Chapter 17.18
R-2 DUPLEX AND TOWNHOUSE RESIDENTIAL DISTRICT
Sections:
17.18.060 Setbacks – Maximum land coverage – Building height.
17.18.010 Intent.
The intent of this chapter is to provide for areas within neighborhoods containing attached dwellings in the form of duplexes or townhouses at a minimum net density of eight to a maximum net density of 10 dwelling units per acre. However, Chapters 17.73, Regulations to Encourage Affordable Housing, and 17.119 MVMC, Transfer or Purchase of Development Rights, can be used to increase the maximum density of this zoning district. (Ord. 3802 § 14, 2019).
17.18.020 Permitted uses.
Permitted primary uses in the R-2 district include:
A. Those uses permitted in the R-1 district as long as the minimum net density for the district can be achieved.
B. Two-family dwelling unit also known as a duplex.
C. Townhomes.
D. Planned unit developments may be permitted according to procedures specified in Chapter 17.69 MVMC and may include additional uses recommended by the comprehensive plan (i.e., multifamily and/or commercial retail centers).
E. Municipal parks and playgrounds of less than one-half acre.
F. Day nurseries; provided, that the size, location and design are compatible with the residential character of the neighborhood. (Ord. 3802 § 15, 2019).
17.18.030 Accessory uses.
A. Permitted accessory uses in the R-2 district include those uses permitted in the R-1 district, except that no buildings to house small animals or fowl, other than normal household pets, shall be permitted unless located on a single-family residential lot.
B. Each duplex or townhouse structure is permitted to have one accessory structure that can be used as a shed to store tools or other household items as long as it complies with the following requirements:
1. The total building area of the accessory structure shall be no more than 120 square feet.
2. The accessory structure is required to be a single story and is not allowed to be taller than the primary structure on the site.
3. The accessory structure shall be located in the rear yard and is required to maintain a minimum five-foot setback from all property lines and all other structures.
4. The accessory structure shall not have a permanent heat source.
5. The accessory structure is intended to be for storage of tools or other household items and is not to be a space that is slept in.
6. The accessory structure is not allowed in critical areas or their associated buffers regulated under Chapter 15.40 MVMC. (Ord. 3884 § 8, 2023; Ord. 3802 § 16, 2019).
17.18.040 Conditional uses.
Uses permitted by a conditional use permit and classified as a Type III permit in R-2 districts are as follows:
A. Churches; provided, that their principal access is from a secondary arterial street or greater and they shall conform to all the development standards and requirements of the public (P) zone and concurrent with approval the city shall require both the comprehensive plan and zoning designations to be changed to public (P) during the city’s next comprehensive plan amendment cycle.
B. Community clubhouses and community association offices serving the immediate neighborhood.
C. Public utilities.
D. Bed and breakfast establishments which meet the following criteria:
1. The structure shall be “owner-occupied” and serve as the primary residence of the owner;
2. Adequate off-street parking of one parking space per guest room plus two spaces for the owner shall be provided but shall not be in the required front yard unless it is screened and is compatible with the surrounding neighborhood;
3. The structure shall meet all city building and fire codes to protect the safety of customers;
4. Individual rooms that are rented shall not contain cooking facilities;
5. The only meal to be provided to guests shall be breakfast and it shall only be served to guests taking lodging in the facility;
6. There shall not be any other bed and breakfast establishments within a 300-foot radius;
7. The maximum number of days that a guest may stay shall be limited to 14 consecutive days. Guests may not stay more than 60 days in any one year;
8. The building structure may not be altered or remodeled to the extent that the resulting structure would be incompatible with the residential character of the neighborhood.
E. Specialized housing for the elderly that meets the following criteria:
1. This use must be sited on a lot that is no smaller than 10 gross acres in size.
2. This use must have its primary access off of a city designated arterial street.
3. The total number of resident rooms within any one structure used for specialized housing for the elderly shall not exceed 100. This criteria is meant to limit the size of these facilities; and as such, an applicant cannot use construction methods to provide separations according to the building code that would result in a structure with more than 100 resident rooms.
4. The structures must meet the setbacks, lot coverage and building height specified within this chapter.
5. Type I landscape screening as defined within MVMC 17.93.040 shall be installed around the perimeter of the lot where it abuts other residential or public zoned properties.
6. All road frontages shall have no less than a 15-foot-wide landscape strip that complies with MVMD 17.93.020(D) installed. Additionally, no less than 20 percent of the gross site area shall be landscaped; and all parking areas with more than 20 parking spaces shall comply with MVMC 17.93.030(B). (Ord. 3474 § 5, 2009).
17.18.045 Administrative conditional uses.
Repealed by Ord. 3802. (Ord. 3315, 2006; Ord. 3193 § 7, 2004).
17.18.050 Lot area and width.
Minimum lot area for a single-family residence shall be 4,500 square feet. Minimum lot area for a duplex or townhouse residence shall be 6,500 square feet. Minimum lot width at building line for a single-family residence shall be 40 feet. Minimum lot width at building line for two-family residence shall be 60 feet. (Ord. 3315, 2006; Ord. 2352, 1989).
17.18.060 Setbacks – Maximum land coverage – Building height.
A. Minimum setback requirements are as follows:
1. Front yard: 25 feet on arterial streets and 20 feet on all other streets. Buildings on corner lots and through lots shall observe the minimum setback on both streets;
2. Side yard: five feet. The total of the two side yards shall be a minimum of 15 feet;
3. Rear yard: 20 feet. Where a rear yard abuts an alley, accessory buildings such as private garages and carports may be located no closer than eight feet to the rear property line.
4. For structures subject to design review per Chapter 17.70 MVMC setbacks are found in MVMC 17.70.070(A).
B. Maximum land coverage by buildings shall be 35 percent; except structures subject to design review per Chapter 17.70 MVMC are allowed to have a maximum land coverage of 40 percent.
C. Maximum building height shall be two stories, but not more than 35 feet, except that churches may exceed this height with special permission of the city council. (Ord. 3773 § 13, 2018).
17.18.070 Landscaping.
Landscaping shall be required pursuant to the terms of Chapter 17.93 MVMC. (Ord. 3315, 2006; Ord. 2352, 1989).
17.18.080 Parking.
There shall be provided and maintained for each residence at least two enclosed (private garage) parking spaces plus a driveway apron that will accommodate no less than two vehicles to accommodate vehicles used by the residents and guests of a residence, for a total of not fewer than four parking spaces per dwelling unit.
Exception: The community and economic development director may reduce the amount and type of required off-street parking for:
A. Affordable housing units as defined by Chapter 17.06 MVMC;
B. Senior housing developments. (Ord. 3429 § 61, 2008).
17.18.090 Signs.
No signs are permitted except as provided in Chapter 17.87 MVMC. (Ord. 3315, 2006; Ord. 2352, 1989).
17.18.100 Design review.
Certain uses permitted through this chapter are subject to the development regulations codified in Chapter 17.70 MVMC, Design Review. (Ord. 3773 § 14, 2018).