The purpose of this chapter is to provide areas for residential developments with opportunities for alternative housing in either attached or detached construction arrangements. Furthermore, the standards set forth in this chapter should support the goals of the general plan in particular, the encouragement of medium density housing in areas of the city near collector and major arterial streets as a transition between established single- family neighborhoods and other nonresidential uses. These regulations promote clustered developments by the use of graduated height, building envelope rules, maximum lot coverage, landscaping regulations and setback averaging, thereby conserving open space and views where it is consistent with surrounding neighborhoods. Recognizing that as individuals and families move from one stage of life to the next, providing a range of housing choices allows them the opportunity to live in housing that suits their needs and desires while allowing them to maintain their neighborhood and community bonds. (Ord. 2012-15, 9-20-2012)

To provide areas for two-family attached residential and single- family detached residential with the opportunity for varied housing styles and character. (Ord. 2012-15, 9-20-2012)

To provide areas for two-family attached residential and single- family detached residential with the opportunity for varied housing styles and character. (Ord. 2012-15, 9-20-2012)

To provide areas for higher attached or detached residential with the opportunity for varied housing styles and character. (Ord. 2012-15, 9-20-2012)

   A.   Primary Uses Allowed: The permitted and conditional uses allowed in the multiple-family residential (R-2 and R-M) zones shall be as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. Any primary land use not shown as a permitted or conditional use in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be prohibited.

   B.   Combined Uses: Any combination of uses may be established within the same building or on the same lot or parcel. If any of the proposed uses is a conditional use, that use shall be reviewed and approved by the planning commission as required by section 13.08.040 of this title. (Ord. 2012-15, 9-20-2012)

Permitted and conditional uses set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such primary uses allowed by chapter 13.100, "Appendix A - Allowed Uses", of this title.

   A.   Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the zone except as otherwise expressly provided in this title.

   B.   No accessory use, building or structure shall be allowed on a lot or parcel unless a primary permitted or conditional use is currently established on the parcel, except as allowed by section 13.09.020 of this title.

   C.   Specific accessory uses allowed in the Multiple-Family Residential (R-2 and R-M) Zones are as set forth in chapter 13.100, "Appendix A - Allowed Uses", of this title. (Ord. 2012-15, 9-20-2012)

For the purpose of subdivision in the Multiple-Family Zones the minimum lot requirements are as shown on table 13.32.071 of this section.

 

(Ord. 2012-15, 9-20-2012)

   A.   Purpose: The spacing of buildings and structures away from property lines, rights-of-way, physical hazards and natural features such as streams and other buildings, are essential elements of land use planning and of urban design. In particular, setbacks may provide for privacy, light, shadow, air movement, passive and active space, vegetation and also contribute directly to physical and psychological well being. Setbacks should vary proportionally depending upon the size and shape of the properties and also upon the type of the existing and proposed land use. In some instances setbacks should be uniform assuming there is a specific desired outcome for the setback, such as protection of views, public safety, economic development, etc. In other instances, variability and flexibility of setback may produce equally important outcomes such as the protection of natural features, aesthetically pleasing streetscapes, creativity in architectural design, and retention of fragile housing stock or other important goals. Due to the evolution of housing styles over the last few decades, the relative high value of land within the community, the desire for architectural creativity, and especially the dramatic increase in average house size, setbacks shall be applied within a flexible envelope. (Ord. 2012-15, 9-20-2012)

   B.   Implementation: Averaging of setbacks in all yard areas shall be allowed as shown below. Variations across the setback line may not exceed fifteen percent (15%) of the minimums required. Calculation of the average shall require at least ten (10) equally spaced measurements across any one "building line", as defined in section 13.04.040 of this title, and shown in figure 13.32.081 of this subsection. The minimum setback requirements for a main building are shown on table 13.32.081 of this subsection. (Ord. 2019-03, 2-28-2019)

(Ord. 2012-15, 9-20-2012)

 

Note:

   1.   All structures containing 1 or more dwelling units shall have a total side setback of 25 percent of the required lot width, with no single side setback less than 10 percent of the lot width. In no case shall any side setback be less than 6.5 feet or 13 feet combined.

