A.
ROS (Residential Open Space) Zone. The ROS zone is located
in undeveloped hillside areas intended for open space and development
with very low density housing or approved overlay zone uses while
preserving as open space a portion of the area’s natural physical
features and scenic resources in conformance with the comprehensive
general plan. Wireless telecommunication facilities are disfavored
from locating in this zone, permitting these facilities only when
no feasible alternative site exists or when a denial would constitute
a prohibition on the provision of the affected telecommunications
service.
B.
R1R (Restricted Residential) Zone. The R1R zone is intended
to preserve and protect low density residential neighborhoods or approved
overlay zone uses in hillside areas in conformance with the comprehensive
general plan to promote the public health, safety and general welfare
of the community. Within this zone it is proposed to preserve valuable
open space, physical features and scenic resources while, at the same
time, permitting a substantial and reasonable beneficial use of such
property. Wireless telecommunication facilities are disfavored from
locating in this zone, permitting these facilities only when no feasible
alternative site exists or when a denial would constitute a prohibition
on the provision of the affected telecommunications service.
C.
R1 (Low Density Residential) Zone. The R1 zone is the traditional
low density residential zone. The zone is designed to codify historic
development standards in the older, flatter residential sections of
the city. These standards have been developed to avoid rendering existing
dwellings nonconforming and to allow new low density development or
approved overlay zone uses in conformance with the comprehensive general
plan in order to promote the public health, safety and general welfare.
Wireless telecommunication facilities are disfavored from locating
in this zone, permitting these facilities only when no feasible alternative
site exists or when a denial would constitute a prohibition on the
provision of the affected telecommunications service.
D.
R-3050 (Moderate Density Residential) Zone. The R-3050 zone
is intended primarily as a zone for moderate density residential development
with a minimum of 3,050 square feet of lot area per dwelling unit
or approved overlay zone uses, in conformance with the comprehensive
general plan of the city. This zone is intended to act as a transition
and buffer between low density residential land uses and more intensive
development and to stabilize well maintained neighborhoods that have
been developed generally in harmony with the open space and other
amenities associated with low and moderate density residential land
uses. Wireless telecommunication facilities are disfavored from locating
in this zone, permitting these facilities only when no feasible alternative
site exists or when a denial would constitute a prohibition on the
provision of the affected telecommunications service.
E.
R-2250 (Medium Density Residential) Zone. The R-2250 zone
is intended primarily as a zone for medium density residential development
with a minimum of 2,250 square feet of lot area per dwelling unit
or approved overlay zone uses, in conformance with the comprehensive
general plan of the city. This zone is intended to promote medium
size garden type multiple dwelling residential developments which
are efficient and attractive in order to promote the health, safety
and general welfare. Wireless telecommunication facilities are disfavored
from locating in this zone, permitting these facilities only when
no feasible alternatives site exists or when a denial would constitute
a prohibition on the provision of the affected telecommunications
service.
F.
R-1650 (Medium-High Density Residential) Zone. The R-1650
zone is intended primarily as a zone for medium-high density residential
development with a minimum of 1,650 square feet of lot area per dwelling
unit or approved overlay zone uses, in conformance with the comprehensive
general plan of the city. The location of the R-1650 zone is based
on convenience, adequacy of services, traffic circulation and the
existence of open space and recreation areas that support the concentration
of population in such zones. It is in the public interest that multiple
residential dwelling areas in the community be made pleasant, inviting
and efficient and that considerations of amenity and attractiveness
are appropriate in the promotion of the health, safety and general
welfare. Wireless telecommunication facilities are disfavored from
locating in this zone, permitting these facilities only when no feasible
alternative site exists or when a denial would constitute a prohibition
on the provision of the affected telecommunications service.
G.
R-1250 (High Density Residential) Zone. The R-1250 zone is
intended primarily as a zone for high-density residential development
with a minimum of 1,250 square feet of lot area per dwelling unit
or approved overlay zone uses, in conformance with the comprehensive
general plan of the city. The location of the R-1250 zone is based
on convenience, adequacy of services, traffic circulation and the
existence of open space and recreation areas that support the concentration
of population in such zones. It is in the public interest that multiple
residential dwelling areas in the community be made pleasant, inviting
and efficient and that considerations of amenity and attractiveness
are appropriate in the promotion of the health, safety and general
welfare. Wireless telecommunication facilities are disfavored from
locating in this zone, permitting these facilities only when no feasible
alternative site exists or when a denial would constitute a prohibition
on the provision of the affected telecommunications service.
(Ord. 5399 Attach. A, 2004)
A.
Permitted Primary Uses and Structures. No building, structure
or land shall be used and no building, structure or use in the residential
zoning districts shall be erected, structurally altered, enlarged
or established except the following permitted uses, buildings and
structures identified with a “P” in Table 30.11–A.
B.
Conditional Uses and Structures. The following uses and structures
identified with a “C” in Table 30.11 – A may be
permitted in the residential zoning districts subject to approval
of a conditional use permit (Section 30.42). The development standards
of this zone shall apply except as otherwise provided herein.
C.
Temporary Uses. Temporary uses (identified with a “T”
in Table 30.11 – A), allowed subject to approval and compliance
with all applicable provisions of this Zoning Code.
D.
Permitted Accessory Uses and Structures. Accessory uses, buildings
and structures shall be permitted in zones identified with a “P”
in Table 30.11 – A.
E.
Wireless Telecommunications Facilities. Wireless telecommunications facilities, identified with a “W” in Table 30.11-A may be permitted subject to the approval of a wireless telecommunications facility permit as set forth in Chapter 30.48 of this code.
F.
Standards for Specific Uses. Where the last column in the
following tables (“See standards in Section”) includes
a section number, the regulations in the referenced section apply
to the use; however, provisions in other sections of this Zoning Code
may apply as well.
G.
