Chapter 19.42
RESIDENTIAL ZONES

Section:

19.42.010   Purpose, applicability

19.42.020   Residential zone land uses and permit requirements

19.42.030   Residential zone general development standards

19.42.040   Minimum lot area and density

19.42.010 Purpose, applicability.

   This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 19.40.010. The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.

   A.   RS (Suburban Residential) District. The RS zoning district is applied to areas that remain predominantly rural or agricultural in character. Typical parcel sizes range from 20,000 square feet to 2 acres; clustered development with smaller parcel sizes may be allowed where average density does not exceed 2 units per acre. The RS zoning district is primarily intended to implement the Very Low Density residential land use designation of the General Plan. An RS zoning district may include specific minimum parcel size requirements for new subdivisions, expressed as a suffix to the RS zoning map symbol (for example, RS-2 and RS-1 mean 2-acre and 1-acre minimum lot areas, respectively; RS-20 means 20,000 square foot minimum lot areas).

   B.   R1 (Low Density Residential) District. The R1 zoning district is applied to areas appropriate for traditional neighborhoods consisting of attached or detached single-family housing units. Permitted densities range from a minimum of 2.1 to a maximum of 7 units per acre. The R1 zoning district is primarily intended to implement the Low Density Residential land use designation of the General Plan.

   An R1 zoning district may include specific minimum parcel size requirements for new subdivisions, expressed as a suffix to the R1 zoning map symbol (for example, R1-10 and R1-15 mean 10,000-square-foot and 15,000-square-foot minimum lot areas, respectively).

   C.   R2 (Medium Density Residential) District. The R2 zoning district is applied to areas appropriate for medium density residential development with a mixture of housing types, including single-family homes, duplexes, and multi-family residential projects. The development standards and permit requirements of the R2 district are intended to preserve existing neighborhoods while providing for additional compatible development. Permitted densities range from a minimum of 6 to a maximum of 14 units per acre. The R2 zoning district is primarily intended to implement the Medium Density Residential land use designation of the General Plan.

   D.   R3 (Medium-High Density Residential) District. The R3 zoning district is applied to areas appropriate for medium-high density residential neighborhoods. Permitted densities range from a minimum of 14.1 to a maximum of 22 units per acre. Multi-family residential uses may be permitted to develop up to 30 dwelling units per acre when at least 15% of the units are deed restricted housing affordable to low-income households at or below 80% of Area Median Income (AMI). The R3 zoning district is primarily intended to implement the Medium-High Density Residential land use designation of the General Plan.

   E.   R4 (High Density Residential) District. The R4 zoning district is applied to parcels appropriate for high density residential living. Permitted densities range from a minimum of 20 to a maximum of 70 units per acre. The R4 zoning district is primarily intended to implement the High Density Residential land use designation of the General Plan.

   F.   RMU (Residential Mixed Use) District. The RMU district is characterized by predominantly residential development at medium to high densities. It allows for commercial or office uses on the same property as residential uses, either vertically or horizontally. It does not preclude development that is entirely residential or entirely commercial. Other primary uses, including certain commercial uses, may be allowed by right or with approval of a use permit in compliance with Table 4-2. The RMU zoning district is primarily intended to implement the Residential Mixed Use designation of the General Plan. Permitted densities range from a minimum of 10 to a maximum of 20 units per acre. Multi-family residential uses may be permitted to develop up to 30 dwelling units per acre when at least 15% of the units are deed restricted housing affordable to low-income households at or below 80% of AMI.

(Ord. 2185; Ord. 2320 §2; Ord. 2378; Ord. 2427 §12, Ord. 2494 §19; Ord. 2600)

19.42.020 Residential zone land uses and permit requirements.

   Table 4-2 identifies the uses of land allowed by these Regulations in each residential zoning district, and the land use entitlement required to establish the use.

   Where the last column of the table (“Subject to Standards in Section/Chapter”) includes a section or chapter number, the regulations in the referenced section/chapter apply to the use. Provisions in other sections/chapters may apply as well.

(Ord. 2185; Ord. 2223; Ord. 2232; Ord. 2280; Ord. 2342; Ord. 2397 §6; Ord. 2427 §13 )

