The residential zoning districts are intended to permit a range of residential densities and dwelling types, in an organization and pattern consistent with the General Plan Land Use Policy Map. All residential zoning districts provide for high quality, attractive, and liveable residential neighborhoods.
(a) 
Very Low Density. Very low density residential districts have a maximum density of 3 dwelling units per acre. Districts in this classification include Residential Single Family 2 and 3 (RSF 2 and RSF 3). The RSF 2 and RSF 3 districts provide for very low density, single family residential neighborhoods. These districts include single family detached residential dwellings at a maximum density of 2 and 3 dwellings per net acre of land, respectively.
(b) 
Low Density. Low density residential districts have a maximum density of 7 dwelling units per acre. Districts in this classification include Residential Single Family 4 and 7 (RSF 4 and RSF 7) and Residential Multiple Family 7 (RMF 7). The RSF 4 and RSF 7 districts provide for low density, single family residential neighborhoods. These districts include single family detached and attached residential dwellings at a maximum density of 4 and 7 dwellings per net acre of land, respectively. The Residential Multiple Family 7 (RMF 7) district provides for low density, multiple family residential neighborhoods. This district includes multiple family development at a maximum density of 7 dwellings per net acre of land.
(c) 
Medium Density. Medium density residential districts have a maximum density of 14 dwelling units per acre. Districts in this classification include Residential Single Family 12 (RSF 12), Residential Beach Road 12 (RBR 12), Residential Duplex 14 (RD 14) and Residential Multiple Family 14 (RMF 14). The RSF 12 and RBR 12 districts provide for medium density single family residential development. These districts include single family detached and attached residential dwellings at a maximum density of 12 dwellings per net acre of land. Residential Duplex 14 (RD 14) district provides for medium density residential development consisting of duplexes at a maximum density of 14 dwellings per net acre of land. Residential Multiple Family 14 (RMF 14) districts provide for medium density multiple family residential neighborhoods. These districts include multiple family residential development at a maximum density of 14 dwellings per net acre of land.
(d) 
High Density. High Density Residential Districts have maximum density of 30 dwelling units per acre. Districts in this classification include Residential Beach Road Duplex (RBR 18), Residential Single Family 22 (RSF 22), Residential Multiple Family 22 and 30 (RMF 22, RMF 30). The Residential Beach Road Duplex 18 (RBRD 18) district provides for moderate density residential development consisting of duplexes at a maximum density of 18 dwellings per net acre of land. The Residential Multiple Family 22 and 30 (RMF 22 and RMF 30) districts provide for high density, multiple family residential neighborhoods. These districts include multiple family residential development at a maximum density of 22 and 30 dwellings per net acre of land, respectively.
(Added by Ord. 93-16, 11/23/93; amended by Ord. 96-10, 8/13/96)
(a) 
Several classes of uses are allowed in Residential Districts. Each of these classes must promote the residential character of the individual districts. These classes of uses are:
(1) 
Permitted Use — allowed by right if no discretionary review is required. Certain permitted uses, indicated by P*, are also regulated by provisions contained in Chapter 9.07.
(2) 
Accessory Use — allowed by right if accessory to a dwelling unit or a residential development.
(3) 
Temporary Use — allowed on a temporary basis in accordance with the provisions of Chapter 9.39.
(4) 
Conditional Use — allowed subject to the approval of a Conditional Use Permit in accordance with the provisions of Chapter 9.65. Certain conditional uses, indicated by a C*, are also regulated by provisions contained in Chapter 9.07.
(5) 
Prohibited Use — not allowed in the subject residential district.
(b) 
The following Table lists the classification of allowable uses in the Residential Districts. Any use not expressly allowed is prohibited.
SECTION 9.09.020(b) RESIDENTIAL DISTRICTS
LAND USES
RSF 2
RSF 3
RSF 4
RSF 7
RSF 8
RSF 12
Accessory Dwelling Unit
P*
P*
P*
P*
P*
P*
Accessory Living Quarters
A
A
A
A
A
A
Communal Housing
X
X
X
X
X
X
Dwelling, Multiple Family
X
X
X
X
X
X
Dwelling, Single Family
P
P
P
P
P
P
Dwelling, Duplex
X
X
X
X
X
X
Employees' Quarters
C
C
C
C
C
C
Game Courts
A
A
A
A
A
A
Home Occupation
P*
P*
P*
P*
P*
P*
Junior Accessory Dwelling Unit
P*
P*
P*
P*
P*
P*
Manufactured Home
P*
P*
P*
P*
P*
P*
Mobilehome Park
C*
C*
C*
C*
C*
P*
Mobilehome Subdivision
C*
C*
C*
C*
C*
C*
Model Home Complex
T*
T*
T*
T*
T*
T*
Open Space
P
P
P
P
P
P
Park, Public
P
