§ 4.03. R-2 Medium Density Residential District.

4.03.01. Description: This district is primarily intended for medium density single-family attached and detached residential dwellings and related religious, educational, and recreational facilities normally required to provide the basic elements of a balanced and attractive neighborhood. These areas are intended to be separated and protected from the encroachment of land use activities which do not perform a function necessary to sustain the residential environment, internal stability, attractiveness, order, efficiency, and security. The maintenance of property values is encouraged through the provision of adequate light, air and open space for dwellings and related facilities and through consideration of the proper functional relationship of various land use elements. The regulatory provisions of this district are aimed at achieving the goals, objectives and policies identified in the Santa Fe Comprehensive Plan.

4.03.02. Uses Permitted by Right: Please see Appendix 4F Zoning District Matrix, at the end of this Section of the Ordinance.

4.03.03. Conditional Uses: Please see Appendix 4F Zoning District Matrix, at the end of this Section of the Ordinance.

4.03.04. Qualification: To qualify for application of medium density regulations under this Section, the lots must be platted or replatted in conformance to these restrictions. Lots pre-existing this regulation shall conform to R-1 - Single-Family Residential District restrictions.

4.03.05. Area and Dimensional Regulations: The following regulations operate under the principal of density transfer of area to commonly held ownership.

A.

Density Transfer: Each residence shall be provided the equivalent of five thousand (5,000) square feet of land, exclusive of street and alley rights-of-way, dedicated storm water control structures and similar areas dedicated to public use.

B.

Front Yard: Each lot in an R-2 Medium Density Residential District shall have a front yard building line setback of not less than the greater of twenty-five (25) feet from the front property line or thirty-five (35) feet from the back of curb.

C.

Rear Yard: Each lot in an R-2 Medium Density Residential District shall have a rear yard building line setback or unroofed patio depth of not less than twenty-five (25) feet.

D.

Side Yard: Each lot in an R-2 Medium Density Residential District shall have side yard building line setbacks of not less than as set out in "type specific restrictions", 4.03.08 below).

E.

Density: One (1) residential unit per lot when detached and two (2) units per lot when attached. No accessory apartments are permitted.

F.

Height: No structure in an R-2 Medium Density Residential District shall exceed thirty-five (35) feet in height.

4.03.06. Signs: No lot located in this zoning district may have more than one (1) sign. No sign may exceed twenty (20) square feet in area. No sign may exceed five (5) lineal feet on any side. All signs shall be constructed in accordance with specifications provided by the Santa Fe Zoning Officer. (Note limits established by Section 5.03 "Home Occupations" and by Article 7, "Outdoor Advertising Sign Regulation".)

4.03.07. Encroachment by Accessory Structures: Accessory structures may encroach on the rear yard set backs of any lot where the rear lot line abuts a dedicated alley; but in no case shall such structure be located closer than five (5) feet from such rear property line. In addition, unattached non-dwelling unit accessory buildings or structures less than fifteen (15) feet in height, as measured from the adjacent grade to the highest point of any portion of such building or structure, may be located in a required rear yard within a residential district, provided they are set back not less than ten (10) feet from any rear lot line.

Primary and Accessory Structure Restrictions: The following additional restrictions are placed on primary and accessory structures:

A.

No primary or accessory structures or other obstructions, including but not limited to, decks, pools, paving, landscaping structures, fountains or trees, shall be erected or planted on any utility or drainage easement.

B.

Connecting breezeways shall not exceed eight (8) feet in width at the eaves and must be provided with fire stopping in accordance with building codes.

C.

Eaves of primary buildings shall not project into building line setbacks more than two (2) feet; eaves of accessory buildings shall not project into the required building line setbacks more than one and one-half (1½) feet.

D.

Chimneys, fireplaces, bay or bow windows and similar architectural features of primary and accessory buildings shall not reduce the minimum yard building line setbacks by projecting into or over such yard setbacks.

4.03.08. Type-Specific Restrictions:

A.

