Chapter 14.09.060
Residential Zoning Districts

Sections:

14.09.060.010    Purpose and Applicability.

14.09.060.020    Land Use Regulations.

14.09.060.030    Development Regulations.

14.09.060.040    Supplemental Regulations.

14.09.060.050    Design Requirements for One- and Two-Unit Buildings.

14.09.060.060    Design Requirements for Buildings with Three or More Units.

14.09.060.010 Purpose and Applicability.

The purpose of residential zoning districts and development standards is to:

A. Provide for a full range of housing types to meet the diverse economic and social needs of residents;

B. Preserve, protect, and enhance the character of the City’s neighborhoods;

C. Enhance the quality of life of residents;

D. Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding uses and appropriate to the physical and aesthetic characteristics of the proposed location; and

E. Provide sites for public and semi-public uses such as parks, schools, day care, and other community uses that serve residents and complement surrounding residential development.

Additional purposes of each residential zoning district:

F. Residential Rural (RR). The RR district is intended to provide for rural residential development on large lots and other compatible uses in a semi-rural setting, in areas that may lack domestic water and sanitary sewer services. This district provides for residential density between 0.1 and 0.4 dwelling units per acre. The RR district implements the Rural Residential General Plan Land Use Designation.

G. Residential Estate (RE). The RE district is intended to provide for residential development on large lots and other compatible uses in a semi-rural atmosphere and setting, subject to the extension of domestic water and sanitary sewer services by the property owner. This district provides for residential density between 0.5 and 3.0 dwelling units per acre. The RE district implements the Residential Estate General Plan Land Use Designation.

H. Residential Low (RL). The RL district is intended to provide for residential development and other compatible uses in a low-density residential neighborhood setting with a variety of lot sizes and architectural styles. This district provides for residential density between 3.1 to 5.0 dwelling units per acre. The RL district implements the Residential Low-Density General Plan Land Use Designation.

I. Residential Low Medium (RLM). The RLM District is intended to provide for a variety of housing types at densities in the range of 5.1 to 8.0 dwelling units per acre. This district also provides for public uses, quasi-public uses, and similar and compatible uses that may be appropriate in a low medium density residential environment. The RLM district implements the Residential Low Medium Density General Plan Land Use Designation.

J. Residential Medium (RM). The RM district is intended to provide for a variety of housing types at densities between 8.1 to 14.0 dwelling units per acre, including duplexes, townhouses, apartments, detached single-unit residential development on small lots, and other compatible uses appropriate in a medium density residential environment. The RM district implements the Residential Medium Density General Plan Land Use Designation.

K. Residential Medium High (RMH). The RMH district is intended to provide for a variety of housing types at densities in the range of 14.1 to 20.0 dwelling units per acre. Types of dwelling units include attached and detached single-unit dwellings, townhomes, condominiums, two-unit dwellings, multi-unit developments, and apartments. This district also provides for public uses, quasi-public uses, and similar and compatible uses that may be appropriate in a medium high-density residential environment. The RMH district implements the Residential Medium High-Density General Plan Land Use Designation.

L. Residential High (RH). The RH district is intended to provide for a variety of high-density residential development, including townhouses, condominiums, apartments, and other compatible uses. This district provides for residential density between 20.1 to 30.0 dwelling units per acre. The RH district implements the Residential High Density General Plan Land Use Designation.

M. Residential High Limited (RHL). The RHL district is intended to provide for a variety of high-density residential development, including townhouses, condominiums, apartments, and other compatible uses. This district provides for residential density between 20.1 to 24.0 dwelling units per acre. This zoning district applies to residential high-density projects located within Nut Tree Airport Compatibility Areas D, Extended Approach/Departure Area, and E, Adjacent to Runway or Final Approach, and is subject to Chapter 14.09.110 of this code, Airport Environs (AE) Overlay District. The RHL district implements the Residential High Density Limited General Plan Land Use Designation.

N. Manufactured Housing Park (MHP). The MHP district is intended to provide areas for manufactured housing parks, whether lots are rented or leased, or where lots are individually owned. This district provides for a residential density between 6.0 to 10.0 dwelling units per acre. The MHP district implements the Residential Manufactured Home Park General Plan Land Use Designation.

(Ord. 1984, Amended, 07/25/2023; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.060.020 Land Use Regulations.

Table 14.09.060.A, Land Use Regulations – Residential Zoning Districts, establishes the land use regulations for the residential zoning districts. Land uses are defined in Chapter 14.020.060 of this code, Use Classifications. In cases where a specific land use or activity is not defined, the Director of Community Development shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below are prohibited. Within the Northeast Growth Area, the supplemental regulations identified in Section 14.09.060.040 are applicable. Section numbers in the right-hand column refer to other sections of this title.

