19.28.060 Site Development Regulations.

   Table 19.28.060 sets forth the rules and regulations for site development in the Single- Family Residential District.

Table 19.28.060 Site Development Regulations
	R1-5	R1-6, 7.5, 8, 10, 20, etc., and R1-6e	R1-a
A.   Minimum net lot area1	i.   5,000 square feet	ii.   the number multiplied by 1,000 square feet	iii.   10,000 square feet
	iv.   For lots created under the provisions of Government Code Section 64411.7, each of the resulting lots shall have a lot area of at least 40% of the original lot being subdivided, with no lots less than 1,200 square feet.
B.   Minimum lot width (at the front setback line)	i.   50 feet	ii.   60 feet	iii.   75 feet
	iv.   For lots created pursuant to the provisions of Government Code Section 64411.7:    a.   No more than two new, non-curved property lines may be added to create a new lot.    b.   Existing interior lots or pie shaped lots with either (i) 60 feet to 75 feet of or more street frontage, or (ii) more than 75 feet of street frontage and a lot depth of up to 145 feet shall result in lots with existing street frontage of the lot being subdivided. Resulting lots shall have a side-by-side orientation and shall not create a landlocked parcel.    c.   Existing interior lots or pie shaped lots with more than 75 feet of street frontage and a lot depth of more than 145 feet, may be subdivided in one of the following ways:       i.   Resulting lots shall have a street frontage that is at least 40% of the existing street frontage of the lot being subdivided. Lots shall have a side-by-side orientation and shall not create a landlocked parcel; or       ii.   One of the resulting lots shall be a flag lot with access to the street. The buildable area of the flag lot shall span the entire distance between the two side property lines that intersect with the front property line of the lot being subdivided.    d.   Existing interior lots or pie shaped lots with less than 60 feet of street frontage shall result in one flag lot with access to the street. The buildable area of the flag lot shall span the entire distance between the two side property lines that intersect with the front property line of the lot being subdivided.    e.   Existing flag lot subdivision shall result in lots in the same orientation as the existing lot (i.e., the existing front lot line must be the front lot line of the future lots and the existing rear lot line shall be the rear lot line of the future lots) and that are between 40-60% of the lot width of the lot being subdivided.    f.   Corner lots shall be subdivided in a manner that splits the existing street side property line to create at least one front lot line on that frontage.
C.   Landscaping	i.   See Chapter 14.15, Landscape Ordinance ii.   At least 50% of the front yard of any project approved pursuant to Chapter 19.28.150 shall be occupied by non-hardscape landscaping.		iii.   Landscaping plans are required for all additions or new homes. The purpose of the landscaping is to beautify the property and to achieve partial screening of building forms from the street and adjacent properties. Generally, the landscaping may include shrubbery, hedges, trees, or lattice with vines on fences. iv.   At least 50% of the front yard of any project approved pursuant to Chapter 19.28.150 shall be occupied by non-hardscape landscaping.
D.   Development proposed on building pads/graded area with slopes equal to or greater than 20%
1.   Total site grading (cut plus fill)2,3	i.   2,500 cubic yards maximum. ii.   Projects that exceed the maximum quantity shall require Architectural and Site Approval per Section 19.28.040(H). iii.   For projects proposed pursuant to Government Code Sections 64411.7 and/or 65852.21, total site grading shall be limited to 2,500 cubic yards for the entire site as calculated prior to subdivision. iv.   For projects proposed pursuant to Government Code Sections 64411.7 and/or 65852.21, flat yard area created by grading areas that are sloped more than 10% shall be limited to 2,500 square feet, not including the driveway, as calculated prior to any subdivision.
2.   Fences	See Chapter 19.48, Fence Ordinance
E.   Development (structures, improvements, or grading)
1.   On actual slopes ≥ 30%	i.   Limited to 500 square feet. ii.   Development greater than 500 square feet shall be subject to a Hillside Exception by the Planning Commission in accordance with section 19.40.080 of the RHS Ordinance. No Hillside Exception is permitted on lots developed pursuant to Section 19.28.150.
2.   For projects proposed pursuant to Government Code Sections 64411.7 and/or 65852.21	i.   Unless required by the City Engineer or to meet Fire Code requirements, grading activity on lots with an average slope of:    a.   Less than five percent shall not result in a change in grade elevation by more than 12 inches from existing natural grade.    b.   Between five and ten percent shall not result in a change in grade elevation by more than 24 inches from existing natural grade.    c.   Ten percent or more shall not result in a change in grade elevation by more than three feet from existing natural grade. ii.   In all cases, the following shall apply:    a.   Change in grade elevation shall be limited to the minimum extent necessary to ensure adequate drainage and access as demonstrated by a grading and drainage plan prepared by a registered civil engineer.    b.   Split level designs shall be used to avoid additional change in grade elevation.    c.   Unless otherwise required by the City Engineer, spoils shall be balanced on site and shall match the existing grading and drainage pattern of the site.    d.   Unless required by the City Engineer, development shall not result in a finished floor more than 36 inches above finished grade.
