The purposes of the individual residential zones and the manner
in which they are applied are as follows.
A.
R-1
Single-Family Residential Zone (Zero to Four Dwelling Units/Acre).
The intent of the single-family residential zone is to accommodate
traditional single-family houses and subdivisions on relatively flat
areas of the city and to support accessory dwelling units consistent
with state law. The allowable density ranges from zero to four dwelling
units per acre. This zone implements the general plan low density
residential land use designation.
B.
R-2
Medium Density Residential Zone (Zero to Nine Dwelling Units/Acre).
The intent of the medium density two-family residential zone is to
accommodate single-family and duplex types of residential development,
with appropriate amenities for the residents. The allowable density
ranges from zero to nine dwelling units per acre. This zone implements
the general plan medium density residential land use designation.
C.
R-3
High Density Residential Zone (Zero to Thirteen Dwelling Units/Acre).
The intent of the high density multifamily zone is to accommodate
and encourage multifamily residential uses consisting of low- rise
(one to three stories in height) apartment, condominium, and townhouse
style development, with appropriate amenities for the residents and
common and private open spaces. The allowable density ranges from
zero to thirteen dwelling units per acre. This zone implements the
general plan high density residential land use designation.
D.
R-4
Very High Density Residential Zone (Zero to Twenty Dwelling Units/Acre).
The intent of the very high density multifamily zone is to accommodate
and encourage multifamily residential uses consisting of lowrise (one
to three stories in height) apartment, condominium, and townhouse
style development, with appropriate amenities for the residents and
common and private open spaces. The allowable density ranges from
zero to twenty dwelling units per acre. This zone implements the general
plan very high density residential land use designation.
(Ord. 739 § 4, 2017)
A.
Table 2-1. Table 2-1 indicates the uses allowed within each zone and any permits required to establish the use, in compliance with Chapter 17.30 (Administration) and Chapters 17.30.410 (Hearings) through 17.30.470 (Modification), inclusive.
B.
Primary and Accessory Uses. Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the residential character of each zone may be allowed as accessory, conditionally permitted, and/or temporary uses. Accessory uses deemed appropriate may only be allowed when provided as a secondary use on property for which a legally allowed residential unit exists or is proposed in conjunction with establishment of the accessory use, except as may be otherwise allowed in Chapter 17.22 (Nonconforming Uses).
C.
Prohibited
Land Uses. Any table cell with a "—" means that the listed land
use is prohibited in that specific zone.
D.
Land Uses Not Listed in Table 2-1. Land uses that are not listed in Table 2-1 or are not shown in another zone are not allowed, except as otherwise provided by Section 17.02.040 (Interpretation by city council).
E.
Additional
Regulations. Where the last column in the Table 2-1 includes a chapter
or section number, the regulations in the referenced chapter or section
shall apply to the use. Provisions in other sections of this title
may also apply.
F.
Precise
Plan of Design Review. See Sections 17.30.260 (Precise plan of design—Required
when) through 17.30.300 (Precise plan of design—Required findings),
inclusive, requirements for new or modified construction activities.
G.
Definitions. See Chapter 17.02 (Introduction and Definitions) for land use definitions and explanations.
H.
General
Plan Considerations. Development must conform with the General Plan,
Hillside Conservation Measure, Hillside Development Control Measure,
Growth Management Element of the General Plan, and South Hills Preservation
Measure.
I.
Special
Standards for Large and Small Child Day Care.
1.
Child
Day Care—Large (Nine–Fourteen Children).
a.
Purpose and Applicability. The provisions in this subsection shall apply to large family child day care homes, as defined by current state law, in compliance with Title 17 (Zoning) and the following standards. These standards shall apply in addition to requirements imposed by the California Department of Social Services and other regulatory agencies (e.g., fire department).
b.
Standards. All large family child day care homes shall comply with
all of the following:
i.
Licensing. The operator of a large family child day care home shall
obtain and maintain a valid license from the California Department
of Social Services in compliance with California Code of Regulations,
Title 22, Division 12 (Child Care Facility Licensing Requirements).
ii.
