§ 20.216.040  PROPERTY DEVELOPMENT STANDARDS.
   The following property development standards shall apply to all land and buildings in the R-2 Zone:
   A.   Lot area.
      1.   Each lot shall have a minimum area of nine thousand (9,000) square feet; except that a lot approved for single-family residential use, only, either by subdivision or lot split, may have a minimum area of four thousand five hundred (4,500) square feet. 
      2.   In Planned Unit and Cluster Development, the size of the lots may vary, provided the overall density provisions of the zone are maintained within the project and all other requirements of this section are complied with.
   B.   Lot dimensions.
      1.   Width.
         a.   Interior lots shall have a minimum width of sixty (60) feet; except that an interior lot approved for single-family residential use, only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum width of not less than fifty (50) feet.
         b.   Corner lots shall have a minimum width of seventy (70) feet except that a corner lot approved for single-family residential use, only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum width of not less than sixty (60) feet.
         c.   Reversed corner lots shall have a minimum width of seventy-five (75) feet; except that a reversed corner lot approved for single family residential use only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum width of not less than sixty-five (65) feet.
      2.   Depth.  Each lot shall have a minimum depth of one hundred thirty-five (135) feet; except that a lot approved for single-family residential use only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum depth of ninety (90) feet.
      3.   In Planned Unit and Cluster Development the lot width and depth may be modified to conform to the buildings and structures proposed, provided said dimensions permit conformity with all other provisions of this section.
   C.   Dwelling unit density.  Maximum dwelling unit density shall not exceed twelve (12) dwelling units per acre (one (1) unit per three thousand six hundred thirty (3,630) square feet).
   D.   Building height.
      1.   Buildings and structures erected in the R-2 Zone shall have a height no greater than thirty-five (35) feet.
      2.   Structures permitted above height limit. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the buildings and fire or parapet walls, skylights, flagpoles, chimneys, domestic radio and television masts, or similar structures may be erected above the maximum height permitted in each zone.  No structure shall be allowed for purposes of providing additional floor space.
   E.   Yards.
      1.   Front yard.
         a.   A minimum twenty-three (23) foot front yard shall be required; except that a lot approved for single family residential use, only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum front yard of fifteen (15) feet.
         b.   The entire front yard area shall be maintained as required in § 20.208.040.E.1.b. of this title.
         c.   Recreational vehicles, as defined in § 20.00.070.B. of this title, may be located within front yard setback areas twice per calendar month for a continuous period of time not to exceed forty-eight (48) hours for housekeeping and loading purposes only.
      2.   Side yards.
         a.   Interior lots shall have a side yard on each side of not less than five (5) feet.  The side yard may be reduced to zero (0) feet on one of the interior lot lines on a lot approved for single-family residential use, only, by lot split or subdivision, with a minimum area of less than nine thousand (9,000) square feet.  When a zero (0) foot side yard is utilized, the following shall apply:
            (1)   The total width of the two (2) side yards shall be not less than ten (10) feet.
            (2)   No eave shall project over a lot line.
            (3)   The minimum distance between eaves shall not be less than seven (7) feet.
            (4)   The minimum distance between walls of buildings shall be not less than ten (10) feet.
            (5)   The maximum eave projection shall be not more than three (3) feet.
            (6)   A masonry or concrete block wall seven (7) feet in height shall be erected and maintained on the rear and side property lines; except within the required front yard.
            (7)   An additional two and one-half (2½) feet shall be required for side yards adjacent to a main building twenty (20) feet or more in height.
         b.   A side yard on the street side of a corner lot shall be not less than fifteen (15) feet; except that a corner lot approved for single-family residential use, only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum street side yard of ten (10) feet and a zero (0) foot side yard on the interior lot line.
         c.   A side yard on the street side of a reversed corner lot shall be not less than twenty (20) feet, except that a reversed corner lot approved for single-family residential use, only, either by subdivision or lot split, with a minimum area of less than nine thousand (9,000) square feet, may have a minimum side yard of fifteen (15) feet and a zero (0) foot side yard on the interior lot line.
         d.   An opening of a minimum width of not less than four (4) feet shall be provided for access to the rear yard on one of the side yards of a lot.  The opening may be provided with a gate, but shall not be fenced or walled.
         e.   Any storage of materials including but not limited to, trash and trash receptacles, newspapers, building and automotive materials, landscape maintenance tools, and debris, within side yards, shall be substantially screened with a combination of open or solid fencing, and landscaping, or enclosed within an openwork structure such as wood or metal lattice, so as to substantially minimize views as seen from adjacent private and public streets, and public right-of-way (excluding alleys).
