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Section 1205.05    District 2: Rural Residential Conservation

  1. Purpose
    This District is established to protect and preserve the most rural areas of the city in
    which agriculture, woodlands, wetlands, other sensitive environmental areas, and
    low-density residential development are the predominant land use patterns. Overall
    existing residential density is less than 1 dwelling unit per five acres, consisting
    primarily of single-family detached estate homes. There remain large amounts of
    open space and potential development areas. The regulations contained in this
    District will permit continued, low-density residential development, but will
    encourage new residential development that incorporates rural residential
    conservation designs and other open space preservation techniques, in order to
    preserve the existing rural character and limit development in sensitive
    environmental areas such as wetlands, floodplains, or aquifer recharge areas. Other
    permitted uses include agriculture, park and recreational uses, institutional uses, and
    public uses.

  2. Uses By-Right
    1. Residential:
      1. Family day care homes, small (1-6 children).
      2. Residential group homes for up to 5 handicapped or elderly people.
      3. Single-family, detached.

    2. Agricultural:
      1. General agricultural operations.

    3. Planned Developments:
      1. Residential planned developments, subject to standards and
        procedures set forth in Sections 1203.04 and 1204.02 of this Code

    4. Institutional/Civic/Public:
      1. Public park or recreation areas, including multipurpose trails.
      2. Public recreational facilities, indoor or outdoor.
      3. Essential public utility and public services installations, including bus
        shelters and bus stops, but not including water towers, power
        generating stations, transfer stations, or outdoor storage

    5. Accessory Uses: See Section 1206.03, "Accessory Uses."

  3. Conditional Uses
    The following uses shall be conditionally permitted in District 2 subject to meeting
    all applicable requirements set forth in this section and Section 1206.02, "Conditional
    Uses."

    1. Residential:
      1. Assisted Living.
      2. Duplexes.
      3. Model homes.
      4. Open Space Conservation Subdivisions.
      5. Residential group homes for the handicapped or elderly (from 6 to 8
        people).
      6. Single-family, attached.

    2. Commercial/Retail:
      1. Bed and Breakfast Inns.
      2. Boarding Kennels.
      3. Commercial Nurseries.
      4. Golf Courses, private.
      5. Private-membership recreational facilities or clubs.
      6. Recreational or sports training facilities, commercial
      7. Veterinary facilities or small animal clinics, including overnight
        indoor boarding.

    3. Institutional/Civic/Public:
      1. Cemeteries.
      2. Golf courses, public.
      3. Places of religious worship, including churches and synagogues.
        Religious schools and day care centers may be permitted as accessory
        uses within the same structure as the principal conditional use.
      4. Public non-commercial facility for composting.
      5. Public safety and emergency services, including police or fire stations
        and emergency medical services, provided the size of the facility or
        service shall not exceed 10,000 sq. ft.
      6. Schools, public or private -- preschool, elementary, secondary, or postsecondary.

    4. Accessory Uses:
      1. Oil and Gas Exploration and Extraction of lots of at least 20 acres in
        size under single ownership.
      2. Shared driveways for dwellings
      3. See Section 1206.03, "Accessory Uses."

  4. Property Development/Design Standards
    In addition to compliance with all applicable standards set forth in Chapter 1207,
    "Zoning Development and Site Plan Standards," development in District 2 shall
    comply with all of the following development/design standards (all standards are
    minimums unless otherwise noted):
    1. Maximum Net Density: 1 dwelling unit per 2.5 acres.

    2. Open Space Conservation Subdivisions:
      1. Open Space Conservation Subdivisions Encouraged.
        1. All residential developments or subdivisions of 5 or more lots
          that satisfy the minimum 5-acre parcel size threshold set forth
          in Section 1207.06(d) of this Code are encouraged to utilize
          the Open Space Conservation Subdivision provisions in
          order to preserve a substantial amount of land for open space
          use and, to the maximum extent feasible, to prevent
          development in environmentally sensitive areas including but
          not limited to woodlands, wetlands, and wellhead
          protection/aquifer recharge areas.
        2. Open Space Conservation Subdivisions in District 2 shall
          comply with all requirements, including minimum open space
          requirements, set forth in Section 1207.06, "Open Space
          Conservation Subdivisions," of this Code.
        3. In the case of any conflict between the provisions set forth in
          this Section 1205.05 and in Section 1207.06, "Open Space
          Conservation Subdivisions," the provisions set forth in
          Section 1207.06 shall apply.
      2. Open Space:
        1. Open Space Conservation Developments. Open Space
          Conservation Subdivisions shall comply with the open space
          requirements set forth in Section 1207.06, "Open Space
          Conservation Subdivisions.".
        2. Non-Open Space Conservation Developments. In addition to
          compliance with the standards and requirements governing
          open space dedications set forth in Section 1207.05 of this
          Code, non-open space conservation developments in District
          2 shall set aside a minimum of 50% of the gross land area for
          private open space
      3. Density Bonus for Additional Open Space: For every additional ten
        (10) acres of land dedicated for public open space above the
        minimum required pursuant to Section 1207.05, "Open Space", one
        (1) additional dwelling unit may be developed.

