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Glendale City Zoning Code

CHAPTER 30

11 RESIDENTIAL DISTRICTS

§ 30.11.010 Purpose.

A. 
ROS (Residential Open Space) Zone. The ROS zone is located in undeveloped hillside areas intended for open space and development with very low density housing or approved overlay zone uses while preserving as open space a portion of the area’s natural physical features and scenic resources in conformance with the comprehensive general plan. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
B. 
R1R (Restricted Residential) Zone. The R1R zone is intended to preserve and protect low density residential neighborhoods or approved overlay zone uses in hillside areas in conformance with the comprehensive general plan to promote the public health, safety and general welfare of the community. Within this zone it is proposed to preserve valuable open space, physical features and scenic resources while, at the same time, permitting a substantial and reasonable beneficial use of such property. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
C. 
R1 (Low Density Residential) Zone. The R1 zone is the traditional low density residential zone. The zone is designed to codify historic development standards in the older, flatter residential sections of the city. These standards have been developed to avoid rendering existing dwellings nonconforming and to allow new low density development or approved overlay zone uses in conformance with the comprehensive general plan in order to promote the public health, safety and general welfare. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
D. 
R-3050 (Moderate Density Residential) Zone. The R-3050 zone is intended primarily as a zone for moderate density residential development with a minimum of 3,050 square feet of lot area per dwelling unit or approved overlay zone uses, in conformance with the comprehensive general plan of the city. This zone is intended to act as a transition and buffer between low density residential land uses and more intensive development and to stabilize well maintained neighborhoods that have been developed generally in harmony with the open space and other amenities associated with low and moderate density residential land uses. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
E. 
R-2250 (Medium Density Residential) Zone. The R-2250 zone is intended primarily as a zone for medium density residential development with a minimum of 2,250 square feet of lot area per dwelling unit or approved overlay zone uses, in conformance with the comprehensive general plan of the city. This zone is intended to promote medium size garden type multiple dwelling residential developments which are efficient and attractive in order to promote the health, safety and general welfare. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternatives site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
F. 
R-1650 (Medium-High Density Residential) Zone. The R-1650 zone is intended primarily as a zone for medium-high density residential development with a minimum of 1,650 square feet of lot area per dwelling unit or approved overlay zone uses, in conformance with the comprehensive general plan of the city. The location of the R-1650 zone is based on convenience, adequacy of services, traffic circulation and the existence of open space and recreation areas that support the concentration of population in such zones. It is in the public interest that multiple residential dwelling areas in the community be made pleasant, inviting and efficient and that considerations of amenity and attractiveness are appropriate in the promotion of the health, safety and general welfare. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
G. 
R-1250 (High Density Residential) Zone. The R-1250 zone is intended primarily as a zone for high-density residential development with a minimum of 1,250 square feet of lot area per dwelling unit or approved overlay zone uses, in conformance with the comprehensive general plan of the city. The location of the R-1250 zone is based on convenience, adequacy of services, traffic circulation and the existence of open space and recreation areas that support the concentration of population in such zones. It is in the public interest that multiple residential dwelling areas in the community be made pleasant, inviting and efficient and that considerations of amenity and attractiveness are appropriate in the promotion of the health, safety and general welfare. Wireless telecommunication facilities are disfavored from locating in this zone, permitting these facilities only when no feasible alternative site exists or when a denial would constitute a prohibition on the provision of the affected telecommunications service.
(Ord. 5399 Attach. A, 2004)

§ 30.11.020 Residential district land uses and permit requirements.