Historic Resources. Uses listed as permitted or conditionally
permitted within a historic resource included on the Glendale Historic
Register only (identified in Table 30.11 – A) are permitted
or conditionally permitted only within a designated historic resource
on the Glendale Register of Historic Resources.
|
Table 30.11-A
RESIDENTIAL DISTRICTS AND PERMIT REQUIREMENTS
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
LAND USE (1)(2)
|
PERMIT REQUIREMENT BY ZONE
|
See Standards in Section or Chapter
| ||||||
|
ROS
|
R1R
|
R1
|
R3050
|
R2250
|
R1650
|
R1250
| ||
|
Residential Uses
| ||||||||
|
Domestic violence shelter
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Multiple residential dwellings
|
|
|
|
P
|
P
|
P
|
P
|
30.11.050
|
|
One residential dwelling per lot
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.34.110
|
|
Residential congregate living, limited
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Residential congregate living, medical
|
|
|
|
|
C
|
C
|
C
|
|
|
Residential congregate living, non-medical
|
|
|
|
C
|
C
|
C
|
C
|
|
|
Senior housing
|
|
|
|
P
|
P
|
P
|
P
|
|
|
Education, Public Assembly, Recreation
| ||||||||
|
Community gardens
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.34.045
|
|
Day care center, only where operated at a church, synagogue,
temple, or other house of worship, religiously affiliated or nonsectarian
preschool. In determining whether to grant or deny a conditional use
permit for a day care center hereunder, the content of any curriculum
and every aspect of an organization’s operations which are religious
in nature shall not be considered
|
|
|
|
C
|
C
|
C
|
C
|
|
|
Parks and playgrounds, operated by a homeowners’ association
and approved in connection with a subdivision
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Parks and playgrounds, private
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Parks and playgrounds, public
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Places of worship
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Schools, private
|
|
|
|
|
C
|
C
|
C
|
|
|
Open Space and Resources
| ||||||||
|
Open space
|
P
|
P
|
P
|
|
|
|
|
|
|
Transportation and Communication Uses
| ||||||||
|
Utility and transmission facilities
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Wireless telecommunication facilities
|
W
|
W
|
W
|
W
|
W
|
W
|
W
|
30.48
|
|
Accessory Buildings, Structures and Uses
| ||||||||
|
Accessory dwelling unit (ADU) and/or junior accessory dwelling
unit (JADU) on a lot developed with one residential dwelling unit
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.34.080
|
|
Accessory dwelling unit(s) (ADU) on a lot developed with more
than one residential dwelling unit
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.34.080
|
|
Accessory living quarters or guest house not to exceed an aggregate
area of 500 sq. ft. of floor area
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Accessory buildings or structures, other than garages or carports,
not to exceed 500 sq. ft. of floor area
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Accessory uses
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Antennas (pole type)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
Dish antennas
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.34.050
|
|
Home occupations
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.45
|
|
Home-sharing
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
5.110
|
|
Signs
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.33
|
|
Solar energy equipment
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
30.30.050
|
|
Temporary Uses
| ||||||||
|
Contractor’s office and/or storage, temporary
|
T
|
T
|
T
|
T
|
T
|
T
|
T
|
|
|
Temporary subdivision sales offices, sales trailers and model
dwellings or trailers proposed for use as temporary sales offices
shall be registered with the director of community development by
an application for conditions of use. The director of community development
may establish conditions for operations and maintenance, including,
but not limited to, restrictions on hours of operation, lighting and
promotional restrictions and reasonable termination of the temporary
use. The decision of the director of community development shall be
appealable.
|
T
|
T
|
T
|
T
|
T
|
T
|
T
|
|
|
Uses Within a Historic Resource
| ||||||||
|
Cultural art centers
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Day care centers
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Museum
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Office
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Residential congregate living, non-medical
|
|
|
|
|
C
|
C
|
C
|
|
|
Restaurants, full service not to exceed a seating capacity of
40 persons
|
|
|
|
C
|
C
|
C
|
C
|
|
|
Retail stores, general merchandise
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Schools, physical instruction
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Schools, private specialized education and training
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
Key to Permit Requirements
|
Symbol
|
See Chapter
|
|---|---|---|
|
Permitted use
|
P
| |
|
Conditional use—Conditional use permit required
|
C
|
30.42
|
|
Temporary use
|
T
| |
|
Wireless telecommunications facilities permit required
|
W
|
30.48
|
|
Use not allowed
|
|
Notes:
| |
|---|---|
|
(1)
|
See Section 30.03.010 regarding uses not listed.
|
|
(2)
|
See Chapter 30.70 for definitions of the land uses.
|
(Ord. 5399 Attach. A, 2004; Ord. 5446 § 1, 2005; Ord. 5537 § 1, 2006; Ord. 5692 § 11, 2010; Ord. 5712 § 3, 2010; Ord. 5747 § 5, 2011; Ord. 5803 § 80, 2013; Ord. 5810 § 1, 2013; Ord. 5818 § 14, 2013; Ord. 5907 § 4, 2018; Ord. 5942 § 2, 2019; Ord. 5957 § 4, 2020; Ord. 5997 § 3, 2022)
|
Table 30.11-B
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
| |||
|---|---|---|---|
|
Development Feature
|
Requirement by Zoning District
| ||
|
ROS
|
R1R
|
R1
| |
|
Minimum Lot Size
|
Minimum lot area and width required
| ||
|
Area
|
As required by Section 30.11.060
|
As required by Section 30.11.060
| |
|
Width
|
As required by Chapter 16.08
|
N/A
| |
|
Residential Density Maximum
|
1 dwelling unit per lot
See Section 30.11.040(D)(1) for density requirements
|
1 dwelling unit per lot
See Section 30.11.040(D)(1) for density requirements
|
1 dwelling unit per lot. The maximum allowable density for any
residential subdivision of 5 lots or more in the R1 zone shall not
exceed an average of 1 dwelling unit per each 5,500 sq. ft. of site
area.
|
|
Floor Area Ratio Maximum
|
District I: 0.30 for the 1st 10,000 sq. ft. of lot area and
0.10 for the portion of lot area thereafter
District II: 0.40 for the 1st 10,000 sq. ft. of lot area and
0.10 for the portion of lot area thereafter
District III: 0.45 for the 1st 10,000 sq. ft. of lot area and
0.10 for the portion of lot area thereafter
For the purpose of this section, in the ROS, R1R, and R1 zones
only, FAR shall not include up to 500 sq. ft. of garage area as specified
in the definition of the term for dwelling units having a floor area
of less than 3,500 sq. ft. Up to 700 sq. ft. of garage area shall
not be included for dwelling units having a floor area of 3,500 sq.
