Chapter 17.10
TWO-FAMILY RESIDENTIAL DISTRICT (R-2)
Sections:
17.10.030 Permitted accessory uses.
17.10.050 Development standards.
17.10.060 Area regulations--Construction and siting standards.
17.10.070 Zero lot line development.
17.10.010 Purpose.
The R-2 district is established to provide a medium density residential environment. Lands within this district generally should contain multiple unit residential structures of a scale compatible with structures in lower density districts with useful yard spaces. The R-2 district is intended to allow for a gradual increase in density from low density residential districts and, where compatible, can provide a transition between different use areas. (Ord. 1438 §2(part), 2014)
17.10.020 Permitted uses.
The following uses shall be permitted in the R-2 district:
A. Single-family dwellings consisting of a residential home built to current building codes or a new manufactured home or new modular home conforming to the development standards specified in Section 17.08.050; and
B. Two-family dwelling (duplex) consisting of two attached residential homes built to current building codes or two new attached manufactured or modular homes conforming to the general aesthetics of the neighborhood in which they are sited and the development standards in Section 17.10.050. (Ord. 1438 §2(part), 2014)
17.10.030 Permitted accessory uses.
Accessory buildings shall not be permitted on a parcel prior to the existence of a principal use. The following uses shall be permitted as accessory to a permitted use in the R-2 district (see definition, Section 17.04.040):
A. Detached residential garages, as defined in Section 17.04.385, provided they do not exceed twenty feet in height and one thousand square feet in area;
B. Home occupations, as defined in Section 17.04.390 and regulated by Chapter 17.48;
C. Storage buildings not exceeding two hundred square feet of gross floor area and twelve feet in height; provided no container storage, as defined in Section 17.04.655, shall be permitted;
D. In home day care licensed by the state of Washington for no more than twelve children after obtaining a city home occupation license and in conformity with Chapter 17.48. (Ord. 1438 §2(part), 2014)
17.10.040 Conditional uses.
The uses in this section may be authorized by the board of adjustment as conditional exceptions in residential districts as indicated. Conditional uses permitted in all residential districts may include:
A. Public libraries, governmental and municipal office buildings;
B. Public and private schools, public parks and playgrounds;
C. Fire department station houses;
D. Churches and similar places of worship;
E. Cemeteries;
F. Public utility and communication facilities;
G. Private nursery schools, preschool, child mini-day care and day care centers; and
H. Other uses deemed by the board of adjustment as similar to and consistent with the intent and purpose of the applicable residential zoning district. (Ord. 1438 §2(part), 2014)
17.10.050 Development standards.
A. Minimum lot area: six thousand square feet;
B. Minimum lot width: fifty feet;
C. Minimum lot depth: fifty feet;
D. Density: two dwelling units per lot;
E. Maximum lot coverage: fifty percent;
F. Minimum yard setbacks:
1. Front: fifteen feet. Setback for a garage is twenty feet.
2. Side: five feet.
3. Side along flanking street of corner lot: fifteen feet.
4. Rear:
a. Principal building: fifteen feet.
b. Accessory structures: five feet. Garages with vehicle doors parallel to an alley shall be set back from the alley twenty feet;
G. Maximum building height:
1. Principal building: thirty-five feet.
2. Detached garage: twenty feet.
3. Accessory buildings: twelve feet;
H. Minimum living area size: for a two-family structure combined square foot total shall be at least eight hundred sixty-four square feet;
I. Parking: see Chapter 17.52;
J. Landscaping: see Chapter 17.54. (Ord. 1438 §2(part), 2014)
17.10.060 Area regulations--Construction and siting standards.
A. Roof Slope. Roof slope shall be not less than a three-foot rise for each twelve feet of horizontal run.
B. Roofing Materials. Roofing materials shall be compatible in appearance with surrounding homes.
C. Siding Materials. Siding materials shall be wood or other material compatible with surrounding homes that have siding materials commonly used on conventional site-built International Building Code single-family residences.
D. In addition, all manufactured homes shall comply with the following standards:
1. Age Restriction. All manufactured homes shall have to be a “new manufactured home” and shall not be more than five years old as determined by the manufacturer’s date.
2. Pit Set. Manufactured homes shall be “pit set” with the first-floor elevation no more than twelve inches above finished grade. The pit shall be of sufficient depth to accommodate eighteen inches’ clearance below the frame of the unit with crawl space access located near utility connections. The foundation shall be installed in compliance with the requirements of the Washington Administrative Code.
3. Transportation Equipment. All wheels, tongues and other transportation equipment must be removed when the manufactured home is placed upon a lot.
4. Facade. All manufactured homes shall have a perimeter foundation look that will match those of a typical site-built residence.
5. HUD Code. All manufactured homes must conform to the U.S. Department of Housing and Urban Development (HUD) 1976 Federal Manufactured Home Construction and Safety Standards Act.
6. Minimum Size. Is comprised of at least two fully enclosed parallel sections each of which is not less than twelve feet wide by thirty-six feet long.
E. Replacement of a nonconforming mobile home/manufactured home on an individual lot shall be with a new manufactured home or by a stick-built home meeting current lot setback requirement. This section shall not be misconstrued as a requirement for preexisting nonconforming use RV and trailer parks. For preexisting nonconforming uses refer to Chapter 17.56.
F. Residential dwellings located within the one-hundred-year floodplain shall conform to the Goldendale flood ordinance and shoreline master program. (Ord. 1519 §3, 2022)
17.10.070 Zero lot line development.
Zero lot line development for single-family dwellings may be permitted in order to: promote efficient land use, permit a more energy efficient arrangement of structures, protect environmentally sensitive areas, or provide more usable private or community open space.
A. Districts in Which Permitted. A zero lot line development for single-family dwellings may be permitted in the R-2 medium density residential district.
B. Application and Procedures. All development applications which include a zero lot line shall be processed in accordance with Title 16, Subdivisions, including application requirements.
C. Development Standards. All zero lot line developments shall comply with the standards of this title and the following requirements; provided, that where the standards included herein conflict with the standards established in other sections of this title, the standards herein shall apply:
1. Platting Requirements. Each dwelling shall be located on its own individual platted lot. The plat shall show the zero lot lines and the related easements;
2. Openings Prohibited On the Zero Lot Line Side. In order to maintain privacy, there shall be no windows, doors, air conditioning units, or any other type of openings in the wall along the zero lot line, except when such a wall abuts permanent open spaces or a public or private right-of-way;
3. Maintenance and Drainage Easements. A perpetual maintenance, eave overhang, and drainage easement at least five feet wide shall be provided on the lot adjacent to the zero lot line property line, which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title on the property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the two affected lot owners. Eaves, but no other part of any structure, may protrude across a side lot line, and such protrusion shall not exceed eighteen inches. Water runoff from the dwelling placed on the lot is limited to the easement area; and
4. In no case shall a zero lot line dwelling be built closer than five feet from the lot line of a lot not approved for zero lot line development. (Ord. 1438 §2(part), 2014)