SEC. 16-20. PURPOSE.

   The following are descriptions of the purpose and intent of each one of the residential zoning districts in the city. All permitted and conditionally permitted uses shall be consistent with the purpose and intent of the respective zone.

   (A)   R-1 (Single Family Zone). The purpose of the R-1 zone is to provide a district for low density, single-family dwellings, selected related uses by special use permit, and second dwelling units subject to certain conditions. This zone district also allows for manufactured homes on permanent foundations, and farm worker housing serving six or fewer persons pursuant to statutory requirements.

   (B)   R-2 (Multi-Family Zone). The purpose of the R-2 zone is to provide a district of low-density, multi-family dwellings, as well as emergency shelters for families, and supportive housing pursuant to statutory requirements that maintain a residential character suitable for locations abutting single-family dwellings.

   (C)   R-3 (Garden Apartment Zone). The purpose of the R-3 zone is to provide a district of moderate-density, multiple-family dwellings, as well as emergency shelters for families, transitional housing, and supportive housing pursuant to statutory requirements, suitable for locations abutting commercial centers and in other locations where moderate density is warranted.

   (D)   R-4 (High Rise Zone). The purpose of the R-4 zone is to provide a district for high-density, multi-family dwellings, emergency shelters for families, transitional housing, and supportive housing pursuant to statutory requirements, and other uses suitable for location within the city core and in other selected areas.

   (E)   MH-PD (Mobile Home Planned Development Zone). The purpose of the R-4 zone is to provide a district for the development of mobile home parks and to permit mobile home use for single-family, farm worker housing, small, licensed residential care facilities, as well as supportive housing pursuant to statutory requirements.

(`64 Code, Sec. 34-36) (Ord. No. 893, 1019, 2026, 3037)

SEC. 16-21. PERMIT REQUIREMENTS FOR RESIDENTIAL USES.

   The required permit for a respective residential land use is indicated in Section 16-22, residential land use matrix. The permit requirements are as provided for in this chapter and as further provided for below.

   (A)   Zoning clearance. Permitted uses are subject to the requirement for approval of a zone clearance in accordance with this chapter. The permit application requirements and process for a zoning clearance are set forth in Article VII, Division 1 of this chapter.

   (B)   Site plan review (SPR) permit. A SPR permit may be used for developments where the State has mandated that the city's approval must be ministerial. The permit application requirements and process for SPR permit are set forth in Article VII, Division 1A of this chapter.

   (C)   Development design review (DDR) permit. The permit application requirements and process for DDR permit are set forth in Article VII, Division 2 of this chapter.

      (1)   A DDR permit is required for all new construction unless a special use permit, site plan review or other zoning permit is required under this chapter. A DDR permit is also required for the review and approval of a use which requires administrative review to ensure compliance with the provisions of this chapter and other regulatory requirements.

      (2)   For the review of uses proposed to be located in existing structures, the Director may determine the level of information and plans required.

   (D)   Special use permit (SUP). The permit application requirements and process for a special use permit are set forth in Article VII, Division 3 of this chapter.

   (E)   Minor modifications. Where a planning permit such as a special use permit, planned development permit, development design review permit or site plan review has been previously approved, the Director may elect to modify that existing permit in lieu of requiring the application and approval of a new special use or development design review permit for a proposed physical modification or use clearance, provided such physical modification is within the parameters for minor modifications provided for in this chapter or by administrative policy. The requirements and process for modifications to a special use permit are set forth in Article VII, Division 4 of this chapter. Modifications to a site plan review permit are set forth in Article VII, Division 1A of this chapter. Modifications to a development design review permit are processed in the same manner as the original development design review permit as set forth in Article VII, Division 2.

   (F)   Specific plan permit requirements. For development in areas within a designated specific plan, the specific plan will identify the processing requirements for uses. Where the specific plan is silent on a use or process, or where State law allows for a use (e.g., accessory dwelling units), the following table identifies the permit processing requirements.

(Ord. No. 3037)

SEC. 16-22. RESIDENTIAL LAND USES BY ZONE: RESIDENTIAL LAND USE MATRIX.

   The allowable land uses in the residential zoning districts are identified in the following table.