      3.   Rear yards.
         a.   Each lot shall have a rear yard of not less than ten (10) feet; except that a lot approved for single-family residential use, only, either by lot split or subdivision, with a minimum area of less than nine thousand (9,000) square feet, shall have a minimum rear yard of not less than fifteen (15) feet.
         b.   Any storage of materials including but not limited to, trash and trash receptacles, newspapers, building and automotive materials, landscape maintenance tools, debris, inoperable motor vehicles, camper shells not mounted on motor vehicles, or boats and trailers, within rear yards, shall be substantially screened with a combination of open or solid fencing, and landscaping, or enclosed within an openwork structure such as wood or metal lattice, so as to substantially minimize views as seen from adjacent private and public streets, and public right-of-way (excluding alleys).  Stored materials shall not cover an area greater than fifty percent (50%) of the total square footage of the rear yard.
      4.   Location of accessory buildings in required yards.
         a.   Detached accessory buildings may be located in the required side or rear yard areas provided that said structures are not less than five (5) feet from any common property line to the wall of said structure; and provided an eave shall not project into a required side yard more than eighteen (18) inches nor into the required rear yard more than three (3) feet.
         b.   Where access to a garage or carport is provided from an alley, the garage or carport shall be located not less than twenty-five (25) feet from the opposite property line or five (5) feet from the alley right-of-way line, whichever is more restrictive.  If the vehicle entrance faces the alley, a garage only shall be permitted and the vehicle entrance door shall not project beyond the property line when open or being opened.  A carport with a vehicle entrance facing an alley and not screened from public view from any point on the public right-of-way line which abuts the property upon which said carport is located shall be prohibited.
      5.   Projections into required yards.  Except as provided herein, the provisions of § 20.08.020 of this title shall apply.
      6.   Garage and carport side street setback. Notwithstanding other requirements herein, a garage with a vehicle entrance facing a side street shall set back not less than twenty-three (23) feet from the street side property line.  A carport with a vehicle entrance facing a side street and not screened from public view from any point on the public right-of-way line which abuts the property upon which said carport is located shall be prohibited.
   F.   Outdoor living space.
      1.   Each lot shall contain outdoor living space of not less than five hundred (500) square feet for each dwelling unit.
      2.   The provisions of § 20.08.030 of this title shall apply.
   G.   Walls, fences, and landscaping.  Fences and walls and solid hedges shall not exceed seven (7) feet above the finished grade immediately abutting the fence with the following exceptions:
      1.   Solid fences, walls, and hedges in a required front yard shall not exceed a height of thirty (30) inches.
      2.   Open work fences (not less than ninety percent (90%) open) in a required front yard shall not exceed a height of four and one-half (4½) feet.
      3.   Fences and walls shall be located a minimum of six (6) inches from any property line which is adjacent to a public right-of-way.
      4.   The provisions of § 20.08.060 of this title pertaining to corner cut-off areas shall apply.
      5.   Property owners are responsible for the continual maintenance of all landscaped areas on-site, as well as contiguous planted areas within the public right-of-way.  All landscaped areas shall be kept free from weeds and debris, and maintained.
   H.   Distance between main buildings.  The distance between walls of opposing buildings shall conform with the following:
      1.   Distance between buildings across a court.  The minimum distance between opposing main buildings or portions of main buildings which create a court shall be not less than twenty (20) feet plus a distance equal to one-half (½) the combined heights of said walls.
      2.   Distance between main buildings which do not form a court. 
         a.   If there are windows or entrances along either or both walls of opposing buildings (not facing a court), the distance between said walls shall not be less than fifteen (15) feet or a distance equal to one-half (½) the combined height of both walls whichever is greater.  A minimum of ten (10) feet between buildings shall be free of any building projections.
         b.   If there are no windows or entrances along either wall of opposing buildings (not facing a court), the distance between said walls shall not be less than ten (10) feet.
   I.   Minimum dwelling area.  Dwelling units shall have a minimum gross floor area of not less than eight hundred (800) square feet.
   J.   Coverage by structures.  No more than fifty percent (50%) of the lot area shall be covered by buildings or structures.
   K.   Off-street parking.  The provisions of § 20.08.040 of this title shall apply.
   L.   Access.
      1.   All lots shall have a vehicular access from a dedicated street or alley.
      2.   Driveway access to garages or carports shall be of permanent construction material, concrete or asphalt or other material approved by the City Engineer.
   M.   Signs.  The provisions of Chapter 20.28 of this title shall apply.
   N.   Lighting.  All lighting, interior and exterior, shall be designed and located so as to confine all direct rays to the premises.
(Ord. 425, passed 10-14-68; Am. Ord. 447, passed 8-11-69; Am. Ord. 478, passed 12-14-70; Am. Ord. 708, passed 1-20-81; Am. Ord. 741, passed 6-21-83; Am. Ord. 770, passed 3-19-85; Am. Ord. 841, passed 4-19-88; Am. Ord. 873, passed 9-5-89)