This article lists the uses of land that may be allowed within
the residential zoning districts established by Articles 2 through
7, determines the type of land use permit/approval required for each
use, and provides basic standards for site planning and development.
(§ 3, Ord. 771, eff. February 13, 2004)
Different residential zoning districts are provided to promote
a mix of urban and rural residential neighborhoods which encompass
a range of housing types that are visually attractive and compatible
in intensity, dwelling unit size, and structural design with the need
to protect the community's small town character (General Plan, Land
Use Element). The purposes of the individual residential zoning districts
and the manner in which they are applied are as follows.
(a) R-O-4 (Single-Family Residential, Very Low Density) District. The R-O-4 Zoning District is intended to provide a quasi-rural atmosphere
for individuals and families who desire a high degree of freedom and
independence from their neighbors and yet maintain the benefits associated
with City services. The maximum allowable density is one dwelling
unit per four acres. The R-O-4 Zoning District is consistent with
the very low density residential land use designation of the General
Plan.
(b) R-O-2 (Single-Family Residential, Moderate Very Low Density) District. The R-O-2 Zoning District is intended to provide a quasi-rural atmosphere
for individuals and families who desire a high degree of freedom and
independence from their neighbors and yet maintain the benefits associated
with City services. The maximum allowable density is one dwelling
unit per two acres. The R-O-2 Zoning District is consistent with the
very low density residential land use designation of the General Plan.
(c) R-O-1 (Single-Family Residential, Low Density) District. The R-O-1 Zoning District is intended to provide a transition from
very low density, quasi-rural areas to medium density urban areas.
The maximum allowable density is one dwelling unit per acre. The R-O-1
Zoning District is consistent with the low density residential land
use designation of the General Plan.
(d) R-O-1/2 (Single-Family Residential, Low Density) District. The R-O-1/2 Zoning District is intended to provide a transition
from very low density, quasi-rural areas to medium density urban areas.
The maximum allowable density is two dwelling units per acre. The
R-O-1/2 Zoning District is consistent with the low density residential
land use designation of the General Plan.
(e) R-O (Single-Family Residential, Medium Low Density) District. The R-O Zoning District is intended for single-family residential
development within a neighborhood context, and a natural transition
from low density to progressively higher density zones near the City
center. The maximum allowable density is three dwelling units per
acre. The R-O Zoning District is consistent with the medium density
residential land use designation of the General Plan.
(f) R-1 (Single-Family Residential, Medium Density) District. The R-1 Zoning District is intended for residential neighborhood
areas appropriate for custom or tract-style homes, and to provide
a transition to multi-family residential zones. The maximum allowable
density is four dwelling units per acre. The R-1 Zoning District is
consistent with the medium density residential land use designation
of the General Plan.
(g) R-2 (Multi-Family Residential, Medium High Density) District. The R-2 Zoning District is intended for areas appropriate for single-family
housing and provides a transition area to the Village Commercial district.
The maximum allowable density is eight dwelling units per acre. The
R-2 Zoning District is consistent with the medium high density residential
land use designation of the General Plan.
(h) R-3 (Multi-Family Residential, High Density) District. The
R-3 Zoning District is intended for areas appropriate for high-density,
multi-family housing. The maximum allowable density is 15 dwelling
units per acre. The R-3 Zoning District is consistent with the high
density residential land use designation of the General Plan.
(i) R-S (Residential, Special) District. Special residential
zoning is provided to meet unusual housing requirements which might
arise. It is intended that this zoning district be used for areas
suitable for special projects. In general, the same criteria, uses,
requirements and limitations that apply to the R-3 Zoning District
will also apply in the R-S zone.
TABLE 2-2
Allowed Uses and Permit Requirements for Residential Zoning
Districts
|
P
|
Permitted Use
|
---|
MUP
|
Minor Conditional Use Permit required
|
---|
CUP
|
Conditional Use Permit required
|
---|
—
|
Use not allowed
|
---|
PERMIT REQUIRED BY DISTRICT
|
Specific Use Regulations
|
---|
LAND USE (1)
|
R-O-4
|
R-O-2
|
R-O-1
|
R-O-1/2
|
R-O
|
R-1
|
R-2
|
R-3
|
R-S
|
---|
AGRICULTURE, RESOURCE & OPEN SPACE USES
|
Animal keeping
|
P
|
P
|
P
|
P
|
P
|
P
|
—
|
—
|
—
|
|
Crop production, horticulture
|
P
|
—
|
—
|
—
|
—
|
—
|
—
|
—
|
—
|
|
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
|
Community center
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
—
|
—
|
—
|
—
|
|
Equestrian facility
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
—
|
—
|
—
|
—
|
|
Golf course and country club
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
—
|
—
|
—
|
—
|
|
RESIDENTIAL USES
|
Guest house
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
—
|
|
Home occupation
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
Title 10, Chapter 2, Article 21 (Home Occupation Permits)
|
Mobile home outside of a park
|
—
|
—
|
—
|
—
|
—
|
P
|
—
|
—
|
—
|
|
Mobile home park
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
|
Multi-family dwellings
|
—
|
—
|
—
|
—
|
—
|
—
|
P
|
P
|
P
|
|
Residential accessory uses and structures
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Second residential unit
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
—
|
§ 10-2.170 (Accessory dwelling units)
|
Single-family dwelling
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
SERVICES
|
Day care—Small family day care home
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Day care—Large family day care home
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
TRANSPORTATION & COMMUNICATIONS USES
|
Telecommunications facilities
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
CUP
|
|
Notes:
|
---|
(1)
|
Some permitted uses in Special Purpose Districts may require a Design Review Permit (Title 10, Chapter 2, Article 20 (Design Review Permits)).
