This zone district is a Medium Density Residential Zone. The range of density permitted is intended to provide a variety of housing types such as garden apartments, town houses, condominiums, and dwelling groups, and guarantees their compatibility with surrounding existing residential development. In that much of the development that will occur in this zone will bring people into close living arrangements, such things as dwelling unit privacy, openness, convenient parking, private and common outdoor spaces, security and overall visual qualities will be of utmost importance. Development in this zone, although providing for higher density living environments, will be expected to create a low density residential image.
(Prior code § 19-6.1)
The following uses are permitted in the R-2 Zone.
A. 
Any use permitted in the R-1, subject to all conditions applicable thereto.
B. 
Multiple family residential uses as follows, subject to the provisions of Sections 17.28.050 through 17.28.200.
1. 
Community apartment.
2. 
Duplex or two-family dwellings. (subject to the provisions of Sections 17.28.050 through 17.28.190).
3. 
Planned developments (subject to the provisions of Chapter 17.60).
4. 
Stock cooperative.
5. 
Transitional/supportive housing similar to those residential types in this section, subject to Section 17.16.180.
6. 
Community care facility serving six or fewer persons.
7. 
Condominiums.
8. 
Multiple family dwellings.
(Prior code § 19-6.2; Ord. 1247 § 3, 8/12/13; Ord. 1253 § 3, 10/14/13; Ord. 1346 § 8, 10/23/17)
All the regulations of the R-1 District pertaining to Conditional Use Permits shall also apply to the R-2 District, and the same uses will be permitted only after a valid Conditional Use Permit is approved in the manner and subject to the same conditions as provided for in Chapter 17.96. In addition, the following uses may be permitted after approval of a Conditional Use Permit as provided in Chapter 17.96:
A. 
Transitional/supportive housing similar to those residential types in this section, subject to Section 17.16.180.
(Prior code § 19-6.3; Ord. 1247 § 3, 8/12/13; Ord. 1253 § 3, 10/14/13; Ord. 1346 § 9, 10/23/17)
All development in the R-2 Zone shall comply with the development standards set forth in this chapter.
(Added during 2008 codification)
The R-2 Residential Zone permits densities ranging from eight to 13 units per net acre. For any given site, the density will be determined by satisfaction of the following standard of a maximum of one dwelling unit for each 3,350 square feet of new land area, providing all other development standards are met.
(Prior code § 19-6.4(a))
The minimum lot area shall be not less than 6,000 square feet provided that when a lot has an area less than 6,000 square feet, and was recorded as a separate lot or parcel on or before September 3, 1957, said lot or parcel may be occupied by not more than one dwelling unit.
(Prior code § 19-6.4(b))
No building or structure shall exceed two stories or 30 feet in height, whichever is less.
(Prior code § 196.4(c))
A. 
Front Yard. A front yard setback is required as determined by the following table and formula. No building or structure or the enlargement thereof is permitted to encroach within the required front yard setback. Notwithstanding the foregoing, properties with less than the minimum required front yard setback are deemed to be conforming pursuant to Chapter 17.92.
Number of Stories
Building Wall Length
20
40
60
80
100
120
140
160
1
20
22
24
26
28
30
32
34
2
22
24
26
28
30
32
34
36
Based on the formula:
16 feet + 2 feet (number of stories) + 1 foot building wall (length)
10
"Building wall" shall be defined as the exterior building wall(s) parallel to the subject yard.
B. 
Averaged Yards. When an entire block face is to be developed as a unit, the front yard setback shall be varied such that the average is equal to that determined by the yard formula shown above, providing that no portion of the front yard setback is less than 15 feet.
C. 
Side Yards. The side yard for residential buildings shall be determined by the following standards. This method creates a yard area based upon the building wall type.
1. 
Wall Type Definitions.
a. 
Living Area Walls. Such a wall contains the principal windows of a habitable room, such as living rooms, family rooms, dining rooms and the like.
b. 
Bedroom Walls. This is a wall that contains the principal windows of bedrooms.
c. 
Secondary Walls. This type of wall contains the windows of kitchens or bathrooms as well as those walls that have no windows.
2. 
Yard Dimensions. The minimum side yard shall be as follows:
a. 
Living area walls and bedroom walls: Eight feet.
b. 
Secondary walls: Five feet.
D. 
Corner Lots or Reverse Corner Lots. The side yard fronting a street shall be determined from the following tables and formula:
Number of Stories
Building Wall Length
20
40
60
80
100
120
140
1
10
12
14
16
18
20
22
2
12
14
16
18
20
22
24
Based on the formula:
6 feet + 2 feet (number of stories) + 1 foot building wall (length)
10
E. 
