Chapter 17.42
MEDIUM RESIDENTIAL (ZONE R-2)

17.42.010 Intent and Purpose

The Medium Residential (R-2) Zone is intended to allow the development of housing at a gross density of between 6.1 and 10 dwelling units per acre. This zone permits a mix of dwelling unit densities and structure types, including single family detached and attached; zero lot line and wide-shallow subdivisions; duplexes, triplexes, condominium and townhouse developments; and moderate density apartment and manufactured housing development. Additional uses are permitted that are complementary to and not detrimental to the residential character of development in this zone.

17.42.020 Locational Criteria

The R-2 zoning designation is appropriate for areas which are relatively flat; are served or will be provided with urban level infrastructure; are accessible by collector or arterial streets; are or will be served by public transit; and are supported by community facilities and appropriate commercial services within a reasonable distance. This designation would be appropriate where there is a transition between single family detached housing and uses of a higher density or intensity. This designation would be consistent with the MR (Medium Residential) General Plan land use designation.

17.42.030 Uses Permitted Without Planning Approval

The following uses are allowed in the R-2 zone without zoning clearance or other planning approval, except as required by state law:

A.    Riding, hiking and bicycle trails and appurtenant facilities.

B.    Storage, temporary, of materials and equipment used in construction of public or private improvements, provided that all such items are stored on the construction site and pose no traffic hazard or other adverse impact on surrounding properties.

C.    Temporary and permanent facilities for detention, retention and conveyance of stormwater runoff.

D.    Small-scale solar energy systems as an accessory use on a parcel containing a permitted principal use. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

17.42.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the R-2 zone, subject to the applicable provisions of the Zoning Ordinance.

A.    Day care facility, large family, on a lot containing a single-family dwelling pursuant to PMC 17.26.090.

B.    Dwellings, two-family, on lots of a minimum eight thousand (8,000) square feet in area. This shall include a two-family attached structure (duplex) or two single-family detached units on one lot. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

C.    Home occupation permits, pursuant to PMC 17.26.060.

D.    In-tract model home complex, pursuant to PMC 17.27.030(B)(5).

E.    Special events pursuant to PMC 17.27.030(A).

F.    Minor communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

G.    Multiple family residential uses consisting of four (4) or fewer residential dwelling units on one (1) lot or project area, including but not limited to apartments, condominiums, and townhouses. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

H.    Single-family detached dwellings on lots of a minimum seven thousand (7,000) square feet in area, except that single-family dwellings may be permitted on existing lots of record; provided, that all minimum requirements for single-family residential structures are provided, in accordance with PMC 17.41.090. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

I.    Sober living homes in accordance with the requirements and provisions of PMC 17.91.130. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

J.    Trailer coaches, motorhomes or manufactured homes on active construction sites, pursuant to PMC 17.27.030(B)(3).

K.    Temporary office modules on active construction sites, pursuant to PMC 17.27.030(B)(4).

L.    Accessory dwelling units on individual parcels containing one (1) single-family dwelling unit; provided, that each unit adheres to the minimum residential standards contained in PMC 17.41.090(G) and 17.91.030. (Zoning Ordinance Amendment 09-04, adopted by City Council November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

M.    Fireworks stands, pursuant to PMC 17.27.030(B)(1). (Zoning Ordinance Amendment 11-01, adopted by City Council March 2, 2011.)

N.    Transitional housing and supportive housing located within four (4) or fewer residential dwelling units. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

O.    Residential sports courts, pursuant to PMC 17.91.090. (Zoning Ordinance Amendment 12-002, adopted by City Council December 5, 2012.)

P.    Cottage food operations, pursuant to PMC 17.91.020. (Zoning Ordinance Amendment 13-002, adopted by City Council May 1, 2013. Zoning Ordinance Amendment 17-002, adopted by City Council February 6, 2018.)

17.42.050 Uses Permitted Subject to Site Plan Review Approval

The following uses shall require approval pursuant to the provisions of Chapter 17.21 PMC, Site Plan Review.

A.    Electric distribution substations, electric transmission substations and electric generating facilities, in accordance with PMC 17.95.010.

