Article 2 — ZONES, ALLOWABLE USES, AND DEVELOPMENT STANDARDS

ARTICLE 2 - ZONES, ALLOWABLE USES, AND DEVELOPMENT STANDARDS

Chapters:

Chapter 19.10 - RESIDENTIAL ZONES (R-1, R-1A, R-1B, R-1D, R-1E, R-1F, R-2, R-3, R-4, R-MH)

Sections:

19.10.010 - Purpose of residential zones.

A.

General. The residential zones are established to implement the Very Low Density (0-3.5 du/ac), Low Density (1-6 du/ac), Medium Density (7-21 du/ac), and High Density (21-28 du/ac) residential land use designations of the General Plan. Other permitted uses are restricted to those residential uses specifically required by State law, as well as other uses that may be conditionally permitted, such as the keeping of horses, places of religious assembly, country clubs, golf courses and related activities, educational

institutions, publicly owned facilities (including parks), nursing/rest homes, and senior housing, as set forth in this Chapter. The purpose of the residential zones is as set forth in the following Subsections.

B.

R-1 Single-Family Residential Zones (Very Low Density and Low Density). The R-1 zones are established to provide areas for the development and preservation of residential subdivisions consisting of detached residences and accessory uses compatible with the residential use of the zone. There are six single-family (R-1) residential zones that provide a variety of living environments based upon the required minimum net lot size. No more than one dwelling unit is allowed on each lot, except as otherwise provided in Section 19.60.160 (Second Dwelling Units), Section 19.10.035 (Duplex Developments in Single-Family Residential Zones), and/or Chapter 19.88 (Urban Lot Splits). Required minimum lot sizes for each of the six zones are as follows:

1.

R-1: 6,500 square foot minimum lot size.

2.

R-1A: 7,500 square foot minimum lot size.

3.

R-1B: 10,000 square foot minimum lot size.

4.

R-1D: 20,000 square foot minimum lot size (Hillside area).

5.

R-1E: 20,000 square foot minimum lot size (Non-hillside area).

6.

R-1F: 80,000 square foot minimum lot size.

C.

R-2 Two-Family Residential Zone (Medium Density). The R-2 zone is established to provide for the development of medium-density residential homes that may consist of one or two-family detached or attached units, and that comprise a cohesive development that may incorporate common open space and/or private open space areas, at a density range from 7 to 11 dwelling units per net acre.

D.

R-3 Multiple-Family Residential Zone (Medium Density). The R-3 zone is established to accommodate residential development generally characterized by single structures or a collection of cohesive structures

that house individual and/or multiple units, with common open space areas and amenities, at a maximum density of 21 dwelling units per net acre.

E.

R-4 Multiple-Family Residential Zone (High Density). The R-4 zone is established to accommodate higherdensity, multi-story residential development, with a focus on providing an intensity and function at locations within easy walking distance to transit, recreation and community facilities, and commercial services. The maximum permitted density is 28 dwelling units per net acre.

F.

R-MH Mobile Home Residential Zone (Medium Density). The R-MH zone is established to accommodate mobile home parks. The only permitted uses in the R-MH zone are residential mobile homes within integrated mobile home parks, including any accessory uses in support of mobile home park operations, such as common community facilities and structures accessory to individual mobile homes.

(Ord. No. 907, § 4.A., 3-8-2022)

19.10.020 - Land use and permit requirements.

A.

General. New residential land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-3 and 2-4. Standards for accessory structures are set forth in Chapter 19.34 (Accessory Structures).

B.

Residential structures near freeway and railroad rights-of-way. No habitable residential structure shall be erected within 40 feet of any railroad or freeway right-of-way, as measured from the closest right-of-way line. Multi-family residential projects that are part of a transit-oriented development may be located up to 20 feet of a railroad right-of-way (adjacent or above), provided measures to lessen noise and vibration impacts are addressed through development regulations in a specific plan to that development.

C.

