§ 27-6. R-2 Dwelling District.

(a)

Purpose of district. The R-2 Dwelling District is intended to permit the low-density development of attached multifamily residential dwelling units having similar land use controls to the R-1 Single-Family District. This district may be combined with the PD Planned Development District to provide for grouping of dwelling units to achieve larger open space areas and community recreational areas; provided, however, density shall not in any event exceed twelve (12) dwelling units per acre.

(b)

Permitted uses. The following are the only permitted uses within the R-2 Dwelling District and are subject only to the general conditions of this section and such other sections as are applicable:

(1)

Duplex-, triplex- and quadruplex-type dwelling units;

(2)

Public parks and playgrounds.

(c)

Planned development uses:

(1)

Townhouses, duplexes, triplexes, quadruplexes and other types of dwelling units;

(2)

R-2 conditional uses subject to all controls of such conditional uses but otherwise subject only to PD controls;

(3)

Indoor and outdoor recreational facilities in conjunction with residential uses;

(4)

Golf courses.

(d)

Conditional uses. All conditional uses allowed in R-1 conditional use zoning as well as civic clubs, fraternal organizations and lodges shall be allowed in this district subject to the same conditions as required in subsection 27-4(d), and the further condition that there shall be no alcoholic beverage sale to members or the public. Additionally, single-family detached residential units shall be allowed subject to the same general conditions as uses permitted in the R-1 district.

(e)

General conditions.

(1)

Area requirements:

a.

Minimum lot size. Every lot within the zoning district shall be at least ten thousand (10,000) square feet in area.

b.

Minimum lot width. Every lot within the zoning district shall be at least eighty (80) feet in width, measured at the front building line.

c.

Maximum lot coverage. No more than forty (40) percent of the total lot area shall be covered by buildings.

d.

Building lot ratio. There shall be at least four thousand (4,000) square feet of lot area for each dwelling unit built on any lot.

e.

Alternate duplex lot minimums. As an alternative to the foregoing, duplex lots shall be a minimum of five thousand (5,000) square feet in area and forty (40) feet in width at the front building line; maximum duplex lot coverage shall be forty (40) percent of total lot area and there shall be no more than one (1) dwelling unit on any such lot, and the only dwelling unit permitted thereon shall be a single-family attached duplex unit with a common wall situated on a lot line. Building permits shall not be issued for construction of any dwelling unit other than an entire duplex on two (2) lots if these minimums are utilized.

(2)

Minimum dwelling unit size: Every dwelling unit hereafter erected, reconstructed or altered in this district shall have a floor area exclusive of breezeways, basements, open and screened porches, common corridors, parking area, garages and accessory buildings of not less than one thousand (1,000) square feet.

(3)

Yard requirements: Every lot within this district shall have exterior yards of at least twenty-five (25) feet. There shall be one (1) side yard of at least ten (10) feet and all other interior yards and a rear yard of at least six (6) feet, subject to provisions of subsection 27-21(b)(4); provided, however, that duplexes constructed with a common wall on a lot line shall have a rear yard of at least six (6) feet, subject to the provisions of subsection 27-21(b)(4), and one (1) side yard on each lot of at least ten (10) feet.

(4)

Height restriction: No building shall exceed thirty-five (35) feet in height.

(5)

Fences and screening: Fences and screening shall be maintained as provided in section 27-21.

(6)

Parking:

a.

Residential parking as required in Table 20-3 shall be provided in a covered area behind the front building line. At least two (2) such spaces shall be covered. Required covered parking shall not be enclosed for residential purposes unless and until additional required covered parking is provided.

b.

Applicability.

1.

The regulations contained in this chapter shall apply to any single-family residence, duplex, triplex, townhouse, or upon any property zoned "R-1","R-1A", "R-2", "R-3", "MH" in the City of Hurst.

2.

