SECTION 25.20
RESIDENTIAL ZONING DISTRICTS

Sections:

25.20.1    Description of Residential Zoning Districts

25.20.2    Allowed Uses and Permit Requirements

25.20.3    Development Regulations

25.20.3.1    General Development Regulations

25.20.3.2    Small Lot Single Family Development Regulations

25.20.3.3    Alternative Multifamily Development Regulations

25.20.4    Specific Regulations

25.20.4.1    Accessory Structures and Room Additions

25.20.4.2    Common Area Uses and Facilities

25.20.4.3    Garage Conversion

25.20.4.4    Garage Sales

25.20.4.5    Home Occupations

25.20.4.6    Mobile Homes

25.20.4.7    Mobile Home Parks

25.20.4.8    Multifamily Development

25.20.4.9    Non-Residential Development

25.20.4.10    Residential Occupancy - Overcrowding Prohibited

25.20.4.11    Second Dwelling Units

25.20.4.12    Subdivision Model Homes, Trailers, and Sales Offices

25.20.1 Description of Residential Zoning Districts

This Section provides land use and development regulations applicable to the residential zoning districts established by Section 25.12.2 (Zoning Districts Established). Where a minimum lot size is required, a numerical suffix to the zoning district designation is shown on the Zoning District Map, e.g., RVL: 20 (20,000 square feet), RL:8 (8,000 square feet), or RLM: 4.5 (4,500 square feet).

The purposes of the individual residential zoning districts are as follows:

A.    RVL (Residential, Very Low Density) District. The RVL zoning district is intended for areas of single-family detached homes on large lots. The RVL district typically serves as a transition between urban development and agricultural or open space areas. The district may also be applied to land within hillside areas. Minimum lot sizes range from 15,000 square feet to 40,000 square feet (RVL:15, RVL:20, and RVL:40). The maximum density is 2.5 dwelling units per gross developable acre.

B.    RL (Residential, Low Density) District. The RL zoning district is intended for areas of single family detached homes on minimum lot sizes of 8,000 and 10,000 square feet (RL:8, RL:10). The allowable density range is 2.5 to 4.5 dwelling units per gross developable acre.

C.    RLM (Residential, Low Medium Density) District. The RLM zoning district is intended for single family neighborhoods with minimum lot sizes of 4,500, to 6,000 square feet (RLM:4.5, RLM:5, and RLM:6). Where no minimum lot size suffix is provided, more compact and innovative design is allowed by Section 25.20.3.2 (Small Lot Single Family Development Regulations). The allowable density in this district is 4.5 to 8 dwelling units per gross developable acre.

D.    RM (Residential, Medium Density) District. The RM zoning district is intended for areas of low density attached housing, such as duet, duplex, triplex, and four-plex units, townhouses, and condominiums. The RM district also accommodates innovative small-lot single-family dwellings and various forms of attached units consistent with Section 25.20.3.3 (Alternative Multifamily Development Regulations). The allowable density range is 8 to 15 dwelling units per gross developable acre.

E.    RH (Residential, High Density) District. The RH zoning district is intended for multifamily development such as apartments and condominiums. RH zoned properties are located along major collector and arterial roads, adjacent to neighborhood-serving land uses such as grocery stores, and near employment centers. The allowable density range is 15 to 22 dwelling units per gross developable acre.

F.    RVH (Residential, Very High Density) District. The RVH zoning district is intended for very high-density multifamily development. The primary land uses include apartments, condominium, and senior housing projects. To achieve the density range, three and four story structures would be typical. RVH districts are typically located near transit stations or employment centers. Few properties in the City are zoned RVH, so allowed non-residential uses are restricted to preserve sites for multifamily housing. The allowable density range is 22 to 32 dwelling units per gross developable acre.

25.20.2 Allowed Uses and Permit Requirements

A.    Permitted land uses. The land uses allowed by this Zoning Ordinance in residential zoning districts are identified in the following tables as:

1.    “Permitted” land uses are indicated by a “P” on Table 25-1. Permitted land uses are allowed on a property without discretion by the City, subject to compliance with all applicable provisions of this Ordinance.

2.    “Conditionally Permitted” land uses are indicated by a “C” on the tables and are allowed only with the approval of a Conditional Use Permit (Section 25.40.5). These uses are subject to all applicable provisions of this Ordinance as are permitted uses. However, the City has discretion to approve, approve with conditions, or deny a Conditional Use Permit application. The decision on a Conditional Use Permit is based upon the circumstances of an individual case and the criteria in Section 25.40.5.

