The R-4, high density residential zone is intended to provide for the development of high density housing consistent with the "medium high density residential" (12 to 20 dwelling units/acre) land use designations of the general plan, together with the schools, parks, open spaces and other public services required for a satisfactory family environment.

(Ord. No. 2020-1059, § 1, 3-23-2020)

Buildings, structures, and land shall be used, and buildings and structures shall be erected, structurally altered or enlarged in the R-4 zone only for the following uses, plus such other uses as the Planning Commission may deem to be similar and not more obnoxious or detrimental to the public health, safety, and welfare. All uses shall be subject to the property development standards in section 18.11.060:

A.

Single-family dwellings.

B.

Two-family dwellings, subject to site plan approval under subsection 18.11.060.I.

C.

Condominium, group and cluster dwellings, subject to site plan approval under subsection 18.11.060.I.

D.

Medium density multiple-family dwellings, subject to site plan approval under subsection 18.11.060.I.

E.

Medium-high density multiple-family dwellings, subject to site plan approval under subsection 18.11.060.I.

F.

Mobile homes on permanent foundations that are certified under the National Mobile Home Construction and Safety Standards Act of 1974. Mobile homes permitted under this provision shall utilize roofing materials, roof overhang and siding materials customary to conventional single-family detached homes in the vicinity.

G.

Churches on a minimum lot size of one acre and located on a major thoroughfare or primary collector as designated by the general plan.

H.

Residential care facilities, licensed with the State of California.

H.

Employee housing for no more than six workers.

I.

Transitional housing.

J.

Supportive housing.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following uses shall be permitted as accessory to the principal uses in the R-4 zone:

A.

Rooming and boarding:

1.

Not more than two persons per single-family dwelling unit.

2.

Not more than one person per unit for two-family uses.

3.

Not more than one person per dwelling unit for medium density multiple-family uses.

B.

Private garages and off-street parking areas.

C.

Private swimming pools, exclusively for the use of the residents and guests, subject to the following provisions:

1.

There shall be a minimum of three-foot unobstructed clearance provided along at least 60 percent of the perimeter of all swimming pools constructed in order to provide adequate access to the pool for safety purposes. The three-foot unobstructed clearance area shall be measured from the edge of the water line along the perimeter of the pool to the property line.

a.

No more than 40 percent of the perimeter of the pool may contain architectural or landscaping features which encroach into the three-foot unobstructed clearance area required by this chapter.

2.

In no case shall swimming pool accessory mechanical equipment be permitted within the required front yard setback area or within the five-foot side yard and rear yard setback areas, except when it is located at least ten feet from any adjacent dwelling, at which time said accessory mechanical equipment shall have no minimum setback requirement from a property line.

D.

Signs, subject to the provisions of chapter 18.26.

E.

Overnight storage or parking of trucks with a gross vehicle weight of five tons or less.

F.

Portable outdoor storage units, and shipping containers, subject to the provisions of section 18.28.110.

G.

Other accessory uses and accessory buildings customarily appurtenant to a permitted use, as determined by the Director of Community Development.

H.

Home occupations subject to the requirements of section 18.02.010.

I.

Subdivision tract sales offices, signs, flags, and temporary construction or job site trailers, subject to provisions of chapter 18.38.

J.

Kennels, subject to the provisions of section 18.28.080.

K.

Cottage food operations, subject to the requirements as defined under section 18.02.010.

L.

Accessory dwelling units and junior accessory dwelling units subject to section 18.28.060 of this title.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following uses may be permitted in the R-4 zone subject to a conditional use permit:

A.

Private clubs.

B.

Horticulture.

C.

Educational institutions.

D.

Public buildings, except for storage, corporation, repair yards.

E.

Public utility substations.

F.

Churches on a lot size of less than one acre.

G.

State licensed general hospitals.

H.

State licensed sanitariums.

I.

State licensed child care facilities.

J.

Public parks and playgrounds.

K.

Mobile home parks, subject to the provisions in section 18.28.070 of this title.

