618 R-5 Multifamily Residence District. *22

A.    Purpose. The purpose of the multifamily residence districts is to provide for alternate living styles including rental, condominiums and single ownership of land with multiple units thereon or single or attached townhomes.

The density ranges offered are intended to allow for a greater interaction of residents with at least the opportunity for less individual maintenance, unit cost, and size as compared with a conventional single-family residence.

The design options of average lot subdivision, planned residential, and single-family attached development are intended to provide flexibility as to unit placement, variable yard requirements, more reasonable and practical use of open spaces, staggered height limits up to three and four stories and more standardized parking and street improvement requirements. Bonus provisions are intended to facilitate and enhance the utilization of smaller infill parcels as well as unusual and irregular parcels throughout the City. *22

Along with the freedom that the multifamily district offers are certain responsibilities which must be met for project residents, but more importantly for the overall adjacent neighborhood. These are expressed in terms of standards and performance criteria. The standards internal to a project are intended to increase livability with amenities including landscaping, recreational facilities and project design. On the other hand the exterior standards provide a better fit, [and] better the project and the neighborhood environs. Criteria relating to setbacks, screening and landscaping are intended to reduce noise, maintain privacy and minimize psychological feelings to a change in development character and avoid any adverse effect on property values.

B.    District Regulations. *20

1.    Development Standards for Residential Uses. The following tables establish standards to be used in the R-5 District. The definitions of terms used in these standards are found in Section 608.I. The single-family attached development option must meet Section 608.F.8 requirements. *8 +20 *22

TABLE A. SINGLE-FAMILY, DETACHED DEVELOPMENT (SUBDIVIDED ON OR AFTER MAY 1, 1998)   +8 *15 *20

 

R-5 Development Option

Standards

Conventional

Planned Residential Development

Minimum lot width (in the event of horizontal property regimes, "lot" shall refer to the width of the structure and exclusive use area) *14

55' minimum

45' minimum (unless approved by either the design advisor or the Single-Family Architectural Appeals Board for demonstrating enhanced architecture that minimizes the impact of the garage (see Section 507 Tab A.II.C.8(8.3))) *14

Minimum lot depth

None, except 110' adjacent to freeway or arterial

None, except 110' adjacent to freeway or arterial

Dwelling unit density (units/gross acre)

5.0

6.5; 12 with bonus

Minimum perimeter building setbacks

Front: 15';

Rear: 15' (1-story), 20' (2-story);

Side: 10' (1-story), 15' (2-story)

Street (front, rear or side): 15' (in addition to landscape setback);

Property line (rear): 15' (1-story), 20' (2-story);

Property line (side): 10' (1-story), 15' (2-story)

Common landscaped setback adjacent to perimeter streets (2) *20

None

15' average, 10' minimum (does not apply to lots fronting onto perimeter streets)

Minimum interior building setbacks

Front: 10'; rear: 10'; combined front and rear: 35', street side: 10'; sides: 13' total (3' minimum, unless 0')

Front: 10'; rear: none (established by Building Code); street side: 10'; sides: none (established by Building Code)

Minimum building separation

10'

None

Minimum garage setback

18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages

18' from back of sidewalk for front-loaded garages, 10' from property line for side-loaded garages

Maximum garage width

For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum *14

For lots <60': 2 car widths, for lots ≥60' to 70': 3 car widths, for lots >70': no maximum *14

Maximum height

2 stories and 30'

2 stories and 30' (except that 3 stories not exceeding 30' are permitted when approved by the design advisor for demonstrating enhanced architecture) *14

Lot coverage

Primary structure, not including attached shade structures: 40%

Total: 50%

Primary structure, not including attached shade structures: 40%

Total: 50%

Common areas

None

Minimum 5% of gross area

Required review

Development review per Section 507, and subdivision to create 4 or more lots

Development review per Section 507, and subdivision to create 4 or more lots

Street standards

Public street, or private street built to City standards with a homeowners’ association established for maintenance

Public street or private accessway(1)

On-lot and common retention

Common retention required for lots less than 8,000 sq. ft. per grading and drainage ordinance requirements

Common retention required for lots less than 8,000 sq. ft. per grading and drainage ordinance requirements

Landscape standards

 

Perimeter common: trees spaced a maximum of 20 to 30 feet on center (based on species) or in equivalent groupings, and 5 shrubs per tree.

