The S-F single-family zone is intended to provide for the development of single-family residential homes at urban standards, with not more than one dwelling unit permitted on any lot or parcel.
(Ord. 37 § 223.00, 1961; Ord. 412 § 2, 1973)
A. 
Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the commission may deem, pursuant to the provisions of Chapter 18.192, to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in Section 18.24.040.
B. 
The following uses are permitted:
1. 
Primary Uses.
a. 
Single-family residential units,
b. 
Manufactured housing on a permanent foundation in areas zoned S-F 7500;
2. 
Incidental Uses.
a. 
Home occupations,
b. 
Household pets, as described and regulated in Chapter 18.20 Residential Zones Generally,
c. 
Nonhabitable accessory buildings or structures, including, but not limited to, the following:
i. 
Private garage or carport,
ii. 
Garden greenhouse,
iii. 
Recreation room,
iv. 
Pool bathhouse.
(Ord. 37 § 223.02, 1961; Ord. 412 § 2, 1973; Ord. 565 § 2, 1977; Ord. 659 § 1, 1979; Ord. 747 § 1, 1981; Ord. 969 § 1, 1992; Ord. 1062 § 1, 1996; Ord. 1226 § 1, 2014)
The following uses may be permitted provided a conditional use permit is first obtained:
A. 
Single-Family Dwellings Which Utilize the Side Yard Easements Treatment.
1. 
The side yard easements treatment refers to the grant of easements over required side yard areas to adjacent lots for open space purposes. It is the purpose of this use permitted by conditional use permit to provide added flexibility to the design of single-family dwellings on flat land. In order to further this purpose, dwellings shall be oriented to take maximum advantage of all private spaces surrounding them. Development plans permitted under this section shall be designed to insure compatibility with contiguous developments, so that well-planned neighborhoods develop from creative and imaginative site planning.
2. 
In addition to the conditions required pursuant to Chapter 18.200, the property development standards of Section 18.24.040 shall apply.
B. 
Educational Institutions, Private and Public.
C. 
Churches and Religious Institutions.
1. 
Day care centers, day nurseries and nursery schools as an accessory use only.
D. 
Golf Courses and Country Clubs and Related Driving Ranges. Driving ranges unrelated to golf courses are not permitted. In approving a golf course the city shall be granted an easement or other interest to assure the future use of the golf course or country club as such thereby preserving such uses as open spaces. Such easement or other interest may provide for termination at the expiration of the economic life of the project with the consent of the city.
(Ord. 37 § 223.04, 1961; Ord. 412 § 2, 1973; Ord. 507 § 1, 1975; Ord. 807 § 1, 1984; Ord. 969 § 1, 1992; Ord. 1062 § 1, 1996)
The following property development standards shall apply to all lands, buildings or structures in the S-F zone:
A. 
Lot Sizes. Each lot in the S-F zone shall have a minimum area measured in square feet as established by the zoning symbol, such as:
S-F 7,500
S-F 10,000
S-F 15,000
S-F 20,000
S-F 40,000
B. 
Density.
1. 
Density shall be based upon lot sizes and shall be determined by dividing the net usable area of the parcel to be subdivided or parcelized by the required lot area.
2. 
"Net usable area" is defined to be that area of a parcel exclusive of streets, alleys, drainage courses and public utility easements exceeding ten feet in width.
C. 
Lot Dimensions. All lots hereafter created shall comply with the following minimum standards:
1. 
Width. Except as hereafter otherwise set forth, each lot shall have the following minimum width, measured at each and every point between two boundaries at either side of the lot which are perpendicular or approximately perpendicular to a public right-of-way upon which the lot has frontage or to which the lot has access:
Required Area (Square Feet)
Minimum Width
Less than 7,500
50 feet
7,500 to 9,999
70 feet
10,000 to 14,999
80 feet
15,000 to 20,000
100 feet
20,001 to 39,999
150 feet
Greater than 40,000
200 feet
The minimum width for a lot on a curvilinear street may be reduced by up to, but not more than, twenty percent, provided that the average width of such lot shall be equal to or greater than the minimum width otherwise required for that lot. The minimum width of a lot on a cul-de-sac may be reduced to thirty-five feet, provided that such lot expands to at least to the minimum width otherwise required.
The minimum width of a flag lot may be reduced to twenty feet, provided that this minimum width shall pertain solely to that portion of the flag lot upon which is located the right-of-way connecting the remainder of the flag lot to a public right-of-way, and further provided that the remainder of the flag lot shall meet the minimum width and area otherwise required.