P
P
P
P
P
Recreational Facilities, Private
A
A
A
A
A
A
Religious Uses
C*
C*
C*
C*
C*
C*
Senior Citizen Housing
X
X
X
X
X
X
Single Room Occupancy
X
X
X
X
X
X
Temporary Uses
T*
T*
T*
T*
T*
T*
Trails, Riding and Hiking
P
P
P
P
P
P
Adult Day Care Facility
C
C
C
C
C
C
Adult Day Health Care
C
C
C
C
C
C
Adult Day Health Center
C
C
C
C
C
C
Community Care Facility
C
C
C
C
C
C
Community Treatment Facility
C
C
C
C
C
C
Congregate Care Facility
C
C
C
C
C
C
Congregate Living Health Facility
C
C
C
C
C
C
Convalescent Facility
C
C
C
C
C
C
Day Care Center
C
C
C
C
C
C
Day Treatment Facility
C
C
C
C
C
C
Emergency Shelter
C
C
C
C
C
C
Family Day Care Home, Large
C
C
C
C
C
C
Family Day Care Home, Small
P
P
P
P
P
P
Foster Family Home
P
P
P
P
P
P
Group Dwelling
C
C
C
C
C
C
Group Home
P
P
P
P
P
P
Intermediate Care Facility
C
C
C
C
C
C
Residential Care Facility for the Elderly
C
C
C
C
C
C
Residential Facility
C
C
C
C
C
C
Small Family Home
P
P
P
P
P
P
Social Day Care Facility
C
C
C
C
C
C
Social Rehabilitation Facility
C
C
C
C
C
C
LAND USES
RBR 12
RBRD 18
RD 14
RSF 22
Accessory Dwelling Unit
P*
P*
P*
P*
Accessory Living Quarters
C
C
C
C
Communal Housing
X
X
X
X
Dwelling, Multiple Family
X
X
X
X
Dwelling, Single Family
P
P
P
P
Dwelling, Duplex
X
P
P
X
Employees' Quarters
C
C
X
X
Game Courts
A
A
A
A
Home Occupation
P*
P*
P*
P*
Junior Accessory Dwelling Unit
P*
X
X
P*
Manufactured Home
P*
P*
P*
P*
Mobilehome Park
X
X
C*
X
Mobilehome Subdivision
X
X
C*
X
Model Home Complex
X
X
X
T*
Open Space
P
P
P
P
Park, Public
P
P
P
P
Recreational Facilities, Private
A
A
A
A
Religious Uses
C*
C*
C*
C*
Senior Citizen Housing
X
X
X
C
Single Room Occupancy
X
X
X
X
Temporary Uses
T*
T*
T*
T*
Trails, Riding and Hiking
P
P
P
P
Adult Day Care Facility
C
C
C
C
Adult Day Health Care
C
C
C
C
Adult Day Health Center
C
C
C
C
Community Care Facility
C
C
C
C
Community Treatment Facility
C
C
C
C
Congregate Care Facility
C
C
C
C
Congregate Living Health Facility
C
C
C
C
Convalescent Facility
C
C
C
C
Day Care Center
C
C
C
C
Day Treatment Facility
C
C
C
C
Emergency Shelter
C
C
C
C
Family Day Care Home, Large
C
C
C
C
Family Day Care Home, Small
P
P
P
P
Foster Family Home
P
P
P
P
Group Dwelling
C
C
C
C
Group Home
P
P
P
P
Intermediate Care Facility
C
C
C
C
Residential Care Facility for the Elderly
C
C
C
C
Residential Facility
C
C
C
C
Small Family Home
P
P
P
P
Social Day Care Facility
C
C
C
C
Social Rehabilitation Facility
C
C
C
C
LAND USES
RMF 7
RMF 14
RMF 22
RMF 30
Accessory Dwelling Unit
P*
P*
P*
P*
Accessory Living Quarters
X
X
X
X
Communal Housing
X
X
X
X
Dwelling, Multiple Family
P
P
P
P
Dwelling, Single Family
P
P
P
P
Dwelling, Duplex
P
P
P
P
Employees' Quarters
X
X
X
X
Game Courts
A
A
A
A
Home Occupation
P*
P*
P*
P*
Junior Accessory Dwelling Unit
X
X
X
X
Manufactured Home
P*
P*
P*
P*
Mobile Home Park
C*
C*
C*
C*
Mobile Home Subdivision
C*
C*
C*
C*
Model Home Complex
T*
T*
T*
T*
Open Space
P
P
P
P
Park, Public
P
P
P
P
Recreational Facilities, Private
A
A
A
A
Religious Uses
C*
C*
C*
C*
Senior Citizen Housing
C
C
C
C
Single Room Occupancy
C
C
C
C
Temporary Uses
T*
T*
T*
T*
Trails, Riding and Hiking
P
P
P
P
Adult Day Care Facility
C
C
C
C
Adult Day Health Care
C
C
C
C
Adult Day Health Center
C
C
C
C
Community Care Facility
C
C
C
C
Community Treatment Facility
C
C
C
C
Congregate Care Facility
C
C
C
C
Congregate Living Health Facility
C
C
C
C
Convalescent Facility
C
C
C
C
Day Care Center
C
C
C
C
Day Treatment Facility
C
C
C
C
Emergency Shelter
C
C
C
C
Family Day Care Home, Large
C
C
C
C
Family Day Care Home, Small
P
P
P
P
Foster Family Home
P
P
P
P
Group Dwelling
C
C
C
C
Group Home
P
P
P
P
Intermediate Care Facility
C
C
C
C
Residential Care Facility for the Elderly
C
C
C
C
Residential Facility
C
C
C
C
Small Family Home
P
P
P
P
Social Day Care Facility
C
C
C
C
Social Rehabilitation Facility
C
C
C
C
Supportive Housing
P
P
P
P
LEGEND:
P = Permitted Use
P* = Permitted Use subject to special use standards (see Chapter 9.07)
C = Conditional Use
C* = Conditional Use subject to special use standards (see Chapter 9.07)
T = Temporary Use
T* = Temporary Use subject to special use standards (see Chapter 9.39)
X = Prohibited Use
A = Accessory Use
(Added by Ord. 93-16, 11/23/93; amended by Ord. 94-09, 5/24/94; Ord. 03-07, 4/9/03; Ord. 21-06, 8/23/21; Ord. 25-02, 2/4/2025)
The following Table provides the minimum acceptable standards for development within the Residential Districts necessary to assure quality development and attractive local residential areas. The development standards are supplemented, and where applicable, superseded by the special development standards described in Chapter 9.05, Chapter 9.07, and Section 9.09.040. Parking standards are provided in Chapter 9.35.
SECTION 9.09.030 RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS (1)
RESIDENTIAL ZONING DISTRICTS
RSF 2
RSF 3
RSF 4
RSF 7
(a) Minimum Lot Size: (2)
17,500 sf
12,000 sf
8,700 sf
5,000 sf
(b) Minimum Lot Width - (2)
 
