El Cajon City Zoning Code
CHAPTER 17
140 RESIDENTIAL ZONES
§ 17.140.010 Purpose.
The purpose of this chapter to list regulations relating to residential zones and residential development under simplified headings.
(Ord. 5018 § 39, 2015.)
§ 17.140.020 Residential zoning districts.
The table below lists the residential zoning districts discussed in this chapter.
Table 17.140.020 Residential Zone Table | |
|---|---|
Residential Zones: | Descriptive Zoning District Name: |
O-S | Open space |
PRD | Planned residential development |
RS-40 | Residential, single-family, 40,000 s.f. |
RS-20 | Residential, single-family, 20,000 s.f. |
RS-14 | Residential, single-family, 14,000 s.f. |
RS-9 | Residential, single-family, 9,000 s.f. |
RS-6 | Residential, single-family, 6,000 s.f. |
RM-6000 | Residential, multi-family, 6,000 s.f. |
RM-4300 | Residential, multi-family, 4,300 s.f. |
RM-2500 | Residential, multi-family, 2,500 s.f. |
RM-2200 | Residential, multi-family, 2,200 s.f. |
RM-1450 | Residential, multi-family, 1,450 s.f. |
RM-HR | Residential, multi-family, high-rise |
(Ord. 5018 § 39, 2015.)
§ 17.140.030 Intent of residential zones-Density and general plan consistency.
The General Plan designates residential land use classifications intended to accommodate various densities of residential development within the city. It is the intent of every residential zone established in this title to implement these goals and objectives. The various residential zones contain development standards intended to achieve General Plan goals and objectives by regulating residential development within specific density ranges. No residential subdivision or residential development shall be authorized which exceeds the density provisions of the underlying General Plan land use classification. See Chapter 17.220 for density bonus regulations related to affordable housing projects.
The following table indicates the allowable density in each of the city's residential zones. Within single-family zoning districts (RS designated zones), only one primary dwelling unit is authorized per legally established lot. Multiple family zones (RM designated zones) may contain multiple dwelling units per lot, subject to the density limits described in the table below.
For the purpose of this title, residential density is expressed as dwelling units per square foot of net lot area. However, it may also be expressed as dwelling units per acre of net lot area. Net lot area is calculated by subtracting all portions of the lot, or lots, which have been proposed to be dedicated for public rights-of-way.
Table 17.140.030 Residential Density Table | |
|---|---|
Residential Zone: | Maximum Density: |
O-S1 | See Chapter 17.155 |
PRD | See Chapter 17.165 |
RS-401 | 1 unit/40,000 square foot lot |
RS-201 | 1 unit/20,000 square foot lot |
RS-141 | 1 unit/14,000 square foot lot |
RS-91 | 1 unit/9,000 square foot lot |
RS-61 | 1 unit/6,000 square foot lot |
RM-60002, 3 | 1 unit/6,000 square feet of total lot area |
RM-4300 | 1 unit/4,300 square feet of total lot area |
RM-2500 | 1 unit/2,500 square feet of total lot area |
RM-2200 | 1 unit/2,200 square feet of total lot area |
RM-1450 | 1 unit/1,450 square feet of total lot area |
RM-HR | No density limit in the RM-HR zone |
 |
Notes: | |
|---|---|
1 | Limited to one primary dwelling unit per lot, except in PUD developments. |
2 | In the event a lot was of record having at least 9,900 square feet of gross lot area before required and subsequent street dedications were made, but less than 12,000 square feet of gross lot area when the lot was incorporated into the City of El Cajon, a second dwelling may be constructed, provided all other requirements of this chapter are met. This provision shall apply to those qualifying lots identified in Ordinance 1177, effective April 20, 1960 as highlighted below. |
3 | The maximum number of dwelling units shall not exceed three per lot unless a project is approved in accordance with Chapter 17.60 of this title. |
(Ord. 5018 § 39, 2015.)
§ 17.140.040 Special district requirements for the O-S and PRD zones.
§ 17.140.050 General lot requirements.
For general provisions related to lots, including provisions for substandard lots, reductions in minimum lot area, construction across property lines, and development of lots subject to acquisition of land for public use, refer to Chapter 17.125.
(Ord. 5018 § 39, 2015.)
§ 17.140.060 Residential lot requirements.
Table 17.140.060 Residential Lot Requirements | ||||
|---|---|---|---|---|
Residential Zone: | Lot Area: | Lot Width: | Lot Depth: | Flag Width: |
O-S | See Chapter 17.155 | See Chapter 17.155 | See Chapter 17.155 | See Chapter 17.155 |
PRD | See Chapter 17.165 | See Chapter 17.165 | See Chapter 17.165 | See Chapter 17.165 |
RS-40 | 40,000 s.f.1 | 100 ft. | 90 ft.4 | 20 ft. |
RS-20 | 20,000 s.f.2 | 100 ft. | 90 ft.4 | 20 ft. |
RS-14 | 14,000 s.f.3 | 90 ft. | 90 ft.4 | 20 ft. |
RS-9 | 9,000 s.f. | 70 ft. | 90 ft.4 | 20 ft. |
RS-6 | 6,000 s.f. | 60 ft. interior 70 ft. corner | 90 ft.4 | 20 ft. |
RM-6000 | 6,000 s.f. | 50 ft. | 90 ft.4 | n/a |
RM-4300 | 6,500 s.f. | 65 ft. | 90 ft.4 | n/a |
RM-2500 | 7,000 s.f. | 70 ft. | 90 ft.4 | n/a |
RM-2200 | 7,000 s.f. | 70 ft. | 90 ft.4 | n/a |
RM-1450 | 7,000 s.f. | 70 ft. | 90 ft.4 | n/a |
RM-HR | 20,000 s.f. | 100 ft. interior 110 ft. corner | 90 ft.4 | n/a |
Notes: | |
|---|---|
1 | The minimum required lot area shall be 40,000 square feet, except when two or more lots are created by subdivision or parcel map, the total lot area of all lots, permanently reserved open space, and community recreation areas, not including street area, divided by the total number of residential building lots, shall not be less than 40,000 square feet; at least 1/2 of all residential building lots shall contain not less than 40,000 square feet; in no case shall a lot contain less than 24,000 square feet. |
2 | The minimum required lot area shall be 20,000 square feet, except when two or more lots are created by subdivision or parcel map, the total lot area of all lots, permanently reserved open space, and community recreation areas, not including street area, divided by the total number of residential building lots, shall not be less than 20,000 square feet; at least 1/2 of all residential building lots shall contain not less than 20,000 square feet; in no case shall a lot contain less than 12,000 square feet. |
3 | The minimum required lot area shall be 14,000 square feet, except when two or more lots are created by subdivision or parcel map, the total lot area of all lots, permanently reserved open space, and community recreation areas, not including street area, divided by the total number of residential building lots, shall not be less than 14,000 square feet; at least 1/2 of all residential building lots shall contain not less than 14,000 square feet; in no case shall a lot contain less than 9,000 square feet. |
4 | Unless specifically waived by the city council at the time of map approval, maximum lot depth is limited to three times the average lot width. |
(Ord. 5081 § 7, 2019.)