2. 
Depth. There are no depth provisions.
D. 
Building Height.
1. 
No building or structure erected in this zone shall have a height greater than thirty-five feet or two stories, whichever is less, except that a steeple, spire or other similar projection above a building used primarily for religious purposes, may extend the total height of the structure and steeple, spire or other similar projection as high as forty-five feet, provided that the height of the steeple, spire or other similar projection is harmonious in design with the building or structure and with the surrounding neighborhood and a development plan is approved by the development plan review board in accordance with Chapter 18.12 of this title.
2. 
Where a building or structure is erected on sloping terrain having a twenty-five percent gradient, the height of the building or structure shall be measured from the highest adjoining ground surface level at the base of the building or structure.
E. 
Yards.
1. 
Front. Each lot or parcel of land shall have a front yard of not less than twenty feet in depth.
2. 
Side. Each lot or parcel of land shall have a minimum twelve-foot side yard on the side of the lot closest to the driveway. The other side yard shall be a minimum of five feet. The twelve-foot side yard shall be maintained exclusive of any structural or other physical encroachments other than eave overhangs or improvements which do not project more than twenty-four inches into the required yard. The twelve-foot yard may be reduced behind the rear main building line to not less than five feet for open patios and other similar structures, pool equipment and swimming pools, and detached garages and accessory storage buildings which do not exceed one story in height. The floor area of such accessory buildings shall not exceed six hundred square feet.
3. 
Corner Lots. The interior side yard shall be a minimum of five feet in width and the side yard abutting the street shall be a minimum of ten feet in width. For corner lots where rear yard access is not available from the side street, the twelve-foot side yard, as required in this section, shall be provided in the interior side yard, and the side yard abutting the street shall be a minimum of ten feet in width.
a. 
Where a lot has been developed with a residential use prior to March 31, 2005, the ten-foot side yard abutting the street may be reduced to not less than five feet for in-ground swimming pools and/or spas that do not exceed one foot in height.
4. 
When access to the twelve-foot side yard area is paved, a minimum side yard of three feet shall be maintained exclusive of paving adjacent to the property line. The three-foot side yard shall be improved with landscaping.
5. 
Each lot with an existing nonconforming dwelling unit which otherwise meets current building and zoning code requirements, may have additions placed at existing building setbacks with not less than five-foot side yards; except, where the required twelve-foot side yard exists on the original structure and can be maintained for any additions, or where the lot has legal access from a dedicated alley.
F. 
Ground Coverage. Maximum ground coverage of all structures shall not exceed thirty-five percent of the total area of a lot or parcel. Notwithstanding, any lot or parcel with a required area of less than seven thousand five hundred square feet pursuant to this chapter may have ground coverage from thirty-five to no more than forty percent provided that all structures on the subject property do not exceed one story in height.
G. 
Fences and Walls.
1. 
Required. A fence or wall six feet in height or greater may be required due to conditions on the property or physical hazards, such as frequent inundation, erosion, excavation or grade separation when such are determined by the planning director to be dangerous to health or safety.
2. 
Permitted. Except as provided in this chapter, fences and walls not greater than six feet in height shall be permitted on or within all rear and side property lines, and on or to the rear of all front setback lines. Fences and walls not over forty-two inches in height shall be permitted in any required front yard abutting a street and in any required side yard abutting a street.
a. 
Where a lot has been developed with a residential use prior to March 31, 2005, a fence or wall not greater than six feet in height shall be permitted on or within the side yard abutting a street.
b. 
Landscaping shall not be installed to circumvent the intent of this section.
H. 
Off-Street Parking. The provisions of Chapter 18.156 shall apply. No structure for parking purposes shall be located closer than twenty feet to the property line. Any garage or carport having an opening facing a street shall be provided with a door.
I. 
Recreational Vehicle Storage. Permanent access and storage space shall be provided on all lots or parcels created after June 13, 1973 for recreational vehicles, trailers, boats, or camper shells. Such storage space shall be located behind the main building line, within the interior side yard, or in the rear yard. Further, such space shall be not less than ten feet wide by twenty-five feet long, and, when actually used for storage of recreational vehicles, the provisions of Section 18.156.100 of this title shall also apply.
J. 
Signs. The provisions of Chapter 18.152 shall apply.
K. 
Minimum Residential Structure Size. Each residential structure in the S-F zone shall have a minimum floor area as set forth below:
1. 