TABLE 14.09.060.A, LAND USE REGULATIONS –
RESIDENTIAL ZONING DISTRICTS 

“P” = Permitted Use; “M” = Minor Use Permit required; “C” = Conditional Use Permit required; “–” = Use Not Allowed
Land Use Classification	RR	RE	RL	RLM	RM	RMH	RH	RHL	MHP	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P	P	P	P	C	C	–	–	P
Single-Unit Dwelling, Attached	P	P	P	P	C	C	C	C	P
Duplex	P1	P1	P1	P1	P	P	P	P	P1
Multi-Unit Dwelling	–	–	–	P	P	P	P	P	–
Group Residential	–	–	–	–	P	P	P	P	–
Manufactured Home Park	–	–	C	C	C	C	C	C	P
Residential Facility, Assisted Living	–	–	M	M	M	M	M	M	–
Small Residential Care Facilities	Small and large residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.
Large Residential Care Facilities
Supportive Housing
Transitional Housing
Public/Semi-Public Uses
Community Assembly, less than 5,000 square feet in floor area	–	–	P	P	P	P	P		P
Community Assembly, 5,000 square feet or more in floor area	–	–	M	M	M	M	M		M
Cultural Institutions, less than 5,000 square feet in floor area	–	M	M	M	M	M	M		–
Cultural Institutions, 5,000 square feet or more in floor area	–	–	C	C	C	C	C		–
Day Care Centers	–	–	M	M	M	M	M		–
Hospitals and Clinics	See subclassification below
Skilled Nursing Facility	–	–	C	C	C	M	M		–
Park and Recreation Facilities	M	M	P	P	P	P	P		M
Public Safety Facilities	C	C	C	C	C	C	C		C
Schools	C	C	C	C	C	C	C		C
Commercial Uses
Farmer’s Markets	–	–	M	M	M	M	M		M	See Section 14.09.270.100, Farmer’s Market
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See Section 14.09.270.170, Telecommunication Facilities
Agricultural Uses
Urban Agriculture	See subclassifications below
Community Garden	P	P	P	P	P	P	P		P	See Section 14.09.270.190, Urban Agriculture
Market Garden, less than one acre	P	P	P	P	P	P	P		P	See Section 14.09.270.190, Urban Agriculture
Market Garden, one acre or more	M	M	M	M	M	M	M		M	See Section 14.09.270.190, Urban Agriculture
Other Uses
Accessory Uses and Structures	See Section 14.09.270.030, Accessory Uses; and Section 14.09.200.020, Accessory Buildings and Structures
Accessory Dwelling Units	See Section 14.09.270.040, Accessory Dwelling Units
Animal Keeping	See Section 14.09.270.070, Animal Keeping
Family Day Care	See Section 14.02.060.010, Residential Uses
Home Occupations	See Section 14.09.270.120, Home Occupations
Nonconforming Uses	See Chapter 14.09.220, Nonconforming Uses, Sites, and Structures
Temporary Uses	See Section 14.09.270.180, Temporary Uses

1.    Refer to California Government Code Section 65852.21 for additional procedures and requirements and Chapter 14.09.280 of this code, Zoning Clearance.

(Ord. 1984, Amended, 07/25/2023; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.060.030 Development Regulations.

Table 14.09.060.B, Development Regulations – Residential Zoning Districts, prescribes the development regulations for the residential zoning districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the “Additional Regulations” column refer to other sections of this title.

 

TABLE 14.09.060.B, DEVELOPMENT REGULATIONS –
RESIDENTIAL ZONING DISTRICTS 

Standard	RR	RE	RL	RLM	RM	RMH	RH	RHL	MHP	Additional Regulations
Density Standards
Minimum Density (units per acre)	0.1	0.5	3.1	5.1	8.1	14.1	20.1	20.1	6.0	See Section 14.02.030.040, Calculating Density
Maximum Density (units per acre)	0.4	3.0	5.0	8.0	14.0	20.0	30.0	24.0	10.0
Density standards are applicable to the entirety of the project site prior to being subdivided. Individual lots in the subdivision or parcel map may be above or below the density range and individual lots may be further divided or subdivided, provided the entire original project site remains within the allowed density range.
Lot Standards
Minimum Lot Area (sq ft, unless noted)	(A)	(A)	(A)	3,600	40,000	40,000	40,000	40,000	10 acres	In the RLM, RM, RMHD, and RH districts, smaller lots may be allowed.
Minimum Lot Width (ft)	(A)	(A)	(A)	40	200	200	200	200	400
Corner Lot (ft)	(A)	(A)	(A)	45	200	200	200	200	400
Minimum Lot Depth (ft)	(A)	(A)	(A)	60	200	200	200	200	400
Height Standards
Maximum Building Height (ft)	35	35(B)	35(B)	40	45	45	45	45	30
Setback Standards (setbacks are measured from lot line or back of sidewalk, whichever results in a greater setback, unless otherwise noted)
Minimum Front Setback (ft)
Building	50	25	15	15	15	15	15	15	20
Porch, Balcony, Deck	45	20	10	10	10	10	10	10	10
Attached Garage, Front Loaded	50	25	20	20	18	18	18	18	20
Attached Garage, Side Loaded	50	20	15	15	15	15	15	15	20
Garage, Recessed	55	30	20	20	20	20	20	20	25
Minimum Corner Side Setback (ft)
Building	30(C)	15(C)	15(C)	10(C)	10(C)	10(C)	10(C)	10(C)	10(C)
Porch, Balcony, Deck	25	10	10	5	5	5	5	5	5
Minimum Interior Side (ft)	30	10	5/10 (D)	5	4	4	7.5	7.5	20
Minimum Rear Setback (ft)
Building	40	20	20	15	15	20	20	20	20
Garage, Alley Loaded	40	5	5	5	5	5	5	5	5
Garage, Recessed (accessed from the street)	40	20	10	5 or 0 when located 20 feet behind front facade of house	5	5	5	5	20
Minimum Setback From Adjoining Freeway or Railroad ROW (ft)	20	20	20	20	20	20	20	20	20
Minimum Setback From Curb Face on Adjoining Arterial (ft)	30	30	30	30	30	30	30	30	30
Lot Coverage Standards
Maximum Lot Coverage (% of lot)	(E)	(E)	n/a	n/a	n/a	n/a	n/a	n/a	n/a

A. Lot Size and Dimensions, RR, RE, and RL Districts. In the RR, RE, and RL districts, the minimum lot area, depth, and width standards presented in Table 14.09.060.C, Minimum Lot Area and Dimensions, RR, RE, and RL Districts, apply.