§ 17.140.065 Urban lot splits.
A.
Urban Lot Splits Generally.
1.
Purpose and Intent. The purpose of this section is to provide regulations for urban lot split parcel maps in single-family residential zones in accordance with Government Code section 66411.7, or any successor statute. The intent of this section is to provide objective standards for the orderly development of urban lot splits.
2.
An "urban lot split" means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this section and located within the O-S, RS-40, RS-20, RS-14, RS-9, or RS-6 zones.
3.
An application for an urban lot split parcel map shall be considered ministerially, without discretionary review or a hearing, if it meets all of the standards in this section.
4.
No person shall create an urban lot split subdivision except by the filing of a parcel map approved pursuant to the Subdivision Map Act.
5.
One of the parcels created by an urban lot split shall not be less than forty percent of the area of the original parcel before subdivision and shall be no less than one thousand two hundred square feet.
6.
An urban lot split shall be prohibited in each of the following circumstances:
a.
The parcel contains a designated historic landmark or is on the State Historic Resources Inventory, or is within a designated historic district.
b.
The urban lot split would require demolition or alteration of any of the following:
c.
The parcel was created by prior urban lot split as provided by this section.
d.
The owner of the parcel or any person acting in concert with the owner of the parcel has previously subdivided an adjacent parcel utilizing the urban lot split process.
e.
The parcel does not satisfy the requirements specified in subparagraphs (B) through (K), inclusive, of paragraph (6) of subdivision (a) of Government Code section 65913.4 regarding prime farmland, wetlands, fire hazard severity zones, earthquake faults, flood hazards, conservation easements, and habitat for protected species.
7.
Parcels created by an urban lot split shall be limited to only residential uses.
8.
Notwithstanding any other provision, regulation, or standard, the development of at least two units of a minimum of eight hundred square feet shall not be precluded on each lot of a parcel otherwise eligible for an urban lot split.
9.
Prior to recordation of the urban lot split parcel map, an applicant, except a community land trust or qualified nonprofit corporation, for an urban lot split shall sign an affidavit that the applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of approval of the urban lot split.
10.
Prior to recordation of the urban lot split parcel map, the City shall cause to be recorded a Notice of Restriction against the property, of a form and content satisfactory to the director of community development and city attorney. The Notice of Restriction shall require that the use and development of the property be in accordance with this section, and to notify future owners of the restrictions on rental terms and the restrictions on the number of dwelling units permitted.
B.
Application and Approval of an Urban Lot Split.
1.
The subdivider applying for an urban lot split shall file the following material with the community development director.
a.
A fee determined by city council resolution.
b.
Urban lot split parcel map copies in the quantity to be specified by the director.
c.
A grading plan may be required if grading activities exceed the thresholds contained in section 15.64.020 of this code.
d.
An urban lot split parcel map shall be acceptable only with the written consent of all parties having any record title interest in the real property to be subdivided.
2.
The director is directed to:
a.
Obtain the recommendations of the building official and fire marshal with respect to the design and the kind, nature and extent of the required improvements. Such recommendations shall be in writing and a copy shall be furnished to the subdivider before any action on an urban lot split map.
b.
Prescribe the kind, nature and extent of the improvements to be constructed or installed in or to serve the subdivision for which an urban lot split parcel map is filed, and to establish agreements with the subdivider regarding the time when such improvements shall be required.
c.
Approve, conditionally approve or disapprove urban lot split parcel maps filed pursuant to this section.
d.
Extend the time at which an urban lot split parcel map expires. Such an extension shall not exceed twelve months at any one time nor shall the aggregate of all extensions equal more than twenty-four months.
e.
Certify each urban lot split parcel map in accordance with this Title.
3.
An urban lot-split may be denied if the building official makes a written finding, based on a preponderance of the evidence, that the proposed urban lot split would have a specific, adverse impact as defined and determined in Government Code section 65589.5(d)(2), upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate the specific, adverse impact.
4.
An urban lot split parcel map shall be disapproved for failure to meet or perform any of the requirements or conditions imposed by this section or the Subdivision Map Act, and city of El Cajon ordinances enacted pursuant thereto.
5.
After the approval by the city of an urban lot split parcel map, the city shall transmit the map the county recorder.
C.
Requirements for Urban Lot Splits.
1.
An urban lot split parcel map must be prepared in full compliance with the objective standards of the Subdivision Map Act and this Title.
2.
Easements sufficient to permit installation and maintenance of publicly maintained storm drainage facilities, sewerage, street lighting, and other public utilities shall be provided and shall be shown on the map.
3.
Each lot shall have access to a dedicated street or a street offered for dedication provided that access to the lot to be subdivided may be effected by a private road easement.
b.
Emergency vehicular access shall be provided to all lots in accordance with the California Fire Code. Turnaround areas may be required.
c.
The minimum width of an easement for pedestrian access only shall be five feet, as long as the lot depth does not exceed 150 ft. from the dedicated street, otherwise vehicle access requirements in sections 17.140.065(C)(3)(a) and 17.140.065(C)(3)(b) above shall apply.
4.
Private improvements required for the subdivision shall be shown on or indicated as a condition of approval on the urban lot split parcel map. The minimum required improvements shall be:
a.
Storm drainage and flood control facilities within the subdivision sufficient to carry storm runoff both tributary to and originating within the subdivision.
b.
Access public sewer system serving each lot of the subdivision.
c.
Fire hydrants and connections which shall be of the types and at locations specified by the fire marshal.
d.
A water supply system providing an adequate supply of potable water to each lot and fire hydrant within the subdivision. The water system shall be of the size and design prescribed by the applicable water district, subject to the approval of the city engineer.
e.
Public utilities including gas, electric and telephone distribution facilities necessary to separately serve each lot of the subdivision.
f.
Plans, profiles and specifications of required improvements shall be furnished to, and approved by, the city engineer prior to the approval of the parcel map. Construction of improvements shall not be required until such time as a permit or other grant of approval for development of the parcel is issued or deferred through a bond or agreement.
D.
Unit Standards.
1.
Quantity. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this paragraph, "unit" means any dwelling unit, including, but not limited to, a primary dwelling unit, two-family dwelling, an ADU, or a JADU.
2.
3.
Setbacks. All setbacks must conform to those objective setbacks that are imposed through the underlying zone, except for the following:
a.