S-F 7,500.
Two bedrooms
1,050 square feet
Three bedrooms
1,200 square feet
For each additional bedroom
150 square feet
2. 
S-F 10,000 (and greater).
Two bedrooms
1,400 square feet
Three bedrooms
1,600 square feet
For each additional bedroom
150 square feet
(Ord. 37 § 223.06, 1961; Ord. 412 § 2, 1973; Ord. 526 § 1, 1976; Ord. 565 § 3, 1977; Ord. 631 § 1, 1978; Ord. 771 § 1, 1982; Ord. 797 § 2, 1983; Ord. 899 § 1, 1989; Ord. 1071 §§ 1, 2, 1997; Ord. 1148 § 1, 2005; Ord. 1188 § 2, 2009)
The following property development standards shall apply to single-family developments utilizing side yard easements.
A. 
Yards.
1. 
Front. There shall be a minimum front yard setback of twenty feet with a straight-in driveway, and a fifteen-foot setback with a swing-in driveway.
2. 
Side. There shall be a side yard of five feet minimum on each side of the dwelling, one of which shall be granted as an easement to the adjacent neighbor to accomplish a minimum ten-foot side yard on one side of each lot.
3. 
The house design and floor plan shall take advantage of the space created.
B. 
Projections Into Rear or Side Yards.
1. 
Eaves, balconies, patio roofs and exterior stairways may project not more than fifty percent into the required yard.
2. 
Fireplaces may project twenty-four inches into a required yard.
C. 
Walls and Fences. Retaining walls, where necessary, garden walls and fences shall be constructed between all lots to guarantee privacy and encourage maximum use of outdoor areas.
D. 
Maximum Lot Coverage. Structures and paving shall not exceed sixty percent of the individual lot area.
E. 
Off-Street Parking. The provisions of Chapter 18.156 shall apply.
F. 
Signs. The provisions of Chapter 18.152 shall apply.
G. 
Utilities. All utility services shall be installed underground.
H. 
Lighting. All lighting shall be located in a manner such that it will not reflect upon adjoining areas.
I. 
Refuse Storage. A provision shall be made for individual or collective storage containers on the development plan.
J. 
Recreational Vehicle Storage. There shall be a common area for the parking of trailers, boats, campers, camper shells, motorhomes and similar vehicles equal to one ten-foot by twenty-foot storage space for each three dwelling units or fraction thereof. Adequate access and maneuverability shall be provided. The area shall be enclosed with a six-foot-high or greater, decorative masonry wall with perimeter screening landscaping. Landscaping shall include trees and shrubs and shall be sprinklered by an electric remote control sprinkler system. Gates shall be constructed of wood. The area shall be adequately lighted, provided with yard drains for adequate drainage, and shall have electrical outlets and hose bibs.
K. 
Open Green Areas. A minimum of forty percent of the total lot area shall be usable open space with no dimension less than ten feet, which shall not include streets, vehicular accessways or parking areas.
(Ord. 37 § 223.07, 1961; Ord. 507 § 2, 1975)
The purpose of this section is to promote residential amenities beyond those expected in a conventional development, to achieve greater flexibility in design, and to encourage well-planned neighborhoods through creative and imaginative planning as a unit. This section permits flexibility in site design and variety in development. This section shall apply to subdivisions only.
A. 
Planning Commission Review.
1. 
Where the planning commission finds that the design quality, efficiency of land use and residential character of the development is enhanced, well integrated and properly oriented, the commission may modify the development standards set forth in Section 18.24.040.
2. 
Further, where the commission modifies the requirements of subsection I of Section 18.24.040, recreational vehicle storage, it may require as a condition of approval of a tentative tract map that the subdivision report issued by the Real Estate Commissioner contain a notice to respective purchasers that certain excepted lots will have no storage for recreational vehicles.
B. 
Application for Modification.
1. 
The developer or property owner shall request, in writing, the desired modifications. Such request shall:
a. 
State reasons for the request and show how the purposes of Section 18.24.040 are fulfilled;
b. 
Include development plans, elevations and renderings;
c. 
Provide such other data, plans and evidence as the commission may deem necessary to reach a determination.
2. 
A filing fee of fifty dollars shall be paid at the time the request is submitted.
C. 
Notification to City Council. In every instance where the planning commission has approved a modification of development standards, the city council shall be so advised in writing.
(Ord. 37 § 223.08, 1961; Ord. 412 § 2, 1973)