ft. or more.
| ||
|
Lots with an average current slope of 40% or greater, the maximum
floor area ratio shall be 0.30 for the first 10,000 sq. ft. of lot
area and 0.10 for the portion of lot area thereafter.
|
N/A
| ||
|
Maximum Lot Coverage (1)
|
40%, including all residential and accessory buildings
| ||
|
Minimum Setbacks Required (1)
|
See Section 30.11.070 for setback exceptions
| ||
|
Street Front
|
15 feet
|
25 feet
| |
|
Street Side
|
15 feet
|
6 feet
| |
|
Interior
|
10 feet
|
6 feet
| |
|
Height Limits (2) (3)
|
See Section 30.11.040(E) for primary building height requirements
|
Shall not exceed 25 feet, pursuant to the definition of height
set forth in this title (plus 3 feet for any roofed area having a
minimum pitch of 3 feet in 12 feet)
| |
|
Primary and Wireless Telecommunications Facilities
| |||
|
No accessory building shall exceed a height of 12 feet, or 15
feet where a minimum roof pitch of 3 feet in 12 feet is provided,
pursuant to the definition of height set forth in this title.
| |||
|
Accessory Buildings
|
Accessory buildings, in the ROS and R1R zones only, constructed
to the side of or below the down slope wall of the main building or
structure on a lot with an average downhill orientation of 5 horizontal
to 1 vertical (5:1) slope or steeper, shall be limited as follows:
the down slope wall of such accessory building shall not exceed 10
feet in height
| ||
|
Accessory Structures
|
Accessory structures shall not exceed a height of 15 feet pursuant
to the definition of height set forth in this title.
| ||
|
Permanently Landscaped Open Space (3)
|
40% minimum of the lot area (See Chapter 30.31 for additional requirements)
| ||
|
Parking and Loading
|
As required by Chapter 30.32 (Parking and Loading)
| ||
|
Design Review
|
As required by Chapter 30.47 (Design Review)
| ||
|
Notes:
| |
|---|---|
|
(1)
|
For lot coverage and setback requirements related to solar energy equipment, see Section 30.30.050.
|
|
(2)
|
For exceptions to height limits for wireless telecommunications facilities, see Chapter 30.48.
|
|
(3)
|
For height and landscape open space requirements related to solar energy equipment, see Section 30.30.050.
|
|
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
| ||||
|---|---|---|---|---|
|
Development Feature
|
Requirement by Zoning District
| |||
|
R-3050
|
R-2250
|
R-1650
|
R-1250
| |
|
Minimum Lot Size
|
Minimum lot area and width required
| |||
|
Area/Width
|
N/A
|
N/A
|
N/A
|
N/A
|
|
Residential Density Maximum
|
1 dwelling unit per 3,050 sq. ft. of lot area.
|
1 dwelling unit for each 2,250 sq. ft. of lot area. On lots
having a width of 90 feet or greater, there shall be not more than
1 dwelling unit for each 1,800 sq. ft. of lot area.
|
1 dwelling unit for each 1,650 sq. ft. of lot area. On lots
having a width of 90 feet or greater, there shall be not more than
1 dwelling unit for each 1,320 sq. ft. of lot area.
|
1 dwelling unit for each 1,250 sq. ft. of lot area. On lots
having a width of 90 feet or greater, there shall be not more than
1 dwelling unit for each 1,000 sq. ft. of lot area.
|
|
Floor Area Ratio Maximum
|
.65
|
.85
|
1.0
|
1.2
|
|
Lot Coverage (2)
|
50% maximum including all residential and accessory buildings
| |||
|
Setbacks Required (2)
|
See Section 30.11.070 for setback exceptions
| |||
|
Street Front
|
25 feet minimum
|
20 feet minimum and an average of 23 feet for any garage or
first residential floor; not less than 23 feet and an average of 26
feet for the second and third residential floors (see Diagram 1 in
Figure 30.11.030).
| ||
|
Street Side
|
5 feet minimum and an average of 8 feet for the first residential
floor; not less than 8 feet and an average of 11 feet for the second
residential floor; and not less than 11 feet and an average of 14
feet for the third residential floor (see Diagram 2 in Figure 30.11.030).
| |||
|
Interior
|
5 feet minimum and an average of 8 feet for the first residential
floor; not less than 8 feet and an average of 11 feet for the second
residential floor; and not less than 11 feet and an average of 14
feet for the third residential floor (see Diagram 2 in Figure 30.11.030).
(1)
| |||
|
Interior when abutting the ROS, R1R or R1 zones (excluding
chimneys, railings and vents)
|
8 feet minimum and an average of 11 feet for the first residential
floor; not less than 11 feet and an average of 14 feet for the second
residential floor; and not less than 17 feet and an average of 20
feet for the third residential floor (see Diagram 3 in Figure 30.11.030).
(1)
| |||
|
Height Limits (2)(6)
|
Maximum of 3 stories and a maximum of 36 feet. (3) (4) (5)
| |||
|
Primary and Wireless Telecommunications Facilities
|
On lots having a lot width of 90 feet or less, a maximum of
2 stories and a maximum of 26 feet. (3) (4) (5)
| |||
|
Accessory Buildings
|
12 feet, or 15 feet where a minimum roof pitch of 3 feet in
12 feet is provided, pursuant to the definition of height set forth
in this title.
| |||
|
Accessory Structures
|
15 feet pursuant to the definition of height set forth in this
title.
| |||
|
Minimum Permanently Landscaped Open Space (2)
|
30% of lot area.