Residential Land Use Matrix
Key:      Blank: Not Allowed             X: Prohibited Use       P: Permitted Use             SPR: Site Plan Review       SUP: Special Use Permit         DDR: Development Design Review Permit**
Land Use	Zone District
	R-1	R-2	R-3	R-4	MH-PD	Notes
Accessory buildings, including other uses customarily incidental to the permitted residential use	P	P	P	P		See Sections 16-300 and 16-301
Accessory dwelling units	P	P	P	P	P	Refer to Article V, Division 13
Accessory uses normally incidental to mobile home parks					P
Adult day care facilities serving no more than 6 adults	P	P	P	P	P
Adult day care facilities serving 7 to 15 adults		SUP	SUP	SUP
Adult day care facilities serving more than 15 adults			SUP	SUP
Assisted living residential facility, State-licensed, serving 7 or more persons		SUP	SUP	SUP
Babysitting, accessory	P	P	P	P	P
Bed and breakfast inn			SUP	SUP		Refer to Article V, Division 3
Childcare centers serving no more than 6 children	P	P	P	P	P
Childcare centers serving no more than 15 children		SUP	SUP	SUP
Childcare centers serving more than 15 children			SUP	SUP
Churches	SUP	SUP	SUP	SUP
Common recreation facilities and structures					P
Condominiums	SUP	SUP	SUP	SUP		See Section 16-395
Congregate living health facilities no more than 6 beds	P	P	P	P	P
Congregate living health facilities of 7 to 15 beds	SUP	SUP	SUP	SUP	SUP
Congregate living health facilities more than 15 beds		SUP	SUP	SUP
Convents serving no more than 15 person		SUP	SUP	SUP
Emergency shelters for families		SUP	SUP	SUP		Refer to Section 16-504
Farmworker employee housing serving 6 or fewer persons	DDR	DDR	DDR	DDR	DDR
Grounds, landscaping, flower and vegetable gardens and fruit trees, not grown expressly for profit	P	P	P	P
Grounds, private greenhouses and horticultural collections, flower and vegetable gardens and fruit trees, not grown expressly for profit	P	P	P	P
High-density apartments				DDR
Home occupations with a home occupation permit	P	P	P	P	P	Refer to Article V, Division 6
Hospitals and convalescent hospitals			SUP	SUP
Large family day care homes that the Planning Manager finds to comply with the standards	P	P	P	P	P	See Section 16-440
Manufactured housing consisting of single-family dwellings constructed by modular manufactured methods or mobile homes certified under the National Mobile Homes Construction and Safety Standards Act of 1974, provided such homes are of a permanent character secured to a permanent foundation	DDR	DDR	DDR	DDR	SUP
Mobile home and mobile home accessory equipment sales					SUP	See Section 16-25
Mobile home parks					SUP	See Section 16-25
Multiple-family residential development		DDR	DDR	DDR
Multifamily residential uses up to 30 dwelling units per acre on parcels in the AHP additive zone		SPR	SPR	SPR
Multifamily residential uses up to 30 dwelling units per acre on parcels in the AHD additive zone		SUP	SUP	SUP
Off-street parking	P	P	P	P	P	Refer to Article X
Office for mobile home space rental in a mobile home or in a recreation building only					SUP
Private clubs, fraternities, sororities, and lodges, excepting those the chief activity of which is a service customarily carried on as a business			SUP	SUP
Private or parochial schools, except those of a correctional nature or those intended for the mentally handicapped		SUP	SUP	SUP
Public or private parks and playgrounds	SUP	SUP	SUP	SUP	SUP
Public parking on R-3 lots adjacent to or across from the alley from C-2 lots			P
Public schools, elementary, junior high, high school, colleges	SUP	SUP	SUP	SUP	SUP
Public utility structure	SUP	SUP	SUP	SUP	SUP
Residential care facilities serving no more than 6 persons	P	P	P	P	P
Residential care facilities serving 7 or more persons		DDR	DDR	DDR
Residential stock cooperatives and community apartments		SUP	SUP	SUP		See Section 16-395
Short-term rentals with short term rental permit	P	P	P	P		Refer to Article XI
Single room occupancy (SRO)				SUP		See section 16-441
Signs	P	P	P	P		Refer to Article IX
Single-family dwelling conventionally built and of a permanent character. (Separate servants' quarters may be established in connection with single-family dwellings of 9 rooms or larger, exclusive of bathrooms, when such dwellings are located on lots of not less than 10,000 sq. ft.)	DDR	DDR	DDR	DDR
Small residential health or care facilities, State-licensed, serving no more than 6 persons, or small family daycare home, State-certified or licensed, serving no more than 8 children.	P	P	P	P	P
Storage, incidental to permitted uses, contained within an accessory building	P	P	P	P
Supportive housing	DDR	SPR	SPR	SPR
Swim clubs, tennis clubs, golf courses, and similar uses incidental to a residential tract or development	SUP	SUP	SUP	SUP
Temporary uses with temporary use permit, including temporary sales or rental office, caretaker unit on construction site, model home, and similar uses determined by the Director to be compatible with the zone and surround land uses	P	P	P	P	P	Refer to Article V, Division 15
Timeshares		X	SUP	X
Townhouse condominiums or other community ownership unit, including condominium conversion	SUP	SUP	SUP	SUP		Refer to Article V, Divisions 5 and 6
Traditional bed and breakfast (homestay), only in the Wilson Neighborhood	DDR	DDR	DDR	DDR		Refer Article V, Division 3
Traditional bed and breakfast (homestay)	SUP	SUP	SUP	SUP		Refer to Article V, Division 3
Traditional housing			DDR	DDR
Wireless communications facilities, stealth	SUP	SUP	SUP	SUP	SUP	Refer to Article V, Division 16
* A development design review permit is required for all new construction unless a special use permit, site plan review or other zoning permit is required under this chapter.

