The purpose of the R-2 District is to provide for single-family, two-family, multifamily, and manufactured home housing opportunities.

(Ord. No. 2011-06, § 2, 12-19-2011)

The following uses are permitted in the R-2 District when developed under the applicable development standards of this title:

A.

Single-family dwelling, detached, on one lot or parcel, subject to the design standards in Section 16.215.070D., and a manufactured home on one lot or parcel, subject to the design standards in Section 16.215.070D., and 16.390.020, manufactured home standards, and other applicable sections;

B.

Attached single-family dwelling, subject to the provisions in Sections 16.215.070D., single family dwelling design standards, and 16.215.110, attached dwellings, and other applicable sections;

C.

Two-family (duplex) dwelling;

D.

Multifamily dwelling, including apartments, townhouses and condominiums, subject to the provisions of Section 16.568, Site Development Review, and other applicable sections;

E.

Bed and breakfast establishment, subject to the provisions of Section 16.415, Bed and Breakfast Establishment and Section 16.568, Site Development Review;

F.

Residential care home, subject to the design standards in Section 16.215.070(D) (single family design standards), and residential care facility, memory care facility, nursing home, retirement home, elderly care facility, subject to the provisions of Chapter 16.568, Site Development Review.

G.

Day nursery with less than thirteen (13) children;

H.

Planned unit development, subject to the provisions of Sections 16.570, Subdivisions, 16.562, Planned Unit Developments, and other applicable sections;

I.

Home occupations, subject to the provisions of Sections 16.550, Major Home Occupation and 16.552, Minor Home Occupation;

J.

Public park, and open space;

K.

House of worship and the reasonable use of the real property for activities customarily associated with the practices of the religious activity, including but not limited to the uses set forth in Section 16.215.130, House of worship uses, subject to the provisions in Chapter 16.568, Site development review, and other applicable sections;

L.

Accessory structures:

1.

For a lot or parcel where the primary use is a single-family dwelling, manufactured home, or duplex, accessory structures are allowed in accordance with the following:

a.

Less than one hundred fifty (150) square feet in gross floor area:

i.

Maximum height: Ten (10) feet;

ii.

Located in a side or rear yard; and

iii.

Except for greenhouses, the roofing and siding shall be materials typically used for single family residential exterior walls and roofs, and not of corrugated metal or fiberglass, or canvas, or tarpaulin.

iv.

Notwithstanding subsection L.1.a.i.—iii., a one-vehicle carport may be a pre-fabricated metal structure provided the siding is horizontal lap siding, the gable end is horizontal lap siding, and the roof and siding shall not be corrugated metal or fiberglass, or canvas, or tarpaulin.

b.

One hundred fifty (150) to four hundred fifty (450) square feet in gross floor area:

i.

Except for green houses, the roofing and siding shall be materials typically used for single family residential exterior walls and roofs, and not of corrugated metal or fiberglass, or canvas, or tarpaulin;

ii.

Maximum height: Twenty (20) feet;

iii.

Located in a side or rear yard; and

iv.

Notwithstanding subsection L.1.b.i.—iii., a one-vehicle carport may be a pre-fabricated metal structure provided the siding is horizontal lap siding, the gable end is horizontal lap siding, and the roof and siding shall not be corrugated metal or fiberglass, or canvas, or tarpaulin.

c.

Prohibited Structures: Shipping containers and portable on demand storage structures.

2.

For a lot or parcel where the primary use is a multi-family dwelling, accessory structures are allowed provided they are:

a.

In compliance with the requirements for the zoning district and other applicable sections of this title;

b.

Constructed of roofing and siding materials which are similar to that of the multi-family dwelling on the site; and

c.

Less than twenty (20) feet in height.

3.

For a lot or parcel where the primary use is a non-residential use, accessory structures are allowed provided they are:

a.

In compliance with the requirements for the zoning district and other applicable sections of this title;

b.

