Chapter 18.16 — R-2 DISTRICT—LOW DENSITY MULTIPLE FAMILY RESIDENTIAL

The R-2 district is intended to provide for the development of low density multiple family residential structures where such buildings are reasonably spaced on the lot to provide for light, privacy, air, safety and insulation against transmission of sound on lots not less than six thousand square feet in area.

(Ord. 68-128 §5-215, 1968).

The following uses shall be permitted in the R-2 district, plus such other uses as the commission may deem to be similar and not more obnoxious or detrimental to the public health, safety and welfare:

A.

Uses permitted in the R-1 district, shall apply:

One family dwelling units, not more than one dwelling per lot,

Garages or carports,

Accessory buildings, limited to one per lot and a maximum floor area of one hundred twenty square feet,

Home occupations, the provisions of Section 18.04.270, "home occupations" shall apply,

Signs, subject to the provisions of Section 18.16.170,

House trailer parking, subject to the provisions of Section 18.20.150;

B.

One-family, two-family or multifamily dwellings, either in one structure or in two or more detached buildings, subject to requirements for spaces between buildings. When more than one main building is placed on a lot, the provisions of Section 18.16.180 shall apply;

C.

Accessory uses customarily incident to any of the above uses, when located on the same lot and not involving the conduct of a business;

D.

Accessory buildings, limited to one per lot and a maximum floor area of one hundred twenty square feet.

(Ord. 85-03 §1(C), 1985: Ord. 68-128 §5-215.1, 1968).

The following uses shall be permitted subject to review and approval by the commission:

A.

Churches and parochial schools;

B.

Microwave relay structures;

C.

Nursery school or day nursery, caring for not more than four children when subject lot is occupied by only one dwelling unit;

D.

Private schools;

E.

Public libraries;

F.

Public parks and playgrounds;

G.

Public schools,

H.

Temporary construction materials storage yards, in the tract being developed;

I.

Temporary tract offices and model homes, in the tract being developed;

J.

Water pump stations.

(Ord. 68-128 §5-215.2, 1968).

The following uses shall be permitted subject to a conditional use permit as provided for in Section 18.32.040:

A.

Country clubs and golf courses;

B.

Nursery schools or day nurseries, caring for five but not more than ten children when the subject lot is occupied on one dwelling unit;

C.

Off-site subdivision signs, subject to the conditions of Section 18.14.160;

D.

Sanitariums and hospitals;

E.

Unit planned developments;

F.

Electric distribution substations and communications equipment buildings.

(Ord. 68-128 §5-215.3, 1968).

The following uses are expressly prohibited in the R-2 district:

A.

Commercial uses, including commercial uses such as hotels, apartment hotels, motor courts, motels or other buildings wherein housing facilities are furnished to transient boarders or roomers;

B.

Industrial uses;

C.

Agricultural uses;

D.

Advertising structures;

E.

Adult uses.

(Ord. 85-19 §5, 1985; Ord. 68-128 §5-215.3, 1968).

The property development standards in Sections 18.16.060 through 18.16.070 shall apply to all land and structures in the R-2 district.

(Ord. 68-128 §5-215.5, 1968).

Each lot shall have a minimum area of six thousand square feet, except as provided in Section 18.16.090 below.

(Ord. 68-128 §5-215.5(A), 1968).

All lots hereafter created shall comply with the following minimum standards and lots now existing may not be reduced below these standards. Each dimension is minimum only. One or both shall be increased to attain the minimum lot area required.

A.

Width.

Interior lots shall have a minimum width of sixty feet.

Corner lots shall have a minimum width of sixty-five feet.

Reversed corner lots shall have a minimum width of seventy feet.

Lots siding on freeways or railroad rights-of-way shall have a minimum width of eighty feet.

Curve lots and cul-de-sacs lots shall have a minimum street frontage width of forty feet.

B.

Depth.

Lots facing on local streets shall have a minimum depth of one hundred feet.

Lots facing on major or secondary highways shall have a minimum depth of one hundred twenty feet.

Lots backing on freeways or railroad rights-of-way shall have a minimum depth of one hundred thirty feet.

(Ord. 68-128 §5-215(B), 1968).

A.

The following population density standards shall apply to all lots in this district:

Where both community water supply and public sewage disposal systems exist, there shall be a minimum of three thousand square feet of lot area for each dwelling unit.

B.

A nonconforming lot of record under separate ownership at the time it became nonconforming may be used for or occupied by any use permitted in this district subject to the following limitations:

Where a lot has less than four thousand square feet of lot area or more, said lot shall not be used for more than one dwelling unit;

Where the lot has four thousand square feet of lot area but less than six thousand square feet of lot area, said lot shall not be used for more than two dwelling units.