F.   On-site improvements	All properties shall provide a 4.5-foot-wide pathway, a 4.5-footwide planting strip, curb and gutter, curb cut, AC pavement, and underground utilities at the street as follows: i.   Detached pathway when a property on either side of the subject property has a detached pathway; ii.   Monolithic pathway when a property on either side of the subject property has a monolithic pathway iii.   When properties on either side of the subject property do not have a pathway, a pathway that matches the pre-dominant pattern of pathways on the street, as determined by the City Engineer, shall be provided, unless the subject property has a "semi-rural" designation adopted by City Council resolution. iv.   The City Engineer shall adopt any objective standard necessary to implement the requirements of this paragraph.
G.   Driveways for developments pursuant to Government Code Section 64411.7 or 65852.21	1.   For interior lots with a street frontage of 35 feet or less, no more than a one-car wide driveway curb cut shall be permitted. A distance of at least 22 feet shall be provided between two, one-car wide curb cuts, else, a shared driveway curb cut, no more than a two-car curb cut, may be provided. 2.   Unless subject to subsection (3) below, for interior or pie-shaped lots with a street frontage of more than 35 feet: a maximum two car driveway curb cut is permitted provided a distance of at least 22 feet is provided between existing and proposed driveway flares, else the driveway curb cut shall be limited to a one-car driveway curb cut. 3.   When an Urban Lot Split results in a flag lot, the two resulting lots shall share vehicular access off of the access area of the resulting flag lot, unless one of the lots is a new interior lot with a minimum street frontage of 50 feet. The access area shall be a minimum of 20 feet and a maximum of 25 feet in width, comprising a minimum 16-foot drive aisle and a minimum 2-foot-wide landscaping planter on either side. A maximum two car driveway curb cut is permitted at the right of way. No other curb cuts shall be permitted. 4.   Where a shared driveway (not through a flag lot) is proposed:    i.   No additional curb cuts shall be permitted.    ii.   50% of the width of the shared driveway curb cut shall be on each property.    iii.   A maximum two car curb cut shall be permitted. 5.   Where shared driveway access through a flag lot is required and would provide access to new development, the driveway access for front lot shall be located in the rear 50% of the property. 6.   On lots where an existing residence is retained on the site of an urban lot split or development pursuant to Government Code Section 65852.21, an existing curb cut of not more than 18 feet in width may remain when providing exclusive access to the existing residence. 7.   A maximum 18' wide car curb cut is allowed when a two-car curb cut is permitted. 8.   A maximum 12' wide curb cut is allowed when a one-car curb cut is permitted. 9.   When shared access is proposed, a covenant, necessary for appropriate ingress and egress easements, shall be recorded prior to final parcel map recordation. 10.   A maintenance agreement shall be recorded to ensure shared maintenance of any shared access easements, stormwater treatment, landscaping and private utilities, prior to final parcel map recordation.
H.   Easements and Covenants required for subdivisions pursuant to Government Code Section 64411.7	1.   Utility easements shall be recorded prior to final parcel map recordation. 2.   A covenant necessary for maintenance of stormwater treatment facilities shall be recorded prior to final map recordation.
Notes: 1   Lots, which contain less area than required by its zoning designation, but not less than 5,000 square feet, may nevertheless be used as building sites, provided that all other applicable requirements of this title are fulfilled. 2   Maximum grading quantity includes grading for the building pad, yard areas, driveway, and all other areas requiring grading, but does not include basements. The graded area shall be limited to the building pad area to the greatest extent possible. Grading quantities for multiple driveways are divided equally among the participating lots, e.g. two lots sharing a driveway will divide the driveway grading quantity in half. The divided share will be charged against the grading quantity allowed for that lot development. 3   All cut and fill areas shall be rounded to follow the natural contours and planted with landscaping that meets the following requirements: i.   A landscape plan shall be prepared that addresses measures to prevent soil erosion and to screen cut and fill slopes.    ii.   A tree planting plan shall be prepared for the site which will screen grading areas, and residential structures, to the greatest possible extent, as well as to reintroduce trees on barren slopes which were denuded by prior agricultural activities. iii.   Landscape improvements shall meet the requirements as established in the Landscape Ordinance, Chapter 14.15.    iv.   Landscape improvements shall be installed prior to final occupancy unless such installation is impracticable, in which case, the applicant shall post a bond, cash, or other security to ensure installation within an 18-month period from occupancy. All such landscape areas shall be properly maintained.

 

(Ord. 22-2246, § III (part), 2022; Ord. 22-2238, § 3.9, 2022; Ord. 21-2235, § 3.9, 2021; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011)