The purpose of this chapter is to allow and appropriately regulate two-unit projects in accordance with Government Code Section 65852.21.
(Ord. 1957 § 3, 2021)
means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this chapter.
(Ord. 1957 § 3, 2021)
A.
Only individual property owners may apply for a two-unit project. "Individual property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. "Individual property owner" does not include any corporation or corporate person of any kind (partnership, LP, LLC, C Corp, S Corp, etc.) except for a community land trust (as defined by Revenue and Taxation Code Section 402.l(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Revenue and Taxation Code Section 214.15).
B.
An application for a two-unit project must be submitted on the City's approved form.
C.
The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application.
D.
Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted.
E.
The City may establish a fee to recover its costs for adopting, implementing, and enforcing this chapter of the Code, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application.
(Ord. 1957 § 3, 2021)
A.
An application for a two-unit project is approved or denied ministerially, by the Development Services Director, without discretionary review.
B.
The ministerial approval of a two-unit project does not take effect until the City has confirmed that the required documents have been recorded, such as the deed restriction and easements.
C.
The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter.
D.
The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys' fees and costs associated with enforcing the requirements of this Code.
(Ord. 1957 § 3, 2021)
A two-unit project must satisfy each of the following requirements:
A.
Map Act Compliance. The lot must have been legally subdivided.
B.
Zone. The lot is in a single-family residential zone. For purposes of this chapter, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lot and includes only the following zones: RS-20 (Residential Single-Family Low), RS-15 (Residential Single-Family Low), RS-10 (Residential Single-Family Low), RS-7.5 (Residential Single-Family Medium), and RS-4 (Residential Single-Family Medium).
C.
Lot Location.
1.
The lot is not located on a site that is any of the following:
a.
Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
b.
A wetland.
c.
Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards.
d.
A hazardous waste site that has not been cleared for residential use.
e.
Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
f.
Within a 100-year flood hazard area, unless the site has either:
g.
Within a regulatory floodway, unless all development on the site has received a no-rise certification.
h.
Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.
i.
Habitat for protected species.
j.
Land under conservation easement.
2.
The purpose of subsection (C)(1) above is merely to summarize the requirements of Government Code Sections 65913.4(a)(6)(B)-(K). (See Government Code Section 66411.7(a)(3)(C).)
D.
Not Historic. The lot must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a City or County landmark or as a historic property or district.
E.
No Impact on Protected Housing. The two-unit project must not require or include the demolition or alteration of any of the following types of housing:
1.
Housing that is income-restricted for households of moderate, low, or very low income.
2.
Housing that is subject to any form of rent or price control through a public entity's valid exercise of its policy power.
3.
Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060-7060.7) at any time in the 15 years prior to submission of the urban lot split application.
4.
Housing that has been occupied by a tenant in the last three years. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.
F.
Unit Standards.
1.
Quantity.
a.
No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this subsection, "unit" means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this section of this code, an ADU, or a JADU.
b.
A lot that is not created by an urban lot split may have a two-unit project under this chapter, plus any ADU or JADU that must be allowed under state law and the City's ADU ordinance.
2.
Unit Size.
b.
A primary dwelling that was legally established on the lot prior to the two-unit project and that is larger than 800 square feet is limited to the lawful floor area at the time of the two-unit project. The unit may not be expanded.
c.
A primary dwelling that was legally established prior to the two-unit project and that is smaller than 800 square feet may be expanded to 800 square feet after or as part of the two-unit project.
3.
Height Restrictions.
a.
On a lot that is larger than 2,000 square feet, no new primary dwelling unit may exceed a single story or 16 feet in height, measured from grade to peak of the structure.
b.
On a lot that is smaller than 2,000 square feet, no new primary dwelling unit may exceed two stories or 22 feet in height, measured from grade to peak of the structure. Any portion of a new primary dwelling that exceeds one story must be stepped back by an additional five feet from the ground floor; no balcony deck or other portion of the second story may project into the stepback.
c.
No rooftop deck is permitted on any new or remodeled dwelling or structure on a lot with a two-unit project.
4.
Demo Cap. The two-unit project may not involve the demolition of more than 25 percent of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years.
5.
Lot Coverage. Lot coverage must conform to the lot coverage standard applicable in the underlying zone. This lot coverage standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot at 800 square feet each.
6.
Open Space. Open space must conform to the open space standard applicable in the underlying zone. This open space standard is only enforced to the extent that it does not prevent two primary dwelling units on the lot at 800 square feet each.
7.
Setbacks.
a.
Generally. All setbacks must conform to those objective setbacks that are imposed through the underlying zone.
b.
Exceptions. Notwithstanding subsection (F)(7)(a) above:
i.
Existing Structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.
ii.
800 Square Feet; Four-Foot Side and Rear. The setbacks imposed by the underlying zone must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line.
c.
Front Setback Area. Front setbacks must conform to the front setback standard applicable in the underlying zone.
8.
Parking. Each new primary dwelling unit must have at least one off-street parking space per unit unless one of the following applies:
a.
b.
The site is located within one block of a permanently marked car-share vehicle location.
9.
Architecture.
a.
If there is a legal primary dwelling on the lot that was established before the two-unit project, any new primary dwelling unit must match the existing primary dwelling unit in exterior materials, color, and dominant roof pitch. The dominant roof slope is the slope shared by the largest portion of the roof.
b.