Constructed of roofing and siding materials which are similar to that of the dwellings on the abutting properties; and

c.

Less than twenty (20) feet in height.

M.

Manufactured home park, subject to the provisions of Sections 16.556, Manufactured Home Park Applications, and 16.390, Manufactured Home Standards;

N.

Manufactured home subdivision, subject to the provisions of Sections 16.315, Land Divisions, 16.570, Subdivision Applications, and 16.390, Manufactured Home Standards;

O.

Accessory dwelling unit, subject to the provisions of Section 16.215.120, Accessory dwelling unit standards.

(Ord. No. 2011-06, § 2, 12-19-2011; Ord. No. 2016-02, § 2, 2-16-2016; Ord. No. 2016-04, § 2, 6-20-2016; Ord. No. 2018-02, § 2, 5-21-2018)

The following uses may be permitted in the R-2 District subject to obtaining a conditional use permit :

A.

Public facility or government use;

B.

Cemetery;

C.

Accessory structures over four hundred fifty (450) square feet in gross floor area:

1.

For a lot or parcel where the primary use is a single-family dwelling, manufactured home, or duplex, accessory structures may be allowed in accordance with the following:

a.

Except for green houses, the roofing and siding shall be materials typically used for single family residential exterior walls and roofs, and not of corrugated metal or fiberglass, or canvas, or tarpaulin;

b.

Maximum height: Twenty (20) feet;

c.

Located in a side or rear yard; and

d.

Prohibited Structures: Shipping containers and portable on demand storage structures.

2.

For a lot or parcel where the primary use is a multi-family dwelling, accessory structures are allowed provided they are:

a.

In compliance with the requirements for the zoning district and other applicable sections of this title;

b.

Constructed of roofing and siding materials which are similar to that of the multi-family dwellings on the site; and

c.

Less than twenty (20) feet in height.

3.

For a lot or parcel where the primary use is a non-residential use, accessory structures are allowed provided they are:

a.

In compliance with the requirements for the zoning district and other applicable sections of this title;

b.

Constructed of roofing and siding materials which are similar to that of typical good quality commercial materials; and

c.

Less than twenty (20) feet in height.

D.

Day care center with thirteen (13) or more children;

(Ord. No. 2011-06, § 2, 12-19-2011; Ord. No. 2016-04, § 2, 6-20-2016)

The following density provisions shall apply:

A.

For detached single family dwellings and detached manufactured homes on an individual lot or parcel the minimum lot or parcel size shall be 5,000 square feet.

B.

For two-family and multi-family dwellings the minimum density shall be six dwelling units per net acre and the maximum density shall be twenty (20) dwelling units per net acre.

C.

For manufactured home parks: see Section 16.556.040D., Manufactured Home Parks, Density.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

For detached dwellings, the maximum lot or parcel coverage for primary and accessory structures, paved driveways and parking areas, and paved patios greater than four hundred (400) square feet, shall not exceed seventy-five (75) percent of the area of the lot or parcel.

B.

For all other dwellings, the maximum lot or parcel coverage for primary and accessory structures, paved driveways and parking areas, and patio areas greater than four hundred (400) square feet, shall not exceed seventy-five (75) percent of the area of the lot or parcel.

(Ord. No. 2011-06, § 2, 12-19-2011)

The following minimum dimensional standards shall be required for development in the R-2 District, except for modifications permitted under Sections 16.215.110, Attached Dwellings, 16.320, Yards and Setbacks and 16.562, Planned Unit Development:

A.

Minimum Lot Area.

1.

Single-family dwelling:

a.

Detached: five thousand (5,000) square feet,

b.

Attached (one side): four thousand (4,000) square feet,

c.

Attached (two sides): three thousand five hundred (3,500) square feet;

2.

Two-family dwelling (duplex): seven thousand five hundred (7,500) square feet;

3.

Multifamily dwelling:

a.

First three units: nine thousand (9,000) square feet,

b.

Each additional unit: two thousand (2,000) square feet;

4.

