Division 19.10 — RESIDENTIAL ZONING DISTRICTS

19.10.010 - Purpose of Division. ¶

This Division lists the uses of land that may be allowed within the residential zoning districts established by Section 19.04.020 (Zoning Districts Established). It also determines the type of land use permit/approval required for each use, and provides general standards for site development.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

19.10.020 - Purposes of Residential Zoning Districts. ¶

Different residential zoning districts are intended to "...Provide for a variety of housing opportunities through new construction and maintenance of existing housing for an economically and socially diverse population, while preserving the character of the community." (Housing Element goal, General Plan page III-4). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A.

RR (Rural Residential) District. The RR zoning district is intended for areas appropriate for rural, low density residential living. The maximum allowable residential density is one dwelling unit per two acres. The RR zoning district is consistent with the Rural Residential land use designation of the General Plan.

B.

RVL (Very Low Density Residential) District. The RVL zoning district is intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 0.5 to one dwelling unit per acre. The RVL zoning district is consistent with the Very Low Density Residential land use designation of the General Plan.

C.

R1 (Low Density Residential) Districts. The R1 zoning districts are intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 1.1 to five dwelling units per acre. The R1 zoning district is consistent with the Low Density Residential land use designation of the General Plan.

D.

R4 (Medium Density Detached Residential) District. The R4 zoning district is intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 4.1 to seven dwelling units per acre. The R4 zoning district is consistent with the Medium Density Detached land use designation of the General Plan.

E.

R5 (Medium Density Residential) District. The R5 zoning district is intended for areas appropriate for a mix of housing types on smaller lots. Typical residential land uses include single- and two-family dwelling units, either attached or detached. The maximum allowable residential density ranges from 5.1 to 10 dwelling units per

acre. The R5 zoning district is consistent with the Medium Density Residential land use designation of the General Plan.

F.

R10 (Medium Density Multi-Family Residential) District. The R10 zoning district is intended for areas appropriate for a variety of medium density dwelling units, including multi-family, two-family and single family residences, either attached or detached. The maximum allowable residential density ranges from 10.1 to 20 dwelling units per acre. The R10 zoning district is consistent with the Medium Density Multiple Family Residential land use designation of the General Plan.

G.

R20 (High Density Multi-Family Residential) District. The R20 zoning district is intended for areas appropriate for high density multi-family dwelling units. The maximum allowable residential density ranges from 20.1 to 30 units per acre. The R20 zoning district is consistent with the High Density Multiple-Family Residential land use designation of the General Plan.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

19.10.030 - Residential Zoning District Land Uses and Permit Requirements.

Table 2-4 identifies the uses of land allowed by this Zoning Ordinance in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 19.06.030 (Allowable Land Uses and Permit Requirements). In addition to the land use permit required by Table 2-4, special provisions related to certain land uses may apply, and Design Review may also be required for certain uses in compliance with Section 19.42.030 (Design Review). A Building Permit shall be required prior to any construction.

Note: Where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

19.10.040 - Residential Zoning District General Development Standards.

Subdivisions, new 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 2-5 and 2-6, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning and General Development Standards).

TABLE 2-4 Allowed Uses and Permit Requirements for Residential Zoning Districts	TABLE 2-4 Allowed Uses and Permit Requirements for Residential Zoning Districts	TABLE 2-4 Allowed Uses and Permit Requirements for Residential Zoning Districts	P Permitted Use (2)	P Permitted Use (2)	P Permitted Use (2)	P Permitted Use (2)
			UP Use Permit required (3)
			— Use not allowed
LAND USE (1)		PERMIT REQUIRED BY DISTRICT				Specifc Use
	RR	RVL, R1	R4, R5	R10	R20	Regulations

