Chapter 17.12
RESIDENTIAL ZONES

Sections:

17.12.010    Purpose

17.12.020    Purposes of the Residential Zones

17.12.030    Residential Zone Permitted Land Uses and Permit Requirements

17.12.040    Residential Zone Subdivision Standards

17.12.050    Residential Zone Site Planning and Building Standards

17.12.010 Purpose

This chapter lists the land uses that may be allowed within the residential zones established by Section 17.06.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

17.12.020 Purposes of the Residential Zones

The purposes of the individual residential zones and the manner in which they are applied are as follows:

A.    RS (Single-Family Residential) zone. The RS zone is applied to areas of the City that are appropriate for neighborhoods of detached single-family dwellings, surrounding the more densely developed core of the City. The maximum allowable residential density within the RS zone is up to eight dwelling units per acre in areas designated Low Density Single-Family Residential (RLS) by the General Plan and shown on the Zoning Map as RS-8, and up to 12 dwelling units per acre in areas designated Medium Density Single-Family Residential (RMS) by the General Plan and shown on the Zoning Map as RS-12. The RS zone implements and is consistent with the Low Density Single-Family Residential (RLS) and Medium Density Single-Family Residential (RMS) land use designations of the General Plan, with maximum allowable density indicated on the Zoning Map by either a numerical suffix to the RS designation (e.g., RS-12).

B.    RM (Medium Density Residential) zone. The RM zone is applied to areas of the City that are appropriate for neighborhoods with a variety of housing types including attached and detached single-family dwellings, duplexes and triplexes, and some condominiums. The maximum allowable residential density within the RM zone is 15 dwelling units per acre. The RM zone implements and is consistent with the Medium Density Residential (RM) land use designation of the General Plan.

C.    RH (High Density Residential) zone. The RH zone is applied to areas of the City that are appropriate for a mixture of multi-family housing, including apartments, townhomes, and condominiums, and professional offices, convalescent homes, and care facilities. The maximum allowable residential density within the RH zone is 25 dwelling units per acre. The RH zone implements and is consistent with the High Density Residential (RH) land use designation of the General Plan.

17.12.030 Residential Zone Permitted Land Uses and Permit Requirements

A.    General permit requirements. Table 2-1 identifies the land uses allowed by this Zoning Ordinance in each residential zone, and the planning permit required to establish each use, in compliance with Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B.    Architectural Review. A land use that is identified by this chapter as permitted, or allowed with a Use Permit or Minor Use Permit approval may also require Architectural Review. See Section 17.62.030 for Architectural Review requirements.

C.    Requirements for certain specific land uses. Where the last column in Table 2-1 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

TABLE 2-1 – Allowed Land Uses and Permit Requirements for Residential Zones     

P    Permitted Use, Zoning Clearance required

Key to Zoning District Symbols

MUP    Minor Use Permit required (see Section 17.62.070)

RS    Single-Family Residential

UP    Use Permit required (see Section 17.62.070)

RM    Medium Density Residential

S    See cited section for permit requirement

RH    High Density Residential

–    Use not allowed

 

LAND USE (1)

PERMIT REQUIRED BY ZONE

Specific Use Regulations

RS

RM

RH

RECREATION, EDUCATION & PUBLIC ASSEMBLY

Equestrian facility

UP

UP

UP

 

Meeting facility, public or private

UP

UP

UP

 

Park, playground

UP

UP

UP

 

Private residential recreation facility

UP

UP

UP

 

School – Public or private

UP

UP

UP

 

School – Specialized education/training (2)

UP

UP

UP

 

RESIDENTIAL

Animal keeping

P

P

P

17.52.020

Caretaker unit

MUP

MUP

 

Condominium/Common interest residential subdivision

UP

UP

UP

17.52.070

Emergency/transitional shelter

UP

UP

UP

17.52.100

Home occupation

P

P

P

17.52.120

Mobile home park

UP

UP

UP

17.52.170

Multi-family housing, 2 or 3 units

P

P

17.52.180

Multi-family housing, 4 or more units

P

17.52.180

Organizational house (sorority, monastery, etc.)

UP

UP

 

Residential accessory use or structure

P

P

P

17.52.220

Residential care facility, 6 or fewer clients, in single-family dwelling

P

P

P

 

Residential care facility, 7 or more clients

UP

UP

UP

 

Residential second unit

P

P

P

17.52.230

Rooming or boarding, 3 or more persons

UP

UP

UP

 

Single-family dwelling – Townhome/Rowhouse

UP

UP

UP

 

Single-family dwelling – Townhome/Rowhouse, affordable restricted

UP

UP

 

Single-family dwelling – Detached

P

P

P

 

Single-family dwelling – Detached, affordable restricted

P

P

P

 

SERVICES – BUSINESS & PROFESSIONAL

Medical services – Extended care

UP

 

Office – Accessory

P

P

P

 

Office – Business or service

UP

 

Office – Professional or administrative

UP

 

Office – Temporary real estate

MUP

MUP

MUP

 

SERVICES

Cemetery

UP

 

Day care, Adult – 6 or fewer clients

P

P

P

 

Day care, Adult – 7 or more clients

UP

UP

UP

17.52.050

Day care, Child – Large family day care home (9 to 14 children)

MUP

MUP

MUP

17.52.050

Day care, Child – Small family day care home (8 or fewer children)

UP

MUP

MUP

 

Day care, Child – Day care center (15 or more children)

MUP

MUP

17.52.050

Lodging – Bed and breakfast inn (B&B)

UP

UP

17.52.040

Mortuary or Funeral Home

UP

UP

UP

 

TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE

Parking facility – Public or private, adjacent to a C zone only

UP

UP

 

Utility facility

UP

UP

UP

 

Notes:

(1)    See Article 7 for land use definitions.

