(A) Lot sizes and densities.
(1) The minimum lot areas, dimensions, and densities for the various multiple-family residential zones are shown in the following table:
ZONE
|
MINIMUM LOT WIDTH (feet) | MINIMUM LOT DEPTH (feet) | MINIMUM LOT AREA (square feet) | DENSITY |
RM**** RM****/PUD | 75 | 100 | 10,000 | 1 unit per designated (****) square foot of lot area |
RM/RH | 100 | 100 | 15,000 | Lots<15,000 square feet RM25001 Lots>15,000 square feet 75% FAR2 |
RH | 100 | 100 | 15,000 | Lots<15,000 square feet3 Lots>15,000 square feet 75% FAR2 |
1 One unit for each 2,500 square feet of lot area. 2 75% Floor Area Ratio (gross dwelling/lot area). 3 Two units for the first 5,000 square feet of lot area, with an additional unit for every 1,500 square feet over 5,000. | ||||
(2) Lot averaging. In the RM and Planned Development Areas with RM zone designations, a request for the reduction of a minimum lot area or lot width may be considered through a variance process, if the following criteria is met:
(a) The proposed lots shall meet the average of the block in width and area, and in no case shall the depth be less than 100 feet. To determine the average lot size (width and area), the average shall be taken on the same side of the block, no less than 400 feet on either side of the subject lot. Two-thirds of the lots, including the subject lot, must be equal to or less than the width and area of the proposed lots. In cases where the average should be taken by a radius or other means based on the subject lot's location, and proximity to corners, the Development Review Committee shall decide on the averaging method.
(b) The proposed lots shall have frontage on an existing dedicated street.
(c) Averaging shall not be considered if the lot split will result in the demolition of a house built prior to 1940 that has architectural value.
(B) Height requirements. In RM zones, no building shall exceed two stories in height. The maximum building height is 27'. One-story dwellings may be attached; all two-story dwellings shall be detached. A one-story dwelling may be attached to one two-story dwelling.
(C) Dwelling size.
(1) Detached unit. Detached dwelling units shall have a minimum floor area of 500 square feet on a lot developed with more than one dwelling unit. A single detached dwelling unit on a lot with no other dwelling units shall have a minimum floor area of 1,250 square feet.
(2) Attached units. Attached dwelling units shall have the minimum floor area as indicated in the table below (in square feet).
EFFICIENCY APARTMEN T | STUDIO | 1-BEDROO M | 2-BEDROO M | 3-BEDROOM | OVER 3-BEDROOM |
220 | 500 | 600 | 800 | 1,000 | Add 50 square ft. for every bedroom over 3
|
(D) Lot coverage and floor area ratio regulations.
(1) Dwelling floor area ratio (F.A.R.). The ratio of total gross dwelling unit floor area to lot area for developments shall not exceed the percentage shown in the following table:
ZONE | FLOOR AREA RATIO (in percent) |
All RM and RM/PUD | 40 |
RM/RH | 40/75 |
RH | 75 |
(2) Accessory floor area ratio. The total accessory building floor area shall not exceed the percentages shown in the following table:
ZONE | FLOOR AREA RATIO (in percent) |
All RM and RM/PUD | 20 |
RM/RH | 20/40 |
RH | 40 |
(E) Setbacks.
(1) Front yard setback requirements in the RM, RM/PUD, RM/RH and RH zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK (in feet) |
Front | A street | Main or accessory | 25 |
(a) Average setback. Where residences or buildings on the same side of the street as the subject property are developed with front yard setbacks greater than required in the zone, the average setback shall be required. The average setback shall be determined using structures on the same side of the street in the same block, not to exceed 400 feet on either side of the subject property. The largest and smallest setback will be excluded in determining the average.
(b) Encroachments. Porches, platforms, and landing places not extending above the level of the first floor may encroach up to seven feet into the required setback. Architectural elements such as oriel, cornices, eaves, or sills may project up to two feet into the required setback.
(c) Flag lots. The front yard setback on a flag lot shall be measured from the closest property line, parallel to and not adjacent to the street. However, if a flag lot has a street frontage of 50 feet or greater, the front setback may be taken from the front property line if the house is built in the narrow portion of the lot. When a house on a flag lot is oriented in a direction other than towards the street, the Development Review Committee shall determine from where the front yard setback is measured.
(2) Side yard setback requirements in the RM, RM/PUD, RM/RH, and RH zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK (in feet) |
Side | Other lots or an alley | Main - first story | 10% of lot width 5 minimum 15 maximum |
Side | Other lots or an alley | Main-second story | RM zones - 8 RH zone - 6 |
Side | A street | Main or accessory | 10% of lot width 10 minimum 15 maximum |
Side | Other lots or an alley | Accessory (except garages opening to alley) | 0 |
Side | An alley | Garages opening to alley | 25 from opposite side of alley |
(a) Encroachments. Chimneys having a maximum linear dimension of eight feet may project two feet into the required setback. Chimneys extending past the second floor may project into the side yard the same amount as on the first floor. Eaves may project two feet into the required setback.
(b) Second story setback. The required second story setback shall be eight feet in RM zones and six feet in the RH zone or the required first story setback, whichever is greater. Where there are two or more adjacent zones the second story setback requirements for the most restrictive zone shall apply. For every story over two, each story shall be setback an additional five feet in the RH zone.
(c) Decks and balconies. Decks that are one foot or more above the existing grade and balconies shall maintain the same setback as main buildings.