No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.
b.
Interior setbacks shall comply with Title 15 Buildings and Construction.
c.
Side and rear property line setbacks shall be a minimum of three feet subject, however, to paragraph (D)(4) of this section.
4.
Height. Units shall comply with the height restrictions of the underlying zone. Units that are located within the side or rear yard setback for the underlying zone shall be no more than: 12 feet in height at a three foot setback; 16 feet in height at a four foot setback; and 20 feet at a five foot setback.
5.
Legal nonconforming uses. The correction of legal nonconforming zoning conditions shall not be required as a condition of approval of an urban lot split parcel map.
6.
Administrative relief; two units. The restrictions set forth in paragraph (D)(4) of this section notwithstanding, the Community Development Director may grant administrative relief if the objective unit standards do not allow the construction of two units on each lot of at least 800 square feet in size. Administrative relief will first be considered at a five foot setback, and if two units on each lot of at least 800 square feet in size remain infeasible, administrative relief will then be considered at a four foot setback. If two units of at least 800 square feet in size remain infeasible at a four foot setback, administrative relief will then be considered at a three foot setback.
(Ord. 5131 § 17, 2022.; Ord. 5136 § 8, 2023)
§ 17.140.070 Panhandle and flag lots.
In single-family residential zones, panhandle or flag lots may be created by subdivision or parcel map provided that they include a projection with a minimum width of 20 feet connecting the lot to frontage on a public street. The projection shall be used as a driveway providing access to the panhandle or flag lot; however, the area of such projection shall not be included for the purposes of meeting the minimum lot area requirements of this title. The maximum length of such driveway projections shall be 300 feet. If the driveway is longer than 200 feet, the grade of the driveway shall not exceed ten percent, unless a steeper driveway is approved by the Fire Department. When two flag lots are created side by side, and the length of the two flag projections are abutting, and both property owners are guaranteed the right to use both adjacent driveways, the driveway width may be reduced to 15 feet for each individual adjacent lot, for a combined width of 30 feet for the shared driveway.
(Ord. 5018 § 39, 2015.)
§ 17.140.080 Distance between residential buildings.
Except as provided elsewhere in this title, the distance between any detached buildings used for human habitation on the same single-family lot shall not be less than six feet and on the same multi-family lot shall not be less than 12 feet.
(Ord. 5142, 5/28/2024)
§ 17.140.090 Setbacks.
The following table lists the minimum setbacks for primary structures in residential zones. The areas subject to building setback restrictions are referred to as "yards." In multiple family zones where two or more residential buildings are, by definition of this title, considered main buildings, then the front yard requirement shall apply only to the building closest to the front lot line, the rear yard requirement shall only apply to the building closest to the rear lot line, and the side yards shall be maintained along both sides of the entire lot. The endnotes at the bottom of the table contain information that modifies the information listed in the table's matrix. See Section 17.140.120 for accessory structure setbacks.
Table 17.140.090 Setbacks | |||||
|---|---|---|---|---|---|
Residential Zone: | Front Yard Setback: | Cul-de-sac Front Yard Setback: | Exterior Side Yard Setback: | Interior Side Yard Setback: | Rear Yard Setback: |
O-S | See Ch. 17.155 | ||||
PRD | See Ch. 17.165 | ||||
RS-40 | 30 ft.1 | 20 ft.2 | 15 ft.3 | 15 ft. | 25 ft.5 |
RS-20 | 20 ft.1 | 10 ft.2, 3 | 12 ft.3 | 6 ft.—12 ft.4 | 25 ft.5 |
RS-14 | 20 ft.1 | 10 ft.2, 3 | 12 ft.3 | 6 ft.—12 ft.4 | 25 ft.5 |
RS-9 | 20 ft.1 | 10 ft.2, 3 | 10 ft.3 | 6 ft.—10 ft.4 | 25 ft.5 |
RS-6 | 20 ft.1 | 10 ft.2, 3 | 10 ft.3 | 5 ft.—10 ft.4 | 15 ft.5&6 |
RM-6000 | 20 ft. | 20 ft.2 | 10 ft.3 | 5 ft. | 10 ft. |
RM-4300 | 20 ft. | 20 ft.2 | 10 ft.3 | 6 ft. | 12 ft. |
RM-2500 | 20 ft. | 20 ft.2 | 10 ft.3 | 6 ft. | 12 ft. |
RM-2200 | 10 ft. | 10 ft.2, 3 | 10 ft.3 | 6 ft. | 12 ft. |
RM-1450 | 10 ft. | 10 ft.2, 3 | 10 ft.3 | 5 ft. | 10 ft. |
RM-HR | 20 ft.7 | 20 ft.7 | 20 ft.7 | 15 ft.7 | 15 ft.7 |
Notes: | |
|---|---|
1 | Side entry garages may be 20 ft. from the front property line in the RS-40 zone. They may be 15 ft. from property line in the RS-20, through RS-6 zones. |
2 | Distance to be measured on an arc parallel to the front property line. This modified front yard shall extend around the circumference of the cul-de-sac only to the points at which the projections of the required front yard on portions of the street not located on the cul-de-sac intersect the arc of the modified front yard. |
3 | Direct entry garages and carports shall maintain a 20 ft. setback. |
4 | As required in Section 17.130.240, if there is no rear-yard access from the street, or alley, the lot must provide an unobstructed 10 ft. setback on one side of the house for vehicular access. The 10 ft. setback is not required for existing and permitted houses that were constructed with a reduced setback. |
5 | Attached, open carport or patio may be 12 ft. from property line not to exceed 50% of lot width. |
6 | New patio covers may not be located within the setbacks. Existing and permitted covered patios may be enclosed and may be located as close as 12 ft. to the rear property line. |
7 | Except as modified by Specific Plan No. 182. |
(Ord. 5018 § 39, 2015.)
§ 17.140.100 Building height.
The following table lists the maximum heights for primary structures in residential zones. The endnotes at the bottom of the table contain information that modifies the information listed in the table's matrix. See section 17.140.120 for accessory structure height requirements.
Table 17.140.100 Building Height | |
|---|---|
O-S | See Chapter 17.155 |
PRD | See Chapter 17.165 |
RS-40 | 35 ft. |
RS-20 | 35 ft. |
RS-14 | 35 ft. |
RS-9 | 35 ft. |
RS-6 | 35 ft. |
RM-6000 | 25 ft. |
RM-4300 | 35 ft. |
RM-2500 | 25 ft. |
RM-2200 | 35 ft. |
RM-1450 | 45 ft. |
RM-HR | Subject to the provisions of Specific Plan No. 182, Transit District Specific Plan, and Mixed-Use Overlay Zone |
(Ord. 5136 § 10, 2023.)