Care Provider's Residence. The large family child day care home shall
be the primary residence of the care provider, and the use shall be
clearly residential in character and shall be incidental and accessory
to the use of the property as a residence, in compliance with Health
and Safety Code Section 1596.78 and other applicable law.
iii.
Fences or Walls Required. Fences or walls shall provide for safety with controlled points of entry and shall be in compliance with Chapter 17.14 (Fences, Walls, Hedges and Dish Antennas).
iv.
Play Area and Equipment. Outdoor play area(s), including all stationary
play equipment, shall be located in the rear area of the parcel and
shall comply with any setback requirements for the zone in which the
large family day care home is located.
v.
Drop-off/Pick-up Areas and Use of Garages.
(A)
A minimum of two off-street uncovered parking spaces shall be provided as a drop-off and pick-up area. The spaces shall be in addition to those required for the dwelling unit in compliance with Chapter 17.24 (Parking Regulations). A driveway may be used to provide the spaces, provided the city traffic engineer approves the arrangement based on traffic and pedestrian safety considerations.
(B)
Garages shall not be used as a family child day care play area
unless alternative on-site covered parking is available to meet minimum
residential parking requirements and further, the garage is improved
to meet Building and Fire Code regulations as a habitable space.
vi.
Hours of Operation. A large family child day care home located may
only operate a maximum of fourteen hours each day between the hours
of six a.m. and eight p.m.
vii.
Inspection Required. Before commencing operation of a large
family child day care home, the city building official shall conduct
an inspection of the premise on which the large family child day care
home is to be operated to ensure that there are no unpermitted uses,
structure, electrical, and/or mechanical improvements to the property.
2.
Child
Day Care—Small (Eight or Fewer Children). All small child day
care homes, as defined by current state law, shall comply with the
applicable provisions of Health and Safety Code Section 1597.30 et
seq. (Family Day Care Homes). Such facilities do not require any discretionary
city permits.
|
Table 2-1
Allowed Uses and Permit Requirements for Residential Zones
|
P
CUP
MUP
—
|
Permitted by Right (Planning Permit May Be Required)
Conditional Use Permit
Minor Use Permit
Not Allowed
| |||
|---|---|---|---|---|---|
|
R-1
R-2
R-3
R-4
|
Low Density Residential
Medium Density Residential
High Density Residential
Very High Density Residential
|
(0 to 4 units/acre)
(0 to 9 units/acre)
(0 to 13 units/acre)
(0 to 20 units/acre)
| |||
|
Land Use
|
R-1
|
R-2
|
R-3
|
R-4
|
Specific Use Regulations
|
|
Residential Uses
| |||||
|
Boarding and Lodging Houses
|
—
|
—
|
CUP
|
CUP
|
|
|
Dormitories
|
—
|
—
|
CUP
|
CUP
|
|
|
Dwellings
| |||||
|
Accessory Dwelling Unit/Junior Accessory Dwelling Unit
|
P
|
P
|
P
|
P
|
Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
|
|
Single-Family Dwelling
|
P
|
P
|
CUP
|
CUP
|
|
|
Manufactured Housing
|
P
|
P
|
—
|
—
|
|
|
Mobile Home Park
|
CUP
|
CUP
|
CUP