A. 
Permitted Primary Uses and Structures. No building, structure or land shall be used and no building, structure or use in the residential zoning districts shall be erected, structurally altered, enlarged or established except the following permitted uses, buildings and structures identified with a "P" in Table 30.11-A.
B. 
Conditional Uses and Structures. The following uses and structures identified with a "C" in Table 30.11 - A may be permitted in the residential zoning districts subject to approval of a conditional use permit (Section 30.42). The development standards of this zone shall apply except as otherwise provided herein.
C. 
Temporary Uses. Temporary uses (identified with a "T" in Table 30.11 - A), allowed subject to approval and compliance with all applicable provisions of this Zoning Code.
D. 
Permitted Accessory Uses and Structures. Accessory uses, buildings and structures shall be permitted in zones identified with a "P" in Table 30.11 - A.
E. 
Wireless Telecommunications Facilities. Wireless telecommunications facilities, identified with a "W" in Table 30.11-A may be permitted subject to the approval of a wireless telecommunications facility permit as set forth in Chapter 30.48 of this code.
F. 
Standards for Specific Uses. Where the last column in the following tables ("See standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Zoning Code may apply as well.
G. 
Historic Resources. Uses listed as permitted or conditionally permitted within a historic resource included on the Glendale Historic Register only (identified in Table 30.11 - A) are permitted or conditionally permitted only within a designated historic resource on the Glendale Register of Historic Resources.
Table 30.11-A
RESIDENTIAL DISTRICTS AND PERMIT REQUIREMENTS
LAND USE (1)(2)
PERMIT REQUIREMENT BY ZONE
See Standards in Section or Chapter
ROS
R1R
R1
R3050
R2250
R1650
R1250
Residential Uses
Domestic violence shelter
P
P
P
P
P
P
P
Multiple residential dwellings
P
P
P
P
30.11.050
One residential dwelling per lot
P
P
P
P
P
P
P
30.34.110
Residential congregate living, limited
P
P
P
P
P
P
P
Residential congregate living, medical
C
C
C
Residential congregate living, non-medical
C
C
C
C
Senior housing
P
P
P
P
Education, Public Assembly, Recreation
Community gardens
P
P
P
P
P
P
P
30.34.045
Day care center, only where operated at a church, synagogue, temple, or other house of worship, religiously affiliated or nonsectarian preschool. In determining whether to grant or deny a conditional use permit for a day care center hereunder, the content of any curriculum and every aspect of an organization's operations which are religious in nature shall not be considered
C
C
C
C
Parks and playgrounds, operated by a homeowners' association and approved in connection with a subdivision
P
P
P
P
P
P
P
Parks and playgrounds, private
C
C
C
C
C
C
C
Parks and playgrounds, public
P
P
P
P
P
P
P
Places of worship
C
C
C
C
C
C
C
Schools, private
C
C
C
Open Space and Resources
Open space
P
P
P
Transportation and Communication Uses
Utility and transmission facilities
C
C
C
C
C
C
C
Wireless telecommunication facilities
W
W
W
W
W
W
W
30.48
Accessory Buildings, Structures and Uses
Accessory dwelling unit (ADU) and/or junior accessory dwelling unit (JADU) on a lot developed with one residential dwelling unit
P
P
P
P
P
P
P
30.34.080
Accessory dwelling unit(s) (ADU) on a lot developed with more than one residential dwelling unit
P
P
P
P
P
P
P
30.34.080
Accessory living quarters or guest house not to exceed an aggregate area of 500 sq. ft. of floor area
P
P
P
P
P
P
P
Accessory buildings or structures, other than garages or carports, not to exceed 500 sq. ft. of floor area
P
P
P
P
P
P
P
Accessory uses
P
P
P
P
P
P
P
Antennas (pole type)
P
P
P
P
P
P
P
Dish antennas
P
P
P
P
P
P
P
30.34.050
Home occupations
P
P
P
P
P
P
P
30.45
Home-sharing
P
P
P
P
P
P
P
5.110
Signs
P
P
P
P
P
P
P
30.33
Solar energy equipment
P
P
P
P
P
P
P
30.30.050
Temporary Uses
Contractor's office and/or storage, temporary
T
T
T
T
T
T
T
Temporary subdivision sales offices, sales trailers and model dwellings or trailers proposed for use as temporary sales offices shall be registered with the director of community development by an application for conditions of use. The director of community development may establish conditions for operations and maintenance, including, but not limited to, restrictions on hours of operation, lighting and promotional restrictions and reasonable termination of the temporary use. The decision of the director of community development shall be appealable.
T
T
T
T
T
T
T
Uses Within a Historic Resource
Cultural art centers
C
C
C
C
C
C
C
Day care centers
C
C
C
C
C
C
C
Museum
C
C
C
C
C
C
C
Office
C
C
C
C
C
C
C
Residential congregate living, non-medical
C
C
C
Restaurants, full service not to exceed a seating capacity of 40 persons
C
C
C
C
Retail stores, general merchandise
C
C
C
C
C
C
C
Schools, physical instruction
C
C
C
C
C
C
C
Schools, private specialized education and training
C
C
C
C
C
C
C
Key to Permit Requirements
Symbol
See Chapter
Permitted use
P
Conditional use—Conditional use permit required
C
30.42
Temporary use
T
Wireless telecommunications facilities permit required
W
30.48
Use not allowed
Notes:
(1)
See Section 30.03.010 regarding uses not listed.
(2)
See Chapter 30.70 for definitions of the land uses.
(Ord. 5399 Attach. A, 2004; Ord. 5446 § 1, 2005; Ord. 5537 § 1, 2006; Ord. 5692 § 11, 2010; Ord. 5712 § 3, 2010; Ord. 5747 § 5, 2011; Ord. 5803 § 80, 2013; Ord. 5810 § 1, 2013; Ord. 5818 § 14, 2013; Ord. 5907 § 4, 2018; Ord. 5942 § 2, 2019; Ord. 5957 § 4, 2020; Ord. 5997 § 3, 2022; Ord. 6034, 12/3/2024)