 

(Ord. No. 3037)

SEC. 16-23. DEVELOPMENT STANDARDS.

   The following table sets forth development standards for all of the residential zone districts in the city. All permitted and conditionally permitted uses shall be consistent with the purpose and intent of the respective zone.

Development Standards
Standard	Zone District
	R-1	R-2	R-3	R-4	MH-PD
Minimum dwelling size	1,000 sq. ft., exclusive of garages, carports, or any accessory building	1 bdrm unit: 450 sq. ft. 2+ bdrm unit: 800 sq. ft.	1 bdrm unit: 450 sq. ft. 2+ bdrm unit: 800 sq. ft.	1 bdrm unit: 450 sq. ft. 2+ bdrm unit: 800 sq. ft.	NA
Height permitted	Two stories up to 25 ft.	Two stories up to 25 ft.	Three stories up to 35 ft.	Four stories up to 45 ft.* See Section 16-24 for additional requirements
Minimum lot area/density	6,000 sq. ft.	3,500 sq. ft. of lot area for each dwelling unit. See Section 16-24 for additional requirements	2,400 sq. ft. of lot area for each dwelling unit. See Section 16-24 for additional requirements	1,500 sq. ft. of lot area for each dwelling unit. See Section 16-24 for additional requirements	3,000 sq. ft. minimum lot area; 6.5 mobile home lots per gross acre. See Section 16-25 for additional requirements
Front yard setback	20 ft.; or the average for 60% of block, but not less than 15 ft. min. See Section 16-24 for additional requirements	25% of the depth of the lot, not less than 25 ft. or more than 60 ft. See Section 16-24 for additional requirements	20 ft.; 15 ft. if access to all parking is from an alley	20 ft.; 15 ft. if access to all parking is from an alley	10 ft. 20 ft. from public way or other residential or commercial zone or use. See Section 16-25 for additional requirements
Interior yard side yard setback	10% of the width of the lot, but not less than 3 ft., and need not exceed 5 ft.	10% of the width of the lot, but not less than 3 ft., and need not exceed 5 ft.	5 ft. for 1-2 story buildings, 7.5 ft. for 2.5 story buildings	5 ft. for 1-2 story buildings, increased by 2.5 ft. for each additional story	10 ft.
Corner lot side yard setback	50% of front yard setback for lot See Section 16-24 for additional requirements	Same as interior lots, except for reverse corner lot. Reverse corner lot side yard setback on the street side shall be 50% of the front yard in the rear of the corner lot. See Section 16-24 for additional requirements	One-half the required front yard	10 ft.	10 ft. 20 ft. from the public way or other residential or commercial zone or use. See Section 16-25 for additional requirements
Rear yard setback	25% of depth of lot and need not exceed 25 ft.; Additions and detached structures to maintain a 15 ft. setback See Section 16-24 for additional requirements	25% of depth of lot not to exceed 25 ft.	25 ft.	5 ft. for 1-2 story buildings, increased by 2.5 ft. for each additional story	10 ft. 20 ft. from public way or other residential or commercial zone or use. See Section 16-25 for additional requirements
Interior yard space	15% minimum or 900 sq. ft., whichever is less and be completely open from ground to sky** See Section 16-24 for additional requirements	30% of lot area, minimum 15 ft. by 15 ft. area, and completely open from ground to sky** See Section 16-24 for additional requirements	30% of lot area, minimum 15 ft. by 15 ft. area, and completely open from ground to sky** See Section 16-24 for additional requirements	30% of lot area, minimum 15 ft. by 15 ft. area, and completely open from ground to sky** See Section 16-24 for additional requirements	450 sq. ft., minimum 15 ft. by 15 ft., completely open from ground to sky See Section 16-25 for additional requirements
Space for accessory buildings	If 1 story in height with same required front, rear, and side yard setbacks as main building	May occupy rear yard setback if 1 story and located 6 ft. from nearest part of main building	May occupy rear yard setback if 1 story and located 6 ft. from nearest part of main building	May occupy rear yard setback if 1 story and located 6 ft. from nearest part of main building	Covered patios and covered parking spaces may project into the required 10 ft. setback a maximum of 5 ft. See Section 16-25 for additional requirements
*Additional height may be allowed with approval of a SUP. **Except for a patio, pergola, or a roof or balcony overhang not exceeding 30 in.