 
 
 
Standard Lot:
70 ft
50 ft
50 ft
50 ft
Cul-De-Sac Lot (at front building setback line):
30 ft
30 ft
30 ft
30 ft
Flag Lot (for access extension):
20 ft
20 ft
20 ft
20 ft
(c) Minimum Lot Depth: (2)
100 ft
80 ft
75 ft
75 ft
(d) Maximum Lot Coverage:
35%
35%
45%
60% (12)
(e) Minimum Land Area Per Unit: (3)
17,500 sf
11,667 sf
8,750 sf
5,000 sf
(f) Maximum Height:
28 ft/(4)
2 stories
28 ft/(4)
2 stories
28 ft/(4)
2 stories
28 ft/(4)
2 stories
(g) Minimum Front Yard Building Setback - (5)
 
 
 
 
From Ultimate Public Street ROW line:
20 ft
10 ft
20 ft
20 ft
Flag Lot (from connection with access extension):
10 ft
10 ft
10 ft
10 ft
(h) Minimum Side Yard Setback - (5)
 
 
 
 
Interior Side:
10 ft
8 ft
5 ft
5 ft
Exterior Side:
15 ft
10 ft
10 ft
10 ft
Flag Lot: (6)
10 ft
8 ft
5 ft
5 ft
(i) Minimum Rear Yard Setback - (5)
 
 
(7)
 
Standard Lot:
30 ft
25 ft (7)
25 ft
25 ft
Flag Lot and Cul-De-Sac Lot:
30 ft
25 ft (7)
25 ft
25 ft
Adjacent to Alley: (13)
20 ft
20 ft
15 ft
15 ft
(j) Minimum Open Space (private):
N/A
N/A
N/A
N/A
(k) Minimum Landscape Coverage:
25%
25%
25%
25%
(l) Minimum Building Separation -
(between primary and accessory buildings on the same lot):
10 ft
10 ft
10 ft
10 ft
DEVELOPMENT STANDARDS (1)
RESIDENTIAL ZONING DISTRICTS
RSF 8
RSF 12
RBR 12
RBRD 18
(a) Minimum Lot Size: (2)
4,800 sf
3,000 sf
4,200 sf
4,800 sf
(b) Minimum Lot Width - (2)
 
 
 
 
Standard Lot:
45 ft
40 ft
45 ft
45 ft
Cul-De-Sac Lot (at front setback line):
30 ft
30 ft
N/A
N/A
Flag Lot (for access extension):
20 ft
20 ft
10 ft
10 ft
(c) Minimum Lot Depth: (2)
70 ft
60 ft
50 ft
50 ft
(d) Maximum Lot Coverage:
60%
60% (12)
N/A
N/A
(e) Minimum Land Area Per Unit: (3)
4,375 sf
2,917 sf
2,917 sf
1,945 sf
(f) Maximum Height:
28ft/(4)
2 stories
28 ft/(4)
2 stories
28 ft/(4)
2 stories (8)
28 ft/(4)
2 stories (8)
(g) Minimum Front Yard Setback: (5)
 
 
 
 
From Ultimate Public Street ROW line:
20 ft
20 ft
20 ft (10)
20 ft (10)
Flag Lot (from connection with access extension):
10 ft
10 ft
N/A
N/A
(h) Minimum Side Yard Setback - (5)
 
 
 
 
Interior Side:
5 ft
5 ft
3.5 ft
3.5 ft
Exterior Side:
10 ft
10 ft
3.5 ft
3.5 ft
Flag Lot: (6)
5 ft
5 ft
5 ft
5 ft
(i) Minimum Rear Yard Setback - (5)
 
 
 
 
Standard Lot:
25 ft
15 ft
(9)
(9)
Flag Lot and Cul-De-Sac Lot:
25 ft
15 ft
(9)
(9)
Adjacent to Alley: (13)
15 ft
10 ft
(9)
(9)
(j) Minimum Open Space (private):
800 sf per du
N/A
N/A
N/A
(k) Minimum Landscape Coverage:
25%
25%
10% (11)
10% (11)
(l) Minimum Building Separation
(between primary and accessory buildings on the same lot):
10 ft
10 ft
10 ft
10 ft
DEVELOPMENT STANDARDS (1)
RESIDENTIAL ZONING DISTRICTS
RSF 22
RD 14
RMF 7
(a) Minimum Lot Size: (2)
2,000 sf
5,000 sf
15,000 sf
(b) Minimum Lot Width - (2)
 
 
 
Standard Lot:
40 ft
45 ft
60 ft
Cul-De-Sac Lot (at front setback line):
25 ft
30 ft
30 ft
Flag Lot (for access extension):
N/A
25 ft
25 ft
(c) Minimum Lot Depth: (2)
50 ft
100 ft
100 ft
(d) Maximum Lot Coverage:
60% (12)
50%
50%
(e) Minimum Land Area Per Unit: (3)
1,591 sf
2,500 sf
5,000 sf
(f) Maximum Height:
28 ft/(4)
2 stories
28 ft/(4)
2 stories
28 ft/(4)
2 stories
(g) Minimum Front Yard Setback - (5)
 
 
 
From Ultimate Public Street ROW line:
7.5 ft
20 ft
20 ft
Flag Lot (from connection with access extension):
7.5 ft
15 ft
15 ft
(h) Minimum Side Yard Setback - (5)
 
 
 
Interior Side:
4 ft
4 ft
5 ft
Exterior Side:
4 ft
10 ft
10 ft
Flag Lot: (6)
4 ft
4 ft
5 ft
(i) Minimum Rear Yard Setback - (5)
 
 
 