|
CUP
|
|
|
Multifamily Dwellings
|
—
|
—
|
P
|
P
|
|
|
Two-Family Dwellings (duplex)
|
—
|
P
|
P
|
—
|
|
|
Group Home (six or fewer residents plus one employee)
|
P
|
P
|
P
|
P
|
|
|
Group Home (seven or more residents plus employees)
|
—
|
—
|
MUP
|
MUP
|
|
|
Planned Residential Developments
|
CUP
|
CUP
|
CUP
|
CUP
|
|
|
Senior Housing
|
—
|
—
|
CUP
|
CUP
|
|
|
Care Uses
| |||||
|
Child Day Care – Large (9–14 children)
|
MUP
|
MUP
|
MUP
|
MUP
|
|
|
Child Day Care – Small (8 or fewer children)
|
P
|
P
|
P
|
P
|
|
|
Residential Care Facility
|
—
|
—
|
CUP
|
CUP
|
|
|
Other Uses
| |||||
|
Airports, Heliports, and Other Landing Fields
|
—
|
—
|
—
|
—
|
|
|
Assembly Uses
| |||||
|
Places of Public Assembly
|
—
|
CUP
|
CUP
|
CUP
|
|
|
Places of Religious Assembly
|
CUP
|
CUP
|
CUP
|
CUP
|
|
|
Cemeteries, Columbariums, Mausoleums, and Mortuaries
|
—
|
—
|
—
|
—
|
|
|
Enclosed Storage Structures
|
—
|
—
|
CUP
|
CUP
|
See note 10 in Table 2-2
|
|
Golf Course and Related Facilities
|
—
|
CUP
|
CUP
|
CUP
|
|
|
Home Occupations
|
P
|
P
|
P
|
P
|
Chapter 17.12 (Home Occupations)
|
|
Parolee Homes
|
—
|
—
|
CUP
|
CUP
|
|
|
Public Utility Structures and Service Facilities
|
CUP
|
CUP
|
CUP
|
CUP
|
|
|
Schools - Private
|
—
|
—
|
—
|
—
|
|
(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 766 § 2, 2021)
A.
General. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements specified in Tables 2-2 and 2-3, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) and land use standards specified elsewhere in this title, including the applicable requirements of Chapter 17.115 (Objective Design Standards). Standards for accessory structures are specified in Chapter 17.10 (Accessory Buildings) and in the notes in Table 2-2. Standards for Accessory Dwelling Units and Junior Accessory Dwelling Units are specified in Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units).
B.
Prohibition on Structures in Front Setback Area. Portions of any habitable structure and/or accessory structure shall not occupy any portion of a required front setback area, except as provided in Section 17.08.050 (Permitted projections).
|
Table 2-2
Residential Development Standards
|
Residential Zones
| |||
|---|---|---|---|---|
|
R-1 Single-Family Residential
R-2 Medium Density Residential
R-3 High Density Residential
R-4 Very High Density Residential
|
(0 to 4 units/acre)
(0 to 9 units/acre)
(0 to 13 units/acre)
(0 to 20 units/acre)
| |||
|
Development Feature
|
R-1
|
R-2
|
R-3
|
R-4
|
|
Parcel Dimensions
|
Minimum requirements for each NEWLY CREATED parcel.
| |||
|
Density – Maximum units per acre
|
0 to 4
|
0 to 9
|
0 to 13
|
0 to 20
|
|
Density – Minimum
|
N/A
|
N/A
|
N/A
|
N/A
|
|
Parcel Size – Minimum (Sq. Ft.)
|
7,200
|
|
|
|
|
Parcel Width – Minimum (Feet)
|
| |||
|
Standard Parcels
|
65
|
65
|
65
|
65
|
|
Corner Parcels
|
|
|
70
|
70
|
|
Minimum Frontage
|
45
|
45
|
45
|
45
|
|
Parcel Depth – Minimum (Feet)
|
100
|
|
|
|
|
Parcel Coverage – Maximum footprint (%)
|
| |||
|
Standard Parcel
|
40
|
50
|
60
|
70
|
|
Nonconforming Parcel
|
60
|
60
|
70
|
80
|
|
Parcel Area Per Dwelling Unit – Minimum (Feet)(6)
|
7,200
|
3,600
|
2,200
|
2,200
|
|
Floor Area Per Dwelling Unit – Minimum (Sq.