 

(Ord. No. 3037)

SEC. 16-24. SPECIAL REQUIREMENTS SPECIFIC TO R-1, R-2, R-3 AND R-4.

   The purpose of this section is to provide regulations specific to the respective residential zoning categories as follows.

   (A)   R-1 zone.

      (1)   (a)   Architectural standards. The following exterior architectural standards shall apply to all single-family dwellings including mobile homes located in an R-1 zone:

            1.   Exterior siding shall be made of nonreflective and nonmetallic materials. Acceptable siding material includes wood, stucco, ceramic tile, brick, stone, or other masonry materials, or any combination of these materials.

            2.   Color/texture of exterior materials shall be compatible with the adjacent single-family structures.

            3.   Roof structures, except for authorized deck areas, shall be sloped and provide an eave projection of no less than six inches and no greater than 30 inches.

            4.   Roofing material shall consist of one of the following: wood shingle, wood shake, synthetic, composite shingle, ceramic tile, concrete tile, standing seam metal or copper roofing, except reflective surfaces shall not be permitted on the residential structure or on any garage or carport.

         (b)   A finding that a proposed residential structure complies with the foregoing architectural standards shall be made as part of the special use permit or planned development permit.

         (c)   If the proposed structure does not entail a special use permit or planned development permit, the director shall make a finding of compliance.

('64 Code, Sec. 34-36.3) (Ord. No. 1373)

      (2)   R-1 lot requirements.

         (a)   Minimum lot area. Every newly created lot shall have a lot area of not less than 6,000 square feet.

         (b)   Minimum lot frontage. The frontage measured at the front lot line shall be at least 50 feet. Frontage for this purpose shall be defined as the linear measurement between the two side property lines at their point of tangency with the curb.

         (c)   Minimum lot dimensions.

            1.   Interior lots shall be no less than 60 feet in width.

            2.   Corner lots shall be no less than 75 feet in width.

            3.   The depth of a lot shall be at least 100 feet.

      (3)   R-1 front yard.

         (a)   There shall be a front yard setback of not less than 20 feet; except that houses constructed with garages having a swing driveway, with the entrance facing the side property line, may have a minimum 15-foot setback. Where standard dwellings within any block vary from the required setback, the average setback of such standard dwellings shall determine the required setback within that block if the standard dwellings comprise at least 60% of the block.

         (b)   In calculating the average setback, houses on reverse corner lots and houses wholly on the rear half of the lot shall not be counted. In no case shall setbacks of less than 15 feet be allowed, or setbacks of more than 60 feet be required.

