A. Administrative permit. Except as provided in subsection B of this section, the city will grant an administrative permit to any housing development containing no more than two dwelling units if it complies with all the following:
1. General requirements.
a. The site is located within the RE or R-1 zones.
b. The project qualifies for ministerial approval under California Government Code section 65852.21.
c. Dwelling units created pursuant to this section may not be used as short-term rentals, bed and breakfast inns, hotels, or any other nonresidential use, excluding a use authorized by article II of chapter 17.228, related to home occupations.
2. Development standards.
a. Height. New construction must comply with the height limit of the applicable zone.
b. Density. The maximum density is two dwelling units per lot.
c. Lot coverage. The housing development must comply with the lot coverage requirement applicable to the zone in which the development is located unless that requirement would have the effect of physically precluding the construction of up to two dwelling units or would physically preclude either of the two dwelling units from being at least 800 square feet.
d. Bulk control. All dwelling units, excluding accessory dwelling units, must be contained within the base building envelope, which may not exceed a height of 35 feet. The base building envelope is the three-dimensional air space contained between the front-yard, side-yard, and rear-yard setbacks of a lot and conforming to the following planes:
i. Side planes and roofline planes. The side planes of the envelope begin at the side property lines at the average elevation of the finished lot grade at the front setback line and rise directly vertical and perpendicular to each side property line to a height of 12 feet; at this point, the envelope slopes inward from each side at a 45 degree angle to form the roofline planes that continue inward until the roofline planes intersect or until these planes reach a height of 35 feet, whichever is shorter.
ii. Front plane. The front plane of the base building envelope starts at a line equal to the shortest setback of the adjacent residences on the same side of the street, or across the street if there are not two typical adjacent residences, and rise directly vertical and perpendicular to the front property line to a height of 14 feet; at this point, the envelope slopes towards the rear property line at a 45-degree angle to a height no greater than 35 feet above the average elevation of the finished lot grade at the front setback.
e. Setbacks. The following setbacks apply:
i. Front-yard setback. The minimum front-yard setback is as follows:
(a) If there are at least two other buildings with front-yard setbacks on the same side of the street on the same block as the lot for which the setback is being determined, the minimum front-yard setback is the average of the two front-yard setbacks of the nearest two buildings.
(b) If there is only one other building with a front-yard setback on the same side of the street on the same block as the lot for which the setback is being determined, the minimum front-yard setback is the front-yard setback of the other building.
(c) If there is no other building with a front-yard setback on the same side of the street on the same block as the lot for which the setback is being determined, the minimum front-yard setback is 20 feet.
ii. Interior side-yard setback. The minimum interior side-yard setback is four feet.
iii. Street side-yard setback. The minimum street side-yard setback is 12.5 feet.
iv. Rear-yard setback. The minimum rear-yard setback is four feet.
v. No setback is required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure.
f. Accessory dwelling units. If one of the two proposed dwelling units is an accessory dwelling unit, it must comply with section 17.228.105.
g. Private protected trees. No private protected tree, as defined in section 12.56.020, may be removed unless: (i) leaving the tree in place would have the effect of physically precluding the construction of up to two dwelling units; (ii) leaving the tree in place would physically preclude either of the two dwelling units from being at least 800 square feet; or (iii) removal is authorized by a tree permit under section 12.56.050.
3. Design standards.
a. New construction must comply with the Citywide Infill Housing Design Standards and, if the development is located within a planned unit development, the objective standards set forth in the planned unit development's development guidelines.
b. No portion of an open balcony, deck, stairs, or landing within 10 feet of a rear lot line or side lot line may be higher than three feet from the ground unless the rear lot line or side lot line abuts a nonresidential use, alley, public street, or city-approved private street.
c. Garbage, recycling, and organic waste containers for each dwelling unit must have a designated storage area onsite that is screened from view from public streets.
4. Other standards.
a. Fencing. All new fencing must comply with sections 17.620.100 and 17.620.1110, and chapter 12.28.
b. Streets. All housing developments must comply with the applicable, objective standards in chapter 17.502.
c. Alleys. Prior to issuance of a certificate of occupancy or final inspection for any dwelling with alley access, the alley must be named as required by the city and a street sign must be installed as required by the city.
d. Parking.
i. One parking space per dwelling unit is required, except no parking is required in either of the following circumstances:
(a) The site is located within one-half mile of either a high-quality transit corridor, as defined in subdivision (b) of California Public Resources Code section 21155, or a major transit stop as defined in California Public Resources Code section 21064.3; or
(b) There is a car share vehicle located within one block of the lot.
ii. Garages, carports, and parking pads must be at least 10 feet wide and 20 feet deep.
iii. Access to the required on-site parking must be provided by a driveway that complies with the following:
(a) The driveway must be at least five feet from the property line.
(b) Driveways must have a width of at least 10 feet and a depth of at least 20 feet measured from the right-of-way line, unless the lot is located within the central city and less than 3,200 square feet, in which case the minimum required depth is 18 feet.
(c) Garages accessed from an alley shall be setback at least four feet from the right-of-way line.
(d) All driveways and parking pads shall be paved with concrete, decorative pavers, asphaltic concrete, or Portland cement.
(e) All applicable objective standards and other requirements in chapter 17.508.
e. All housing development must comply with the California Building Standards Code, as set forth in title 24 of the California Code of Regulations, including the California Fire Code.
f. All housing developments must comply with all applicable, objective standards set forth in the city code.
B. Findings for denial. Notwithstanding subsection A of this section, the city may deny a housing development project if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined in subdivision (d)(2) of section 65589.5 of the California Government Code, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. (Ord. 2021-0035, § 3)