Chapter 11.12 R-3 MULTIPLE RESIDENTIAL ZONE

Chapter 11.12
R-3 MULTIPLE RESIDENTIAL ZONE

Sections:

11.12.010 Permitted uses.

11.12.020 Front yards.

11.12.030 Side yards.

11.12.040 Height.

11.12.050 Placement of buildings.

11.12.060 Lot area.

11.12.070 Lot area per dwelling unit.

11.12.080 Lot width.

11.12.090 Permissible lot coverage.

11.12.100 Permissible floor area ratio.

11.12.110 Private open space.

11.12.120 Private garages storage space.

11.12.130 Development standards for single-family residential dwellings.

11.12.140 Paved in front yard setback area.

11.12.010 Permitted uses.

In the R-3 zone only the following uses are permitted and as hereinafter specifically provided and allowed by this chapter, subject to the off-street parking requirements and the general provisions and exceptions set forth in this title beginning with Chapter 11.30.

(1) Any use permitted in the R-2 zone.

(1.5) Canopies and other temporary membrane fabric type structures are allowed subject to the following standards:

(a) Canopies are a permitted use/activity on residential properties;

(b) For residential uses, no permits or planning approval is required. (Permits are required for use/activity in conjunction with a commercial or industrial use.);

(d) Total number of canopies is restricted to two canopies per lot, including any canopy located over a driveway;

(e) Maximum combined total surface area cannot exceed a combined total canopy surface area of three hundred twenty square feet. The maximum size of any single canopy shall not exceed two hundred square feet;

(f) The height of canopies must maintain a free and clear distance of two feet from any overhead power lines, if the canopy is detached from a structure and located over a “nonwalkable” surface (swimming pool). In all other instances, the canopy must maintain a free and clear distance of eight feet from any overhead power lines;

(g) Canopies are temporary in nature, collapsible and are not considered a structure. They cannot be designed or constructed in such a manner that they are permanently secured to the ground or adjacent structure;

(h) No canopies shall be permitted in the front yard area. Exception: Canopies may be placed in the front yard in conjunction with an approved, permitted yard sale;

(i) Canopies may be placed on a driveway, within the rear yard or side yard setback but only within the rear one-half of the property. Though a canopy can be within the required setbacks (side or rear), whether on a driveway or not, they must be set back from the property line a sufficient distance so as to not permit any water or debris to fall onto a neighboring property;

(j) Canopies are permitted to be located near or against a building, structure or large vegetation (trees), but cannot be attached to them;

(k) Allowing a canopy in the driveway in front of a garage does not supersede the city requirement that the garage must be accessible at all times and available for use by a vehicle(s). No inoperable vehicles or storage of any debris, product or goods, etc., will be permitted under the canopy which precludes or obstructs access to the garage;

(l) Canopies must be kept in good repair;

(m) The director of community development may refer a specific structure to the planning commission for approval, as a code interpretation, as is deemed appropriate. (Ord. 2205 § 1 (part), 11-8-05)

(3) Churches, subject to the issuance of a conditional use permit, and related activities such as head start programs, day nurseries, and schools as defined in Sections 11.04.140 and 11.04.430 of this title, but excluding business, professional, vocational, and trade schools, provided the following conditions are conformed to:

(a) Limitations on lot coverage need not apply;

(b) Buildings and structures on the site shall not be closer than twenty feet to any property line which is a common property line with “R” zoned property except that a detached one-family dwelling on such site shall conform to the yard requirements and required distance between buildings as prescribed in the zone in which the site is located;

(c) The height limits of the zone in which the church is located shall apply, subject to the following exceptions and conditions:

The floor of the uppermost story shall not be located closer than eight feet below the height limit permitted in the zone. In no case shall a perpendicular wall exceed the height limit of the zone except that it be a gable end wall, and if the gable end wall is not at right angles to any contiguous residential property line, the width of the required yard shall be increased by the same amount that the gable wall exceeds the permitted height limit. Roof may be constructed to a greater height, providing that no portion of the roof structure shall extend above an angle of forty-five degrees from the horizontal beginning at a point vertically above the inside of the required side yard and at an elevation equal to the maximum building height for the zone, thence extending upward and away from the closest lot line to where such angle intersects a similar angle measured from the opposite lot line;

