Chapter 17.72
R-H HILLSIDE SINGLE-FAMILY RESIDENTIAL DEVELOPMENT DISTRICT

Sections:

17.72.010    Purpose.

17.72.020    Permitted uses.

17.72.030    Uses subject to a conditional use permit.

17.72.040    Accessory uses and structures.

17.72.050    Lots of record.

17.72.060    Lot area.

17.72.070    Street frontage width.

17.72.080    Setbacks.

17.72.090    Lot coverage.

17.72.100    Building height.

17.72.110    Minimum dwelling unit size.

17.72.120    Parking.

17.72.130    Signs.

17.72.140    Design review.

17.72.150    Design standards.

17.72.010 Purpose.

The R-H district is intended to be applied to areas where quality single-family residences may logically be in order, but existing infrastructure may not be in place and/or environmental considerations, such as hillsides, dictate larger lots in order to minimize the impact of development and the disturbance of the natural terrain, thereby conserving the aesthetic qualities afforded by these areas. [Ord. 772 § 17.22.010, 1986. Code 1987 § 17.22.010].

17.72.020 Permitted uses.

Uses permitted in this district shall include those uses listed below when developed in compliance with the purpose and intent of this chapter. Each use shall be evaluated in terms of its design characteristics and specific site location pursuant to the provisions of LEMC 17.415.050 and 17.415.060.

A. Single-family detached dwelling units: one dwelling unit per lot.

B. Accessory uses and structures pursuant to LEMC 17.72.040.

C. Large and small family day care and residential care facilities pursuant to LEMC 17.415.130.

D. Public utility distribution and transmission facilities excluding private radio, television, and paging antennas and towers.

E. Government buildings and service facilities.

F. Public parks and/or playgrounds.

G. Structures and installations necessary to the conservation and development of water resources and/or the control of flooding.

H. Manufactured houses in compliance with the provisions of LEMC 17.44.020. [Ord. 1415 § 3 (Exh. F §§ 18, 19), 2019; Ord. 1086 § 7, 2002; Ord. 772 § 17.22.020, 1986. Code 1987 § 17.22.020].

17.72.030 Uses subject to a conditional use permit.

It is recognized that certain uses while similar in characteristics to permitted uses in LEMC 17.72.020 may have the potential to impact surrounding properties and therefore require additional approval and consideration. Such uses to be permitted in the R-H district shall require a use permit pursuant to LEMC 17.415.070 and shall include the following:

A. Reserved.

B. Reserved.

C. Keeping of exotic animals or birds, or more than three weaned dogs and/or cats, on the same lots as a permitted dwelling for pets only and not for commercial purposes. The Planning Commission shall impose adequate limitations to assure that the residential character of the property and neighborhood are maintained.

D. Places of religious assembly or institution located on a site at least one acre in size.

E. Horticultural uses, including growing of fruits, nuts, vegetables, and ornamental plants for commercial purposes.

F. Community centers and recreation buildings located on a site at least one acre in size.

G. Preschools, elementary, middle, junior high and high schools located on a site at least one acre in size. [Ord. 1415 § 3 (Exh. F §§ 20, 21), 2019; Ord. 1259 § 6, 2009; Ord. 1101 § 4, 2003; Ord. 1086 § 8, 2002; Ord. 772 § 17.22.030, 1986. Code 1987 § 17.22.030].

17.72.040 Accessory uses and structures.

The following accessory building and uses may be located on the same lot with a permitted dwelling; provided, that they are found to be compatible with the residential character of the neighborhood and that any buildings or structures be harmonious with the architectural style of the main building. With the exception of open trellis-type patio covers and detached garages, all accessory buildings and/or structures shall be located only on one-half of the lot.

A. Uses.

1. Home occupations; subject to the completion and approval of an application for a home occupation by the Planning Department and compliance with the provisions of Chapter 17.48 LEMC.

2. Noncommercial hobbies.

3. Keeping of household pets (when no commercial activity is involved). For the purpose of this chapter, a household pet is an animal clearly considered customary to a residential use, e.g., dogs, cats, birds, and fish. Said pets shall be limited to a maximum of three weaned dogs and/or cats. Birds shall be permitted only inside the main dwelling units, unless a use permit is obtained.

B. Structures.

1. Group I. Sheds, children’s playhouses, and similar enclosures of less than 120 square feet provided they do not exceed a maximum height of six and one-half feet. Such structures may be located on the property line provided the design of the structure complies with the City’s fire and building codes.

2. Group II. Unenclosed structures such as carports, gazebos, and patio covers (both trellis-type and solid) as well as detached enclosed structures not included in Group I but containing less than 600 square feet of floor area such as sheds, cabanas, children’s playhouses and workshops, provided they do not exceed a maximum height of 15 feet and are located no closer than five feet to a side property line, or 10 feet to a rear property line. Attached, enclosed structures in this category, such as garages and enclosed patios, shall be located no closer to a property line than the setback prescribed for the main dwelling unit.