 

TABLE 14.09.060.C, MINIMUM LOT AREA AND DIMENSIONS, RR, RE, AND RL DISTRICTS

Standard	RR-10	RR-5	RR-2.5	RE-1	RE-20	RE-15	RE-12	RE-10	RL-10	RL-8	RL-6	RL-5	Additional Regulations
Minimum Lot Area (sq ft, unless noted)	10 acres	5 acres	2.5 acres	1 acre	20,000	15,000	12,000	10,000	10,000	8,000	6,000	5,000
Minimum Lot Width (ft)	400	250	200	150	110	80	80	80	80	70	60	50
Corner Lot (ft)	400	250	200	150	110	100	90	90	90	85	65	55
Minimum Lot Depth (ft)	200	250	200	200	100	100	100	100	100	100	95	90

B. One-Story Dwellings Required, RE and RL Districts. Residential developments in the RE and RL districts shall contain one-story dwellings, or may be permitted to contain all two-story homes through a planned development. For developments containing fewer than 60 dwelling units, at least 30 percent of the dwellings shall be one story. For developments containing 60 or more dwelling units, at least 25 percent of the dwellings shall be one story. For purposes of this standard, one-story dwellings include those that have less than one-third of the living space on an upper floor, such as a loft, and that have a kitchen, bathroom, and bedroom on the ground floor.

C. Corner Side Yard Setback, Reversed Corner Lot. On a reversed corner lot, the corner side yard setback shall not be less than the required front yard of the adjoining key lot.

D. Interior Side Setbacks, RL District. On lots 6,000 square feet in size or larger in the RL district developed with two or more stories, one interior side setback shall be a minimum of 10 feet. The other interior side setback shall be a minimum of five feet.

E. Maximum Lot Coverage, RR and RE Districts. In the RR and RE districts, the maximum lot coverage standards presented in Table 14.09.060.D, Maximum Lot Coverage, RR and RE Districts, apply.

TABLE 14.09.060.D, MAXIMUM LOT COVERAGE, RR AND RE DISTRICTS

Standard	RR-10	RR-5	RR-2.5	RE-1	RE-20	RE-15	RE-12	RE-10	Additional Regulations
One-Story Building (% of lot)	5	5	10	25	35	45	45	45
Two- or More Story Building (% of lot)	5	5	10	20	30	40	40	40

(Ord. 1984, Amended, 07/25/2023; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.060.040 Supplemental Regulations.

A. Paving and Impervious Surfaces. The maximum amount of paving and other impervious surface that significantly reduces and prevents natural infiltration of water into the soil such as asphalt, concrete, and stone, in any street-facing setback is 50 percent of the required setback area. For lots with less than 50 feet of street frontage, the amount of paving and other impervious surfaces shall be limited to a driveway of no more than 20 feet width and a walkway of no more than five feet width with the exception of brick and pavers when installed on a sand bed.

B. Small Lot Single-Unit Development, RLM, RM, RMH, RH, and RHL Districts. Attached and detached single-unit development located on lots less than the minimum lot size and less than the minimum lot dimensions established for the RLM, RM, RMH, RH and RHL districts may be approved with a minor use permit pursuant to Chapter 14.09.300 of this code, Use Permits, and the following standards:

1. Development Standards. Small lot single-unit development is subject to the development standards and supplemental regulations of the base zoning district and the design requirements of the development type except as specified below or otherwise specified in the conditional use permit approval.

a. Density. Minimum and maximum density shall be determined by the base zone district.

b. Setbacks.

i. Perimeter Setbacks. The minimum setbacks from the property lines on the perimeter of the small lot single-unit development shall be the required setbacks of the underlying base zone.

ii. Interior Street Setbacks. The minimum setbacks from the back of sidewalk of any interior street or edge of pavement where there is no sidewalk shall be 18 feet to any front-facing garage door and 10 feet to any living area or covered porch.

iii. Side Yard Setbacks. The side yard setback shall be a minimum of three feet. For attached units, a minimum side yard setback of 10 feet shall be provided at the end of the row of the attached units.

iv. Rear Yard Setbacks. Rear yard setback shall be a minimum of 10 feet except as provided below.

c. Entrances.

i. Dwelling units that abut a public right-of-way or private street shall orient the primary entryway toward the street.

ii. Dwelling units located in the interior of the development shall orient the primary entryway toward and visible from a pedestrian pathway that is connected to a public right-of-way or private street.

d. Parking. Parking shall be provided in accordance with Chapter 14.09.230 of this code, Parking and Loading, except that small lot single-unit development of attached dwelling units shall be subject to the parking requirements for multi-unit residential.

C. Street Patterns in Residential Districts.

1. Street patterns shall be designed for subdivisions with public or private streets as follows:

a. Provide for through-travel and mobility needs to access abutting land;

b. Provide complete streets for all modes of transportation;

c. Provide interconnected street patterns and minimize circuitous patterns and cul-de-sacs to minimize vehicle miles traveled and incorporate direct walking and biking paths;

d. Provide streets oriented to optimize access to solar energy for abutting development, including most local streets in single-unit and two-unit residential development shall be oriented easterly-westerly;

e. For blocks containing primarily single-unit residential development, the maximum block length is 660 feet along local streets. The maximum block perimeter is 2,400 feet, except where boundaries with access-controlled areas prevent meeting this standard. Longer blocks are permitted if a pedestrian connection is provided to allow pedestrian travel mid-block, and it meets established pedestrian safety warrants and incorporates required pedestrian safety improvements; and

f. For blocks with primarily multi-unit residential development bounded by local streets, the maximum block length is 800 feet along local streets. The maximum block perimeter is 2,800 feet, except where boundaries with access-controlled areas prevent meeting this standard. Longer blocks are permitted if a pedestrian connection is provided to allow pedestrian travel mid-block, and it meets established pedestrian safety warrants and incorporates required pedestrian safety improvements.