See Chapter 30.31 for additional requirements
|
25% of lot area. See Chapter 30.31 for additional requirements
| ||
|
Parking and Loading
|
As required by Chapter 30.32 (Parking and Loading)
| |||
|
Design Review
|
As required by Chapter 30.47 (Design Review)
| |||
|
Notes:
| |
|---|---|
|
(1)
|
For additions to existing dwelling units where only one dwelling unit exists on the lot and for which a building permit was issued prior to December 14, 1995, see Section 30.11.070.
|
|
(2)
|
For lot coverage, setback, height, and landscape open space requirements, see Section 30.30.050.
|
|
(3)
|
Additional five feet of height shall be permitted for any roofed
area having a minimum pitch of three feet in 12 feet.
|
|
(4)
|
Rooftop equipment shall not be included in the measurement of
the vertical dimension provided that said equipment is fully screened
by a roofed element of the building having a minimum pitch described
herein.
|
|
(5)
|
A mezzanine shall not be considered a story. See Chapter 30.70 (Definitions).
|
|
(6)
|
For exceptions to height limits for wireless telecommunications facilities, see Chapter 30.48.
|
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 27, 2004; Ord. 5432 § 1, 2004; Ord. 5438 § 1, 2005; Ord. 5446 § 2, 2005; Ord. 5482 § 1, 2005; Ord. 5536 § 2, 2006; Ord. 5536 § 2, 2006; Ord. 5645 § 5, 2009; Ord. 5692 § 12, 2010; Ord. 5712 § 4, 2010; Ord. 5803 § 81, 2013; Ord. 5836 § 1, 2014; Ord. 5847 § 2, 2015; Ord. 6027, 5/14/2024)
The following standards shall apply in the ROS and R1R zones:
A.
Hillside Development Review Policy.
1.
Every discretionary decision made by the city council, along
with city boards, commissions and administrators related to development
in the ROS and R1R zones shall take the following into consideration:
a.
Development shall be in keeping with the design objectives in
the Glendale Municipal Code, the hillside design guidelines and the
landscape Guidelines for hillside development as now adopted and as
may be amended from time to time by city council.
b.
Development shall be compatible with the surrounding neighborhood
in terms of size, scale, bulk/mass, roofline orientation, setbacks,
and site layout.
c.
Site plans shall show preservation of prominent natural features,
native vegetation and open space in a manner compatible with the surrounding
neighborhood, minimizing alteration of terrain necessary for development.
d.
Site plans for development of property on steep slopes shall
take into account the visual impact on surrounding properties.
e.
The architectural style and architectural elements of in-fill
development shall be compatible with the surrounding neighborhood.
B.
Regulations in Primary Ridgeline Areas, Secondary Ridgeline
Areas, and Blue-Line Stream Areas. All subdivisions, development, building, construction, and grading in the ROS and R1R zones shall be regulated by Sections 16.08.010, 16.08.020 and 16.08.030 of this code as related to primary ridgeline areas, secondary ridgeline areas, and blue-line stream areas. Any exception to the standards contained in these sections shall only be made by the planning commission or the city council at a public hearing.
C.
Preliminary Schematic Plans Required.
1.
A "preliminary schematic plan" shall be required for all tentative tract and tentative parcel map applications located in the ROS and R1R zones pursuant to the requirements of Section 16.12.050 of this code.
2.
All buildings and structures in the ROS and R1R zones shall
comply with the "preliminary schematic plan" approved in conjunction
with any tentative tract or tentative parcel map application, where
applicable.
D.
Density.
1.
The maximum allowable density for any residential subdivision, including parcel maps, for the ROS zone, and excluding parcel maps for the R1R zone, shall depend on the average current slope of the entire area within the project including primary and secondary ridgeline areas and blue-line stream areas. The average current slope of a parcel of land shall be computed in accordance with the provisions of Chapter 30.70 of this title. The density for property shall be computed in accordance with the following:
|
Table 30.11-C
| |||
|---|---|---|---|
|
S
|
D
|
S
|
D
|
|
0—5.0%
|
3.00
|
40.1—45.0%
|
0.96
|
|
5.1—10.0%
|
2.70
|
45.1—50.0%
|
0.80
|
|
10.1—15.0%
|
2.42
|
50.1—52.0%
|
0.65
|
|
15.1—20.0%
|
2.13
|
52.1—54.0%
|
0.60
|
|
20.1—25.0%
|
1.87
|
54.1—56.0%
|
0.55
|
|
25.1—30.0%
|
1.61
|
56.1—58.0%
|
0.51
|
|
30.1—35.0%
|
1.37
|
58.1—60.0%
|
0.48
|
|
35.1—40.0%
|
1.15
|
60.1% or above
|
0.45
|
|
The letters shall have the following significance:
|
|
D = Maximum allowable density in dwelling units per gross acre.
|
|
S = Average current slope.
|
In no event shall the density be restricted to less
than 0.45 dwelling units per acre. When the subdivision covers an
area to be developed in more than one unit of area, the first unit
of area shall meet the density requirements set forth herein. Each
succeeding unit of area, which combined with the prior units of area,
shall meet the average density requirements set forth herein.
Where the development is in more than one underlying residential
zone, the number of allowable dwelling units must be separately calculated
for each portion of the development that is in a separate zone and
must then be combined to determine the number of dwelling units allowable
in the entire development. The distribution of dwelling units within
the development is not to be affected by existing underlying zoning
boundaries and the provisions of this section shall control.
While clustering of dwelling units may be desirable to accomplish
sensitive development, the net effective density within any portion
of the subdivision shall not exceed one and one-half dwelling units
per acre. Net effective density is the density of that area occupied
by building envelopes within any portion of the subdivision excluding
areas with an average current slope less than 30 percent.
E.
Height. No primary building in the R1R and ROS zones
shall exceed two stories in height or exceed a height of 32 feet pursuant
to the definition of height set forth in this title. An additional
three feet in height shall be permitted for any roofed area having
a minimum roof pitch of three feet vertical in 12 horizontal. An additional
story shall be permitted where the primary building is located on
a portion of a lot having an average current slope of 40 percent (21.8
degrees) or steeper. The portion of a lot to be measured for the purpose
of this section shall be the smallest possible polygon, in terms or
area, necessary to enclose the primary building and having a maximum
of four sides.
F.