B.    Uses not permitted or not listed. Land uses not permitted are those indicated by a “-” on the table. Land uses not listed on the tables are not allowed, except as provided in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

C.    Regulations for specific uses. Where the right column in the following tables (“Additional Regulations”) includes a reference to a section number or footnote, the regulations in the referenced section or footnote apply to the use. However, provisions in other sections of this Zoning Ordinance or City Code may also apply.

D.     Ancillary Uses. Ancillary uses are those secondary activities associated with a primary land use directly associated with and supporting said primary permitted or conditionally permitted land use. Ancillary uses and activities typically require a minor portion of the square footage or space in a business premises, impose no additional impacts on land use patterns, building design, parking requirements, or outdoor storage. Examples of ancillary uses include, but are not limited to, small factory stores associated with an active manufacturing plant, on-site childcare facilities, etc.

 

 

 

 

 

P

Permitted use

Table 25-1: Residential District Land Use Regulations

C

Conditional Use Permit required

 

 

 

 

-

Not permitted

 

Zoning District

Additional

Regulations

Uses

RVL

RL

RLM

RM

RH

RVH

 

Residential Land Uses

Boarding houses

-

-

-

-

C

C

 

Community care facilities - Residential

P

P

P

P

P

P

Note 1

Congregate care facility

-

C

C

P

P

P

 

Duplex

-

C

P

P

P

-

 

Duet

-

C

P

P

P

-

 

Dwelling, multifamily (townhouses, condos, apartments)

-

-

C

P

P

P

§25.20.4.8

Dwellings, single family detached

P

P

P

C

C

-

Note 6

Transitional housing

-

-

-

C

-

-

 

Mobile home parks

C

C

C

C

C

C

§25.20.4.7

 

Residential Accessory Uses and Improvements

Accessory structures and improvements

P

P

P

P

P

P

§24.20.4.1, Note 2

Animal, fowl and bee keeping (non-commercial)

P

P

P

P

P

P

Note 3, Ch. 3

Family day care homes:

    Small (8 or fewer children)

P

P

P

P

P

P

Note 4

    Large (9 to 14 children)

P

P

P

C

C

C

Note 4

Garage conversions

See Section 25.20.4.3

 

Garage and estate sales

P

P

P

P

P

P

§25.20.4.4

Home occupations

P

P

P

P

P

P

§25.20.4.5

Second dwelling units

P

P

P

P

-

-

§25.20.4.11

Subdivision model homes

P

P

P

P

P

P

§25.20.4.12

Subdivision sales trailers, temporary on-site

P

P

P

P

P

P

§25.20.4.12

 

Education and Training Uses (non-residential land uses)

Child day care center

C

C

C

P

P

P

§25.20.4.9

Adult day care - small (9 or fewer clients)

P

P

P

P

P

P

Note 1, §25.20.4.9

Adult day care - large (10 or more clients)

C

C

C

P

P

P

Note 1, §25.20.4.9

Museum, library, or gallery

C

C

C

P

P

-

§25.20.4.9

School - college and university

C

C

C

C

C

-

§25.20.4.9

School - elementary and secondary (private)

C

C

C

C

C

-

§25.20.4.9

School - elementary and secondary (public)

P

P

P

P

P

P

Note 5, §25.20.4.9

 

General and Health Services (non-residential land uses)

Mini-storage

-

-

-

C

C

-

§25.20.4.9

Nursing home

C

C

C

P

P

-

§25.20.4.9

 

Offices (non-residential land uses)

Office, Administrative, business, and professional

-

-

-

C

C

-

§25.20.4.9

Office, Government

P

P

P

P

P

P

Note 5, §25.20.4.9

Office, Medical and dental

-

-

-

C

C

-

§25.20.4.9

Office, Property management

P

P

P

P

P

P

§25.20.4.9

 

Public, Quasi-public, and Assembly Uses (non-residential land uses)

Church or other place of worship

C

C

C

C

C

-

§25.20.4.9

Community center

C

C

C

C

C

-

§25.20.4.9

Park, playground

P

P

P

P

P

-

 

Public safety facility

P

P

P

P

P

P

Note 5

Utilities, Public or Quasi-public - major

C

C

C

C

C

C

Note 5

Utilities, Public or Quasi-public - minor

P

P

P

P

P

P

Note 5

 

Temporary and Other Uses

Agriculture, extensive

P

P

P

P

P

P

 

Temporary uses and events

See Section 25.32.8

 

 

Transportation and Communication Uses (non-residential land uses)

Antenna or communication facility (non-residential)

C

C

C

C

C

C

§25.20.4.9

Parking facility, non-residential

-

-

C

C

C

-

§25.20.4.9

 

Notes:

(1)    No licensed community care facility shall be located within 300 feet of any other community care facility.

