Chula Vista City Zoning Code
19.26 R-2
One- and Two-Family Residence Zone
19.26.010 Purpose and requirements generally.
A. The basic use permitted in the R-2 zone is the lowest density of multiple dwelling units, namely the duplex. It is the purpose of the City Council to provide in this zone a density level commensurate with the density allowable under the most restrictive multiple-family zone but to retain the fundamental characteristics to be found in the R-1 zone, i.e., private yards and patios, individual recreational facilities, privately maintained open space, and privacy and self-containment of dwelling units. In order to provide these characteristics, the Council hereby establishes a wider range of principal permitted uses to create greater diversity and flexibility of housing concepts; to extend the single-family private dwelling unit amenities to all economic levels; to provide a broader range of lot sizes; and to satisfy the full variety of tastes, needs and desires in housing.
B. It is the full intent of the City Council to authorize as principal permitted uses, in addition to the duplex or two-family dwelling units on a single lot, two single-family attached dwelling units on two contiguous lots and dwelling groups as provided in this chapter. The attached single-family dwelling unit concept would permit the reduction of lot sizes to 3,500 square feet and the sale of individual attached single-family dwelling units constructed on such lots to separate ownerships.
C. Authorization for this latter housing concept for either new construction or existing duplex units would require filing of a subdivision or parcel map and provision for the amenities delineated herein as normally associated with the single-family housing concept to be found in the R-1 zone. In addition to site plan and architectural review, landscaping plans, fencing plans, housing floor plans and basic construction designs must be presented for the approval of the Planning Commission to ensure the creation of an overall community environment similar to the R-1 zone.
The owners and developers applying for authorization for said attached single-family dwelling units in the R-2 zone must also provide covenants, conditions and restrictions to ensure compatibility in the maintenance, repair or remodeling of the attached dwelling units held under separate ownership. Said deed restrictions shall be subject to the approval of the Planning Commission and must be recorded concurrently with the recordation of the single subdivision map or parcel map. The Commission may require the establishment of a maintenance district incorporating said conditions and obligations. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.504(A)).
19.26.020 Permitted uses.
The following are the principal permitted uses in an R-2 zone:
A. One single-family dwelling on any lot;
B. One duplex or two-family dwelling on any lot;
C. Attached single-family dwelling units;
D. Dwelling groups, subject to the provisions of CVMC 19.58.130;
E. Other accessory uses and accessory buildings customarily appurtenant to a permitted use, subject to the requirements of CVMC 19.58.020;
F. Agricultural uses as provided in CVMC 19.16.030;
G. Small and large family day care homes. (Ord. 3544 § 6, 2023; Ord. 3153 § 2 (Exh. A), 2010; Ord. 1494 § 2, 1973; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; prior code § 33.504(B)).
19.26.030 Accessory uses and buildings.
The following are the accessory uses permitted in an R-2 zone:
A. The rooming and boarding of not more than two persons per dwelling unit; provided, off-street parking space is available for any automobile owned or operated by any boarder or roomer, in addition to any space required for the principal residents of the dwelling;
B. Customary incidental home occupations, subject to the provisions of CVMC 19.14.490;
C. Temporary tract offices and tract signs, subject to the provisions of CVMC 19.58.320 and 19.60.600(E)(2);
D. Full-time foster homes as defined in CVMC 19.04.002;
E. Satellite dish antennas as per the provisions of CVMC 19.22.030(F);
F. Residential-level electrical generating facilities, as defined in subsection (5) of the definition “electrical generating facilities” in CVMC 19.04.002. The siting and establishment of a residential-level facility shall be subject to and governed by CVMC Title 15;
G. Accessory dwelling units on lots developed with a proposed or existing single-family dwelling, or an existing duplex subject to the provisions of CVMC 19.58.022. (Ord. 3503 § 4, 2021; Ord. 3448 § 2, 2018; Ord. 3423 § 6, 2018; Ord. 3279 § 3, 2013; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2160 § 1, 1986; Ord. 2145 § 1, 1986; Ord. 2124 § 6, 1985; Ord. 2108 § 1, 1985; Ord. 1575 § 1, 1974; Ord. 1542 § 1, 1974; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.504(C)).