(d) A solid masonry wall not less than five feet in height shall be constructed and maintained on any property lines adjoining residential property, providing such wall shall not extend into any required front yard, and such walls may be built progressively as the site is developed;

(e) The depth of the required front yard shall be fifteen feet;

(f) On interior lots the required side yards may be used to provide off-street parking areas and, on corner lots, the interior side yard may be similarly used. Under no circumstances may the required front yard on the side street side yard be used for off-street parking;

(g) All lights provided to illuminate any parking area or building shall be so arranged as to direct the light away from any adjoining premises;

(h) Church sites shall abut and be accessible from at least one public street with a roadway having not less than two parking lanes and two traffic lanes, and having a combined width of not less than thirty-six feet. All bounding streets and/or alleys shall be improved to the dimensions indicated on any adopted precise plans therefor, and to the city’s specifications pertaining to the materials, design and construction. Where no precise plan for the street alignment or widths has been adopted and boundary streets or alleys do not conform to the prescribed minimum requirements, the plan shall be submitted to the planning commission to initiate proceedings and adoption of a precise plan which will conform to prescribed minimums;

(i) The following signs only are permitted:

(1) One sign area on the outside wall of the main building and parallel thereto, having an area of not greater than twenty square feet;

(2) A detached sign having dimensions totaling not more than twenty square feet and which both faces may be utilized, such signs being securely mounted on the ground on supports and the top of which sign shall not be more than six feet above the natural level of the ground upon which it rests.

(j) For the purposes of determining conformance to the foregoing conditions a plot plan showing ultimate location and use of buildings, location of signs, location of off-street parking areas, ingress to and egress from the parking areas, landscaping and sketches to scale showing the building elevations, shall be filed with the planning department and the building department prior to the issuance of any building permit;

(k) The minimum lot size for a church use shall be fifteen thousand square feet;

(l) On-site parking shall be one space per three fixed seats or one space per one hundred fifty square feet of assembly area. (Ord. 2201 § 2 (part), 10-11-05)

(3.5) Day care centers. (Ord. 1859 § 7, 1-28-91)

(4) Electric distribution substations, including microwave receiving and relaying installations; provided, however, any tower or portion of the receiver that extends six feet or more in height and is not enclosed within a building shall be subject to the issuance of an unclassified use permit.

(5) Multiple dwellings, including accessory buildings and structures.

(6) Open-air parking area for the temporary parking of automobiles without monetary charge except when operated by, or for, a public parking authority, when the area to be used for parking is contiguous to properties zoned for commercial or industrial purposes, whether or not an alley intervenes, provided such parking area shall be developed as required by Section 11.34.090, and provided further that no such area shall be used for a car sales area or for the accessory storage of cars, and provided further that if said parking area shall be considered as a portion of the area required for parking for any adjacent improvements that a covenant shall be executed and recorded between the city of South Gate and the owners of said real property providing that said parking use shall not be discontinued or reduced without the written consent of the city.

(7) Parks and recreational areas (publicly owned and operated).

(8) Schools, elementary, junior high and high.

(9) The following signs:

(a) Name plates not exceeding two square feet in area containing the name of the occupant of the premises.

(b) One identification sign not exceeding twenty square feet in area for multiple dwellings, provided if the sign is lighted it shall be stationary and nonflashing and is placed on the wall of the building and does not extend above or out from the front wall, and contains no advertising matter.

(c) One unlighted sign not exceeding twelve square feet in area pertaining only to the sale, lease or hire of only the particular building, property or premises upon which displayed.

(d) Signs identifying persons engaged in construction on a site shall be permitted as long as construction is in progress, but not to exceed a six-month period.

