Chapter 17.32
R-2 HIGH DENSITY RESIDENTIAL DISTRICT
Sections:
17.32.050 Building site dimensions.
17.32.070 Minimum yard requirements.
17.32.080 Screening, landscaping and critical areas buffering requirements.
17.32.040 Building heights.
The maximum building height in the R-2 district shall be four stories or 40 feet, except that building heights greater than four stories or 40 feet may be allowed by special permit. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.050 Building site dimensions.
A. In the R-2 district, the following shall be considered as a minimum lot area; however, no dwelling shall be constructed upon a lot which has a width of less than 60 feet or less than the following square footage:
1. Single-family dwellings, 6,000 square feet;
2. Single-family attached dwellings, 3,750 square feet;
3. Duplexes, 7,500 square feet;
4. Multiple-family dwellings, 7,500 square feet for the first two dwelling units, plus 1,000 square feet for each additional dwelling unit.
B. Provided, that these regulations shall not prohibit the erection of one single-family dwelling upon any lot of record prior to March 1, 1975, because such lot is of less area or width than required by these regulations. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.060 Street frontage.
Every principal structure, except bungalow courts, shall front upon a public street without any other building intervening between it and the street upon which it fronts. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.070 Minimum yard requirements.
The minimum yard requirements in the R-2 district are as follows:
A. Front yard: not less than 15 feet from the front property line.
B. Garage entrance: set back a minimum of 20 feet from the front property line.
C. Rear yard: not less than 20 feet in depth. The rear yard may be reduced by the development review committee to five feet if provisions are made for off-street parking and the property abuts an alley. The development review committee can include conditions necessary to maintain the residential character of the neighborhood.
D. Side yard: not less than five feet in width on sides of dwelling. For two-family dwellings (duplex), each side yard shall be a minimum of eight feet in width. The side yard for every building shall be increased by one additional foot in width for each story of the structure above two stories in height.
E. Corner lot/side yard: 15 feet in width along the flanking or side street line. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.080 Screening, landscaping and critical areas buffering requirements.
The objectives of the screening, landscaping and buffering requirements are threefold. The first objective is to develop a multiple-family residential area which is attractive; the second is to buffer adjacent single-family residential areas from the effects of neighboring high density residential uses; and the third is the protection of property and life from damages resulting from locating too close to a critical area, while providing protection from human encroachment for endangered and local wildlife species. Prior to or as part of applying for a building permit to expand existing or construct a new building in the R-2 residential zone, the following screening, landscaping and buffering requirements shall be met:
A. A site plan with detailed landscaping and screening must be submitted for city review for consideration of the following requirements: A perimeter hedge or landscaped berm or landscaped areas at least three feet deep shall be installed and maintained adjacent to each property line, except where a permanent structure, driveway or sidewalk is in this area. The landscaping must conform with the street visibility standards contained in CRMC 17.48.020.
B. Landscaping of Surface Parking and Loading Areas. In addition to the general required landscaping, the following screening and landscaping is required on surface parking areas:
1. Additional interior landscaping of two percent or more of the site area shall be required when the site, exclusive of building areas, is 5,000 or more square feet. The interior landscaping shall be placed within a parking area in a way which visually reduces the barren effect of the open surfaced area. Berms and other landscaped areas provided to meet screening requirements may not be counted as part of this additional interior landscaped area.
2. One tree or medium sized (four feet tall or larger) evergreen shrub shall be planted and maintained for every 20 parking spaces. Each tree or shrub shall be three feet away from any curb of a landscaped area or edge of the parking area.
C. Screening of Surface Parking Areas and Other Outdoor Use Areas Abutting a Single-Family Residential Area.
1. Surface parking areas, outdoor recreation areas or outdoor storage areas abutting a single-family residentially zoned lot shall provide six-foot-high screening and a five-foot-deep landscaped area adjacent to the screening along the abutting lot line of single-family residentially zoned property. Where these uses are located across an alley from a single-family residential zoned property, six-foot-high screening is required along the property line adjacent to the alley. Where these uses are across the street from a single-family residentially zoned site, a five-foot-deep landscaped area is required along the property line adjacent to the street.
2. Outdoor storage shall be screened with six-foot-high screening between the storage area and all property lines. A five-foot-deep landscaped area shall be provided between the property line and the screening on all street fronts and all property lines abutting single-family residential lots.
D. Screening of Blank Facades. A five-foot-deep landscaped area with trees or medium sized (four feet tall or larger) evergreen shrubs shall be planted and maintained between street property lines and a blank building facade which exceeds 50 feet in width.
E. Permitted Breaks in Landscaping or Screening. Pedestrian walkways and vehicular driveways through required landscaping or screening are permitted. Breaks in required landscaping or screening for vehicular access shall not exceed the width of permitted curbcuts.
F. Screening. Wherever six-foot-high screening is required, it may be either:
1. A fence or wall six feet in height; or
2. A landscaped berm at least four feet in height or a hedge which will achieve a height of five feet within three years of planting and is at least two feet high at the time of planting.
G. Grade Separation Exceptions. Where grade difference of 10 or more feet occurs within 10 feet of the lot line, the required screen may be replaced with a landscaped area five feet deep or 150 percent of the required landscaped area, whichever is more.
H. Required Planting. Areas or berms required to be landscaped shall be planted with trees, shrubs and evergreen ground cover, in a manner which covers the required setback, excluding driveways, within three years of the date of the issuance of the permit. Features such as walkways, decorative paving, sculptures or foundations may cover a maximum of 30 percent of each required landscaped area or berm. Trees shall be selected from the city’s recommended list for tree planting.
I. Buffering Requirements Adjacent to Critical Areas. Prior to or as part of applying for a building permit to expand existing or construct a new multiple-family building in the R-2 zone adjacent to any identified critical area, an approved critical area permit must be submitted which clearly shows that adequate buffering has been (or soon will be) provided in accordance with Chapter 18.10 CRMC, Critical Areas, as applicable to the subject site. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.090 Off-street parking.
Off-street parking shall be provided in accordance with the requirements of Chapter 17.52 CRMC and CRMC 17.48.110. [Ord. 2018-02 § 2 (Exh. A), 2018].
17.32.100 Permitted signs.
Signs allowed in the R-1 district shall be allowed in the R-2 district in accordance with Chapter 17.82 CRMC. [Ord. 2018-02 § 2 (Exh. A), 2018].