Open Space. A minimum of 40 percent of the site area
in the ROS and R1R zones shall be ungraded open space for any lot
exceeding an average current slope of 30 percent. In the case of new
tentative tract maps, the required open space can be distributed throughout
the subdivision.
G.
Supporting Structures. All supporting structures below
enclosed occupiable living spaces or garages which are exposed above
the ground surface shall be fully enclosed by walls or suitable construction.
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 28, 2004; Ord. 5432 § 2, 2004; Ord. 5446 § 3, 2005; Ord. 5645 § 6, 2009; Ord. 5803 § 82, 2013; Ord. 6027, 5/14/2024)
The following standards shall apply in the R-3050, R-2250, R-1650,
and R-1250 zones.
A.
Dwelling Unit Size. The gross floor area of any dwelling unit
shall be not less than provided herein. For the purpose of this section,
dens, studies or other similar rooms which may be used as bedrooms
shall be considered as bedrooms. Living rooms, dining rooms, kitchens,
or bathrooms shall not be considered as bedrooms except that separate
dining rooms in efficiency units or rooms that could be converted
into additional bedrooms shall be considered as bedrooms.
B.
Private Outdoor Space. A minimum private outdoor space of
40 square feet shall be provided for each dwelling unit. Such private
outdoor space shall be designed as a patio, deck, or balcony and shall
have a minimum length or width of four feet and shall be directly
accessible and an integral part of the dwelling unit which it serves.
C.
Common Outdoor Space. A minimum common outdoor space of 200
square feet shall be provided per dwelling unit for the first 25 dwelling
units on a lot; a minimum common outdoor space of 150 square feet
shall be provided per dwelling unit for the second 25 dwelling units
on a lot; a minimum common outdoor space of 100 square feet shall
be provided per dwelling unit for each additional dwelling unit above
50 on a lot. Any common outdoor space shall have a minimum level surface
dimension of 10 feet and a minimum area of 200 square feet.
Landscaping and seating shall be permanently integrated into
all required common outdoor spaces. No street front setback area or
street side setback area shall be used for common outdoor space. The
developer shall pay an amount of money, established by the city council
as a parks fee, to be used by the city for the purpose of fulfillment
of recreational demand created by the project.
D.
Distance Between Dwellings. Exterior walls of separate buildings
containing dwelling units on the same lot shall be separated by a
minimum distance of 12 feet. The windows or window/doors of any one
dwelling unit may not face the windows or window/doors of any other
dwelling unit unless separated by a distance of 12 or more feet except
where the angle between the wall of the separate dwelling units is
90 degrees or more. Walls parallel to each other shall be considered
to be at a zero degree angle.
E.
Rooftop Equipment. For regulations concerning rooftop equipment, see Section 30.30.020 of this title.
F.
Fences and Walls. For regulations concerning fences and walls,
see Chapter 30.30.010.
G.
Trash Collection Areas. For regulations concerning trash collection
areas, see Chapter 30.30.030.
H.
Access to Dwelling Units. An elevator shall be provided to
serve all stories in a building containing more than three dwelling
units where the floor area of any dwelling unit is located only on
the third story and other dwelling units are located on the first
and second stories.
I.
Laundry Facilities. Laundry facilities shall be provided to
serve all dwelling units on a lot. Such laundry facilities, constituting
washer and dryer appliances connected to utilities, shall be provided
in the individual dwelling units where there are three or less dwelling
units on a lot. Where there are more than three dwelling units on
a lot, laundry facilities shall either be provided in the individual
dwelling units or in a common laundry room. A common laundry room
shall be in an accessible location and shall have at least one washer
and one dryer for each 10 dwelling units, maintained in operable condition
and accessible to all tenants daily between the hours of 7:00 a.m.
and 10:00 p.m.
J.
Storage Space-Private. A minimum of 90 cubic feet of private
storage space shall be provided for each dwelling unit outside such
unit unless a private attached garage serving only the dwelling unit
is provided. Such private storage space shall have a minimum horizontal
surface area of 24 square feet and shall be fully enclosed and lockable.
K.
Additional Standards for Floor Area Ratio Minimums.
1.
Any
development of three to seven multiple residential dwelling units
shall not have a floor area ratio standard that is less than 1.0.
2.
Any
development of eight to 10 multiple residential dwelling units shall
not have a floor area ratio standard that is less than 1.25.
3.
To be eligible for the provisions in subsections (K)(1) and (K)(2) above, a multi-family housing development project shall meet all of the following conditions:
a.
The project consists of at least three, but not more than 10, units.
b.
The project is located in a multi-family residential zone, commercial
zone, or a mixed-use zone, and is not located in either of the following:
i.
Within a single-family zone.
ii.
Within a historic district or property that is included on the State
Historic Resources Inventory, as defined in Section 5020.1 of the
Public Resources Code, or within a site that is or contains buildings,
sites, objects, structures, neighborhoods, cultural landscapes, and
archaeological sites, that are designated or listed as a city or county
landmark or historic property or district pursuant to a city or county
ordinance.
4.
This
subsection shall not be construed to prohibit the city from imposing
any zoning or design standards, including, but not limited to, building
height and setbacks, on a housing development project that meets the
requirements of this subsection, other than zoning or design standards
that establish floor area ratios or lot size requirements that expressly
conflict with the standards contained in this subsection.
5.
The
city may not impose a lot coverage requirement that would physically
preclude a housing development project that meets the requirements
of this subsection from achieving the floor area ratio allowed herein.
(Ord. 5399 Attach. A, 2004; Ord. 5997 § 4, 2022)
A.
ROS. The minimum lot size for subdivision purposes, including
parcel maps, and for lot line adjustment purposes in the ROS zone
shall be 12,000 square feet except as indicated below. For purposes
of lot line adjustment, the minimum lot size shall be 7,500 square
feet where the original lots involved were created before June 26,
1986; provided, there is no reduction in the number of lots having
a lot area of at least 12,000 square feet, and where all of the lots
after adjustment of property lines contain an existing single-family
residential dwelling. The minimum lot size for purposes of constructing
a new dwelling unit on lots divided prior to June 26, 1986 is 7,500
square feet. Nothing in this section shall prohibit the repair, alteration
or enlargement of any structure or building existing on any such previously
divided lot not meeting the minimum land area requirement.