Prohibition of structures in front setback area. No portion of any habitable structure and/or accessory structure shall occupy any portion of a required front setback area (see Figure 2-1), except as provided in 19.32.020 (Permitted Projections into the Required Setback Areas).

D.

Exceptions to maximum lot coverage. Maximum lot coverage for development in the R-1, R-1A and R-1F zone are subject to maximum lot coverage standards that may vary based on the lot size and/or building height (i.e., 1 or 2 stories). In the R-1 and R-1A zones, the base maximum lot coverage for one- or twostory units is 35 percent, except that units limited to one story in height on lots 8,000 square feet or less in size may occupy up to 40 percent of the lot area. When an existing unit on an R-1 or R-1A lot exceeds 35 percent lot coverage, new second story (or expansion of existing second story) construction shall not be

permitted, regardless of lot size, unless the overall building footprint is reduced to 35 percent. In the R-1F zone, the base maximum lot coverage for one-story units is 12.5 percent. However, two-story units are limited to a maximum 10 percent lot coverage. When an existing unit on an R-1F lot exceeds 10 percent lot coverage, a new second story (or expansion of an existing second story) shall not be permitted unless the building footprint is reduced to 10 percent.

nt is reduced to 35 percent. In the R-1F zone, the base maximum lot coverage for one-story units is 12.5 percent. However, two-story units are limited to a maximum 10 percent lot coverage. When an existing unit on an R-1F lot exceeds 10 percent lot coverage, a new second story (or expansion of an existing second story) shall not be permitted unless the building footprint is reduced to 10 percent.

(Ord. No. 874, § 2(Exh. A), 4-11-2017; Ord. No. 907, § 4.B., 3-8-2022; Ord. No. 916, § 3, 4-25-2023)

A.

R-1 and R-2 Zones. In all R-1 and R-2 zones, where the side or rear yard setback for the first story is the minimum required setback for the applicable zone, the second story of any residential structure shall be set back an additional two and one-half feet from the required minimum setback (see Figure 2-2). If the first story is set back 30 inches or more than the minimum required setback, no additional setback of the second story shall be required.

B.

R-3 and R-4 Zones. For structures with more than one story in the R-3 and R-4 zones, the rear setback shall be increased by five feet for each story or fractional story above the first story.

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Figure 2-2. Second Story Setback

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A.

Site plan and design review required. Site Plan and Design review, pursuant to Chapter 19.122 (Site Plan and Design Review) of this Code, shall be required for any development in the R-1D zone involving any new single-family unit or an addition of 250 square feet or more that is visible from any public right-of-way.

B.

Driveways. Each driveway shall follow natural terrain contours to the maximum extent feasible to minimize grading, and also shall comply with the following standards. The finished grade of a driveway shall conform

to the finished grade of the lot, but in no case shall exceed an average grade of 15 percent, or 20 percent at any point.

C.

Retaining walls to create building pads. The maximum height of retaining walls used to create a building pad shall not exceed 10 feet.

D.

Hillside development standards apply. Properties within the R-1D zone shall be subject to additional hillside development standards set forth in Chapter 19.46 (Hillside Development Standards).

19.10.060 - R-3 and R-4 zones: additional standards.

A.

Open space—Common.

1.

Common open space shall be distributed throughout the development at convenient, safe, and easily accessible locations to all residents of the development.

2.

Any one common open space area shall have minimum dimensions — depth or width — of 15 feet.

3.

Common open space areas may be developed with landscaping, play equipment, swimming pools, walkways and paths, paved terraces, and similar features that benefit all residents of the development.

4.

All common open spaces areas not covered by hard surface improvements as described in subparagraph 3, above, shall be landscaped.

B.

Open space—Private.

1.

Private open space must be contiguous to the unit it serves.

2.

Any single private open space area shall have minimum dimensions — depth or width — of 10 feet.

Private open space square feet minimum requirements may be transferred to common open space if it meets the following standards:

a.

An Open Space Plan is prepared and approved by the Director; or

b.