    3. Minimum Lot Size:
      1. Residential Uses:
        1. Open Space Conservation Developments: 10,000 square feet.
        2. Non-Open Space Conservation Developments: 2.5 acres.
        3. Commercial Recreational or Sports Training Facility: 15
          acres.
      2. All Other Uses: 2.5 acres.
    4. Minimum Lot Width:
      1. 200 feet, except that the minimum lot width may be reduced to a
        minimum of 100 feet if the development incorporates open space
        conservation lots pursuant to the standards set forth in this section
        and Section 1207.06 of this Code.
      2. Lots Abutting Railroad Right-of-Way: In order to enable an increase
        in the rear yard setback and allow room for a landscaped buffer
        between the dwelling and the railroad right-of-way when a lot abuts
        and backs onto a railroad right-of-way, the minimum lot width may
        be reduced by not more than ten (10) percent provided the lot depth is
        at least two-hundred fifty (250) feet.

    5. Setbacks:
      1. Open Space Conservation Subdivisions: All residential open space
        conservation subdivisions shall comply with the setback and yard
        requirements set forth in Section 1207.06(e) of this Code.
      2. All Other Developments -- Case-by-Case Determination: Because of
        the pervasiveness of environmentally sensitive areas within District
        2, building setbacks and yard requirements for development shall be
        determined on a case-by-case basis by the PC either during the
        subdivision approval process or during the site plan approval process.
        All determinations of setbacks and yard requirements shall use as a
        starting point the minimum setbacks set forth in paragraphs (C)-(E)
        below, which may be modified pursuant to the conditions and criteria
        set forth in Section 1207.01, "Maximum Impervious Surface
        Coverage."
      3. Minimum Front Yard Setbacks:
        1. Non-Residential Uses: 100 feet.
        2. Residential Uses: 50 feet provided that averaging shall be
          required for residential uses as follows: Except for new
          residential development on lots fronting arterial roads, the
          front setback shall not differ by more than ten (10) percent
          from the average of the front yard setbacks existing on the
          two properties immediately adjoining the subject property,
          unless approved by the Architectural and Historic Board of
          Review. If one or more of the adjoining properties is vacant,
          the front yard setback shall be 50 feet.
        3. All Uses on Lots Fronting Arterial Roads: 100 feet, of which
          the front 50 feet shall comprise a bufferyard that shall be
          landscaped pursuant to Section 1207.04(k) .
      4. Minimum Side Yard Setbacks:
        1. Principal Residential Structure: 20 feet.
        2. Principal Non-Residential Structure: 30 feet.
        3. Side-facing attached garage: 25 feet.
        4. All other accessory structures: 15 feet.
        5. Corner lots: 50 feet for street side not designated as "front."
      5. Minimum Rear Yard Setbacks:
        1. Principal Structure: 50 feet.
        2. Accessory Garage: 15 feet.
        3. Other Accessory Structure: 15 feet.
      6. Arterial Setbacks: See arterial setback and landscaping requirements
        in Section 1207.04(k), "Landscaping/Buffering."

    6. Maximum Structure Height: 35 feet.

    7. Building Siting and Orientation.
      The following building siting and orientation requirements shall apply to all
      new development in District 2, except for new development with a front yard
      depth of 130 feet or more:
      1. Principal Residential Structures.
        1. The main entrance to the residence shall face the street.
        2. The front wall of the principal structure shall be parallel to
          the street or perpendicular to a radius of the curve of the street
          extended through the approximate center of the main mass, if
          the street is curved.
      2. Principal Residential Structures on Corner Lots.
        1. In general, the structure shall face one of the streets or the
          corner.
        2. One side of the structure shall be designated the "front" and
          shall be subject to the requirements set forth in paragraph (A)
          above.
      3. Private Garages.
        1. Doors of attached garages shall not face the street.
        2. Detached garages shall be located only in the rear yard.
        3. New development of a principal single family detached
          dwelling shall provide space for the storage of at least two
          cars within an enclosed garage.
      4. Non-Residential Development.
        1. The main entrance to the principal structure shall face the
          street.The front wall of the principal structure shall be parallel
          to the street or perpendicular to a radius of the curve of the
          street extended through the approximate center of the main
          mass, if the street is curved.
        2. The main body of the principal structure shall be closest to
          the street.
        3. An accessory garage shall be sited so that its door is not
          visible from the primary direction of approach.

    8. Bufferyard Requirements for Lots Abutting a Historic Landmark. New
      development on lots that abut a historic landmark shall establish a bufferyard
      equivalent to or greater than "Bufferyard C" as set forth in Section
      1207.04(g) of this Code. The bufferyard shall be established on the boundary
      that abuts the historic landmark.

    9. Driveway Curb Cuts.
      1. Lot widths of 150 feet or less: No more than 1 driveway curb cut per
        lot.
      2. Lot widths of more than 150 feet: No more than 2 driveway curb cuts
        per lot.
      3. See Section 1207.13(c)(5) regarding limits on curb cuts to arterial and
        collector roads.

    10. Location of Parking. In addition to the off-street parking requirements set
      forth in Section 1207.12 of this Code, off-street parking shall be located to
      the side or rear of the principal building.

    11. Architecture and Design Standards:
      See architectural design guidelines located in Appendix D.

    12. Pedestrian/Bicycle Pathways and Linkages:
      1. Provision shall be made in the design of all developments for nonvehicular
        circulation systems, including but not limited to sidewalks,
        pathways, and bikeways.
      2. Any amount of land set aside for trails in a development shall be
        credited toward either the public or private open space requirements
        set forth in this section and in Section 1207.05 of this Code.
      3. To the maximum extent feasible, provision shall be made in the
        design of developments for interconnections with existing or planned
        streets and pedestrian or bikeway systems on adjoining properties,
        unless the City determines that such interconnections would have
        adverse impacts on open spaces, wetlands, sensitive environmental
        areas, or other significant areas.

    13. Environmental Standards
      See Section 1207.08, "Wellhead Protection Area Standards."