§ 17.03.120. Property development standards—R zones.

Except as otherwise provided, prior to the construction of any building or structure on any lot within the R zones, a development review is required pursuant to Section 17.01.700. The following property development standards shall apply to all land and buildings other than accessory buildings, permitted in their respective residential zones. Any legal lot may be used as a building site, except no building permit shall be issued for a lot size of less than four thousand square feet. Each building site shall have a minimum twenty-foot wide vehicular access to a street.

A.

General Requirements. The following requirements are minimum unless otherwise stated.

	RR	R-1	RC	RA	R-2
1. Density-maximum units per net acre	0.5—1.0	1.1—5.0	12—20*	20—30*	5.1—12
2. Net lot area (in square feet)	1 acre	6,000	6,000	6,000	6,000
3. a. Lot width (in feet)	110	60 int.; 65 cor.	60 int.; 65 cor.	60 int.; 65 cor.	60 int.; 65 cor.
b. Cul-de-sac or odd-shaped lot width (in feet)	30	30	—	—	30
c. Flag lots	20	20	—	—	20
4. Lot depth (in feet)	150	100	100 int.	100 int.	100
5. Front yard setback	40	25	25	25	25
6.  Side yard setback each side (in feet)	20	5	15	10	5
7. Side yard setback street side (in feet)	20	10	10	15	10
8.  Rear setback	50	20	20	10	20
9. Lot coverage, maximum	35%	40%	50%	50%	50%
10. Building and structure height (in feet)	35 feet or 2 stories, whichever is less
11. Parking spaces per unit in a garage except as noted in Section 17.03.120(B)(9): in the RC, R-2 and RA zones carports may be approved by the city council to meet covered requirement	2	2	1.0 spaces (1 garage)/studios or bedroom unit	1.0 spaces (1 covered)/1 studios or 1 bedroom unit	1.0 spaces (1 garage)/studios or bedroom unit
			1.5 spaces (2 garages)/2 bedroom unit	1.5 spaces (1 covered)/2 bedroom unit	1.5 spaces (2 garages)/2 bedroom unit
			2.0 spaces (2 garages)/3 bedroom> unit	2.0 spaces (1 covered)/3 bedroom> unit	2.0 spaces (2 garages)/3 bedroom> unit
12. Distances between buildings, not exceeding 15 feet in height	—	—	10	10	10
13. Distance between buildings, where one or more exceed 15 feet in height	—	—	10	10	10

 

 The maximum density permitted may be increased for affordable housing projects that qualify for a density bonus in accordance with state law.

 Minimum lot sizes may vary in this zone for planned communities and affordable housing projects provided that the lot size shall only be reduced if appropriate amenities or affordability criteria are met.

* In the RC, R-2 and RA zones, approval of projects at the maximum density shall only be given on the basis that the project exceeds the standards of the zone and the general plan. Any density beyond the maximum of 20 units/acre permitted by the zone will require planning commission and city council approval.

B.

Special Requirements. In all residential zones the following special requirements are applicable:

1.

Street setbacks shall be measured from the ultimate street right-of-way or the maximum required street width if said street or proposed street is to be private.

2.

Each lot or parcel on a cul-de-sac, curved street or dead-end street shall meet the minimum lot width requirement at the required front setback of the zone except for RC, R-2 and RA zones (see example as follows):

3.

Flag lots shall meet the minimum lot width requirement at the termination of the flag except for the RC, R-2 and RA zones (see example as follows):

4.

The flag portion of a flag lot shall not be counted toward the minimum lot area requirement.

5.

Lot coverage shall include all buildings, structures and accessory buildings and structures. Patio covers, open on three sides, pools, spas and freestanding open air gazebos and patios shall not count toward the lot coverage requirement.

6.

For public and semi-public buildings and uses a minimum of fifty feet landscaped setback shall be maintained from any single-family zone.

7.

In RC, R-2 and RA zones, any building exceeding fifteen feet in height shall maintain a minimum setback of fifty feet from any single-family zone; and buildings less than fifteen feet in height shall maintain a minimum setback of twenty-five feet from any single-family zone.

8.

New construction of R-1 dwelling units shall include two-car covered garage situated in accordance with zoning setback requirements.

9.

Conversion of existing garages into habitable space is permitted when in compliance with the following requirements:

a.

Suitable replacement covered off-street parking spaces shall be provided with direct street access;

b.