(2)    Includes any accessory use or improvement that is customarily incidental to a single family residence such as detached garages, gazebos, sheds, animal enclosures, cabanas, carports, greenhouses, spas, studios, tennis courts, workshops, and other similar structures.

(3)    See Chapter 3 of City Code for types and number of permitted animals.

(4)    A Conditional Use Permit shall only be required for large day care homes proposed in residential buildings consisting of three or more units.

(5)    City regulations, standards, and design guidelines shall apply to public and quasi-public utility facilities only to the extent that the City is not preempted by Federal and State law and the State Public Utilities Commission.

(6)    Single Family Detached Housing is permitted in the RH Zoning District only in conjunction with attached housing.

(Ord. No. 2008-08 § 2; Ord. No. 2009-06 § 2.)

25.20.3 Development Regulations

25.20.3.1 General Development Regulations

A.    Applicability. All subdivisions, development, new land uses, and alterations to existing land uses, structures, and site improvements, shall be designed, constructed, and/or established in compliance with the regulations in the following tables, except the activities and land uses specified in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

B.    Requirements for single-family units in the RLM district. The design and development of single family dwellings within the RLM zoning district shall comply with the requirements of:

1.    Table 25-3 in areas where the Zoning Map applies a maximum density suffix to the RLM district; or

2.    Table 25-4 in areas where the Zoning Map does not apply a maximum density suffix to the RLM district.

C.    Maximum residential density. Residential development shall occur within the applicable density range allowed by the General Plan. The number of units allowed within a project shall be determined by the review authority based on the facts of the individual case during the review and approval process as follows:

1.    Environmental and site design constraints and other factors not reflected or considered by the General Plan Land Use Diagram and Zoning Map may reduce the actual number of units permitted; and

2.    Where land is required to be preserved, the City may permit clustering of units on a portion of the site to achieve the allowed density for the overall site. Also, certain sections of this Zoning Ordinance provide regulations that modify the General Plan and/or Zoning Ordinance density regulations. These include Section 25.38 (Density Bonus), Section 25.20.3.3 (Alternative Multifamily Regulations), Section 25.20.4.7 (Mobile Home Parks), and Section 25.20.4.11 (Second Dwelling Units).

D.    Additional regulations. Additional Zoning Ordinance regulations may apply within the residential zoning districts as referenced in the tables, as may other City Code regulations, City Standards, Specifications and Details, and/or the regulations of another local agency, special district, state or federal agency.

25.20.3.2 Small Lot Single Family Development Regulations

This Section is intended to encourage innovative, compact and affordable single-family housing developments, including both attached and detached dwelling units.

A.    Applicability. Proposed single-family residential projects within the RLM zoning district shall comply with the requirements of Table 25-4 in areas where the Zoning Map does not apply a maximum density suffix (e.g., RLM). All proposed single-family residential projects within the RM zoning district shall comply with the requirements of Table 25-4.

B.    Permit requirements. Attached single-family dwelling units are permitted uses within the RM district, while detached units require Conditional Use Permit approval. The conditional use permit requirement is intended to ensure that the development of single-family detached homes is developed in compliance with the affordability requirements identified by the General Plan. Multifamily development within the RM, RH, or RVH zoning districts is allowed subject to the applicable regulations in Table 25-5 or 25-6.

C.    Maximum residential density and minimum lot area. Proposed single-family residential development shall not exceed the maximum density specified in Table 25-4: RLM and RM Small Lot Development Regulations. The minimum area of new parcels containing detached homes shall be 2,500 square feet. Figure 25-1: Examples of Acceptable Small Lot Development provides examples of small lot development patterns that have been found acceptable by the Planning Commission. Prior to, or concurrent with, the submittal of a tentative map or parcel map for a subdivision to be created under these regulations, the applicant shall submit applications for a community design plan and the project architecture. Within the confines of the lot size and building setback regulations, creativity and architectural excellence is required.