§ 30.11.030 Residential district general development standards.

Table 30.11-B
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
ROS
R1R
R1
Minimum Lot Size
Minimum lot area and width required
Area
As required by Section 30.11.060
As required by Section 30.11.060
Width
As required by Chapter 16.08
N/A
Residential Density Maximum
1 dwelling unit per lot
See Section 30.11.040D.1 for density requirements
1 dwelling unit per lot
See Section 30.11.040D.1 for density requirements
1 dwelling unit per lot. The maximum allowable density for any residential subdivision of 5 lots or more in the R1 zone shall not exceed an average of 1 dwelling unit per each 5,500 sq. ft. of site area.
Floor Area Ratio Maximum
District I: 0.30 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
District II: 0.40 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
District III: 0.45 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
For the purpose of this section, in the ROS, R1R, and R1 zones only, FAR shall not include up to 500 sq. ft. of garage area as specified in the definition of the term for dwelling units having a floor area of less than 3,500 sq. ft. Up to 700 sq. ft. of garage area shall not be included for dwelling units having a floor area of 3,500 sq. ft. or more.
Lots with an average current slope of 40% or greater, the maximum floor area ratio shall be 0.30 for the first 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter.
N/A
Maximum Lot Coverage (1)
40%, including all residential and accessory buildings
Minimum Setbacks Required (1)
See Section 30.11.070 for setback exceptions
Street Front
15 feet
25 feet
Street Side
15 feet
6 feet
Interior
10 feet
6 feet
Height Limits (2) (3)
See Section 30.11.040E for primary building height requirements
Shall not exceed 25 feet, pursuant to the definition of height set forth in this title (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12 feet)
Primary and Wireless Telecommunications Facilities
No accessory building shall exceed a height of 12 feet, or 15 feet where a minimum roof pitch of 3 feet in 12 feet is provided, pursuant to the definition of height set forth in this title.
Accessory Buildings
Accessory buildings, in the ROS and R1R zones only, constructed to the side of or below the down slope wall of the main building or structure on a lot with an average downhill orientation of 5 horizontal to 1 vertical (5:1) slope or steeper, shall be limited as follows: the down slope wall of such accessory building shall not exceed 10 feet in height.
Accessory Structures
Accessory structures shall not exceed a height of 15 feet pursuant to the definition of height set forth in this title.
Permanently Landscaped Open Space (3)
40% minimum of the lot area (See Chapter 30.31 for additional requirements)
Parking and Loading
As required by Chapter 30.32 (Parking and Loading)
Design Review
As required by Chapter 30.47 (Design Review)
Notes:
(1)
For lot coverage and setback requirements related to solar energy equipment, see Section 30.30.050.
(2)
For exceptions to height limits for wireless telecommunications facilities, see Chapter 30.48.
(3)
For height and landscape open space requirements related to solar energy equipment, see Section 30.30.050.
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
Development Feature
Requirement by Zoning District
R-3050
R-2250
R-1650
R-1250
Minimum Lot Size
Minimum lot area and width required
Area/Width
N/A
N/A
N/A
N/A
Residential Density Maximum
1 dwelling unit per 3,050 sq. ft. of lot area.
1 dwelling unit for each 2,250 sq. ft. of lot area. On lots having a width of 90 feet or greater, there shall be not more than 1 dwelling unit for each 1,800 sq. ft. of lot area.
1 dwelling unit for each 1,650 sq. ft. of lot area. On lots having a width of 90 feet or greater, there shall be not more than 1 dwelling unit for each 1,320 sq. ft. of lot area.
1 dwelling unit for each 1,250 sq. ft. of lot area. On lots having a width of 90 feet or greater, there shall be not more than 1 dwelling unit for each 1,000 sq. ft. of lot area.