(9.5) Single room occupancy apartments of not more than twenty units with the minimum requirements:

(a) The unit shall consist of a minimum twelve feet by twelve feet room plus an in-suite full bathroom, large closet and an in-suite small refrigerator;

(b) A full community kitchen and laundry shall be a part of each building;

(d) The minimum distance from a bus line or major arterial shall be three hundred feet;

(e) The parking for the development shall be one space for each two units or part thereof; in the case of re-use of an existing building, the existing parking shall suffice;

(f) The electric and telephone utilities for each unit shall be metered separately; the meters for gas, water or sewer services, and for trash pick-up shall be for the entire building;

(g) The building shall be operated by a certified nonprofit organization under contract with the city of South Gate to provide housing for low and very low income residents;

(h) The residents shall sign one-year leases for occupancy;

(i) All applicable zoning standards related to height, setbacks, building separation, floor area ratio, and lot coverage shall be adhered to;

(j) Utilities for the apartment building shall be underground;

(k) Occupancy shall be limited to a maximum of one person per room;

(l) Each unit shall be equipped with “hardwired” smoke detectors, with battery backup. (Ord. 2184 § 1 (part), 10-26-04)

(10) See Unclassified Uses, Chapter 11.26.

(Ord. 2228 § 1 (part), 2-27-07; Ord. 2205 § 1 (part), 11-8-05; Ord. 2201 § 2 (part), 10-11-05; Ord. 2184 § 1 (part), 10-26-04; Ord. 1859 § 7, 1-28-91; Ord. 1175 § 1, 8-28-72: Ord. 1074, 5-27-68: Ord. 1002, 8-22-66: Ord. 978, 11-8-65: Ord. 970, 8-23-65: Ord. 824 § 600, 2-8-60)

11.12.020 Front yards.

In the R-3 zone, every lot shall have a front yard with a depth of not less than fifteen feet for the first floor. The second story setback shall not be less than twenty-five feet with the provision that a deck may be permitted on top of the first floor within this setback requirement.

(Ord. 2224 § 1 (part), 12-12-06: Ord. 1689 § 1, 3-24-86: Ord. 824 § 601, 2-8-60)

11.12.030 Side yards.

In the R-3 zone, every lot shall have a side yard on each side of the lot which side yard shall have a width of not less than five feet except in the following instances:

1. Where an addition to an existing single-family dwelling is proposed to be added to the lot, and the existing single-family dwelling was lawfully and permissibly built on the lot with a setback of less than five at a time when same was permitted, the addition may have the same setback distance as the existing single-family dwelling but not less than three feet.

(Ord. 1741 § 1, 5-11-87: Ord. 1689 § 2, 3-24-86: Ord. 824 § 602, 2-8-60)

11.12.040 Height.

In the R-3 zone no building shall exceed a height of two and one-half stories or thirty-five feet, whichever is the lesser height.

(Ord. 1689 § 3, 3-24-86: Ord. 1624 § 1, 8-13-84: Ord. 824 § 603, 2-8-60)

11.12.050 Placement of buildings.

Placement of buildings on any lot in the R-3 zone shall conform to the following:

(1) Interior Lots.

(a) Any building any portion of which is used for human habitation shall observe a distance from any lot side line and the rear property line the equivalent of the required side yard on such lot.

(b) A minimum distance of ten feet is required between buildings used for human habitation located on the same lot or parcel of land.

(c) On the rear third of a lot an accessory building not used for human habitation may be built to one side line and the lot rear line, provided if the lot rears upon an alley a garage with a vehicular entrance from the alley shall maintain a distance of not less than fifteen feet from the center line of the alley.

(2) Corner Lots and Reverse Corner Lots.

(a) Any building any portion of which is used for human habitation shall observe a distance from any lot side line and the rear property line the equivalent of the required side yard on such lot.

(b) A minimum distance of ten feet is required between buildings used for human habitation located on the same lot or parcel of land.

(c) On the rear third of a corner lot an accessory building not used for human habitation may be built to the interior lot side line and the lot rear line, provided if the lot rears upon an alley a garage with a vehicular entrance from the alley shall maintain a distance not less than fifteen feet from the center line of such alley.