TABLE 4-2 - ALLOWED USES AND PERMIT REQUIREMENTS FOR RESIDENTIAL ZONING DISTRICTS

LAND USE (1)	PERMIT REQUIREMENT FOR ZONE						Subject to Standards in Section/ Chapter:
	RS	R1	R2	R3	R4	RMU
AGRICULTURAL, RESOURCE, & OPEN SPACE USES
Animal keeping (Large Animals)	P	UP					19.76.040
Animal keeping (Small Animals)	P	P	P				19.76.040
Crop production, commercial	P(2)
Equestrian facilities	UP
Greenhouses, commercial	UP(2)
Plant nurseries	UP
Community Gardens	P	P	P	P	P	P	19.76.190
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Churches/places of worship	UP	UP	UP	UP	UP	UP
Community centers/pavilions	UP	UP	UP	UP	UP	UP
Golf courses, country clubs	UP	UP	UP
Health/fitness clubs				UP	UP	UP
Private residential recreational facilities	P	P	P	P	P	P
Recreational vehicle (RV) parks				UP	UP
Schools - Public and private	UP	UP	UP	UP	UP	UP
Schools - Specialized education and training	UP	UP	UP	UP	UP	UP
Theaters, auditoriums and meeting halls						UP
RESIDENTIAL USES
Assisted living facilities for the elderly	UP	UP	UP	UP	UP
Dormitory				UP	UP	UP
Fraternity/sorority housing				P	P	P	19.52.090
Guest house	P	P				P	19.76.100
Home occupations	P	P	P	P	P	P	19.20
Household pets	P	P	P	P	P	P	19.76.040
Live/work						P
Mobile home parks		UP(3)	UP(3)	UP(3)
Mobile homes/manufactured homes	P	P	P	P	P	P	19.76.110
Multi-family housing			P	P	P	P
Residential accessory uses and structures	P	P	P	P	P	P	19.76.020
Residential care homes, 6 or fewer clients	P	P	P	P	P	P
Residential care homes, 7 or more clients	UP	UP	UP
Rooming and boarding houses		UP	UP	UP	UP	UP
Accessory dwelling unit	P(4)	P(4)	P(4)	P(4)	P(4)	P(4)	19.76.130
Senior citizen congregate care housing		UP	UP	P	P	P
Single-family housing	P	P	P(3)	P(3)		P(3)
Single-room occupancy (SRO) housing			P	P		P	19.76.140
Supportive housing	P	P	P	P	P	P
Temporary dwellings	TU	TU	TU	TU	TU	TU
Temporary emergency shelters	P	P	P	P	P	P	19.22
Transitional housing	P	P	P	P	P	P
Two-family housing/duplexes		P/UP(5)	P	P	P	P
Two-unit housing development	P(5)	P(5)					19.76.220
RETAIL TRADE USES
Accessory retail uses						P
Alcoholic beverage establishments						UP (6)
Art, antiques, collectibles, gifts						P
Drug stores/pharmacies, 4,000 sq.ft. or less						P (6)
Drug stores/pharmacies, 2,500 sq.ft. or less	UP	UP	UP	UP	UP	P (6)
Furniture, furnishings, and equipment stores						UP
Grocery stores, 4,000 sq.ft. or less						P (6)
Grocery stores, less than 2,500 sq.ft.	UP	UP	UP	UP	UP	P (6)
Liquor stores						UP (6)
Pet shops						UP
Restaurants, 2,500 sq.ft. or less						P (6)
Restaurants, more than 2,500 sq.ft.						UP (6)
Retail stores, 2,500 sq.ft. or less						P (6)
Retail stores, more than 2,500 sq.ft.						UP (6)
Secondhand stores, less than 2,500 sq.ft.						P
SERVICES
Automated teller machines (ATMs)						P
Banks and financial services, 4,000 sq.ft. or less						P
Bed and breakfast inns, 1 to 5 guest rooms	UP	UP	UP	UP	UP	UP	19.76.050
Catering services						UP
Community social services						UP
Day care facilities, child/adult day care centers	UP	UP	UP	UP	UP	UP
Day care facilities, large family day care homes	P	P	P	P	P	P	19.76.060
Day care facilities, small family day care homes	P	P	P	P	P	P
Mortuary/funeral home						UP
Offices, accessory to primary use						P
Offices, business and professional						P
Personal services, 2,500 sq.ft. or less						P (6)
Printing and publishing - computer/electronic						UP
Public utility or safety facilities	UP	UP	UP	UP	UP	UP
Storage, accessory to residential project	UP	UP	UP	UP	UP	UP
Storage, located on second floor or above						P
Storage, personal storage facility	UP	UP	UP	UP	UP	UP
TRANSPORTATION & COMMUNICATION USES
Alternative fuel/recharging facilities				UP	UP	UP
Parking facilities/vehicle storage						UP
Transit stations and terminals						UP

 

 

KEY TO PERMIT REQUIREMENTS
Symbol	Permit Requirement	Procedure is in Section/Chapter:
P	Permitted use, zoning clearance required.	19.16.070
UP	Conditional use, use permit required.	19.24
PD	Conditional use, planned development permit required.	19.28
TU	Temporary use.	19.22
	Use not allowed. (See Section 19.02.020(E) regarding uses not listed.)

 

   Notes:

   (1)   See Chapter 19.04 for definitions of the listed land uses.

   (2)   Use allowed only on a site of 1 acre or larger.

   (3)   Allowed only within density requirements of General Plan Designation.

   (4)   Accessory dwelling units shall comply with all applicable development standards set forth in 19.76.130.

   (5)   Development of up to two units may be allowed on property zoned RS or R1, subject to the standards and requirements established in CMC Section 19.76.220.

   (6)   Businesses which operate between the hours of 10PM and 6AM or allow amplified music within 300 feet of a residential district require use permit approval.

(Ord. 2440 §23, Ord. 2461 §2, Ord. 2494, §20, Ord. 2511, §9, Ord. 2519, §15; Ord. 2549, §5; Ord. 2850, §8; Ord. 2600)