Part 2 — R-2 ZONE DISTRICT

The R-2 district primarily provides for medium-density, multi-family residential development up to twelve (12) dwelling units per acre. The R-2 district is intended for a mix of single-family houses, duplexes, and small multi-unit

buildings (two (2) stories or less). The district generally corresponds to the Medium-Density Residential land use designation on the 2050 General Plan land use map. (Ord. 19-1036)

A. Permit Requirements: Table 9-1G-6 lists the permit requirements and code references for each land use in Table 9- 1G-7.

Table 9-1G-6

B. Specific Land Uses: Where the last column in Table 9-1G-7 includes an additional code reference, the requirements of the referenced section also apply to the use.

Table 9-1G-7

Land Uses and Permit Requirements for Residential Zone Districts

(Ord. 19-1036; amd. Ord. 20-1040U; Ord. 20-1048; Ord. 22-1060)

Development standards for the R-2 District are shown in Table 9-1G-8 and described below. Where a single, detached house is proposed on a lot, the development must comply with the standards of zone R-1.

minimum FAR for projects between 8-10 units is 1.25.

• A. Lot Size and Width Requirements:

1. Lot size - For newly created lots, the lot size must be a minimum of seven thousand two hundred (7,200) square feet.

2. Lot width - Each newly created lot must be no less than fifty-feet (50') wide adjacent to an R-1 zone, and sixty feet (60') wide adjacent to R-2, R-3, and non-residential zones. If the parcel is located on a cul-de-sac street, there must be a minimum required lot width of thirty-five feet (35') at the street and fifty feet (50') at the front yard setback.

3. Lot Depth - Each newly created parcel must have a minimum lot depth of eighty feet (80').

4. Cul-De-Sac, Flag Lots, and Tiered Lots - Multi-family uses are not allowed on cul-de-sacs, flag lots, and tiered lots.

• B. Yard Setbacks:

1. Front Yard Setbacks:

• a. Each lot must maintain a minimum front yard setback of twenty feet (20') in depth.

• b. No portion of the building or structure must encroach through a plane projected from an angle of sixty (60) degrees measured at a height of twelve feet (12') at the required front setback line.

2. Side Yard Setbacks:

a. Interior lots must maintain a side yard adjacent to each side lot line of not less than five feet (5') for the firststory portion of the building. For the second story a combined average second story setback of ten feet (10') must be provided, but never less than five feet (5').

• b. On a corner lot, properties must maintain a side yard adjacent to the street of not less than ten feet (10') for the first-story portion when adjacent to any zone. The second-story setback must be a combined average of ten feet (10').

3. Rear Yard Setbacks: When the property to the rear is zoned R-1, the rear yard setback must not be less than fifteen feet (15'). When the property to the rear is not zoned R-1, the rear yard setback must not be less than five feet (5'). When the property to the rear is zoned R-1, the second story rear setback must be no less than twenty feet (20'). When the property to the rear is not zoned R-1, second story rear setback must be no less than ten feet (10'). C. Placement of Buildings:

4. Buildings and structures must be a minimum of five feet (5') away from each other, except as allowed in Section 9-1N-6 (Encroachments).

5. No portion of any principal dwelling may be located in any required yard area, except as allowed in Section 9- 1N-6 (Encroachments).

• D. Maximum Floor Area Ratio:

1. No multiple-family residential project may exceed a total floor area ratio (FAR) of 0.50* (see note in Table 9- 1G-8 regarding SB 478).

2. The floor area of the second story must not exceed seventy-five percent (75%) of the floor area of the first story. In calculating the floor area of the ground floor, the definition of floor area ratio is used.

• E. Accessory Uses And Structures:

1. Accessory uses and structures, including accessory dwelling units, pool houses, workshops, sheds, and the like, but not including required garages, are limited to one (1) per lot and must be located in the rear fifty percent (50%) of the lot.

2. An accessory structure of one hundred twenty (120) square feet or less may be placed within a required side or rear setback, provided there is a minimum of five feet (5') of setback between the accessory structure and the property line. The exception is centralized trash enclosures which must be setback a minimum of two feet (2') from all property lines and a minimum of fifteen feet (15') from any window.

3. If either an alley or a utility easement exists along the rear of the lot, not less than ten feet (10') of the rear lot line must be maintained free and clear of buildings or structures, except for a fence with a gate to provide access to the alley or utility easement.

4. Portable shade structures are prohibited in the front yard and in the corner side yard.

• F. Vehicle Parking and Driveways:

1. Each lot or parcel of land in zone R-2 must have-on the same lot or parcel of land-a minimum of two (2) offstreet parking spaces per main dwelling unit outside of any required setback.

