lines.
2. Accessory
Commercial
a. Permitted commercial accessory uses are limited to
the uses included in Use Unit 12 and Use Unit 13, designed and located for the convenience
of the occupants of a multifamily dwelling.
b. Commercial accessory uses
shall be located entirely within a multifamily structure and may have an
exterior public entrance for each interior lobby entrance.
c. Commercial accessory uses
shall not occupy more than ten percent (10%) of the gross floor area of the
building in which located.
d. No signs or other
advertising shall be visible from outside the lot.
3. Sleeping
Rooms
In a dwelling unit
occupied as a private residence, one (1) or more rooms may be rented or table board
furnished, to not exceeding two (2) persons not members of the family occupying
said premises, providing no window display or sign board shall be used to
advertise such use.
4. Signs
a. One (1) bulletin board may be erected on each street
frontage of any educational, religious, institutional, or similar use requiring
announcement of its activities. The bulletin board shall not exceed thirty-two
(32) square feet in surface area, nor twenty (20) feet in height, and
illumination, if any, shall be by constant light.
b. One (1) identification sign may be erected on each
perimeter street frontage of a multifamily development, manufactured home park
or subdivision, single-family subdivision or permitted nonresidential use. The
sign shall not exceed two-tenths (2/10) of a square foot of display surface
area per lineal foot of street frontage; provided that in no event shall the
sign be restricted to less than thirty-two (32) square feet nor permitted to
exceed one hundred fifty (150) square feet of display surface area. The sign
shall not exceed twenty (20) feet in height, and illumination, if any, shall be
by constant light.
5. Family
Day Care Homes
a. Shall be licensed by the state of Oklahoma
Department of Human Services.
b. Shall obtain a Zoning
Clearance Permit from the Building Inspector if established after the effective
date of this amendment.
c. A maximum of seven (7) children, including those
pre-school children under five (5) years of age who reside in the residence,
may be cared for in the home.
d. No person shall be
employed other than a member of the immediate family residing on the premises
or a substitute caregiver as required by the standards for Family Day Care
Homes adopted by the Oklahoma Department of Human Services.
e. No signs advertising the
Family Day Care Home shall be permitted on the lot.
f. No exterior alterations of
the dwelling or any customary accessory structure shall be made which would
detract from the residential character of the structures.
g. No family day care home may
be located on a lot within three hundred (300) feet of another lot containing a
Family Day Care Home if any boundary of said lots abuts the same street.
"Street" as used herein shall mean any named or numbered street along
its full length, irrespective of any intervening street.
h. State licensed Family Day
Care Homes in existence on the effective date of this amendment, but which
would be prohibited by the spacing requirements of this section, may continue
as otherwise regulated herein.
6. Home
Occupations
a. Home occupations permitted by right
Artists
Authors and Composers
Catering/Food Service
Computer programming
Home cooking and preserving
Home crafts
Ironing
Sewing
Telephone answering and/or solicitation
Tutorial service, limited to one student at a time
Such home occupations shall comply with the
following requirements:
(1) Only
members of the family residing in the dwelling shall participate in the home
occupation.
(2) Signs or displays, including signs exceeding
two (2) square feet on a vehicle, advertising the home occupation on the
premises, which are visible from outside the lot shall be prohibited.
(3) The home occupation shall be conducted entirely
within an enclosed principal residential structure.
(4) Mechanical equipment which creates noise, dust,
odor or electrical disturbance shall be prohibited.
(5) Exterior alterations of the structure which
would detract from the residential character of the structure shall be
prohibited.
(6) Outside storage or display of materials or
items associated with the home occupation shall be prohibited.
(7) A maximum of five hundred (500) square feet of
floor area may be used in the home occupation.
(8) Vehicles used in conjunction with the home
occupation shall be parked off the street, on the lot containing the home
occupation, and shall be of a type customarily found in a residential area.
(9) The sale of merchandise on the premises shall
be prohibited.