Floor Area Ratio Maximum
.65
.85
1.0
1.2
Lot Coverage (2)
50% maximum including all residential and accessory buildings
60% maximum including all residential and accessory buildings
Setbacks Required (1) (2)
See Section 30.11.070 for setback exceptions
Street Front
25 feet minimum
20 feet minimum and an average of 23 feet.
Street Side
5 feet minimum and an average of 8 feet. For buildings with 3 or more units, a 6-foot minimum may be permitted with additional step-back and modulation requirements. See Chapter 30.17. (3)
Interior
5 feet minimum and an average of 8 feet. For buildings with 3 or more units, a 6-foot minimum may be permitted with additional step-back and modulation requirements. See Chapter 30.17. (4)
Interior when abutting the ROS, R1R or R1 zones (excluding chimneys, railings and vents)
5 feet minimum and an average of 8 feet. For buildings with 3 or more units, a 6-foot minimum may be permitted with additional step-back and modulation requirements, for the first and second story only. All floors above the second floor that abut or are adjacent to a single-family zone shall comply with the additional standards in Chapter 30.17. (4)
Height Limits (1) (2) (8)
Maximum of 3 stories and a maximum of 36 feet.
Primary and Wireless Telecommunications Facilities
For multi-family residential buildings containing 3 or more units on lots with an average current slope greater than 10%, See Section 30.11.050J for height limits. (5) (6) (7)
Accessory Buildings
12 feet, or 15 feet where a minimum roof pitch of 3 feet in 12 feet is provided, pursuant to the definition of height set forth in this title.
Accessory Structures
15 feet pursuant to the definition of height set forth in this title.
Minimum Permanently Landscaped Open Space (2)
25% of lot area.
See Chapter 30.31 for additional requirements.
20% of lot area. See Chapter 30.31 and Section 30.17.040 for additional requirements.
Parking and Loading
As required by Chapter 30.32 (Parking and Loading)
Design Review
As required by Chapter 30.47 (Design Review)
Notes:
(1)
For multi-family residential buildings containing three units or more, see Chapter 30.17 for additional requirements.
(2)
For lot coverage, setback, height, and landscape open space requirements for solar energy equipment, see Section 30.30.050.
(3)
For corner lots abutting single-family zoned properties, the minimum and average street-front and street-side setbacks shall be increased by five feet for the street frontage abutting the single-family zoned property.
(4)
For additions to existing dwelling units where only one dwelling unit exists on the lot and for which a building permit was issued prior to December 14, 1995, see Section 30.11.070.
(5)
Additional five feet of height shall be permitted for any roofed area having a minimum pitch of three feet in 12 feet.
(6)
Rooftop equipment shall not be included in the measurement of the vertical dimension provided that said equipment is fully screened by a roofed element of the building having a minimum pitch described herein. Elevator shafts and rooftop stairwells not exceeding 15 feet in height above the roof of a building shall not be computed as part of the height of the building; elevator shafts and rooftop stairwells shall be set back from any street front or street side elevation building plane a minimum of 10 feet. See Chapter 30.70 (Definitions).
(7)
A mezzanine shall not be considered a story. See Chapter 30.70 (Definitions).
(8)
For exceptions to height limits for wireless telecommunications facilities, see Chapter 30.48.
Figure 30.11.030
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 27, 2004; Ord. 5432 § 1, 2004; Ord. 5438 § 1, 2005; Ord. 5446 § 2, 2005; Ord. 5482 § 1, 2005; Ord. 5536 § 2, 2006; Ord. 5536 § 2, 2006; Ord. 5645 § 5, 2009; Ord. 5692 § 12, 2010; Ord. 5712 § 4, 2010; Ord. 5803 § 81, 2013; Ord. 5836 § 1, 2014; Ord. 5847 § 2, 2015; Ord. 6027, 5/14/2024; Ord. 6052, 5/19/2026)