19.26.040 Conditional uses.
The following uses shall be permitted in the R-2 zone; provided, a conditional use permit is issued in accordance with the provisions of CVMC 19.14.030(A) or 19.14.040, as may be applicable, and CVMC 19.14.050 through 19.14.090:
A. Off-street parking areas, subject to the provisions of Chapter 19.62 CVMC;
B. Professional offices (for additional provisions, see CVMC 19.58.244).
The following uses shall be permitted in the R-2 zone; provided, a conditional use permit is issued by the Planning Commission, or for unclassified uses as defined in CVMC 19.54.020:
C. Electrical substations and gas regulators, subject to the provisions of CVMC 19.58.140;
D. Unclassified uses, see Chapter 19.54 CVMC. (Ord. 3544 §§ 2, 6, 2023; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2269 § 7, 1988; Ord. 2237 § 1, 1987; Ord. 2111 § 6, 1985; Ord. 1697 § 1, 1976; Ord. 1542 § 1, 1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(D)).
19.26.050 Sign regulations.
Repealed by Ord. 2924 § 3, 2003. (Ord. 1575 § 1, 1974; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(E)).
19.26.060 Height regulations.
Principal buildings may not exceed two and one-half stories or 28 feet in height; however, an increase in building height may be allowed subject to approval of a variance. No accessory building height shall exceed one and one-half stories or 15 feet in height except as provided in CVMC 19.16.040 and 19.58.022. The height of a residential structure is measured from the highest point of the roof line to finished grade. (Ord. 3503 § 4, 2021; Ord. 3153 § 2 (Exh. A), 2010; Ord. 2144 § 4, 1986; Ord. 1212 § 1, 1969; prior code § 33.504(F)).
19.26.070 Area, lot width and yard requirements – Minimum requirements – Schedule.
The following minimum dimensions shall be observed; provided, however, that such dimensions may be modified by the granting of a conditional use permit. The minimum requirements shall be one of the following district classifications as designated on the zoning map (for exceptions, see CVMC 19.16.020, 19.16.060 and 19.16.080):
Setbacks in Feet | |||||||
|---|---|---|---|---|---|---|---|
Classification | Lot Area (sq. ft.) | Width (ft.) | Front | Exterior Side Yard | One Side Yard | Both Side Yards | Rear |
R-2 | 7,000 | 60 | 15 | 10 | 5 | 10 | 20 |
R-2-T | 3,500 | * | 15 | 10 | 0 | 10 | 15 |
R-2-X | 7,000 (minimum) | 60 | 15 | 10 | 5 | 10 | 20 |
*Minimum lot width shall be 30 feet for all lots developed with single-car garages and 40 feet for lots developed with two-car garages. | |||||||
NOTE: All buildings including accessory buildings and structures in the R-2 zones shall not cover more than 50 percent of the lot. | |||||||
(Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.504(G)(1)).
19.26.080 Area, lot width and yard requirements – Standards for R-2-T and R-2-X classifications.
The minimum dimensions included in the R-2-T classification are applicable only to the attached single-family dwelling unit permitted use. In those instances where a subdivision map and a site plan and architectural review have been approved for such use, said minimum dimensions may be observed. The R-2-X classification will indicate a minimum lot area as designated on the zoning map; this area shall not be less than 7,000 square feet. The number replacing the X for such zone classifications shall indicate the number of thousands of square feet in the lot area. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.504(G)(2)).
19.26.090 Area, lot width and yard requirements – Setbacks.
(For exceptions, see CVMC 19.16.050.) Front and side yard setback requirements for particular zone classifications shall be provided and maintained in accordance with the schedule set forth hereinabove, or in accordance with those specified on the building line map. Those setback requirements as shown on the adopted building line map of the City shall be adhered to in any case where said requirements differ from setbacks established in said schedule. The required 10-foot side yard and 15-foot rear yard established for the R-2-T zone shall be level; however, direct access shall be provided to a usable open space area of not less than 600 square feet, maximum slope, five percent. Rear yards may be reduced as provided in CVMC 19.26.150. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1238 § 1, 1969; Ord. 1212 § 1, 1969; prior code § 33.504(G)(3)).
