(a) Site Specifications, Building Size, Height and Bulk, and Residential Density
The development standards for the low-density residential districts are shown in Table 2:
TABLE 2
LOW-DENSITY RESIDENTIAL DEVELOPMENT STANDARDS
LOW-DENSITY RESIDENTIAL DEVELOPMENT STANDARDS
R-E
(6) | R-2 | RMD | Subject to Regulations in: |
R-E
(6) | R-2 | RMD | Subject to Regulations in: | |
Minimum Site Specifications | ||||
Site Area (ft
2
) | ||||
All lots except flag lots(1) | 1 acre | 6,000 | 5,000 | 18.10.040(c) |
Flag lots | As established by Section 21.20.301 (Subdivision Ord.) | |||
Site Width (ft) | 100 | 60 | 50 | |
Site Depth (ft) | 100 | 100 | 100 | |
Maximum Lot Size Lot Area (square feet) | None | 11,999 | 9,999 | 18.10.040(g) |
Minimum Setbacks | Setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code may also apply. | 18.10.050 | ||
Front Yard (ft) | 30 | 20 | 20 | |
Rear Yard (ft) | 30 | 20 | 20 | |
Interior Side Yard (ft) | 15 | 6 | 6 | |
Street Side Yard (ft) | 24 | 16 | 16 | |
Maximum Height (as measured to the peak of the roof) (ft) | 30 | 30 (2) | 35 | 18.04.030(67) 18.10.050 |
Side Daylight Plane (Side lot lines) | 18.04.030(44); 18.10.050 | |||
Initial Height (ft) | 10 | 10 | 15 | |
Angle (degrees) | 45 | 45 | 45 | |
Front Daylight Plane (Front setback line) | 18.10.050 | |||
Initial Height (ft) | 16 | 16(3) | ||
Angle (degrees) | 60 | 60 | ||
Rear Daylight Plane (Rear setback line) | 18.10.050 | |||
Initial Height (ft) | 16 | 16(3) | 15 | |
Angle (degrees) | 60 | 60 | 45 | |
Maximum Site Coverage: | 18.04.030 (86A) | |||
Single story development | 25% | 40% | 40% | |
Multiple story development | 25% | 35% | 40% | |
Additional area permitted to be covered by a patio or overhang | 5% | |||
Maximum Floor Area Ratio (FAR)
2 | 18.04.030(65) | |||
First 5,000 square feet | .45 | .45 | .50 | |
Square footage in excess of 5,000 square feet | .30 | .30 | .50 | |
Additional floor area permitted for covering of one parking space (ft
2
) | 200(4) | 200(4) | ||
Maximum House Size (ft
2
) | 6,000(5) | 6,000(5) | 6,000(5) | |
Minimum Usable Open Space (ft
2
) | 450 sf per unit | |||
Residential Density Minimum site area permitting two units | 1 acre | 7,500 | 5,000 | For second unit re-quirements, see 18.10.070 |
Parking | See Sec. 18.10.060 (Parking) | Chs. 18.52,18.54 | ||
(1) Minimum Lot Size: Any lot less than the minimum lot size may be used in accordance with the provisions of Chapter 18.40.
(2) R-2 Floodzone Heights: Provided, in a special flood hazard area as defined in Chapter 16.52, the maximum heights are increased by one-half of the increase in elevation required to reach base flood elevation, up to a maximum building height of 33 feet.
(3) R-2 Floodzone Daylight Plane: Provided, if the site is in a special flood hazard area and is entitled to an increase in the maximum height, the heights for the daylight planes shall be adjusted by the same amount.
(4) Exemption from Floor Area for Covered Parking Required for Two-Family Uses: In the R-2 and RMD districts, for two-family uses, floor area limits may be exceeded by a maximum of two hundred square feet, for purposes of providing one required covered parking space.
(5) Maximum House Size: The gross floor area of attached garages and attached accessory dwelling units and junior accessory dwelling units are included in the calculation of maximum house size. If there is no garage attached to the house, then the square footage of one detached covered parking space shall be included in the calculation. This provision applies only to single-family residences, not to duplexes allowed in the R-2 and RMD districts.
(b) Substandard and Flag Lots in R-2 Districts
The following site development regulations shall apply to all new construction on substandard and flag lots within the R-2 district in lieu of comparable provisions in subsection (a).
(1) Substandard Lots
(A) For the purposes of this subsection (c), a substandard lot shall be a lot with a width of less than 50 feet or a depth of less than 83 feet and an area less than 83% of the minimum area required by the zoning of the parcel.
(B) Development Standards
(i) The maximum height shall be 17 feet, as measured to the peak of the roof.
(ii) There shall be a limit of one habitable floor. Habitable floors include lofts, mezzanines, and similar area with interior heights of five feet (5) or more from the roof to the floor, but exclude basements and exclude attics that have no stairway or built-in access. The chief building official shall make the final determination as to whether a floor is habitable.
