§ 9.04. R-2 Two-Family Residence District.

1.

Purpose. The R-2 District is established as a general residence district to encourage and allow the redevelopment of predominantly older sections of the city while preserving the residential character, and to permit the more intensive use of older, larger structures that were designed for single-family use.

2.

Permitted Uses. The following uses are permitted:

Any use permitted in the E-1 One-Family Residence District.

Group residential-care home. (Ord. No. 96-O-049, § 1, 9-3-96)

Two-family dwellings.

Transitional Uses: Any of the following transitional uses may be permitted on a zoning lot located in an R-2 Two-Family Residence District where the side of such zoning lot abuts upon a railroad right-of-way or upon the side or rear of a zoning lot in a business or manufacturing district, or is separated only by an alley, provided such transitional use does not extend more than one hundred (100) feet from a railroad right-of-way or from the boundary of a business or manufacturing district which it adjoins:

Multiple-family dwellings.

Business and professional offices, provided that each such office is situated in the same dwelling unit as the home of the occupant, with not more than two persons other than members of the occupant's immediate family being employed, and provided further that the residential character of the exterior of the dwelling is maintained.

3.

Special Uses.

Any special use permitted in the R-1-A One-Family Residence District. In addition, three and four-family dwellings may be erected in those locations in the R-2 Two-Family Residence District where, at the time of the effective date of this ordinance, 40 percent or more of the frontage on one side of a street between two intersecting streets if [is] occupied by multiple-family dwellings; provided, however, that the area and parking regulations of the R-3 Multiple-Family Residence District are complied with.

Planned residential developments, under single ownership or control, in which incidental business or recreational facilities for the convenience of the occupants may be furnished, provided the property proposed for development shall have a gross area of at least seven (7) acres. For such developments, the City Council may vary the regulations herein, provided such variations are consistent with the general purpose and intent of the ordinance and will result in better site planning and thus be of greater benefit to both the occupants of the development and to the community.

Any special use permitted in the R-1 One-Family Residence District. (Ord. No. 89-O-041, § 1, 10-16-89)

Three-family dwellings, provided that such a use is consistent with surrounding uses and provided that minimum lot size, yard areas, off-street parking and other regulations applicable to an R-3 Multiple-Family Residence District are complied with. (Ord. No. 84-O-016, § 1, 6-4-84)

4.

Off-Street Parking. Off-street parking and loading facilities shall be provided as required or permitted in Section 13.00

5.

Minimum Lot Size:

a.

Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less than six thousand (6,000) square feet and a width at the established building line of not less than sixty (60) feet.

b.

Every two-family dwelling hereafter erected shall be on a zoning lot having a minimum area of not less than six thousand (6,000) square feet and a minimum width of not less than sixty (60) feet at the building line, provided that where a lot has less width than herein required and was recorded under separate ownership from adjoining lots prior to the date of adoption of this zoning ordinance, such lot may be occupied by a two-family dwelling, but in no case shall the lot area per dwelling unit be less than two thousand, five hundred (2,500) square feet.

c.

All non-residential principal uses as permitted in this district shall be located on a tract of land having an area of not less than six thousand (6,000) square feet and a width of not less than sixty (60) feet at the established building line.

d.

Multiple-family dwellings allowed as transitional uses shall be located on a lot which provides a minimum lot area per dwelling unit as follows:

(1)

Apartments with three or more bedrooms: 3,500 sq. ft.

(2)

Apartments with two bedrooms: 2,500 sq. ft.

(3)

Apartments with one bedroom and efficiency apartments: 1,500 sq. ft.

provided, however, that in no case shall the minimum lot area be less than seven thousand, five hundred (7,500) square feet with a width at the building line of not less than sixty (60) feet.

e.

Minimum lot sizes for special uses shall be prescribed at the time a special use permit is authorized, but in no case shall any such lot be less than six thousand (6,000) square feet.

6.

Yard Areas. No building shall be erected or enlarged unless the following yards are provided and maintained:

a.

Front Yard. A front yard of not less than twenty-five (25) feet. For buildings exceeding twenty-five (25) feet in height, the minimum front yard determined above, shall be increased by one (1) foot for each two (2) feet or fraction thereof by which the building exceeds twenty-five (25) feet, but in no case shall a front yard of more than forty (40) feet be required.

b.

Side Yards. Side yards shall be provided as follows:

(1)

For one-family detached dwellings, the same regulations shall apply as in the R-1 One-Family Residence District.

(2)

For two-family dwellings, the same regulations shall apply as in the R-1 One-Family Residence District.

(3)

For multiple-family dwellings, on interior lots there shall be a side yard on each side of a principal building of not less than 10 percent of the lot width, but need not exceed eight (8) feet for all multiple-family dwellings of not more than two stories in height. For each additional story added above the two stories, the side yard on each side of the main building shall be increased two (2) feet in width.

On corner lots the side yard on the intersecting street side shall be not less than ten (10) feet, except in the case of a reversed corner lot, where there shall be a side yard on the street side of the corner lot of not less than 60 percent of the front yard required in the lots in the rear of such corner lot. No accessory building on said reversed corner lot shall project beyond the front yard line required on the adjacent lot to the rear, nor be located nearer than five (5) feet to the side lot line of such adjacent lot.

(4)

For non-residential buildings, on a lot improved with a non-residential building, there shall be a side yard of not less than twelve (12) feet on each side of the main structure and a combined total of side yards of not less than thirty (30) feet.

c.

Rear Yard. Rear yards shall be provided as follows:

(1)

For all residential dwellings, a rear yard of not less than thirty (30) feet.

(2)

For non-residential buildings, a rear yard of not less than thirty (30) feet.

7.

Maximum Lot Coverage. Not more than 35 percent of the lot area may be occupied by buildings and structures, including accessory buildings.

8.

Floor Area Ratio. The maximum floor area ratios shall be as follows:

a.

Permitted Uses:

(1)

One-family detached dwellings: 0.4.

(2)

Two-family dwellings: 0.5.

(3)

Transitional Uses—Multiple-family dwellings: 0.7.

(4)

Non-residential uses, same as E-1 District.

b.

Special Uses:

(1)

Two-family dwellings: 0.5.

(2)

For all other special uses the same regulations shall apply as permitted in the E-1 One-Family Residence District.