Rear Yards.
1. 
Interior lots shall have a rear yard for residential buildings and structures determined pursuant to the method set forth in Subsection (C) of this section.
2. 
Through lots shall have a rear yard for residential buildings and structures of 20 feet or as determined pursuant to the method set forth in Subsection (A) of this section, whichever is greater.
(Prior code § 19-6.4(d); Ord. 1316 § 4, 9/26/16)
A. 
Building separation standards are established for the following purposes:
1. 
To maintain visual privacy from one unit to another;
2. 
To reduce disruptive noise between the living areas of units and bedroom areas of other units;
3. 
To provide usable outdoor areas for each unit; and
4. 
To maintain an open, uncrowded image in higher density developments.
B. 
The separation of residential buildings or building wings of the same structure shall be a minimum of 15 feet. The separation distance for nonresidential portions of a residential building or building wings of the same structure shall be 11 feet.
C. 
In the case of the development of detached single dwelling units, the separation of buildings shall be a minimum of 11 feet on the first floor and 16 feet on the second floor.
(Prior code § 19-6.4(e); Ord. 1179 § 1 (Exh. C), 5/26/09)
To minimize building bulk and mass, any new two-story residential structure must satisfy the "2/3 rule." The 2/3 rule requires the top story to be not more than 2/3 the size in total floor area of the bottom story. Deviation from this rule is permitted if the residential structure incorporates "desirable architectural elements" and satisfies the following process. A point value is assigned to each of these desirable architectural elements. If providing various desirable architectural elements accumulates at least 50 points, the applicant may deviate from the 2/3 rule subject to review and approval of a "Site Design Review" by the Planning Commission. This must be processed as a "Site Design Review" pursuant to Section 17.40.050(B)(3) (provided, however, that if no additional legislative action is required, the decision of the Planning Commission will be final in the absence of an appeal), and payment of an application fee in an amount as established by resolution of the City Council.
Desirable Elements (For Single-family Detached Residential)
Definition of Element
Points
1.
Eliminate Large Blank Exterior Walls
Provide varied architectural treatments and articulation. Incorporate features such as varied building elevation plane depth, bay windows, corbels, cornice treatments and other similar architectural details. The intent is to provide visually-interesting design that has compatible architectural treatments.
5
2.
Provide Open Front Porch
Front porches must have a minimum height of eight feet and a minimum width of 12 feet. Porches must also be raised a minimum of 18 inches above the finished grade of the residence, and have a roof. The front porch CANNOT be enclosed.
10
3.
Provide Appearance of Front Porch or Entryway
Any architectural articulation on the front of the residential structure which resembles a porch, but does not necessarily comply with the requirements of "Functional/Open Front Porch" above.
5
4.
Provide Strong Entry
Any architectural articulation on the front of the unit which provides a "sense of entry"
10
5.
Provide Double Front Door or Single Door with Side-Lights
Use of double front doors or a single front door with decorative sidelights.
5
6.
Provide Additional Building Material (other than stucco)
Provide at least one additional exterior wall material other than (or in conjunction with) stucco, including stone and/or brick veneer; wood siding; etc. The additional material(s) must be consistently applied and must work harmoniously with connecting materials. Piecemeal embellishment does not qualify.
10
7.
Provide Garages That Do Not Face Street
Garage doors must be located to the rear of the residence and beyond the major plane of the building that faces the street. If a detached "alley loaded" garage is provided, the residence must have access from a rear alley.
5
8.
Provide Less Lot Coverage Than the Percentage Permitted in the City Zoning Ordinance
Building coverage must be less than 45 percent of the entire lot area (percentage designated in Chapter 17.16 of the City Zoning Ordinance). Builder will be awarded 5 points for every increment of 5 percent under the permitted percentage.
10
9.
Provide Less Building Height Than Permitted in the City Zoning Ordinance
Points will be given if the residence is built less than building height requirements mandated by the City Zoning Ordinance.
5
10.
Increase the Amount of Front, Rear, and Side Yard Setback
Points will be given if front, rear, and side yard setbacks exceed the requirements mandated by the City Zoning Ordinance.
10
11.
Provide More Open Space Than Required
Provide at least 10 percent more open space than required.
10
12.
Provide Varying Roof Planes and Ridgelines
Provide varying roof planes and ridgelines to eliminate identical roof ridgelines.
5
13.
Provide Varying Roof Massing
Design must minimize large expanses of the roof to ensure the roof does not dominate the overall view of the building elevation. The use of dormers, additional gables, and similar design features can be considered.
