Chapter 18.10
REGULATIONS FOR R1-8L –
SINGLE-FAMILY, LARGER LOT AREA ZONING DISTRICTS

Sections:

18.10.010    Application.

18.10.020    Intent.

18.10.030    Permitted uses.

18.10.040    Reserved.

18.10.050    Lot area.

18.10.060    Lot width.

18.10.070    Building height limits.

18.10.080    Front yard.

18.10.090    Side yards.

18.10.100    Rear yard.

18.10.110    Maximum building coverage.

18.10.120    Parking requirements.

18.10.130    Fencing.

18.10.010 Application.

The regulations set forth in this chapter apply in all R1-8L zoning districts. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-1).

18.10.020 Intent.

This is the most restrictive of residential zones composed entirely of the single-family residential environment. Such areas should be clearly defined and without encroachments by uses not performing a residential neighborhood function. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-2).

18.10.030 Permitted uses.

(a) Single-family dwellings.

(b) Private garages and accessory buildings (see Chapter 18.66 SCCC) customarily appurtenant to the permitted use.

(c) Home occupation as defined in Chapter 18.100 SCCC.

(d) Accessory unit, as defined under SCCC 18.06.010(a), on a lot that has an existing single-family dwelling, subject to the following:

(1) Properties with an accessory unit are not required to provide additional on-site parking.

(2) If the required covered parking space or spaces for the single-family dwelling are demolished or converted in conjunction with the development of an accessory unit, two replacement parking spaces must be provided on the same lot. Notwithstanding the provisions of SCCC 18.10.120(a), such spaces may be covered or uncovered; may be tandem or individually accessible; and, if uncovered, may be located in the front or corner side setbacks, if placed on an existing driveway.

(3) If the main dwelling unit on the property is subject to a preferential parking permit program for on-street parking, the accessory dwelling unit shall also be eligible for the preferential parking permit program.

(4) The accessory unit may be attached to or detached from the existing single-family unit.

(5) A detached accessory unit building shall not exceed fourteen (14) feet in height. An attached accessory unit shall not exceed one story in height on lots that are less than six thousand (6,000) square feet.

(6) A detached accessory unit may have a net floor area of not more than one thousand two hundred (1,200) square feet. For an attached accessory unit, the floor area shall not exceed fifty percent (50%) of the existing living area of the single-family dwelling, with a maximum increase in floor area of one thousand two hundred (1,200) square feet.

(7) The roof, siding and windows of the accessory unit, whether attached to the main dwelling unit or a detached building, shall be consistent with the roof slope, materials and design of the principal residence, in accordance with the City’s design guidelines. Enclosed or internal staircases to access attached second-floor accessory units are required.

(8) For second-floor accessory units associated with additions or with construction of a new residence, the following development standards apply. If multiple standards apply to a property, the most restrictive standard shall control.

(A) The total second-floor area of the building shall not exceed sixty-six percent (66%) of the first floor building area (including the garage area).

(B) Second-floor accessory unit areas shall be stepped back at least five feet from the front wall of the first floor of the main dwelling unit. Notwithstanding the foregoing, if the garage area of a house is closer to the front property line than the living area of the main dwelling unit, then second-floor accessory unit areas above the garage shall be stepped back at least ten feet from the front wall of the garage.

(C) Second-floor accessory unit areas shall be stepped back at least three feet from the side walls of the first floor, or clerestory windows with a minimum sill height of five feet shall be provided and maintained on all side elevations.

(D) Second-floor accessory unit areas shall be stepped back at least three feet from the rear walls of the first floor, or clerestory windows with a minimum sill height of five feet shall be provided and maintained on all rear elevations.

(E) Second-floor outdoor spaces associated with accessory units shall be located on rear elevations and must be set back at least fifteen (15) feet from a side property line. The maximum depth for second-floor outdoor spaces associated with accessory units is four feet.

(F) The floor to ceiling height of a second-floor accessory unit must be equal to or less than the average floor to ceiling height of the first floor, but in no case less than seven feet in height.

(9) For attached accessory units, building setbacks and building coverage restrictions are the same as those that apply to the main dwelling unit. For detached accessory units, the minimum rear setback is five feet and the minimum side setback is three feet. Detached accessory units must maintain a five-foot setback beyond the existing front setback of the main dwelling unit. A detached accessory unit, in conjunction with other accessory buildings, may cover not more than forty percent (40%) of the area of any rear yard. For purposes of rear yard coverage, the rear yard is measured from a line extending twenty (20) feet from the full width of the lot at the rear property line.