(Ord. 2019-03, 2-28-2019)

   C.   Front Setbacks On Private Rights-Of-Way: The minimum front setback for a main building fronting on a private right-of-way is shown on table 13.32.082 of this subsection.

 

 

(Ord. 2015-05, 5-21-2015)

   A.   Purpose: Limiting overall building height and building height in relation to the property line (i.e., graduated height), is an essential element of land use planning and of urban design. In particular, height limitations provide for some territorial view protection, light, shadow, air movement, and also contribute directly to physical and psychological well being. The use of overall height limitations proportional to the lot sizes, and of a graduated height envelope, is intended to keep the massing of structures away from the property line, lessening the impact of new homes on abutting lots while allowing for and encouraging architectural interest. In addition to meeting all of the maximum height and graduated height envelopes required in this chapter, architects, developers, and homeowners are strongly encouraged to break up large wall and gable areas with articulations, building relief, and appropriate fenestration, among other ornamental features. (Ord. 2015-02, 2-5-2015)

   B.   Implementation:

      1.   Main Buildings:

         a.   In all R-2 and R-M Zones, the maximum height of any main building/structure is as shown on table 13.32.091 of this subsection.

 

 

         b.   On property where the slope of the original ground surface exceeds fifteen percent (15%), the maximum height of any main structure shall not exceed thirty feet (30'), nor exceed the allowable height as shown in subsection B1a, table 13.32.091 of this section. The slope shall be determined using a line drawn from the highest point of elevation to the lowest point of elevation on the perimeter of a box encircling the foundation line of the building or structure. Said box shall extend for a distance of fifteen feet (15') or to the property line, whichever is less, around the foundation line of the building or structure. The elevation shall be determined using a certified topographic survey with a maximum contour interval of two feet (2').

         c.   No dwelling shall contain less than one story.

      2.   Graduated Height: The height of all buildings/structures, main and accessory, are further limited by the graduated height envelope created by starting at a point on the property line eight feet (8') aboveground and then sloping a line at a forty five degree (45°) angle toward the center of the lot. The entire building must fit under this line except for:

         a.   Dormers that exceed the graduated height envelope:

            (1)   Are limited to fourteen feet (14') wide maximum;

            (2)   Must have at least one-half (1/2) of the dormer width between each dormer, and from each dormer to the front and side edges of the roof;

            (3)   May not extend above the ridge of the roof it is on.

         b.   Gables that exceed the graduated height envelope:

            (1)   May not be more than 1.75 times higher than the point where the graduated height envelope intersects the gable;

            (2)   May not exceed the overall height allowance.

      3.   Accessory Buildings/Structures: The maximum height of any accessory building/structure shall be twenty feet (20'). (Ord. 2012-15, 9-20-2012)

The maximum lot coverage of impervious surface area on a lot in the Multi-Family Zones is sixty percent (60%). (Ord. 2019-03, 2-28-2019)

All uses in the R-2-8, R-2-10 and R-M Zones shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title. (Ord. 2013-22, 9-5-2013)

   A.   Access shall be provided by a private street or right-of-way from a public street, such private street or right-of-way shall have a travel width of at least twenty feet (20') wide. A minimum of two (2) parking spaces shall be provided for each dwelling unit. A minimum of 0.5 parking spaces shall be provided for guest parking for each dwelling unit.

   B.   Opaque fences shall be provided along all interior property lines unless the Planning Commission approves otherwise.

   C.   No fence, wall or hedge shall be erected to a height exceeding four feet (4') in the front yard and six feet (6') in the side and rear yards unless approved by the Planning Commission as a conditional use pursuant to the provisions of section 13.08.040 of this title.

   D.   No parking areas may be located within the required front setback from a public street.

   E.   All trash receptacles shall be enclosed by sight obscuring fencing appropriate to the architecture of the main structures. (Ord. 2012-15, 9-20-2012)

All RVs, boats and travel trailers which exceed eight feet (8') in length shall only be stored in a side yard or rear yard. (Ord. 2012-15, 9-20-2012)

For additional information, refer to this title and in particular, the following sections:

 

 

(Ord. 2012-15, 9-20-2012)