Santa Maria City Zoning Code
CHAPTER 12
7 R-2 MEDIUM-DENSITY RESIDENTIAL DISTRICT
Section 12-7.01 Regulations designated.
The sections of this chapter constitute the regulations of the R-2 (medium-density residential) district.
(Prior Code § 10-73)
Section 12-7.02 Purpose.
The R-2 district is designed and intended to stabilize and maintain the residential character of the district and permit a suitable environment for family living on a smaller scale by permitting a higher density with two families to the lot while maintaining individual privacy, open space and facilities.
(Prior Code § 10-73.1)
Section 12-7.03 Permitted uses.
The following uses are permitted in the R-2 district:
(a)
Single-family dwellings when they meet all requirements set out in the R-1 district, and accessory dwelling units when allowed pursuant to Section 12-56.01(c);
(b)
Duplexes;
(c)
Two detached dwelling units;
(e)
Care of nonrelated persons (six or less persons);
(f)
Small family day care homes;
(g)
Keeping of household pets, aviaries and greenhouses for domestic or hobby use; such structures shall comply with provisions contained in Chapter 12-27, Accessory Structures. The keeping of roosters, goats, sheep, pigs, horses, cows or similar animals is specifically prohibited;
(Prior Code § 10-73.2; Ord. 83-1065 § 1, eff. 1/5/84; Ord. 90-1 § 2, eff. 3/8/90; Ord. 91-23 § 1(5), eff. 10/31/91; Ord. 2014-04, eff. 8/14/2014; Ord. 2017-21, eff. 1/18/18; Ord. 2021-04 § 2, eff. 8/19/21)
Section 12-7.04 Conditional uses.
The following uses and those similar uses which the Planning Commission finds to fall within the intent and purpose of this zone, that will not be more obnoxious or detrimental to the public welfare, are found by the commission to be compatible with adjoining land uses, and which are of a comparable nature and of the same class enumerated for this zone, shall be permitted in the R-2 district subject to obtaining a conditional use permit according to the procedures set forth in Article 2 of Chapter 12-3 of this title:
(a)
Dwelling groups, triplexes and fourplexes, when density requirements can be met;
(b)
Churches;
(c)
Public utility uses;
(d)
Child day care centers;
(e)
Private schools;
(f)
Care of nonrelated persons (seven or more persons);
(g)
Lodges and clubs, subject to the special development conditions as determined by the Planning Commission, on a case-by-case basis, as necessary to ensure maximum compatibility with adjacent land uses and to make the required findings specified in Section 12-35.203. These special development conditions may include, but are not limited to:
(1)
Minimum lot size,
(2)
Maximum lot coverage,
(3)
Hours of operation,
(4)
Types of activities permitted,
(5)
Building setbacks from adjacent properties,
(6)
Landscape buffers,
(7)
Architectural design,
(8)
Property line walls,
(9)
Limitations on dancing, entertainment and the serving of alcoholic beverages,
(10)
Lighting,
(11)
Ingress and egress,
(12)
Noise-attenuation devices;
(h)
A commercial parking lot, provided that the commercial use is contiguous to the residentially zoned lot. If a dedicated public alley lies between the commercial use and the residentially zoned lot, the property may be determined to be contiguous to the residentially zoned lot;
(i)
An increase in pipeline capacity through the repair, maintenance, replacement or installation of new pipelines as defined in Section 12-2.113.1;
(j)
Residential developments with a total of three or more dwelling units on the property.
(Prior Code § 10-73.3l; Ord. 83-1065 § 1, eff. 1/5/84; Ord. 85-1093 § 1 (2), eff. 3/5/85; Ord. 86-32 § 2, eff. 2/19/87; Ord. 88-5 § 2, eff. 5/19/88; Ord. 90-1 § 2, eff. 3/8/90; Ord. 91-23 § 1(6), eff. 10/31/91; Ord. 2005-04, eff. 5/19/05)
Section 12-7.05 Accessory buildings.
Accessory buildings shall be permitted in the R-2 district subject to compliance with all requirements set forth in Chapter 12-27 of this title.
(Prior Code § 10-73.4; Ord. 90-1 § 2, eff. 3/8/90)
Section 12-7.06 Development standards.
Section 12-7.07 Building site.