(d) Accessory structures located less than 80 feet from the front property line must be set back the same distance from the property line as a main structure.
(e) On corner lots with garages opening onto the street, the garage must be set back a minimum of 20 feet from the side property line adjacent to the street.
(f) Accessory structures with a plate height exceeding nine feet and/or a ridge height exceeding 14 feet and two-story accessory structures shall maintain the same setback as main buildings.
(3) Rear yard setback requirements in the RM, RM/PUD, RM/RH, and RH zones shall be as follows:
LOT LINE | BOUNDED BY | BUILDING TYPE | REQUIRED SETBACK (in feet) |
Rear | Another lot or an alley | Main | 20 |
Rear | Another lot or an alley | Accessory (except garages opening to alley) | 0 |
Rear | An alley | Garages opening to an alley | 25 from opposite side of alley |
(a) Encroachments. Attached unenclosed patios with no freestanding walls shall be set back a minimum of ten feet from the property line.
(b) Decks and balconies. Decks one foot or more above existing grade and balconies shall maintain the same setback as main buildings.
(c) Accessory structures with a plate height exceeding nine feet and/or a ridge height exceeding 14 feet, and two-story accessory structures shall maintain the same setback as main buildings.
(d) Where there are two or more adjacent zones the following rear yard setback requirements shall apply:
1. RM Zones. The most restrictive rear yard setback shall apply.
2. RH Zones. Where the RH Zone abuts the RL Zone, the rear dwelling unit shall be limited to two stories.
(F) Separation between buildings. Facing walls of separate buildings on the same lot in the RM and RH zones shall meet separation requirements for each story based on the type of development according to the following table:
REQUIRED SEPARATION (in feet)
| |||
Single-family
|
Multi-family RM zones |
Multi-family RH zone
| |
First story | 6 | 10 | 8 |
Second story | 12 | 15 | 12 |
(1) These building separation requirements apply equally to separate buildings that share a common roof.
(2) In addition to the above requirements, buildings with a ridge height exceeding 27 feet must provide an additional one-half foot of separation between facing walls beyond the first story for each foot over 27 feet.
(G) Recreation space.
(1) All developments in the RM zone shall provide a minimum of recreational space equal to 40% of the gross dwelling unit floor area.
(2) All developments in the RH zone shall provide a minimum of recreation area equal to 20% of the gross dwelling unit floor area.
(3) At least half of the required recreation space shall be private. Private area shall be enclosed by a minimum five-foot high fence or wall and have a minimum dimension of eight feet and must be directly accessible from the unit.
(4) Private and common recreation space may be located in a required rear or side setback, but not in a front setback. Common recreation space shall have a minimum 20-foot dimension.
(H) New multi-family development shall comply with all applicable zoning code requirements required by the zoning district, specific plan, or planned development area where the property is located and the following design standards:
(1) Exterior building materials and finishes.
(a) All sides of a building shall include consistent architectural elements. Architectural elements include railings, trellises, trim, cornices, and other similar architectural elements.
(b) New buildings shall include at least two or three exterior material finishes.
(2) Site planning/design.
(a) When buildings are adjacent to a public street, building entrances shall be oriented to face the public street.
(b) Ground floor residential entries shall be sheltered from the weather. Sheltering may be accomplished by recessing the entry a minimum of four feet, or the construction of a roof or other similar overhead architectural element.
(3) Building form. If a new unit is added to an already improved property, the architectural features of the new unit shall match the architectural features of the existing residence(s) on the lot. The features shall include: exterior siding materials, roof pitch and roof eaves, window sizes and shapes, and other distinct architectural elements, such as porches, cornices, and bay windows.
(4) Architectural elements/design.
(a) Stoops or front porches, raised a minimum of one foot above the finished grade, shall be provided at ground floor unit entrances that face a street, paseo, common open space area, or other public space.
(b) Entrance doors shall have a minimum of one decorative element such as raised panels, sidelights, or transom windows.
(c) Blank walls are not permitted; windows and/or doors shall be required on all building facades. Elevator shafts/utility rooms are exempt from this requirement.
(5) Neighborhood impact review. When new multi-family residential development is adjacent to an existing single-family residential use, privacy sensitive areas on adjacent parcels, such as windows and private yards, shall be identified on the site plan and a window placement diagram shall be provided. Large evergreen trees and/or garden features (e.g., trellis or supplementary fencing), shall be included to provide a buffer or screening between properties and obscure direct sight-lines into private yard areas or windows on adjacent single-family residential properties and must be installed before a certificate of occupancy or final sign-offs is issued or approved by the city.
(6) Grading standards. Grading to increase the height of the existing grade shall not be used to increase the height of a structure.
(I) Within five days following the filing of a complete application for building permit plan check for a multi-family residential project, the applicant shall post a notification sign prominently on the subject property, in form and content specified by the Director, providing notice of the pending construction and a contact number for the developer. The sign shall be for public information only and shall remain in place for at least 15 calendar days.
(`83 Code, § 17.12.030) (Ord. 94-03 § 6, 1994; Ord. 96-06 § 2, 1996; Ord. 99-03 § 2, 1999; Ord. 2001-10 §§ 3, 8, 2001; Ord. 2004-11 § 6, 2004; Ord. 2016-08 §§ 23 - 28, 2016; Ord. 2022-06 § 8, 2022; Ord. 2024- 01 §§ 11 - 13, 2024)