El Cajon City Zoning Code
CHAPTER 17
125 GENERAL LOT REQUIREMENTS
§ 17.125.010 Intent and purpose.
The purpose of this chapter is to list general lot requirements that are applicable in multiple zones under simplified headings.
(Ord. 4950 § 3, 2010)
§ 17.125.020 Lot consideration for zone reclassification.
An existing lot may be considered for reclassification to another zoning district even though the existing lot does not meet the lot requirements of the proposed zone. However, it may be reason for denial of a zone reclassification if it is determined that the subject lot is substandard in width or area for proper development in the proposed zone district.
(Ord. 4950 § 3, 2010)
§ 17.125.030 Reduction of lot area.
No lot area shall be so reduced or diminished that the lot area, yards or other open spaces shall be smaller than prescribed by this title, nor shall the density of population be increased in any manner except in conformity with the regulations established by this title. Notwithstanding the above, lot area may be reduced below minimum requirements when such reduction results from partial acquisition or dedication for public use.
(Ord. 4950 § 3, 2010)
§ 17.125.040 Greater lot area may be required.
Greater lot areas than those prescribed in the various zones may be required when such greater areas are established by the adoption of a specific plan designating the location and size of such greater required areas.
(Ord. 4950 § 3, 2010)
§ 17.125.050 Substandard lots.
When a lot has less than the minimum required area or width as set forth in any of the zones contained herein, or in an approved specific plan, and was of record on the effective date of this title, such lot shall be deemed to have complied with the minimum required lot area or width as set forth in any such zone or specific plan. However, in the various residential zones, the area per dwelling unit shall remain as specified in each zone, except that in no instance shall this provision prevent the erecting of at least one single-family dwelling on any substandard lot.
(Ord. 4950 § 3, 2010)
§ 17.125.060 Construction of buildings across property lines.
No building or structure shall be constructed or erected across a property line unless it is approved as a part of a specific plan, planned unit development or planned residential development.
(Ord. 4950 § 3, 2010)
§ 17.125.070 Building site area required where portion taken for street.
If a portion of a legally existing lot or parcel of land in any zoning district is acquired for public use in any manner, including dedication, condemnation or purchase, the remainder of such lot or parcel shall be considered as having the required minimum building site area; provided:
A.
After all applicable front and side yard requirements are met, and after at least one-half of the applicable rear yard requirement is met, the remainder of such lot or parcel contains a rectangular space at least 30 feet by 40 feet in size which is usable for a main building.
B.
The remainder of such lot or parcel has an area of at least one-half of that required for a building site in the zoning district in which the lot or parcel is located, except that in zoning districts requiring a building site area of 20,000 square feet or more, a building site of not less than 6,000 square feet shall be required.
C.
The remainder of such lot or parcel has frontage on a street.
(Ord. 4950 § 3, 2010)
§ 17.125.080 Lot frontage requirement.
Any new lot created in the city shall have frontage on a dedicated public street that allows a minimum of 15 feet of usable access. Alternative access may be approved through the PRD, PUD, specific plan, or common interest subdivision process as described elsewhere in this title.
(Ord. 5068 § 3, 2017)
§ 17.125.090 Development of landlocked residential property.
In the RS-40 and RS-20 zones, individual lots may be created and/or developed as described in this section. In the RS-14 zone, a maximum of four lots may be created and/or developed as described in this section.
Upon satisfactory demonstration that it is impossible in a practical manner to otherwise serve an area with direct access to a public street, individual lots may be created and/or developed provided the following conditions are satisfied:
A.
The city shall adopt a specific plan delineating the nonpublic access ways. This specific plan shall meet the following criteria:
1.
Access to five lots or less shall require a minimum 20 feet wide paved roadway.
2.
Access to six or more lots shall require a minimum 22-feet wide paved roadway. A greater width may be required due to the number of lots served, natural slope gradient, and distance to public street intersection.
3.
Roadway grades shall not exceed 10 percent.
4.
Any nonpublic access way serving more than five dwellings shall have access in at least two directions.
5.
The city engineer shall approve the drainage facilities required for such access ways.
6.
The fire department shall approve the adequacy of access and fire protection to each property served by such access way.
7.
Adequate and safe sight distance shall be maintained for all access ways and driveways.
B.
In addition to the standards required in the underlying zones, lots to be served by private access ways shall conform to the following additional criteria:
1.
Each lot shall be provided with at least two additional parking spaces; these spaces may be provided by widening the access way.
2.
Padding for building sites in the RS-40 and RS-20 zones shall be held to an absolute minimum to preserve the natural amenities of the site.
3.
Public utilities including water, telephone and power shall be provided as per existing city regulations.
4.
A means to guarantee maintenance of access way shall be provided.
(Ord. 4950 § 3, 2010)
§ 17.125.100 Property abutting half-streets.
A building or structure shall not be erected or maintained on a lot which abuts a highway or street having only a portion of its required width dedicated, and where no part of such dedication would normally revert to such lot, if the highway were vacated. An exception exists, if the yards provided and maintained in connection with such building or structure have the required width or depth needed to complete the road width, plus the width or depth of the yard requirements on the lot. However, this provision does not require a yard of such width or depth as to reduce the buildable width of a corner lot to less than 40 feet.
(Ord. 4950 § 3, 2010)
§ 17.125.110 Common Interest Developments.
A common interest development may be established in compliance with the standards in this section. A common interest development is reviewed and approved consistent with the approval process for the development and must be accompanied by a Tentative Parcel or Subdivision Map. The conversion of an existing development into a common interest development must comply with Chapter 17.160.
A.
Lots & Sublots
A common interest condominium development may contain sublots consisting of air space or of any reasonable lot area, width, or configuration. The minimum lot frontage requirement on a public street may apply to a private street or may apply to a condominium development in its entirety.
B.
Covenants, conditions and restrictions (CC&Rs)
When a common interest development includes any land or improvements intended for common ownership and/or common maintenance including streets, driveways, parking areas, landscaping, fences, walls, buildings, utilities, recreational facilities or open space, the applicant shall submit proposed covenants, conditions and restrictions which shall run with the land and which clearly set forth both the privileges and responsibilities involved in the common ownership and/or maintenance. The covenants, conditions and restrictions shall be reviewed and approved by the city attorney and the director of community development prior to the issuance of a building permit. A recorded copy of the approved covenants, conditions and restrictions shall be submitted to the city prior to the sale of any unit.
C.
Private Street
A private street or drive aisle that provides access to more than one residence or unit shall be provided as a separate common lot to be held in common ownership. The private street shall be designed to the satisfaction of the City Engineer. Each residential unit shall have guaranteed vehicular and pedestrian access.
D.
Common Areas
All common facilities or amenities shall be held in common and maintained by the Homeowner's Association. All common landscape areas including those common facilities and landscape areas which count toward the required common open space and recreational space requirements may be required to be included as part of a landscape easement which shall be guaranteed for maintenance enforceable by the City of El Cajon.
(Ord. 5068 § 3, 2017)