The pick up of home craft or food items at the home occupation site shall
be prohibited.
(10) The pick up of home craft or food items at the home
occupation site shall be prohibited.
b. Home occupations permitted by special exception.
Home occupations which
are not permitted by right and which do not consist of uses within Use Unit 12
or 12a nor uses within Use Units 15 through 28 inclusive may be permitted as a
special exception subject to the minimum requirements as set forth in Section
404.B. and such additional safeguards and conditions as may be imposed by the
Board of Adjustment.
c. Uses within Use Units 12, 12a and 15 through 28
inclusive shall not be considered as home occupations and shall be prohibited
in all residential and agricultural districts.
7. Parking
or Storage of Recreational Vehicles
a. Other than for purposes of loading and unloading,
which shall take place within a forty-eight (48) hour period, recreational
vehicles located in an R District shall be parked or stored:
(1) inside
a garage; or
(2) within a rear yard, if located at least three
(3) feet from any lot line; provided, where said lot line abuts a public street,
the recreational vehicle shall not be parked or stored closer to the street
than the existing dwelling; or
(3) within a non-required side yard; or
(4) within a required side yard if the recreational
vehicle is less than six (6) feet in height (excluding the height of an
outboard motor or windshield) and it is screened by a six (6) foot screening
fence along the lot line nearest the vehicle and extending the full length of
the vehicle; or
(5) within the front yard, provided:
[a] space
is not available or there is no reasonable access to either the side yard or
rear yard; a corner lot is always deemed to have reasonable access to the rear
yard; a fence shall not necessarily deemed to prevent reasonable access;
[b] parking inside the garage is not possible
because of the size of the garage structure;
[c] the unit is parked perpendicular to the front
lot line;
[d] the body of the recreational vehicle is at least
twelve (12) feet from the face of the curb or traveled portion of the street,
but in no instance shall any portion of the vehicle extend over a sidewalk;
and,
[e] not more than one (1) recreational vehicle is
parked or stored in the front yard. A boat that is loaded on a boat trailer is
considered one (1) recreational vehicle.
b. The parking and storage of recreational vehicles in an
R District is permitted as set out above, provided:
(1) The
vehicle is not used for dwelling purposes;
(2) the vehicle is not permanently connected to
sewer lines, water lines, or electricity; and
(3) the vehicle is not used for storage of goods,
materials, or equipment other than those items considered to be a part of the
unit or essential for its use as a recreational vehicle.
c. The Board of Adjustment may, as a minor special
exception, permit recreational vehicles to be parked or stored in the front
yard or required side yard if the conditions listed in paragraph 402.B.7.a. can
not be met.
TOP OF CHAPTER TABLE OF CONTENTS
SECTION 403. BULK
AND AREA REQUIREMENTS IN THE RESIDENTIAL DISTRICTS
Bulk and Area
Requirements in the RE, RS, RD, RT, and RM Districts
Table 3
Districts
|
|
RE |
RS-1
|
RS-2
|
RS-3
|
RS-4
|
RD
|
RT
|
RM-O
|
RM-1
|
RM-2
|
RM-3
|
|
LOT WIDTH (Min. Ft.)