 

Table 25-2: RVL and RL District Development Regulations

Regulations

Zoning District

Applicable

Sections and Footnotes

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

RVL:40

RVL:20

RVL:15

RL:10

Site Planning

 

 

 

 

 

Density Range (maximum units per gross developable acre)

up to 1

up to 1.75

up to 2.5

2.5 to 3

 

Lot Area (square feet)

 

 

    Minimum

40,000

20,000

15,000

10,000

 

    Average for new subdivision (15% above min. lot area)

40,000

23,000

17,250

11,500

Note 1

Lot Dimensions (feet)

 

Note 2

    Width:

 

Note 3

    ... interior lot

120

100

90

80

 

    ... corner lot

130

110

100

85

 

    Depth

150

130

120

110

Notes 4

Parking

 

Section 25.34

    On-site spaces per dwelling, covered

2

Note 5

    Off-site spaces per dwelling

1

Note 6

Landscaping

 

 

    Street trees (one tree for each ...)

35 feet of street frontage

30 feet of street frontage

Note 7

    Front yard landscaping installed by developer

Not required

 

Buildings

Dwelling Unit Size (square feet)

960

 

Maximum Floor Area Ratio

0.5

0.5

0.5

0.5

 

Setbacks (feet)

 

Note 2

    Front:

 

Notes 8, 9, 10

    ... to habitable portion of bldg. or side entry garage

30

25

20

20

 

    ... to garage opening directly toward street

35

30

25

25

 

    Street side yard

30

20

20

15

Notes 2, 10, 11

    Interior side yard:

 

 

    ... minimum one side

15

10

10

10

 

    ... total for both sides

40

30

20

20

 

    Rear

40

30

25

25

Note 2, 12

Building Height Limits (maximum)

 

Note 13

    Main dwelling

35

 

    Accessory Structures

See Section 25.20.4.1

Note 12

Notes:

(1)    This regulation shall apply only to subdivisions of 20 or more lots.

(2)    Lot dimension and setback regulations shall be measured from the outer boundary of any common area or public landscape easement (e.g., rear fence line) on corner lots and lots backing onto a roadway.

(3)    Minimum lot width is measured 25 feet from front property line or at minimum required front yard setback for garage, whichever is greater (see Section 25.51, Measurements).

(4)    Lot depth may be reduced by four feet for lots with separated sidewalk at front property line to accommodate wider right-of-way.

(5)    Tandem parking allowed as required parking in a two-car garage (i.e., single-wide garage door providing access for two spaces).

(6)    Off-site parking spaces shall be provided within 200 feet of each lot.

(7)    All street-trees shall be located within eight feet of back of sidewalk.

(8)    Front setbacks may be reduced by two feet for lots with separated sidewalk at front property line provided the distance between the front property line and garage door is 18 feet or greater for homes with garages open directly toward street.

(9)    Front setbacks shall be increased by five feet for lots that front on an arterial roadway.

(10)    Within the Hillside Overlay District, the setbacks of the RLM 4.5 zoning district may be used, as determined necessary by the City, to comply with the Hillside Management Guidelines.

(11)    For lots with the garage facing the street side-yard, the minimum distance between the street-side property line and garage door shall be 18 feet or greater.

(12)    A garage opening directly to an alley shall either have a minimum 18-foot setback or maximum three-foot setback.

(13)    Increased height is allowed with approval of a Conditional Use Permit (see Section 25.40.5).

(14)    Calculate Floor Area Ratio by dividing total square footage of all floors, including attached garage, by total lot area.

(15)    Applies only to custom homes.

 

Table 25-3: RL and RLM District Development Regulations (cont.)