D. Properties Within Northeast Growth Area. New development of sites located within the Northeast Growth Area shall comply with the Northeast Growth Area overlay district regulations identified in Chapter 14.09.191 of this code.

(Ord. 1984, Amended, 07/25/2023; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.060.050 Design Requirements for One- and Two-Unit Buildings.

A. Applicability. This section applies to all buildings with one or two residential units except for duplexes on a single lot and small lot single-unit developments, where the applicant elects to apply the standards contained in Section 14.09.060.060, Design Requirements for Buildings with Three or More Units. Proposed design review applications meeting these standards shall be subject to review by the Director and the Director shall retain the discretion to refer projects to the Planning Commission for review. Developments requesting deviations to these standards shall be reviewed by the Planning Commission.

B. Deviations to Standards and Development Specific Standards. The decision maker may approve deviations to the standards of this section and/or establish specific development standards through conditional use permit approval and/or adjustment process pursuant to Chapter 14.09.300 of this code, Use Permits.

C. House Plans.

1. Distribution and Number of House Plans. In order to create a neighborhood character that is visually interesting and establishes a neighborhood identity, development of five or more lots shall incorporate a variety of and even distribution of different house plans within developments to emphasize architectural diversity of neighborhoods.

a. The development shall include no less than one house plan for every 30 lots. A development with fewer than 60 lots shall include at least three house plans. House plans shall be substantially different and contain architectural features that visually represent these distinct features;

b. Every house plan shall have a minimum of three architectural elevation styles/themes with substantially different treatments. For example, different architectural elevation styles of the same house plan may be achieved by a combination of a change in the roof form, use of different building materials, and other architectural treatments that reflect the true style definition of the proposed architectural theme. Alternative architectural elevation styles shall be dispersed evenly throughout the development;

c. No house plan shall be used more than 200 times within the development, unless additional architecture themes are proposed, beyond the minimum three elevations; and

d. Contiguous developments may use the same house plans provided a different set of elevations is provided for the house plans in each development, and no house plan is used more than 200 times combined in the contiguous developments.

2. House Plans on Adjoining Lots. The same house plan shall not be used on adjacent lots along the same street frontage. The decision maker may approve an exception to this standard where the house plans have substantially different architectural elevation styles. In this case, reversing the use of the same house plans but otherwise keeping the same architectural elevation style does not qualify for this exception.

3. Architectural Variety. In order to qualify as a different architectural style from other styles used on the same house plan, the following design alternatives shall be utilized:

a. Variations in the roofline with different roof configurations;

b. Different entry treatments, such as a variety of front porch designs;

c. A variety of color schemes;

d. Variation in the types of exterior materials and finishes;

e. Different window openings in terms of location, size, orientation, surrounds, trim, glazing theme and design;

f. Variety of garage door designs/treatments, including variations in color, materials, use of glazing, and incorporating two single-wide doors in place of one double-wide door; and

g. When three or more alternatives for front architectural elevation styles are provided, brick, stone, or other masonry elements shall be incorporated in at least one of the alternatives and shall be compatible with the architecture of the building.

4. Development Plan. A master plotting plan shall be required for every residential subdivision project. Plotting plans shall include house plan designs proposed for each lot in the project. The plan shall include:

a. House plan (including reverse plans);

b. House plan elevation;

c. Delineation of first- and second-story footprints;

d. Garage locations;

e. Driveway locations;

f. Covered patios or other covered structures;

g. Building setbacks; and

h. Lateral utilities such as sewer and water.

5. The applicant may modify the master plotting plan with approval of a minor adjustment, approved by the Director of Community Development, if the plan still complies with all applicable design requirements.

D. Architectural Details. Building designs shall incorporate architectural details that add visual interest and contribute to neighborhood identity. Architectural details shall be well proportioned to the size and scale of buildings and contribute to the overall architectural style.

1. Each architectural elevation style of all buildings with one or two units shall include at least three of the following architectural detailing elements:

a. Front porches with decorative columns or railings that are consistent with the architectural style of the building;

b. Color schemes that contain a minimum of three distinct colors per building (body, trim, and an accent color);

c. Decorative building materials such as masonry, tile, shingle or other materials;

d. Front doors that include transom and/or side lights;

e. Variation in wall planes by incorporating bay windows or balconies into the design; and

f. Decorative accessories consistent with the architectural theme of proposed buildings. Examples include:

i. Window ledges and shelves;

ii. Landscape trellises;

iii. Decorative accent tiles;

iv. Wood window shutters;

v. Decorative gable end vents and corbels; and

vi. Window awnings.

2. Additional Architectural Design Requirements for Two-Unit Buildings (Duets and Duplexes).

a. Two-unit buildings shall be designed with several elements to make the two units appear as one connected building, though individual dwelling units can appear distinct. Examples include matching building heights, roof lines, roof pitches, roof materials, siding materials, window dimensions and styles, entries, porches, color or trim bands, and matching or using complementary color schemes.

b. Each unit shall have a pedestrian entrance on the same facade as the paired unit, except for corner lots where each dwelling unit may have the entrance oriented toward a different street frontage.

E. Exterior Materials/Finishes. Exterior materials and finishes shall meet the following requirements:

1. All buildings shall incorporate “four-sided” architectural details on all elevations. Side elevations oriented towards a public street, open space, or paseo shall incorporate architectural details like front building elevations materials and features;

2. Street facing elevations shall incorporate window trim, decorative vents, door openings, and/or other architectural details. Exterior stucco and other trowel finishes shall be trimmed in masonry or wood where there is a change in material;

3. Glazing with a mirror finish is prohibited;

4. Exposed concrete block (except for the foundation/crawlspace) shall not be used for elevations oriented towards a street;

5. T1-11 siding and other siding that utilizes plywood (except for board and batten) is prohibited;

6. When masonry is used, the masonry element should extend to the base of windows or other openings and shall wrap around corners to the end of side wall elevations a minimum of four feet; and

7. Siding materials shall be compatible with the architectural style of buildings. Examples of appropriate siding materials include Masonite siding, lap siding, horizontal, vertical, or diagonal siding, shingles, and stucco.

