Chapter 17.80
R-2 MEDIUM DENSITY RESIDENTIAL DISTRICT

Sections:

17.80.010    Purpose.

17.80.020    Permitted uses.

17.80.030    Uses subject to a conditional use permit.

17.80.040    Accessory uses and structures.

17.80.050    Lot area.

17.80.060    Lot area per dwelling unit.

17.80.070    Street frontage width.

17.80.080    Setbacks.

17.80.090    Lot coverage.

17.80.100    Building height.

17.80.110    Minimum dwelling unit size.

17.80.120    Open space.

17.80.130    Separation between buildings.

17.80.140    Walkways.

17.80.150    Laundry facilities.

17.80.160    Walls and fences.

17.80.170    Storage.

17.80.180    Lots of record.

17.80.190    Parking.

17.80.200    Signs.

17.80.210    Design review.

17.80.220    Design standards.

17.80.010 Purpose.

The R-2 district is intended to provide locations for quality residential projects, consisting of products other than single-family detached developments, at densities of up to 12 units to the net acre, in compliance with the City’s General Plan designation of medium density residential. This designation should be assigned to properties in closer proximity to R-1 developments than should an R-3 designation in order to provide a transitional buffer between the low and high density land uses. Also, R-2 properties may appropriately be located in areas where public services are not immediately available but can be extended without causing substantial overextension. [Ord. 772 § 17.24.010, 1986. Code 1987 § 17.24.010].

17.80.020 Permitted uses.

Uses permitted in this district shall include those uses listed below when developed in compliance with the purpose and intent of this chapter. Each use shall be evaluated in terms of its design characteristics and specific site location pursuant to the provisions of LEMC 17.415.050 and 17.415.060.

A. Accessory uses and structures pursuant to LEMC 17.80.040.

B. Duplexes and triplexes.

C. Multiple-family dwellings.

D. Government buildings and service facilities.

E. Public parks and/or playgrounds.

F. Public utility distribution and transmission facilities excluding private radio, television, and paging antennas and towers.

G. Large and small family day care and residential care facilities pursuant to LEMC 17.415.130.

H. Single-family uses when they comply with all the requirements of Chapter 17.76 LEMC.

I. Community centers and recreation buildings located on a site at least one acre in size.

J. Preschools, elementary, middle, junior high and high schools located on a site at least one acre in size.

K. Places of religious assembly or institution located on a site at least one acre in size.

L. Condominiums subject to compliance with all provisions of Chapter 17.108 LEMC. [Ord. 1415 § 3 (Exh. F §§ 28 – 30), 2019; Ord. 1259 § 8, 2009; Ord. 1086 § 11, 2002; Ord. 772 § 17.24.020, 1986. Code 1987 § 17.24.020].

17.80.030 Uses subject to a conditional use permit.

It is recognized that certain uses while similar in characteristics to permitted uses in LEMC 17.80.020 may have the potential to impact surrounding properties and therefore require additional approval and consideration. Such uses to be permitted in the R-2 district shall require a use permit pursuant to LEMC 17.415.070 and shall include the following:

A. Commercial child day care centers.

B. Reserved.

C. Convalescent homes, retirement homes, rest homes, sanitariums, and similar congregate care facilities.

D. Horticulture uses, including growing of fruits, nuts, vegetables, and ornamental plants for commercial purposes.

E. Reserved.

F. Keeping of exotic animals on the same lot as a permitted dwelling for pets only and not for commercial purposes. The Planning Commission shall impose adequate limitations to assure that the residential character of the property and neighborhood is maintained. [Ord. 1415 § 3 (Exh. F §§ 31 – 33), 2019); Ord. 1086 § 12, 2002; Ord. 772 § 17.24.030, 1986. Code 1987 § 17.24.030].

17.80.040 Accessory uses and structures.

The following accessory buildings and uses may be located on the same lot with a permitted use; provided, that they are found to be compatible with the residential character of the neighborhood and that any buildings or structures be harmonious with the architectural style of the main building(s).

A. Uses.

1. Home occupations; subject to the completion and approval of an application for a home occupation issued by the Planning Department and compliance with the provisions of Chapter 17.48 LEMC.

2. Noncommercial hobbies.

3. Keeping of household pets (when no commercial activity is involved). For the purpose of this chapter, a household pet is an animal clearly considered customary to a residential use, e.g., dogs, cats, birds, and fish. Said pets shall be limited to a maximum of three weaned dogs and/or cats. The maximum number of birds and fish shall be as specified by the City’s adopted animal control ordinance.