         (c)   There shall be a distance of not less than 20 feet, measured at the center line of the driveway, between the garage door and the front property line.

('64 Code, Sec. 34-40) (Ord. No. 893, 946, 1019, 1409, 1611)

      (4)   R-1 side yard.

         (a)   On interior lots there shall be a side yard on each side of a building of not less than 10% of the width of the lot; provided that such side yard shall not be less than three feet and need not exceed five feet in width.

         (b)   On corner lots the side yard regulation shall be the same as for the interior lots except in the case of a reversed corner lot. In the case of a reversed corner lot, there shall be a side yard on the street side of the corner lot of not less than 50% of the front yard required on the lots in the rear of such corner lot, and no accessory building on the corner lot shall project beyond the front yard line on the lots in the rear; provided further that this regulation shall not be so interpreted as to reduce the buildable width (after providing the required interior side yard) of a reversed corner lot of record on March 29, 1945, to less than 28 feet, nor to prohibit the erection of an accessory building where this regulation cannot reasonably be complied with.

('64 Code, Sec. 34-41) (Ord. No. 893, 1019)

      (5)   R-1 rear yard.

         (a)   There shall be a rear yard of not less than 25% of the depth of the lot; provided, such rear yard need not exceed 25 feet.

         (b)   Single-story and two-story additions projecting into the required rear yard may be made if attached to existing single-family dwellings provided such additions maintain a minimum 15-foot setback from the rear property line for those lots not abutting an alley; and for those lots having rear property lines that abut a street, alley or parking space maintained by the public and more than 20 feet wide, the addition shall maintain a 15-foot setback from the center line of the street, alley or open space and in no case less than five feet from the rear property line.

('64 Code, Sec. 34-42) (Ord. No. 893, 1409, 1611)

      (6)   R-1 interior yard space. Interior yard space shall be provided on each lot equal to at least 15% of the lot area, or 900 square feet, whichever is less, and shall be completely open from ground to sky except for a patio, pergola, or a roof or balcony overhang not exceeding 30 inches. Interior yard space may include all of that open area from the required front yard setback line to the rear property line which has a minimum dimension of 10 feet by 15 feet.

('64 Code, Sec. 34-42.1) (Ord. No. 893, 1019, 1777, 1611)

      (7)   R-1 space accessory buildings may occupy. An accessory building is permitted if the accessory building is not more than one story in height and maintains the same required front, rear and side yard setback as the main building.

('64 Code, Sec. 34-42.2) (Ord. No. 1409, 1611)

   (B)   R-2 zone.

      (1)   R-2 density. There shall be at least 3,500 square feet of lot area for each dwelling unit. No more than one dwelling unit may be constructed on any lot with an average width of less than 50 feet or with an area less than 7,000 square feet. Any lot of record on May 21, 1981, which is 6,000 or more square feet may contain two dwelling units, provided the lot meets the minimum width required by this section.

('64 Code, Sec. 34-53) (Ord. No. 904, 1019, 1333, 1862, 1866)

      (2)   R-2 front yard.

         (a)   There shall be a front yard of not less than 25% of the depth of the lot, provided such front yard need not exceed 25 feet. Where standard dwellings within any block vary from the required setback, the average of such standard dwellings shall determine the required setback for that block if such standard dwellings comprise at least 60% of the block. In calculating such average setback, houses on reversed corner lots and houses wholly on the rear half of a lot shall not be counted.

         (b)   In no case shall setbacks of less than 25 feet be allowed, or more than 60 feet be required. Where six or more dwellings are to be built concurrently within a given block, front yards of that block may average a minimum of 20 feet, provided houses within each block are staggered between 15 to 25 feet, and provided further that there shall be a distance of not less than 20 feet measured at the center line of the driveway between the garage door and the front property line.

(‘64 Code, Sec. 34-54) (Ord. No. 904, 1611)

      (3)   R-2 side yard.

         (a)   On interior lots there shall be a side yard on each side of a building of not less than 10% of the width of the lot, provided that such side yard shall not be less than three feet and need not exceed five feet in width.