§ 17.140.110 Lot coverage.
The following table lists the maximum lot coverage in residential zones. Lot coverage includes all covered structures including primary and accessory structures. Overhead lattices and trellises shall also contribute to lot coverage calculations. The endnotes at the bottom of the table contain information that supplements the information listed in the table's matrix.
Table 17.140.110 Lot Coverage | |
|---|---|
O-S | See Chapter 17.155 |
PRD | See Chapter 17.165 |
RS-40 | 30% |
RS-20 | 40% |
RS-14 | 40% |
RS-9 | 40% |
RS-6 | 40% |
RM-6000 | 40% |
RM-4300 | 50% |
RM-2500 | 55% |
RM-2200 | 55% |
RM-1450 | 60% |
RM-HR | 50% |
(Ord. 5131 § 18, 2022.)
§ 17.140.120 Accessory structures.
Accessory structures such as detached garages, carports, workshops, game rooms, poolrooms, clubhouses, storage buildings, and sheds are permitted in residential zones, subject to the following provisions:
A.
Accessory structures shall not be used as dwelling units.
B.
Accessory structures shall not include kitchen facilities, except for approved common area buildings in multi-family complexes or common interest developments.
C.
The total combined floor area of all accessory and primary structures on a lot shall not exceed the maximum lot coverage of the underlying zones.
D.
Accessory structures, no greater than 12 feet in height, are subject to a minimum three foot setback from the interior side and rear yard property lines.
E.
Accessory structures, greater than 12 feet in height, are subject to a minimum five foot setback from the interior side and rear yard property lines.
F.
Accessory structures are limited to a height of 20 feet.
G.
An individual accessory structure shall not be larger than the primary dwelling unit. Accessory structures with a footprint greater than 1,200 square feet are subject to the approval of a minor use permit, in conformance with Chapter 17.58.
H.
Accessory structures may include electrical service, a sink, a water heater, and hookups for washers and dryers.
I.
Accessory structures may include a bathroom.
J.
Accessory structures shall not be located closer than six feet from any other structure in any single-family zone.
K.
Accessory structures shall not be located closer than 12 feet from any structure used for human habitation in any multi-family zone. Accessory structures shall not be located closer than six feet from any other accessory structure in any multi-family zone.
L.
Accessory structures shall be located to the rear of (behind) the front of the main buildings on the lot. In instances where the main structure(s) is/are located to the rear of the lot, the director may authorize accessory structures in front of the main building. However, in no instance may such accessory structures be located in any required setback area.
M.
Accessory structures located to the rear (behind) the front of the main buildings may be located as close as three feet from interior side and rear property lines. However, no accessory structure may be located in any exterior side yard setback area.
N.
Accessory structures may not be located within five feet of an alley.
O.
Detached garages and carports that are entered directly from a street shall maintain a minimum distance of 20 feet from the street property line. If such a structure is entered directly from an alley, it shall maintain a distance of five feet from the alley.
P.
The roof of an accessory structure may project to within one and one-half (1-1/2) feet of an interior side or rear property line.
Q.
Accessory structures used for the keeping of animals are subject to the distance requirements listed in Chapter 17.205.
R.
Temporary structures, including structures made of metal, wood, canvas, vinyl, palm fronds, bamboo or similar materials are prohibited in all required exterior yards and in all areas between the public right-of-way and the front of the main structure on the lot. When located behind the front of the main structure on the lot, they are subject to all other provisions of this title.
S.
Notwithstanding other provisions of this section stated above, one temporary shade structure may be allowed in front of the main structure, under the limited circumstances listed in section 17.225.160, and subject to the approval of an administrative zoning permit described in Chapter 17.40.
§ 17.140.130 Parking and driveways.
For general residential parking requirements, including minimum driveway widths and parking area development standards, refer to Chapter 17.185. For parking requirements in a planned residential development, refer to Chapter 17.165. For parking requirements in a planned unit development, refer to Chapter 17.60.
(Ord. 5018 § 39, 2015.)
§ 17.140.140 Landscaping and recreational open space.
B.
Multi-family residential developments must provide a minimum of 225 square feet of combined common and private recreational open space per dwelling unit where a minimum of 36 square feet per unit is provided in the form of private open space of at least six feet in any direction.
1.
Private yards, for individual dwelling units in projects of 11 or more units and which have minimum dimensions of 10 feet by 10 feet (100 square feet minimum), may be counted as satisfying up to 50 percent of the recreational open space area requirement.
2.
Private yards for individual dwelling units in projects of 10 units or less may satisfy 100 percent of the recreational open space requirement with private yards that have minimum dimensions of 10 feet by 10 feet.
(Ord. 5131 § 19, 2022.)
§ 17.140.150 Fences, hedges, and walls.
For regulations pertaining to fences, walls, and hedges in residential zones, refer to Chapter 17.130.
(Ord. 5018 § 39, 2015.)
§ 17.140.160 Use of exterior yard areas.
The following regulations shall apply to the use of all areas designated as front yard setback areas and all areas on corner lots, including reverse corner lots, designated as exterior side yard setback areas:
A.
The following classifications of objects and/or use shall be permitted, provided that they do not constitute a hazard to health or safety, are securely mounted or supported where required, and are properly maintained:
2.
Driveways and other paved parking areas not to exceed 50 percent of the required front yard setback area in single-family residential zones. However, single-family lots fronting on a cul-de-sac may exceed this limit, as necessary, to provide a paved driveway adequate in width to access garage parking;
3.
Patio furniture;
4.
Currently licensed automobiles, boats, trailers and unoccupied recreational vehicles, motorhomes, and campers may be parked or stored on designated paved parking areas. No automobile, boat, trailer, motor home or camper shall be repaired, dismantled or allowed to remain in a dismantled and/or inoperable condition for periods exceeding 72 hours in succession. No automobile, recreational vehicle, boat, motor home, trailer or camper may be parked on the required landscaped area;
5.
Building materials during periods of construction or remodeling on any lot or lots where a valid building permit has been issued and is in effect; and
6.
Subterranean shelters and storage rooms provided that there is no visual evidence of such facilities visible from the public right-of-way.
B.
A temporary shade structure, in compliance with Section 17.225.160, shall be permitted, subject to approval of an administrative zoning permit.
C.
Notwithstanding the provisions of subsections (A) and (B) of this section, nothing shall be placed or permitted to remain in such a position or location as to interfere with sight distance necessary for the safe passage of pedestrians and/or vehicles and emergency units along the public ways, or interfere with light and air reasonably necessary for structures used for human occupancy.
(Ord. 5018 § 39, 2015.)
§ 17.140.170 Single-family dwelling review procedures.