Conventional:

1.

Lot Area: A lot located in the R-2 Medium Density Residential District shall have no less than five thousand (5,000) square feet of area.

2.

Lot Width: A lot located in the R2-Medium Density Residential District shall have not less than forty (40) feet of width as measured at the front and rear building setback line.

3.

Lot Depth: A lot located in the R-2 Medium Density Residential District shall have not less than eighty (80) feet of depth.

4.

Each lot shall have side yards of not less than six (6) feet on each side.

5.

Lot coverage: Structures on an R-2 Medium Density Residential District lot shall not cover more than forty (40) percent of the lot.

B.

Zero Lot Line:

1.

Each lot shall have a zero (0) side yard building line setback on one side and not less than a twelve (12) feet side yard building line setback on the opposite side.

2.

Any side abutting properties outside of the zero lot line development shall have a side yard building line setback of not less than six (6) feet.

3.

Any side abutting a street right-of-way shall have a side yard building line setback of not less than fifteen (15) feet or twenty-five (25) feet if adjoining a lot fronting said side street.

4.

The wall of any structure within ten (10) feet of a property line shall be constructed of decorative masonry or decorative masonry veneer.

5.

The zero lot line shall be screened by a matching solid decorative masonry wall extending between the residential unit and the front and rear yard building line setback lines. The remainder of the zero (0) side yard building line setback shall be screened from the adjoining lot by an opaque fence. All fences shall be no less than seven (7) feet high nor more than nine (9) feet high measured from grade.

6.

Any lateral wall crossing a side yard building line setback shall contain a three (3) feet wide gate, not more than eighty (80) percent opaque or similar grade level opening. This opening is intended for fire fighting access.

7.

No eave or other building encroachment shall be permitted on the zero (0) yard building line setback except eave guttering may encroach up to one (1) foot.

8.

Roofs pitched toward the zero lot line side shall be storm water guttered in a manner that precludes drainage flooding to the adjoining yard.

9.

A twenty (20) feet wide alley or unobstructed (including fences) utility easement may be provided by the developer across the rear of all lots and, if provided by the developer, shall connect to an existing right-of-way. Such alley or easement may be divided between back-to-back lots. If provided by the developer, alleys shall be paved with concrete or asphalt with a width of no less than twelve (12) feet.

10.

Provision shall be made on the plat that permits right-of-access to the zero (0) lot line side of each party wall for maintenance purposes.

C.

Cluster Housing:

1.

The minimum lot size shall be determined by the projected roof area at the plane of the natural grade and may include un-roofed areas. The balance of the required minimum lot area shall be included in commonly owned landscaped area within the development.

2.

All primary structures shall maintain a twenty-five (25) building line setback from the perimeter limits of the full development or development phase.

3.

Any primary structures shall maintain no less than a twelve (12) feet separation from any other primary structure.

4.

Any structures within twenty (20) feet of another, exclusive of maximum eave encroachments of eighteen (18) inches, shall have exterior walls constructed of decorative masonry or decorative masonry veneer.

5.

Garden and patio walls shall be constructed of decorative masonry or masonry veneer and shall be not higher than nine (9) feet above adjoining grade.

6.

Roofs pitched toward neighboring patios and gardens shall be guttered in a manner that precludes drainage flooding to the neighboring patio or garden.

4.03.09. Transfer of Lot Area to Commonly Held Landscaping and Private Recreational Area: Up to two-thirds ( 2/3 ) of mandatory lot area may be transferred into commonly held landscaped or private recreational area but other provisions of this Section shall not be reduced thereby.

4.03.10. All vehicular circulation and parking shall be paved with concrete, asphalt or an approved masonry paver system.

4.03.11. Specific provision shall be incorporated into development in this classification allowing reasonable access by fire and other emergency vehicles and personnel to individual units.

(Ord. No. 04-2007, 3-8-07; Ord. No. 11-2007, 5-10-07; Ord. No. 20-2007, §§ 3, 5, 6, 7-26-07)