2. Garages must be setback ten feet (10') from the main building elevation.

3. Each required parking space in a garage must be no less than ten feet (10') wide and twenty feet (20') long.

4. Tandem parking may only be used for developments with two (2) or more units.

5. Guest parking may not be in the front yard, street side yard, in a required driveway, or a fire lane. Vehicle parking at grade may not be in the front or side yard areas, except on paved driveways. "No Parking" signs must be placed conspicuously at the entrance to and at intervals of not less than fifty feet (50') along every required driveway.

6. For lots with two units, driveways are limited to a maximum paved width of sixteen feet (16'). No more than twelve feet (12') of the vehicular access to the garage may consist of hardscape; the remaining four feet (4') on either side must consist of landscaping. For lots less than eighty feet (80') in width only one (1) driveway is allowed. The minimum driveway width will be ten feet (10') for sites with twenty-five (25) or fewer spaces. For sites with more than twenty-five (25) spaces, the minimum driveway width is ten feet (10') wide for each one (1)-way driveway or twenty feet (20') for two (2)-way driveways. If two (2) driveways are required, the driveways must be placed on opposite sides of the site. Where a lot abuts an alley, parking access must be from the alleyway and not from the primary street. If a parcel already has a driveway and a unit is added to the rear of the parcel, parking access for any new units must be from the alleyway and not from the primary street or existing driveway.

7. Walkways must not be placed directly adjacent and parallel to driveways, so as to expand the maximum size of driveways. Walkways parallel to driveways must be placed a minimum of three feet (3') from the driveway.

8. There must be no more than one (1) driveway per site, unless waived by the Community Development Director for the project to comply with the Fire or Building Code or in cases such as through lots, or large developments.

9. Entrances to units should be from open space areas, not from driveways.

• G. Landscape and Hardscape Requirements:

1. At a minimum, twenty-five percent (25%) of a parcel must be landscaped. The landscaped area must include a minimum of seventy percent (70%) of live vegetation. Live vegetation includes lawn areas, shrubs, and flowerbeds and does not include permeable pavers, turf block, or grasscrete.

2. A minimum of forty percent (40%) of a parcel area must be permeable.

3. Hardscape in the front yard must not exceed the following:

• a. On parcels less than fifty feet (50') in width, no more than forty percent (40%) of the front yard may be hardscape.

• b. On parcels fifty (50) to eighty (80) feet in width, no more than thirty-five percent (35%) of the front yard may be hardscape.

• c. On parcels greater than eighty feet (80') in width, no more than thirty percent (30%) of the front yard may be hardscape.

4. See section 9-1N-11 (Artificial Turf) for regulations related to artificial turf, including maximum coverage.

5. A combination of trees, shrubs, and ground cover must be incorporated into landscaping plans.

• a. Three trees must be at least thirty-six (36)-inch box trees. All other trees should be twenty-four (24)-inch boxes.

• b. Shrubs must be five (5)-gallons.

• c. Landscape plans must be prepared by a licensed landscaped architect.

6. All landscaped areas and materials must be regularly and properly maintained.

7. Mulch or stone-type materials should be placed between plants as ground cover or backdrop, not as a replacement for live vegetation. Plants should be spaced so that at maturity, the plants eventually cover most, if not all, of the mulch or stone material.

8. The use of mounding grasses such as Festuca californica, Festuca rubra, and Carex pansa are preferred.

9. Bare dirt is not permitted within the front yard or visible street side yard. All bare dirt areas must be finished with a minimum three-inch (3")-thick layer of mulch, organic bark, or earth-tone-colored rubber bark.

10. Rocks, stones, and pebbles are not to be used near public sidewalks or streets because they are a slipping hazard.

11. Dry stream beds and areas of decomposed granite must not account for more than twenty percent (20%) of the front or rear yard.

12. Paved pathways to the front door should be no more than five feet (5') wide, and all other pathways should be no more than three feet wide.

13. Landscaping on Projects with Subterranean Parking:

a. Grass, groundcovers, and artificial turf must be at grade. Taller shrubs, grasses, and other ornamental plants must be at grade or in planters no less than eighteen inches (18") in height. Raised planters should be minimized to the extent feasible.

b. For main courtyards thirty feet (30') or more in width, at least one (1) medium tree with a twenty-four-foot (24') canopy or more at maturity must be planted in the main courtyard. For main courtyards less than thirty feet (30') in width, at least two (2) small trees with a twelve-foot (12') canopy, or more at maturity, must be provided. Trees must be planted in a minimum three-foot (3') deep planter (not exceeding eighteen inches (18") above finished grade in main courtyards).

c. Medium canopy trees must be planted in an area that is a minimum eighteen feet (18') in width and length or diameter. Small canopy trees must be planted in an area that is a minimum ten feet (10') in width and length or diameter.

d. A minimum of three feet (3') in depth is required for tree plantings in courtyards, above the top plate of subterranean parking.

