A.
Residential Zoning Districts. This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 17.06.010 (Zoning Districts Established). The purpose of this chapter is to achieve the following:
1.
Preserve
and enhance the predominately low density, high quality residential
character of the city, while providing a variety of housing opportunities
to accommodate existing and future residents;
2.
Ensure
that existing residential neighborhoods and surrounding vacant lands
are developed in a manner that preserves neighborhood character, establishes
neighborhood identity and provides a consistent and compatible land
use pattern;
3.
Ensure
adequate light, air, privacy, and open space for each dwelling;
4.
Minimize
traffic congestion and avoid the overloading of public services and
utilities;
5.
Facilitate
the provision of public improvements commensurate with anticipated
increase in population, dwelling unit densities, and service requirements;
and
6.
Protect
residential neighborhoods from excessive noise, illumination, unsightliness,
odor, smoke and other objectionable influences.
B.
Individual
Zoning Districts. The purposes of the individual residential zoning
districts and the manner in which they are applied are as follows:
1.
HR
(Hillside Reserve) Zone. The HR zoning district identifies hillside
areas appropriate for limited single-family uses on privately owned
land while preserving scenic resources. The maximum allowable density
is one unit per six hundred forty acres. The HR zoning district is
intended to allow limited residential development between open space
and higher density residential uses, and to preclude inappropriate
expansion of urban development on hillside land subject to environmental
constraints or possessing resource values. The HR zoning district
is consistent with the hillside reserve land use designation of the
general plan;
2.
R-E
(Residential Estate) Zone. The R-E zoning district identifies areas
appropriate for low density, large lot single-family uses. The allowable
maximum density is one dwelling unit per net acre. The R-E zoning
district is intended to provide for lower density development and
lower densities with open space areas to encourage a rural and estate
character. The R-E zoning district is consistent with the residential
estates land use designation of the general plan;
3.
R-L-2
(Residential Very Low Density) Zone. The R-L-2 zoning district identifies
areas appropriate for large lot single-family uses. The allowable
maximum density is two dwelling units per gross acre. The R-L-2 zoning
district is intended to provide for single-family parcels ranging
from fifteen thousand to twenty thousand square feet or larger, or
similar density country club type development. The R-L-2 zoning district
is consistent with the low density residential land use designation
of the general plan;
4.
R-L-3
(Residential Low Density) Zone. The R-L-3 zoning district identifies
areas appropriate for single-family uses. The allowable maximum density
is three units per gross acre. The R-L-3 zoning district is intended
to provide for moderately low density development in a single-family
setting. The R-L-3 zoning district is consistent with the low density
residential land use designation of the general plan;
5.
R-M
(Residential Medium Density) Zone. The R-M zoning district identifies
areas appropriate for a variety of housing types. The allowable maximum
density is four units per gross acre. The R-M zoning district is intended
to encourage the development of a variety of residential development,
including garden apartments and affordable housing. The R-M zoning
district is consistent with the medium density residential land use
designation of the general plan;
6.
R-H
(Residential High Density) Zone. The R-H zoning district identifies
areas appropriate for the greatest diversity of residential development,
including attached single-and multi-family uses. The allowable density
range is from five to nine units per gross acre. This zoning district
is most suitable for affordable and senior housing, including apartments
and condominiums. The R-H zoning district is consistent with the high
density residential land use designation of the general plan; and
7.
MHP
(Mobile Home Park) Zone. The MHP zoning district identifies areas
appropriate for the accommodation of mobile homes, including manufactured
housing, in planned residential developments. The allowable density
range is from five to nine units per gross acre. The MHP zoning district
is consistent with the mobile home park land use designation of the
general plan.
