A. The
regulations described in this chapter shall apply in the R-2 Two-Family
Residence Zone of the City unless otherwise expressly provided in
this title.
B. The
R-2 Zone is a restricted residential district of medium density in
which the principal use of the land is for two-family dwellings, together
with recreational, religious and educational facilities required to
serve the community. The regulations for this zone are designed and
intended to establish, maintain and protect the essential characteristics
of the zone, to develop and sustain a suitable environment for family
life, and to prohibit activities of a commercial nature and those
which would tend to be inharmonious with or injurious to the preservation
of a residential environment.
C. For the purposes of this chapter, the term "lot" shall be used as defined in Chapter
27.02.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 5271, 2003)
The land uses permitted in the R-2 Zone shall be as follows:
A. One-
and two-family dwellings;
B. Any
use permitted in the R-1 Zone and subject to the restrictions, limitations
and conditions contained therein as an expressly permitted land use
in the R-2 Zone except that the construction and use of a parcel for
more than one dwelling unit (including buildings and uses accessory
thereto) shall be subject to the specific restrictions of the R-2
Zone as established in this chapter.
C. Buildings and uses accessory to the residential uses allowed under subsections
A and
B above.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 4912, 1995; Ord. 5271, 2003)
The land uses which are conditionally allowed in the R-2 Zone shall be as provided in Chapters
28.93 and
28.94 of this title.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 5271, 2003; Ord. 5380, 2005)
No building in the R-2 Zone shall exceed a height of 30 feet nor exceed the height limitations imposed for the protection and enhancement of solar access by Chapter
28.11 of this Code.
(Ord. 3587, 1973; Ord. 3710, 1974; Ord. 4426, 1986)
The following setback, open yard, and private outdoor living
space requirements shall be observed on all lots within the R-2 Zone:
A. Front
setback. A front setback of not less than the indicated distance shall
be provided between the front lot line and all buildings, structures,
and parking on the lot as follows:
1. Ground
floor of any building or structure: 15 feet.
2. Upper
story portion of a multiple story building or structure: 20 feet.
3. Garage
or carport with an opening that does not face an adjacent street or
uncovered parking that does not back out onto the street: 15 feet.
4. Garage
or carport with an opening that faces an adjacent street or uncovered
parking that backs out onto the street: 20 feet.
B. Interior
setback. An interior setback of not less than the indicated distance
shall be provided between the interior lot line and all buildings,
structures, and parking on the lot as follows:
1. Buildings
and structures other than covered parking: six feet.
2. Covered
or uncovered parking: three feet.
C. Open
yard and private outdoor living space. An open yard shall be provided
on all lots within this zone. The required open yard shall observe
the following general rules regarding dimension, location, and configuration,
except as such general rules may be altered by any applicable additional
rules or exceptions specified within this subsection:
1. General
Rules. In this zone, open yards shall conform to the following dimension,
location, and configuration requirements:
a. Minimum Size. Total area of at least 1,250 square feet of lot area.
b. Minimum Dimensions. The open yard may be provided in one area or
in multiple areas; however, each area of open yard shall be at least
20 feet long and 20 feet wide measured in perpendicular directions.
c. Common Area or Assigned. The open yard may be provided as a common
open yard or as private open yard assigned to individual units.
d. Location and Configuration. The open yard may consist of any combination
of ground level areas such as patios, ground floor decks, pathways,
landscaped areas, natural areas, flat areas, or hillsides, so long
as the overall size and dimensions of the open yard area meet the
requirements specified in these general rules and the open yard is
not located in any of the following locations:
i. Any portion of the front setback; however, up to 850 square feet
of the open yard may be provided in the remaining front yard;
ii. Any areas designated for use by motor vehicles, including, but not
limited to, driveways and parking areas; or
iii.
On decks, patios, terraces, or similar improvements where the
maximum height of the improvement above existing or finished grade,
whichever is lower, is greater than 36 inches.
2. Additional
Open Yard and Private Outdoor Living Space Requirements for Lots Developed
with Four or More Dwelling Units.
a. Common Open Yard. On lots developed with four or more dwelling units,
a common open yard shall be provided that meets the size, dimensional,
and location requirements specified in the general rules.
b. Private Outdoor Living Space. In addition to the required common
open yard, lots developed with four or more dwelling units shall provide
private outdoor living space for each dwelling unit of not less than
the size specified below based on the number of bedrooms in the dwelling
unit:
i. Studio unit: 100 square feet.
ii. One bedroom unit: 120 square feet.
iii.
Two bedroom unit: 140 square feet.
iv. Three-plus bedroom unit: 160 square feet.
The minimum dimensions of the private outdoor living space shall
be at least 10 feet long and 10 feet wide measured in perpendicular
directions. In addition, private outdoor living space provided pursuant
to this paragraph shall observe the requirements specified in paragraphs
c, e, f and g of Section 28.21.081.A.1 of this Code.