L.

Temporary tract sales office and tract signs, for subdivisions less than 20 lots and as permitted in chapter 18.38 of this title.

M.

Aviaries, subject to the provisions contained in section 18.28.050 of this title.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following uses are expressly prohibited in the R-4 zone:

A.

Commercial uses.

B.

Industrial uses.

C.

Self-supporting, monopole or guyed towers constructed for the purpose of supporting cellular equipment.

D.

Overnight storage or parking of trucks with a gross vehicle weight of greater than five tons.

E.

The keeping of any livestock.

F.

Agricultural uses, except accessory buildings used exclusively for storage.

G.

Metal buildings, except accessory buildings used exclusively for storage.

H.

All such accessory metal buildings shall be treated with some rust or corrosion-inhibiting substance. Portable outdoor storage units and shipping containers shall comply with section 18.28.110.

I.

Fortunetelling and related activities as defined in chapter 5.12 of this Code.

J.

Adult businesses as defined in chapter 5.15 of this Code.

K.

Possession of animals not classified as household pets under title 8 of this Code.

(Ord. No. 2020-1059, § 1, 3-23-2020)

The following property development standards shall apply to all land and buildings in the R-4 zone, unless otherwise specified in section 18.11.040 of this chapter:

A.

Lot area. For all new lots and proposed rezoning, the following provisions shall apply:

1.

For all principal uses, the minimum lot area shall be 5,300 square feet.

2.

For uses requiring a use permit, the minimum lot area shall be as specified by the use permit.

B.

Lot coverage. The maximum allowable lot coverage by structures shall be as follows:

1.

For single-family and two-family lots, the maximum allowable lot coverage by structures for all uses shall be 40 percent. Additional allowable ten percent lot coverage is provided for accessory structures proposed on single-family lots when the dwelling footprint has reached the 40 percent maximum. The additional ten percent allowance shall be calculated based on multiplying ten percent by the size of the lot.

2.

For all other interior lots, 60 percent.

3.

For all other corner lots, 54 percent.

C.

Lot dimensions. For all new lots and proposed rezoning, the following provisions shall apply, unless otherwise approved by the Planning Commission:

1.

Width.

a.

All interior lots shall have a minimum width of 60 feet.

b.

All corner lots shall have a minimum width of 75 feet.

c.

All cul-de-sac or curvilinear lots shall have a minimum width of 40 feet at the front line.

2.

Depth. All lots shall have a minimum depth of 100 feet.

D.

Setback requirements. The following setback requirements shall apply to all uses in the R-4 zone:

1.

Front yard. 20 feet minimum, except detached accessory structures shall have a 354 foot minimum front yard setback. No accessory structure/building shall be located within the front yard area of a single-family lot.

2.

Side yard.

a.

Interior side yard. For lots having two interior side yard areas, one such interior side yard shall have a setback of at least 12 feet, and the other interior side yard setback shall be at least five feet. For lots having only one interior side yard, the setback shall be at least 12 feet. A garage space may be substituted for a portion of the required 12 feet such that a side yard setback of five feet is permitted adjacent to a third garage space. Detached accessory structures located in the rear half of the lot shall have a minimum interior five-foot side yard setback requirement, unless constructed with fire appropriate fire-resistive walls pursuant to the California Building Code. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.

b.

Exterior side yard. 20 feet minimum.

c.

New home designs (side yard). Development of new single-family homes shall be designed such that their attached or detached garages are positioned on the 12-foot side yard setback side.

3.

Rear yard. Minimum 20 percent of lot depth, but not be required to exceed 25 feet maximum. Detached accessory structures shall have a minimum rear yard setback requirement of five feet. A minimum setback of five feet shall be required for a garage that is accessed from an alley. In all cases a minimum clearance of eight feet shall be required between an accessory structure and the lowest overhead utility line located in an alley. Accessory structures shall be constructed to meet the requirements of the applicable California Building Code.

E.

