The following schedules prescribe development regulations for residential districts. The first three columns establish basic requirements for permitted and conditional uses; letters in parentheses in the "Additional Regulations" column refer to the subsections of this section following the schedule.
Schedule 20-2 Residential Development Regulation Table |
|---|
Development | RS | RM | RH | Additional Regulations |
|---|
GP density/gross acre | 4-6 | 6-12 | 12-36 | (A) (C) (J) |
Minimum site area (sq. ft.) | 6,000 | 6,000 | 7,500 | (B) (C) (H) (U) |
Gross site area per unit (sq. ft.) | 7,200 | 3,600 | 2,000 | (B) (C) (J) (U) |
Duplex on corner lot (sq. ft.) | 8,000 | - | - | (H) (E) |
With density bonus for: | | | | |
Low- or moderate-income housing | 4,800 | 2,400 | 1,600 | (A) (H) (L) (O) |
Elderly housing | — | 2,000 | 1,300 | (A) (H) (L) (O) |
Low-income elderly housing | — | 1,500 | 1,000 | (A) (H) (L) (O) |
Minimum site width (ft.) | 55 | 55 | 65 | (B) |
Minimum site width (ft.) on corner lots | 65 | 65 | 70 | (B) |
Minimum yards: | | | | |
Front (ft.) | 15 | 15 | 15 | (G) |
Side (ft.) | 5 | 6/10 | 6/10 | (G) (I) (K) (V) |
Corner side (ft.) | 10 | 15 | 15 | (G) (I) (V) |
Rear (ft.) | 10 | 10 | 15 | (G) (I) (V) |
Courts | | | | (L) |
Maximum height (ft.) | 35 | 35 | 45 | (M) (N) |
Maximum height (ft.) accessory building | 15 | 15 | 15 | (M) (N) |
Maximum coverage | 40% | 45% | 60% | |
Park area | | | | (P) |
Open space (sq. ft.) | 200 | 200 | 200 | (P) |
Minimum site landscaping (% of site area) | 35% | 30% | 30% | (Q) (R) |
Fences and walls | | | | (S) |
Off-street parking and loading | | | | (D) (T) |
Signs | |
Outdoor facilities | (F) See § 17.40.290, Outdoor displays and facilities, and Ch. 17.50, Wireless Communications Facilities |
Screening of mechanical equipment | |
Refuse storage areas | |
Underground utilities | |
Performance standards | |
Nonconforming uses & structures | |
Note: — means not applicable. |
A. See Chapter
17.34, Affordable Housing Density Bonus Overlay District.
B. See Section
17.40.090, Development on substandard lots.
C. See Section
17.40.230, Development on lots divided by district boundaries.
D. See Section
17.54.190, Driveways and carports—Design and location in R districts.
G. Permitted Projections into Required Yards.
1. In All Districts. See Section
17.40.100, Building projections into yards and courts.
2. Accessory Structures. See Sections
17.40.150, Nonresidential accessory structures; 17.40.160, Accessory dwelling units; and 17.54.190, Driveways and carports—Design and location in R districts.
3. Minimum front yard is fifteen feet; twenty feet from the entrance of a garage or carport. See Section
17.40.100, Front yards in R districts.
H. See Section
17.40.170, Exterior materials in R districts.
I. Building Height and Required Yards. The width of a required interior side or rear yard adjoining a building wall exceeding twenty-five feet in height, excluding any portion of a roof, shall be increased five feet over the basic requirement.
Building Height and Required Yards (The diagram is illustrative) |
J. The general plan special density bonuses to developments where neo-traditional development policies are applied as set forth in the general plan. Such bonuses allow up to nine units per acre in RS developments.
K. In the RM and RH districts, the average yard width shall be ten feet, and the minimum width six feet.
L. Courts Opposite Windows (RM and RH Districts).
1. Opposite Living Room Windows. The minimum width of a court opposite a living room window shall equal the height of the opposite wall, but shall not be less than twenty feet if there is a required window of a habitable room in the opposite wall.
2. Opposite Other Habitable Rooms. The minimum width of a court opposite a window of a habitable room other than a living room shall be fourteen feet if there is a required window of a habitable room in the opposite wall.
3. Dimensions of Courts. Required courts shall extend horizontally twenty feet in both directions from the vertical centerline of a required window, and shall extend upward from the window sill.
Courts Opposite Windows (The diagram is illustrative) |
N. The height measurement of the structure shall be the maximum vertical dimension measured from the lowest outside surface ground contact with the structure perimeter to the highest structure point. See Section
17.40.082.