(Ord. 68-128 §5-215.5(C), 1968).

A.

No main building or structure erected in this district shall have a height greater than two and one-half stories, not to exceed thirty-five feet.

B.

No garage or carport erected in this district shall have a height greater than one story, not to exceed twelve feet to plate height.

C.

No accessory building erected in this district shall have a height greater than seven feet.

D.

Exceptions. All buildings hereafter designed or erected, and existing buildings which may be reconstructed, altered, moved or enlarged, shall comply with the height regulations of the district in which they may be located, with the following exceptions:

Roof structures, for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment required to operate and maintain the building; and fire or parapet walks, skylights, towers, church steeples, flagpoles, chimneys, smoke-stacks, silos, water tanks, or wireless masts or similar structures, when approved by the commission, may be erected above the height limits prescribed in this section; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances. No roof structures, or any spaces about the height limit, shall be allowed for the purpose of providing additional living or floor space.

(Ord. 85-03 §1(D), 1985: Ord. 68-128 §5-215.5(D), 1968).

A.

Schedule.

MAIN BUILDING ACCESSORY BUILDING GARAGE AND CARPORT

A - FRONT YARD A — FRONT YARD A — FRONT YARD

1A NORMAL 20 1. NORMAL 20 1. NORMAL 20 FEET FEET FEET

B REQUIRING SITE PLAN REVIEW 50 AT FEET

2. CUL-DE-SAC LOTS 20 2. CUL-DE-SAC LOTS 20 2. CUL-DE-SAC LOTS 20 FEET FEET FEET

3. CURVED LOTS 20 3. CURVED LOTS 20 3. CURVED LOTS 20 FEET FEET FEET

4. MIN. FOR PARTIALLY BUILT UP 20 4. MIN. FOR PARTIALLY BUILT UP 20 4. MIN. FOR PARTIALLY BUILT UP 20 BLOCKS. FEET BLOCKS. FEET BLOCKS. FEET

5. VARIATION ALLOWED FOR 5 5. VARIATION ALLOWED FOR 5 5. VARIATION ALLOWED FOR 5 NEIGHBORHOOD UNIT PLAN. FEET NEIGHBORHOOD UNIT PLAN. FEET NEIGHBORHOOD UNIT PLAN. FEET

B — SIDE YARD B — SIDE YARD B — SIDE YARD

1. NORMAL 5 1A WHEN LESS THAN 85 FT.  5 1A WHEN LESS THAN 85 FEET 5 FEET FROM FRONT PROPERTY LINE. FEET FROM FRONT PROPERTY LINE. FEET

B WHEN 85 FEET OR MORE FROM NONE B WHEN 85 FEET OR MORE FROM NONE
FRONT PROPERTY LINE. FRONT PROPERTY LINE

2. CORNER LOTS 10 2. CORNER LOT WHEN ABUTTING 10 2. CORNER LOT WHEN ABUTTING 10 FEET A STREET. FEET A STREET. FEET

3. REVERSE CORNER LOTS. 10 3. REVERSE CORNER LOTS WHEN 10 3. REVERSE CORNER LOTS WHEN 20 FEET ABUTTING A STREET. FEET ABUTTING A STREET. FEET

4. FROM OPPOSITE SIDE OF 30 4. FROM OPPOSITE SIDE OF 25 4. FROM OPPOSITE SIDE OF 20 ALLEY, WHEN ABUTTING ALLEY. FEET ALLEY, WHEN OPENING IS ON FEET ALLEY WHEN OPENING IS ON FEET ALLEY 5 FOOT MIN. FROM ALLEY 5 FOOT MIN. FROM PROPERTY LINE. PROPERTY LINE.

5A WHEN USED FOR DRIVEWAY 10 ACCESS TO PARKING. FEET

B WHEN USED FOR DRIVEWAY 13 AND PEDESTRIAN ACCESS. FEET

C — REAR YARD C — REAR YARD C — REAR YARD

1A NORMAL 20 1. WHEN NOT ABUTTING ON NONE 1. WHEN NOT ABUTTING ON NONE FEET ALLEY OR EASEMENT. ALLEY OR EASEMENT.

2. REVERSE CORNER LOT, 5 2. REVERSE CORNER LOT, 5 ABUTTING STREET AND ACCESS FEET ABUTTING STREET AND ACCESS FEET ON STREET. ON STREET.

3. FROM OPPOSITE SIDE OF 25 3. FROM OPPOSITE SIDE OF 25
ALLEY WHEN OPENING IS ON FEET ALLEY WHEN OPENING IS ON FEET

ALLEY 5 FT. MIN. FROM ALLEY 5 FT. MIN. FROM PROPERTY LINE. PROPERTY LINE.