(10) On a lot of less than six thousand (6,000) square feet, the floor area ratio (FAR) of all structures shall not exceed forty percent (40%).

(11) Utility Connections.

(A) Notwithstanding SCCC 17.15.210, 17.15.220 and 17.15.280, the City shall not require the installation of new or separate utility connections directly between the accessory unit and the utilities, or impose a related connection fee or capacity charge, when a new accessory unit is constructed, if the accessory unit is contained within the existing building envelope of an existing single-family residence or accessory structure, the accessory unit has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety.

(B) For all accessory dwelling units not described in subsection (d)(11)(A) of this section, the construction of accessory units shall be subject to standard utility connection requirements and charges. The City shall establish prorated charges for accessory dwelling units in the municipal fee schedule.

(12) For those properties with an accessory unit which has been used continuously as an accessory unit since April 13, 1983, the unit may be approved in its historic location; provided, that the requirements of this section can be met with regard to minimum lot size and maximum accessory unit size.

(e) Supportive housing, subject to the same standards and restrictions as other dwelling units under this chapter.

(f) Transitional housing, subject to the same standards and restrictions as other dwelling units under this chapter. (Ord. 1680 § 2, 11-14-95; Ord. 1786 § 2, 11-4-03; Zoning Ord. § 5-3; Ord. 1935 § 3, 1-13-15; Ord. 1968 § 3, 8-22-17).

18.10.040 Reserved.

(Formerly operative as “Conditional uses”. Ord. 1680 § 2, 11-14-95; Ord. 1786 § 3, 11-4-03; Zoning Ord. § 5-3.1).

18.10.050 Lot area.

Each lot shall contain a minimum area of eight thousand (8,000) square feet. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-4).

18.10.060 Lot width.

The minimum lot width shall not be less than seventy (70) feet. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-5).

18.10.070 Building height limits.

Two stories but not exceeding twenty-five (25) feet in height. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-6).

18.10.080 Front yard.

Each lot shall have a front yard not less than twenty (20) feet in depth. A minimum of thirty-five percent (35%) of the front yard shall be permanently maintained as landscaped area. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-7).

18.10.090 Side yards.

Each lot shall have two side yards, one having a width of not less than six feet on one side and nine feet on the opposite side.

Notwithstanding the above, the side yard on the street side of each corner lot, exclusive of the front yard, shall not be less than fifteen (15) feet in width. A minimum of thirty-five percent (35%) of the street side yard shall be permanently maintained as landscaped area. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-8).

18.10.100 Rear yard.

A rear yard is required at the rear of every lot. Such rear yard shall not be less than twenty (20) feet in depth.

Notwithstanding the above, corner lot rear yards may be interchanged to set from the interior, or nonstreet, side yard lot line. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-9).

18.10.110 Maximum building coverage.

Buildings, including accessory buildings, shall not cover a total of more than forty percent (40%) of the area of any lot. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-10).

18.10.120 Parking requirements.

(a) Except as otherwise provided in SCCC 18.10.030(d)(2), each single-family dwelling shall have two garage or carport parking spaces; these parking spaces shall be prohibited in required front yards or corner lot side yards. A minimum driveway length of twenty (20) feet is required between said parking and any street right-of-way line.

(b) Additional parking shall be permitted in required front yards or corner lot side yards, with motor vehicles, trailers, and boats parked in an orderly manner, generally perpendicular to the street. Such parking shall be prohibited in the thirty-five percent (35%) minimum landscaped area. Motor vehicles that do not comply with restrictions imposed by other sections of this title are prohibited.

(c) Parking shall only be allowed on areas surfaced with all-weather materials, such as concrete, asphalt, brick, stone, or gravel.

(d) More information on prohibited activities in residential districts may be found in Chapter 18.82 SCCC. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-11; Ord. 1968 § 5, 8-22-17).

18.10.130 Fencing.

At the time of new construction of a building on property, a solid fence of masonry six feet high shall be installed, and thereafter maintained, by the owner of property in this zoning district on all common property lines with existing multiple residential, office, commercial, industrial, or public or quasi-public development (B zoning district) that does not have such a fence.

As an alternative, with the approval of the City Council, an indenture agreement running with the land which contains a hold harmless covenant may be recorded. (Ord. 1680 § 2, 11-14-95; Zoning Ord. § 5-12).