5
14.
Provide Upgraded Roof Materials
Use roof materials other than asphalt shingles. The roof material must be rated for a minimum of 30 years.
5
Desirable Elements (For Multi-Family Attached Residential)
Definition of Element
Points
1.
Eliminate Large Blank Exterior Walls
Provide varied architectural treatments and articulation. Incorporate features such as varied building elevation plane depth, bay windows, corbels, cornice treatments and other similar architectural details. The intent is to provide visually-interesting design that has compatible architectural treatments.
5
2.
Provide Appearance of Front Porch or Entryway
Any architectural articulation on the front of the residential structure which resembles a porch, but does not necessarily comply with the requirements of "Functional/Open Front Porch" above.
10
3.
Provide Strong Entry
Any architectural articulation on the front of the unit which provides a "sense of entry."
10
4.
Provide Double Front Door or Single Door with Side-Lights
Use of double front doors or a single front door with decorative sidelights.
5
5.
Provide Additional Building Material (other than stucco)
Provide at least one additional exterior wall material other than (or in conjunction with) stucco, including stone and/or brick veneer; wood siding; etc. The additional material(s) must be consistently applied and must work harmoniously with connecting materials. Piecemeal embellishment does not qualify.
10
6.
Provide larger trees, shrubs and vegetation along front elevation to soften views of the front elevation
Provide at least 45-inch box trees, 10-gallon shrubs, and other proportionately sized plant materials.
10
7.
Provide Less Lot Coverage Than the Percentage Permitted in the City Zoning Ordinance
Building coverage must be less than 45 percent of the entire lot area (percentage designated in Chapter 17.16 of the City Zoning Ordinance). Builder will be awarded 5 points for every increment of 5 percent under the permitted percentage.
10
8.
Provide Less Building Height Than Permitted in the City Zoning Ordinance
Points will be given if the residence is built less than building height requirements mandated by the City Zoning Ordinance.
5
9.
Increase the Amount of Front, Rear, and Side Yard Setback
Points will be given if front, rear, and side yard setbacks exceed the requirements mandated by the City Zoning Ordinance.
10
10.
Provide More Open Space Than Required
Provide at least 10 percent more open space than required.
10
11.
Provide Varying Roof Planes and Ridgelines
Provide varying roof planes and ridgelines to eliminate identical roof ridgelines.
5
12.
Provide Varying Roof Massing
Design must minimize large expanses of the roof to ensure the roof does not dominate the overall view of the building elevation. The use of dormers, additional gables, and similar design features can be considered.
5
13.
Provide Upgraded Roof Materials
Use roof materials other than asphalt shingles. The roof material must be rated for a minimum of 30 years.
5
14.
Decorative Hardscape for Driveways
Provide paving material other than plain asphalt or concrete. Interlocking unit pavers are preferred, but stamped, colored concrete is acceptable. A minimum of at least 30 percent of the total surface area of the driveway must be comprised of decorative hardscape material to be eligible for this category.
10
(Prior code § 19-6.4(f); Ord. 1369 § 5, 1/28/19)
A. 
Usable open space shall be provided in two forms: private and group open space. Usable open space that consists of water-efficient landscaping shall comply with the following:
1. 
Water-efficient landscape designs shall consist of low-water-use plants;
2. 
Decorative hardscape such as pavers, rocks, stone, brick, etc., may be used in the landscape design as an accent only. In no case shall the landscape design use a majority of decorative hardscape;
3. 
Water-efficient landscaping shall be provided with a permanent irrigation system adequate to meet the water needs of all landscape material. Irrigation systems shall be designed to minimize maintenance and water consumption; and
4. 
Site plan approval for water-efficient landscaping is required to ensure compliance with this subsection. An application, accompanied by plans, supporting information, and an application fee as established by City Council resolution must first be submitted to the Planning Department. The required content of the application, supporting information, and the plans shall be as determined by the Director of Planning.
B. 
1. 
Private Open Space. All of the units shall have an appurtenant private patio, deck or balcony, atrium or solarium with a minimum area of 150 square feet, with a minimum dimension of eight feet. The space shall be designed for the sole enjoyment of the unit owner and his/her guest, and shall have one or more weatherproof electrical convenience outlets. In addition, a detached single-family dwelling project shall provide private yard areas for each of the dwelling units.
2. 