(Ord. 777 § 1 Exh. A,
2002; Ord. 814 § 1, 2002; Ord. 832 § 1(a), 2003; Ord. 845 § 1, 2003; Ord. 935 § 2, 2006; Ord. 1020 § 2, 2011)
Allowable land uses within residential zoning districts are
indicated in Table 2-2 by permit requirement. Review authority for
development projects is also provided. In the event that future land
use is unknown for a development project the city council shall be
the review authority.
|
TABLE 2-2
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
ALLOWABLE USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING
DISTRICTS
| ||||||||
|
Land Use (1) (2)
|
Permit Requirement by District
| |||||||
|
HR
|
R-E
|
R-L-2
|
R-L-3
|
R-M
|
R-H
|
MHP
|
Project Review Authority
| |
|
Residential
| ||||||||
|
Accessory Uses and Structures 17.30.190
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
| |
|
Accessory Dwelling Units 17.30.200
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
|
|
Assisted Living Facilities 17.30.040
|
C
|
D
|
CC
| |||||
|
Child Day Care—Up to 8 17.30.060
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
|
|
Child Day Care—9 to 14 17.30.060
|
D
|
D
|
D
|
D
|
D
|
D
|
PC
| |
|
Community Apartments and Condominiums
|
D
|
D
|
D
|
D
|
CC
| |||
|
Density Bonuses 17.22.020
|
D
|
D
|
D
|
CC
| ||||
|
Group Homes—6 Beds or Less
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Exempt
|
|
Group Homes—More Than 6 Beds
|
C
|
CC
| ||||||
|
Guest/Employee Housing 17.30.195
|
P
|
P
|
P
|
P
|
Staff
| |||
|
Home Occupations 17.44.060
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
| |
|
Manufactured Housing 17.30.120
|
D
|
D
|
D
|
D
|
D
|
D
|
CC
| |
|
Mobile Home Parks 17.30.130
|
D
|
CC
| ||||||
|
Model Home Complexes 17.90.020
|
D
|
D
|
D
|
D
|
D
|
D
|
CC
| |
|
Multifamily Housing
|
D
|
D
|
D
|
CC
| ||||
|
State Licensed Residential Care Homes—6 Clients or Less
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Exempt
|
|
Large Residential Care Facilities (7+) and Nonlicensed Residential
Care Homes
|
C
|
CC
| ||||||
|
Supportive Housing—6 Beds or Less
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Exempt
|
|
Supportive Housing—More than 6 Occupants
|
C
|
CC
| ||||||
|
Transitional Housing—6 Beds or Less
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Exempt
|
|
Transitional Housing—More than 6 Occupants
|
C
|
CC
| ||||||
|
Senior Citizen Congregate Care Housing 17.30.210
|
D
|
D
|
D
|
CC
| ||||
|
Custom Single-Family Residences (2)
|
D
|
D
|
D
|
D
|
D
|
D
|
PC
| |
|
Custom Single-Family Residence Overheight and Two Story
|
D
|
D
|
D
|
D
|
D
|
D
|
CC
| |
|
Production Single-Family Residences (2)
|
D
|
D
|
D
|
D
|
D
|
D
|
CC
| |
|
Temporary Uses 17.46.020
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
|
|
Nonresidential
| ||||||||
|
Private Cemeteries 17.30.160
|
C
|
C
|
CC
| |||||
|
Public Utility Facilities
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
CC
|
|
Open Space and Resources
| ||||||||
|
Animal Keeping 17.30.030
|
C
|
PC
| ||||||
|
Equestrian Facilities
|
C
|
CC
| ||||||
|
Horses 17.30.030
|
P
|
P
|
Staff
| |||||
|
Nature Preserves
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
CC
|
|
Education, Public Assembly, and Recreation
| ||||||||
|
Churches/Places of Worship—Up to 8,000 sq. ft.