|
(2)
|
Unless otherwise exempted, new residential uses may require a growth allocation pursuant to the City's Residential Growth Management Plan (Title 10, Chapter 6).
|
(3)
|
Unlawful short-term rentals as specified in Section 4-24.02 and Section 10-2.1715 are prohibited all residential zones.
|
(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 9, Ord. 941, eff. November 10, 2023, § 3, Ord. 943, eff. November 10, 2023, and
§ 2, Ord. 950, eff. March 28,
2024)
Table 2-2 identifies the uses of land allowed by these Zoning Regulations in each residential zoning district, and the land use permit required to establish each use, in compliance with Section
10-2.303.
Note: where the last column in the tables ("Specific Use Regulations")
includes a section number, the regulations in the referenced section
apply to the use; however, provisions in other sections of these Zoning
Regulations may also apply.
(§ 3, Ord. 771, eff. February 13, 2004)
Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements in Table 2-3, in addition to the applicable development standards (e.g., landscaping, parking and loading) in Title
10, Chapter
2, Articles 8 (Property Development Standards), 9 (Affordable Housing Requirements and Incentives), 10 (Creekside Development Standards), 11 (Hillside Development Standards), 12 (Landscaping Standards), 13, (Nonconforming Uses, Structures, and Parcels), 14 (Parking and Loading Standards), 15 (Recycling Facilities), 16 (Sign Standards), and 17 (Standards for Specific Land Uses).
Table 2-3
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
|
---|
Development Feature
|
Requirement by Zoning District
|
---|
R-O-4
|
R-O-2
|
R-O-1
|
R-O-1/2
|
---|
Minimum lot size (1)
|
Minimum area and dimensions for new parcels
|
Area
|
4 acres
|
2 acres
|
1 acre
|
20,000 sf
|
Width
|
200 ft
|
125 ft
|
100 ft
|
100 ft
|
Depth
|
200 ft
|
125 ft
|
100 ft
|
N/A
|
Maximum density (2)
|
1 du/4 acres
|
1 du/2 acres
|
1 du/acre
|
2 du/acre
|
Setbacks
|
Minimum setbacks required. See Section 10-2.804 (Setback measurement and exceptions) for setback measurement, allowed projections into setbacks, and exceptions to setback requirements.
|
Front (3)
|
40 ft
|
25 ft (8)
|
Sides (each) (4)
|
25 ft
|
12 ft
|
12 ft (9)
|
Rear
|
25 ft
|
25 ft (5)
|
Site coverage (maximum %) (6)
|
N/A
|
35%
|
Height limit (7)
|
25 ft, 2 stories (10)(11)
|
25 ft, 2 stories (10)(11)
|
Landscaping
|
As required by Article 12 (Landscaping Standards)
|
Parking
|
As required by Article 14 (Parking and Loading Standards)
|
Development Feature
|
Requirement by Zoning District
|
---|
R-O
|
R-1
|
R-2
|
R-3, R-S
|
---|
Minimum lot size (1)
|
Minimum area and dimensions for new parcels
|
Area
|
12,000 sf
|
10,000 sf
|
10,000 sf
|
9,600 sf
|
Width
|
100 ft
|
80 ft
|
Depth
|
N/A
|
120 ft
|
Maximum density (2)
|
3 du/acre
|
4 du/acre
|
5,000 sf/du
|
3,000 sf/du
|
Setbacks
|
Minimum setbacks required. See Section 10-2.804 (Setback measurement and exceptions) for setback measurement, allowed projections into setbacks, and exceptions to setback requirements.
|
Front (3)
|
25 ft (8)
|
20 ft (8)
|
15 ft
|
Sides (each) (4)
|
12 ft for access, 5 ft. other side (10)
|
10 ft; 15 ft on reverse corner lot street side
|
Rear
|
25 ft (5)
|
25 ft
|
15 ft
|
Site coverage (6)
|
35%
|
60%
|
Height limit (7)
|
25 ft, 2 stories (10)(11)
|
Landscaping
|
As required by Article 12 (Landscaping Standards)
|
Parking
|
As required by Article 14 (Parking and Loading Standards)
|
Notes:
|
---|
(1)
|
These limitations do not apply to lots that were of record as
of the date the first zoning regulations became effective as to the
lot.
|
(2)
|
Maximum number of dwellings allowed per gross acre in a single-family
subdivision or multi-family project.
|
(3)
|
Measured from the inside edge of the sidewalk adjacent to the
front lot line or from the front lot line, whichever is greater.
|
(4)
|
One of the required side yard setbacks shall be graded to provide
access to the rear yard.