Standard Lot:
7.5 ft
15 ft
15 ft
Flag Lot and Cul-De-Sac Lot:
7.5 ft
15 ft
15 ft
Adjacent to Alley: (13)
7.5 ft
10 ft
10 ft
(j) Minimum Open Space
(private and common):
Private:
N/A
20% ac
400 sf/du
Common:
N/A
N/A
30% ac
(k) Minimum Landscape Coverage:
20%
15%
25%
(l) Minimum Building Separation
(between primary and accessory buildings on the same lot):
8 ft
10 ft
10 ft
DEVELOPMENT STANDARDS (1)
RESIDENTIAL ZONING DISTRICTS
RMF 14
RMF 22
RMF 30
(a) Minimum Lot Size: (2)
7,500 sf
4,800 sf
4,800 sf
(b) Minimum Lot Width - (2)
 
 
 
Standard Lot:
45 ft
45 ft
45 ft
Cul-De-Sac Lot (at front setback line):
25 ft
25 ft
25 ft
Flag Lot (for access extension):
25 ft
25 ft
25 ft
(c) Minimum Lot Depth: (2)
100 ft
90 ft
90 ft
(d) Maximum Lot Coverage:
60%
60%
60%
(e) Minimum Land Area Per Unit: (3)
2,600 sf
1,591 sf
1,167 sf
(f) Maximum Height:
28 ft/(4)
2 stories
28 ft/(4)
2 stories
28 ft/(4)
2 stories
(g) Minimum Front Yard Setback - (5)
 
 
 
From Ultimate Public Street ROW line:
20 ft
20 ft
20 ft
Flag Lot (from connection with access extension):
15 ft
15 ft
15 ft
(h) Minimum Side Yard Setback - (5)
 
 
 
Interior Side:
5 ft
10 ft
15 ft
Exterior Side:
10 ft
10 ft
15 ft
Flag Lot: (6)
15 ft
10 ft
15 ft
(i) Minimum Rear Yard Setback - (5)
 
 
 
Standard Lot:
15 ft
20 ft
20 ft
Flag Lot and Cul-De-Sac Lot:
15 ft
N/A
N/A
Adjacent to Alley: (13)
10 ft
15 ft
15 ft
(j) Minimum Open Space
(private and common):
Private:
200 sf/du
200 sf/du
100 sf/du
Common:
30% ac
25% ac
20% ac
(k) Minimum Landscape Coverage:
25%
20%
15%
(l) Minimum Building Separation
(between primary and accessory buildings on the same lot):
10 ft
10 ft
10 ft
Footnotes for Section 9.09.030:
(1)
See Chapter 9.75 for definitions and illustrations of development standards.
(2)
Development standard applies to any proposed subdivision of land. These standards do not apply to existing lots where no subdivision is proposed nor to proposed condominiums or other common lot subdivisions.
(3)
Land Area per Dwelling Unit may not be rounded up. (Example: 14,250 square feet/2,500 square feet of land per dwelling unit = 5.7 dwelling units which equals 5 dwelling units, not 6 dwelling units.)
(4)
Subject to the measurement and design criteria in Section 9.05.110(a).
(5)
For existing lots less than 50 feet wide and/or less than 100 feet deep, see Section 9.05.190 for reduced front, side and rear building setbacks.
(6)
If the side yard of a flag lot is adjacent to the rear yard of a residentially zoned lot, that side yard setback shall be a minimum of 10 feet.
(7)
Additional rear yard building setback from a bluff top may be required by Section 9.27.030.
(8)
For RBR 12 and RBRD 18, maximum building height is 28 feet as measured 18 inches above the Flood Plain Overlay 3 (FP-3) requirement or Beach Road which ever is higher. Mezzanines may be allowed subject to compliance with the applicable provisions of the Uniform Building Code.
(9)
See Section 9.09.040(a) for special building setbacks and standards for maximum projections into required yards applicable to properties on Beach Road.
(10)
Setback for the first floor as measured from the right-of-way line of Beach Road. The second floor may project a maximum of five feet into the required front yard setback.
(11)
A minimum of 10% of that portion of the lot area bounded by the side property lines, the Beach Road property line and the structure stringline.
(12)
The maximum lot coverage standard for hillside lots, as defined in Section 9.05.110(a)(4)(A) of this Title, within the RSF7, RSF12 and RSF22 Zoning Districts shall be no greater than 50%.
(13)
Subject to standards in Section 9.35.040(e) for garage setbacks.
(Added by Ord. 93-16, 11/23/93; amended by Ord. 94-09, 5/24/94; Ord. 94-21, 12/13/94; Ord. 96-10, 8/13/96; Ord. 96-13, 11/26/96; amended during 8/99 supplement; amended by Ord. 06-02, 4/12/06; Ord. 08-06, 6/3/08; Ord. 08-09, 7/15/08)
(a) 
Development in the Residential Beach Road 12 (RBR 12) and Residential Beach Road Duplex 18 (RBRD 18) Zoning Districts shall comply with the following standards:
(1) 
The following Table provides the requirements for structural stringlines, patio stringlines, and front yard setbacks for properties in the Residential Beach Road 12 (RBR 12) and Residential Beach Road Duplex 18 (RBRD 18) Districts.
SECTION 9.09.040(a)(1)
Beach Road Address
Tract 889 Lot Number
Measurement from roadside property line to structure stringline along: west property line/east property line (a)
Measurement from roadside property line to patio stringline along: west property line/east property line (b)
Front Setback (Ground Floor) (e)(f)
35051
Block 2, Lot 133
102/102
120/120
35055
132
102/102
120/120
35057
131
102/101
120/118
35061
130
101/101
118/116
35065
129
101/101
116/116
35067
128
101/105
116/120
walkway (d)
 
 
 
