ARTICLE 6. RESIDENTIAL, DISTRICT R-2
6-1. Uses permitted.
6-2. Height regulations.
6-3. Area regulations.
6-4. Yard regulations.
6-5. Density.
6-6. Minimum offstreet parking.
6-7. Master plan approval.
6-8. Structures permitted
above height.
Statement of Intent
The purpose of the R-2 classification is to provide areas for the construction of buildings, townhouses, condominiums, or other types of multifamily dwellings, in reasonably close proximity to existing high-density residential and commercial areas, and to provide for adequate open spaces and green areas for the health, safety, welfare and pleasure of those residing therein.
The following regulations shall apply to all R-2 districts:
[The following uses are permitted in the R-2 district:]
6-1-1. Houses, townhouses, including rental projects, condominiums, or any other type of multifamily dwelling, including those that qualify under Code of Virginia, ch. 4.2, ' 55-79.41 (d), (f), (g), (h), (i), (j), (n), and (p), as regulated herein with approval of the master plan by the board of supervisors, Lancaster County; however, said approval of the master plan does not exempt the applicant from the provisions of the Lancaster County subdivision ordinance, adopted September 20, 1990.
6-1-2. Accessory uses. The following may also be permitted provided that they are incidental to the above permitted uses: private parking garage for exclusive use of occupants, swimming pools, tennis courts, boat piers, similar recreation facilities, and accessory buildings and churches.
6-1-3. Major recreational equipment in accordance with article 19 of this ordinance.
6-1-4. Special exceptions. The following uses may be permitted by master plan approval: private clubs, restaurants, hotel/motel and similar commercial service units compatible with such development, with a special exception.
6-1-5. County-sanctioned public facility.
6-1-6. Disposal of dredge spoil, with a special exception. 6-1-7. Sales platform, temporary, with Zoning Administrator's approval. (Ord. of 5-28-98) 6-1-8. Single-Family Dwellings. (Ord. of 9-25-97)
(Ord. of 12-4-92; Ord. of 2-25-93; Ord. of 2-94; Ord. of 1-25-96(1); Ord. of 9-25-97; Ord. of 5-28-98)
No new building, nor the enlargement of any building, shall hereafter be erected to exceed either 45 feet or to exceed three stories in height, provided, however, that the board of supervisors as a condition of master plan approval may permit heights in excess of these.
6-3-1. Lot area. Each lot or plot shall have a minimum area of two acres (87,120 square feet).
6-3-2. Lot coverage. Underground structures may cover the entire lot provided that, within the site boundaries of any lot or parcel, the total amount of the surface of the site after development covered by buildings, parkway, driveways, roads and any accessory buildings shall not exceed 60 percent.
(Ord. of 10-24-96(1))
No building shall be erected, reconstructed, or altered nearer than 25 feet from any property boundary line, and sufficient distance between buildings shall be allowed, in order to secure adequate light, air, and distance between buildings.
The number of dwelling units shall not exceed three units per acre of total land area and six units per building. However, higher densities per acre may be permitted if deemed appropriate by the board of supervisors, and found not to be in conflict with this ordinance, as a condition of the master plan approval.
6-6. Minimum offstreet parking.
Two and one-half offstreet parking spaces shall be provided for each dwelling unit.
Every applicant for R-2 zoning classification shall file an application accompanied by a master plan or plat plan of the site area drawn to scale which shall include all necessary data in order that the zoning administrator can determine if the proposed use complies with the R-2 requirements. Data required shall include, unless waived by the zoning administrator:
(a) The design of the sewage disposal system.
(b) The solid waste disposal system.
(c) Water supply and distribution plan.
(d) Fire protection plan.
(e) Is type 3b ordinary fire resistance construction planned?
(f) Number of square feet contained in the site area.
(g) Location of each building on the site, including any accessory buildings, utility structures, utility lines, streetlights, etc.
(h) Size of each building including height and number of stories.
(i) Ratio of area covered by buildings, parking space, driveways, roads, and accessory buildings to total site areas.
(j) Location and general design and width of all driveways, curb cuts and sidewalks.
(k) Location and number of proposed parking spaces, including any special parking areas for recreational vehicles, boats, and the like.
(l) Location and identification of all other proposed facilities; i.e., swimming pools, tennis courts, etc.
(m) Contours at appropriate intervals, flood profiles, and location of all drainage facilities.
(n) Traffic plan.
(o) Plan for the ultimate development of the site, including, but not limited to, planned landscaping, parks, lakes, and recreational areas.
Additional pertinent information may be requested by the zoning administrator or the board of supervisors.
At the request of the board of supervisors, the application shall include an impact statement containing the effect of the planned development and facilities upon the county's population, schools, roads, sewer, water, and other public services, as well as upon the county's economy and environment.
Every application for R-2 zoning must be approved by the board of supervisors. The board may approve and accept a master plan if it is found, at a regular meeting, that the improvement and development proposed by the master plan:
Substantially complies with the residential objectives of the comprehensive plan;
Substantially complies with the uses permitted and use regulations of the R-2 district as set forth in this ordinance;
Is functionally related to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood;
Is so designed and located that the public health, safety, and welfare will be promoted and protected; and
Will be in accord with the purposes of the adopted comprehensive plan and, if officially approved, area development plans for the neighborhood.
In appropriate cases the governing body may modify the uses and regulations permitted so as to conform with the general purpose and intent of the R-2 district. In doing so, the following will be taken into consideration: grade, direction and intensity of traffic on adjacent roads, relationship to adjacent existing or permitted uses and buildings, particular dimensions, and orientation of the site, adequate open space between buildings, and in the case of cluster houses, the open space separating clusters or groups of buildings.
In approving and accepting a master plan, the governing body may designate such conditions in connection therewith as will, in its opinion, assure that the improvement and development will conform to the foregoing requirements, or modifications thereof, including, but not limited to, provisions for the protection of adjacent property, the expiration of said master plan approval after a specified period of time, access and design for offstreet parking and loading, as shall be deemed necessary to secure the general intent of the district and the best development of the neighborhood and to reduce injury to the value of the property in the neighborhood.
After a master plan has been approved and accepted by the governing body, minor adjustments of the master plan which comply with the spirit of this code and in the approval of the master plan, and with the general purpose of the comprehensive plan for the development of the area, may be approved by the zoning administrator. Deviation from an approved master plan without the written approval of the zoning administrator shall, at the discretion of the board of supervisors, void the plan and the board of supervisors may require the applicant to resubmit a new master plan for consideration.
6-8. Structures permitted above height.
Uses accessory to the principal uses of the building and penthouses or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, smokestacks, TV antennae, radio aerials, water tanks, silos or similar structures may be erected above the height limit herein prescribed provided that:
(a) Except for smokestacks and chimneys that are an integral part of the penthouse, no roof protrusion shall exceed the height limit by more than 23 feet;
(b) Elevator shaft housings, stairways, or mechanical equipment above the height limits shall be completely enclosed by the same quality architectural material as that used in the exterior of the building;
(c) No penthouse or roof structure of any space above the height limit shall be allowed for the purpose of providing additional floorspaces for permitted uses.