Private Yard Areas. The private yard area required for developments of 10 dwelling units or less shall be 20% of the lot area and shall be designated as private open space and allocated to each individual unit. The required front yard setback shall be included in the 20% lot area calculations, but private yard area shall not be placed in the front yard setback. All required front-yard and street-facing side-yard setbacks, excluding driveways and walkways, shall be landscaped and maintained.
C. 
Group Open Space.
1. 
Group open space for 10 dwelling units or less is not required.
2. 
For developments of 11 or more dwelling units, "group open space" shall be defined as usable open space on the site which is available to all occupants of the development to be used by all residents. This open space shall be generally distributed throughout the development and must be reasonably accessible to all the dwelling units, except within the front yard setback, which shall not be counted toward the group open space requirement.
a. 
Area. The area required will be based upon the number of bedrooms per unit as follows:
(1) 
Bachelor unit (no bedrooms): 300 square feet per unit.
(2) 
One bedroom unit: 400 square feet per unit.
(3) 
Two bedroom unit: 550 square feet per unit.
(4) 
Three bedroom unit: 700 square feet per unit.
(5) 
Larger units: 100 square feet per unit.
b. 
For developments of 11 dwelling units or more a maximum of 75% of the total required group open space may be allocated as additional private open space purposes upon approval of the Planning Director.
c. 
Landscaping. A minimum of 50% of the group open space shall be appropriately landscaped with natural plant material. One half of this amount shall be lawn or turf. The remainder of this space shall be planted in groundcover, trees, shrubs, and the entire area provided with a permanent irrigation system. Such landscaping shall include a minimum of one tree, a minimum size of 48 inch box pursuant to the standard of the trade for such variety used, for every dwelling unit.
d. 
Recreation Facilities. A maximum of 40% of the group open space may be in paved surface including a swimming pool, walks, patios, terraces, courts, and fountains. Recreation buildings or other communal buildings may cover not more than 10% of this area.
D. 
Pilot Program. Notwithstanding the landscaping requirements for natural plant materials, the City Council hereby declares, for informational gathering only, one or more pilot programs to allow landscaping to consist of artificial turf may be approved by the Director of Planning; provided, that the Director shall first establish criteria and installation and maintenance standards for the artificial turf pilot program. If at any time in the future the City Council determines artificial turf will not be allowed in the City, including as a pilot program, then, within 10 years after notice from the City, any artificial turf approved as a pilot program shall be removed and replaced with natural plant materials by the owner of the property upon which the artificial turf was installed. Artificial turf may also be installed in the immediately adjacent parkway.
E. 
Notwithstanding the foregoing, properties with less than the minimum required usable open space are deemed to be conforming pursuant to Chapter 17.92.
(Prior code § 19-6.4(g); Ord. 1281 § 8, 9/8/14; Ord. 1316 § 4, 9/26/16; Ord. 1321 § 9, 10/24/16)
Concrete driveways shall be provided with:
A. 
Minimum 12 foot wide, if wall exposures are less than 150 lineal feet from a street;
B. 
Minimum 20 foot wide, if wall exposures are less than 300 lineal feet from a street for 10 or fewer units;
C. 
Minimum 26 foot wide with turnaround, if exposures are equal to or greater than 300 lineal feet from a street or more than 10 units;
D. 
The minimum required back-out space shall be in compliance with the "Parking Standards" diagram shown under Section 17.88.020; and
E. 
If a portion of the required driveway width is also used as a back-out space and the minimum required back-out space is greater than the minimum required driveway width, the minimum required back-out space requirement shall apply for the portion of the driveway used as back-out space.
F. 
Notwithstanding the foregoing, properties with less than the minimum required driveway width are deemed to be conforming pursuant to Chapter 17.92.
(Prior code § 19-6.4(h); Ord. 1150 § 1 (Exh. 4), 11/26/07; Ord. 1179 § 1 (Exh. C), 5/26/09; Ord. 1316 § 4, 9/26/16)
Off-street parking shall be provided as follows:
A. 
A minimum of two enclosed parking spaces shall be provided for the first two bedrooms of each dwelling unit.
B. 
One parking space shall be provided for each bedroom after the first two bedrooms, which may be in tandem but only with enclosed parking.
C. 
One uncovered parking space shall be provided for each unit for the designated use of visitors.
D. 
Vehicle Lifts and Similar Parking Systems.
1. 
The use of vehicle lifts and similar parking systems for vehicle parking may be allowed in existing multi-family developments. Vehicle lifts and similar parking systems may be located on open/unenclosed parking spaces or within a garage.
2. 