If there is no legal primary dwelling on the lot before the two-unit project, and if two primary dwellings are developed on the lot, the dwellings must match each other in exterior materials, color, and dominant roof pitch. The dominant roof slope is the slope shared by the largest portion of the roof.
c.
All exterior lighting must be limited to down-lights.
d.
No window or door of a dwelling that is constructed on the lot may have a direct line of sight to an adjoining residential property. Fencing, landscaping, or privacy glass may be used to provide screening and prevent a direct line of sight.
e.
If any portion of a dwelling is less than 30 feet from a property line that is not a public right-of-way line, then all windows and doors in that portion must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for windows and for doors) utilize frosted or obscure glass.
10.
Landscaping. Evergreen landscape screening must be planted and maintained between each dwelling and adjacent lots (but not rights of way) as follows:
a.
At least one 15-gallon size plant shall be provided for every five linear feet of exterior wall. Alternatively, at least one 24″ box size plant shall be provided for every 10 linear feet of exterior wall.
b.
Plant specimens must be at least six feet tall when installed. As an alternative, a solid fence of at least six feet in height may be installed.
c.
All landscaping must be drought tolerant.
11.
Nonconforming Conditions. A two-unit project shall only be approved if all nonconforming zoning conditions are corrected.
12.
Utilities.
a.
Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.
b.
Each primary dwelling unit on the lot that is or that is proposed to be connected to an on-site wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years.
13.
Building and Safety. All structures built on the lot must comply with all current local building standards. A project under this chapter is a change of use and subjects the whole of the lot, and all structures, to the City's current Code.
G.
Fire-Hazard Mitigation Measures. A lot in a very high fire hazard severity zone must comply with each of the following fire-hazard mitigation measures:
1.
It must have direct access to a public right-of-way with a paved street with a width of at least 40 feet. The public right-of-way must have at least two independent points of access for fire and life safety to access and for residents to evacuate.
2.
All dwellings on the site must comply with current fire code requirements for dwellings in a very high fire hazard severity zone.
3.
All enclosed structures on the site must have fire sprinklers.
4.
All sides of all dwellings on the site must be within a 150-foot hose-pull distance from either the public right-of-way or of an on-site fire hydrant or standpipe.
5.
If the lot does not have a swimming pool, the lot must have a water reservoir of at least 5,000 gallons per dwelling, with fire-authority approved hookups compatible with fire-authority standard pump and hose equipment.
H.
Separate Conveyance.
1.
Primary dwelling units on the lot may not be owned or conveyed separately from each other.
2.
Condominium airspace divisions and common interest developments are not permitted within the lot.
3.
All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.
I.
Regulation of Uses.
1.
Residential-Only. No non-residential use is permitted on the lot.
2.
No STRs. No dwelling unit on the lot may be rented for a period of less than 30 days.
3.
Owner Occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners' principal residence and legal domicile.
J.
Notice of Construction.
1.
At least 30 business days before starting any construction of a two-unit project, the property owner must give written notice to all the owners of record of each of the adjacent residential parcels, which notice must include the following information:
2.
This notice requirement does not confer a right on the noticed persons or on anyone else to comment on the project before permits are issued. Approval is ministerial. Under state law, the City has no discretion in approving or denying a particular project under this chapter. This notice requirement is purely to promote neighborhood awareness and expectation.
K.
Deed Restriction. The owner must record a deed restriction, acceptable to the City, that does each of the following:
1.
Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.
2.
Expressly prohibits any non-residential use of the lot.
3.
Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.
4.
If the lot is not created by an urban lot split:
a.
Expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners' primary residence and legal domicile.
b.
States that the property is formed by an urban lot split and is therefore subject to the City's urban lot split regulations, including the limitation to two units of any kind (including ADUs and JADUs) and all other applicable limits on dwelling size and development.
(Ord. 1957 § 3, 2021)
A.
Notwithstanding anything else in this section, the City may deny an application for a two-unit project if the Building Official makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
B.
"Specific adverse impact" has the same meaning as in Government Code Section 65589.5(d)(2): "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" and does not include: (1) inconsistency with the zoning ordinance or general plan land use designation; or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code Section 214(g).
C.
The Building Official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact.
D.
The decision of the Building Official shall be appealable to the Development Services Director, in accordance with the appeal procedures set forth in Sections 17.47.040(B)–(C) of this Code, except that, notwithstanding any other provision in Chapter 17.47 or Section 17.02.030(E) of this Code, the decision of the Development Services Director shall be final. Appeals shall be filed with the City Clerk. The Development Services Director shall make a final decision within 90 days of receiving the appeal.
(Ord. 1957 § 3, 2021)
If a two-unit project violates any part of this Code or any other legal requirement:
A.
The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract.
B.
The City may:
1.
Bring an action to enjoin any attempt to sell, lease, or finance the property.
2.
Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
3.
Pursue criminal prosecution, punishable by imprisonment in County Jail or state prison for up to one year, by a fine of up to $10,000.00, or both; or a misdemeanor.
4.
Record a notice of violation.
5.
Withhold any or all future permits and approvals.
6.
Pursue all other administrative, legal, or equitable remedies that are allowed by law or the City's Code.
(Ord. 1957 § 3, 2021)