AGRICULTURE, RESOURCE & OPEN SPACE USES
Animal keeping	P (4)	P (4)	P (4)	P (4)	P (4)	19.34.060
Crop production & horticulture, community gardens	P	UP	—	—	—
Kennel	UP	UP (5)	—	—	—
Livestock raising, small	P	UP	—	—	—	19.34.060
Nature preserves	P	P	P	—	—
Plant, nurseries and greenhouses, with on-site retail	UP	UP	UP	—	—
Plant, nurseries and greenhouses, without on-site retail	P	UP	—	—	—
RECREATION, EDUCATION & ASSEMBLY			USES
Clubs, lodges and membership meeting halls	UP	UP	UP	UP	UP
Community centers	UP	UP	UP	UP	UP
Equestrian facilities	UP	—	—	—	—
Golf courses and country clubs	UP	UP	—	—	—
Libraries and museums	UP	UP	UP	UP	UP
Outdoor recreation facilities - active	UP	UP	UP	UP	UP
Outdoor recreation facilities - passive	P	P	P	P	P
Private residential recreational facilities	UP	UP	UP	UP	UP
Religious facilities	UP	UP	UP	UP	UP
Schools - Public and private	UP	UP	UP	UP	UP
RESIDENTIAL USES
Accessory dwelling units/junior accessory dwelling units	P	P	P	P	P	19.34.030 and 19.34.031
Accessory residential uses and structures	P	P	P	P	P	19.34.032
Alcoholism or Drug Abuse Recovery or Treatment Facility, 6 or fewer persons	P	P	P	P	P
Alcoholism or Drug Abuse Recovery or Treatment Facility, 7 or more persons	UP	UP	UP	—	—
Cannabis cultivation - personal indoor	P	P	P	P	P	19.34.065
Cannabis cultivation - personal outdoor	—	—	—	—	—	19.34.065
Community Care Facility, 6 or fewer persons	P	P	P	P	P
Community Care Facility, 7 or more persons	UP	UP	UP	UP	UP
Farm labor housing for 6 or fewer employees	P	P	P	P	P

Home occupations	P	P	P	P	P	19.34.080
Mobile home parks	UP	UP	UP	UP	UP	19.34.120
Multi-family dwellings	—	—	—	P	P
Residential Care Facility for the Elderly (RCFE), 6 or fewer persons	P	P	P	P	P
Residential Care Facility for the Elderly (RCFE), 7 or more persons	—	—	—	UP	UP	19.34.160
Rooming and boarding houses	UP	UP	UP	UP	UP
SB 9 dwelling units	P	P	P(6)	—	—	19.34.029
Single-family dwellings	P	P	P	P	P
Single-room Occupancy Facility (SRO)	—	—	—	P	P	19.34.126
Supportive Housing				P	P	19.34.071
Two-family dwellings, two single-family dwellings	—	—	P	P	P

KEY TO ZONING DISTRICT SYMBOLS

RR	Rural Residential	R10	Medium Density Multi-Family Residential
RVL, R1	Very Low Density & Low Density Res.	R20	High Density Multi-Family Residential
R4, R5	Medium Density Multi-Family Residential

Notes:

(1)

See Article 6 for land use definitions. See Section 19.02.020.F regarding uses not listed.

(2)

Zoning Clearance required (Section 19.42.020). Design Review may also be required; see 19.42.030.

(3)

See Section 19.42.050 for Use Permit processing requirements.

(4)

Standards and additional permit requirements determined by Section 19.34.060.

(5)

Kennel is not a permitted land use in an R1 Zoning District.

(6)

SB 9 dwelling units are only allowed in the RR, RVL, R1, and R4 Zoning Districts, see Section 19.34.029.

TABLE 2-4 Allowed Uses and Permit Requirements for Residential Zoning Districts			P Permitted Use (2)	P Permitted Use (2)	P Permitted Use (2)	P Permitted Use (2)
			UP Use Permit required (3)
			— Use not allowed
LAND USE (1)	PERMIT REQUIRED BY DISTRICT					Specifc Use Regulations
	RR	RVL, R1	R4, R5	R10	R20
RETAIL USES
Accessory retail and service uses	—	—	—	—	P	19.34.034
Marijuana Dispensaries	—	—	—	—	—
SERVICE USES
Bed and breakfast inns (B&Bs)	UP	UP	UP	UP	UP
Child/adult day care, 14 or fewer persons	P	P	P	P	P	19.34.070
Child/adult day care, 15 or more persons	UP	UP	UP	UP	UP	19.34.070
Massage establishments	—	—	—	—	—
Massage establishments - small	—	—	—	—	—
Personal services, accessory, within housing complex	—	—	—	—	—
Public utility facilities	UP	UP	UP	UP	UP
Residential care facilities for the elderly	—	—	—	UP	UP	19.34.160
Wireless communication facilities: New towers or monopoles or new building- mounted facilities	UP	UP	UP	UP	UP	19.38
Wireless communication facilities: New facilities co-located on existing towers, monopoles or buildings with existing permitted antennas	P(2)	P(2)	P(2)	P(2)	P(2)	19.38

KEY TO ZONING DISTRICT SYMBOLS

RR Rural Residential

R10 Medium Density Multi-Family Residential

RVL, R1	Very Low Density & Low Density Res.	R20	High Density Multi-Family Residential
R4, R5	Medium Density Multi-Family Residential

Notes:

(1)

See Article 6 for land use definitions. See Section 19.02.020.F regarding uses not listed.