Parking spaces and driveway access shall be improved with asphalt or concrete;

c.

Replacement covered parking spaces shall be provided as carport or garage, in compliance with the zoning regulations for yard setbacks.

10.

Exceptions to the garage conversion requirements under Section 17.03.120(B)(9)(a), (b) and (c) may be granted in order to allow the construction of a carport within the front yard setback area of single-family residences located in the R-1 zone that:

a.

Were originally constructed with single-car garages or carports located behind and adjacent to the front yard setback;

b.

Never included garages or carports; or

c.

Include single-car garages or carports that were legally converted.

11.

Qualifying residences may be allowed to construct carports within the front yard setback area subject to the following conditions:

a.

Carport shall encroach no more that one-half the distance into the required front yard setback;

b.

Carport shall be attached to the residence and shall be designed to match the architecture of the existing residence;

c.

Carport shall be designed and constructed to provide for a minimum of two off-street parking spaces.

C.

Second-kitchen dwelling units in R-1 zones shall have the following development standards:

1.

Allow second-kitchen dwellings units in the R-1 zone subject to a conditional use permit being issued. Applicable building and other codes, and zoning requirements (building main in building setbacks) except for the density regulation shall apply to accessory apartments.

2.

Limit the number of units in a single-family residential lot to not more than two (the main house and the second-kitchen dwelling unit).

3.

Require the second unit to be attached to the existing residence and to be located within the living area of the existing dwelling.

4.

Whenever an increase in floor area is involved, it shall not exceed ten percent of the existing living area.

5.

Limit the second-kitchen dwelling unit to six hundred forty square feet.

6.

Limit occupancy to a maximum of two persons.

7.

Require the property owner to reside on the site.

8.

Require one additional uncovered or covered off-street parking space. Garage conversions are prohibited unless replacement of covered off-street parking is provided concurrently.

9.

The accessory apartment unit shall be exclusively for rental occupancy. Separate sale or ownership of said unit from the primary dwelling on a lot or parcel is prohibited. No lot split.

10.

The owner/applicant shall sign an affidavit agreeing to accessory apartment occupancy requirements as stipulated. The affidavit shall include provisions stating that:

a.

The owner/applicant consents to inspection of the accessory apartment by the code enforcement officer in order to verify occupancy; and

b.

That the owner/applicant shall furnish a new affidavit to said officer upon request (yearly).

D.

Accessory second-kitchen granny flat units in R-1 zones shall have the following development standards:

1.

Allow second-kitchen granny flat units in the R-1 zone subject to a development review permit being issued. Applicable building codes and zoning requirements except for the density regulation shall apply to accessory granny flat units.

2.

Limit the number of units in a single-family residential lot to not more than two (the main house and the accessory granny flat unit).

3.

Require the accessory granny flat unit to be attached to the existing residence and to be located within the living area of the existing dwelling. Detached structures established by legal permit prior to enactment of this ordinance amendment, may be converted to a granny flat unit.

4.

For attached granny flat units, whenever an increase in floor area is involved, it shall not exceed ten percent of the existing living area, or exceed six hundred forty square feet.

5.

Limit occupancy to a maximum of two adults:

a.

Of which one shall be a minimum of sixty years of age, or have a physical handicap, as defined by the State Health and Safety Code.

b.

Of which one is related to property owner by blood, marriage, or adoption.

6.

Require the property owner to reside on-site.

7.

Require one additional uncovered or covered off-street parking space. Garage conversion is prohibited unless replacement of covered off-street parking is provided concurrently.

8.

The accessory granny flat unit may be rented. Separate sale or ownership of said unit from the primary dwelling on a lot or parcel is prohibited. No lot split.

9.

The owner/applicant shall sign an affidavit agreeing to accessory granny flat occupancy requirements as stipulated. The affidavit shall include provisions stating that:

a.

The owner/applicant consents to inspection of the accessory granny flat unit by the code enforcement officer in order to verify compliance with occupancy requirements; and

b.

That the owner/applicant shall furnish a new affidavit to said officer upon request yearly.

(Ord. 1006 § 3, 2003; Ord. 959 § 3, 1996; Ord. 955, 1995; 1992 zoning ord. (part))

(Ord. No. 1072, §§ 2, 3, 3-4-08; Ord. No. 1108, § 3(Exh. A), 2-2-10)