Distance between buildings. The following provisions shall apply for distance between main buildings and accessory buildings on the same lot. Whenever two or more buildings of mixed height are adjacent to one another, the distance provisions pertaining to the highest of the buildings shall apply.

1.

For buildings end to end, the minimum distance between buildings shall be ten feet for single-story buildings, 20 feet for two-story buildings, and 30 feet for three-story buildings.

2.

For buildings rear to end or front to end with space for exit or entry purposes, the minimum distance between buildings shall be 15 feet for single-story buildings, 25 feet for two-story buildings, and 35 feet for three-story buildings.

3.

For buildings front to rear with space for exit or entry purposes, the minimum distance between buildings shall be 20 feet for single-story buildings, 30 feet for two-story buildings, and 40 feet for three-story buildings.

4.

For buildings front to front arranged about an interior court with a driveway to said interior court, the driveway being access to parking area or building, the minimum distance between buildings shall be 30 feet for single-story buildings, 40 feet for two-story buildings, and 50 feet for three-story buildings. However, if no driveway is provided, the minimum distance shall be 25 feet for single-story buildings, 35 feet for two-story buildings, and 45 feet for three-story buildings.

5.

Distance between main buildings and accessory buildings shall comply with the California Building Code.

F.

Floor area ratio requirements.

1.

For all single-family lots:

a.

For single story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 40:1.0.

b.

For all two-story buildings, the maximum allowable FAR shall be 0.64:1.0.

c.

For all three-story buildings, the maximum allowable FAR shall be 0.96:1.0.

2.

For all two-family interior lots:

a.

For single-story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.50:1.0.

b.

For all two-story buildings, the maximum allowable FAR shall be 0.80:1.0.

c.

For all three-story buildings, the maximum allowable FAR shall be 1.20:1.0.

3.

For all two-family corner lots:

a.

For single-story buildings and the first story of all multiple story buildings, the maximum allowable FAR shall be 0.45:1.0.

b.

For two-story buildings, the maximum allowable FAR shall be 0.72:1.0.

c.

For all three-story buildings, the maximum allowable FAR shall be 1.08:1.0.

4.

For all other interior lots:

a.

For single-story buildings and the first story of all multiple-story buildings, the maximum allowable FAR shall be 0.60:1.0.

b.

For all two-story buildings, the maximum allowable FAR shall be 0.95:1.0.

c.

For all three-story buildings, the maximum allowable FAR shall be 1.94:1.0.

5.

For all other corner lots:

a.

For single-story buildings and the first story of all multiple-story buildings, the maximum allowable FAR shall be 0.54:1.0.

b.

For all two-story buildings, the maximum allowable FAR shall be 0.86:1.0.

c.

For all three-story buildings, the maximum allowable FAR shall be 1.30:1.0.

G.

Building height requirements. No main building or accessory building erected shall have a height greater than three stories or thirty-five feet, whichever is less. The Planning Commission may permit projections above this height include: ventilating fans or similar equipment required to operate and maintain the building, skylights, church steeples, flagpoles, chimneys, television antennas or wireless masts, or similar structures; provided that the same may be safely erected and maintained at such height in view of surrounding conditions and circumstances. Any area that falls within the area designated as an airport overlay zone shall comply with the height limitations prescribed by that zone, if they are more restrictive.

H.

Population density. For all residential uses, the density shall not exceed 20 dwelling units/acre.

I.

Site plan approval. Before any two-family dwellings on a corner lot, group dwelling, condominium, medium density multiple-family dwelling, medium-high density multiple-family dwelling, high density multiple-family dwelling or nonresidential building is erected on any lot, a site plan, floor plans of all buildings, elevations of all buildings, and a landscape plan shall be submitted to and approved by the Planning Commission pursuant to the provisions of this chapter.

J.

Yards, landscaping, open space requirements.

1.

The minimum individual yard requirements for all uses shall be the same as those listed in the setback requirements in subsection D of this section, with the exception of the following conditional uses: general hospitals, sanitariums, residential care facilities, maternity homes, educational institutions, and child care facilities.

a.