|
|
|
|
|
|
|
|
|
|
|
|
|
Single-Family
Dwelling
|
150
|
100
|
75
|
60
|
50
|
50
|
50
|
50
|
50
|
50
|
50
|
|
Duplex Dwelling
|
|
|
|
|
|
60
|
60
|
60
|
60
|
60
|
60
|
|
Multifamily
Development
|
|
|
|
|
|
|
|
100
|
100
|
50
|
100
|
|
LOT AREA (Min. SF)
|
|
|
|
|
|
|
|
|
|
|
|
|
Single-Family
Dwelling
|
22,500
|
13,500
|
9,000
|
6,900
|
5,500
|
5,500
|
5,500
|
5,500
|
5,500
|
5,500
|
5,500
|
|
Duplex Dwelling
|
|
|
|
|
|
6,900
|
6,900
|
6,900
|
6,900
|
6,900
|
6,000
|
|
Multifamily
Development
|
|
|
|
|
|
|
|
10,000
|
10,000
|
6,000
|
24,000
|
LAND AREA PER D.U. (Min. SF)
|
Single-Family
Dwelling
|
26,250
|
16,000
|
10,875
|
8,400
|
6,750
|
6,750
|
6,750
|
6,750
|
6,750
|
6,750
|
6,750
|
|
Duplex Dwelling
|
|
|
|
|
|
4,200
|
4,200
|
4,200
|
4,200
|
4,200
|
4,200
|
|
Multifamily
Development
|
|
|
|
|
|
|
|
|
|
|
|
|
Within a PUD
|
|
|
|
|
|
|
|
2,800
|
1,700
|
1,200
|
500
|
|
Not within a PUD
|
|
|
|
|
|
|
|
|
|
|
|
|
One
bedroom or less
|
|
|
|
|
|
|
|
3,600
|
2,200
|
1,400
|
500
|
|
For each
additional bedroom add
|
|
|
|
|
|
|
|
400
|
400
|
400
|
400
|
|
Townhouse
Development
|
|
|
|
|
|
|
|
|
|
|
|
|
Development
Width (Min. Ft.)
|
|
|
|
|
|
|
70
|
70
|
70
|
70
|
70
|
|
Lot Width
(Min. Ft.)
|
|
|
|
|
|
|
20
|
20
|
20
|
20
|
20
|
|
Lot
Area (Min. SF)
|
|
|
|
|
|
|
1,600
|
1,600
|
1,600
|
1,600
|
1,600
|
|
Land
Area (of Development) per D.U. (Min. SF)
|
|
|
|
|
|
|
4,200
|
4,000
|
3,000
|
2,200
|
2,200
|
|
STRUCTURE HEIGHT
(Max. Ft.)
|
35
|
35
|
35
|
35
|
35
|
35
|
35
|
35
|
35
|
35
|
NA
|
Measured from the
centerline of abutting street; add to the distance designated in the column to
the right, 1/2 of the right-of-way width designated on the Major Street Plan,
or 25 feet if the street is not designated on the Major Street Plan: (Min. Ft.)
The foregoing Bulk
and Area Requirements are modified as follows:
1. All multifamily dwellings and their accessory
building, except garages, shall be setback at least 25 feet from any RE or RS
district. A single-story limitation shall apply to multifamily dwellings which
are within 50 feet of an RE or RS district. All three story or greater
multifamily dwellings shall be at least 75 feet from an RE or RS
district.
2. A minimum of three (3) townhouse lots is required
for a townhouse development.
3. Required livability space within a townhouse
development shall be provided on each townhouse lot, or may be provided in common
areas within the townhouse development as designated on the recorded
subdivision plat.
4. When a lot or portion of a lot abuts a cul-de-sac
having a radius greater than 25 feet, or when a lot or portion of a lot abuts a
nonarterial street right-of-way which exceeds 50 feet in width, the setback
distance designated in the column to the right shall be measured from the
property line.
5. When a single-family or duplex lot abuts a
non-arterial street right-of-way on two sides, the owner may select the front
yard and the other yard abutting the non-arterial public street shall not be less
than 15 feet; provided that garages which access this street shall be setback a
minimum of 20 feet.
6. Side yards shall not apply to interior lot lines of
townhouse developments.
7. Front yard requirements in the RE, RS-1, RS-2, and
RS-3 districts may be reduced 5 feet with Board of Adjustment approval as a
special exception.
8. The minimum required side yard for a single-family
or duplex dwelling in an RM district shall be 5 feet on each side.
