§ 9-5.601 HEIGHT AND AREA REGULATIONS.

   The following chart and text are adopted as the city’s basic height and area regulations. First find the appropriate zoning district on the left hand side of the table. Read across the chart opposite the specific zone in question and the height or area requirement for that zone, or a letter, will appear in the appropriate column. If a letter appears in any cell, it refers to the, requirement listed in the footnotes following the table.

(Ord. 897-C-S, passed 10-25-94; Am. Ord. 930-C-S, passed 7-29-97; Measure K Initiative, adopted 11-8-05Am. Ord. 1003-C-S, passed 2-25-03; Am. Ord. 1064-C-S, passed 12-13-05; Am. Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2169-C-S, passed 6-25-19; Am. Ord. 2211-C-S, passed 4-26-22; Am. Ord. 2224-C-S, passed 2-14-23; Am. Ord. 2235-C-S, passed 11-28-2023; Am. Ord. 2237-C-S, passed 11-28-2023)

Note: Click TABLE 9-5.601 to view in printer-friendly, PDF.

HEIGHT, AREA & SETBACK REGULATIONS FOR PRIMARY STRUCTURE
Zone	Maximum Height Feetb	Minimum Building Site Sq. Ft.	Minimum Lot Width in Feet		Maximum Lot Coverage	Minimum Density Allowed (Units per Gross Developable Acre)	Maximum Density Allowed Units Per Gross Developable Acred	Front Yard Minimuma, k	Minimum Side Yard Required in Feete		Minimum Rear Yard Required in Feet
			Corner	Interior					Corner	Interior
RE	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
RR	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
CIH	IN COMPLIANCE WITH THE COMMERCIAL INFILL HOUSING OVERLAY DISTRICT OBJECTIVE DESIGN STANDARDS DOCUMENT
IH	IN COMPLIANCE WITH THE INNOVATIVE HOUSING OVERLAY DISTRICT OBJECTIVE STANDARDS IN § 9-5.3850
R-4	35	6,000	65	60	40%	NA	4 du/acre	f	f	5 ft.	20 ft.
R-6	35	6,000	65	60	40%	NA	6 du/acre	f	f	5 ft.	20 ft.
R-10	45	6,000	65	60	40%	NA	10 du/acre	f	f	5 ft.	10 ft.
R-20	45	20,000	70	70	40%	NA	20 du/acre	f	f	5 ft.	10 ft.
R-25	45	20,000	70	70	50%	20 du/acre	25 du/acre	f	f	5 ft.	10 ft.m
R-35	45	20,000	70	70	50%	25 du/acre	35 du/acre	f	f	5 ft.	10 ft.m
PBC	35	20,000	65	60	35%	NA	0	f	f	0 ft.	0 ft.
C-0	35	20,000	65	60	35%	NA	0	f	f	0 ft.	10 ft.
C-1	35	20,000	65	60	35%	NA	0	f	f	0 ft.	10 ft.
C-2	35	20,000	65	60	35%	NA	0	f	f	0 ft.	10 ft.
C-3	70	20,000	65	60	35%	NA	0	f	f	0 ft.	10 ft.
MCRj	45	6,500	65	60	50%	NA	20 du/acre	f	f	5 ft.	10 ft.
RTCj	50	2,500	25g	25g	100%	NA	20h	0i	0i	0 ft.	0 ft.
RTR-10	45	3,500	45	45	50%	NA	12	15	10	5 ft.	15 ft.
RTR-20	45	20,000	100	100	50%	NA	20	15	10	5 ft.	10 ft.
WF	45	6,500	60	60	60%	NA	0	0	0	0 ft.	0 ft.
M-1	45	40,000	100	100	50%	NA	0	f	f	0 ft.	0 ft.
M-2	70	40,000	100	100	50%	NA	0	f	f	0 ft.	0 ft.
HPD	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
PD	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
RRMP	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS IN A MANNER CONSISTENT WITH ARTICLE 41 OF THE MUNICIPAL CODE
TOD	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
H	70	SAME AS C-0 ZONEk
OS	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA
S	TO BE DETERMINED BY CITY COUNCIL THROUGH PLANNED DEVELOPMENT PROCESS
SH	SAME AS UNDERLYING BASE ZONE
T	SAME AS UNDERLYING BASE ZONE

 

a   Where 40% or more of the frontage (excluding reversed frontage lots) in a block has been improved with buildings, the minimum required front yard for main buildings shall be the average of the improved lots if less than the front yard requirements, but not less than six feet from the property line.

b   Height shall mean the vertical distance from the average level of the highest and lowest point of that portion of the lot covered by the structure, excluding below ground basements, to the topmost point of the roof. Exceptions to the specified height limitation shall include the spires, belfries, cupolas and domes of churchesreligious facilities (e.g., churches, mosques, temples), monuments, water towers, fire and hose towers, observation towers, distribution and transmission towers, lines and poles, chimneys, smokestacks, flag poles, radio towers, excluding wireless communications facilities subject to § 9-5.3846, equipment penthouses encompassing less than 20% of total roof area and less than eight feet in height, and parapets less than 30 inches in height, unless otherwise governed by this chapter.