A Planned Development Permit is approved;

c.

Such open space provides creative communal spaces, including but not limited to gardening areas, sunning areas, outdoor seating, patios, barbeque facilities, and other similar features and spaces that contribute to a functional outdoor space for use by all residents.

d.

See Section 19.52.060 (Urban Water Runoff and Drainage) that encourages vegetable gardens as alternative to landscaping for multi-family residential developments.

C.

Open space plan. In lieu of the open space requirements set forth in Table 2-4 and paragraphs A and B,

above, an open space plan may be prepared for review as part of the Site Plan and Development Review process (Chapter 19.122). Such open space plan shall indicate how the proposed open space meets the intent of the public and private open space requirements for the R-3 and R-4 zones and General Plan goals regarding open space and development amenities. Such open space may include indoor or outdoor common areas, or combinations of such areas, that provide amenities such as a pool/spa, a recreation room, fitness facilities, or community gardens.

D.

Balconies.

1.

Balconies, where provided, shall have minimum dimensions of four feet by six feet.

2.

See 19.44.010.E (Residential Architectural and Design Standards) for required design treatment.

E.

Laundry facilities. All units shall be provided with individual washer and dryer hook-ups. In lieu of individual hook-ups, common laundry facilities may be provided at a ratio of one washer and one dryer for every four units. Such common facilities shall be located to be convenient, safe, and easily accessible to all residents of the development.

F.

Storage. All units shall provide for a storage area of not less than 250 cubic feet which must be within an enclosed area. Storage areas must not conflict with required parking area nor affect required open space.

G.

Trash and recycling facilities.

1.

Where common waste and recycling receptacles are provided, waste and recycling receptacles areas shall be designed and constructed in accordance with current standard City plans or policies.

2.

Trash enclosures for individual units and/or common facilities should be sized to accommodate separate bins for recyclable trash and regular trash, as well as green/yard waste (when appropriate).

3.

All waste and recycling receptacles areas shall be screened from view from any public street and all adjacent properties, and screening shall be designed to be architecturally compatible and integral to the overall project design.

4.

All waste and recycling receptacles areas shall be located to be convenient, safe, and easily accessible to all residents of the development.

Accessory structures are permitted subject to the development standards set forth in Chapter 19.34 (Accessory Structures) of this Code.

A.

Manufactured housing considered a single-family dwelling. A manufactured housing unit shall be considered a single-family dwelling and is subject to the development standards identified in this Chapter 19.10 (Residential Zones).

B.

Foundation required. A manufactured home shall be installed and maintained upon a permanent, continuous, exterior, masonry, or concrete foundation.

C.

Design standards.

All manufactured housing units shall comply with the site design and architectural standards set forth in Section 19.44 (Architectural and Design Standards).

2.

Roofs on manufactured housing shall include a roof overhang with eaves a minimum of 12 inches.

3.

Flat roofs are not permitted. A minimum roof pitch of 4 to 12 is required.

D.

Manufactured housing may be prohibited. The Director, pursuant to Section 65852.3(a) of the California Government Code, shall have the authority to preclude the installation of a manufactured housing unit if the manufactured housing unit was constructed 10 or more years prior to the date of the application for permit issuance to install the manufactured housing unit.

In addition to the requirements contained in this Chapter 19.10 (Residential Zones), regulations contained in the following Chapters may apply to development in residential zones.

Chapter 19.32, Site Planning and General Development Standards.

Chapter 19.34, Accessory Structures.

Chapter 19.36, Fences, Walls, and Hedges.

Chapter 19.38, Off-Street Parking Regulations and Design.

Chapter 19.40, Landscaping.

Chapter 19.42, Signs.

Chapter 19.44, Architectural and Design Standards.

Chapter 19.48, Property Maintenance.

Chapter 19.50, Performance Standards.

Chapter 19.52, Sustainable Development Practices.

Article 4, Standards for Specific Land Uses

and Activities.

(Ord. No. 908, § 3.A., 4-12-2022)