(d) On the rear third of a reverse corner lot an accessory building not used for human habitation may be built to the interior lot side line, but no building shall be erected closer than three feet to the property line of any abutting lot to the rear unless an alley intervenes, in which case the accessory building may be built to the lot rear line unless it be a garage with a vehicular entrance directly from the alley, in which case such building shall maintain a distance of not less than fifteen feet from the center line of the alley.

(e) In all cases the width of the required side yard on the side street shall be observed.

(Ord. 1058, 12-26-67: Ord. 824 § 604, 2-8-60)

11.12.060 Lot area.

The minimum required area of a lot in the R-3 zone shall be five thousand square feet.

(Ord. 824 § 605, 2-8-60)

11.12.070 Lot area per dwelling unit.

Every lot used for apartment construction shall maintain a width of not less than fifty feet, unless otherwise provided for by a variance, unclassified use permit or site plan.

(Ord. 1689 § 4, 3-24-86: Ord. 1624 § 2, 8-13-84: Ord. 824 § 606, 2-8-60)

11.12.080 Lot width.

Every lot created after the effective date of the ordinance codified in this title shall maintain a width of not less than fifty feet, unless otherwise provided by a variance, unclassified use permit or site plan.

(Ord. 824 § 607, 2-8-60)

11.12.090 Permissible lot coverage.

All buildings, including accessory buildings and structures on a lot or site, shall not cover more than fifty percent of the lot area.

(Ord. 1689 § 5, 3-24-86: Ord. 1624 § 3, 8-13-84: Ord. 824 § 608, 2-8-60)

11.12.100 Permissible floor area ratio.

The permissible floor area ratio for any structure, other than a single-family residential dwelling, in the R-3 zone, or on any property designated in the general plan as “upper medium density” or “high density,” shall not exceed .55:1, or fifty-five percent. The permissible floor area ratio for a single-family dwelling in the R-3 zone, or on any property designated in the general plan as “upper medium density” or “high density,” shall be the same as specified in Section 11.08.100 of this title. The planning commission or the city council may, in connection with a site plan review, modify the ratios set forth herein.

(Ord. 1881 § 6, 7-22-91: Ord. 1689 § 6, 3-24-86: Ord. 1624 § 4, 8-13-84: Ord. 824 § 609, 2-8-60)

11.12.110 Private open space.

A minimum of sixty square feet, with the smallest dimension being three feet, shall be provided for each dwelling unit.

(Ord. 1689 § 7 (part), 3-24-86)

11.12.120 Private garages storage space.

A minimum of one hundred eight cubic feet of private storage space, with the smallest dimension being three feet, shall be provided for each dwelling unit.

(Ord. 1689 § 7 (part), 3-24-86)

11.12.130 Development standards for single-family residential dwellings.

Notwithstanding any provisions to the contrary set forth in this chapter, a single-family residential dwelling which is constructed or remodeled in the R-3 zone shall comply with the following:

(1) The applicable development standards for any such construction or remodeling shall include the following:

(A) The development standards for the R-1 zone, as specified in Chapter 11.08 of this title, including front yard and side yard setbacks as required therein; and

(B) The off-street parking requirements as specified in Section 11.34.020 of Chapter 11.34 of this title.

(2) Any person requesting a building permit for such construction or remodeling in the R-3 zone shall execute a covenant, in recordable form, which restricts the future use of the property to single-family residential use.

(Ord. 1881 § 7, 7-22-91)

11.12.140 Paved in front yard setback area.

Permissible paved areas in the front yard setback are a three-foot-wide pathway to the front porch and one driveway to a garage, not to exceed twelve feet in width for a garage located in the mid to rear portion of the lot or not to exceed twenty-five feet in width for a front two-car garage. Legal nonconforming properties built without garages may pave and make use of one driveway in the front yard setback not to exceed twelve feet in width. Any planters, additional paved area or structures in the front yard setback area require approval by the director of community development or his designee. No parking is permitted in the front yard setback area except on approved driveway surface.

(Ord. 2268 § 1 (part), 10-27-09: Ord. 2220 § 1 (part), 9-26-06)