B.
R1R. The minimum lot size for subdivision purposes, including
parcel maps, and for lot line adjustment purposes in the R1R zone
shall be 12,000 square feet except as indicated below. For purposes
of lot line adjustment, whereby no additional lots are created, the
minimum lot size shall be 7,500 square feet where the original lots
involved were created before June 26, 1986, and where there is no
reduction in the number of lots having a lot area of at least 12,000
square feet, and where all of the lots after adjustment of property
lines contain an existing one residential dwelling. The average size
for parcel map subdivision purposes in the R1R zone shall be 30,000
square feet except for site areas with an average current slope less
than 30%. The minimum lot size for purposes of constructing a new
dwelling unit on lots divided prior to June 26, 1986 is 7,500 square
feet. Nothing in this section shall prohibit the repair, alteration
or enlargement of any structure or building existing on any such previously
divided lot not meeting the minimum land area requirement.
C.
R1. The minimum lot size for subdivision purposes in the R1
zone shall be 5,500 square feet. However, for parcels or units of
land divided before June 26, 1986, the minimum land area is 5,000
square feet, provided that nothing in this section shall prohibit
the repair, alteration or enlargement of any structure or building
existing on any such previously divided parcel or unit of land not
meeting said minimum land area requirement.
(Ord. 5399 Attach. A, 2004)
A.
Street Front Setback. In the ROS, R1R, R1, R-3050, R-2250,
R-1650 and R-1250 zones, no person shall construct, locate or maintain
within the space between a street and a setback line established by
ordinance or by this title, any building, wall, fence or other improvement
or structure except:
1.
General exceptions.
a.
Driveways and walks, provided that a driveway shall be limited
to that area reasonably necessary to provide safe and efficient ingress
to and egress from off-street parking spaces located behind a setback
area;
b.
Eaves and awnings may project into a required setback area for
a distance not to exceed 30 inches;
c.
Flagpoles limited to one per site;
d.
Footings and public utility vaults if fully subterranean;
e.
Landscape accent lighting not to exceed 18 inches in height;
f.
Retaining walls, planters or curbs which are not more than 18
inches in height above the ground surface existing at the time of
construction, except that retaining walls shall not be used to create
light and ventilation wells as an intrusion into a front setback area;
g.
Uncovered steps, ramps, or landings not over four feet high
as measured parallel to the natural or finish ground level at the
location of the construction may project into the required setback
area for a length of 14 feet measured parallel to the building. Such
steps, ramps, and landings may project into the required setback area
for a distance of three feet in the ROS, R1R and R1 zones; four feet
in the R-3050, R-2250, R-1650, R-1250. A pedestrian ramp that has
a maximum slope of one vertical to 12 horizontal shall be allowed
in any portion of the setback area;
h.
Circular driveways shall be a permitted exception on lots having
a minimum width of 80 feet and where buildings or structures are set
back not less than 25 feet from the property line. The outer turning
radius of a circular driveway shall be a minimum of 25 feet. Circular
driveways shall be used only for the temporary storage of motor vehicles
and shall not be used in lieu of required off-street parking spaces.
In the ROS, R1R and R1 zones only, a driveway shall not occupy more
than 45 percent of the area measured from a line 25 feet back from
the street right-of-way line except for flag lots and lots located
on the curve of a cul-de-sac. Circular driveways pavement must consist
of interlocking pavers, permeable pavement or a driveway that includes
a landscaped median. The maximum width of a circular driveway shall
be 15 feet. The area located between the street front or street side
property lines and the circular driveway shall be landscaped with
five gallon shrubs covering a minimum of 65 percent of this area and
such shrubs shall consist of varieties that grow to a minimum of three
feet high at maturity;
i.
Lampposts adjacent to walkways, stairways and driveways not
to exceed a height of five feet. In the ROS, R1R and R1 zones only,
there shall be no more than two lampposts on lots less than 60 feet
wide at the front setback line and no more than four lampposts on
lots that are 60 feet wide or greater at the front setback line;
2.
Additional exception in the ROS, R1R and R1 zones. In the ROS, R1R and R1 zones, necessary railings to comply with
Building Code requirements adjacent to driveways or stairways and
ramps which are either elevated above the ground surface or depressed
below the ground surface shall be permitted in the street front setback
area.
3.
Additional exceptions for R-3050, R-2250, R-1650, R-1250
zones.
a.
In the R-3050, R-2250, R-1650, R-1250 zones, fire department
connections and standpipes, not to exceed a height of 24 inches are
permitted in required street front setback area. To the greatest extent
possible, such fire equipment shall be incorporated into landscaped
areas and located adjacent to walls, landings, stairways, driveways
or other locations to minimize the visual impact.
b.
In the R-3050, R-2250, R-1650, R-1250 zones, necessary railings
to comply with Building Code requirements adjacent to stairways and
ramps which are either elevated above the ground surface or depressed
below the ground surface shall be permitted in the street front setback
area.
4.
Storage prohibited. No person shall store materials
or equipment within the space between a street and a setback line
established by ordinance or by this chapter, except temporarily during
construction on the same premises. No required setback area shall
be used to store any motor vehicle, trailer, camper, boat or parts
thereof, equipment or any type of antenna for more than 72 hours at
a time except as provided for in this title.
B.
Street Side Setback. In the ROS, R1R, R1, R-3050, R-2250,
R-1650 and R-1250 zones, no person shall construct within the space
between a street and a setback line established by ordinance or by
this title, any building, wall, fence or other improvement or structure
except:
2.
Additional exceptions in the ROS and R1R zones. In the ROS and R1R zones, the following may be permitted in the
required street side setback area:
a.
Driveways and walks, provided that a driveway shall be limited
to that area reasonably necessary to provide safe and efficient ingress
to and egress from off-street parking spaces located behind a set-back
area. Circular driveways shall be a permitted exception on lots having
a minimum width of 80 feet and where buildings or structures are set
back not less than 25 feet from the property line. The outer turning
radius of a circular driveway shall be a minimum of 25 feet. Circular
driveways shall be used only for the temporary storage of motor vehicles
and shall not be used in lieu of required off-street parking spaces.