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3. Exception
to Location Requirement for Lots with Multiple Front Yards. On lots
with multiple front yards, the following exception to the location
requirement specified in the general rules or any applicable additional
requirements is available: an open yard may include area in a secondary
front yard as long as the open yard observes a 10-foot setback from
the front lot line.
(Ord. 5459, 2008; Ord. 5975, 2020; Ord. 6058 §4, 2022)
It is hereby declared that, under the following conditions,
a physical hardship exists on all R-2 Two-Family Residence Zone lots,
and that the modifications described below are hereby granted where
the stated conditions exist:
A. Reduction
of front setback. Where the average natural slope of the front half
of a lot is more than one-foot rise or fall in five feet horizontal,
the required front setback may be reduced to 10 feet.
B. Conforming
additions. Other provisions of this title notwithstanding, a conforming
addition may be made to an existing nonconforming single-family or
two-family dwelling where such nonconformity is due to inadequate
front setback or interior setback, providing the existing dwelling
complied with the setbacks required by this Code at the time of its
construction.
C. Nonconforming
additions. Other provisions of this title notwithstanding, where an
existing building has been constructed five feet from an interior
property line, a ground level addition to the building may be made
or constructed so long as the addition is also constructed no less
than five feet from the same interior property line.
(Ord. 3587, 1973; Ord. 3710, 1974; Ord. 5271, 2003; Ord. 5459, 2008)
No main building shall be closer than 15 feet to any other main
building on the same lot, except that a one story building shall be
no closer than 10 feet to another one story building.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 5271, 2003; Ord. 5975, 2020; Ord. 6058 §4, 2022)
A. Newly-created
lots. Every lot hereafter created in an R-2 Zone shall contain at
least 7,000 square feet and 60 feet of frontage on a public street.
B. Lots
between 6,000 and 6,999 square feet. Existing lots between 6,000 and
6,999 square feet of net lot area, inclusive, may be used as if it
had 7,000 square feet of lot area.
C. Lots
with less than 6,000 square feet. Existing lots of less than 6,000
square feet of net lot area may be used as a building site for a one-family
dwelling, provided that all other regulations of the zone prescribed
by this title are observed.
D. Minimum
area per dwelling unit for standard lots. For lots of 7,000 square
feet or more, there shall be provided a lot area of 3,500 square feet
or more for each dwelling unit hereafter erected.
E. R-2
lot slope density. The minimum lot areas specified in this section
shall be increased by the following factors where the average slope
of the parcels falls within the percent of average slope ranges given:
Factor
|
Percent of Average Slope
|
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1.5 times minimum lot area
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10% to 20%
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2.0 times minimum lot area
|
20% to 30%
|
3.0 times minimum lot area
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over 30%
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"Average slope" of a parcel of land or any portion thereof shall
be computed by applying the formula (S=0.00229 IL divided by A) to
the natural slope of the land, before grading is commenced, as determined
from a topographic map conforming to National Mapping Standards and
having a scale of not less than one inch equals 200 feet and a contour
interval of not less than five feet. The letters in this formula shall
have the following significance:
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S = The average slope of the land in percent.
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I = The contour interval in feet.
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L = The combined length of all contours in feet, excluding the
length of contours in drainage channels and in natural water courses
below the 25-year flood level.
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A = The net area of parcel or portion thereof, in acres, after
deducting all areas in drainage channels below the 25-year flood level,
for which the slope is to be determined.
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F. Habitable
dwelling space—defined. For the purpose of this section, the
term "Habitable Dwelling Space" shall be calculated to include all
building square footage as measured from the inside of the walls of
the building, excluding the square footage of the garage.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 3753, 1975; Ord. 4632, 1990; Ord. 5271, 2003; Ord. 5416, 2007; Ord. 5459, 2008; Ord. 5975, 2020; Ord. 6058 §4, 2022)
A. Setbacks.
Setbacks for all buildings and structures used for nonresidential
purposes shall be double the setback requirements for a dwelling as
required for the zone in which such building or structure is located.
B. Lot
coverage. Not more than 25% of the area of a lot may be covered by
buildings used for nonresidential purposes.
C. Architectural
approval. All buildings used for nonresidential purposes shall be
subject to the approval of the Architectural Board of Review, or the
Historic Landmarks Commission if the property is located within El
Pueblo Viejo Landmark District or another landmark district or if
the structure is a designated City Landmark.
(Ord. 2585, 1957; Ord. 3710, 1974; Ord. 4851, 1994; Ord. 5459, 2008)
The City Council may impose other requirements as may be deemed
necessary to preserve the residential character of the neighborhood
including the mailing of notices to property owners and the holding
of a public hearing.
(Ord. 2585, 1957; Ord. 3710, 1974)
Off-street parking shall be provided as required in Chapter
28.90 of this title.
(Ord. 2585, 1957; Ord. 3710, 1974)
Signs shall be permitted in this zone only as provided in the
Sign Ordinance of the City of Santa Barbara.
(Ord. 3117, 1966; Ord. 3710, 1974)