c   Minimum lot area in all zones shall not apply to the condominium parcelization of a larger project where land is being divided for individual building envelopes.

d   Maximum density allowed is defined in the city General Plan as per the maximum developable gross acreage definition found in this chapter.

e   For at least 25% of the lots in a given subdivision, one side yard of an interior lot shall be 10 feet in width and the other side yard can be five feet. The 10-foot side yard area shall remain as unrestricted open area. This shall also apply to all two-story single-family residential lots. On any parcel of land of an average width of less than 50 feet, which parcel was under one ownership or is shown as a lot on any subdivision map filed in the office of the County Recorder prior to April 11, 1950, when the owner thereof owns no adjoining land, the width of each side yard may be reduced to 10% of the width of such parcel, but in no case to less than three feet.

f   Front yard and street side setbacks shall be reserved for landscaping only, excluding access and egress driveways and shall be determined on a graduated scale based upon type of street and land use as follows:       (1)   Non-residential uses.          Arterial street: minimum 30-foot setback with 30-foot landscaping on all frontages.          Collector street: minimum 25-foot setback with 25-foot landscaping.          Local street: minimum 20-foot setback with 20-foot landscaping.       (2)   Single-family detached and two-family dwelling uses.          Arterial street: minimum 30-foot setback with 30-foot landscaping on all frontages.          Collector street: minimum 25-foot setback and landscaping for front yard and 10-foot street side yard setback with landscaping          Local street: minimum 20-foot front yard setback with 20 foot of landscaping and 10-foot street side yard setback with landscaping.       (3)   Multi-family dwelling uses.          Arterial street: minimum 15-foot setback with 15-foot landscaping on all frontages.          Collector street: minimum 15-foot setback with 15-foot landscaping.          Local street: minimum 10-foot setback with 10-foot landscaping.

\g   New construction with frontage in excess of the minimum lot width shall reflect the pattern of building widths in facade design.

h   Within the area bounded by the Burlington Northern Santa Fe Railroad, “I” Street, Second Street, and “E” Street, residential density may be increased to 45 dwelling units per acre provided:       (1)   The residential use is part of a mixed use development with the entire first floor devoted to commercial use;       (2)   The proposed development provides public amenities as described in § 4 (relating to residential use in RTC); and       (3)   The project has received use permit approval from the Planning Commission.

i   Buildings in the RTC district shall be placed on the property line except for:       (1)   Setbacks to accommodate outdoor dining and plazas, provided that such setbacks do not exceed a depth of one-third of the lot depth;       (2)   Courtyards, promenades, and plazas located on any portion of the site; and       (3)   Where a setback is necessary to maintain the uniform setback of building facades.

j   The first floor of a building shall extend from property line to property line except:       (1)   In setback areas for outdoor dining, plazas; and       (2)   For required vehicular or pedestrian access.

k   Notwithstanding any other provisions of this chapter for yard requirements, in any residential district the front of any garage shall be not less than 20 feet from the exterior property line on which such garage faces.

l   For projects that consist of attached single-family dwellings (townhomes), in which each dwelling occupies its own lots, the minimum lot area is 1,800 square feet and the minimum required interior side setback is zero.

m   Where a multi-family dwelling abuts a lot that is zoned RR, RE, R4 or R6, a minimum rear yard of 20 feet shall be provided.

 

§ 9-5.602 LEGALLY ESTABLISHED YARD SETBACKS.

   On any property line where there is a legally established side or rear yard building setback line less than that required by the standards established by this chapter, that setback may be continued when expanding a structure for a use permitted by the zoning district in which the property is located, provided maximum lot coverage is not exceeded and all other required setbacks apply. This provision is not applicable to proposed expansions in front yard setbacks.

(Ord. 897-C-S, passed 10-25-94)

§ 9-5.603 ACCESSORY BUILDINGS.

   (A)   (1)   In residential districts, the maximum allowable height is 15 feet for accessory structures. Detached accessory structures shall be located behind the required front yard setback and cover no more than 40% of the rear yard area required for the main building. The minimum side yard for accessory structures is 20 feet on corner lots and five feet on interior lots. A five-foot rear yard setback is required, unless the property is a double-frontage lot in which case a ten foot rear yard setback is required.

      (2)   Exception. Portable storage sheds are exempt from setback requirements when placed in the rear yard. The required minimum setback from the front property line and/or street side yard property lines (for corner lots) must be maintained. A shed is considered portable when it meets the following criteria and does not need a building permit:

         (a)   Freestanding, moveable, and has no permanent foundation.

         (b)   Less than 120 square feet in area.

         (c)   Building height no greater than eight feet.

         (d)   Does not contain plumbing or electrical installations.