F. Windows/Vents. Architectural elevation designs shall include window and vent details. Window and vent designs shall meet the following requirements:

1. Windows and vents on all elevations shall include trim window mullions, or other enhanced architectural detailing;

2. Front windows shall include heavier trim, masonry or wood accents, pop-out features, bay windows, window ledges or shelves, and/or awnings over the windows;

3. Window detailing shall complement the architectural style of proposed home design;

4. Window size and heights shall be complementary to the architecture of buildings and arranged to create a clear and rhythmic pattern as appropriate for the architectural theme and scale;

5. Window shutters shall be appropriate to the architectural style, sized to complement windows and appear functional. Shutters shall be installed flush to edge of windows or the outermost edge of window trim;

6. Buildings on adjacent lots with the same floor plan shall not be designed with windows that are in line with adjacent building; and

7. Buildings on adjacent lots shall be designed so that living areas such as bedrooms do not have windows that are oriented directly towards windows of adjacent buildings, with the exception of high privacy bedroom windows.

G. Roof Design/Material. Roofs shall provide visual variety and interest. The following requirements shall apply:

1. Eaves and/or roof extensions or overhangs shall extend a minimum of 12 inches, unless inconsistent with the proposed architectural style (i.e., Spanish architectural style);

2. Developments with a narrow building separation shall extend eaves a maximum of 12 inches. The decision maker may approve an increase in the 12-inch maximum eave requirement based on the type of development and the proposed distance between buildings;

3. Roof materials may include tile, architectural grade (minimum 40-year) composition shingle, or metal;

4. If multiple architectural styles are proposed with composition roofing materials, at least two color combinations shall be provided for the composition roofing;

5. Flat pitch, roofs with parapets, or low-pitched roofs are allowed if complementary to the architectural theme of the building;

6. Roof pitch and type of roof designs shall incorporate solar orientation to provide maximum energy efficiency for future solar panel installation;

7. Decorative roofline elements compatible with the proposed architectural style shall be incorporated. Examples of decorative roof elements include brackets, dormers, chimneys (decorative or functional), and decorative rafter tails;

8. Roofs shall include several planes at different heights that complement the architectural character, features, and materials of the home; and

9. When three or more alternatives for front building elevations are provided, a different roof type shall be incorporated in at least one of the alternatives and shall be compatible with the architectural style of the building. Examples of roof types include gable, shed, and hip.

H. Wall Planes. Building offsets, roof overhangs, bay windows, variety of materials, and other features shall be used to reduce building massing. The following requirements apply:

1. Large, unbroken wall planes of 25 feet or more are prohibited on any street elevation;

2. Any wall plane larger than 25 feet in width shall be articulated (breaking the wall or roof plane), or incorporate pop-outs such as bay windows, including balconies or verandas, or a change in material or color;

3. “Four-sided” architecture is required; and

4. On corner lots, elevations oriented towards both street frontages shall be articulated, with the same architectural design character.

I. Garage Design. Garages shall be designed so they do not dominate the front elevation of a house. Design requirements include:

1. Garages shall be less than 60 percent of the width of the building except where infeasible due to the narrow width of the lot and the decision maker finds that alternative garage configurations have been incorporated to minimize the visual dominance of the garage;

2. Garages with garage doors oriented toward the street shall be set back a minimum of five feet from the front elevation of the house;

3. Decorative windows, recessed doors, columns and/or trellises, and other design features shall be incorporated into the design of the garage;

4. If a second story is proposed above a garage, the second story shall either be cantilevered or recessed from the front plane of the garage wall a minimum of five feet, and it shall include decorative windows, special roof features, balconies, or other features to reduce the visual impacts of the garage door;

5. Three-car garages or garages wider than 22 feet shall only be permitted on lots with 60 feet or more of width;

6. Bonus rooms or other attached or unfinished space adjacent to the garage and visible from the street shall include quality building materials and architectural features on the elevation oriented toward the street;

7. Tandem garages are encouraged to minimize the impact of the garage door on the facade; and

8. If a garage is converted to living space, the exterior building facade of the prior garage shall be integrated into the architectural design of the building and include similar design details.

J. Two-Unit Buildings on Corner Lots. Two-unit buildings on corner lots in RE, RL and RLM zones are allowed and shall count as one dwelling unit for the purposes of density calculations, provided they meet the following standards in addition to the development standards of the base zoning district:

1. At least 10 percent of the ground floor of buildings oriented towards a street shall be comprised of glazing (windows, door glazing, etc.).

K. Minimum Outdoor Recreation Space. Permanently maintained usable outdoor recreation space classified as per unit (private outdoor recreation space) and for all residences (common outdoor recreation space) shall be provided consistent with the following standards:

1. Private Outdoor Recreation Space. A minimum of 200 square feet of private outdoor recreation space per unit shall be provided.

a. All Private Outdoor Recreation Space.

i. Delineation. Private outdoor recreation space shall be delineated for use by the residents of the individual dwelling unit.

ii. Screening. Private outdoor recreation space shall be screened or buffered from adjacent private outdoor recreation space. Screening or buffering shall consist of fencing, partitions, landscaping such as hedges, or other means that visually and physically separate the private spaces, as approved by the decision maker.

iii. Configuration. Private outdoor recreation space may be provided by a combination of ground decks, balconies, and on-ground open space.

b. Ground Level Private Recreation Space. Private space on the ground level shall be a minimum of 100 square feet with a minimum horizontal dimension (width and depth) of 10 feet, except porches may be included in the outdoor recreation space calculation as long as the porch is greater than 100 square feet with a minimum horizontal dimension of six feet.

c. Upper Level Private Recreation Space. Private outdoor recreation space located on the upper floors shall be a minimum of 50 square feet with a minimum horizontal dimension of six feet.