A driveway shall not occupy more than 45 percent of the street setback
area measured from a line 25 feet back from the street right-of-way
line except for flag lots and lots located on the curve of a cul-de-sac.
Circular driveways pavement must consist of interlocking pavers, permeable
pavement or a driveway that includes a landscaped median. The maximum
width of a circular driveway shall be 15 feet. The area located between
the street front or street side property lines and the circular driveway
shall be landscaped with five gallon shrubs covering a minimum of
65 percent of this area and such shrubs shall consist of varieties
that grow to a minimum of three feet high at maturity;
b.
Necessary railings to comply with Building Code requirements
adjacent to driveways or stairways and ramps which are either elevated
above the ground surface or depressed below the ground surface shall
be permitted in the street side setback area;
c.
Lampposts adjacent to walkways, stairways and driveways not
to exceed a height of five feet. There shall be no more than two lampposts
on lots less than 60 feet wide at the front setback line and no more
than four lampposts on lots that are 60 feet wide or greater at the
front setback line;
d.
Retaining walls, planters or curbs which are not more than 18
inches in height above the ground surface existing at the time of
construction, except that retaining walls shall not be used to create
light and ventilation wells as an intrusion into a front setback area;
and
e.
Uncovered steps, ramps, or landings not over four feet high
as measured parallel to the natural or finish ground level at the
location of the construction may project into the required setback
area for a length of 14 feet measured parallel to the building. Such
steps, ramps, and landings may project into the required setback area
for a distance of three feet. A pedestrian ramp that has a maximum
slope of one vertical to 12 horizontal shall be allowed in any portion
of the setback area.
3.
Additional exceptions in the R1 zone. In the R1
zone, the following may be permitted in the required street side setback
area:
a.
Driveways and walks provided that a driveway shall be limited
to that area reasonably necessary to provide safe and efficient ingress
to and egress from off-street parking spaces located behind a setback
area. Circular driveways shall be a permitted exception on lots having
a minimum width of 80 feet and where buildings or structures are set
back not less than 25 feet from the property line. The outer turning
radius of a circular driveway shall be a minimum of 25 feet. Circular
driveways shall be used only for the temporary storage of motor vehicles
and shall not be used in lieu of required off-street parking spaces.
In no event shall a driveway occupy more than 45 percent of the street
setback area.
b.
Necessary railings to comply with Building Code requirements
adjacent to driveways or stairways and ramps which are either elevated
above the ground surface or depressed below the ground surface shall
be permitted in the street side setback area.
c.
Lampposts adjacent to walkways, stairways and driveways not
to exceed a height of five feet. Lampposts shall not exceed two lampposts
on lots less than 60 feet wide at the front setback line and no more
than four lampposts on lots that are 60 feet wide or greater at the
front setback line.
d.
Retaining walls, planters or curbs which are not more than 18
inches in height above the ground surface existing at the time of
construction.
4.
Additional exceptions in the R-3050, R-2250, R-1650, R-1250
zones. In the R-3050, R-2250, R-1650 and R-1250 zones, the
following may be permitted in the required street side setback area:
a.
Driveways and walks, provided that a driveway shall be limited
to that area reasonably necessary to provide safe and efficient ingress
to and egress from off-street parking spaces located behind a setback
area.
b.
Fire department connections and standpipes, not to exceed a
height of 24 inches. To the greatest extent possible, such fire equipment
shall be incorporated into landscaped areas and located adjacent to
walls, landings, stairways, driveways or other locations to minimize
the visual impact.
c.
Lampposts adjacent to walkways, stairways and driveways, not
to exceed a height of five feet.
d.
Necessary railings on top of subterranean and semi-subterranean
garages to comply with Building Code requirements.
e.
Retaining walls, planters or curbs which are not more than 18
inches in height above the ground surface existing at the time of
construction.
f.
Subterranean and semi-subterranean parking garages shall be
set back a minimum of five feet from the street side property line.
Such parking garages may include equipment, service, utility and storage
areas provided such areas do not have any door, window or other opening
to the outside facing the street except for necessary ventilation.
g.
Additions to any existing residential dwelling unit where only
one residential dwelling unit exists on the lot and for which a building
permit has previously been issued for the dwelling unit prior to December
14, 1995, shall be set back a minimum of six feet from any side property
line abutting a street.
5.
Storage prohibited. No person shall store materials
or equipment within the space between a street and a setback line
established by ordinance or by this chapter, except temporarily during
construction on the same premises. No required setback area shall
be used to store any motor vehicle, trailer, camper, boat or parts
thereof, equipment or any type of antenna for more than 72 hours at
a time except as provided for in this title.
C.
Interior Setback. In the ROS, R1R, R1, R-3050, R-2250,
R-1650 and R-1250 zones, no person shall construct, locate or maintain
within the space between a property line and an interior setback line,
any building, wall, fence or other improvement or structure except:
1.
General exceptions.
a.
Boundary line fences and freestanding (non-retaining) walls
may be located along the interior property lines or within interior
setback areas, but may not encroach into the street setback area.
b.
Eaves and awnings may project into a required setback area for
a distance not to exceed 30 inches, provided they do not project closer
than 30 inches to an interior property line.
c.
Footings and public utility vaults if fully subterranean.
d.
Fireplaces and chimneys may project into the required interior
setback area a maximum of two feet for a length of 10 feet measured
parallel to the building.
e.
Utility meters.
2.
Additional exceptions in the ROS, R1R and R1 zones. In the ROS, R1R and R1 zones, the following may be permitted in
the required interior setback area:
a.
In the ROS and R1R zones only, retaining walls under three feet in height may be located anywhere within the interior setback areas. Retaining walls at least three feet and under five feet in visible height may be located no closer than five feet to any interior property line. See Section 30.30.010(B) for additional regulations on the height of retaining walls.
b.
In the R1 zone only, retaining walls five feet in visible height
may be located within interior setback area.
c.
Detached private garages.
d.