B. Bulk
and Area Requirements in the RMH District
1. Residential
Manufactured Home Park Development
The development
shall consist of one or more tract(s) under common ownership or control which
shall be contiguous or separated only by non-arterial streets or alleys.
a. General Requirements
b. Tract Development Standards
c. Internal Space Requirements exclusive of streets and
required open space:
2. Residential
Manufactured Home Subdivision
A subdivision
designed for the sale of lots for the purpose of siting manufactured homes on
individual lots, provided that such a development and lots therein shall comply
with the requirements set out below and a subdivision plat incorporating said
requirements is submitted to and approved by the Planning Commission and filed
of record in the office of the County Clerk.
a. General Requirements:
(1) All
dwellings shall be attached to a conventional permanent foundation.
(2) All manufactured homes placed shall be
certified and shall conspicuously display such certification that they have been
constructed and comply with the National Mobile Home Construction and Safety
Standards, or were constructed after the first edition of said code.
(3) The tract to be subdivided shall consist of one
or more tracts under common ownership or control which shall be contiguous or
separated only by non-arterial streets or alleys and have an area of at least
10 acres.
(4) One identification sign may be erected on each
perimeter street frontage of a manufactured home subdivision. The sign shall
not exceed two-tenths of a square foot of display surface area per lineal foot
of street frontage; provided, however, that in no event shall the sign be
restricted to less than 32 square feet nor permitted to exceed 150 square feet
of display surface area. The sign shall not exceed 20 feet in height, and
illumination, if any, shall be by constant light.
b. Bulk and Area Requirements
Front Yard and Any
Yard Abutting a Public Street:
*Except where a lot or portion on a
lot abuts a cul-de-sac having a radius greater than 25 feet, the setback
distance designated in the column to the right shall be measured from the
property line.
TOP OF CHAPTER TABLE OF CONTENTS
SECTION 404. SPECIAL
EXCEPTION USES IN RESIDENTIAL DISTRICTS, REQUIREMENTS
The Special
Exception Uses, permitted in the Residential Districts, as designated in
Table 1, are subject to the minimum requirements set out below and such
additional safeguards and conditions as may be imposed by the Board of
Adjustment.
A. The accessory use provisions of the Residential Districts
pertaining to signs are applicable to accessory signs for principal uses
permitted by special exception.
B. Home occupations permitted by special exception.
1. The home occupation must be accessory to the use of
the dwelling unit as a residence.
2. Only members of the
family residing in the dwelling shall participate in the home occupation.
3. Signs or displays,
including signs exceeding two square feet on a vehicle, advertising the home
occupation on the premises, which are visible from outside the lot are
prohibited.
4. The home occupation
shall be conducted entirely within an enclosed principal residential structure
or customary accessory building.
5. Mechanical
equipment which creates noise, dust, odor or electrical disturbance is
prohibited.
6. Exterior
alterations of the structure which would detract from the residential character
of the structure are prohibited.
7. Outside storage or
display of materials or items associated with the home occupation is
prohibited.
8. A maximum of 500
square feet of floor area may be used in the home occupation.
9. Vehicles used in
conjunction with the home occupation shall be parked off the street, on the lot
containing the home occupation, and shall be of a type customarily found in a
residential area.
C. In the RS-3 and RS-4 Districts, duplex use shall
comply with the height and yard requirements for single-family use and in
addition shall comply with the following requirements:
1. Minimum
lot area of 9,000 square feet,
2. Minimum land area per dwelling unit of 5,000 square
feet,
3. Minimum frontage of 75 feet, and
4. Minimum livability space per dwelling unit of 2,500
square feet.
D. In RMH District, a single-family dwelling shall
comply with the bulk and area requirements set out in Paragraph 403.B.2.
E. In the R Districts, excepting RMH, manufactured home
dwelling use shall comply with the lot area requirement for a single-family
dwelling located within the district, and in addition shall comply with the
following requirements:
1. The
manufactured home dwelling use shall not exceed a period of one year from the
date of granting the special exception; however, the Board of Adjustment may, as
a special exception, extend the one year limit if properly advertised for said
relief.