2. Common Outdoor Recreation Space. For developments with 10 or more units, a minimum of 200 square feet of common outdoor recreation space per unit shall be provided.

a. Minimum Dimensions. The minimum dimension of any single outdoor space shall be 20 feet in any direction.

b. Location. Usable outdoor recreation space shall be located outside the required front yard and street side yard. It may be located in interior side and rear yards, but any structures must comply with the required setbacks and rear yard coverage requirements.

c. Configuration.

i. Usable common outdoor recreation space may include:

(A) Lawn or hard surfaced areas to be used for active and/or passive recreation such as walking paths, landscaping, planters, picnic areas, etc.;

(B) Vegetable gardens;

(C) Pet play areas;

(D) Decks, patios, and patio covers, porches, California rooms, balconies, gazebos, and roof terraces;

(E) Children’s play structures, swimming pools, and similar active recreational items; and

(F) Courtyards.

ii. Usable common outdoor recreation space excludes enclosed structures, areas designated for parking including surface parking, carports, and garages. It also does not include areas that are a barrier to walking unless a walkable path or lawn is located within five feet of that area.

iii. At least 75 percent of the area designated as usable common outdoor recreation space shall be open to the sky.

d. Slope. The maximum slope of any usable common open space shall be 10 percent except that conservation areas, such as creeks, wetlands, and hillsides, may be included for a horizontal distance of 10 feet where there is an abutting walkable path or lawn area.

e. Accessibility. Common outdoor recreation spaces shall be accessible to all residents of the project for which the space is provided.

3. Exchange of Recreation Space Types. Required common outdoor recreation space area may be exchanged for private outdoor recreation space, and vice-versa; provided, that one and one-half square feet are provided for every square foot exchanged. For example, a project requiring 200 square feet of private recreation space and 200 square feet of common recreation space per unit instead may provide 500 square feet of private recreation space for each dwelling unit (200 square feet private + 1.5 x 200 square feet common = 500 square feet private).

4. Alternative Compliance. As an alternative to providing common outdoor recreation space, the decision maker may approve the provision of public park space if the following conditions are satisfied:

a. The project boundary is located within 300 feet of an existing neighborhood or community park, with direct access via a public street or pedestrian access easement;

b. Portions of the project that exceed a one-quarter mile walking distance from the park shall not be considered for an alternative compliance option;

c. The developer installs additional recreational improvements to the park, dedicates additional land to the park, or a combination thereof which have the same approximate land and improvement dollar value as providing common open space within the project;

d. The additional recreational improvements must be consistent with the City’s Comprehensive Parks, Recreation, and Open Space Master Plan and any approved plans for the adjacent park.

L. Required Storage Areas for Garbage and Recycling. Storage areas for trash and recyclable materials collection containers must be provided on all lots. These areas may be in the side yard or in an enclosed garage in a designated space (outside the minimum garage size requirements). Trash and recycling enclosure areas must be screened from public view. An accessible path is required for occupants to move trash and/or recycling containers to the pickup point.

M. Neighborhood Identity. Residential developments shall be designed to reflect individual neighborhood identification. Neighborhood identification can be achieved by providing entry treatments, landscape themes, and architectural styles.

1. Entry Treatments. Neighborhoods shall include entry features to provide identity and recognition. For example, landscaped medians, increased landscape area and materials at corners, entry monuments, and project identification signage (monument or subdivision wall signs only) may be used to achieve these objectives. These features shall be constructed with materials to withstand seasonal elements, resist vandalism, and be located to maintain adequate sight visibility adjacent to streets or at street intersections.

a. Neighborhood entry monumentation may include pilasters, low walls, strategically placed pieces of community art, or entrance signage. All signs must be approved by the Director of Community Development.

b. All sign elements on pilasters or walls shall use mounting hardware securely embedded into the surface onto which it is affixed. Salvageable materials (metals) shall be avoided. Epoxy-mounted elements are not permitted.

2. Landscape Themes. Landscaping at each neighborhood entry shall be characterized by hardscape and landscape elements that have a visually pronounced stature along the streetscape, with a thematic application of trees, shrubbery, and plants that create a sense of identity or theme for the community. The following shall be used in determining a landscaping palette:

a. Entry features shall utilize landscape corridors at intersections to create physical space for landscaped neighborhood entries; and

b. Landscape materials shall utilize water-conserving species and incorporate accent trees, shrubs, and ground cover that harmonize with the surrounding community/neighborhood.

3. Architectural Styles. Individual neighborhoods shall incorporate character-defining features to create distinctive and memorable places. The proposed architectural themes shall be an appropriate scale and proportion to the proposed neighborhood.

(Ord. 1985, Amended, 07/25/2023; Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)

14.09.060.060 Design Requirements for Buildings with Three or More Units.

A. Applicability. This section applies to all buildings with three or more residential units and to duplexes on a single lot and small lot single-unit developments where the applicant elects to apply these standards in lieu of those in Section 14.09.060.050, Design Requirements for One- and Two-Unit Buildings.

