Chapter 27.29 — RESIDENTIAL OVERLAY DISTRICT

27.29.100 PURPOSE. ¶

The Residential Overlay District is established to encourage residential development as part of a mixed use development. New residential development is encouraged both to meet housing needs and to provide support for the growth of local businesses.

27.29.102 LANDS SUBJECT TO RESIDENTIAL OVERLAY CLASSIFICATION.

The /R, /R4, and /R5 classifications may be superimposed only on those lands classified E or C (except C4).

27.29.103 R6-D STANDARDS. ¶

Notwithstanding other provisions of this section, when any /R property is developed in conjunction with an abutting R6-D, all requirements of the R6-D zone shall apply.

27.29.104 CONDITIONS OF USE. ¶

In this overlay district, residential use may be permitted as either a principal use or as part of a mixed use project, provided that in C zones within the area encompassed by the Downtown Specific Plan, residential uses shall be permitted only above the first floor level.

27.29.106 DENSITY. ¶

(a) The maximum allowed density shall be as follows:

(1) In /R4 districts, the development standards in Section 27.24.040 shall apply;

(2) In /R5 districts, residential development shall not exceed 50 units per acre, regardless of parcel size;

(3) In /R districts, the following minimum development standards shall apply:

(A) For parcels located within the Downtown Specific Plan area, residential development shall not exceed 50 units per acre, regardless of parcel size. Densities above 50 units per acre are permitted only where specific criteria are met as stated in the General Plan Land Use Element.

(B) For parcels located outside the Downtown Specific Plan Area, the following minimum standards shall apply:

Minimum Parcel Area (Square Feet) Minimum Parcel Width (Lineal Feet) Minimum Parcel Area/D.U. (Square Feet) 4,000* 40* 2,200* * These standards are permitted only if a parcel is lying northeasterly of El Camino Real and was recorded prior to March 3, 1947.

** Densities above 50 units per acre are permitted only where specific criteria are met as stated in the General Plan Land Use Element.

Minimum Parcel Area (Square Feet)	Minimum Parcel Width (Lineal Feet)	Minimum Parcel Area/D.U. (Square Feet)
5,000	50	2,500
8,000	65	2,000
10,000	80	1,000
15,000	100	870
20,000	100	582**
* These standards are permitted only if a parcel is lying northeasterly of El Camino Real and was recorded prior to March 3, 1947. ** Densities above 50 units per acre are permitted only where specific criteria are met as stated in the General Plan Land Use Element.

(b) A larger minimum parcel for special uses shall be required by the Planning Commission upon a finding that the minimum parcel does not adequately accommodate the proposed special use.

27.29.108 MAXIMUM COVERAGE OF PARCELS. ¶

Maximum parcel coverage shall not exceed the standards of the underlying zoning district.

27.29.110 MAXIMUM FLOOR AREA RATIO. ¶

Residential development may exceed the floor area ratio of the underlying district provided that the maximum floor area ratio, including the residential overlay, shall not exceed the following:

(a) In /R4 districts, the maximum floor area ratio shall not exceed 2.0;
(b) In /R5 districts, the maximum floor area ratio shall not exceed 3.0;

(c) In /R districts, the maximum floor area ratio shall not exceed the standards of the underlying zoning district or floor area ratio range of the residential overlay district as delineated on the Building Intensity Plan of the General Plan.

27.29.112 MAXIMUM HEIGHT AND BULK. ¶

Maximum height and bulk standards shall be as follows:

(a) Building height shall not exceed the standards set forth on the Building Height Plan of the General Plan.

(b) For parcels located within the area encompassed by the Downtown Specific Plan, the bulk of all buildings shall not exceed the standards set forth in Chapter 27.40 Building Height and Bulk District for Downtown.

27.29.114 USEABLE OPEN SPACE REQUIREMENTS. ¶

Section 27.28.062, Subsection (b) in the R5-D district shall apply.

27.29.116 SETBACKS AND YARDS. ¶

For mixed use projects, yard or setback requirements of the underlying zone shall apply. For projects involving only residential use, the following requirements shall apply:

(a) In /R, /R4 and /R5 districts, the setback requirements in the R3 district shall apply;
(b) In CBD/R districts, the setback requirements in the CBD district shall apply.

27.29.118 THIRD AND FOURTH AVENUE SETBACK REQUIREMENTS. ¶

A landscape buffer of at least 20 feet and not more than 25 feet shall be provided along Third and Fourth Avenues from U.S. 101 to South Delaware Street. Only paving required for vehicular and pedestrian entrances shall be permitted; no parking shall be permitted in the setback. The building line shall commence at a distance of not more than 25 feet from the property line along 3rd and/or 4th Avenues.