B. Structures.

1. Antennas, satellite dishes, and similar devices utilized for noncommercial purpose, unless preempted by State or Federal law.

2. Carports and garages.

3. Community recreation buildings and facilities for use by the residents of a permitted development.

4. Equipment storage structures not exceeding 400 square feet. On duplex and triplex lots, sheds, children’s playhouses, and similar enclosures of less than 120 square feet and a height of six and one-half feet may encroach into the required side and/or rear yard and shall have no required setback provided the design of the structure complies with the City’s fire and building codes.

5. Lattice patio covers, and gazebos.

6. Rental offices and management offices; only when they serve the project on which property they are located.

7. Special use rooms such as laundry rooms and pool dressing rooms.

8. Swimming pools, jacuzzis, spas, and associated equipment (provided said equipment is enclosed to reduce noise impacts).

Unless otherwise permitted in this chapter, no accessory structures or associated equipment shall be located in a required yard area. [Ord. 1364 § 6, 2016; Ord. 772 § 17.24.040, 1986. Code 1987 § 17.24.040].

17.80.050 Lot area.

The minimum net lot area for any new lot created in the R-2 district shall be 7,260 square feet. [Ord. 772 § 17.24.050, 1986. Code 1987 § 17.24.050].

17.80.060 Lot area per dwelling unit.

The minimum lot area required for each dwelling unit in the R-2 district shall be 3,630 square feet of net lot area per unit. To determine the maximum number of units that may be constructed on a given property, divide the total net lot area by the square footage required for the type of product. The resultant number should be rounded down to the nearest whole number. [Ord. 772 § 17.24.060, 1986. Code 1987 § 17.24.060].

17.80.070 Street frontage width.

The minimum street frontage width for any new lot created in the R-2 district shall be 60 feet. [Ord. 772 § 17.24.070, 1986. Code 1987 § 17.24.070].

17.80.080 Setbacks.

The following minimum standards shall apply to all new construction within the R-2 district:

A. Front Yard.

1. Main dwelling unit: 20 feet.

2. Garage: 20 feet; provided, however, that turn-in entry garages may encroach to within 15 feet of the front property line.

B. Side Yard. Adjacent to interior lot lines there shall be a minimum side yard of five feet. Adjacent to a public right-of-way the minimum side yard shall be 15 feet with the exception that where straight-in entry garage gains access via the side yard, the setback shall be 20 feet.

C. Rear yard: 15 feet, with the exception that where straight-in entry garage gains access via the rear yard, the setback shall be 20 feet.

Lattice patio covers may encroach to within 10 feet of a rear property line. [Ord. 853 § 1, 1989; Ord. 772 § 17.24.080, 1986. Code 1987 § 17.24.080].

17.80.090 Lot coverage.

The maximum lot coverage of all structures in the R-2 district shall be 50 percent. [Ord. 853 § 1, 1989; Ord. 772 § 17.24.090, 1986. Code 1987 § 17.24.090].

17.80.100 Building height.

Except as otherwise provided for accessory structures, the maximum building height in the R-2 district shall be 30 feet. For the purposes of this chapter, in the case of split levels, no continuous vertical section through the building shall measure more than 30 feet. [Ord. 853 § 1, 1989; Ord. 772 § 17.24.100, 1986. Code 1987 § 17.24.100].

17.80.110 Minimum dwelling unit size.

The minimum dwelling unit size within the R-2 district exclusive of any balcony or patio area shall be as follows:

A. Bachelor apartment (sleeping quarters within the living room area): 450 square feet.

B. One-bedroom apartments: 600 square feet.

C. Two-bedroom apartments or larger: 700 square feet plus 100 square feet for each additional bedroom. [Ord. 772 § 17.24.110, 1986. Code 1987 § 17.24.110].

17.80.120 Open space.

In addition to any open space required by other provisions of the zoning ordinance, all projects developed in an R-2 district shall provide the following open space:

A. Private Open Space.

1. Duplexes and Triplexes. Each dwelling unit shall be provided with a usable private open space area in the form of a patio or courtyard with a minimum area of 350 square feet and a minimum dimension of 15 feet.

2. Multiple-Family Dwellings. Each dwelling unit shall be provided with a usable private open space area in the form of a patio or courtyard with a minimum area of 100 square feet and a minimum dimension of 10 feet, or a balcony as follows:

a. Units 600 square feet or less: A balcony of 60 square feet with a minimum dimension of six feet.

b. Units larger than 600 square feet of floor area: A balcony of 80 square feet and a minimum dimension of six feet.