B. Site Planning and Orientation. Multifamily projects shall comply with the following standards:

1. Extend streets or provide pedestrian and bicycle connections from existing neighborhoods into the proposed development site, where possible, and provide pedestrian and bicycle routes within developments;

2. Entries to buildings, whether to individual dwelling units or to multifamily dwelling units, shall incorporate prominent entry features on the front facade to be easily identifiable. Building entries oriented towards a street or common space shall incorporate entry features;

3. Design upper floors of buildings by orienting the windows, decks and balconies towards open space or streets;

4. Design entrances to dwellings on paseos or landscaped areas where not facing a street;

5. Use paseos and/or landscaping on street side frontages of dwelling units if locating front entrances towards a street is not feasible, with an emphasis on privacy, green space, and for mature trees;

6. Connect paseos to sidewalks to form internal walkway networks within developments and to surrounding neighborhoods; and

7. Utility and service features are discouraged to be located on a side of the building where the primary common open space is located, except for storm water facilities which may be integrated with the open space to provide a larger amenity. Utility/meter closets attached to the building(s) shall be integrated into the overall architectural character of the building. Standalone utility equipment shall be shielded/screened from public view using landscaping or architectural elements.

8. Neighborhoods with lots greater than 100 feet in depth, unless otherwise approved by the Director of Community Development, are required to stagger the front setback distance a minimum five feet from the adjoining house to create variation along the setback line and avoid creating a “walled” look along the street. Encroachments into the rear yard setback may be allowed to balance the increased front yard. The average rear yard setback must be equal or greater than the required rear yard setback, but no closer than 10 feet from the rear property line.

C. Building Width. The maximum width of a building on a street frontage shall be 120 feet without a recess of at least 15 feet.

D. Massing and Proportion. Avoid the appearance of top-heavy buildings, and long uninterrupted exterior wall planes by employing articulation. The following standards shall apply:

1. Any wall plane larger than 30 feet in width shall be articulated. The articulation (breaking the wall or roof plane) shall incorporate pop-outs such as bay windows, balconies or verandas, or a change in material or color. As an alternative to articulation, site design shall incorporate recesses, trellises, landscaping, art, display windows (in mixed-use settings), or other visually interesting features;

2. Third-floor plates shall not cantilever beyond the second-floor plate, except for architectural projections such as bay windows, balconies, and pop-outs, with a dimension of no more than two feet beyond the second floor. The second and third floor massing may cantilever beyond the first floor a maximum of three feet. Any projection larger than three feet shall require the massing to extend to the ground and/or incorporate a column(s) or pillar(s);

3. Minimize the apparent massing of the third floor by lowering the roof plates, recessing the facade, use of second-floor decks, balconies, and lowering ceiling heights. Side and rear facades shall maintain massing and articulation consistent with the front facade;

4. Taller massing shall be used in areas to define significant building features, such as corners;

5. Integrate stairways, fences, and other accessory elements with the architecture of the building;

6. Reduce building massing when located adjacent to a residential property at a lower density;

7. Eaves and rooflines shall be offset with gables, building projections, and articulation to break up long horizontal lines and create an emphasis on the individual dwelling units;

8. Avoid changes in a variety of colors and materials on the same plane without trim. Apply changes in colors and materials where a change in building mass occurs to highlight the change in the wall plane;

9. Roofs shall include several planes at different heights that complement the architectural character, features, and materials of the building; and

10. Flat pitch, roofs with parapets, or low-pitched roofs are allowed when complementary to the architectural style of a building.

E. Architectural Detailing and Materials. Buildings shall provide architectural details that add visual interest and contribute to the neighborhood identity. The details shall be well proportioned to the size of the building and contribute to the overall architectural style.

1. All buildings with three or more units shall include at least three of the following architectural detailing elements:

a. New buildings proposed to be more than three stories shall incorporate a clearly expressed base, middle, and top, as appropriate to the building type; and

i. Convey the load-bearing function of the base through techniques such as the use of materials (like stone or stucco) or darker colors, or deep joints in masonry or stucco.

ii. Incorporate a prominent visual termination for the building such as roof details, forms, cornices, eaves, and parapets;

b. Stoops, porches and private patios for ground-floor dwelling units, to provide outdoor recreation spaces. These spaces shall provide privacy with railings, low walls, landscape or a change in elevation;

c. Color schemes that contain a minimum of three distinct colors per building (body, trim, and an accent color);

d. Decorative building materials such as masonry, tile, shingle or other materials that add decorative or textural qualities to the building;

e. Variation in wall planes by incorporating bay windows, decks, recesses or setbacks or balconies into the design;

f. Eave and parapet details to break up building massing. Eaves spanning the entire length of the building without a change in height shall be prohibited;

g. A palette of materials and color on all facades of the building that complement the overall design of the building;

h. Finish stucco with a smooth finish such as smooth trowel or a sand float finish;

i. Exterior finish materials that wrap the corner to the end of a building wall shall be a minimum of four feet;

j. Reflective materials and colors are prohibited; and

k. Tile, architectural grade (minimum 40-year) composition shingle, or metal roof materials.

2. Additional Architectural Design Requirements for Side-by-Side Units. In addition to the requirements of subsection E.(1) of this section, buildings with three or more units consisting of side-by-side units shall meet the following requirements:

a. Dwelling units shall be designed with one architectural theme carried across the entire combined structure, including rooflines, roof styles, roof pitches, siding materials, color schemes, and trim details.

b. Individual dwelling units may be distinguished through use of complementary colors, trim details, offsets, roof details, porches, or similar methods.

c. End dwelling units shall have endcap features that visually terminate the structure, such as a hip roof or wraparound porch.

d. Asymmetrical designs are allowed.

e. The combined building shall not consist of repeated floor plans, even if the dwelling units have different elevation styles.

F. Windows. Window design, detailing, and placement are required to meet the following:

1. Design windows to coordinate with the architectural design of the building. Window material, shape, and proportion shall complement the architectural design;

2. Details of windows and doors shall reflect the architectural design theme of the proposed building;

3. Window size and heights shall be complementary to the architecture of the building and shall be arranged to create a clear and rhythmic pattern as appropriate for both the building’s architectural style and scale; and

4. Window articulation, such as sills, trim, kickers, shutters, or awnings, shall be employed where appropriate to complement the proposed architectural style and the facade of the building.