B.

Exceptions: Permitted projections into required yards. Belt courses, cornices, eaves, sills, fireplace chimneys and other similar architectural features may extend or project into a required side yard not more than five inches for each one foot of the width of such required side yard and may extend or project into a front or rear yard not more than thirty inches.

(Ord. 68-128 §5-215.5(E), 1968).

A.

Minimum space between exterior walls of main buildings on the same lot:

For buildings side to side the minimum space shall be ten feet;

For buildings rear to side, front to side, with entries or exits into space, the minimum space shall be fifteen feet;

For buildings front to rear, rear to front with entries or exits into space, the minimum space shall be twenty feet;

For buildings front to front arranged about an interior court permitting ten foot wide review in said interior court, the driveway being access to parking area or building, the minimum space shall be thirty feet. Without the driveway, the space shall be twenty-five feet;

Between building and side lot line, where entries or exits are located in said side yard, the minimum space shall be five feet; said space shall be free and clear of all projections from the ground to eight feet above the ground;

When side yard is used for driveway access to serve parking facilities:

a.

The minimum space shall be ten feet,

b.

If pedestrian access is required to rear dwelling, then the space shall be increased to thirteen feet and a three-foot paved walk shall be provided for such pedestrian access.

B.

Minimum space between exterior walls of main building and accessory buildings on the same lot:

Garages and other nondwelling structures shall be located not less than six feet from any main building unless such structure is attached to the main building with a common wall or party wall.

Where a garage is located within the area defined by the projections of the side lines of any main building, and where the garage faces and is detached from any main building and vehicular access to the garage falls entirely or in part within said area, the garage shall be not less than twenty-five feet from the main building or buildings.

When accessory buildings are attached to a main building by a breezeway roof, the provisions of paragraphs 1 and 2 shall apply.

(Ord. 68-128 §5-215.5(F), 1968).

The maximum lot coverage by buildings or structures shall not exceed fifty percent of the total lot area.

(Ord. 68-128 §5-215.5(G), 1968).

A.

Fence, hedge or wall maximum height:

Front Yard Side Yard Rear Yard

_____

Interior lot Key lot 3 feet 6 feet 6 feet
Plug lot

_____

Reversed Corner lot 3 feet Street side 3 feet 6 feet

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B.

Notwithstanding the requirements of subsection A of this section, fences limited to three feet in height may extend to four feet in height, if they comply with city standard drawings St.-1a, 1b or St.-2.

C.

For nonresidential uses, the provisions of the general conditions, Section 18.32.130 shall apply.

D.

Fences, over six feet in height for enclosing game areas shall be located within the rear half of the lot, and shall be constructed of wire mesh which will admit at least ninety percent of light. Such fences shall be permitted in the required side or rear yard subject to commission review and approval.

E.

Swimming pools shall be entirely enclosed by fencing or walls at least six feet in height, and the enclosure shall be equipped with self latching gates or doors, the latching being located not less than four feet above the ground. All light for pools shall be hooded so the light will not shine on the abutting properties. All fencing must be in place and approved by the city before water is run into the pool.

F.

Setback requirements for swimming pools:

Front Yard Side Yard Rear Yard

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5 foot inside of the 1. Five foot inside of the 8 foot from rear lot line.
required front setback required side setback
line. line when abutting a side
street.

2. Five foot inside of the
interior side lot line.

(Ord. 88-05 §2, 1988; Ord. 68-128 §5-215.5(H), 1968).

The following provisions shall apply, subject to the general conditions, Section 18.32.140.

A.

In calculating the parking spaces shall be at least one covered space and one-half open space for each dwelling unit. The covered space shall be in a garage or carport. These spaces shall be on the same lot with the same main building which they are intended to serve and located to the rear of the required front yard.

B.

For nonresidential uses, the off-street parking provisions in the general conditions, Section 18.32.140, shall apply.

(Ord. 68-128 §5-215.5(I), 1968).

A.

The requirements in the R-1 district, Section 18.14.150 shall apply.

B.

If a lot has vehicular access on an alley, there shall be provided as a minimum pedestrian access way a side yard not less than five feet in width from the street frontage to the rear property line.

(Ord. 68-128 §5-215.5(J), 1968).

The provisions of the R-1 district, Section 18.14.160 shall apply.

(Ord. 68-218 §5-215.5(K), 1968).

When more than one main building is placed on a lot, a site plan showing the location of all buildings and structures shall be submitted to the commission for review and approval, see Chapter 18.40.

(Ord. 68-128 §5-215.6, 1968).