35071
Block 2, 127
107/112
121/126
35075
126
112/116
126/131
35077
125
116/116
131/131
35081
124
116/116
131/128
35083
123
116/116
128/128
35087
122
116/115
128/125
35091
121
115/114
125/122
35093
120
114/114
122/119
35095
119
114/113
119/120
35097
118
113/112
120/123
35099
117
112/112
123/126
35101
116
112/111
126/130
35105
115
111/111
130/129
35107
114
111/111
129/129
35111
113
111/111
129/129
35115
112
111/111
129/129
35119
111
111/111
129/129
35121
110
111/112
129/129
walkway (d)
 
 
 
35125
Block 2, 109
112/112
129/128
35127
108
112/113
128/128
35131
107
113/113
128/128
35135
106
113/113
128/128
35141
105,
 
 
 
NWLY 1/2 104
113/114
128/128
35145
103,
 
 
 
SELY 1/2 104
114/115
128/128
35147
102,
 
 
 
NWLY 1/2 101
115/115
128/127
35155
100,
 
 
 
SELY 1/2 101
115/116
127/127
35157
99
116/116
127/127
35161
98
116/117
127/125
35165
97
117/116
125/124
35167
96
116/115
124/123
35171
95
115/115
123/122
35175
94
115/114
122/121
35177
93
114/113
121/120
35181
92
113/113
120/119
35185
91
113/112
119/118
35189
90
112/112
118/118
35191
89
112/111
118/118
35195
88
111/110
118/118
35197
Block 2, 87
110/109
118/117
20
35201
86
109/108
117/117
20
35205
85
108/107
117/116
20
35211
84
107/106
116/116
20
35215
83
106/105
116/115
20
35221
82
105/104
115/115
20
35225
81 and 80
104/102
115/114
20
35235
79
102/103
114/113
20
35241
78
103/104
113/115
20
walkway (d)
 
 
 
 
35245
Block 2, 77
104/106
115/116
20
35251
76
106/107
116/117
20
35255
75
107/108
117/118
20
35261
74
108/110
118/119
20
35265
73
110/109
119/118
20
walkway (d)
 
 
 
 
35271
Block 2, 72
108/103
118/115
20
35275
71
103/ 99
115/113
20
35283
70
99/ 99
113/113
20
35285
69
99/ 98
113/111
20
35291
68
98/ 97
111/110
20
35295
67
97/ 96
110/108
20
35301
66
96/ 95
108/106
20
35305
65
95/ 93
106/104
20
35311
64
93/ 93
104/104
20
35315
63
93/ 94
104/106
20
35321
62
94/ 96
106/107
20
35325
61
96/ 97
107/108
20
35331
60
97/ 98
108/110
20
35335
59
98/ 99
110/111
20
34341
58
99/100
111/112
20
35345
57
100/101
112/114
20
35351
56
101/103
114/115
20
35355
55
103/104
115/116
20
walkway (d)
 
 
 
 
35361
Block 2, 54
104/104
117/117
20
35365
53
104/103
117/117
20
35371
52
103/102
117/117
20
35375
51
102/101
117/116
20
35381
50
101/100
116/116
20
35385
49
100/ 99
116/116
20
 
 
walkway (d)
 
 
35391
Block 2, 48
99/ 98
116/116
20
35395
47
98/ 98
116/116
20
35401
46
98/ 98
116/115
20
35405
45
98/ 97
115/114
20
35411
44
97/ 97
114/113
20
35415
43
97/ 97
113/112
20
35425
42
97/ 97
112/111
20
walkway (d)
 
 
 
 
35431
Block 2, 41
97/ 97
111/110
20
35435
40
97/ 96
110/109
20
35441
39
96/ 96
109/108
20
35445
38
96/ 96
108/107
20
35451
37
96/ 96
107/106
20
35455
36
96/ 96
106/106
20
35461
35
96/ 98
106/108
20
35465
34
98/ 99
108/110
20
35471
33
99/101
110/113
20
35475
32
101/102
113/115
20
35481
31
102/104
115/117
20
35485
30
104/106
117/120
20
35491
29
106/107
120/122
20
35495
28, NWLY 1/3 27
107/109
122/125
20
35505
26, SELY 2/3 27
109/112
125/129
20
walkway (d)
 
 
 
 
35507
Block 2, 25
112/114
129/131
20
35511
24
114/115
131/134
20
35515
23
115/116
134/136
20
35521
22
116/116
136/137
20
35525
21
116/116
137/139
20
35527
20
116/116
139/141
20
35531
19
116/116
141/142
20
walkway (d)
 
 
 
 
35535
Block 2, 18
115/115
143/144
20
35537
17
115/114
144/143
20
(g)
 
 
 
 
35541
16
119/115
147/145
20
35545
15
115/112
145/143
20
35551
14
112/109
143/140
20
35555
13
109/106
140/138
20
35557
12
106/106
138/134
20
35561
11
106/101 (h)
134/132
20
35565
10
101/101 (h)
132/131
20
35567
9
101/104 (h)
131/128
20
35571
8
104/103
128/124
20
35575
7
103/ 98
124/121
20
35577
6
98/ 93
121/118
20
walkway (d)
 
 
 
 
35581
Block 2, 5
91/ 85
117/113
18 (9)
35585
4
85/ 80
113/110
18 (9)
35587
3
80/ 78
110/107
18 (9)
35591
2
78/ 77
107/103
18 (9)
35595
1
77/ 77
103/100
18 (9)
walkway (d)
 
 
 
 
35601
Block 1, 69
76/ 70
99/ 95
18 (9)
35605
68
70/ 69
95/ 91
18 (8)
35611
67
69/ 66
91/ 90
18 (8)
35615
66
66/ 64
90/ 89
18 (8)
35621
65
64/ 62
89/ 87
18 (8)
35625
64
62/ 59
87/ 86
18 (8)
35631
63
59/ 57
86/ 84
18 (8)
35635
62
57/ 55
84/ 83
18 (8)
35641
61
55/ 52
83/ 81
18 (8)
35645
60
52/ 50
81/ 80
18 (7)
35651
59
50/ 47
80/ 78
18 (6)
walkway (d)
 
