Chapter 17.21 MEDIUM DENSITY RESIDENTIAL DISTRICT (R-2)

Chapter 17.21
MEDIUM DENSITY RESIDENTIAL DISTRICT (R-2)¹

Sections:

17.21.010 Purposes and intent.

The medium density residential (R-2) district is intended to partially implement the city general plan’s medium density residential (MDR) land use designation. The purposes and intent of the district are:

To provide for a variety of housing needs throughout the city including both single-family and medium density multifamily dwellings. Generally, MDR developments will include duplexes, although triplexes or other multiplexes may be possible on large lots. Integrated condominium or townhouse developments also are encouraged on lands designated as medium density residential.

Typically, medium density residential developments will be located close to commercial or other services and near major streets and thoroughfares for convenient access. Medium density residential developments will normally be located on infill sites scattered throughout the city, blending with the character of existing, established neighborhoods. (Ord. 511 §3 (Att. C), 2021; Ord. 270 (part), 1984)

17.21.020 Permitted uses.

Within the R-2 district, the following uses are permitted unless otherwise specified in Chapters 17.73 and 17.74 (Administrative Site Plan Review Permit, Site Development Permits):

A. One single-family dwelling on a permanent foundation;

B. One accessory dwelling unit per parcel in accordance with Chapter 17.61;

C. Junior accessory dwelling unit;

D. Duplexes, triplexes, multiplexes, condominiums, townhouses;

E. Missing middle housing;

F. Co-housing;

G. Life plan communities and intergenerational housing;

H. Public safety facilities;

I. Transitional housing or supportive housing within a permitted single-family dwelling. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in this same zone;

J. Special needs housing for six or fewer persons. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone;

K. Small or large family day care home within a permitted family dwelling. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone;

L. Employee or farmworker housing for six or fewer employees;

M. Public parks, community gardens;

N. Small residential freestanding solar energy systems on residential parcels of one acre or greater in size in compliance with the provisions of Section 15.28.040(D)(3);

O. Accessory uses and structures appurtenant to permitted uses. (Ord. 511 §3 (Att. C), 2021; Ord. 469 (part), 2015; Ord. 270 (part), 1984)

17.21.030 Conditional uses.

Conditional uses in the R-2 district are:

A. Mobilehome or manufactured home parks;

B. Cottage housing;

C. Tiny houses;

D. Schools, places of worship;

E. Bed and breakfast establishments, within a permitted family dwelling, not to exceed six guest bedrooms;

F. Neighborhood services;

G. Child day care centers;

H. Small residential freestanding solar energy systems on residential parcels of less than one acre in size with minimum standards per Section 15.28.040(D)(3);

I. Public utility uses;

J. Special needs housing for seven or more individuals;

K. Accessory uses and structures appurtenant to conditional uses. (Ord. 511 §3 (Att. C), 2021; Ord. 305 §2(part), 1990; Ord. 270 (part), 1984. Formerly 17.21.040)

17.21.040 Site development standards.

Site development standards in the R-2 district are:

A. Minimum lot area for new lots, eight thousand seven hundred twenty-five square feet except that lot sizes to three thousand square feet may be permitted for cottage housing in accordance with Section 17.21.030;

B. Density: ten dwelling units per gross acre density. Higher densities are possible through density bonuses granted for the provision of affordable housing in accordance with the general plan;

C. Maximum impervious surfaces: fifty percent. Impervious surfaces totaling up to seventy percent are permitted for projects providing affordable housing in accordance with the general plan;

D. Landscaping: fifteen percent minimum;

E. Maximum building height, thirty-five feet;

F. Lot width, seventy feet, minimum;

G. Lot depth, one hundred square feet, minimum;

H. Minimum building setbacks:

1. Front, twenty feet;

2. Side, five feet;

3. Exterior side of a corner lot, same as front;

4. Rear:

a. Principal building, ten feet;

b. Accessory building, five feet;

5. Between buildings, ten feet;

6. Vision clearance: thirty-five feet;

I. For parcels adjoining or visible from highways, arterials or collectors, project design shall accommodate the provision of street trees;

J. Swimming pools shall not be located closer than five feet from any property line or within the front setback;

K. Fences and walls, except retaining walls, shall not exceed six feet in height, except in the front setback area where the maximum allowed is three feet, and thirty inches in the vision clearance zone;

L. Retaining walls constructed within building setbacks shall not have exposed surfaces that exceed four feet in height, except:

1. A series of retaining walls, none of which individually exceed four feet in height, may be used, provided each successive wall is set back or stepped at least one foot for each one foot of height for that wall; and

2. Within the vision clearance zone, on upsloping lots, a single retaining wall shall be permitted that does not exceed thirty inches in height. Successive or stepped retaining walls shall not be permitted in the vision clearance zone on upsloping lots;

3. Within side and rear building setbacks that are not adjacent to a street or right-of-way, a retaining wall that faces in toward the subject property may be allowed that is up to eight feet in height;

4. A retaining wall may be allowed that is up to eight feet in height, provided the wall is being used to retain the existing grade or slope of the site. Cut and fill shall be limited to that which is necessary for construction and upon completion, the location of the top and bottom of the wall shall be substantially similar to the top and toe of the preconstruction slope. (Ord. 511 §3 (Att. C), 2021; Ord. 270 (part), 1984. Formerly 17.21.070)

Prior ordinance history: Ords. 275, 405, 409 and 425.