Manufactured home subdivision lot: five thousand (5,000) square feet;

5.

Manufactured home park: see Section 16.556, Manufactured Home Park Applications;

6.

Public utility structures: lot area shall be adequate to contain all proposed structures within the required yard setbacks.

B.

Minimum Yard Setbacks. All principal and accessory structures shall maintain the following minimum yard setbacks:

1.

Single family and two-family (duplex) dwellings:

a.

Front yard: fifteen (15) feet to the structure wall and twenty (20) feet to the garage door;

b.

Rear yard:

i.

One to 1.5 stories: ten (10) feet to the structure wall and twenty (20) feet to the garage door;

ii.

Two or more stories: fifteen (15) feet to the structure wall and twenty (20) feet to the garage door;

c.

Side yard (interior): five (5) feet to the structure wall;

d.

Side yard adjacent to a street: fifteen (15) feet to the structure wall and twenty (20) feet to the garage door;

e.

For attached single-family dwellings, see Section 16.215.110, attached dwellings.

2.

Multi-family and non-residential structures:

a.

Front yard: twenty (20) feet;

b.

Rear yard:

i.

One to 1.5 stories: ten (10) feet to the structure wall and twenty (20) feet to the garage door;

ii.

Two or more stories: twenty (20) feet to the structure wall and to the garage door;

c.

Side yard (interior): ten (10) feet to the structure wall;

d.

Side yard adjacent to a street: fifteen (15) feet to the structure wall and twenty (20) feet to the garage door.

C.

Maximum Structure Height.

1.

Principal structure: thirty-five (35) feet;

2.

Accessory structure: twenty (20) feet.

3.

Height Exceptions for Public Buildings. Public or quasi-public buildings, houses of worship, hospitals, and educational institutions when permitted in the R-2 District may be constructed to a height not to exceed 1.75 times the height limit for the district, provided the required yards are increased one-foot for each two (2) feet of additional building height above the height regulation for the district.

D.

Lot Width and Depth. The depth of a lot or parcel shall not be more than 2.5 times the width of the lot or parcel, with the following exceptions:

1.

Individual lots or parcels for townhouse units shall not be less than twenty (20) feet in width. Lot or parcel depth may vary, but shall be adequate to provide a minimum of three hundred (300) square feet of semiprivate outdoor living space for each unit.

2.

Individual lots or parcels for single-family attached dwelling units shall not be more than 3.5 times the lot or parcel width.

3.

Lots or parcels for public utility uses shall be exempt from the width-to-depth ratio provisions.

(Ord. No. 2011-06, § 2, 12-19-2011)

Development in the R-2 District shall comply with the applicable provisions of Section 16.310, General Standards, and other applicable sections. In addition, the following standards shall apply:

A.

Off-street Parking. Parking shall comply with Section 16.340, Off-Street Parking and Loading.

B.

Yards and Setbacks. Yards and setbacks shall comply with Section 16.320, Yard and Setbacks.

C.

Signs. Signs shall comply with the requirements of Section 16.395, Signs.

D.

Single Family Dwelling Design Standards. All new single-family dwellings, including manufactured homes on individual lots and parcels, shall contain at least three of the following design elements on the elevation of the dwelling which fronts the street, except a side or rear elevation which fronts a street:

1.

Dormer(s) or gable(s);

2.

Cupola(s);

3.

Bay or bow window(s);

4.

Exterior shutters;

5.

Recessed entry or entries;

6.

Front porch at least one hundred (100) square feet in area;

7.

Covered porch entry or entries; and

8.

Pillars or posts in the front entry or entries.

9.

Eave(s) (minimum six inches).

10.

Off-set(s) on building face or roof (minimum sixteen (16) inches).

E.

Multi-family and Non-residential Standards. Multifamily residential uses, including a residential care facility, and non-residential uses shall comply with the following standards:

1.

