Chapter 18.24 R-1-LD LOW-DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT

Chapter 18.24
R-1-LD LOW-DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT

Sections:

18.24.010 Applicability.

18.24.020 Permitted uses.

18.24.030 Conditional uses.

18.24.010 Applicability.

The following regulations shall apply to all R-1-LD low-density single-family districts, and shall be subject to the provisions of this title. (Ord. 977 § 1 Ex. A (part), 1987)

18.24.020 Permitted uses.

The following uses are permitted in R-1-LD Districts:

A. Single-family dwellings and accessory uses;

B. One accessory building only if constructed simultaneously with or subsequent to the main building on the same lot;

C. Home occupations, as defined in this title;

D. Shared housing;

E. One second dwelling unit per property is permitted when approved in compliance with Chapter 18.114. (Ord. 1314 § 2, 2002; Ord. 1121 § 2 (part), 1993; Ord. 1082 § 3, 1991: Ord. 977 § 1 Ex. A (part), 1987)

18.24.030 Conditional uses.

A. The following uses shall be permitted in any R-1-LD District upon the granting of a use permit by the Zoning Administrator in accordance with the provisions of this title:

1. Crop and tree farming.

B. The following uses shall be permitted in any R-1-LD District upon the granting of a use permit by the Planning Commission in accordance with the provisions of this title:

1. Churches, public or parochial schools, parks, playgrounds, public utility, public and quasi-public buildings and uses. (Ord. 1082 § 4, 1991; Ord. 977 § 1 Ex. A (part), 1987)

18.24.040 Regulations.

The following minimum and maximum requirements shall apply to all R-1-LD Districts as regulated herein:

A. Height. Maximum heights are:

1. Dwellings, twenty-eight feet. To verify building height, the applicant must submit a topographic site plan and all four building elevations with original grade elevations plotted along the foundation of the building in five-foot intervals;

2. Accessory buildings shall meet the requirements of Section 18.116.125.

B. Site Area, Width. Minimum site requirements are:

1. All lots: Ten thousand square feet; seventy-five feet width.

C. Lot Coverage. Aggregate building coverage shall not exceed twenty-five percent of the building site.

D. Front Yard. Minimum and maximum front yard requirements are:

1. Twenty feet minimum, but in no case shall any structure be erected closer than forty-five feet from the centerline of any street;

2. Forty-five feet maximum.

E. Side Yard. Minimum side yard requirements are:

1. Ten feet, plus two feet for every five feet or fraction thereof of building height over twenty feet;

2. Exterior side yards on lots with reversed frontage, the rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard (see Diagram for Section 18.24.040, Side Yards, below);

3. No eave, bay, chimney or other architectural feature shall extend more than two feet into any required side yard.

F. Rear Yard. Minimum rear yard requirements are:

1. Twenty feet; accessory building shall not cover more than thirty percent of such required rear yard.

G. Off-Street Parking and Garage Requirements.

1. Required off-street parking shall be required as regulated in the parking chapter of this title.

2. Garage or Carport Setback Requirements. Garage or carport, the entrance of which faces upon any property line, shall be located at least twenty-two feet from the property line or such greater distance as needed for accessibility, except as follows: Upon the approval of the Public Works Department, the garage or carport may be located twenty-two feet from the edge of the improved right-of-way, but may not be located closer than the required setback for the main structure.

H. Site, Bulk and Floor Area Limit. Any new residential construction, addition or remodel to any existing building shall be designed and constructed to be architecturally compatible with the existing building on the property and the neighborhood in which the site is located with respect to size and bulk. Consideration should be given to properties immediately adjacent to the site. Where neighboring properties’ views of San Francisco Bay, the Western Hills or other significant natural vistas are substantially impacted by a development, mitigation by design features and/or building placement may be considered where feasible. In addition, construction should be sensitive to solar access on adjoining properties. To accomplish these objectives, the following review thresholds on total building floor area (including garages) are established:


Average Cross-Slope of Project Site (Percent)	Floor Area Threshold Percent of Total Lot Area1,2
0 — 4.9	40
5 — 19.9	30
20 — 29.9	25
30+	20

1. In all cases, up to three thousand square feet of floor area (including garages) may be constructed on any lot regardless of size or slope.

2. In cases in which the ratio of average lot depth to lot width exceeds two to one (2:1), the floor area review threshold will be based on width ¥ (2¥ width) ¥ maximum allowable coverage.

3. Design Review Guidelines. The following guidelines, if reflected in the design of proposed residential development projects, may serve as a basis upon which to grant approval of the project’s neighborhood compatibility pursuant to this section:

a. Building design features which effectively mitigate adverse height and bulk impact, such as:

i. Roof angles or design used to break up vertical mass or to blend with the site topography,

ii. Use of vertical treatments designed to break up mass and make structures appear smaller,

iii. Designing the building as a series of segments as opposed to a single, massive structure,

iv. Use of features such as windows, bays or doorways to break up massiveness,

v. Use of surface materials, finish and texture to soften the design;

b. Landscaping features which effectively mitigate adverse height and bulk impacts, such as:

i. Massing and placement of plant materials to soften and screen the view of the building,

ii. Use of larger, box-size trees to achieve early results,

iii. Use of substantially greater than minimum amounts of landscaping for screening,

iv. Use of landscaping to blend with the building design;

c. On-site parking provisions which acceptably offset negative aspects of increased home size, such as:

i. Provision of additional on-site parking,

ii. Use of design techniques to screen or soften on-site parking areas;

d. Provision of affordable housing through construction of a second dwelling unit or participation in the Human Investment Project Homesharing Program;

e. Incorporation of below-grade improvements that are not visible from the public right-of-way or neighboring properties.

I. 1. Review Process—Floor Area Below Threshold. All proposed residential construction, remodeling or home expansion projects which would result in a floor area less than the thresholds established in subsection H of this section are subject to the discretionary review authority of the Planning Director for compatibility as defined by the Planning Director based on their total square footage.

a. The Planning Director may refer items directly to the Residential Design Review Committee when:

i. The addition is greater than fifty percent of the floor area before the addition or two thousand five hundred square feet, whichever is less;

ii. The addition is a second story of greater than five hundred square feet in size;

iii. The proposal involves the construction of a new residence; or

iv. In his or her opinion the public interest would be better served by Residential Design Review Committee review of the addition.

b. Appeal Process. Should any interested party not be satisfied with the decision of the Planning Director, he or she may appeal the decision to the Residential Design Review Committee by filing an appeal with the City within ten calendar days of the date of the Planning Director’s decision, pursuant to the regulations in Chapter 18.132, Appeals.

c. Notice of review of applications involving a second story addition shall be mailed at least ten calendar days prior to the decision date to the applicant and to each owner of record of property within a one-hundred-fifty-foot radius of the exterior boundaries of the subject property.

2. Review Process—Floor Area Above Threshold. All proposed residential construction, remodeling or home expansion projects which would result in a floor area equal to or in excess of the floor area threshold standards established in subsection H of this section are subject to review and approval by the Residential Design Review Committee established under Section 18.116.135 of Title 18 (Zoning) of the Municipal Code.