(1) Public streets may be required as a part of subdivision or development review for extensions of street patterns, for circulation within neighborhoods, or to continue partial dedications.

(2) For the purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way. +18 *20

 

TABLE B. SINGLE-FAMILY (SUBDIVIDED PRIOR TO MAY 1, 1998), SINGLE-FAMILY ATTACHED AND MULTIFAMILY DEVELOPMENT   *8 *14 *15 *22

 

R-5 Development Option -5

Standards

(a)

Subdivision *20

(b)

Average Lot

(c)

Planned Residential Development

(d)

Single-Family Attached (4) +22

Minimum lot dimensions (width and depth) *6

60' width, 94' depth *6

40' width, 50' depth *6

None

Individual unit lot: 20' width, no minimum depth +22

Dwelling unit density (units/gross acre)

43.5

43.5

45.68; 52.20 with bonus

45.68; 52.20 with bonus +22

Perimeter standards

None

20' front, 15' rear, 10' side

20' adjacent to a public street; this area is to be in common ownership unless lots front on the perimeter public street; 10' adjacent to property line *5

10' for units fronting street rights-of-way; 15' for units siding street rights-of-way. This area is to be in common ownership or management. 10' adjacent to property line +22

Building setbacks

20' front, 15' rear, 10' and 3' side

10' front, 30' front plus rear

10' front

Individual unit lot: none +22

Maximum height

4 stories or 48' (1) (2) *20

4 stories or 48' (1) (2) *20

4 stories or 48' (1) (2) *20

4 stories or 48'(1) +22

Lot coverage

50%

50%

50%

100% +22

Common areas

None

None

Minimum 5% of gross area(3)

Minimum 5% of gross area +22

Required review

Subdivision to create 4 or more lots

Subdivision with building setbacks

Development review per Section 507 *8

Development review per Section 507 +22

Street standards

Public street required

Public street

Public street or private accessway

Development site: Public street or private accessway. Individual unit lot: Private accessway, alley right-of-way or driveway. +22

(1) There shall be a 15-foot maximum height within ten feet of a single-family zoned district, which height may be increased one foot for each additional one foot of building setback to the maximum permitted height. *20

(2) The height limitation of four stories or 48 feet applies to residential uses. *20

(3) For purposes of this section, canal rights-of-way shall be treated the same as public street rights-of-way. *20

(4) The single-family attached development option must meet Section 608.F.8 requirements. +22

2.    Development standards for commercial and mixed uses (including hotels and motels) shall be in accordance with Section 622.E.3 and E.4. +20

C.    Special Regulations.

1.    A site plan in accordance with Section 507 is required for all development in the R-2, R-3, R‑3A, R-4, R-4A and R-5 districts except when the development consists of single-family dwellings on individual lots. *4 *17 *20

D.    Permitted Uses. +20

1.    Adult day care center, subject to a use permit; and provided, that: +23

a.    Outdoor recreation areas shall be screened from adjacent properties by a six-foot-high landscape hedge, solid fence, or solid wall. +23

2.    Bed and breakfast establishment. +20 *23 *24

3.    Biomedical and Medical Research Offices. A biomedical or medical research laboratory shall be permitted as an accessory use to a biomedical and medical research office, subject to the following limitations: +20 *23 *24

a.    The use shall be subject to obtaining a use permit in accordance with the procedures and standards of Section 307. +20

b.    Entrance to the laboratory shall only be from within the building and shall not be through doors which open to the outside of the building. +20

c.    No sign or display for the laboratory shall be visible from adjacent public rights-of-way. +20

d.    Access to a property containing a laboratory shall only be from a major arterial or arterial, as designated on the street classification map. +20