 
 
 
35655
Block 1, 58
48/ 50
78/ 76
18 (6)
35657
57
50/ 51
76/ 74
18 (7)
35661
56
51/ 50
74/ 73
18 (7)
35665
55
50/ 51
73/ 73
18 (7)
35667
54
51/ 51
73/ 72
18 (7)
35671
53
51/ 51
72/ 71
18 (7)
35675
52
51/ 50
71/ 69
18 (7)
35677
51
50/ 49
69/ 71
18 (6)
35679
50
49/ 49
67/ 65
18 (6)
35685
49
49/ 48
65/ 63
18 (6)
35687
48
48/ 47
63/ 61
18 (6)
walkway (d)
 
 
 
 
35691
Block 1, 47
47/ 47
60/ 60
18 (6)
35695
46
47/ 47
60/ 60
18 (6)
35697
45
47/ 48
60/ 60
18 (6)
35701
44
48/ 48
60/ 61
18 (6)
35705
43
48/ 49
61/ 61
18 (6)
walkway (d)
 
 
 
 
35707
Block 1, 42
49/ 50
61/ 62
18 (6)
35711
41
50/ 50
62/ 62
18 (7)
35715
40
50/ 51
62/ 62
18 (7)
35721
39
51/ 51
62/ 63
18 (7)
35725
38
51/ 52
63/ 63
18 (7)
35731
37
52/ 51
63/ 62
18 (7)
35735
36
51/ 55
62/ 64
18 (8)
35737
35
55/ 55
64/ 65
18 (8)
35741
34
55/ 54
65/ 67
18 (8)
walkway (d)
 
 
 
 
35745
Block 1, 33
54/ 53
67/ 68
18 (8)
35747
32
53/ 52
68/ 70
18 (7)
35751
31
52/ 51
70/ 71
18 (7)
35755
30
51/ 51
71/ 73
18 (7)
35757
29
51/ 51
73/ 74
18 (7)
35761
28
51/ 58
74/ 74
18 (8)
35765
27
58/ 56
74/ 74
18 (8)
35767
26
56/ 58
74/ 74
18 (8)
35771
25
58/ 60
74/ 74
18 (8)
35775
24
60/ 62
74/ 74
18 (8)
35777
23
62/ 64
74/ 74
18 (8)
35781
22
64/ 64
74/ 78
18 (8)
35785
21
64/ 66
78/ 82
18 (8)
walkway (d)
 
 
 
 
35787
Block 1, 20
67/ 69
83/ 87
18 (8)
35791
19
69/ 72
87/ 90
18 (9)
35795
18
72/ 74
90/ 94
18 (9)
35797
17
74/ 76
94/ 97
18 (9)
35801
16
76/ 78
97/101
18 (9)
35805
15
78/ 80
101/104
18 (9)
35807
14
80/ 80
104/106
18 (9)
35811
13
80/ 83
106/107
18 (9)
walkway (d)
 
 
 
 
35815
Block 1, 12
84/ 88
107/107
18 (9)
35817
11
88/ 91
107/107
18 (9)
35821
10
91/ 94
107/109
20
35825
9
94/ 97
109/110
20
35827
8
97/101
110/111
20
35831
7
101/104
111/113
20
35835
6
104/107
113/114
20
35837
5
107/108
114/115
20
35841
4
108/106
115/115
20
35845
3
106/104
115/116
20
35845
2
104/103
116/116
20
35851
1
103/102
116/116
20
35855
P.M. 142-10
 
 
 
 
Parcel 1 (i)
102/102
116/116
20
35857
P.M. 142-10
 
 
 