Multifamily developments, including a residential care facility, and non-residential developments shall be subject to the provisions of Section 16.568, Site Development Review.

2.

Landscaping.

a.

A minimum of twenty-five (25) percent of the gross site area shall be landscaped. The landscaping may include buffer areas or outdoor recreation facilities.

b.

All required yard areas adjacent to a street shall be landscaped, except for an off-street parking area provided a minimum five-foot landscape strip abuts the yard area adjacent to a street.

3.

Building Separation. All multifamily residential structures within a multi-structure development shall maintain a minimum horizontal separation distance of at least fifteen (15) feet.

4.

Street Access. Vehicle access points to public streets shall not access a designated collector or arterial street if access to a local street is available.

5.

Refuse. Refuse areas shall be screened by a one hundred (100) percent sight obscuring fence or wall at least five feet in height. The fence or wall may be screened by an evergreen hedge at least three feet in height and capable of attaining a height of at least five feet.

6.

Residential Care Facility. An applicant proposing a residential care facility shall provide the city a copy of the application and supporting documentation for state licensing of the facility, except for information which is exempt from public disclosure under ORS 192.410 to 192.505. The city manager, or designee, may determine that independent proof of the same conditions that have been required by the department of human services under ORS 418.205 to 418.327 for licensing of a residential care facility is not required to be submitted.

(Ord. No. 2011-06, § 2, 12-19-2011)

In the R-2 District where the lot or parcel contains a detached single family dwelling or a detached manufactured home, the detached dwelling unit shall be the main building and there shall be no more than one main building on the lot or parcel.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

A redevelopment plan shall be included with a land use application or, if no land use application is required, the building permit application, for development on a lot or parcel with a remaining undeveloped portion of more than one acre.

B.

The redevelopment plan shall show how the remaining undeveloped portion of the property could be developed in the future consistent with the requirements of the R-2 District and other applicable sections.

C.

The redevelopment plan may be revised or modified at the time of future development provided the revised plan complies with the applicable requirements of the R-2 District and other applicable sections.

(Ord. No. 2011-06, § 2, 12-19-2011)

No manufactured home, modular home, or conventionally built home which has been previously occupied at another location shall be located on an individual lot or parcel, or in a manufactured home park, in the R-2 District.

(Ord. No. 2011-06, § 2, 12-19-2011)

A single-family dwelling on an individual lot or parcel and attached at a common wall to an adjacent single family dwelling on its own individual lot or parcel shall meet the following standards:

A.

Permitted Development. No more than five contiguous dwellings may be built with a common wall on one or two sides. There is no minimum length for the common wall.

B.

Setbacks.

1.

Attached single family dwellings shall comply with the setback requirements for the front yard, rear yard and yard adjacent to a street.

2.

Interior side yard requirements shall be met when any part of an exterior wall faces, but is not contiguous to, a side lot line. Otherwise, the interior side yard requirements shall not apply.

C.

Accessory Buildings. The provisions of subsections A. and B. of this section, apply to accessory and main buildings.

(Ord. No. 2011-06, § 2, 12-19-2011)

Where allowed, ADUs shall conform to the following standards:

A.

An ADU may be detached from the primary dwelling, an addition to the primary dwelling, the conversion of a portion of the primary dwelling, or an addition to or the conversion of an attached or detached garage, provided the requirement for at least two (2) parking spaces for the primary dwelling and two (2) parking spaces for the ADU is met.

B.

An ADU may be "stick-built," a manufactured home or a modular structure. A storage container is not allowed.

C.

The property owner shall occupy the primary dwelling or the ADU.

D.

Number of Units. A maximum of one (1) ADU for each detached single-family dwelling on a lot of record.

E.

Floor Area. An ADU shall not exceed four hundred fifty (450) square feet of gross floor area, or forty (40) percent of the primary dwelling's gross floor area, whichever is smaller. The floor area of a garage attached to the primary dwelling shall not be included in the calculation of the maximum floor area. An ADU's minimum floor area shall comply with the requirements of the Oregon Building Code Division.