2. Not more than one manufactured home dwelling may be
located on a lot.
3. The application for a special exception must be
accompanied by a written signed agreement of the applicant to remove the
manufactured home within one (1) year from the date of granting of the special
exception.
4. The applicant shall, within ten (10) days from the
granting of the special exception, post with the City Clerk of the City of Tulsa,
a cash bond or surety bond payable to the order of the City of Tulsa in the
amount of $500.00 to defray removal cost in the event the applicant fails to
remove the manufactured home at the end of one (1) year from the date of
granting of the special exception.
F. Except as provided in B, C, D, E, and I of this
Section, and Section 209, Special Exception uses shall comply with the least
restrictive yard and height requirements of the district in which located and,
in addition, shall comply with the following requirements:
1. Maximum
floor area ratio of .5,
2. Minimum lot size of 12,000 square feet,
3. Minimum frontage of 100 feet, and
4. A minimum building setback of 25 feet from abutting
properties located within an R District.
Provided that if
the use unit requirements are greater the use unit requirements shall control.
G. Office use in the RM-1 District shall comply with
the bulk and area requirements of the OL District. Office use in the RM-2
District shall comply with the bulk and area requirements of the OM District,
except no structure shall exceed two stories in height. Office use in the RM-3
District shall comply with the bulk and area requirements of the OMH District.
H. Parking lots may be permitted in RM-2 and RM-3
Districts only, provided:
1. It
is not a commercial lot; and
2. It is not abutting the side lot line of two existing
single-family dwellings.
I. Mini-storage facilities located in RM-1, RM-2 and
RM-3 Districts shall comply with the following requirements:
1. The
building height is limited to 12 feet, provided however, if the facilities
contain an accessory dwelling to be used for management and security purposes,
the height of the dwelling shall not exceed 35 feet.
2. The minimum building setback from an adjacent
arterial street or freeway service road shall be 50 feet, plus 1/2 the
right-of-way designated on the Major Street Plan. The minimum building setback
from an adjacent nonarterial street shall be 35 feet. The minimum building
setback from a freeway and all other boundaries shall be 10 feet, provided however,
the Board of Adjustment may allow less building setback in these two instances
if the wall of the building is also to be used to meet the screening
requirement, but in no event shall such setback be less than 5 feet.
3. Building walls on the exterior of the development
shall consist of masonry construction using brick, stone, stucco or concrete
tilt-up panels. Metal or standard (smooth) concrete block exterior walls are
not permitted on such exterior.
4. The floor area ratio (FAR) shall not exceed .5.
5. Access doors to storage units shall not be visible
at ground level from an abutting O or R District and shall not be visible from
an abutting public street.
6. No hazardous, toxic or explosive materials are
permitted to be stored in such facilities.
7. Open air storage is prohibited in the RM-1 District.
Open air storage is prohibited on the perimeter of the lot in an RM-2 or RM-3
District, but is permitted on the interior of the lot if the storage is not
visible at ground level from an abutting O or R District or any public street.
8. The development site shall have frontage on and
access to an arterial street unless provided otherwise by the Board of
Adjustment.
9. Only one ground sign shall be permitted. Location,
size and height of such sign shall be determined by the Board of Adjustment,
provided however, the sign shall not exceed 20 feet in height and 32 square
feet of display surface area or 2/10 of a square foot of display surface area
per lineal foot of street frontage (whichever is greater) and illumination of
the sign, if any, shall be by constant light.
10. A screening fence or masonry wall (to be determined
by the Board of Adjustment) a minimum of 8 feet in height is required along the
lot line or lot lines in common within an R District. The wall of the buildings
may be used to comply with this screening requirement with the Board of
Adjustment approval and in such case open spaces between perimeter buildings
shall be screened with an 8 foot masonry wall.
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