B.    Large Residential Care Facilities, also known as Assisted Living Facilities, pursuant to PMC 17.91.110. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

C.    Multiple family residential uses consisting of five (5) or more residential dwelling units on one lot or project area, including but not limited to apartments, condominiums, and townhouses. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

D.    Off-site model home sales complex, pursuant to the provisions of PMC 17.27.030(C)(1). (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

E.    Parks and playgrounds (excluding lighted play fields).

F.    Utility facilities, building and equipment, including but not limited to water, natural gas, and sewage facilities, but excluding sewage pump stations or treatment plants and major communication facility. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

G.    Transitional housing and Supportive housing located within five (5) or more residential dwelling units. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

17.42.060 Uses Permitted Subject to Approval of a Conditional Use Permit

Premises in Zone R-2 may be used for the following purposes, provided a permit has first been obtained pursuant to the provisions of Chapter 17.22 PMC, Conditional Use Permits.

A.    Bed and breakfast establishments.

B.    Conversion of apartment complexes, pursuant to the applicable sections of the City’s Subdivision Ordinance. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

C.    Country clubs.

D.    Day care facility, commercial.

E.    Golf courses and related facilities, except miniature golf and stand alone driving ranges, pursuant to PMC 17.94.020.

F.    Manufactured home parks and subdivisions, subject to the standards contained in PMC 17.91.050 and 17.91.060 and applicable General Plan policies.

G.    Playgrounds and play fields, lighted.

H.    Religious assembly uses pursuant to PMC 17.94.010. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

I.    Schools from kindergarten through grade twelve (12), excluding trade or commercial schools. (Zoning Ordinance Amendment 03-06, adopted by City Council June 25, 2003.)

J.    Tennis courts or play courts, public or private, lighted, in accordance with PMC 17.91.090. (Zoning Ordinance Amendment 95-6, adopted by City Council April 10, 1996 and Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

17.42.070 Accessory Uses and Structures Permitted

The following accessory uses are permitted in the R-2 zone, provided that such uses are established on the same lot or parcel of land as the principal dwelling unit and that such accessory uses are incidental to, and do not substantially alter the character of any permitted principal use.

A.    Animal keeping, subject to the provisions specified within PMC 17.89.030. (Zoning Ordinance Amendment 17-002, adopted by City Council February 6, 2018.)

B.    Accessory dwelling units

1.    Guest house in accordance with PMC 17.91.010 and accessory dwelling unit in accordance with PMC 17.91.030. (Zoning Ordinance Amendment 09-04, adopted by City Council November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

C.    Incidental uses

1.    Alcoholism or drug abuse recovery or treatment facility, licensed, in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

2.    Day care facility, small family in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 04-02, adopted by City Council July 12, 2004.)

3.    Garage sales conducted in accordance with PMC 17.91.080.

4.    Small residential care facility in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 04-02, adopted by City Council July 12, 2004.) (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

D.    Accessory structures

The following accessory structures are permitted in the R-2 zone, provided that requirements for building setbacks, height, and other development standards are adhered to pursuant to PMC 17.82.020.

1.    Accessory signs, as permitted in Chapter 17.88 PMC.

2.    Covered or uncovered decks and patios; gazebos.

3.    Doghouses, pursuant the specifications within PMC 17.89.030. (Zoning Ordinance Amendment 17-002, adopted by City Council February 6, 2018.)

4.    Enclosed structure containing children’s play space, office space or other use on a lot containing a single family residence, provided that there is no kitchen, that such space is not intended to be utilized for a separate living facility, and that the building is architecturally compatible with the primary residence.

5.    Private garage and carports.

6.    Recreational amenities, including pool, spa, jacuzzi, and appurtenant equipment. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

7.    Tool houses, storage sheds and greenhouses.

8.    Satellite dishes and amateur radio antenna, in accordance with PMC 17.95.020 and 17.95.030. (Zoning Ordinance Amendment 11-2, adopted by City Council September 9, 2011)

E.    Areas designated for the temporary storage and sorting of recyclable materials, in accordance with PMC 17.85.030.

17.42.080 Similar Uses Permitted by Planning Director Determination

The Planning Director may determine that an unlisted use is similar to and not more objectionable to the general welfare than those uses specifically listed in the R-2 zone, pursuant to PMC 17.24.120.

17.42.090 Standards of Development

Premises in Zone R-2 shall be subject to the development standards contained in this Section and those standards contained in Division 8, General Standards of Development.

A.    Lot area

Each lot or parcel of land in Zone R-2 shall have a minimum lot area of not less than the following. For the purpose of calculating the permitted number of dwelling units per lot, rounding up shall not be allowed.