• H. Common Open Space Requirements:

1. Common open space is required for developments with more than two (2) units.

2. A minimum of twenty percent (20%) of the lot size must be provided for common open space.

3. Common open space must have a minimum dimension of thirty feet (30') for lots more than sixty feet (60') in width and twenty feet (20') for lots less than sixty feet (60') in width.

4. Common open space includes recreational-leisure areas, private areas (no more than one hundred twenty-five (125) square feet in size), or a combination of both.

5. Common recreational areas must be located on the same property as the residential use it serves and must be available exclusively for the use of all residents of the development.

6. Private useable open space will be contiguous to the residential units served. Private open space may be delineated by a wall, fence, hedge no taller than forty-two inches (42") in height.

7. All common areas will be developed and professionally maintained in accordance with approved landscape and irrigation plans.

• I. Main Courtyard Requirements:

1. For sites with more than two (2) units and having a width of fifty feet (50') or more, a main courtyard must be provided on the lot.

2. The main courtyard must be no less than ten percent (10%) of the total lot area and in no case less than six hundred (600) square feet with a minimum width and length of:

• a. Fifteen feet (15') measured parallel to the front and side parcel lines, for lots less than eighty feet (80') in width; and

• b. Twenty feet (20') measured parallel to the front and side parcel lines, for lots greater than or equal to eighty feet (80') in width.

3. All courtyards must be open to the sky, but may include the following permitted projections:

• a. Eaves may project up to three feet (3') into courtyards.

• b. Exterior, unenclosed building elements such as stoops, balconies and open stairs may encroach three feet (3') into courtyards.

4. If mechanical or utility equipment is placed in courtyards, it must be screened visually and acoustically and must not encroach into the required courtyard areas. Mechanical or utility equipment can be in private open space.

5. On lots greater than or equal to eighty feet (80') in width, a minimum of fifty percent (50%) of any courtyard's perimeter must be surrounded by a building. On lots less than eighty feet (80') in width, any courtyard's perimeter should be surrounded by buildings as much as feasible.

6. The main courtyards must be visible and accessible from the sidewalk. Each ground floor unit must have access to a courtyard. The main courtyard must be visible from the street with a minimum ten-foot (10') wide opening that is open to the sky. For openings less than eighteen feet (18') in width into the main courtyard, the depth of the opening must not exceed twice the width of the opening.

7. All primary entrances to ground floor units must be accessed from the street frontage or a courtyard.

8. All courtyards must meet the planting and tree requirements in section 9-1G-22-G.

9. Private open space within a courtyard is limited to a maximum of one hundred twenty-five (125) square feet or twenty-five percent (25%) of the courtyard, whichever is less.

• J. Walls and Fences:

1. No fences or walls will be allowed in the front yard, and all walls and fences must be non-view obstructing.

2. Design requirements for walls and fences are found in Article N, Site Planning and General Design Standards.

• K. Grading and Drainage for Sites with At-Grade Parking:

1. Where existing drainage flows from adjacent sites, the subject site must continue to accept cross lot drainage and must not be designed in such a way as to drain toward adjacent sites. The subject site must not create any barriers that prohibit existing drainage flows from adjacent sites. In cases where compliance with this requirement is deemed not feasible by the city, the director may approve modifications to encourage as much onsite infiltration and detention as feasible.

2. If the proposed finished grade will not alter existing cross lot drainage patterns, the difference between the grade of the subject site and adjacent sites must be within eight inches (8"). If the proposed finished grade will alter existing cross lot drainage patterns, the applicant must demonstrate how the subject property will address existing cross lot drainage patterns.

L. Additional Requirements: New dwellings constructed within five hundred feet (500') of an arterial street or a railway must be provided with a mechanical ventilation system designed to attain enhanced air filtration with the use of air filters that have a filtration efficiency equivalent to a minimum efficiency reporting value (MERV) of eleven (11) or higher as determined by testing methods established by the American Society Of Heating, Refrigerating And Air-Conditioning Engineers (ASHRAE) standard 52.2, as periodically amended. All such ventilation system equipment and air filters must be installed, operated, maintained and replaced in a manner consistent with applicable building code requirements and with the manufacturer's specifications and recommendations. Alternative air pollution

lished by the American Society Of Heating, Refrigerating And Air-Conditioning Engineers (ASHRAE) standard 52.2, as periodically amended. All such ventilation system equipment and air filters must be installed, operated, maintained and replaced in a manner consistent with applicable building code requirements and with the manufacturer's specifications and recommendations. Alternative air pollution

mitigation measures (e.g., setbacks, landscaped buffers, etc.) may be utilized where feasible if they can be shown to have a mitigating effect that is equal to or greater than the enhanced air filtration measures specified herein.