3. Group III. Garages, stables, enclosed patios, workshops, cabanas, and similar enclosed structures containing 600 or more square feet of floor area, provided they do not exceed a maximum height of 17 feet and, unless otherwise provided in this chapter, are located no closer to a property line than the setback prescribed for the main dwelling unit, except that straight-in entry garages may be required a greater setback.

a. Antennas, satellite dishes, and similar devices utilized for noncommercial purpose, unless preempted by State or Federal law.

b. Swimming pools, jacuzzis, spas, and associated equipment; provided they may be permitted only within rear yard areas or the enclosed portion of a side yard. Pool equipment located within 10 feet of a property line shall be separated from the adjacent property by a minimum six-foot-high masonry wall. Otherwise there shall be no required setback provided the design and installation complies with the City’s building codes.

Open trellis-type patio covers may be located in a front yard area but shall not encroach more than five feet into the required setback. [Ord. 1364 § 4, 2016; Ord. 772 § 17.22.040, 1986. Code 1987 § 17.22.040].

17.72.050 Lots of record.

Existing lots of record as of the date of adoption of the ordinance codified in this chapter, August 26, 1986, which do not comply with the required minimum lot standards contained herein may be used as a building site for a permitted use pursuant to the provisions of this chapter. However, where adjacent parcels of land are under the same ownership, these parcels shall be combined to meet the minimum required lot area, or to more closely conform to the required lot area. [Ord. 772 § 17.22.050, 1986. Code 1987 § 17.22.050].

17.72.060 Lot area.

The minimum lot area for any new lot created in the R-H district shall be as follows:

A. Interior lots: 12,000 square feet.

B. Flag lots: 12,000 square feet exclusive of any portion of the lot used for access. [Ord. 772 § 17.22.060, 1986. Code 1987 § 17.22.060].

17.72.070 Street frontage width.

The minimum street frontage width for any new lot created in the R-H district shall be as follows:

A. Interior lots: 80 feet.

B. Knuckle or cul-de-sac lots: 45 feet; provided the average width is 80 feet.

C. Flag lots: 25 feet; provided the average width of the principal portion of the lot is 80 feet. [Ord. 772 § 17.22.070, 1986. Code 1987 § 17.22.070].

17.72.080 Setbacks.

The following minimum setbacks shall apply to all new construction within the R-H district:

A. Front Yard.

1. Main dwelling unit: 20 feet.

2. Garage: 20 feet; provided, however, that turn-in entry garages may encroach to within 15 feet of the front property line.

B. Side Yard.

1. Main dwelling unit: Adjacent to interior lot lines there shall be a minimum side yard of five feet on one side of the structure and 12 feet on the other. Adjacent to a public right-of-way the minimum side yard shall be 15 feet. For new tract construction, at least 20 percent of the units within any phase shall have the required 12-foot setback adjacent to the garage.

2. Accessory structures: In the rear one-half of the lot, as specified in LEMC 17.72.040, otherwise the same as required for the main dwelling unit with the exception that where straight-in entry garage gains access via the side yard, the setback shall be 20 feet.

C. Rear Yard.

1. Main dwelling unit: 20 feet.

2. Accessory structures: As specified in LEMC 17.72.040, with the exception that where straight-in entry garage gains access via the rear, the setback shall be 20 feet. [Ord. 853 § 1, 1989; Ord. 772 § 17.22.080, 1986. Code 1987 § 17.22.080].

17.72.090 Lot coverage.

The maximum lot coverage in the R-H district shall be 30 percent. [Ord. 772 § 17.22.090, 1986. Code 1987 § 17.22.090].

17.72.100 Building height.

Except as otherwise provided for accessory structures, the maximum building height in the R-H district shall be 30 feet. [Ord. 772 § 17.22.100, 1986. Code 1987 § 17.22.100].

17.72.110 Minimum dwelling unit size.

The minimum dwelling unit size within the R-H district shall be 1,200 square feet exclusive of garage area. However, for new tract construction, at least 20 percent of the total number of units within any phase shall exceed the minimum square footage by 15 percent. [Ord. 772 § 17.22.110, 1986. Code 1987 § 17.22.110].

17.72.120 Parking.

The provisions of Chapter 17.148 LEMC shall be used to determine the required parking for development in the R-H district. [Ord. 772 § 17.22.120, 1986. Code 1987 § 17.22.120].

17.72.130 Signs.

The provisions of Chapter 17.196 LEMC shall be used to determine permitted signs in the R-H district. [Ord. 772 § 17.22.130, 1986. Code 1987 § 17.22.130].

17.72.140 Design review.

No building permits shall be issued for the construction of any building or structure in the R-H district until the applicant has obtained design review approval pursuant to the provisions of LEMC 17.415.050 and 17.415.060. The following exemptions shall apply:

A. Additions or alterations to an existing structure which do not change the use from one permitted in the district and which do not increase the floor area by more than 50 percent.

B. Groups I, II and IV accessory structures.

C. Fences and walls.

Although these, the above exempted structures, do not need formal design review approval, their proposed location and design must still be approved by the Director of Community Development or his designee prior to construction or installation. [Ord. 1415 § 3 (Exh. F § 22), 2019; Ord. 772 § 17.22.140, 1986. Code 1987 § 17.22.140].

17.72.150 Design standards.

Chapter 17.44 LEMC contains residential development standards applicable to all projects within the City regardless of zoning district. It is therefore important that the provisions of Chapter 17.44 LEMC be considered together with the regulations contained herein for the R-H district. [Ord. 772 § 17.22.150, 1986. Code 1987 § 17.22.150].