(2)

Zoning Clearance required (Section 19.42.020). Design Review may also be required; see 19.42.030.

(3)

See Section 19.42.050 for Use Permit processing requirements.

TABLE 2-5

RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS

Development Feature	Required by Zoning District	Required by Zoning District
	RR Rural Residential	RVL Very Low Density Residential	R1 Low Density Residential	R4	R5
				Medium Density Residential
Minimum lot size	See Table 2-6, Section 19.10.050
Maximum density
Maximum number of dwellings per lot
Setbacks	Minimum setbacks required. See Section 19.20.100 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.
Front	30 ft	30 ft	See Table 2-6	25 ft	20 ft
Sides (each)	25 ft	20 ft	See Table 2-6	5 ft	5 ft
Street side	25 ft	20 ft	See Table 2-6	10 ft (4)	10 ft (4)
Rear (1)	30 ft	30 ft	See Table 2-6	20 ft	20 ft
Building coverage (2)	20%	20%	40%	40%	40%
Height limit (3)	30 ft (5)	30 ft
Floor Area Ratio	n/a	n/a	50%	50%	n/a
Architecture	As required by Division 19.27.
Landscaping	As required by Division 19.28 (Landscaping).
Parking	As required by Division 19.30 (Parking and Loading).

Notes:

(1)

10 ft setback allowed for a single story building element if it does not occupy more than 25 percent of the required rear setback.

(2)

Maximum percentage of site area that may be covered by structures.

(3)

Maximum allowed height of structures. See also Section 19.20.070 (Height Limits and Exceptions), and Division 19.26 (Hillside and Ridgeline Protection).

(4)

20 feet minimum for a garage using the side street for access.

(5)

40 feet allowed for barns.

TABLE 2-5

RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)

Development Feature	Requirement by Zoning District
	R10 Medium Density Multi-Family	R20 High Density Multi-Family
Minimum lot size	See Table 2-6
Maximum density
Maximum number of dwellings per lot
Setbacks	Minimum and maximum setbacks required. See Section 19.20.100 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.
Front	20 ft
Sides (each)	6 ft or 10 ft (3)
Street side	10 ft or 20 ft (4)
Rear	15 ft or 20 ft (5)
Building coverage (1)	40%
Height limit (2)	35 ft
Multi-family dwelling standards	As required by Section 19.34.124 (Multi-Family Dwellings)
Landscaping	As required by Division 19.28 (Landscaping).

As required by Division 19.30 (Parking and Loading).

Parking

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also Section 19.20.070 (Height Limits and Exceptions).

(3)

10 feet minimum when building height exceeds 20 feet.

(4)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(5)

20 feet minimum when the rear property line abuts a single family zone.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1591, § 2(Exh. A), 3-18-2014; Ord. No. 1595, § 2(Exh. A), 12-16-2014; Ord. No. 1611, § 2(Exh. A), 11-29-2016; Ord. No. 1643, § 6, 10-9-2018; Ord. No. 1705, § 4(Exh. A), 10-10-2023; Ord. No. 1718, § 3(Exhs. B—D), 9-10-2024; Ord. No. 1723, § 3(Exh. B), 3-25-2025; Ord. No. 1725, § 5(Exh. A), 7-22-2025)

19.10.050 - Residential Density. ¶

The residential Zoning Map symbols shall include a suffix denoting the maximum allowable density and/or the minimum lot area. Maximum density is expressed as the minimum site area per dwelling unit, consistent with the density range provided for the subject residential area by the General Plan. For example, R1-20 requires a minimum lot area of 20,000 square feet, and R1-7.5 requires a minimum lot area of 7,500 square feet. The density suffix shall be applied to property through the rezoning process. See Tables 2-5 and 2-6.