(a)
Subject to subsection (b), each interior lot shall have a minimum area of not less than 6,000 square feet and a minimum width of not less than 60 feet. Each corner lot shall have a minimum area of not less than 7,000 square feet and a minimum width of not less than 70 feet. Minimum lot sizes and widths for schools and churches shall be subject to the approval of the Planning Commission.
(Prior Code § 10-73.5(a); Ord. 90-1 § 2, eff. 3/8/90)
Section 12-7.08 Density and open area.
(a)
When the parcel of land proposed for development is less than one acre in size, the maximum density shall not be less than 3,000 square feet of net land area per dwelling unit. Net area is determined by subtracting existing street, alley or other public right-of-way dedications from the original parcel. When the property is larger than one acre, the maximum density is 12 units per gross acre. Note: If the property is within a planned development overlay zone, as described in Chapter 12-25 of this title, the density requirements may be modified by the Planning Commission but in no case may the density exceed the density identified in the General Plan.
(b)
Land that is presently developed with rental assisted, affordable housing for senior or handicapped individuals, or land that is contiguous to and developed in conjunction with property with existing affordable senior or handicapped housing, may be developed at a density not to exceed 22 dwelling units per acre. This is provided that the unit size of the proposed dwellings does not exceed 600 square feet, and the project is properly conditioned to provide rental assisted, affordable housing for both senior and handicapped individuals and the land is designated as Medium Density Residential (MDR) on the City's General Plan.
(c)
A landscaped area of not less than 300 square feet, exclusive of required yards, shall be provided on the same building site for each dwelling unit.
(d)
Any lot of 6,000 square feet or less of net land area may have two dwelling units provided all setback, open space, landscaping, and parking requirements of the R-2 zone can be met.
(Ord. 2004-13, eff. 9-17-04; Ord. 96-2, eff. 03/08/96; Prior Code § 10-73.5(b); Ord. 83-1065 § 1, eff. 1/5/84)
Section 12-7.09 Height.
The maximum allowable building height is 30 feet.
(Prior Code § 10-73.5(c))
Section 12-7.10 Setbacks.
All yard measurements are made from the lot lines. Yard measurements on lot lines abutting street rights-of-way assume a lot line based on the ultimate standard design right-of-way as set forth in this Code.
(a)
(b)
Side Yards.
(1)
On interior lots, one side yard shall be a minimum of five feet and the other 10 feet.
(2)
On a corner lot, the setback shall be 15 feet from the side property line adjoining the street; the other side yard shall be five feet. Front-entry garages, however, shall be set back 20 feet from the property line, except garages with roll-up doors may be set back a minimum of 18 feet from the front property line.
(3)
A zero side yard may be permitted upon approval of a development plan or subdivision map when the total for both side yard requirements is met on each lot or parcel.
(c)
Rear Yard. Rear yard setbacks shall be a minimum of 10 feet; except, that when the rear yard adjoins the R-1 zoning district, the minimum setback is 20 feet; except, that abutting a public alley, garages and carports taking access from the alley shall be set back 25 feet from the opposite side of the alley or have a side-entry garage with at least a 25 foot maneuvering space.
(Prior Code § 10-73.5(d); Ord. 83-1065 § 1, eff. 1/5/84; Ord. 86-32 § 3(B), eff. 2/19/87; Ord. 90-1 § 2, eff. 3/8/90)
Section 12-7.11 Parking.
For provisions on parking, see Chapter 12-32 of this title.
(Prior Code § 10-73.5(e))
Section 12-7.12 Signs.
For provisions on signs, see Chapter 12-34 of this title.
(Prior Code § 10-73.5(f))
Section 12-7.13 Entrada Plan.
Standards presented in the Entrada Specific Plan may apply to uses in certain locations, see Section 12-3.04 of this title.
(Prior Code § 10-73.5(g))
Section 12-7.14 Noise.
Residential structures adjacent to arterial or collector streets shall comply with either one of the following:
(a)
The recommendations contained in an acoustical report prepared by an acoustical expert acceptable to the Community Development Department;
(b)
The installation of solid-core doors and double-glazed windows on all openings in the elevation of the structure facing the arterial or collector streets. Roof vents facing arterial or collector streets shall be baffled in a manner acceptable to the Zoning Administrator.