4.    Birthing center. +20 *23 *24

5.    Boarding house, subject to a use permit and the following conditions: +24

a.    Such home shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +24

b.    No boarding house shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another boarding house, group home, or community residence home or center within a residential zoning district. +24

c.    A maximum lot coverage of 25 percent. +24

d.    A minimum of 50 square feet of usable outdoor open space per bed shall be provided. +24

6.    Branch offices of the following uses are permitted subject to a use permit: banks, building and loan associations, brokerage houses, savings and loan associations, finance companies, title insurance companies, and trust companies. +20 *23

7.    Community residence center, subject to a use permit and the following conditions: +24

a.    Such center shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +24

b.    No community residence center shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another community residence home or center within a residential zoning district. +24

c.    Disability accommodation from the spacing requirement may be requested by an applicant per Section 701.E.3. +24

d.    A maximum lot coverage of 25 percent. +24

e.    A minimum of 50 square feet of usable outdoor open space per bed shall be provided. +24

8.    Copy and reproduction center, subject to a use permit. +20 *23 *24

9.    Dependent care facility for 13 or more dependents and schools for the mentally or physically handicapped subject to securing a use permit pursuant to Section 307. +21 *23 *24

10.    Group foster home. +20 *21 *23 *24

11.    Group home, subject to a use permit and the following conditions: +20 *21 *23 *24

a.    Such home shall be registered with, and administratively verified by, the Planning and Development Department Director’s designee, as to compliance with the standards of this section as provided in Section 701. +24

b.    No group home shall be located on a lot with a property line within 1,320 feet, measured in a straight line in any direction, of the lot line of another group home, boarding house, or community residence home or center within a residential zoning district. +24

c.    A maximum lot coverage of 25 percent. +24

d.    A minimum of 50 square feet of usable outdoor open space per bed shall be provided. +24

12.    Dormitories and convents shall be permitted as accessory uses to churches or similar places of worship. +20 *21 *23 *24

13.    Hospice, subject to a use permit. +23 *24

14.    Hotel or Motel. The following accessory uses are permitted; provided, that the entrance to said accessory uses shall be from within the building only and that no sign or display for the accessory uses shall be located so as to be visible from a public thoroughfare or adjacent property: +20 *21 *23 *24

a.    Auto rental agency; provided, that there are no more than three vehicles stored on the hotel property. +20

b.    Child care, for hotel/motel guests only. +20

c.    Cocktail lounges with recorded music or one musician. +20

d.    Convention or private group activities. +20

e.    Gift shop. +20

f.    News stand. +20

g.    Restaurants with recorded music or one musician. +20

h.    Other services customarily accessory thereto. +20

15.    Office for Administrative, Clerical, or Sales Services. No commodity or tangible personal property, either by way of inventory or sample, shall be stored, kept, or exhibited for purposes of sale in any said office or on the premises wherein the said office is located. Seminars shall be permitted as an accessory use; provided, that they are clearly accessory to the office use. +20 *21 *23 *24

16.    Office for professional use, including medical center, wellness center, and counseling services (provided that services are administered or overseen by a State licensed professional). +20 *21 *23 *24

a.    The following accessory uses are permitted; provided, that the entrance to said accessory uses shall be from within the building only, that no sign or display for the accessory uses shall be located so as to be visible from a public thoroughfare or adjacent property, and that no more than 25 percent of the floor area can be used for the accessory uses: +20

(1)    Fitness center. +20

(2)    Massage therapy, administered by a State licensed massage therapist. +20

(3)    Ophthalmic materials dispensing. +20

(4)    Pharmacy. +20

(5)    Sleep disorder testing with less than a 24-hour stay duration. +20

(6)    Snack bar. +20

(7)    Surgical center, provided there are no overnight stays. +20

b.    The following accessory uses are permitted, subject to a use permit and provided that the entrance to said accessory uses shall be from within the building only, that no sign or display for the accessory uses shall be located so as to be visible from a public thoroughfare or adjacent property: +20

(1)    Medical and dental laboratories. +20

(2)    Orthotics and prosthetic laboratories. +20

17.    Nursing home, subject to a use permit and the following conditions: +20 *21 *23 *24

a.    A maximum lot coverage of 25 percent. +20

b.    A minimum of 50 square feet of usable outdoor open space per bed shall be provided. +20 *23