|
(5)
|
On corner lots and reverse corner lots, structures may encroach
into the rear yard setback if an equivalent rear yard setback is provided,
but the structures shall be a minimum of 12 feet from the rear lot
line of either type of lot, and shall be a minimum of 20 feet from
the side lot line of a reverse corner lot. In no case shall the required
rear yard area be diminished.
|
(6)
|
Maximum percentage of site area that may be covered by structures.
|
(7)
|
Maximum allowed height of structures. See also Section 10-2.803 (Height measurement and exceptions).
|
(8)
|
Where 40% or more of the lots on the same street frontage and
block are developed with structures having an average front yard setback
with a variation of no more than six feet, no structure shall project
beyond that average front yard setback, provided that no structure
shall have a front yard setback less than 25 feet within the R-O zone,
and 20 feet within the R-1 zone.
|
(9)
|
For reverse corner lots, the street side yard setback shall
be not less than 50% of the front yard setback required on the key
lot immediately adjacent to the corner lot; provided that in no case
shall the buildable width of a reverse corner lot be reduced to less
than 25 feet after providing the required side yard setback for interior
lots.
|
(10)
|
Additional height up to 30 feet may be approved in accordance with Article 20 of Chapter 2 (Design Review Permits).
|
(11)
|
No building in these zones shall exceed the height limitations imposed for the protection and enhancement of solar access by Section 10-2.405.
|
(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 2, Ord. 840, eff. June 13, 2014, and § 10, Ord. 941, eff. November 10, 2023)
(a) Definitions. For the purposes of this section, the following
words and phrases shall have the meaning indicated, unless the context
or usage clearly requires a different meaning:
Base elevation.
The elevation of the highest point of contact of a structure
with the adjacent ground. For the purposes of this determination,
all fences, covered and uncovered walkways, driveways, patio covers
and other similar elements shall be considered separate structures.
Northerly lot line.
Any lot line, of which there may be more than one per lot,
that forms a generally north facing boundary of a lot and has a bearing
greater than or equal to 40 degrees from either true north or true
south. For curved lot lines, the bearing of the lot line at any point
shall be the bearing of the tangent to the curve at that point.
Plan view.
A plot plan of the parcel which shows the horizontal dimensions
of a parcel and each structure on the parcel.
Shadow plan.
A plot plan which shows the extent of shading caused by a
proposed structure and is in compliance with the rules and regulations
approved pursuant to subsection (d) below.
(b) Height limitation. The maximum elevation of each point on a structure in a residential zone as measured from the base elevation shall not exceed the sum of: (1) 18 feet in an R-3 and R-S zone or 12 feet in all other residential zones; and (2) the additional height allowed above the base height by a line starting at the top of the base height allowance and drawn 30 degrees from horizontal toward the structure at a point directly over the nearest northerly lot line as measured horizontally on the plan view of the structure. Any height limitation imposed by this section shall be in addition to any other height limitation imposed in Section
10-2.404 (Residential zoning district general development standards), such that the more restrictive height limitation shall apply except as provided in subsection
(c), Exemptions.
(c) Exemptions. The following shall be exempt from the height limitations of subsection
(b) above:
(1) Any portion of a structure in existence, for which a valid building
permit was issued prior to January 1, 2015.
(2) Any portion of a structure which received planning approval prior
to January 1, 2015.
(3) Any flagpole, antenna, ornamental spire, chimney, or other building
element less than four feet long each horizontal dimension.
(4) Any utility pole and line.
(5) Any portion of a structure for which a shadow plan is prepared and
submitted by the applicant demonstrating that shadows cast by the
portion of the structure at 9:00 a.m., noon, and 3:00 p.m. Pacific
Standard Time on December 21st will:
(A) Not exceed the boundaries of a simultaneous shadow cast by a legally
existing structure, or by an hill or other topographical feature other
than trees or other vegetation; or
(B) Not shade that portion of any adjacent residentially-zoned lot which
is occupied by a dwelling or covered parking area or which could legally
and without modification of the required setbacks be occupied in the
future by a dwelling or covered parking area.
(6) Any single-story residential building whose base elevation is less
than 15 feet.
(7) Any residential building in a neighborhood for which a neighborhood
plan or Specific Plan has been approved, if that neighborhood plan
or Specific Plan includes solar access provisions specific to that
neighborhood.
(8) Any residential building on a lot exceeding 20,000 square feet for
which the Planning Commission has granted a CUP granting greater heights
after making the following findings:
(A) The building will not shade that portion of any adjacent residentially-zoned
lot which is occupied by a dwelling; and
(B) The characteristics of the adjacent residentially zoned lot or lots
to the north are such that solar access for future dwellings is not
unreasonably limited.
(d) Rules and regulations.
(1) The City Council may, by resolution, promulgate rules and regulations
for the administration and interpretation of this section.
(2) The City Council may, by resolution, promulgate rules and regulations
for modification of the solar access height limitations where the
modification is necessary to prevent unreasonable restriction.
(§ 3, Ord. 840, eff. June 13, 2014, as amended by § 2, Ord.
900, eff. August 12, 2019, and § 11, Ord. 941, eff. November 10, 2023)