For sanitariums, residential care facilities, and maternity homes, minimum individual yards shall comply with the following:

(1)

Front yard: 20 feet minimum.

(2)

Side yard: 25 feet interior minimum; 25 feet exterior minimum.

(3)

Rear yard: 25 feet minimum.

b.

For educational institutions and child care facilities minimum individual yards shall comply with the following:

(1)

Front yard: 40 feet minimum.

(2)

Side yard: 30 feet interior minimum; 40 feet exterior minimum.

(3)

Rear yard: 40 feet minimum.

c.

For general hospitals, minimum individual yards shall comply with the following:

(1)

Front yard: 50 feet minimum.

(2)

Side yard: 40 feet interior minimum; 50-feet exterior minimum.

(3)

Rear yard: 40-feet minimum.

d.

The minimum rear yard requirements for all residential uses may be reduced by up to 50 percent if the minimum overall yard area is met.

2.

Landscaping.

a.

For all single-family residential uses, live landscaping shall be provided in the front yard and exterior side yard setbacks. Front yard and exterior side yard areas of single-family homes shall be landscaped and maintained. Where a single-family residence exists on a lot, a minimum of 50 percent of the required front yard of said lot shall be maintained as landscape area and in which mow strips shall not be permitted and no more than 50 percent of the front yard area shall comprise of concrete, asphalt or hardscape material such as decorative rock or brick, or paving stones. Said landscaped areas shall be equipped with an automatic irrigation system and seven-day timer and be maintained at all times. The irrigation system shall comply with the Ceres Water Efficient Landscaping Guidelines and Standards.

b.

All other uses shall provide landscaping, which shall be maintained. All new development shall be consistent with the Ceres Water Efficient Landscape Guidelines and Standards and the State of California Model Water Efficiency Landscape Ordinance (MWELO) requirements. All landscaped areas that abut public property shall contain a four-inch raised planter box along the line of abutment.

3.

Open space requirements. Additional open space requirements shall be specified by the Planning Commission upon site plan approval.

K.

Fences, hedges and walls.

1.

When an educational institution, child care facility, sanitarium, residential care facility, maternity home, general hospital, place of public assembly, public building, public utility substation, or commercial use abuts a residential zone a six-foot high solid masonry wall shall be required. When multiple-family development abuts a single-family development, a six-foot high solid masonry wall shall be required. Under certain circumstances, the Planning Commission may permit a landscaped and maintained fence.

2.

When any medium or medium high density multiple-family residential dwelling greater than five units abuts a single-family or two-family residential dwelling, a six-foot high solid masonry wall or landscaped and maintained fence shall be required.

3.

Residential units shall be subject to the provisions of chapter 18.27, Fences, Hedges, Walls Standards.

L.

Off-street parking requirements.

1.

For all single-family residential uses, two fully enclosed and covered off-street parking spaces per unit. Existing garages may be converted to additional living area subject to the approval of the Community Development Director if at least two off-street parking spaces can be provided. The parking or storage of any vehicles within the front yard and exterior side yard landscape areas of a single-family residence is prohibited.

2.

For all other residential uses: 1½ spaces for one-bedroom dwelling units, two spaces for two-bedroom dwelling units, 2½ spaces for any unit with three bedrooms or more, one of which shall be covered. Provided further that for multiple-family residential projects devoted entirely to persons 55 years of age and older, off-street parking requirements shall be as approved by the Planning Commission through the site plan approval process, but in no case shall have less than one space per dwelling unit.

3.

For all educational institutions, general hospitals, sanitariums, residential care facilities, public utility substations, and places of public assembly, the following off-street parking requirements shall apply:

a.

Educational institutions: One space for each employee and one space for every four students in grades nine through 12 and one space for every two students above grade 12.

b.

General hospitals, sanitariums, and charitable and religious institutions providing sleeping accommodations: 1½ spaces for each licensed bed. Facilities of 100 beds and larger shall provide off-street parking as prescribed by the Director of Community Development.

c.