G. Garage Design.

1. Decorative windows, recessed doors, columns and/or trellises, and other design features shall be incorporated into the design of the garage to enhance the architecture.

2. When a second story is provided above a garage, the second story shall either be cantilevered or recessed from the plane of the garage wall.

3. Garage doors shall be consistent with the overall architectural style of the building. Material, pattern, and color shall be cohesive with the architectural style.

4. Garage doors shall be recessed from the wall plane.

5. Garage doors in row townhomes shall not face public spaces (i.e., parks, plazas, community amenities, etc.).

6. Garages and parking areas shall be located to the side or rear of the dwellings, to be side loaded, or to be recessed from the front of the combined structure by at least five feet.

7. Shared driveways are encouraged for dwelling units adjacent to one another with front loaded garages having access on the street side.

8. The maximum horizontal width of paired driveways (edge to edge) shall be 30 feet.

9. Landscaping, such as shrubbery or grass, is allowed in designated planting areas between the paired driveways.

10. Single-car garages for individual dwelling units are encouraged.

11. Side-by-side garages shall not be more than the width adequate to serve a combined total of three cars. Three-car garages facing a street for a single dwelling unit are not allowed.

H. Minimum Outdoor Recreation Space. Permanently maintained usable outdoor recreation space classified as per unit (private outdoor recreation space) and for all residences (common outdoor recreation space) shall be provided consistent with the following standards:

1. Private Outdoor Recreation Space.

a. Ground-Level Units. For multi-story dwelling units such as townhomes, the private outdoor recreation space may be provided by a combination of ground decks, balconies and on-ground recreation space. Private outdoor recreation space at the ground floor shall be provided at a ratio of 100 square feet per dwelling unit with a minimum dimension of 10 feet except that porches greater than 100 square feet with a minimum dimension of six feet may be included in the outdoor recreation space calculation.

b. Upper-Floor Units. Private outdoor recreation space for dwelling units located on the upper floors shall be provided at a ratio of 50 square feet per dwelling unit with a minimum depth of six feet from the wall.

2. Common Outdoor Recreation Space. Common outdoor recreation space shall be provided at a ratio of 100 square feet per dwelling unit. The following requirements shall be met:

a. Minimum Dimensions. The minimum dimension of common open space shall be 20 feet in any direction;

b. Use. Common open space shall be available for passive and active outdoor recreational purposes for the enjoyment of all residents of each multi-unit project. Active outdoor recreational activities include, but are not limited to, picnic areas, tot lots, sports courts, swimming pools, community gardens and community rooms;

c. Precluded Areas. Common open space shall not include driveways, public or private streets, or utility easements where the ground surface may not be appropriate for open space;

d. Slope. The slope of the common open space shall not exceed a slope of 10 percent and shall be easily accessible for all residents; and

e. Accessibility. Common outdoor recreation spaces shall be accessible to all residents of the project for which the space is provided.

3. Exchange of Recreation Space Types. The decision maker may allow required common outdoor recreation space area to be exchanged for private outdoor recreation space, and vice-versa; provided, that one and one-half square feet are provided for every square foot exchanged. For example, a project requiring 100 square feet of private recreation space and 100 square feet of common recreation space per unit instead may provide 250 square feet of private recreation space for each dwelling unit (100 square feet private + 1.5 x 100 square feet common = 250 square feet private).

I. Trash Enclosures and Recycling Areas. The following standards shall apply to all development that does not provide trash disposal within an indoor common disposal area or where each unit or tenant has its own receptacle.

1. Enclosure Required. Refuse containers stored outdoors shall be located in trash enclosures.

2. Cumulative Capacity of One Cubic Yard or More. Trash enclosures storing containers with a cumulative capacity of one cubic yard or more shall meet the following standards:

a. Materials. Trash enclosures shall be constructed with decorative masonry walls with solid metal doors. The exterior finish shall be compatible with the design of the main building;

b. Location.

i. Trash enclosures shall, to the extent possible, be located in an area that is not visible from abutting properties or from a public right-of-way. Enclosures shall be located within reasonable proximity to the dwelling unit or tenant it serves and shall include a separate walk-in access.

ii. Trash enclosures with a cumulative capacity of one and one-half cubic yards shall be located no closer than five feet from combustible walls, openings, or combustible roof eave lines unless protected by an automatic sprinkler system approved by the Fire Marshal;

c. Enclosure Height. Trash enclosure walls shall be of a height equal to or greater than the height of the containers;

d. Concrete Paving Section. A minimum eight-foot-by-10-foot-wide thickened concrete paving section shall be provided in front of the enclosure gates; and

e. Recyclable Materials. Trash enclosures shall include adequate space for the collection of recyclable materials.

3. Cumulative Capacity of Less than One Cubic Yard. Trash enclosures storing containers with a cumulative capacity of less than one cubic yard shall meet the following standards:

a. Materials. Trash enclosures may be constructed of masonry or wood, or an approved equivalent screening method may be provided, subject to the approval of the Director of Community Development;

b. Location. Trash enclosures shall not be located between the street and the front of a building;

c. Accessory Structures. Accessory structures used as trash enclosures shall be subject to the same development standards which apply to other buildings and structures on the site; and

d. Clear Areas. Driveways and aisles shall provide unobstructed access for collection vehicles and personnel and provide at least the minimum clearance required by the collection methods and vehicles utilized by the hauler in the area.

(Ord. 1981, Amended, 12/13/2022; Ord. 1972, Repealed and Replaced, 02/22/2022)