(iii) For lots less than 50 feet in width, the required street side setback shall be 10 feet.
(C) Nothing in this subsection (c) shall affect or otherwise redefine the provisions of Section 18.40.080 as to whether a substandard lot may be used as a lot under this title.
(2) Flag Lots
(B) Flag Lot Development Standards:
(i) The maximum height shall be 17 feet, as measured to the peak of the roof.
(ii) There shall be a limit of one habitable floor. Habitable floors include lofts, mezzanines, and similar areas with interior heights of five feet (5') or more from the roof to the floor, but exclude basements and exclude attics that have no stairway or built-in access. The chief building official shall make the final determination as to whether a floor is habitable.
(iii) Front Setback: 10 feet. Flag lots are not subject to contextual front setback requirements.
(iv) Flag lots are not subject to contextual garage placement requirements.
(c) Maximum Lot Sizes in R-2 and RMD Districts
This provision limits the potential for lot combinations with a net loss of housing stock and resultant homes that would be out of scale with homes in the surrounding neighborhood. In the R-2 and RMD districts, no new lot shall be created equal to or exceeding two times the minimum lot size prescribed for the district, as prescribed in Table 2. Lots larger than the prescribed maximum size are permitted only under the following circumstances: (i) where a Village Residential land use is approved concurrent with the new lot, resulting in no net loss of housing on the site(s); (ii) where underlying lots must be merged to eliminate nonconformities and no net loss of housing units would result; and (iii) where an adjacent substandard lot of less than 25 feet in width is combined with another lot, resulting in no net loss of housing units on the site.
(d) Garage Doors in R-2 District
In the R-2 district, for garages located within 50 feet from a street frontage, on lots less than 75 feet in width, the total combined width of garage doors which are parallel to the street shall not exceed 20 feet.
(e) Special Setbacks
Where applicable, setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of determining legal setback requirements.
(f) Certification of Daylight Plane Compliance
Upon request by the building official, any person building or making improvements to a structure in the low density residential districts shall provide a certification that the structure, as built, complies with the daylight plane provisions in subsection (a). Such certification shall be prepared by a licensed engineer, architect, or surveyor, and shall be provided prior to frame inspection.
(g) Lighting in R-2 District
In the R-2 district, recreational and security lighting shall be permitted only so long as the lighting is shielded so that the direct light does not extend beyond the property where it is located. Free- standing recreational and security lighting installed on or later than March 11, 1991, shall be restricted to twelve feet (12') in height.
(h) Location of Noise-Producing Equipment and Electrification Equipment
(1) Electrification Equipment and any associated housing, screening, insulation, or bollards necessary to enable compliance with the applicable regulations, including Chapter 9.10 of this Code, shall provide a minimum three foot interior side and rear yard setback and a minimum ten foot street sideyard setback. Except as otherwise provided in this Title EVSE and energy storage systems, Electrification Equipment shall not be located in the required front yard setback and shall at all times provide sufficient clearance for fire safety purposes. All other noise-producing equipment, such as gas powered generators, commercial kitchen fans, and similar service equipment, shall be located outside of the front, rear and side yard setbacks. Such equipment may, however, be located up to 6 feet into the street sideyard setback. All noise-producing equipment, including Electrification Equipment, shall be insulated and housed, except where doing so would interfere with the operation of the equipment. The Planning Director may also permit installation without housing and insulation, provided that a combination of technical noise specifications, location of equipment, and/or other screening or buffering will assure compliance with the City’s Noise Ordinance at the nearest property line. All service equipment must meet the City Noise Ordinance in Chapter 9.10 of this code.
(2) Where existing improvements comply with front setback requirements, EVSE may encroach up to four feet into the required front setback. Where existing improvements do not comply with front setback requirements, EVSE may encroach into the otherwise required front setback by two feet beyond the existing improvement. EVSE and energy storage systems and associated equipment and safety bollards may be located within required on-site parking spaces, as further described in PAMC Chapter 18.54 Section 18.54.020.
(3) The Planning Director may publish administrative regulations to further implement this subsection (h), including a list of equipment or technologies that may presumptively be installed without housing and insulation due to noise generation below applicable maximums.
(i) Individual Review
The Individual Review provisions of Section 18.12.110 of the Zoning Ordinance shall be applied to any single-family or two-family residence in the R-2 or RMD districts to those sides of a site that share an interior side lot line with the interior side or rear lot line of a property zoned for or used for single-family or two-family dwellings. The individual review criteria shall be applied only to the project’s effects on adjacent single-family and two-family uses.
(Ord. 5601 § 2, 2023: Ord. 5587 § 5, 2023: Ord. 5542 § 4, 2022: Ord. 5538 § 4, 2021: Ord. 5412 § 5, 2017: Ord. 5373 § 8 (part), 2016; Ord. 4964 § 9, 2007: Ord. 4875 § 2 (part), 2005)