1.    For single family detached dwelling units established as a primary use, the minimum lot area shall be seven thousand (7,000) square feet.

2.    For single family attached or multiple family structures, the minimum project or lot area shall total no less than four thousand (4,000) square feet of net lot area per dwelling unit, except that nothing in this Section shall be interpreted to allow a dwelling unit density in excess of that permitted by the underlying General Plan land use designation.

3.    For manufactured home subdivisions, the minimum lot area for each manufactured home lot shall be no less than three thousand five hundred (3,500) square feet, provided that the gross density of the subdivision shall not exceed that permitted by the General Plan.

4.    A number following the zoning symbol may modify the minimum lot size requirement, pursuant to PMC 17.13.020(B).

B.    Project/lot width

1.    Single family detached dwelling units proposed on seven thousand (7,000) square foot minimum lots within Zone R-2 shall have lot widths pursuant to PMC 17.41.090, Standards of Development for Zone R-1.

2.    All other projects in Zone R-2 shall have a minimum project/lot width of one hundred (100) feet.

C.    Yards

Except as otherwise required by Chapter 17.83 PMC, setbacks in Zone R-2 shall be as follows.

1.    Front yard

a.    Single family detached dwelling units proposed on seven thousand (7,000) square foot minimum lots within Zone R-2 shall be developed in accordance with PMC 17.41.090, Standards of Development for Zone R-1.

b.    The front yard building setback for all other dwelling unit types in Zone R-2 shall be twenty (20) feet.

2.    Side yards

a.    Single family detached dwelling units proposed on seven thousand (7,000) square foot minimum lots within Zone R-2 shall be developed in accordance with PMC 17.41.090, Standards of Development for Zone R-1.

b.    The building setback for all other dwelling unit types in Zone R-2 shall not be less than five (5) feet for each story.

3.    Rear yard

a.    Single family detached dwelling units proposed on seven thousand (7,000) square foot minimum lots within Zone R-2 shall be developed in accordance with PMC 17.41.090, Standards of Development for Zone R-1.

b.    The building setback for all other dwelling unit types in Zone R-2 shall not be less than fifteen (15) feet.

D.    Building height and setbacks

1.    Building height

The maximum height of a primary structure, as measured in accordance with PMC 17.16.020, shall not exceed two (2) stories or thirty-five (35) feet. The maximum height of accessory structures shall not exceed one (1) story or seventeen (17) feet.

2.    Setbacks for accessory structures

Setbacks for accessory structures shall be provided pursuant to PMC 17.82.020.

3.    Maximum lot coverage

Maximum lot coverage within Zone R-2 shall not exceed fifty percent (50%). For the purpose of this Section, building lot coverage shall include principal structure(s) and all accessory structures which exceed 3.5 feet in height. The figure shall not include walls, fences or below ground pools and spas.

E.    Off-street parking

Each lot or parcel of land in Zone R-2 shall have off-street parking facilities as prescribed in Chapter 17.87 PMC, Off-Street Parking.

F.    Multiple family dwelling size standards

The following minimum dwelling areas are computed by calculating the living areas as measured from the outside walls and excludes garages, carports, exterior courtyards, patios and balconies, except as otherwise approved in conjunction with a housing project for low income households or seniors.

 

Livable Area

in Square Feet

Bedrooms

Maximum Number

Baths

Minimum Number

500

Bachelor

1

600

1

1

800

2

1

1,000

3

2

1,200 and over

3 or more

2

G.    Housing construction standards

1.    All single family detached units proposed on seven thousand (7,000) square foot minimum lots within Zone R-2 shall be subject to the Minimum Construction Standards contained in PMC 17.41.090, Development Standards for Zone R-1.