F.

Building Construction. An ADU shall comply with applicable Oregon Building Code or manufactured home requirements.

G.

An ADU shall comply with the development standards of the underlying zoning district, except as set forth in this section.

H.

A detached ADU shall be recessed back at least one (1) foot behind the building elevation of the primary dwelling facing a public or private street.

I.

Parking. Two (2) on-site parking spaces per ADU shall be provided in addition to the minimum parking requirement of the primary dwelling. The ADU parking spaces are not required to be in a carport or garage, but their surface shall be paved or concrete. The ADU parking spaces shall be accessed via an existing driveway or a new driveway provided the driveway is not on an arterial and is installed in accordance with the Sheridan Public Works Construction Code.

J.

Screening and Buffering. A hedge, wall or fence shall be installed on or within one (1) foot of the property line separating a detached ADU from an abutting lot containing a single-family dwelling for the purposes of visual screening and privacy between uses. A hedge shall be evergreen plants at least four (4) feet high above grade at the time of planting and no more than two (2) feet apart. A wall or fence shall be six (6) feet in height and one hundred (100) percent sight obscuring at the time of installation.

K.

A detached ADU shall not be located in a front yard or a side yard adjacent to a public or private street.

L.

A detached ADU shall not exceed the height of the primary dwelling.

M.

A detached ADU shall be at least six (6) feet from the primary dwelling.

N.

Architectural Standards. An ADU shall:

1.

Provide a pitched roof at least "three (3) in twelve (12)" pitch;

2.

Provide eaves extending from the wall at least six (6) inches;

3.

Be recessed back at least one (1) foot behind the building elevation of the primary dwelling facing a public or private street; and

4.

Provide at least two (2) of the following design elements in the elevation which faces a public or private street, except a side yard or a rear yard adjacent to a public or private street:

a.

Dormer window(s) or gable window(s) at least two (2) feet by two (2) feet;

b.

Cupola(s);

c.

Bay or bow window(s) at least two (2) feet by two (2) feet;

d.

Exterior shutters on each window;

e.

Covered or uncovered porch at least twenty-five (25) square feet in area;

f.

At least two (2) pillars or posts associated with a covered porch;

5.

Each of subsection (4)a.—f., counts as one (1) design element. For example, two (2) dormers count as one (1) element and two (2) shutters on a window count as one (1) element.

(Ord. No. 2018-02, § 2, 5-21-2018)

House of worship uses include, but are not limited to:

A.

Worship services;

B.

Religious classes;

C.

Weddings;

D.

Funerals;

E.

Meal programs;

F.

Child care, but not including private or parochial school education for pre-kindergarten through grade twelve (12) or higher education;

G.

Where a house of worship is in a residential district, the housing permitted outright or permitted conditionally in the district is allowed in accordance with the development standards of the residential district and is not required to comply with subsection (H)1.—4.

H.

Where a house of worship is in a residential district, in addition to, or in place of, the housing allowed in subsection (G), affordable housing or space for affordable housing in one (1) or more buildings detached from the place of worship, is allowed provided:

1.

At least fifty (50) percent of the residential units provided under this paragraph are affordable to households with incomes equal to or less than sixty (60) percent of the median family income for the county in which the real property is located;

2.

The real property is in an area zoned for residential use that is located within the urban growth boundary; and

3.

The housing or space for housing complies with applicable land use regulations and meets the standards and criteria for residential development for the underlying zone.

4.

Housing and space for housing provided under subsection (G)1.—4., must provide a covenant appurtenant that restricts the owner and each successive owner of the building or any residential unit contained in the building from selling or renting any residential unit described in subsection (G)1.—4., as housing that is not affordable to households with incomes equal to or less than sixty (60) percent of the median family income for the county in which the real property is located for a period of sixty (60) years from the date of the certificate of occupancy.

(Ord. No. 2018-02, § 2, 5-21-2018)