         (b)   On corner lots the side yard regulation shall be the same as for interior lots except in the case of a reversed corner lot. In this case, there shall be a side yard on the street side of the corner lot of not less than 50% of the front yard required on the lots in the rear of such corner lot, and no accessory building on the corner lot shall project beyond the front yard line on the lots in the rear. This regulation shall not be interpreted to reduce the buildable width (after providing the required interior side yard) of a reversed corner lot of record on March 29, 1945, to less than 25 feet, nor to prohibit the erection of an accessory building where this regulation cannot reasonably be complied with.

('64 Code, Sec. 34-55) (Ord. No. 904, 1611)

      (4)   R-2 interior yard space.

         (a)   Each lot shall provide for interior yard space in an area equal to at least 30% of the lot area. This interior yard space shall be completely open from ground to sky except for a patio or pergola or the projections of those items referred to in Sections 16-304, 16-305, 16-306, and 16-307.

         (b)   Each interior yard space area shall have a minimum dimension of 15 by 15 feet.

         (c)   The interior yard space shall be completely separate from any area required for automobile circulation.

('64 Code, Sec. 34-57) (Ord. No. 904, 1237, 1409, 1862, 1866, 2152)

   (C)   R-3 zone.

      (1)   R-3 density.

         (a)   Except as provided in this section, there shall be at least 2,400 square feet of lot area for each dwelling unit. No more than two dwelling units shall be constructed on any lot with an average width between 50 and 60 feet.

         (b)   No more than one dwelling unit shall be constructed on any lot with an average width less than 40 feet.

         (c)   Any lot of record on May 21, 1981, which has more than 4,800 square feet may contain three dwelling units, provided the lot meets the minimum width requirement herein.

('64 Code, Sec. 34-60) (Ord. No. 970, 1019, 1862, 1866)

      (2)   R-3 interior yard. Each lot shall provide for interior yard space in an area equal to at least 30% of the lot area. This interior yard space shall be completely open from ground to sky except for a patio or pergola or the projections of those items referred to in Sections 16-304 through 16-307. The interior yard space shall be located in an area between the required front yard setback and the rear property line. Each interior yard space area shall have a minimum dimension of 15 by 15 feet. The interior yard space shall be completely separate from any area required for automobile circulation. Twenty-five percent of the required interior yard space may be on decks if such decks have a minimum dimension of ten feet and a minimum of 200 square feet, and are directly accessible from the units served. All decks shall be open to the sky except for allowed roof projections and shall be provided with flooring and railings suitable for outdoor activity.

('64 Code, Sec. 34-63.1) (Ord. No. 970, 1019, 1237, 1409, 1862, 1866, 2152)

   (D)   R-4 zone.

      (1)   R-4 building height. Four stories shall be permitted but shall not exceed 45 feet except as otherwise provided in this chapter. However, buildings not exceeding 11 stories or 100 feet maximum may be approved by special use permit as provided in Sections 16-530 to 16-553.

('64 Code, Sec. 34-66) (Ord. No. 1037, 1409, 1574)

      (2)   R-4 density. There shall be at least 1,500 square feet of lot area for each dwelling unit. No more than two dwelling units shall be constructed on any lot with an average width between 40 and 50 feet or with an area between 4,000 and 5,000 square feet. No more than one single-family dwelling unit shall be constructed on any lot with an average width less than 40 feet or an area less than 4,000 square feet. Any lot with an average width between 65 and 50 feet shall comply with the R-3 zone standards.

('64 Code, Sec. 34-67) (Ord. No. 1037, 1862, 1866)

      (3)   R-4 interior yard. Each lot shall provide for interior yard space in an area equal to at least 30% of the lot area. This interior yard space shall be completely open from ground to sky except for a patio or pergola or the projections of those items referred to in Sections 16-304 through 16-307. The interior yard space shall be located in an area between the required front yard setback and the rear property line. Each interior yard space area shall have a minimum dimension of 15 by 15 feet. The interior yard space shall be completely separate from any area required for automobile circulation. Twenty-five percent of the required interior yard space may be on decks if such decks have a minimum dimension of ten feet and a minimum of 200 square feet, and are directly accessible from the units served. All decks shall be open to the sky except for allowed roof projections and shall be provided with flooring and railings suitable for outdoor activity.

('64 Code, Sec. 34-63.1) (Ord. No. 970, 1019, 1237, 1409, 1862, 1866, 2152)

(Ord. No. 3037)