Residential care facilities: one space for every three licensed beds.

d.

Public buildings and grounds other than schools and administrative offices: one space for every two employees, plus the number of additional spaces prescribed by the Director of Community Development.

e.

Public utility structures and installations: one space for every two employees on the maximum shift plus the number of additional spaces prescribed by the Director of Community Development.

f.

Places of public assembly: one space for every five seats or one space for every 50 square feet of floor area usable for seating if seats are not fixed in all facilities in which simultaneous use is probable as determined by the Director of Community Development.

4.

All uses must comply with the off-street parking standards provided in chapter 18.25.

M.

Off-street loading requirements.

1.

For all residential uses, no requirements.

2.

For all allowed private clubs, educational institutions, public utility substations, public buildings, general hospitals and churches requiring the receipt, delivery, or distribution of goods with the potential frequency of once a day or greater: one berth, plus any additional berths as may be prescribed by the Director of Community Development.

3.

Off-street loading shall comply with the standards established by chapter 18.25 of this title.

N.

Access.

1.

Single-family. For all single-family uses, see subsection 18.08.060.M of this title.

2.

Two-family. For all two-family uses, see subsection 18.09.060.N of this title.

3.

Vehicular access.

a.

All medium-high density multiple-family residential uses shall be located on streets with a classification of collector thoroughfares or greater as designated by the general plan.

b.

The following conditional uses shall be located on major thoroughfares as designated by the general plan: general hospitals and educational institutions, except for elementary schools.

c.

There shall be vehicular access from a dedicated street or alley to off-street parking facilities on property requiring off-street parking.

d.

All ingress to and egress from public property shall be in a forward motion.

e.

Where nonconforming double frontage lots exist, a two-family dwelling may be developed with access from each public right-of-way and where such unit is developed with a two car enclosed garage, said two-family unit may back out onto the public right-of-way with a classification of secondary collector or lower.

4.

Pedestrian access. There shall be pedestrian access from a dedicated street to property used for residential purposes, driveways and sidewalks shall be considered pedestrian access.

O.

Signing. All signage shall comply with chapter 18.26 of this title.

P.

Laundry, clothes drying areas, facilities.

1.

Laundry, clothes drying areas, and facilities shall not be allowed in front and exterior side yards.

2.

For all high density multiple-family residential dwellings, each lot shall provide clothes drying areas; either mechanical, solar, or both, which shall be sufficiently concealed from public view.

Q.

Solid waste storage, disposal facilities.

1.

No open storage of solid waste shall be allowed.

2.

For all high density multiple-family residential dwellings; each dwelling unit shall have a minimum of 20 cubic feet of enclosed and concealed trash containers or the ability to access an appropriately sized trash enclosure.

3.

Unless specifically waived by the Director of Community Development, an area for the storage, collection, and loading of garbage, solid waste, refuse and recyclable materials shall be provided for each residential unit when two or more such units are located on the same, or for each residential development where common trash collection facilities are provided. Such areas shall be conveniently located for users and collectors and of sufficient size to accommodate the volume of garbage, solid waste, refuse and recyclable materials generated by the development. Such areas shall be protected from the weather and screened from public view in accordance with the Ceres Water Efficient Landscaping Guidelines and Standards.

R.

Recreational facilities.

1.

For single-family and two-family dwellings, no requirements.

2.

For condominium group and cluster dwellings, as required by the Planning Commission upon site plan approval.

3.

For medium and medium-high density multiple-family residential dwellings, there shall be not less than 100 square feet of recreation area per dwelling unit, up to 25 percent of which may be provided indoors.

S.

Park-in-lieu fees. Park land dedication or in-lieu fees shall be required of all new residential uses, based on a per dwelling unit assessment. Park-in-lieu fees shall be calculated as established in chapter 13 of title 17.

(Ord. No. 2020-1059, § 1, 3-23-2020)