2.    All multiple family housing proposed within Zone R-2 shall be constructed in the following manner, except as otherwise approved in conjunction with a housing project for low income households, seniors, or assisted living facilities. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

a.    All multiple family developments with five (5) or more dwelling units shall provide thirty percent (30%) usable common open space for passive and active recreational uses. For purposes of meeting this requirement, usable open space areas shall not include public or private rights-of-way; vehicle parking areas; areas adjacent to or between any structures less than fifteen (15) feet apart; required building setback areas; private patios or yards; or areas having a slope of greater than 3:1. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

b.    Each dwelling unit shall have a private (walled) patio or balcony. Each (walled) patio or balcony must maintain a minimum or seven (7) feet in depth. The required square footage of the patios and balconies may be averaged among the units within each building, provided a minimum average of two hundred (200) square feet or twenty-five (25) percent of the average dwelling unit size, whichever is less, is maintained. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

c.    All multiple family developments with five (5) or more dwelling units shall provide recreational amenities within the site which may include but are not limited to a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter – barbecue area; court game facilities (in accordance with PMC 17.91.090, such as tennis, basketball, or racquetball); improved softball or baseball fields; or day care facilities. The type of amenities required shall be dependent upon the nature of the development, and shall be approved by the reviewing authority in accordance with the following schedule. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 199; Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999; and Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.):

 

Units

Amenities

0-4

0

5-50

1

51-100

2

101-200

3

201-300

4

Add 1 amenity for each 100 additional units or fraction thereof.

d.    Climatic conditions shall be considered in locating common spaces; they should be screened from prevailing southwest winds, provided with shade from the high summer sun and open to winter sunshine.

e.    Off-street parking spaces for multi-family residential developments shall be located within one hundred fifty (150) feet walking distance of the dwelling unit (front or rear door) for which the parking space is provided.

f.    Each dwelling unit shall be provided a minimum of one hundred fifty (150) cubic feet of private enclosed storage space within the garage, carport, or immediately adjacent to the dwelling unit.

g.    Driveway approaches within multiple family developments shall be delineated with interlocking pavers, decorative concrete, landscaped medians or similar features.

h.    Dead end driveways of over one hundred (100) feet in length should be avoided.

i.    All parts of all structures shall be within one hundred fifty (150) feet of emergency access for single story and fifty (50) feet for multi-story.

j.    Common laundry facilities shall be provided containing a minimum of one (1) washing machine and one (1) dryer for every twenty (20) dwelling units or fraction thereof. These facilities shall be dispersed throughout the project as approved by the reviewing authority. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

k.    Each dwelling unit shall provide sufficient space and be plumbed and wired for a standard size washing machine and dryer. Floor plans shall demonstrate compliance with this requirement. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

l.    Management and security plans shall be submitted for review and approval for multi-family developments with ten (10) or more dwelling units.

m.    Trash areas shall be dispersed throughout the complex. Trash areas not located within a building shall be paved and located a minimum of five (5) feet from the private street or drive aisle. Such areas shall be consistent with the standards contained in PMC 17.85.010. One trash area shall be provided for every ten (10) dwelling units or fraction thereof. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

n.    Adequate internal and external lighting within all publicly accessible areas of the development, including walkways, shall be provided for security purposes. The lighting shall be energy efficient, stationary, deflected away from adjacent properties and public rights-of-way, and of an intensity compatible with the residential neighborhood.

o.    Placement of buildings and open space areas shall be designed to facilitate visibility by residents, passers-by and law enforcement personnel. Passageways having dead ends or lacking visibility from adjacent buildings, walkways and/or streets will not be allowed.

p.    Roof access from all buildings shall be internal; no outside ladders attached to buildings are permitted.

q.    All rooftop equipment shall be screened with architectural means such as parapet walls or rooftop wells; drainage downspouts, roof vents and other equipment shall be painted to match the surface to which they are attached.

r.    Screening of equipment, utilities and service areas shall be provided in accordance with PMC 17.86.020.

s.    Units shall be pre-wired to accommodate cable reception. Satellite dish antennas shall be prohibited on roofs, and shall be screened in a manner which is compatible with adjacent structures.

t.    Where common mailboxes are provided, they should be located close to the project entry and near recreational facilities; the location must be approved by the U. S. Postal Service.

u.    Multiple residential structures shall be designed so as to break up long wall or roof line planes by offsets, shadow lines, facade treatment and other similar means. Architectural treatments shall be included on all sides of structures.

v.    Carports, garages, trash enclosures and other accessory structures shall be designed to reflect the architecture of the primary buildings, with respect to style, colors and materials, and shall be screened with landscaping wherever possible.

w.    Individual garages with parking aprons of less than twenty (20) feet in length shall have automatic garage door openers and sectional roll-up doors; in no case shall the drive approach in front of individual garages be less than five (5) feet in length.

x.    Bicycle racks shall be provided in secure locations throughout the project.