The SF-DR single-family downtown residential zone is intended to provide for the development of single-family residential homes within the downtown residential neighborhood area, with not more than one dwelling unit permitted on any lot or parcel.
(Ord. 1007 § 1, 1993)
In the SF-DR zone, building, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the uses enumerated below. All uses shall be subject to the property development and general development standards in Sections 18.35.040 and 18.35.050.
A. 
Single-family residential dwelling units.
B. 
Incidental Uses.
1. 
Home occupations;
2. 
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:
1. 
Private garage;
2. 
Garden greenhouse;
3. 
Recreation room;
4. 
Workshop;
5. 
Freestanding patio covers and decks;
6. 
Swimming pools and spas.
(Ord. 1007 § 1, 1993; Ord. 1226 § 1, 2014)
The following uses shall be permitted in the SF-DR zone pursuant to the provisions of Chapter 18.200:
A. 
Churches, convents and/or rectories;
B. 
Libraries;
C. 
Educational institutions (public or private);
D. 
Day care centers;
E. 
Public safety facilities, including but not limited to fire and law enforcement stations;
F. 
Public utility substations;
G. 
Public or private utility service facility, including vehicle, equipment and material parking/storage and related activities.
(Ord. 1007 § 1, 1993)
The following property development standards shall apply to all land and buildings in the SF-DR zone.
A. 
Lot Area. The following development standards shall apply:
1. 
Minimum Lot Size. Minimum seven thousand square feet required.
2. 
Six Thousand to Seven Thousand Square Feet. Any lot with an area less than seven thousand square feet, but greater than or equal to six thousand square feet, held under separate ownership of record on the effective date of the ordinance codified in this section, may be developed in accordance with standards applicable to lots containing seven thousand square feet without reference to lot width or depth requirements.
3. 
Less than Six Thousand Square Feet. No new development shall be permitted on parcels with less than six thousand square feet. Existing structures may be modified, altered or added onto subject to compliance with the development standards of this chapter.
4. 
Parcels Abutting Remnant Railroad Parcels. If a development parcel is greater than six thousand square feet, but less than seven thousand square feet and abuts a remnant railroad parcel, the property owner of the development parcel shall enter into an agreement with the city to assume ownership, and merge, the two parcels prior to the issuance of a building permit.
B. 
Lot Dimensions. The following development standards shall apply:
1. 
Width. Each lot shall have a minimum width of fifty feet, 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.
a. 
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.
b. 
The remainder of the flag lot shall meet the minimum width, depth and area requirements of this chapter. The driveway portion of a flag lot shall not be calculated as minimum required parcel size.
2. 
Depth. Minimum one hundred twenty-five feet.
C. 
Building Height. The following building height standards shall apply:
1. 
No building or structure erected in this zone shall have a height greater than thirty feet or two stories, whichever is less, except as provided in Section 18.35.070 of this chapter.
2. 
Exception. 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.
D. 
Yards. The following development standards shall apply:
1. 
Front. There shall be a front yard setback of twenty feet.
2. 
Sides. Each lot or parcel of land shall have a minimum setback of five feet on one side and ten feet on the other side.
a. 
Detached Garages and Accessory Buildings. There shall be a minimum side yard setback of five feet. Zero lot line may be utilized provided that the minimum setback on the other side is ten feet.
b. 
Each lot with an existing nonconforming dwelling unit or structure which otherwise meets current building and zoning requirements, may have additions placed at existing building setbacks with not less than five-foot side yards; except where the required ten-foot side yard exists pursuant to subsection (D)(2) on the original structure and can be maintained for any additions.
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.
4. 
Rear. The minimum rear yard shall be three feet.
5. 
Projections into Required Yards.
a. 
Eaves, balconies, patio roofs and exterior stairways may not project more than fifty percent into the required yard.
b. 
Fireplaces and bay windows may project twenty-four inches into a required yard.
E. 
Lot Coverage. The maximum lot or ground coverage of all structures shall not exceed thirty-five percent of the total area of the lot or parcel. For the purposes of this section, structural lot coverage shall include patio covers, carports or nonhabitable accessory structures, but not patio slabs, hardscape, driveways, swimming pools or spas.
(Ord. 1007 § 1, 1993)
The following general development standards shall apply to all land, uses, buildings and structures within the SF-DR single-family downtown residential zone:
A. 
Off-Street Parking. The provisions of Chapter 18.156 of this title shall apply. Any structure provided for parking purposes shall comply with the applicable development standards of this chapter.
B. 
Alley Access. If there is alley access for the parcel, a detached garage may face the alley. If the garage is located twenty feet or closer to the alley, then an automatic garage door opener is required. Automatic garage door openers are optional if the garage is located twenty feet or greater from the alley, or has a swing-in garage design.
C. 
Recreational Vehicle Storage. Permanent storage space may be provided on all lots or parcels for trailers, boats, motorhomes and camper shells. Such space shall be located behind the main building line, within the side or rear yard setback. Such space shall measure a minimum of ten feet wide by twenty-five feet long, and shall be paved with Portland cement concrete at least three and one-half inches thick.