TABLE 2-5

RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS - LOW DENSITY DISTRICTS

Residential Zoning District	Maximun Number of Dwelling Units	Minimum Lot Size	Minimum Lot Size	Minimum Lot Size	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks		Max.
		Area (sf)	Width (ft)	Depth (ft)	Front (ft)	Side (ft)	Street Side (ft)	Rear (ft)	Building Coverage (1)	Height Limit (ft) (2)	Floor Area Ratio
RR-80	1 dwelling unit (du), plus 1	80,000	150	150	30	25	25	30	20%	30 (3)	n/a
RVL-80		80,000	150	150	30	25	20	30	20%	30	n/a

RVL-40	40,000	150	150	30	20	20	30	20%	30	n/a
R1-40	40,000	150	150	30	20	20	30	40%	30	50%
R1-20	20,000	100	100	30	15	15 (4)	30	40%	30	50%
R1-10	10,000	75	100	25	10	10 (4)	25	40%	30	50%
R1-7.5	7,500	60	100	25	6	10 (4)	20 (5)	40%	30	50%
Landscaping	As required by Division 19.28 (Landscaping)
Parking	As required by Division 19.30 (Parking and Loading)

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also 19.20.070 (Height Limits and Exceptions), and Division 19.26 (Hillside and Ridgeline Protection).

(3)

40 feet allowed for barns. 20 feet minimum for a garage using the side street for access.

(4)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(5)

10 ft. setback allowed for an attached single story building element (e.g., room addition, patio cover) if it does not occupy more than 25 percent of the required rear setback.

TABLE 2-6

RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS—MULTI-FAMILY DISTRICTS

Residential Zoning District	Max. Number of Dwelling Units	Minimum Lot Size	Minimum Lot Size	Minimum Lot Size	Minimum Setbacks	Minimum Setbacks	Minimum Setbacks		Max. Building Coverage (1)	Height Limit (ft) (2)	Floor Area Ratio
		Area (sf)	Width (ft)	Depth (ft)	Front (ft)	Side (ft)	Street Side (ft)	Rear (ft)
R4-6.0	1 du per 6,000 sf of site area	6,000	50	75	25	5	10 (3)	20 (4)	40%	30	50%
R5-7.5	1 du per 7,500 sf of	7,500	50	75	20	5	10 (3)	20 (4)	40%	30	n/a

	site area
R5-4.5	1 du per 4,500 sf of site area	4,500	50	75	20	5	10 (3)	20 (4)	40%	30	n/a
R10-4.5	1 du per 4,500 sf of site area (5)	6,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R10-3.5	1 du per 3,500 sf of site area (5)	6,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R10-2.5	1 du per 2,500 sf of site area (5)	6,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R10-2.2	1 du per 2,200 sf of site area (5)	6,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R20-2.0	1 du per 2,000 sf of site area (5)	6,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R20-1.8	1 du per 1,800 sf of site area (5)	10,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
R20-1.5	1 du per 1,500 sf of site area (5)	10,000	60	100	20	6 or 10 (6)	10 or 20 (7)	15 or 20 (8)	40%	35	n/a
Landscaping			As required by		Division 19.28 (Landscaping)
Parking			As required by		Division 19.30 (Parking and Loading)
Multi-family Dwelling Standards			As required by		Section 19.34.124 (Multi-Family Dwellings)

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also 19.20.070 (Height Limits and Exceptions), and division 19.26 (Hillside and Ridgeline Protection).

(3)

20 feet minimum for a garage using the side street for access.

(4)

10 ft. setback allowed for an attached single story building element (e.g., room addition, patio cover) if it does not occupy more than 25 percent of the required rear setback.

(5)

Allowable density shall be reduced by 20 percent for lots less than 7,500 square feet or width less than 60 feet.

(6)

10 feet minimum when building height exceeds 20 feet.

(7)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(8)

20 feet minimum when the rear property line abuts a single family zone.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1595, § 2(Exh. A), 12-16-2014)

DIVISION 19.12 - COMMERCIAL/INDUSTRIAL ZONING DISTRICTS

Article 3 — SITE PLANNING AND GENERAL DEVELOPMENT STANDARDS ¶

DIVISION 19.20 - GENERAL PROPERTY DEVELOPMENT AND USE STANDARDS