Regulations

Zoning District

Applicable

Sections and Footnotes

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

RL:8

RLM:6

RLM:5

RLM:4.5

Site Planning

Density Range (maximum units per gross developable acre)

2.5 to 4.5

4.5 to 5

4.5 to 6

4.5 to 7

 

Lot Area (square feet)

 

 

 

 

 

    Minimum

8,000

6,000

5,000

4,500

 

    Average for new subdivision (approx. 15% above min. lot area)

9,200

6,900

5,800

5,200

Note 1

Lot Dimensions (feet)

 

Note 2

    Width:

 

Note 3

    ... interior lot

70

60

50

45

 

    ... corner lot

75

65

55

50

 

    Depth

100

100

100

100

Note 4

Parking

 

Section 25.34

    On-site spaces per dwelling (covered/uncovered)

2/0

2/0

1/1

1/1

Notes 5, 6, 7

    Off-site spaces per dwelling

1

1

1

1

Note 8

Landscaping

 

 

    Street trees (one tree for each ...)

25 feet of street frontage

Note 9

    Front yard landscaping installed by developer

Not required

Required

Required

 

Buildings

Dwelling Unit Size (square feet)

960

 

Maximum Floor Area Ratio

0.5

0.5

0.5

0.5

Notes 17 and 18

Setbacks (feet)

 

Note 3

    Front:

 

Notes 10, 11

    ... to unenclosed porch

10

10

10

10

 

    ... to habitable portion of bldg. or side entry garage

15

15

15

15

Note 12

    ... to garage opening directly toward street

18

18

18

18

Note 15

    Street side yard

15

10

10

10

Notes 2, 13

    Interior side yard:

 

 

 

 

 

    ... minimum one side

5

5

5

5

Note 14

    ... total for both sides

15

15

10

10

 

    Rear

20

20

20

15

Note 2, 15

Building Height Limits (maximum)

 

Note 16

    Main dwelling

35

 

    Accessory structures

See Section 25.20.4.1

Note 15

Notes:

(1)    This regulation shall apply only to subdivisions of 20 or more lots.

(2)    Lot dimension and setback regulations shall be measured from the outer boundary of any common area or public landscape easement (e.g., rear fence line) on corner lots and lots backing onto a roadway.

(3)    Minimum lot width is measured 25 feet from front property line or at minimum required front yard setback for garage, whichever is greater (see Section 25.51, Measurements).

(4)    Lot depth may be reduced by four feet for lots with separated sidewalk at front property line to accommodate wider right-of-way.

(5)    Tandem parking is allowed as required parking in a two-car garage (i.e., single-wide garage door providing access for two spaces).

(6)    An additional covered space or off-site parking space may be substituted for required uncovered spaces.

(7)    In the RLM Districts, three-car garages opening directly to a street shall not occur on lots less than 55 feet in width. Exempt from this regulation are side entry garages or where the third space is tandem (e.g., two-car door).

(8)    Off-site parking spaces for shall be provided within 200 feet of each lot.

(9)    All street-trees shall be located within eight feet of back of sidewalk.

(10)    Front setbacks may be reduced by two feet for lots with separated sidewalk at front property line provided the distance between the front property line and garage door is 18 feet or greater for homes with garages open directly toward street.

(11)    Front setbacks shall be increased by five feet for lots that front on an arterial roadway.

(12)    For lots with the garage facing the street side-yard, the minimum distance between the street-side property line and garage door shall be 18 feet or greater.

(13)    Within the Hillside Overlay District, front and street side yard setbacks of the RLM 4.5 zoning district may be used, as determined necessary by the City, to comply with the Hillside Management Guidelines.

(14)    The minimum interior side yard setback shall be reduced to zero feet for projects with attached homes.

(15)    A garage opening directly to an alley shall either have a minimum 18-foot setback or maximum three-foot setback.

(16)    Increased height is allowed with approval of a Conditional Use Permit, see Section 25.40.5.

(17)    Calculate Floor Area Ratio by dividing total square footage of all floors, including attached garage, by total lot area.

(18)    Applies only to custom homes.

 

Table 25-4: RLM, RM and RH Small Lot Development Regulations

Regulations

 

Applicable

Sections and Footnotes

(all figures are minimums measured from property line and in linear feet, unless otherwise indicated)

RLM, RM and RH Zoning Districts

Site Planning

Maximum Density (dwelling units per acre)

4.5 to 8 du/ac in RLM

8 to 15 du/ac in RM

15 to 22 du/ac in RH

 

Lot Area (square feet)

 

 

    Attached homes

No minimum

 

    Detached homes

No minimum

 

Lot Dimensions (Detached Housing Units)

 

 

    Width:

 

 

    ... interior lot

30

 

    ... corner lot

35

 

    Depth

No minimum

 

Parking

 

 

    On-site spaces per dwelling

1 covered, 1 uncovered

Notes 1, 2

    Off-site spaces per dwelling

1 uncovered

Note 3

Landscaping

 

 

    Street trees (one tree for each ...)