   (B)   In the event an accessory building is attached to the main building, it shall be considered structurally a part of the main building and shall comply in all respects with the requirements of this chapter applicable to the main building. Unless so attached, an accessory building in a residential district shall be at least five feet from any dwelling building existing or under construction on the same lot or any adjacent lot. In the case of a corner lot adjacent to a reversed frontage lot, accessory buildings shall not project beyond the front yard required or existing on the adjacent reversed frontage lot.

(Ord. 897-C-S, passed 10-25-94; Am. Ord. 930-C-S, passed 7-29-97; Am. Ord. 2237-C-S, passed 11-28-2023)

ARTICLE 7: MULTI-FAMILY RESIDENTIAL OBJECTIVE DESIGN STANDARDS

§ 9-5.701 PURPOSE AND APPLICABILITY.

   Multi-Family Objective Design Standards apply to residential mixed use and multiple-family dwellings in any district in which they are permitted or conditionally permitted, except for projects in the CIH Overlay, which are subject to § 9-5.3848 Commercial Infill Housing Overlay District regulations, and cottage communities in the IH Overlay, which are subject to § 9-5.3850 Innovative Housing Overlay District regulations. Multi-Family Objective Design Standards shall be adopted by resolution and may be amended from time to time. The purpose of these regulations is to promote high-quality design and provide a pleasant residential environment within the context of higher-density development; ensure the provision of amenities for residents of multi-family developments; foster pedestrian access; and create visually attractive street frontages that offer architectural and landscape interest.

(Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2224-C-S, passed 2-14-23; Am. Ord. 2235-C-S, passed 11-28-2023)

§ 9-5.702 PROCEDURES.

   The Planning Commission may allow modifications to the dimensional requirements, design standards, and other requirements of the Multi-Family Objective Design Standards and IH Overlay District regulations when so doing is consistent with the purposes of the General Plan and the district and would, because of practical difficulties, topography, and similar physical conditions, result in better design, environmental protection, and land use planning. The Zoning Administrator may review and approve modifications that are requested because a lot is substandard. All other modifications shall require Planning Commission approval. All modifications under this section shall be processed as use permits pursuant to the procedures of Article 27 of this Code.

   (A)   Required findings for approval. In addition to any findings required by § 9-5.2703 of this Code, the Administrator or the Planning Commission may only approve a modification to the requirements of this article based on the following findings:

      (1)   The project is consistent with the General Plan and any applicable area or specific plan.

      (2)   The modification meets the intent and purpose of the applicable zone district and is in substantial compliance with the district regulations.

      (3)   The modification is necessary due to the physical characteristics of the property and the proposed use or structure or other circumstances, including, but not limited to, topography, noise exposure, irregular property boundaries, or other unusual circumstance including the architectural or historical significance of the structure, and building or site features that will demonstrably reduce use of nonrenewable energy resources or greenhouse gas emissions.

      (4)   There are no alternatives to the requested modification that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the general public.

      (5)   The granting of the requested modification will not be detrimental to the health or safety of the public or the occupants of the property or result in a change in land use or density that would be inconsistent with the requirements of this chapter.

      (6)   If the modification is requested because it will result in superior or more sustainable design, the review authority must also make the following findings:

         (a)   The proposed design is of superior quality or is intended to incorporate features that would demonstrably reduce use of nonrenewable energy resources or greenhouse gas emissions;

         (b)   The structure is an existing residential building and the alteration or addition is intended to increase the habitability and function of the structure, is compatible with the existing neighborhood character, will not substantially interfere with the privacy, sunlight, or air available to neighboring residential uses; and

         (c)   The proposed design has been reviewed and approved pursuant to Article 26: Design Review Duties and Responsibilities, of this chapter.

   (B)   Conditions of approval. In approving a modification, the Planning Commission may impose reasonable conditions deemed necessary to:

      (1)   Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies adopted by the City Council;

      (2)   Achieve the general purposes of this chapter or the specific purposes of the zoning district in which the project is located;

      (3)   Achieve the findings for a modification granted; or

      (4)   Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the California Environmental Quality Act.

   (C)   Appeals, expiration, extensions, and modifications.

      (1)   Appeals. The applicant or any other aggrieved party may appeal a decision on a modification in the same manner as a use permit as provided for in Article 27, Design Review, Use Permits, Administrative Use Permits and Variances.

      (2)   Expiration, extensions, and modifications. Modifications granted under this chapter are effective and may only be extended or modified as provided for in Article 27.

   (D)   Applicability. These procedures are not applicable to a project that is entitled to a density bonus concession or waiver pursuant to Article 34, Senior Housing Overlay District, or Article 35, Density Bonus Program, of this Code and may not be used to approve an increase in maximum density or reduction in required parking or to approve a use that is not permitted on the site proposed for development.

(Ord. 2089-C-S, passed 6-24-14; Am. Ord. 2224-C-S, passed 2-14-23; Am. Ord. 2235-C-S, passed 11-28-2023)

ARTICLE 8: PROJECTIONS INTO YARDS