M. Trash areas: Trash containers must provide not less than fifty (50) gallons of capacity per dwelling unit. All containers must be regularly cleaned and maintained and provided with tight fitting lids. Refuse storage areas will be so located as to be easily accessible for trash pick-up. All outdoor trash, garbage and refuse containers will be screened on all sides from public view by a minimum six-foot (6')-high concrete or masonry decorative block wall, and the opening provided with a gate of a durable wood or comparable material.

N. Accessory storage: A minimum of sixty (60) cubic feet of enclosed accessory storage space must be provided per dwelling unit.

• (Ord. 19-1036; amd. Ord. 20-1047; Ord. 22-1068; Ord. 23-1070)

The site design and architectural standards set forth in this chapter apply to all new residential structures, additions to residential structures, and accessory structures (including garages) in the R-2 District. Where a single detached home is proposed on a lot, the development must comply with the residential building design and architectural standards of the R-1 District.

• A. Building Facades:

1. Façade Treatment: The maximum total blank wall area (without windows or entrances) will not exceed fifty percent (50%) of the first story wall.

2. For any new residential structure or addition, all sides of the building(s) visible from the street or other public areas and where the space between two (2) houses or structures is greater than twenty feet (20') should be fully articulated and have elements that contribute to visual interest and neighborhood character. This includes variation in massing, wall planes, and roof forms as well as surface articulation such as window and door treatments and windows. 3. The front entrance of residential structures must be recessed a minimum of five feet from the front wall of the unit. The front recessed entry or porch area must be covered.

3. No linear wall of a second story on a side or corner side yard may extend more than twenty-four feet (24')

without architectural articulation or an offset of at least two feet (2') for not less than eight feet (8').

5. Balconies are only allowed along the front elevation or corner side elevation of a dwelling facing a public street.

6. Dwellings must have exterior walls of brick, wood, stucco, metal, concrete, or other similar material. Polished or unfinished metal siding is prohibited.

7. Garages and garage doors must be designed to minimize their appearance. This may include articulating with panels and/or windows on large planes, using two (2) single-car garage doors instead of one (1) double-car garage door, and using articulation of the façade and roof.

8. All vents, gutters, downspouts, flashing, and electrical panels must be painted to match the surface to which they are attached, unless concealed or used as a major design element, in which case the color is to be consistent with the overall color scheme of the building.

9. Cantilevering of an upper floor over a lower floor must be limited to projections of eighteen inches (18") and for a width of eight feet (8').

• B. Windows:

1. Window type, material, shape, and proportion must complement the architectural style of the building and enhance the articulation and detailing of the façade.

2. Consistent window and trim styles across elevations should be used.

3. Upper and lower windows should align vertically whenever possible.

4. Any faux shutters should be proportionate to the adjacent window to create the appearance of a real and functional shutter.

5. Security bars and shutters must be limited to the interior side and rear yard elevations.

• C. Roof Design and Materials:

1. Roofs should be designed as part of the overall massing and architectural design. Roof slopes, massing, materials, and overhangs should be designed and scaled appropriately for the desired architectural style.

2. Roof materials and colors are important aspects of the overall home design and should be consistent with the desired architecture.

3. Roof design should enhance the visual interest of the building and break up the massing of the building.

4. Each dwelling must have a full roof that meets Temple City building code requirements. The following types of roof material are not allowed:

• a. Glossy or polished surfacing on roofs.

• b. Corrugated roofs.

• c. Plastic, PVC, or other types of formed or molded material roofing (does not include clay or cement tile or fiberglass or composition shingles).

• d. Painted shingles.

5. Chimneys should be exposed as architectural features rather than hidden within a wall surface.

6. Chimney caps should be decorative and conceal fireplace spark arrestors.

• D. Utilities and Mechanical Equipment:

1. Electrical meters, cable boxes, junction boxes, and irrigation controllers should be designed as an integral part of the building on a rear or side elevation or otherwise screened from public view.

2. Building forms, fences, trellises, and landscaping should be used to screen aboveground utility transformers, pull boxes, and termination cabinets, where allowed by utility providers.

3. Utilities and mechanical equipment should be screened from the public right-of-way and, to the extent feasible, either painted to match the wall color, enclosed in a cabinet that is painted to match the wall color, or provided with some other type of decorative screen. New roof mounted equipment is prohibited unless it is replacing an existing piece of equipment.

4. Roof-mounted equipment, including dish antennae, must be screened from view from public rights-of-way and adjacent properties by materials that are architecturally compatible with the structure upon which they are mounted. See Chapter 7-8 of this code for small residential rooftop solar energy systems.

5. All utilities must be placed underground. (Ord. 19-1036)

Table 9-1G-9 establishes the criteria for compatibility, intensity, façade treatments, and other design elements for the R-2 District.

A = Applicable N/A = Not Applicable

(Ord. 19-1036)