 
Parcel 2 (i)
102/102
116/116
20
Footnotes for Section 9.09.040(a)(1):
(a)
No enclosed portion of any structure shall extend seaward of a straight line drawn between the structure stringline measurements set forth in this section for the east and west property lines of the subject property.
(b)
No patio or unenclosed portion of any structure shall extend seaward of a straight line drawn between the patio stringline measurements set forth in this section for the east and west property lines of the subject property. Where vertical displacement exists between the lowest level patio and sandy beach, a stairway may encroach seaward of the patio stringline no more than three feet. Where the patio stringline lies inland of an ocean protective device (OPD), an accessway from the lowest level patio to the OPD may be constructed as necessary to link the patio with a stairway to the beach.
(c)
Deleted by Ord. 99-05, 4/27/99.
(d)
Location of a 12 foot wide walkway extending from Beach Road to the beach. According to Tract Map No. 889, walkways are for the use of the property owners within the Capistrano Bay Community.
(e)
May be reduced to the figure shown in parenthesis. If the setback on the ground floor is less than 18 feet, three parking spaces must be provided perpendicular to Beach Road.
(f)
The second floor of any structure may project a maximum of five feet into the required front setback for the first floor, but no closer than five feet to the ultimate right-of-way line for Beach Road.
(g)
The roadside line from which measurements are taken juts five feet inland at this turnaround point. For properties directly seaward of the turnaround, the roadside measurement line is not necessarily their property line.
(h)
A modification has been made that applies to the three indicated lots only. A control value of 101 feet shall extend from the midpoint of the lot a 35561 across 35565 to the midpoint of the lot at 35567. Therefore, any construction on the eastern half of 35561, on any portion of 35565 or on the western half of 35567 may extend no further than 101 feet. Any construction on the western half of 35561 or the eastern half of 35567 may extend no further than the control values established for their western and eastern property lines respectively.
(i)
This parcel is not a part of Tract No. 889. The stringline measurements set forth in this section for this parcel are based upon a line 20 feet seaward of and parallel to the inland property line.
(2) 
Maximum Projections into Required Yards. The following Table provides the requirements for allowable projections into required yards for properties in the Residential Beach Road 12 (RBR 12) and Residential Beach Road Duplex 18 (RBRD 18) Districts.
SECTION 9.09.040 (a)(2) MAXIMUM PROJECTION INTO REQUIRED YARDS
Item
Maximum Projection
Minimum Distance From Property Lines (B)
Maximum Projection Above District Height Limit
Other Limitations
Front Yard Area
Seaward Of Structure Stringline
Side Yard Area (A)
(a) Antennas (C)
NP
NP
NP
N/A
Not Permitted (D)
2 maximum
(b) Architectural Projections:(i.e. Eaves, Cornices and Roof Overhangs)
2'6"
2'6"
2'6"
2'0"
NP
None
(c) Balconies
5'0"
8'0"
NP
6'0"
NP
(E)(F)
(d) Barbecues and Other Appliances
N/A
To patio stringline
To PL
0'0"
N/A
(G)(H)
(e) Basements
NP
NP
NP
N/A
N/A
None
(f) Bay Windows
2'6"
NP
NP
3'0"
NP
(I)
(g) Chimneys (J)
2'0"
NP
6"
3'0"
3'0"
(E)(K)
(h) Decks, Patios and Walks (between Front Yard Setback and Structure Stringline)
N/A
N/A
To PL
0'0"
N/A
Horizontal surface to a maximum height of 18" above FP-3 elevation for the site. (I)(L)(M)
(i) Decks, Patios and Walks (between Structure Stringline and Patio Stringline)
N/A
To patio stringline (Except as provided in Section 9.09.040(a)(1) Footnote (b)
To PL
0'0"
N/A
The surface must be the lower of: 1) 18" above FP-3 elevation for the site; or 2) 30" above the average pregraded/existing elevation at the structure stringline; or 3) 4 feet above Beach Road at the centerline of the site. (I)(L)(M)
(j) Detached Accessory Structures
NP
To patio stringline (N)
None
None (N)
None
(O)
(k) HVAC, Mech. Equip. and Window Mounted Air Conditioners
NP
NP
1'6"
2'0"
NP
(P)
(l) Patio Covers
NP
8'0"
NP
6'0"
NP
(Q)
(m) Planter Boxes
2'0"
2'0"
NP
10'0"
N/A
(R)
(n) Pool Equipment
NP
N/A
2'6"
2'0"
N/A
(P)(S)
(o) Roof Decks
NP
NP
NP
3'0"
NP
None
(p) Second Stories
5'0"
NP
NP
N/A
NP
(T)
(q) Stairways and Stairway Landings
2'6"
NP (Except as provided in Section 9.09.040(a)(1), Footnote (b)
NP
5'0"
NP
(E)
(r) Swimming Pools and Spas
NP
NP
NA
3'0" (U)
N/A
(V)
Key:
NP = Not Permitted               N/A = Not Applicable               PL = Property Line
Footnotes for Section 9.09.040(a)(2):
(A)
On a corner lot, projections permitted in a front yard setback also apply to a street side yard.
(B)
In any instance where there is a conflict between the allowable maximum projection and the minimum distance from property line standard, the minimum distance from property line standard shall rule.
(C)
For radio antennas, only see Section 9.07.020 for satellite dish antennas.
(D)
This provision shall not apply to television and radio antennas used to receive UHF, VHF, FM and AM signals. Such antennas may exceed the district height limit by up to 10 feet. FCC licensed amateur ham radio operators may apply for a Conditional Use Permit for a radio tower greater than the maximum height limit, but not exceeding 70 feet.
(E)
The total horizontal length of all projections (marked by this footnote) on a given building elevation shall not exceed the maximum percentage of building elevation length as specified below: (Note: Building elevation length is measured at the first floor and not adjusted for multiple storied buildings.)
BUILDING ELEVATION
Front
Side
Rear
MAXIMUM PERCENTAGE OF BUILDING ELEVATION LENGTH:
60%
40%
80%
The above stated maximum percentages have been established as a measure to control the overuse or abuse of the projection provisions in this Table. The maximum percentages will help prevent aesthetically inappropriate architectural facades or features that would pose a detriment to adjacent properties. At the discretion of the Director of Community Development, the total length of all projections on a given elevation may be reduced to below the indicated maximums in order to implement this intent.
(F)
Column supports for balconies may be a maximum of 12 inches square, and may be no closer than six feet from a side property line. Balcony guard rails may be three feet above the 2nd floor, or as required by the Uniform Building Code.
(G)
Outdoor appliances or permanent deck structures along side property lines or the rear stringline limit cannot exceed 42 inches above the lowest patio elevation permitted by Chapter 9.31 "Floodplain Overlay Districts."
(H)
Outdoor appliances or permanent deck structures may utilize tempered glass for wind deterrence, as permitted by Section 9.09.040(a)(3), to a maximum of five feet above the lowest permitted patio elevation, or two feet above the outdoor appliance.
(I)
Including deck railings or deck structures.
(J)
A maximum of two chimneys may project into required yards or above the height limit.
(K)
Maximum horizontal dimension of three feet when above the height limit.
(L)
Provided district landscape requirements are met.
(M)
Those portions of deck, patios, or walks that are attached to the main structure and within three feet of the side property line must meet UBC requirements for fire resistance.
(N)
Subject to the applicable provisions of the Uniform Building Code and Uniform Fire Code.
(O)
Maximum Height: Twelve feet.