25 feet of street frontage

Note 4

    Front yard landscaping installed by developer

Required

 

Open Space

 

 

    Private open space per unit

450 square feet

Note 5

    Common open space (percent of net project area)

Five percent of net project area

Note 6

Buildings

Dwelling unit size

960 square feet

 

Lot Coverage (maximum)

50% in RLM, 60% in RM

 

Setbacks to habitable structures or unenclosed porch

 

 

(not including garage)

 

 

    Front or street side-yard:

 

 

    ... if front of house faces a monolithic sidewalk

10'

 

    ... if front of house faces a separated sidewalk

5'

 

    ... if front of house faces a private courtyard

5'

 

    Interior side yard and rear yard

Either 0', 4', or as necessary to provide private open space

Notes 7, 8

Setbacks to garages

 

 

    ... if garage faces any street

18'

Note 8

    ... if garage faces interior side yard

15'

 

    ... if garage faces any alley or courtyard

5' exactly

 

Building Height Limits (maximum)

 

Note 10

    Main dwelling

35'

 

    Accessory Structures

See Section 25.20.4.1

Note 11

Notes:

(1)    Tandem parking within a two-car garage is allowed as required parking. Also, required uncovered parking may be placed in a garage, or off-site (e.g.; as an additional on-street space or in a parking bay).

(2)    Three-car garages facing directly toward a street shall not be permitted on any lot less than 55 feet wide. No more than 30 percent of units in a subdivision developed under these regulations shall have a three-car garage facing directly toward a street.

(3)    Off-site parking spaces shall be provided within 200 feet of each lot.

(4)    All street-trees shall be located within eight feet of back of sidewalk.

(5)    Required private open space shall not be located in the required front yard setback, and shall have a minimum depth of 13 feet (e.g.; 13’ x 35’, 15’ x 30’, etc.), except as identified in Examples of Acceptable Small-Lot Examples “A” and “G”.

(6)    Projects consisting of 20 or less dwellings shall be exempt from the requirement to provide common open space.

(7)    Rear setbacks shall be increased by ten feet for lots that abut an arterial roadway.

(8)    Interior side-yard setback may be reduced to three feet for structures complying with all applicable Uniform Building Code regulations.

(9)    Garages for homes proposed on lots less than 50 feet in width shall not exceed 60 percent of the front elevation for the home and shall be recessed a minimum of five feet from the habitable portion of the home, not including any front porch.

(10)    Increased height is allowed with approval of a Conditional Use Permit, see Section 25.40.5.

(11)    A garage opening directly to an alley or courtyard shall either have a minimum 18-foot setback or three-foot setback.

 

Figure 25-1: Example of Acceptable Small Lot Development

Figure 25-1: Example of Acceptable Small Lot Development (continued)

 

Table 25-5: Multifamily Residential Development Regulations

Regulations

Zoning District

Applicable

Sections and Footnotes

(all figures are minimums measured from property line and in linear feet, unless otherwise indicated)

RLM

RM

RH

RVH

Site Planning

Density range (maximum dwelling units per acre)

up to 8

8-15

15-22

22-32

 

Lot dimensions (minimum for new subdivision)

 

 

    Area (acres)

1

3

3

3

Section 25.10.5 (F)

    Width/depth (feet)

150/150

200/200

200/200

200/200

 

Parking

 

Note 1

    Studio/efficiency

1 space per unit

 

    One bedroom

1.5 spaces per unit

 

    Two or more bedrooms

2 spaces per unit

 

    Visitor

Rental Projects: 1 space for each seven units

 

    

Ownership Units: 1 space for each four units

 

    Car wash area

Required

 

Landscaping

 

Section 25.20.4.8 (C)

    Street trees (one tree for each ...)

25 feet of street frontage

Note 2

    Tree density, on-site (number per sq. ft. of landscape area)

1 tree for each 325 square feet of landscape area

Note 3

    Minimum depth of interior property line landscaping (feet)

5

Note 4

Recreation amenities

 

Section 25.20.4.8 (B)

    Major (e.g., pool, recreation building, tennis court, etc.)

Requirements based on number of
dwellings in project

    Minor (tot lot, BBQ/picnic area, volleyball court, etc.)