|
C
|
C
|
C
|
C
|
C
|
C
|
CC
| |
|
Golf Courses, Country Clubs 17.30.070
|
D
|
D
|
D
|
D
|
D
|
CC
| ||
|
Residential Recreational Facilities, Private
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
|
|
Swimming Pool
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Staff
|
|
Tennis Court, Private (including lighted)
|
D
|
D
|
D
|
D
|
D
|
D
|
D
|
PC
|
|
Trails
|
C
|
P
|
P
|
P
|
P
|
P
|
P
|
CC/Staff
|
|
Communication Facilities
| ||||||||
|
Satellite Dish Antenna (over 18″ diameter)
|
D
|
D
|
D
|
D
|
D
|
D
|
D
|
CC
|
|
Telecommunication Facilities 17.32.050
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
CC/Staff
|
|
Key to Permit Requirements
| ||
|---|---|---|
|
Symbol
|
Applicable Process
|
See Chapter
|
|
P
|
Permitted use (3)
| |
|
D
|
Development Plan Permit required
|
17.42
|
|
C
|
Conditional use—Conditional Use Permit required
|
17.48
|
|
Blank
|
Use not allowed
| |
|
Notes:
| |
|---|---|
|
(1)
|
See Section 17.02.020(D) (Allowable uses of land).
|
|
(2)
|
See Section 17.90.020 for definitions of the land uses listed.
|
|
(3)
|
A director approved development plan permit shall be required. See Chapter 17.42.
|
(Ord. 845 § 2, 2003; Ord. 912 § 4, 2005; Ord. 981 § 1, 2009; Ord. 1020 § 2, 2011; Ord. 1061 § 2, 2013; Ord. 1148 § 4, 2019)
New land uses and structures, and alterations to existing land
uses and structures, shall be designated, constructed, and/or established
in compliance with the requirements in Table 2-3, in addition to the
general development standards (e.g., landscaping, parking and loading,
etc.) in Division III (Development and Operational Standards).
|
TABLE 2-3
| ||||
|---|---|---|---|---|
|
RESIDENTIAL ZONES GENERAL DEVELOPMENT STANDARDS REQUIREMENTS
BY INDIVIDUAL ZONING DISTRICT
| ||||
|
Development Feature
|
HR
|
R-E
|
R-L-2
|
R-L-3
|
|
Minimum Parcel Size
|
640 acres (5)
|
1 acre
|
18,000 sq. ft.
|
12,000 sq. ft.
|
|
Minimum Parcel Width
|
100 ft.
|
100 ft.
|
90 ft.
|
80 ft.
|
|
Minimum Parcel Depth
|
100 ft.
|
100 ft.
|
100 ft.
|
90 ft.
|
|
Maximum Density
|
1 du/640 acre (5)
|
1 du/net acre
|
2 du/gross acre
|
3 du/gross acre
|
|
Private Outdoor Living Space
|
N/A
|
1,000 sq. ft.
|
1,000 sq. ft. (3)
|
1,000 sq. ft. (3)
|
|
Setbacks Required
| ||||
|
Front (8)
|
25 ft.
|
25 ft.
|
25 ft. (1)
|
25 ft. (1)
|
|
Side (each)
|
10 ft.
|
10 ft.
|
10 ft.
|
10 ft. (7)
|
|
Street Side
|
15 ft.
|
15 ft.
|
15 ft.
|
15 ft.
|
|
Rear
|
25 ft.
|
25 ft.
|
25 ft. (1)
|
25 ft. (1)
|
|
Accessory Structures
|
Section 17.30.190 (Residential Accessory Uses and Structures)
| |||
|
Maximum Lot Coverage (4)
|
30% (1)
|
30%
|
30% (1)
|
30% (1)
|
|
Minimum Distance Between Structures (9)
|
N/A
|
20 ft.
|
20 ft.
|
20 ft.
|
|
Main Structure-Maximum Height (whichever is less) (6)
|
20 ft./1 story
|
20 ft./1 story
|
20 ft./1 story
|
20 ft./1 story
|
|
Antennae, Vertical
|
Section 17.32.010 (Telecommunication Facilities)
| |||
|
Fences/Walls/Hedges
|
Section 17.20.070 (Fences, Walls and Hedges)
| |||
|
Satellite Antennae
|
Section 17.32.010 (Telecommunication Facilities)
| |||
|
Development Feature
|
R-M
|
R-H
|
MHP
|
|---|---|---|---|
|
Minimum Parcel Size
|
10,000 sq. ft. (4)
|
8,000 sq. ft. (4)
|
(1)
|
|
Minimum Parcel Width
|
70 ft.
|
60 ft.
|
(1)
|
|
Minimum Parcel Depth
|
90 ft.
