Chapter 5.04
R-2/R-2S DUPLEX/MEDIUM DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT
Sections:
5.04.030 Accessory uses – Administrative approval required.
5.04.040 R-2 conditional uses – Commission approval required.
5.04.041 R-2S conditional uses – Commission approval required.
5.04.050 R-2 property development standards.
5.04.051 R-2S property development standards.
5.04.010 Purpose.
To encourage flexibility in the design and type of dwelling unit, including single-family and two-family residential buildings in those areas where access, topography and existing development are compatible with low to medium density residential uses. (Ord. 2011-3, 5-24-2011; Ord. 97-17, 10-28-1997)
5.04.020 R-2 permitted uses.
Unless otherwise governed by this title, the following uses shall be permitted in the R-2 Zoning District:
A. Accessory buildings.
B. Animals. The keeping of household animals (pets) shall be as follows: for one-family residences, three dogs maximum, three cats maximum, two rabbits, domestic birds and other small caged animals, excluding fowl, are permitted where the total number of animals in one place of residence shall not exceed five.
C. Duplexes.
D. Residential, single-family attached.
E. Residential, single-family detached. (Ord. 2016-3 § 5, 7-12-2016; Ord. 2011-3, 5-24-2011; Ord. 97-17, 10-28-1997)
5.04.021 R-2S permitted uses.
Unless otherwise governed by this title, the following uses shall be permitted in the R-2S Zoning District:
A. Accessory buildings.
B. Animals. The keeping of household animals (pets) shall be as follows: for one-family residences, three dogs maximum, three cats maximum, two rabbits, domestic birds and other small caged animals, excluding fowl, are permitted where the total number of animals in one place of residence shall not exceed five.
C. Residential, single-family detached. (Ord. 2016-3 § 5, 7-12-2016; Ord. 2011-3, 5-24-2011)
5.04.030 Accessory uses – Administrative approval required.
The following uses are permitted in the R‑2/R‑2S Zoning Districts with administrative approval:
A. Home occupations pursuant to Chapter 5.20 NCC.
B. Temporary sales office and/or construction offices, and neighborhood or block parties, fairs or festivals, pursuant to Chapter 5.22 NCC.
C. Sale of produce pursuant to Chapter 5.22 NCC. (Ord. 2011-3, 5-24-2011; Ord. 97-17, 10-28-1997)
5.04.040 R-2 conditional uses – Commission approval required.
Unless otherwise governed by this title, the following uses, and uses determined to be similar, may be permitted in the R-2 Zoning District subject to approval of a conditional use permit by the Planning Commission:
A. Accessory residential units and guesthouses.
B. Apartments.
C. Boardinghouses.
D. Churches and other religious institutions.
E. Condominiums.
F. Dwelling groups.
G. Second single-family dwelling when, prior to the adoption of this or prior zoning regulations, a single-family dwelling exists on the rear one-half of a large lot.
H. Triplexes. (Ord. 2011-3, 5-24-2011; Ord. 97-17, 10-28-1997)
5.04.041 R-2S conditional uses – Commission approval required.
Unless otherwise governed by this title, the following uses, and uses determined to be similar, may be permitted in the R-2S Zoning District subject to approval of a conditional use permit by the Planning Commission:
A. Churches and other religious institutions.
B. Accessory residential units and guesthouses.
C. Halfplexes, two-family dwellings on corner lots. (Ord. 2011-3, 5-24-2011)
5.04.050 R-2 property development standards.
Unless otherwise governed by this title, the following standards shall apply to all land uses, development and subdivisions in the R-2 Zoning District:
A. Minimum building site: 6,000 square feet for interior lots and/or corner lots for each single-family dwelling or duplex. Three thousand square feet for each halfplex unit on interior lots and 3,500 square feet for each halfplex unit on a corner lot.
B. Minimum average lot width: 60 feet for interior lots and 65 feet for corner lots.
C. Minimum Street Frontage. The City Planning Commission shall be responsible for determining the minimum street frontage based on the buildable area of the lot, access requirements and good design. However, in no case shall the Planning Commission approve lots having less than 35 feet of street frontage, except the inner lot of halfplex lots which shall have a minimum street frontage of 30 feet.