Any new building permit application for a single-family dwelling (including manufactured housing), an addition to a single-family dwelling, a structure accessory to a single-family dwelling, or an accessory dwelling unit in the city shall be subject to the following provisions:
A.
The primary dwelling unit and entryway shall face the primary street. In the case of a corner lot, the entryway may face either public right-of-way.
B.
The building plan elevations shall include notations specifying a minimum 12-inch roof overhang (eave), and the type of material to be used for roofing and siding.
C.
Regardless of building material, all elevations shall include painted surfaces, weather-resistant enamel finishes or finished materials that are non-reflective.
D.
All additions to existing structures and all accessory structures larger than 120 square feet shall be designed and constructed to be aesthetically compatible with the existing primary structure through the use of the same colors, textures, and materials.
E.
Accessory dwelling units authorized pursuant to section 17.140.180(C)(1) shall not be subject to this section.
F.
Structures shall meet the following design standards:
1.
Architectural design shall be represented on all building elevations in accordance with section 17.140.170(E)(3).
2.
Transparent windows shall not use tinted, mirrored, or highly reflective glass using non-reflective glass are required. Transparency is measured as a percent of the wall plane starting from the base of the house to the start of the roofline, except for gabled portions of the wall plane not containing livable floor area. All wall planes shall incorporate transparency as follows:
3.
Building elevations shall not include blank wall faces. Each wall face with a length greater than 12 feet shall include a minimum of three of the following design features (See Figure 17.140.170(B)):
a.
Variation in building materials, whereas a minimum of three facade finishes are provided. Facade finishes include, but are not limited to, materials such as wood, siding, stone, brick, and stucco;
b.
Structural or decorative lintels or other similar window and doorway trim;
c.
Entryway lighting features such as pendant lights or sidelights;
d.
Shutters or awnings;
e.
Doors, which include windows;
f.
Door entries that provide protection from the sun using porticos or roof overhangs.
g.
Garage door panels which include windows; or
h.
Contrasting trim or molding.
Figure 17.140.170(B) Design Features on Building Elevations  |
4.
Accessory structures shall have comparable roof style to the primary structure.
5.
Roof and wall planes shall be different colors.
6.
No single building elevation may exceed 30 feet in length. A single wall plane is defined as a surface without architectural relief or projection. See Figure 17.140.170(C). Standards for architectural relief or projection are as follows:
a.
Shall be provided at a minimum 18 inches in depth; and
b.
Shall be provided at a minimum four feet in width; and
c.
May be provided as a step-back or overhang of a second-story wall plain or as a structural design feature such as bay windows; and
d.
Architectural projection and relief is not required for single-story buildings not greater than 16 feet in height on wall planes facing interior or rear property lines.
7.
Garage conversions shall not include entryways that face the street.
Figure 17.140.170(C) Architectural Relief and/or Projection  |
G.
Garages are subject to the following standards:
1.
The garage shall not be located closer to the front setback line than the primary street facing facade of the primary dwelling unit.
2.
The garage shall not occupy more than 50 percent of the ground-level width facing the primary street. See Figure 17.140.170(D).
3.
The garage shall not take the place of the main entryway.
Figure 17.140.170(C) Architectural Relief and/or Projection  |
H.
Landscaping, placement of the structure and screening shall not be substituted for architecturally and aesthetically integrated design.
I.
An addition to a single-family dwelling that is less than 25% of the square footage of the existing dwelling is exempt from section 17.140.170(F), but the addition shall be required to include building materials and features that are consistent with the existing dwelling.
§ 17.140.180 Accessory and junior accessory dwelling units.
The standards set forth in this section may be applied to any lot in the city permitting single-family or multifamily primary residential uses each, an "eligible lot." For lots zoned to permit single-family dwelling units, these standards are applicable in conjunction with a proposed or existing primary dwelling unit upon such lot. For lots zoned to permit multifamily dwelling units, these standards are applicable in conjunction with an existing or proposed primary multifamily dwelling.
A.
Permit Required. A building permit is required for any new accessory or junior accessory dwelling unit.
B.
Number of ADUs. The number and types of accessory dwelling units allowed shall include all ADU combinations described in Government Code section 66323.
1.
Lots with Single-Family Dwelling Units. For each eligible single-family lot, up to one accessory dwelling unit and one junior accessory dwelling unit may be permitted with an existing or proposed single-family dwelling unit.
2.
Lots with Multifamily Dwelling Units. Accessory dwelling units may be permitted with existing or proposed multifamily dwelling units in accordance with the following:
a.
At least one unit and up to 25% of the existing number of multi-family dwelling units may be permitted within portions of an existing multi-family development in those areas that are not used as livable space including (but not limited to) storage rooms, basements, garages, attics, or other similar areas that may be converted.
b.
For a proposed multi-family development, in addition to the provisions of subsection (B)(2)(a), for each eligible multi-family lot, up to two detached accessory units may be constructed, subject to four foot side and rear setbacks and a height limit of 16 feet and three foot side and rear setbacks and a height of 12 feet.
C.
Size.
1.
Lot Coverage; Open Space Requirements. Each eligible lot, regardless of the size of the primary dwelling unit, maximum lot coverage, or minimum open space requirements may include an attached or detached accessory dwelling unit created subject to Government Code section 66323;
2.
Maximum Unit Size. For each eligible lot, the maximum size of an attached or detached accessory dwelling unit shall be not more than 1,200 square feet of habitable space, but under no circumstances shall the attached or detached accessory dwelling unit be larger than the primary dwelling unit when including attached non-habitable spaces such as garages;
3.
Efficiency Units. The unit size for an attached or detached accessory dwelling unit or junior accessory dwelling unit shall, at a minimum, meet the standards for an efficiency unit as defined by the California Health and Safety Code section 17958.1. Minimum standards shall be applied through the building code; and
4.
Junior ADUs. A junior accessory dwelling unit shall not exceed an area of 500 square feet.
D.
Parking.
1.
Except as otherwise provided in this subsection, one additional paved off-street parking space per accessory dwelling unit must be provided. Such parking space may be provided as a tandem space and/or located in the required front yard setback area if in compliance with the paved parking standards listed in section 17.140.160. Parking is not required to be provided in any of the following circumstances:
a.
Proximity to public transit. Unit is located within one-half mile of public transit, including light rail and bus stations;
b.
Historical/Architectural significance. Unit is located within an architecturally and historically significant residence historic district;
c.
Primary dwelling units. Unit is part of the proposed or existing primary dwelling unit, or an accessory structure as defined in section 17.140.120 (Accessory structures);
d.
Junior ADU. Unit is a junior accessory dwelling unit or is part of an existing primary dwelling unit or an existing accessory structure;
e.
On-street parking permit. On-street parking permits are required but not offered to the occupant of the accessory dwelling unit;
f.