For the purpose of this chapter, “private open space” shall mean a fenced or otherwise screened area which is devoid of structures and improvements other than those provided for landscape or recreation purposes.

Common open space may be provided in lieu of private open space, if for each one square foot of private open space reduction there shall be one and one-half square feet of common open space added to the project over and above any other requirements of this chapter.

B. Common Open Spaces. For projects of more than four dwelling units, 250 square feet of usable open space per unit shall be provided within the boundaries of all projects. Usable open space shall constitute area(s) readily accessible, practical, and generally acceptable for active and/or passive recreational uses. In all instances, however, a majority of the usable common open space shall be devoted primarily to active recreational facilities (i.e., pool, court games, par jogging courses, etc.). Common open space may include setback areas but in no case shall be less than 15 feet wide. [Ord. 853 § 1, 1989; Ord. 772 § 17.24.120, 1986. Code 1987 § 17.24.120].

17.80.130 Separation between buildings.

The minimum required separation between main buildings shall be as follows:

A. Front to front: 20 feet for one story buildings plus each additional story on each building shall be set back five additional feet.

B. Front to rear or rear to rear: 15 feet for one story building plus each additional story on each building shall be set back five additional feet.

C. End wall to front or rear: 10 feet for one story buildings plus each additional story on each building shall be set back five additional feet.

D. In order to encourage obliquely aligned buildings, where such alignments are used, the distances in subsection (A) or (B) of this section, as applicable, may be decreased by 10 feet with an average setback equal or greater than specified above.

Unless otherwise provided by any other adopted City regulation, accessory structures may be located without regard to a minimum separation subject to design review approval. [Ord. 853 § 1, 1989; Ord. 772 § 17.24.130, 1986. Code 1987 § 17.24.130].

17.80.140 Walkways.

Where walkways pass between buildings, fences, or other structures, there shall be a minimum separation between said structures of 10 feet. [Ord. 772 § 17.24.140, 1986. Code 1987 § 17.24.140].

17.80.150 Laundry facilities.

All projects developed within the R-2 district shall provide laundry facilities adequate to accommodate the number of units proposed within the project. The minimum number shall be one washer and one dryer per each nine units; however, in no case shall there be less than one washer and dryer provided. [Ord. 772 § 17.24.150, 1986. Code 1987 § 17.24.150].

17.80.160 Walls and fences.

Decorative masonry walls a minimum of six feet in height, as measured from the highest grade elevation either side of the wall, shall be provided along all side and rear property lines or property lines that abut a major utility easement. Wood fences may be used to separate private open space areas. [Ord. 772 § 17.24.160, 1986. Code 1987 § 17.24.160].

17.80.170 Storage.

A storage space of 85 cubic feet with a minimum dimension of three feet shall be provided for each dwelling unit in a location external of the unit. [Ord. 772 § 17.24.170, 1986. Code 1987 § 17.24.170].

17.80.180 Lots of record.

Existing lots of record as of the date of adoption of the ordinance codified in this chapter, August 26, 1986, which do not comply with the required minimum lot standards contained herein may be used as a building site for a permitted use, provided the development complies with all other development standards and criteria contained herein including compliance with the requirements of LEMC 17.80.060, Lot area per dwelling unit. [Ord. 772 § 17.24.180, 1986. Code 1987 § 17.24.180].

17.80.190 Parking.

The provisions of Chapter 17.148 LEMC shall be used to determine the required parking for development in the R-2 district. [Ord. 772 § 17.24.190, 1986. Code 1987 § 17.24.190].

17.80.200 Signs.

The, provisions of Chapter 17.196 LEMC shall be used to determine permitted signs in the R-2 district. [Ord. 772 § 17.24.200, 1986. Code 1987 § 17.24.200].

17.80.210 Design review.

No building permits shall be issued for the construction of any building or structure in the R-2 district until the applicant has obtained design review approval pursuant to the provisions of LEMC 17.415.050 and 17.415.060. The following exemptions shall apply:

A. Accessory structures other than garages and carports.

B. Fences and walls.

Although these above exempted structures do not need formal design review approval, their proposed location and design must still be approved by the Director of Community Development or his designee prior to construction or installation. [Ord. 1415 § 3 (Exh. F § 34), 2019; Ord. 772 § 17.24.210, 1986. Code 1987 § 17.24.210].

17.80.220 Design standards.

Chapter 17.44 LEMC contains residential development standards applicable to all projects within the City regardless of zoning district. It is therefore important that the provisions of Chapter 17.44 LEMC be considered together with the regulations contained herein for the R-2 district. [Ord. 772 § 17.24.220, 1986. Code 1987 § 17.24.220].