D. Minimum lot area per unit: 3,000 square feet of lot per dwelling unit.
E. Minimum front yard setback: 15 feet from property line.
F. Minimum rear yard setback: 15 feet from property line.
G. Minimum side yard setbacks: Five feet from property line. However, a corner lot shall have a side yard abutting a street of not less than 10 feet from the property line. Minimum side yard setbacks for halfplexes as set forth for halfplexes in the R-1 District.
H. Maximum lot coverage: 60 percent of the total lot area. Lot coverage shall specifically include all buildings and structures.
I. Maximum building height: 30 feet for duplex units, 35 feet for normal apartment structures. The Planning Commission may approve building heights over 30 feet by means of a conditional use permit where it can be demonstrated that the additional building height is necessary in order to achieve some purpose which is in keeping with the architectural character of the neighborhood and where such additional building height is not likely to be detrimental to the overall residential quality of the neighborhood.
J. Minimum Floor Area Requirements.
1. Studio units: 550 square feet.
2. One bedroom units: 650 square feet.
3. Two bedroom units: 800 square feet.
4. Three bedroom units: 900 square feet.
5. Four bedroom units: 1,000 square feet.
K. Usable Open Space Requirement.
1. A minimum of 300 square feet of usable open space shall be provided for each single-family dwelling unit, attached or detached.
2. A minimum of 200 square feet of usable open space shall be provided for each dwelling unit in a duplex residential building.
L. Architectural and Site Plan Review.
1. Architectural and site plan review shall be required for those projects which could result in the development of new single-family and/or duplex residences (including in-fill projects), or the development of any nonresidential building or use.
2. Architectural and site plan review may be required by the Planning Department and Architectural Review Committee prior to issuance of a permit based on the finding that a proposed residence is out of character with the existing neighborhood or if the design and/or materials of a proposed residential addition are inconsistent with the existing residence.
M. Other Applicable Provisions. Other provisions of this title as applicable, such as off-street parking and loading, signs, landscaping and screening, fences, etc. (Ord. 2011-3, 5-24-2011; Ord. 97-17, 10-28-1997)
5.04.051 R-2S property development standards.
Unless otherwise governed by this title, the following standards shall apply to all land uses, development and subdivisions in the R-2S Zoning District:
A. Minimum building site: 4,500 square feet for interior lots and/or corner lots for each single-family dwelling.
B. Minimum average lot width: 50 feet for interior lots and 55 feet for corner lots.
C. Minimum Street Frontage. The City Planning Commission shall be responsible for determining the minimum street frontage based on the buildable area of the lot, access requirements and good design. However, in no case shall the Planning Commission approve lots having less than 35 feet of street frontage, except the inner lot of halfplex lots which shall have a minimum street frontage of 30 feet.
D. Minimum front yard setback: 10 feet from property line.
E. Minimum rear yard setback: 15 feet from property line.
F. Minimum side yard setbacks: Five feet from property line. However, a corner lot shall have a side yard abutting a street of not less than 10 feet from the property line. Minimum side yard setbacks for halfplexes as set forth for halfplexes in the R-1 District.
G. Maximum lot coverage: 40 percent of the total lot area. Lot coverage shall specifically include all buildings and structures.
H. Maximum building height: 30 feet. The Planning Commission may approve building heights over 30 feet by means of a conditional use permit where it can be demonstrated that the additional building height is necessary in order to achieve some purpose which is in keeping with the architectural character of the neighborhood and where such additional building height is not likely to be detrimental to the overall residential quality of the neighborhood.
I. Minimum Floor Area Requirements.
1. One bedroom units: 650 square feet.
2. Two bedroom units: 800 square feet.
3. Three bedroom units: 900 square feet.
4. Four bedroom units: 1,000 square feet.
J. Usable Open Space Requirement. A minimum of 300 square feet of usable open space shall be provided for each single-family dwelling unit.
K. Architectural and Site Plan Review.
1. Architectural and site plan review shall be required for those projects which could result in the development of new single-family residences (including in-fill projects), or the development of any nonresidential building or use.
2. Architectural and site plan review may be required by the Planning Department and Architectural Review Committee prior to issuance of a permit based on the finding that a proposed residence is out of character with the existing neighborhood or if the design and/or materials of a proposed residential addition are inconsistent with the existing residence.
L. Other Applicable Provisions. Other provisions of this title as applicable, such as off-street parking and loading, signs, landscaping and screening, fences, etc. (Ord. 2011-3, 5-24-2011)