D. 
Utilities. All utilities shall be installed underground.
E. 
Refuse Storage. All outdoor trash, garbage, refuse and recyclables storage shall be screened from public view.
F. 
Signs. The provisions of Chapter 18.152 shall apply.
G. 
Landscaping. All front yards shall be maintained with landscaping. Such landscaping shall be maintained in a neat, clean, and weed and disease free manner. In addition to lawn, trees, shrubs, flowers and similar vegetation, required landscaping may include decorative hardscape and drought tolerant xeriscape.
H. 
Fences and Walls. Fence and wall construction materials shall consist of masonry, wood or decorative tubular steel/wrought iron.
1. 
Permitted. Fences and walls not greater than six feet in height shall be permitted on or within all rear, side, or secondary street frontage of a corner lot, 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 the required front yard.
2. 
Retaining Walls and Slopes. For the purposes of this section, when a difference in grade exists, the total wall height of six feet shall be measured from the average point of the lowest grade and highest grade, to the top of wall. In no case shall the total wall height, as measured from the lowest grade, exceed eight feet.
(Ord. 1007 § 1, 1993)
Before any building or structure is erected in this zone, or building modifications performed, a development plan shall be reviewed and approved pursuant to the provisions of Chapter 18.12 of this title.
(Ord. 1007 § 1, 1993)
The single-family downtown residential zone contains many examples of historical architecture and quality residential design. The following design considerations should be incorporated during the design process for new, remodeled and residential additions, as referenced in the city towncore design guidelines.
A. 
Historical. Examples of residential architectural design within the downtown residential zone reflect architecture typical of the early California period. Such styles include Craftsman Bungalow, Queen Anne, Colonial Revival and Spanish Colonial Revival.
B. 
Architectural. Development, additions and remodels within the downtown residential zone should be compatible with the surrounding and existing residences as well as reflect early California architecture. Consistency of building materials and colors, as well as historical integrity, should be reflected in new construction, remodels and additions. Additions, remodels and similar improvements to historically significant residential structures may be subject to review by the development plan review board pursuant to the determination of the director of community development.
C. 
Incentives. Development which the development plan review board determines demonstrates architectural quality and historical integrity shall be eligible for modification to the following development standards:
1. 
Required Yards. A maximum of a twenty percent reduction in required yards for the placement of verandas, porches, balconies, windows, and piers, columns, posts and similar architectural features.
2. 
Building Height. An increase in the maximum building height to thirty-five feet for elements such as raised foundations, turrets, roof pitch and similar architectural features which are historically significant and consistent with the city towncore design guidelines.
(Ord. 1007 § 1, 1993)
Existing residential and noncommercial improvements built in conformance with building and zoning codes in effect at the time of construction may be maintained as currently existing, pursuant to the following provisions:
A. 
Such existing improvements and site conditions may be repaired, maintained, repainted, remodeled, enlarged and/or the landscaping upgraded, without conforming with Section 18.35.020.
B. 
Residential and noncommercial uses made nonconforming pursuant to this chapter, shall not be subject to the provisions of Chapter 18.204.170 (B) of this code. Residential and noncommercial uses may remain and function as noncommercial use(s) pursuant to the provisions of this section.
C. 
Existing nonconforming residential and noncommercial improvements, or portions of nonconforming residential and noncommercial improvements, destroyed or substantially damaged by natural catastrophe may be repaired, rebuilt, or enlarged pursuant to the following provisions:
1. 
Such work shall be permitted only on those improvements permitted and constructed in conformance with the building and zoning codes in effect at the time of original construction.
2. 
Approval of such work shall be obtained from the development plan review board, which shall review the development plans and other pertinent information to insure that all other applicable provisions of this chapter are satisfied and that no new nonconformity will be created.
3. 
The maximum lot coverage of rebuilt nonconforming residential structures shall not exceed thirty-five percent, except as provided herein.
a. 
If the lot coverage of the structure(s) is less than thirty-five percent, these structures may be enlarged by ten percent or to a total maximum lot coverage of thirty-five percent, whichever is less.
b. 
The increase in square footage/lot coverage shall be granted one time only. Once work has been completed on the number and type of structure(s) then permitted on the property in conformance with the provisions of this section, no further increase in habitable square footage/lot coverage shall be permitted.
c. 
If a nonconforming residential structure(s), which exceeds thirty-five percent lot coverage is destroyed or substantially damaged, the structure(s) may be rebuilt at the lot coverage existing at the time of destruction or substantial damage, provided that no structure(s) be rebuilt to a lot coverage greater than forty percent.
4. 
In any case, the maximum number of residential units which can be rebuilt in conformance with the provisions of this section shall not exceed two units per parcel.
D. 
For the purposes of this chapter, noncommercial structures only include existing churches, temples, educational institutions, fraternal organization facilities and/or public facilities.
(Ord. 1007 § 1, 1993)
Any nonconforming commercial structures destroyed, substantially damaged, or demolished by natural catastrophe or intentional act must be reestablished as a residential use in conformance with the provisions of this chapter.
(Ord. 1007 § 1, 1993)