Car -share program. There is a car-share program located within one block of the accessory dwelling unit; or
g.
When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot, provided that the accessory dwelling unit or the parcel satisfies any other criteria listed in this section.
E.
Standards of Development.
1.
Conversion for an Accessory Dwelling Unit. Existing permitted structures converted to an accessory dwelling unit either attached or detached to the primary dwelling unit such as a garage or other accessory building shall meet the following requirements:
2.
Detached Accessory Dwelling Unit. New detached structures for accessory dwelling units shall meet the following requirements unless such requirements prohibit an accessory dwelling unit created subject to Government Code section 66323:
a.
Conformity with all requirements of the zone in which the unit is located, except as identified in paragraphs (2)(b) through (g), below. Additionally, detached accessory dwelling units shall be located outside of the front and exterior setback unless this requirement would prohibit an accessory dwelling unit of at least 800 square feet in area;
b.
Limited to the maximum height of the underlying zone when located within the primary dwelling unit setback requirements. Height limitations for areas outside of the primary dwelling unit setbacks are as follows:
i.
Maximum height of 20 feet with a five foot setback; no more than 16 feet with four foot setback; and no more than 12 feet with a three foot setback,
ii.
When the detached accessory dwelling unit is within one-half mile walking distance of a major transit stop or a high-quality transit corridor the height is limited to 18 feet with up to two additional feet permitted to accommodate a roof pitch so long as it is aligned with the roof pitch of the primary dwelling,
iii.
When the detached accessory dwelling unit is located on a lot with an existing or proposed single-family or multifamily dwelling that is two stories or greater, the height is limited to 18 feet;
c.
Subject to a minimum three foot rear and side setback;
d.
In accordance with the California Health and Safety Code requirement, no fire sprinkler system is required unless provided for the primary dwelling unit and the construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling;
f.
Attached covered patios, porches and similar covered areas intended to be used by the occupant of the accessory dwelling unit, except for a two-car garage or carport, shall be included in the maximum floor area of the proposed unit; and
g.
The proposed accessory dwelling unit shall be constructed of similar building materials, colors, and with a similar architectural style to the primary dwelling unit.
3.
Attached Accessory Dwelling Unit. New attached accessory dwelling units shall meet the following requirements unless such requirements prohibit an accessory dwelling unit of at least 800 square feet in area with three foot rear and side setbacks:
a.
Conformity with all requirements of the zone in which the unit is located, except as identified in paragraphs (3)(b) through (g), below;
b.
Limited to the maximum height of the underlying zone when located within the primary dwelling unit setback requirements and to a maximum height of 25 feet with a four foot setback; no more than 16 feet with four foot setback, and no more than 12 feet with a three foot setback;
c.
Subject to a minimum three foot rear and side setback;
d.
In accordance with the California Health and Safety Code requirement, no fire sprinkler system is required unless provided for in the primary dwelling unit and the construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. If an accessory dwelling unit is attached to the primary single-family dwelling unit, the wall separating units shall be as required by the California Building Code, and/or the California Residential Code or both;
f.
Attached covered patios, porches and similar covered areas intended to be used by the occupant of the accessory dwelling unit, except for a two-car garage or carport, shall be included in the maximum floor area of the proposed unit; and
g.
The proposed accessory dwelling unit shall be constructed of similar building materials, colors, and with a similar architectural style to the primary dwelling unit.
4.
Junior accessory dwelling units shall meet the following requirements:
a.
Shall be created within the existing walls of the primary dwelling unit. For purposes of this section, enclosed uses within the residence, such as attached garages, are considered a part of the proposed or existing single-family residence;
b.
Shall include an independent exterior access from the primary dwelling unit;
c.
Shall include an efficiency kitchen that consists of:
i.
A sink with a minimum waste line diameter of one and one-half inches;
ii.
A cooking facility with appliances that have electrical service equal to or greater than 120 volts or natural or propane gas; and
iii.
A food preparation counter and storage cabinets that are reasonable to the size of the unit; and
d.
No additional parking shall be required for the junior accessory dwelling unit.
F.
Standards of Performance. Every junior accessory dwelling unit approved by this Title shall meet the following standards of performance:
1.
Owner Occupancy. The property owner must occupy either the primary dwelling unit or the junior accessory dwelling unit, unless the property owner is a governmental agency, land trust, or housing organization. Should this requirement not be honored by the property owner, it will be cause to have the junior accessory dwelling unit removed in accordance with appropriate procedures.
2.
Recorded Restrictions. A notice of restriction shall be recorded so that it appears in the chain of title for the property. A building permit will not be finalized without proof of recordation of the notice of restriction.
3.
Common Ownership. The unit shall not be sold separate from the primary dwelling unit.
4.
Minimum Term. Tenancy shall not be less than 30 days.
G.
Fees.
1.
Development Impact Fees; Applicability. Development Impact Fees for ADUs and JADUs shall comply with Chapter 17.25 Procedures, Hearings, Notices and Fees.
2.
Fee Waiver. In addition to the requirements in Chapter 17.25, ADUs or JADUs that are less than 750 square feet shall not be subject to any impact fees. Any impact fees charged for an ADU more than 750 square feet shall be charged proportionately in relation to the square footage of the primary dwelling unit.
H.
Special Exemption from City Standards. Notwithstanding other provisions of this title, the addition of an accessory or junior accessory dwelling unit on a lot as provided under this section of and by itself will not initiate requirements for any new or updated standards relating to the existing residential structure. Such standards or requirements that would otherwise apply will be deferred until the normal operation of those other city code sections come to apply to such property. Such deferral of new or updated standards will not be granted for any building or portion thereof that was constructed illegally, nor will such deferral be granted for required public improvements. It is the clear intent of this subsection that the existing standards which were legally provided on the existing residential structure may remain as they were prior to the construction of the second-family unit.
§ 17.140.190 Planned unit developments.
A planned unit development (PUD) may be established in any residential zone and permits greater flexibility of development standards than provided in this chapter. Refer to Chapter 17.60 for regulations pertaining to PUDs.
(Ord. 5018 § 39, 2015.)
§ 17.140.200 Modified development standards for affordable housing.
Modified development standards for affordable housing shall be provided subject to the provisions in section 17.220.010.
(Ord. 5142, 5/28/2024)
§ 17.140.210 Residential land use table.
The following table lists uses that may be established in residential zones. The abbreviations used in the land use table shall have the following meanings:
A | "A" means "adult entertainment permit" |
C | "C" means "conditional use permit" |
D | "D" means "director's determination" |
MC | "MC" means "minor conditional use permit" |
MUP | "MUP" means "minor use permit" |
P | "P" means "permitted use" |
S | "S" means "site development plan permit" |
T | "T" means "temporary use permit" |
Z | "Z" means "administrative zoning permit" |
X | "X" means "not permitted" |
In addition to the abbreviated terms listed above, the land use table incorporates endnotes, which are indicated by numerical designators in the final column of the table. The numerical designators correspond with written notes listed at the bottom of the table. The notes provide additional information and direct readers to other applicable sections of the El Cajon Municipal Code.