|
90 ft.
|
(1)
|
|
Density
|
5 du/gross acre (maximum)
|
5-9 du/gross acre
|
5-9 du/gross acre
|
|
Private Outdoor Living Space
|
500 sq. ft. (4)
|
300 sq. ft. (4)
|
300 sq. ft. (4)
|
|
Setbacks Required
| |||
|
Front (1)
|
20 ft. (1)
|
20 ft. (1)
|
10 ft.
|
|
Side (each) (9)
|
10 ft.
|
10 ft.
|
5 ft.
|
|
Street Side
|
15 ft.
|
15 ft.
|
15 ft.
|
|
Rear (1)
|
25 ft. (1)
|
20 ft. (1)
|
10 ft.
|
|
Accessory Structures
|
Section 17.30.190 (Residential Accessory Uses and Structures)
| ||
|
Maximum Lot Coverage (4)
|
30% (1)
|
35%
|
30% (1)
|
|
Minimum Distance Between Structures (9)
|
20 ft.
|
20 ft.
|
20 ft.
|
|
Main Structure-Maximum Height (whichever is less) (6)
|
20 ft./1 story
|
20 ft./1 story
|
20 ft./1 story
|
|
Antennae, Vertical
|
See Section 17.32.010 (Telecommunication Facilities)
| ||
|
Fences/Walls/Hedges
|
See Section 17.20.070 (Fences, Walls and Hedges)
| ||
|
Satellite Antennae
|
See Section 17.32.010 (Telecommunication Facilities)
| ||
|
Guest/Employee Quarters
|
See Section 17.30.195 (Guest/Employee Quarters)
| ||
|
Accessory Dwelling Units
|
See Section 17.30.200 (Accessory Dwelling Units)
| ||
|
Notes:
| ||
|---|---|---|
|
(1)
|
These dimensions vary only in planned residential development,
mixed use, and mobile home parks, and will be determined during development
plan permit review.
| |
|
(2)
|
Combined coverage of residential and commercial uses shall not
exceed thirty-five percent.
| |
|
(3)
|
This standard can be reduced up to twenty-five percent for affordable
units.
| |
|
(4)
|
The third car space, not to exceed two hundred forty square
feet, shall not be included in the calculation of building lot coverage
as long as that area is being maintained as a three-car garage.
| |
|
(5)
|
For existing parcels of less than six hundred forty acres, one
dwelling unit is allowed.
| |
|
(6)
|
Additional height/stories may be allowed, in compliance with Section 17.20.100(A) (Maximum height of structures).
| |
|
(7)
|
Five, fifteen-foot side yards may also be allowed subject to
review and approval by the applicable review authority responsible
for reviewing the primary discretionary permit or approval.
| |
|
(8)
|
In the case of side-loading garages, only the garage portion
itself may be set back a minimum of fifteen feet from the front property
line:
| |
|
(a)
|
The side of the garage facing the street is no greater than
one-third the width of the primary structure;
| |
|
(b)
|
The rear of the primary structure has a setback greater than
the standard minimum allowed in the zone and that the additional setback
is equivalent or greater than the reduction in setback utilized by
the side loading garage;
| |
|
(c)
|
Habitable-like features that architecturally articulate the
primary structure, including windows and other architectural details
are placed on the sides of the garages that face the street(s);
| |
|
(d)
|
Driveway approaches must have a twenty-eight-foot minimum turning
radius;
| |
|
(e)
|
The reduced setback may be applied to no more than one-third
of the total number of homes in the development; and
| |
|
(f)
|
Homes that utilize the reduced setback may not be adjacent to
each other and must be distributed throughout the project.
| |
|
(9)
|
Detached accessory structure shall not be located closer than
eight feet to a main structure or closer than three feet to any other
accessory structure on the same property.
| |
(Ord. 777 § 1, 2002; Ord. 832 § 1(b), 2003; Ord. 910 § 1, 2005; Ord. 1020 § 2, 2011; Ord. 1086 § 2, 2014; Ord. 1148 § 5, 2019; Ord. 1159 § 2, 2019)