Driveways and walks.
e.
Mechanical equipment, including water heaters, when screened
or enclosed shall not be required to set back from an interior property
line.
f.
Railings adjacent to stairways.
g.
Swimming pools and spas shall be set back a minimum of three
feet from any interior property line, such distance being measured
to the edge of the water.
h.
In the case of subdivisions in the ROS and R1R zones with a "preliminary schematic plan" building envelope location requirement (see Section 30.11.040), structures may be closer to the interior property line, provided the setback between building envelopes is at least 20 feet.
i.
Uncovered steps, ramps, or landings not over four feet high
as measured parallel to the natural or finish ground level at the
location of the construction may project into the required setback
area three feet for a length of 14 feet measured parallel to the building.
A pedestrian ramp that has a maximum slope of one vertical to 12 horizontal
shall be allowed in any portion of the setback area.
j.
Existing porte cocheres that are over an existing driveway and
existing wing walls, provided the porte cochere or wing wall was legally
constructed prior to December 14, 1995.
3.
Additional exceptions in the R-3050, R-2250, R-1650, R-1250
zones. In the R-3050, R-2250, R-1650 and R-1250 zones, the
following may be permitted in the required interior setback area:
a.
Driveways and walks, except where abutting the ROS, R1R or R1
zones.
b.
Detached private garages on a lot where all vehicular access
to parking spaces is gained from an alley.
c.
Attached and detached private garages not exceeding a height
of 15 feet (if attached, that portion of the garage extends beyond
the main building) on lots less than 61 feet wide shall have a minimum
interior setback of five feet.
d.
Subterranean parking garages, except where abutting the ROS,
R1R or R1 zones.
e.
Swimming pools and spas shall be set back a minimum of four
feet from any interior property line, except where abutting the ROS,
R1R or R1 zones, such distance being measured to the edge of the water.
f.
Uncovered steps, ramps, or landings not over four feet high
as measured parallel to the natural or finish ground level at the
location of the construction may project into the required setback
area four feet for a length of 14 feet measured parallel to the building,
except where abutting the ROS, R1R or R1 zones. A pedestrian ramp
that has a maximum slope of one vertical to 12 horizontal shall be
allowed in any portion of the setback area.
g.
Railings, walls on top of roof deck balconies with a maximum
height of 45 inches.
h.
Semi-subterranean parking garages shall have a minimum interior
setback of five feet. Semi-subterranean parking garages not extending
more than three feet above grade may project completely to the interior
property line, except where abutting the ROS, R1R or R1 zones, provided
that the combined height of the garage and any solid wall or solid
fence on top of the garage in the setback area does not exceed six
and one-half feet above the adjacent ground level and the garage is
located immediately adjacent to the interior property line. Any portion
of a wall or fence exceeding a height of six and one-half feet above
the adjacent ground level shall be a minimum of 50 percent open.
i.
Additions to any existing residential dwelling unit where only
one residential dwelling unit exists on the lot and for which a building
permit has previously been issued for the dwelling unit prior to December
14, 1995, shall be set back a minimum of six feet from any interior
property line.
4.
Storage prohibited. No required interior setback
area shall be used to store any motor vehicle, trailer, camper, boat
or parts thereof, equipment or any type of antenna for more than 72
hours at a time except as provided for in this title.
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 29, 2004; Ord. 5450 § 1, 2005; Ord. 5536 § 3, 2006; Ord. 5645 § 7, 2009; Ord. 5747 § 6, 2011; Ord. 5836 § 2, 2014; Ord. 5847 § 3, 2015; Ord. 6027, 5/14/2024)
The following regulations shall apply in the ROS, R1R and R1
zones, only.
A.
For
contiguous parcels or units held by the same owner of record, if one
of such parcels or units does not conform to standards for minimum
parcel size set forth in this chapter, such parcels may be merged
if all of the following requirements are satisfied:
1.
At
least one of the affected parcels is undeveloped by any structure
for which a building permit was issued or for which a building permit
was not required at the time of construction, or is developed only
with an accessory structure or accessory structures, or is developed
with a single structure, other than an accessory structure, that is
also partially sited on a contiguous parcel or unit.
2.
With
respect to any affected parcel, one or more of the following conditions
exists:
i.
Comprises less than 5,000 square feet in area at the time of the
determination of merger; or
ii.
Was not created in compliance with applicable laws and ordinances
in effect at the time of its creation; or
iii.
Does not meet current standards for sewage disposal and domestic
water supply; or
iv.
Does not meet slope stability standards; or
v.
Has no legal access which is adequate for vehicular and safety equipment
access and maneuverability; or
vi.
Its development would create health or safety hazards; or
vii.
Is inconsistent with the applicable general plan and any applicable
specific plan other than minimum lot size or density standards.
B.
A notice
of intention to determine status shall be filed by the director of
community development for record with the county recorder and, on
the same date, such notice shall be mailed by said director by certified
mail to the then current record owner, notifying the owner that the
affected parcels may be merged pursuant to the standards specified
herein, and advising the owner of the opportunity to request a hearing
and present evidence.
C.
The
record owner may request a hearing before the city council within
30 days of said notice on determination of status and may present
evidence at the hearing that the property does not meet the criteria
for merger. A hearing before the city council shall be conducted within
60 days after receipt of the owner’s request, unless mutually
postponed or continued. Notice of the hearing shall be served on the
record owner by the director of community development by certified
mail. At the conclusion of the hearing, the city council shall make
a determination that the affected parcels are to be merged or are
not to be merged and the city clerk shall notify the then current
record owner of the city council’s determination and shall,
within 30 days thereafter, either cause a notice of merger or a release
of the notice of intention to determine status to be filed for record
with the county recorder. All such notices filed for record shall
specify the names of the current record owners and shall particularly
describe the real property.
D.
If
the property owner fails to request a hearing as provided for herein,
the city clerk shall, within 90 days of the recordation of the notice
of intention to determine status, cause a notice of merger, or a release
of the notice of intention to determine status, specifying the names
of the record owners and particularly describing the real property
to be filed for record with the county recorder.
(Ord. 5747 § 7, 2011)