Table 17.140.210 Residential Land Use Table | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Residential Zones | PRD | RS-40 | RS-20 | RS-14 | RS-9 | RS-6 | RM-6000 | RM-4300 | RM-2500 | RM-2200 | RM-1450 | RM-HR | Notes |
Primary Residential Uses (subject to density restrictions) | |||||||||||||
Congregate care facility | X | X | X | X | X | X | X | X | P | P | P | P | |
Dwellings; up to three detached single-family homes on the same lot, including common interest developments | X | X | X | X | X | X | P | X | X | X | X | X | 2 |
Dwellings; multi-family, attached or detached, including common interest developments | X | X | X | X | X | X | X | P | P | P | P | P | 2 |
Dwelling; single-family detached | P | P | P | P | P | P | P | P | P | P | P | P | 2 |
Farmworker housing | X | P | P | X | X | X | X | X | X | X | X | X | |
Foster family home | P | P | P | P | P | P | P | P | P | P | P | P | |
Foster family institution | X | C | C | C | C | C | C | C | X | X | X | C | |
Group residential | X | X | X | X | X | X | C | C | C | C | C | C | 3 |
Manufactured home | P | P | P | P | P | P | P | P | P | P | P | P | |
Residential care facility for 6 or fewer | P | P | P | P | P | P | P | P | P | P | P | P | |
Residential care facility for 7 or more | C | C | C | C | C | C | C | C | C | C | C | C | 4 |
Supportive housing | P | P | P | P | P | P | P | P | P | P | P | P | |
Transitional housing | P | P | P | P | P | P | P | P | P | P | P | P | |
Accessory Residential Uses | |||||||||||||
Accessory structures | X | P | P | P | P | P | P | P | P | P | P | P | 5 |
Bed and breakfast | X | Z | Z | Z | Z | Z | Z | Z | Z | Z | Z | X | 6 |
Family day care home, large | P | P | P | P | P | P | P | P | P | P | P | P | |
Family day care home, small | P | P | P | P | P | P | P | P | P | P | P | P | |
Home occupation business | P | P | P | P | P | P | P | P | P | P | P | P | 7 |
Keeping of bees for personal use | X | P | P | X | X | X | X | X | X | X | X | X | 8 |
Keeping chickens for personal use | P | P | P | P | P | P | P | X | X | X | X | X | 8 |
Keeping pet pot-bellied pigs | X | P | P | Z | Z | Z | Z | X | X | X | X | X | 8 |
Keeping pet horses | Z | P | P | Z | Z | X | X | X | X | X | X | X | 8 |
Keeping domesticated animals under 125 pounds for family use | X | P | P | Z | Z | Z | Z | X | X | X | X | X | 8 |
Keeping rabbits and geese for family use | X | P | P | X | X | X | X | X | X | X | X | X | 8 |
Low Barrier Navigation Center | X | X | X | X | X | X | P | P | P | P | P | P | |
Accessory or Junior Accessory dwelling unit | X | P | P | P | P | P | P | P | P | P | P | P | 9 |
Nonresidential Uses | |||||||||||||
Card room, non-gambling | X | P | P | P | P | P | P | P | P | P | P | P | 16 |
Cemetery, crematory, and mausoleum | X | C | C | C | C | C | C | C | C | C | C | C | |
Clubs: youth clubs, professional organizations, union halls, fraternal organizations, and similar uses | X | C | C | C | C | C | C | C | C | C | C | C | |
Commercial agriculture including: field crops, orchards, vineyards, horticulture, and floriculture | X | P | P | X | X | X | X | X | X | X | X | X | 8 |
Community gardens | P | P | P | P | P | P | P | P | P | P | P | P | 8 |
Day care facility (commercial or non-profit including preschool) | X | C | C | C | C | C | C | C | C | C | C | C | 10 |
Educational institutions | X | C | C | C | C | C | C | C | C | C | C | C | |
Governmental buildings and service facilities | X | C | C | C | C | C | C | C | C | C | C | C | 11 |
Heliport | X | C | C | C | C | C | C | C | C | C | C | C | |
Marijuana cultivation, delivery, dispensary, manufacturing, and storage | X | X | X | X | X | X | X | X | X | X | X | X | |
Microenterprise home kitchen operation (MEHKO) | P | P | P | P | P | P | P | P | P | P | P | P | 17 |
Nonresidential parking areas in multi-family zones | X | X | X | X | X | X | X | C | C | C | C | C | 12 |
Parks with recreation facilities; private, including non-profit | X | C | C | C | C | C | C | C | C | C | C | C | |
Parks and playgrounds, public or private | X | P | P | P | P | P | P | P | P | P | P | P | |
Prefabricated storage containers used for short-term storage | T | T | T | T | T | T | T | T | T | T | T | T | |
Religious facilities and non-profit service organizations devoted to serving the general public | C | C | C | C | C | C | C | C | C | C | C | C | |
Roadside stands for the sale of agricultural products | X | Z | Z | X | X | X | X | X | X | X | X | X | 8 |
Seasonal outdoor businesses | T | T | T | T | T | T | T | T | T | T | T | T | 13 |
Temporary feeding areas | C | C | C | C | C | C | C | C | C | C | C | C | |
Wireless communication facilities | C | C | C | C | C | C | C | C | C | C | C | C | 14 |
Other similar uses | D | D | D | D | D | D | D | D | D | D | D | D | 15 |
Notes: | |
|---|---|
1. | Legally created lots in the RM-4300 zone are entitled to at least two units, regardless of lot area. |
2. | Subject to section 17.125.110 common interests developments. See Chapter 17.165 for PRD requirements. See Chapter 17.60 for PUD requirements. |
3. | Must be separated at least 300 feet between structures measured at closest wall of each. |
4. | Use prohibited in SP-182. |
5. | Subject to the provisions of section 17.140.120 (accessory structures). |
6. | Subject to the provision of section 17.225.020 (bed and breakfast establishments). |
7. | Subject to the provisions of section 17.225.050 (home occupations). |
8. | Subject to the provisions of Chapter 17.205 (animals and agriculture). |
9. | Subject to the provisions of section 17.140.180 (accessory and junior accessory dwelling units). |
10. | A "day care facility" is not a "family day care home" as defined in Chapter 17.105. |
11. | Excludes sewage disposal facilities. |
12. | Must conform to the standards provided in section 17.185.200 (parking standards). |
13. | As ancillary to an approved non-residential use, when activity not already covered by CUP. |
14. | Subject to the provisions of Chapter 17.245 (wireless communications facilities). |
15. | As determined by the director of community development. |
16. | May only be operated as an accessory use to a bona fide club, society, professional organization, union hall, fraternal organization, and similar use, with either all applicable discretionary permits, or nonconforming status pursuant to Chapter 17.120, for the primary use. Subject to additional card room regulations listed in Chapter 5.28 (Card Rooms) and Chapter 17.225 (Miscellaneous Special Uses and Regulations) of this Title. |
17. | Subject to the provisions of section 1.16.025 (nuisance defined – microenterprise home kitchen operations) and section 17.225.250 (microenterprise home kitchen operations - MEHKO). |
§ 17.140.220 Multifamily design standards.