Screening. Vehicle lifts and similar parking systems shall not be visible from any public right-of-way, school, park, or abutting residentially zoned properties. Vehicle lifts and similar parking systems shall be screened with natural landscaping material or architecturally compatible structures such as garages or screen walls. The method and type of screening shall be reviewed and approved by the Planning Department. If fully enclosed structures or buildings are required, then they shall comply with the development standards as provided in Chapter17.28 of the BMC.
3. 
Setbacks. Vehicle lifts and similar parking systems shall not be located in any front-yard or street-facing side-yard setback. Vehicle lifts and similar parking systems shall be sited at least 50 feet from the front property line or on the rear 2/3 portion of the lot, whichever is greater.
4. 
Unenclosed vehicle lifts and similar parking systems shall be visually appealing and made of material of muted and uniform color to ensure compatibility with surrounding structures.
5. 
A maximum of 50% of existing parking spaces may be provided by vehicle lifts or other similar parking systems.
6. 
Vehicle lifts and similar parking systems shall not be utilized to meet required guest parking. Guest parking shall remain open and accessible at all times.
7. 
Maintenance. Vehicle lifts shall be fully serviced at least once a year.
8. 
Recordkeeping. Property owner/management shall maintain up-to-date records of maintenance and repair servicing of vehicle lifts or other similar structures. The records shall be made available, upon request, by the City.
9. 
In existing legal nonconforming parking lots, where fewer parking spaces are provided than required by Subsections (A), (B), or (C), the number of at-grade parking spaces shall not be reduced.
(Prior code § 19-6.4(i); Ord. 1281 § 8, 9/8/14; Ord. 1300 § 3, 10/12/15)
The minimum floor area shall be as follows:
Unit Type
Minimum Floor Area
Bachelor and single
500 square feet
One bedroom
700 square feet
Two bedroom
900 square feet
Three bedroom
1100 square feet
For each additional bedroom above three, the required unit size shall be increased by a minimum of 150 square feet.
(Prior code § 19-6.4(j))
Lighting for the proposed project shall be required as follows:
A. 
Parking Areas. Any open parking area not lighted by street lights shall be lighted with fixtures that provide illumination of the parking area only.
B. 
Driveways and Entrances. Any driveway entrance which serves as parking access to more than four units shall be lighted, either by street lights or special lighting fixtures. All common driveways shall be lighted with the equivalence of a 100 watt light per 50 feet.
C. 
Addresses. The address sign on all residential units shall be lighted.
D. 
Common Walkways. All common walkways shall be lighted with the equivalence of a 100 watt light per 35 feet. All walkway ramps and steps shall be lighted.
E. 
Shielding. All lighting fixtures shall be shielded from neighboring residential units.
(Prior code § 19-6.4(k))
A refuse storage area, completely enclosed within a six foot high decorative wall (split face concrete block, or equivalent) with solid metal gates, large enough to accommodate standard sized commercial trash bins, must be located on the property in such a manner as to be accessible to refuse collection vehicles for all properties with multiple residential units, residential planned development or planned development overlays. Wall and gate materials, textures, colors, and design must be architecturally compatible with the surrounding buildings. All trash enclosures must be securely designed to prevent access to anyone other than the authorized users and the refuse service company. Notwithstanding the foregoing, properties developed with no refuse storage are deemed to be conforming pursuant to Chapter 17.92.
(Prior code § 19-6.4(l); Ord. 1316 § 4, 9/26/16)
All ground mechanical equipment shall be completely screened behind a permanent structure and all rooftop mechanical equipment shall be screened from view from the ground surface. Screening methods shall be architecturally compatible with the main building.
(Prior code § 19-6.4(m))
A. 
An accessory building located 50 feet or less from the front property line shall have the same side yard as the main building, regardless of whether the accessory building is attached to the main building.
B. 
A garage or accessory building may be located on a side or rear property line when the building is:
1. 
Located completely to the rear of the main building; and
2. 
Located 50 feet or more from the front property line.
C. 
A garage or accessory structure shall not exceed 15 feet in height or contain more than 600 square feet of floor area.
D. 
A garage that abuts and has garage doors opening onto an existing or proposed alley shall be located not less than 25 feet from the opposite side of the alley.
E. 
An accessory building shall be located at least seven feet from a main building and at least three feet from another accessory building.
F. 
Swimming Pools. The substructure of swimming pools shall be located not less than five feet from any side or rear property line and the interior finished surface of a swimming pool shall be located not less than five feet from the exterior finish of a house or structure.
(Prior code § 19-6.4(n))
Buildings exceeding 80 feet in length shall have variations in the wall setback of at least four feet for each 80 feet of building length.
(Prior code § 19-6.4(o))