The regulations contained in this chapter shall apply to any automobile, truck, bus, motorcycle, motor home, camper, trailer, truck tractor, road tractor, semi-trailer, pole trailer, boat or mobile home, or other such vehicle, collectively referred to as "vehicles".

3.

An existing property that is currently utilizing a yard area without providing the required all-weather surface or the screening fence shall have six (6) months to comply with the ordinance from the effective date of this section.

4.

Existing gravel driveways may continue when bordered by concrete curbing, interlocking brick pavers, steel edging, or other non-wood or non-plastic borders suitable to the building official and when one (1) inch diameter or larger gravel is used.

5.

All borders shall be installed with two (2) to three (3) inches of edging above grade.

c.

Exterior yard parking at the front of or at the side of a residence is allowed on paved surfaces. It shall be unlawful for any person to park or to cause, suffer, maintain or allow to be parked upon any property under his control, either as owner or tenant, any vehicle on any unpaved surface in the exterior yard(s).

d.

Interior side yard parking is allowed on unpaved surfaces if screened by an approved six (6) foot fence or wall. Unless vehicles are screened from view from any public street by a screening fence, it shall be unlawful for any person to park or to cause, suffer, maintain or allow to be parked any vehicle upon any property under his control, either as owner or tenant, on any unpaved surface in the side yard(s).

e.

Rear yard parking is allowed regardless of parking surface if rear yard is screened by an approved six (6) foot fence or wall.

f.

The maximum paved area of exterior yards devoted to parking on properties zoned for residential use shall not exceed fifty (50) percent of the exterior yard unless a special exception is granted by the zoning board of adjustment.

g.

Siting of required paved exterior yard surfaces must be done so as to comply with the city's ordinances, regulations, and driveway standards.

h.

All off-street parking areas and driveways in R-1, R-1A, R-2, R-3, and MH zoned properties shall be paved in accordance with the residential driveway detail specifications to adequately provide an all-weather surface.

i.

All paved off-street parking areas shall require a permit.

(7)

Signs: Subject to the general restrictions of section 27-22.

(8)

Accessory buildings: Accessory buildings, including garages, tool sheds and greenhouses, shall be permitted behind the front building line; provided, however, that in required yards no building other than a movable structure without a slab foundation of less than two hundred (200) square feet shall be allowed.

(9)

Reserved.

(10)

[Reserved.]

(11)

Exterior wall surfaces:

a.

The exterior surface of walls of all dwellings in this district, other than single-family detached houses, shall be at least ninety (90) percent masonry, excluding window and door openings.

b.

Notwithstanding the definitions of masonry contained in the building code, stucco (as that term is defined in this chapter) may be utilized to fulfill up to one-third of the masonry requirement. The use of stucco within three (3) feet of the top of the slab is prohibited. If a type of construction other than concrete slab is utilized, stucco is prohibited below four (4) feet above grade.

c.

Single-family detached houses constructed within this district are subject to the masonry requirements of subsection (e)(10) of section 27-4, R-1 Dwelling District.

(f)

Planned development regulations:

(1)

R-2 PD uses shall be subject to R-2 general conditions; provided, however, that the following R-2 general conditions may be specifically modified by the site plan or ordinance adopting such site plan:

a.

Minimum lot size;

b.

Minimum lot width;

c.

Yard requirements;

d.

Maximum building height;

e.

Access;

f.

Building to lot ratio;

g.

Maximum lot coverage;

h.

Parking and loading;

i.

Sign regulations;

j.

Landscape regulations;

k.

Exterior wall surface;

l.

Screening requirements.

(2)

Maximum density in this district shall not exceed twelve (12) dwelling units per acre, or such lower density as may be established by the site plan adopted by ordinance.

(Code 1965, Ch. 27, §§ 5.1—5.6; Ord. No. 1124, § 2, 3-25-86; Ord. No. 1306, § 1, 11-27-90; Ord. No. 1763, § 3, 3-13-01; Ord. No. 2002, § 5, 11-28-06)