ft.)(14)
|
| |||
|
Stand-Alone Unit
|
1,000
|
|
|
|
|
Multi-Unit Building:
|
|
|
|
|
|
Bachelor and One Bedroom
|
|
675
|
675
|
675
|
|
Two Bedrooms
|
|
850
|
850
|
850
|
|
Three Bedrooms
|
|
1,025
|
1,025
|
1,025
|
|
For Each Additional Bedroom
|
|
175
|
175
|
175
|
|
Distance Between Structures – Minimum (Feet)
|
10
|
10
|
10 + additional 5 for each story above the first
|
10 + additional 5 for each story above the first
|
|
Setbacks – Minimum (Feet)
|
|
|
|
|
|
Front Setback
|
| |||
|
Standard(1)
|
25
|
25
|
20
|
20
|
|
Averaging with 5 or More Parcels(2)
|
25 with none less than 20
|
25 with none less than 20
|
|
|
|
Side Setback
|
| |||
|
Standard Interior(3),(4),(5),(10),
(11), (12)
|
15 on one side and 5 on the other plus additional 5 for each
story above the first
|
|
|
|
|
Standard Corner Exterior Parcels
|
15
|
|
|
|
|
Corner Parcel where Front Door Fronts Side Yard
|
15
|
|
|
|
|
Reverse Corner Parcel: Side Adjoining Another Parcel
|
15
|
|
|
|
|
Reverse Corner Parcel: Side Adjoining Street
|
15
|
|
|
|
|
Rear Setback
|
15
|
15
|
15 plus additional 5 for each story above the first
|
|
|
Accessory Structures (minimum feet)
| ||||
|
Front - Carports
|
25
| |||
|
Side - Carports
|
3
| |||
|
Side - Other attached and detached structures
|
15 on one side and 5 on the other
| |||
|
Rear - Detached one-story structures
|
5
| |||
|
Rear - Attached structures and detached two-story
structures
|
15
| |||
|
Rear - Attached patios, completely unenclosed
|
5
| |||
|
Height Limit – Maximum (Feet)
|
35
|
35(7)
|
35
|
35
|
|
Open Space - Minimum (Sq. Ft.)(8),(9),
(13)
|
|
|
|
|
|
Minimum Area (Sq. Ft.)
|
1,200
| |||
|
Minimum Dimension (exclusive of setbacks)
|
15
| |||
|
Multi-Unit Building (Sq. Ft. per dwelling unit)
|
N/A
|
Plus the following:
| ||
|
Bachelor and One Bedroom
|
N/A
|
600
| ||
|
Two Bedrooms
|
N/A
|
700
| ||
|
Three Bedrooms or More
|
N/A
|
800
| ||
|
Notes:
| |||
|---|---|---|---|
|
1.
|
Garage entrances shall face side parcel lines on all parcels
having front setbacks of less than 25 feet. The minimum garage setbacks
shall be 20 feet measured from the face of the garage door to the
front property line.
| ||
|
2.
|
All front setbacks in a subdivision shall average a minimum
of not less than 25 feet.
| ||
|
3.
|
For single-family residences, a recreational vehicle may be
parked within a side yard setback provided that such area is paved
and screened from view from the public right-of-way by screening material
at least six feet in height. This area cannot be within five feet
of the rear property line or within the fifteen feet of the exterior
side setback on corner parcels. No persons shall reside in such vehicles
while parked within the residential lot.
| ||
|
4.
|
Carport structures shall be fire rated in compliance with the
Building Code and may be required to be screened for aesthetic purposes.
No structure shall be allowed within the front setback or exterior
side setback on corner parcels and not less than three feet from the
standard interior side or rear setback. All carport structures shall
be open on at least two sides and are subject to the review of the
director.
| ||
|
5.
|
Portable storage containers are not permitted within the front
yard setback for more than thirty days.
| ||
|
6.
|
Density Designation. The ordinance establishing any residential
zone may contain a number suffixed with the zone symbol. The number
shall be the number of square feet of total parcel area allocated
to each dwelling unit. The designation may be indicated on the Zoning
Map (e.g., R-2-3000, R-2-3600). The designation shall not exceed the
density specified in the General Plan.
| ||
|
7.
|
R-2: Height. When abutting an R-1 zone, no structure shall exceed
one story in height within 50 feet of the subject boundary and shall
not exceed 2 stories within 100 feet of the subject boundary.
| ||
|
8.
|
R-2, R-3, and R-4: Open Space Requirements. The open space areas
shall not include any type of roofed or enclosed structure (except
a specifically designated recreation structure), driveway, driveway
easement, open parking, or required front or exterior side setbacks.