Open space

 

Section 25.20.4.8 (A)

    Private open space per unit, sq. ft. (ground floor/upper story unit)

120/60

80/48

Note 5

    Common open space (percent of net parcel area)

50%

45%

40%

35%

 

Laundry facilities

Private or common facilities required

 

Storage space (private, exterior area per unit)

100 cubic feet

 

Trash enclosures for garage and recyclable materials

Required

Section 25.30.7

Buildings

Building Separation and Special Setbacks (feet)

 

 

    Between any two buildings

10

 

    Front to front

20 feet between buildings

 

    Front to rear

20 feet between buildings

 

Setbacks

 

 

    From any property line abutting a road

 

 

    ... to habitable portion of building

20 feet average, 15 feet minimum

 

    ... to parking or drive aisle (including carport or garage)

15 feet average, 10 feet minimum

 

    From any interior property line

 

 

    ... to habitable building

15 feet

Note 6

    ... to accessory structure, building or parking

5

Note 7

Building Height Limits

 

Note 8

    Principal structure and additions

35

35

45

45

 

    Accessory structures

16

 

Notes:

(1)    Minimum of one parking space shall be covered per unit. All parking spaces shall be located within convenient walking distance to each dwelling to which they are assigned

(2)    All street-trees shall be located within eight feet of back of sidewalk.

(3)    Minimum seven percent of required trees shall be box species

(4)    Interior property line landscaping shall be increased by five feet when abutting single family residential zone or use

(5)    Minimum dimension for required open space/yard area shall be 20’x35’, see Section 25.20.4.8(A).

(6)    Interior setback shall be increased by 10 feet when abutting single family residential zone or use

(7)    Interior setback shall be increased by five feet when abutting single family residential zone or use

(8)    Increased height is allowed with approval of a Conditional Use Permit, see Section 25.40.5.

(Ord. 2009-06 § 2.)

25.20.3.3 Alternative Multifamily Development Regulations

A.    Purpose. This Section is provided to encourage the voluntary reconstruction, rebuilding or rehabilitation of non-conforming multifamily dwellings, and to allow construction of new units on infill sites at a density consistent with surrounding development. To create an incentive for private property owners, the regulations in this section are less restrictive than in Table 25-5 (Multifamily Residential Development Regulations). However, this Section is intended only to apply to lots that are one acre or less, and where development at the existing density is not permitted based on non-conformance of the parcel and/or existing structures with the applicable zoning regulations.

    This Section differs from Government Code Section 65852.25 (Reconstruction, restoration or rebuilding of multifamily housing) in that it is not limited to dwellings involuntarily damaged or destroyed. New construction shall meet all applicable codes and design guidelines in effect at the time of approval and/or issuance of a building permit.

B.    Applicability. Multifamily projects that comply with all of the following criteria are eligible to use the regulations of this Section. All other multifamily development shall comply with the regulations in Table 25-5.

1.    The net land area of the project is three acres or less, and

2.    The project involves any one of the following activities:

a.    Reconstruction or rebuilding of existing multifamily dwelling units;

b.    Alteration, rehabilitation or remodeling of existing multifamily dwelling units (including work beyond that allowed by Section 25.46 (Nonconforming Structures and Uses); or

c.    Construction of new multifamily dwellings on a vacant infill parcel. A parcel must have development existing on at least two abutting parcels to be considered an infill parcel (see Section 25.50 for a definition of “abutting"); and

d.    Construction of multifamily housing as a component of a mixed-use development as per Section 25.22.4.4

3.    The existing multifamily structure is a legal nonconforming building; or, use of the applicable development regulations in Table 25-5 (e.g.; density, open space, parking, setbacks, etc.) would prohibit the rebuilding of the same number of dwelling units on the property (or pre-existing on the property). In the case of an infill project, use of the development regulations in Table 25-5 would prohibit the development of the average number of dwelling units per gross developable acre on abutting property. The applicant shall be required to document these facts to the satisfaction of the Director.

C.    Development regulations. Projects that meet the above criteria shall comply with the development regulations in Table 25-6. Notwithstanding any provision of this Section, the City shall apply all applicable design guidelines necessary to ensure that multifamily development is compatible with surrounding development.

 

Table 25-6: Alternative Multifamily Development Regulations

Regulations

Zoning District