Height Measurements (The diagram is illustrative) |
O. In the RS and RM districts up to ten percent additional floor area may be allowed for mixed-use projects with twenty-five percent affordable residential units; see Chapter
17.34.
P. Open Space.
1. Basic Requirement. Total open space on a site having three or more dwelling units shall be at least two hundred square feet per dwelling unit.
2. Private Open Space. Private open space meeting a portion of the requirement shall be on patios or balconies within which a horizontal rectangle has no dimension less than six feet.
3. Shared Open Space. Shared open space, provided by non-street side yards, patios and terraces, shall be designed so that a horizontal rectangle inscribed within it has no dimension less than ten feet, shall be open to the sky, and shall not include driveways or parking areas, or area required for front or street side yards.
4. Parkland Dedication. All new single-family and multifamily housing development projects shall be subject to the parkland dedication requirements prescribed by Chapter
16.13 generally because they contribute to increased demand for community and neighborhood parks and recreational facilities. Imposition of said parkland dedication requirements is consistent with and implements the general plan's land use element insofar as it identifies parkland deficiencies in the city and calls for the creation and prioritization of new parks and park improvements. Said developments shall be subject to said requirements irrespective of whether or not they require tentative or parcel map approval unless such dedication and/or fees were required and paid for a part of a tentative or parcel map approval process in accordance with Chapter
16.13. The applicant for such developments shall dedicate land or pay an appropriate fee or a combination of dedication and fee as provided by Section
16.13.050.
Q. Planting Areas.
1. Yards Adjoining Streets. All visible portions of a required yard adjoining a street shall be a landscaped planting area.
2. Interior Yards. In the RM and RH districts, at least fifty percent of each required interior side yard and rear yard shall be planting areas having a minimum width of five feet adjoining a side or rear property line; provided, that the width of a required planting area may be reduced to two feet in one side or rear yard adjoining a driveway and an accessory structure may occupy a portion of the planting area in a rear yard.
3. Notwithstanding subsection (Q)(2) of this section, a continuous planting area having a minimum width of five feet shall adjoin an RS district.
R. See Chapters
17.45, Landscape Standards; 15.46, Water Efficient Landscaping Standards; 12.20, Street Trees; 12.30, Tree and Sidewalk Maintenance; solar access in accordance with Section
17.58.060, Prohibition on casting shadows; and California state law.
S. Fences and Walls. The maximum heights of a fence or wall shall be six feet except within fifteen feet of the front property line abutting a street, where the maximum height shall be three feet. In addition, all fences and walls shall be subject to the driveway and intersection visibility requirements of Chapter
17.62. For reversed corner lots, a fence placed on the rear and side property lines may be six feet in height; provided that the driveway visibility requirements of Section
17.40.100 are met. Where the difference in elevation between two adjacent lots is more than one foot, the maximum height from the upper property shall not be more than six feet to protect views from the upper lot, unless the planning director approves a higher height. The director's decision shall be subject to appeal to the planning commission under the provisions of Chapter
17.78.
T. No portion of a driveway located in a front setback area shall be used for required parking. See Chapter
17.54, Off-Street Parking and Loading Regulations.
U. Flag Lots. A tentative parcel map with four or fewer lots that contains up to two flag lots in the R district may be approved, if the following criteria are met:
1. Parcel map and flag lot configuration shall require planning commission review and approval;
2. The original parcel's shape, location or topography creates areas that could be developed with a residence that would not front on public streets;
3. The portion of the lot providing the access corridor shall not be counted towards meeting minimum lot size requirements for the flag lot;
4. Flag lot shall have a minimum street frontage of twenty-five feet;
5. Driveway accessing flag lot shall be paved with a minimum sixteen-foot width to access one lot;
6. Up to two lots may be accessed via one access driveway, provided the street frontage is increased to thirty feet and the paved driveway is increased to nineteen feet;
7. Width of lot shall measure at least fifty-five feet where the access corridor ends;
8. Side and rear yard setbacks for flag lot and adjoining lots shall be measured from the access corridor;
9. Front yard setback for flag lots shall be measured from where the access corridor ends;
10. The planning director shall be satisfied the applicant has not sold or transferred land, or taken any other steps to create the artificial result that the original parcel is shaped irregularly; and
11. Further subdivision of flag lots shall not be allowed.
The planning commission may attach additional requirements to the parcel map to ensure that the creation of a flag lot is not injurious to property or detrimental to the public welfare. The criteria above shall be incorporated into the findings of approval for any such subdivision. |
V. Where there is a vertical grade separation between lots, building setback, retaining walls, and improvements shall be constructed in accordance with the requirements of Section 17.40.320.
(Ord. 2011-02 §1)