19.26.100 Floor area per unit – Minimum – Purpose and intent.
It is the intent of this section and CVMC 19.26.110 to establish minimum floor areas for dwelling units in the R-2 zone. The purpose of establishing such minimum floor areas is to ensure adequate living space for residents in said zones consistent with the health, safety and general welfare of the public, and to encourage new construction which will be aesthetically pleasing and will constitute an enhancement of the economic value of the immediate neighborhood and the entire community. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.504(H)(1)).
19.26.110 Floor area per unit – Minimum – Regulatory provisions.
The minimum floor area per main dwelling unit in the R-2 zone for any duplex shall be as follows:
A. Six hundred fifty (650) square feet for each dwelling unit containing one bedroom;
B. Eight hundred fifty (850) square feet for each dwelling unit containing two bedrooms, or one bedroom and den, family room or any other such room designated for miscellaneous purposes;
C. One thousand (1,000) square feet for each dwelling unit containing three bedrooms, or two bedrooms and den, family room or any other such room designated for miscellaneous purposes;
D. One thousand one hundred (1,100) square feet for each dwelling unit containing four bedrooms, or three bedrooms and den, family room or any other such room designated for miscellaneous purposes, or more.
The minimum floor area for a single-family residence in the R-2 zone shall be the same as in the R-1 zone. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1212 § 1, 1969; prior code § 33.504(H)(2)).
19.26.120 Off-street parking – Garages.
Off-street parking shall be required for all uses, as provided in CVMC 19.62.170 through 19.62.190, except in the R-2-T zone which shall provide parking at a ratio of two spaces per unit with a minimum of 75 percent of the parking to be provided in garages; the remaining 25 percent may be accommodated by parking bays or garages. A minimum of 50 percent of the garages shall be two-car garages, 20 feet by 20 feet, the remaining one-car garages having a minimum floor area of 240 square feet, to provide storage area as well as parking space. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(I)(1)).
19.26.130 Fencing requirements.
Zoning fence shall be provided in the R-2 zone subject to the conditions of CVMC 19.58.150 through 19.58.360. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(I)(2)).
19.26.140 Performance standards.
All uses in the R-2 zone may be subject to initial and continued compliance with the performance standards of Chapter 19.66 CVMC. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(J)).
19.26.150 Rear yard setback exceptions.
Single-story structures attached to the main building may be located within 10 feet of the rear property line, but shall not be closer than five feet from any retaining wall or toe of slope and said structure shall not occupy more than 30 percent of the rear yard area. Rear yards that have an elevation difference of six feet or more from the adjoining lot or parcel may reduce said 10 feet one foot for every foot over six feet, but not more than five feet. Two-story structures shall not be closer than the required rear yard setback. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1356 § 1, 1971; Ord. 1212 § 1, 1969; prior code § 33.504(K)).
19.26.160 Frontage requirements.
Every lot in the R-2 and R-2-X zones shall have a minimum frontage upon a dedicated street of 60 feet, unless such lot fronts upon an approved easement or private road as provided in this chapter (see CVMC 19.26.170) or unless such lot has been approved by the Planning Commission or City Council pursuant to the provisions of this code or any ordinance which may hereafter be enacted providing for the subdivision of land or the dedication of public streets. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 1868 § 2, 1979).
19.26.170 Panhandle lots, flag lots, or lots served by an easement – Requirements and conditions.
19.26.180 Floor area ratio.
Construction of dwellings or any remodeling or additions to existing dwellings shall have a floor area ratio (FAR) which limits the maximum building area to 55 percent of the lot. The floor area ratio calculation shall also include the square footage of patios, garages and other accessory structures present on the lot. For these purposes, an “accessory structure” is defined as any structure which rises four or more feet above finished grade. (Ord. 3153 § 2 (Exh. A), 2010; Ord. 2559 § 5, 1993; Ord. 2144 § 4, 1986).