(P)
Pool equipment may be placed adjacent to the rear or side property line subject to a minor Site Development Permit which shall include, but not be limited to, an acoustics report demonstrating compliance with the City's Noise Ordinance.
(Q)
The height of a patio cover in the patio stringline area may not exceed 10 feet above the lowest permitted deck elevation.
(R)
Only allowed on the 2nd floor as an extension of second floor framing; and may be a maximum of three feet in height.
(S)
No higher than the height of the deck, patio, or walk.
(T)
No support columns permitted.
(U)
As measured from the edge of the water within the swimming pool or spa.
(V)
See Section 9.31.060(f)(10) regarding the construction of pools and spas in floodplain zones.
(3) 
Walls, Fences, Windscreens, and Railings. The following standards shall apply to the construction of:
(A) 
Walls, fences, windscreens and railing between the front setback and the structure stringline:
Materials — any material that conforms with local ordinance, including UBC requirements for fire resistive construction, as applicable.
Height — a maximum of six feet higher than the finished floor of the adjacent walk, deck, balcony, or patio allowed in Section 9.09.040(a)(2).
In the case of elevated side yard decks, walks, or patios, the railing may extend down to the finished grade forming a fence. This fence may be higher than eight feet above the finished grade of the adjoining property in cases where the structure on the subject property has been appropriately elevated to the FP-3 level and the structure on the adjacent property has not been so elevated.
(B) 
Walls, fences, windscreens and railings between the structure stringline and the patio stringline:
Material — clear tempered glass with uprights and railings as required by City Code and not exceeding the following maximum finished dimensions:
Vertical posts: 6" x 6"
Horizontal railings: 3" x 6"
Height — a maximum of six feet higher than the finished floor of the adjacent deck, balcony, or patio allowed in Section 9.09.040 (a)(2).
(4) 
Offers to dedicate easements for public pedestrian access laterally along the beach at Capistrano Beach will be required as a condition of any new development project, as defined in public access ordinance (Section 9.27.030(a)(2)(A) of this Zoning Code), requiring a coastal development permit along Beach Road, consistent with the requirements of the public access ordinance (Section 9.27.030(a) of this Zoning Code).
(b) 
Condominium, Stock Cooperative, and Community Apartment Conversions.
(1) 
Purpose and Intent. This Section provides standards and criteria for converting multiple family dwellings, including dwelling units in a rental mobilehome park to residential condominium, stock cooperative and community apartment types of ownership. The standards and criteria promote the retention of affordable housing and promote design quality.
(2) 
Development Standards. Where possible the conversion shall be designed to comply with all applicable development standards of the zoning district in which it is located. In addition, the following standards shall apply:
(A) 
Conversion projects shall provide high quality urban design by the provision of architectural enhancement, high quality landscaping, high quality construction, and improvements to the function of the site and project signage.
(B) 
Privacy between residential units shall be enhanced through urban design, insulation, and other means.
(C) 
Individual gas and/or electrical metering systems shall be provided for each dwelling unit.
(D) 
Where individual trash and recycling pick-up is not provided, common trash and recycling storage shall be provided within a totally walled and roofed structure with a roof not exceeding 12 feet in height. All enclosures shall be located within 200 feet of all dwelling units.
(3) 
Conditional Use Permit and Tentative Tract or Parcel Map Required. Conversion requires approval of a Conditional Use Permit and Tentative Tract or Parcel Map by the Planning Commission as described in Chapter 9.65 and Title 7. The application for conversion must also include the following additional information.
(A) 
A detailed report by licensed certified professionals describing the condition of all structural, electrical, plumbing, and mechanical elements of the existing development, including noise insulation, and the estimated cost of repair or improvement, if any, in a form acceptable to the City.
(B) 
A complete and current mailing list and two sets of addressed stamped envelopes of all tenants occupying the subject property as specified by the Department of Community Development shall be submitted and utilized to provide notice of the public hearing for consideration of the application for conversion.
(C) 
A housing program which includes, at a minimum, the following:
1. 
The means by which the provision or expansion of affordable housing opportunities will be achieved by the conversion consistent with the goals and policies of the General Plan.
2. 
A study of the balance of housing in the City, including vacancy rates, other available housing of similar type and rent; the current rents and estimated monthly payments and fees of the units to be converted, and all improvements and/or renovations contemplated;
3. 
For mobilehomes, the estimated costs for movement of each mobilehome to an available reasonably comparable space;
4. 
A current survey of existing tenants as to their length of occupancy and the number of those who will purchase one of the units; and
5. 
A relocation plan which comprehensively identifies all the steps which will be taken to assure the successful proposed relocation of each tenant with the minimum disruption to their lives. The relocation plan shall also state what specific relocation assistance existing tenants will be given, including the cost of physical moving, first and last months' rent, security and cleaning deposits, phone connection and utility deposits. Particular consideration shall be given to the elderly, handicapped, families with children, and other tenants who may encounter difficulty in finding a new residence.
(4) 
Tenant Provisions. Each application for conversion shall include assurance that the following provisions will be or have been satisfied.
(A) 
By certified mail or other verifiable means the property owner shall provide tenants a 90 day preemptive right to purchase a unit or right of exclusive occupancy upon more favorable terms and conditions than those on which such unit or share will be initially offered to the general public. Such right shall be in writing and shall be irrevocable for a period of 90 days after the commencement of sales and notification of the tenant of such right.
(B) 
By certified mail or other verifiable means, the property owner shall provide, in writing, all tenants a minimum of 180 days advance notice of termination of their tenancy due to an approved conversion plan, except that a one year notice shall be provided for dwelling units in a mobilehome park conversion.
(C) 
"Art-in-Public-Places" Program. All new development projects located in the zoning districts described in this Chapter are subject to the provisions of the "Art-in-Public Places" Program as described in Section 9.05.240.
(Amended per city's instructions, based on Ord. 97-12, 11/12/97 and Ord. 97-13, 11/25/97; Added by Ord. 93-16, 11/23/93; amended by Ord. 94-09, 5/24/94; Ord. 94-13, 8/23/94; Ord. 94-21, 12/13/94; Ord. 97-05, 9/9/97; Ord. 97-12, 11/12/97; Ord. 97-13, 11/25/97; Ord. 99-05, 4/27/99; Ord. 08-06, 6/3/08)