(2)    Specialized education/training schools that are associated with automotive, manufacturing, or industrial training programs are not allowed in any residential zone. Such programs would only be allowed where permitted under Section 17.14.030 (Commercial Zone Land Uses and Permit Requirements) as “School – Specialized training/education.”

17.12.040 Residential Zone Subdivision Standards

A.    Minimum parcel size. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-2 for the applicable zone, except as the minimum area may be reduced for road widening or corner lot curb returns, and as minimum width may be reduced by the review authority to accommodate cul-de-sac lots on a limited basis. No cul-de-sac lot shall be approved with a frontage of less than 35 feet. Parcel size shall be determined as the gross lot area of the subject parcel.

B.    Larger parcels may be required. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by the following table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C.    Condominium and other common interest subdivisions. A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review; provided, that the overall development site complies with the minimum parcel size, and the total number of any dwellings complies with the maximum density for the applicable zone.

TABLE 2-2 – MINIMUM PARCEL SIZE STANDARDS

Zone

Minimum Parcel Size

Minimum Area

Minimum Width

 

RS-8

5,500 sf

40 ft

RS-12

3,750 sf

40 ft

RM

3,750 sf

50 ft

RH

3,750 sf

50 ft

17.12.050 Residential Zone Site Planning and Building Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 2-3, in addition to the applicable standards in Article 3 (for example, landscaping, parking and loading). Exceptions may be granted in compliance with Sections 17.62.050 (Planned Development Permit) and 17.62.080 (Variance and Minor Variance).

TABLE 2-3 – RESIDENTIAL ZONE DEVELOPMENT STANDARDS 

Development Feature

Requirement by Zone (1)

RS-8, RS-12

Single-Family Residential

RM

Medium Density Residential

RH

High Density Residential

 

Density

Maximum number of dwelling units allowed on a single parcel.

Maximum density

1 dwelling unit per parcel, plus one second unit where allowed by Section 17.52.230.

1 dwelling unit for each 2,904 sf of site area.

1 dwelling unit for each 1,742 sf of site area.

Setbacks

Minimum setbacks required.(2)

Front

15 ft

15 ft

15 ft

Side – Interior

5 ft minimum, 10 ft combined; 10 ft on one side for common wall or zero lot line development.

Single dwellings:

5 ft on each side for structures 24 ft or less; 15 ft combined with a minimum of 5 ft on one side for structures greater than 24 ft in height; 10 ft on one side for common wall or zero lot line development.

Other buildings:

5 ft on each side for structures 24 ft or less; 30 ft combined, with 12 ft minimum on one side for structures greater than 24 ft in height.

Single dwellings:

5 ft on each side for structures 24 ft or less; 15 ft combined with a minimum of 5 ft on one side for structures greater than 24 ft in height; 10 ft on one side for common wall or zero lot line development.

Other buildings:

5 ft on each side for structures 24 ft or less; 30 ft combined, w/ 12 ft minimum on one side for structures greater than 24 ft in height.

Side – Street side

10 ft

10 ft

Single dwellings: 10 ft

Other buildings: 15 ft

Rear

15 ft

Attached Garage: 13 ft.

15 ft

Attached Garage: 13 ft.

Single dwellings:

15 ft for structures 24 ft or less in height; 20 ft for structures greater than 24 ft.

Other buildings:

15 ft for structures 24 ft or less in height; 20 ft for structures greater than 24 ft in height.

Accessory structures

See Section 17.52.220 (Residential Accessory Buildings, Structures, and Uses)

Floor area ratio (FAR)

Maximum floor area ratio allowed. (3)

Maximum FAR

0.45

0.45

0.45

Site coverage

Maximum percentage of the total lot area that may be covered by structures and pavement. (4)

Maximum coverage

65%

65%

60%

Open space

Minimum usable open space area required for each dwelling unit.

Minimum area

None

None for single-family residential projects; see Section 17.52.180 for multi-family residential projects.

Height limit

Maximum allowable height of structures. See Section 17.30.030 for height measurement requirements, and height limit exceptions. (5)(6)

Maximum height

24 ft (1)(2)

24 ft (1)(2) for single dwellings, duplexes, triplexes; 36 ft for multi-family.

24 ft (1)(2) for single dwellings, duplexes, triplexes; 48 ft for multi-family.

Fencing

See Section 17.30.020 (Fences, Walls, Hedges, and Screening)

Landscaping

See Section 17.30.040 (Landscaping Standards)

Parking

See Chapter 17.34 (Parking and Loading)

Signs

See Chapter 17.40 (Signs)

Notes:

(1)    See Chapter 17.52 (Standards for Specific Land Uses).

(2)    See Section 17.30.100 (Setback Requirements and Exceptions).

(3)    Up to 440 square feet of garage area may be excluded from FAR calculations.

(4)    See Subsection 17.34.120.G.5.

(5)    See Section 17.30.030 for height exceptions for specific architectural features.

(6)    Exterior stairways that would lead to a second floor or roof deck are permitted with the issuance of a use permit.