(Prior Code § 10-73.5(h); Ord. 83-1065 § 1, eff. 1/5/84)
Section 12-7.14a Exception – Noise in Outdoor Living Areas.
Outdoor living areas such as patios and balconies may be incorporated into multifamily development projects in areas which experience elevated noise levels. These noise levels may not exceed the "Normally Unacceptable" Community Noise Exposure levels (75dB and above) specified in Figure 2 of the "Noise Element Guidelines" (Appendix C of the California General Plan Guidelines). Furthermore, prospective buyers and future occupants of dwellings shall be provided the following notice: This property is presently located in an urban area which periodically and regularly experiences elevated noise levels. Potential sources of this noise may be automobile traffic, railroad operations, flying aircraft, industrial/commercial uses and general human activity in an urban environment. You may wish to consider what noise level annoyances, if any, are associated with the property before you complete your purchase and/or rental agreement and determine whether they are acceptable to you.
(Ord. 2008-07, eff. 6/5/08)
Section 12-7.15 Residential architectural and aesthetic standards.
Architectural and aesthetic standards:
(a)
Roof overhang and pitch shall be equal to or compatible with roof overhangs and roof pitches in the neighborhood in which the home is to be located.
(b)
Roofing materials:
(1)
Roofing materials shall be limited to materials and textures determined by the Zoning Administrator to be compatible with the neighborhood in which the home is going to be located; i.e., tile, rock, asphalt shingles, wood shakes and shingles.
(2)
No shiny or reflective materials shall be permitted.
(c)
Siding materials:
(1)
Siding materials shall be limited to materials and textures determined by the Zoning Administrator to be compatible with the neighborhood in which the home is going to be located, i.e., stucco, wood, brick, stone or decorative concrete block, slumpstone or split face block.
(2)
The exterior siding material shall extend to the ground.
(3)
No shiny or reflective materials are permitted.
(Prior Code § 10-73.5(i); Ord. 83-1065 § 1, eff. 1/5/84; Ord. 2005-04, eff. 5/19/05)
Section 12-7.16 Mobile homes: Surrender of registration.
(a)
The owner of a mobile home, on the same day the certificate of occupancy is issued, shall surrender to the City the certificate of ownership, license plates or decals, and other Department of Motor Vehicles registration indicia. If any of these items are not available, the owner shall submit to the City a "statement of facts" on Department of Motor Vehicles form reg. 256 indicating, under penalty of perjury, that these items are missing or lost (Section 18551 of the state Health and Safety Code).
(b)
When the mobile home is new and has never been registered with the Department of Motor Vehicles, the owner shall submit to the City a statement from the mobile home dealer selling the mobile home, stating that the mobile home is new and has never been registered with the Department of Motor Vehicles of the state (Section 18551 of the state Health and Safety Code).
(Prior Code § 10-73.5(j); Ord. 83-1065 § 1, eff. 1/5/84)
Section 12-7.17 Conversion of dwelling units to additional dwelling units prohibited, except for accessory dwelling units permitted by Chapter 12-56.
(a)
The establishment or closing off of any portion of a dwelling unit or structure is prohibited, except for accessory dwelling units permitted by Chapter 12-56, unless all other provisions of this Code are met. Subject to subsection (b), an additional dwelling unit is created when:
(1)
A second kitchen is installed; or
(2)
Sanitation facilities are installed in a room having only exterior access; except that sanitation facilities constructed in conjunction with a swimming pool or spa do not create an additional dwelling unit; or
(3)
Sanitation or kitchen facilities are installed in a detached, accessory structure, except that sanitation facilities constructed in conjunction with a swimming pool or spa do not create an additional dwelling unit.
(b)
The Zoning Administrator, in his or her discretion, may determine that an additional dwelling unit is not created under subsection (a) by making all of the following findings:
(1)
The additional facilities are accessed through an interior courtyard which has no exterior access;
(2)
The courtyard provides covered access to the additional facilities;
(3)
The property owner installing the facilities records a deed restriction limiting the use of the premises to a single-family dwelling; and
(4)
Taking into account noise, aesthetics, parking, traffic and circulation and other pertinent factors, the proposed action will not create a nuisance to the surrounding neighborhood.
(Ord. 85-1109 § 1 (5), eff. 1/2/86; Ord. 90-1 § 2, eff. 3/8/90; Ord. 2017-21, eff. 1/18/18)