The intent and purpose of this section is to provide standards to improve the appearance of multifamily developments in the community, using objective criteria to enhance design and compatibility with surroundings. Any new permit application for a multifamily residential development shall be subject to the following provisions:
A. Building Frontage. Façade. Primary Building Frontage. Primary Entrance.
Definitions.
The exterior wall of a building facing a line of the lot.
Any exterior wall surface of a building that encloses the interior of the building.
The exterior wall of a building facing a line of the lot along the primary street. In the case of a corner lot, the primary building frontage could be on either street.
The entrance leading to a lobby or individual units and accessed from the primary building frontage.
C.
Off-Street Parking. Off-Street parking shall minimize interference with the public right-of-way. See Figure 17.140.220(A).
1.
Off-street parking shall be located to the rear or interior side of the building and not between a building frontage and the primary or secondary street.
2.
At grade, off-street parking shall not be visible from the primary or secondary street frontage.
3.
At grade parking shall be screened with landscaping, an architectural screen, or be located behind buildings so they are not visible from the public right-of-way except for access and driveways.
Figure 17.140.220(A) Off-Street Parking  |
D.
Visual Interest. Visual interest shall be provided by means of variation in building details, form, materials, and color in accordance with the following.
1.
All buildings and building façades that front a public street (primary and secondary), public right-of-way, private drive, plaza, or other open space area in the development shall provide a minimum of two of the following design features. See Figure 17.140.220(B).
a.
Variation in building materials, whereas a minimum of three façade finishes are provided. Façade finishes include but are not limited to materials such as wood, siding, stone, brick, and stucco.
b.
Structural or decorative lintels or other window and doorway trim for all doorways and a minimum of 30% of the windows.
c.
Doors that include distinctive features such as windows, transoms, pediments, or columns.
d.
Door entries that provide protection from the sun using porticos or roof overhangs.
e.
Façade enhancements shall create a balance of elements that enhance the buildings interaction with the public realm. All ground floor residential unit entries along the primary building frontage, where a minimum of 25 square feet in floor area shall be provided for a façade enhancement. Façade enhancements shall include but are not limited to stoops, porches, patios, balconies. See Figure 17.140.220(C).
Figure 17.140.220(B) Design Features on Building Elevations  |
Figure 17.140.220(C) Design Features on Building Elevations  |
3.
A minimum of 10% of the surface area of each building elevation shall include an architectural offset and/or projection that is a minimum of 2-feet in depth and 2-feet in width. See Figure 17.140.220(E).
4.
Rolled and/or torch down roofing shall only be permitted behind a parapet.
Figure 17.140.220(D) Transparent Windows  |
Figure 17.140.220(E) Architectural Relief and/or Projections  |
E.
Lighting.
1.
Adequate lighting for pedestrian and vehicular safety and be sufficient to minimize security problems throughout the project, especially along building façades.
2.
Pedestrian scaled lighting shall be located on the primary building frontage at a minimum distance of every 30 feet and should emphasize points of entry to buildings, parking, and other access ways to the project. Fixtures shall be placed between 8 and 15 feet above sidewalk elevation and shall not project more than 30 inches from the building façade.
F.
Rooftop Screening.
1.
All mechanical equipment, appurtenances, and access areas shall be intentionally grouped and architecturally screened within fully covered enclosures consistent with the overall composition of the building and shall be architecturally compatible with the building in design type, materials, and colors. Mechanical enclosures shall have a screened or louvered top to improve views from above and to provide required air circulation.
2.
Rooftop mechanical equipment shall not be visible from the public right-of-way or adjacent residential uses. One or more measures shall be implemented to screen equipment:
(Ord. 5131 § 23, 2022.)
§ 17.140.230 Movable tiny homes.
A movable tiny home (MTH) is a transportable dwelling unit that is constructed to comply with standards applicable to recreational vehicles. They shall be licensed and registered with the California Department of Motor Vehicles. An MTH shall comply with the following general requirements:
A.
Shall be approved by an Administrative Zoning Permit when in compliance with all general requirements;
B.
Permitted in residential zones as an accessory dwelling unit (ADU);
C.
Shall comply with the location standards for an ADU, but must be located to the rear of the primary dwelling;
D.
Shall comply with parking standards for an ADU;
E.
Shall not be larger than allowed by California state law for movement on public highways;
F.
Shall not be able to move under its own power;
G.
Shall have a floor area that is between 150 and 430 square feet and shall provide independent living facilities for one or more persons, independent of the primary dwelling unit;
H.
Shall be connected to water, sewer, and electric utilities;
I.
Shall comply with National Fire Protection Standards for Recreational Vehicles and shall be certified by a recognized national certification body as complying with moveable tiny home standards and a certified label shall be placed on the movable tiny house to demonstrate compliance;
J.
Shall not be located in a Very High Fire Hazard Severity Zone unless approved by the fire marshall with necessary additional conditions for fire protection;
K.
Shall comply with the following design elements:
1.
Cladding and Trim. Materials used on the exterior shall not be single piece composite, laminates, or interlocked metal sheathing;
2.
Windows and Doors. Windows shall be at least double pane glass, labeled for building use, and include exterior trim. Windows and doors shall not have radius comers;
3.
Roofs shall be sloped to drain over the roof edge. At least 50 percent of the roof area shall have a roof slope of 2:12 or more;
4.
All mechanical equipment, including heating, ventilation, and air conditioning, shall be incorporated into the structure and not located on the roof;
5.
Living Area Extensions. The roof and all exterior walls shall not be fixed with slide-outs, tip-outs, or other forms of mechanically articulating room area extensions;
6.
The undercarriage, including wheels, axles, tongue, and hitch, shall be concealed from view. The wheels shall not be removed and shall sit with leveling or support jacks on a paving surface; and
L.
The community development director may permit deviations from the general requirements for an MTH by finding that safety is not compromised and that any deviation(s) meet the general intent of allowing an MTH as an ADU while not compromising the residential character of the neighborhood.