18.    Private clubs and lodges qualifying by law as a nonprofit entity, subject to a use permit. The use permit is not required if a special permit, according to Section 647, is obtained. Bingo may be operated as an accessory use on the premises of the club no more than two days per week. +20 *21 *23 *24

19.    Residential convenience market is permitted as an accessory use to a multiple-family development, subject to the following conditions: +20 *21 *23

a.    Signage shall be allowed only as part of a comprehensive sign plan pursuant to Section 705. The Zoning Administrator may approve wall-mounted signage up to a maximum height of 30 feet as part of an approved comprehensive sign plan. +20

b.    The development shall contain a minimum of 400 dwelling units. +20

c.    The market shall not exceed 1,000 square feet in total floor area (display and storage) if the development contains less than 850 dwelling units. The market shall not exceed 3,000 square feet in total floor area (display and storage) if the development contains 850 or more dwelling units. +20

d.    No parking spaces shall be required or permitted for the market except for spaces designated for deliveries or handicapped individuals. +20

20.    Teaching of the fine arts, subject to use permit. +20 *21 *23

21.    Volunteer community blood centers qualifying by law as a nonprofit entity, subject to a use permit. +20 *21 *23

Date of Addition/Revision/Deletion - Section 618

+1 Addition on 10-30-1991 by Ordinance No. G-3465

+2 Addition on 12-11-1991 by Ordinance No. G-3480

-3 Deletion on 12-18-1991 by Ordinance No. G-3483

+4 Addition on 2-19-1992 by Ordinance No. G-3498

*4 Revision on 2-19-1992 by Ordinance No. G-3498

-5 Deletion on 5-20-1992 by Ordinance No. G-3529

*5 Revision on 5-20-1992 by Ordinance No. G-3529

*6 Revision on 7-1-1992 by Ordinance No. G-3553

+7 Addition on 8-26-1992 by Ordinance No. G-3562

+8 Addition on 3-31-1993 by Ordinance No. G-3629

+9 Addition on 3-31-1993 by Ordinance No. G-3630

*10 Revision on 7-2-1997 by Ordinance No. G-4039

+11 Addition on 7-2-1997 by Ordinance No. G-4041

+12 Addition on 5-1-1998 by Ordinance No. G-4078

*12 Revision on 5-1-1998 by Ordinance No. G-4078

+13 Addition on 7-1-1998 by Ordinance No. G-4111

*14 Revision on 6-2-1999 by Ordinance No. G-4188

*15 Revision on 1-3-2007 by Ordinance No. G-4857, eff. 2-2-2007

*16 Revision on 3-4-2009 by Ordinance No. G-5329, eff. 4-3-2009

*17 Revision on 6-3-2009 by Ordinance No. G-5380, eff. 7-3-2009

*18 Revision on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

+18 Addition on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

-18 Deletion on 11-3-2010 by Ordinance No. G-5561, eff. 12-3-2010

*19 Revision on 1-19-2011 by Ordinance No. G-5582 eff. 2-18-2011

+20 Addition on 7-6-2011 by Ordinance No. G-5643, eff. 8-5-2011

*20 Revision on 7-6-2011 by Ordinance No. G-5643, eff. 8-5-2011

+21 Addition on 11-7-2012 by Ordinance No. G-5743, eff. 12-7-2012

*21 Revision on 11-7-2012 by Ordinance No. G-5743, eff. 12-7-2012

+22 Addition on 12-18-2013 by Ordinance No. G-5874, eff. 1-17-2014

*22 Revision on 12-18-2013 by Ordinance No. G-5874, eff. 1-17-2014

+23 Addition on 6-21-2017 by Ordinance No. G-6331, eff. 7-21-2017

*23 Revision on 6-21-2017 by Ordinance No. G-6331, eff. 7-21-2017

+24 Addition on 4-18-2018 by Ordinance No. G-6451, eff. 5-18-2018

*24 Revision on 4-18-2018 by Ordinance No. G-6451, eff. 5-18-2018