Equipped outdoor recreation areas containing swimming pools, children's
playgrounds with equipment, tennis, volleyball, shuffleboard, or handball
courts, and similar facilities may be counted as one square foot of
area fulfilling 2 square feet of the required open space area as may
be determined by the director. The director's determinations may be
appealed directly to the council.
| ||
|
9.
|
R-2, R-3, and R-4: Private Balconies and Patios. Private balcony
and patio areas may be utilized to fulfill not more than 50 percent
of the open space requirement, provided the areas have direct access
from the dwelling unit it is designed to serve, a minimum dimension
of seven feet, and a minimum area of 70 square feet.
| ||
|
10.
|
R-3 and R-4: Accessory Structures.
| ||
|
a.
|
Accessory structures except carport structures and enclosed storage structures as defined in Section 17.02.212 shall observe the same front, side, and rear setbacks as the main structures.
| ||
|
b.
|
Enclosed storage structures are allowed on interior side or
rear property lines provided that all of the following conditions
are met:
| ||
|
(1)
|
The minimum acreage of the related development project shall
be 3.5 acres;
| ||
|
(2)
|
The enclosed storage structure shall not exceed 1,000 square
feet in area and one story in height;
| ||
|
(3)
|
A conditional use permit and precise plan of design application
in compliance with provisions of this Development Code shall be required;
| ||
|
(4)
|
The enclosed storage structure shall be allowed on property
lines that are adjacent to zoning designations that allow development
equal to or more intense than the R-3 zone; and
| ||
|
(5)
|
Subject to a finding that there is no other reasonable location
for the enclosed storage structure on the subject property.
| ||
|
c.
|
The minimum distance between structures shall be 10 feet exclusive
of any vehicular accessway or parking area with an additional 5 feet
for each story over one on an accessory structure.
| ||
|
d.
|
Garages or carports opening onto an alley shall supply a minimum
turning radius of 25 feet to the opposite side of the alley.
| ||
|
11.
|
R-3 and R-4: Garages and Parking Areas. When a parcel abuts
an arterial highway, as depicted on the Master Plan of Arterial Highways,
and an alley or local street, access to all garages and parking spaces
shall be from the alleys or local streets and not from the arterial
highway. No more than 2 garage spaces shall take access directly from
a local street for each 65 feet of parcel frontage on a local street.
No open parking shall take access directly from a local street. Any
garage entered directly from the street shall have a minimum setback
of 20 feet from the ultimate rightof-way, measured from the face of
the garage door to the front property line.
| ||
|
12.
|
R-3 and R-4: Side and Rear Setbacks. The interior side setback
shall be maintained free and unencumbered from the ground to the sky
and shall not be used for any driveway, parking space, or access.
If a dwelling unit faces an interior side setback, the minimum required
setback shall be the same as that required for a front setback (20
feet) with an additional five feet supplied for each additional story
above a one-story structure.
| ||
|
13.
|
Landscaping. Any part of a developed parcel that is visible from the street, including turf on separated parkways, shall be landscaped in compliance with Section 17.02.215 (Landscaping). On a natural slope, the slope may be left in its natural condition or as otherwise required; however, a manufactured slope shall be landscaped. All lawns, yards, and gardens visible from the street shall be maintained in a manner which creates a neat, clean, and orderly appearance and which prevents visual blight and property deterioration. Pruning, mowing and edging of lawns, weeding, removal of litter, fertilizing, and regular watering of all plantings are examples of proper maintenance. All dead plants shall be replaced. Landscaping shall be maintained by the property owner or any occupant or person in charge or control of the subject property.
| ||
|
14.
|
Minimum Floor Area. For purposes of this section, any separately
enclosed, habitable room shown on a submitted floor plan shall be
considered a bedroom regardless of designation as a "den," "family
room," "study," or similar room. No balcony, patio, porch, or similar
feature shall be considered in determining unit floor area.
| ||
|
15.
|
Block Walls. Block walls that are visible to the public shall
be constructed of decorative type block and a decorative prefabricated
block cap.
| ||
(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 768 § 2, 2021; Ord. 778, 11/14/2023)