§ 30.11.040 Residential district additional ROS and R1R development standards.

The following standards shall apply in the ROS and R1R zones:
A. 
Hillside Development Review Policy.
1. 
Every discretionary decision made by the city council, along with city boards, commissions and administrators related to development in the ROS and R1R zones shall take the following into consideration:
a. 
Development shall be in keeping with the design objectives in the Glendale Municipal Code, the hillside design guidelines and the landscape Guidelines for hillside development as now adopted and as may be amended from time to time by city council.
b. 
Development shall be compatible with the surrounding neighborhood in terms of size, scale, bulk/mass, roofline orientation, setbacks, and site layout.
c. 
Site plans shall show preservation of prominent natural features, native vegetation and open space in a manner compatible with the surrounding neighborhood, minimizing alteration of terrain necessary for development.
d. 
Site plans for development of property on steep slopes shall take into account the visual impact on surrounding properties.
e. 
The architectural style and architectural elements of in-fill development shall be compatible with the surrounding neighborhood.
B. 
Regulations in Primary Ridgeline Areas, Secondary Ridgeline Areas, and Blue-Line Stream Areas. All subdivisions, development, building, construction, and grading in the ROS and R1R zones shall be regulated by Sections 16.08.010, 16.08.020 and 16.08.030 of this code as related to primary ridgeline areas, secondary ridgeline areas, and blue-line stream areas. Any exception to the standards contained in these sections shall only be made by the planning commission or the city council at a public hearing.
C. 
Preliminary Schematic Plans Required.
1. 
A "preliminary schematic plan" shall be required for all tentative tract and tentative parcel map applications located in the ROS and R1R zones pursuant to the requirements of Section 16.12.050 of this code.
2. 
All buildings and structures in the ROS and R1R zones shall comply with the "preliminary schematic plan" approved in conjunction with any tentative tract or tentative parcel map application, where applicable.
D. 
Density.
1. 
The maximum allowable density for any residential subdivision, including parcel maps, for the ROS zone, and excluding parcel maps for the R1R zone, shall depend on the average current slope of the entire area within the project including primary and secondary ridgeline areas and blue-line stream areas. The average current slope of a parcel of land shall be computed in accordance with the provisions of Chapter 30.70 of this title. The density for property shall be computed in accordance with the following:
Table 30.11-C
S
D
S
D
0—5.0%
3.00
40.1—45.0%
0.96
5.1—10.0%
2.70
45.1—50.0%
0.80
10.1—15.0%
2.42
50.1—52.0%
0.65
15.1—20.0%
2.13
52.1—54.0%
0.60
20.1—25.0%
1.87
54.1—56.0%
0.55
25.1—30.0%
1.61
56.1—58.0%
0.51
30.1—35.0%
1.37
58.1—60.0%
0.48
35.1—40.0%
1.15
60.1% or above
0.45
The letters shall have the following significance:
D = Maximum allowable density in dwelling units per gross acre.
S = Average current slope.
In no event shall the density be restricted to less than 0.45 dwelling units per acre. When the subdivision covers an area to be developed in more than one unit of area, the first unit of area shall meet the density requirements set forth herein. Each succeeding unit of area, which combined with the prior units of area, shall meet the average density requirements set forth herein.
Where the development is in more than one underlying residential zone, the number of allowable dwelling units must be separately calculated for each portion of the development that is in a separate zone and must then be combined to determine the number of dwelling units allowable in the entire development. The distribution of dwelling units within the development is not to be affected by existing underlying zoning boundaries and the provisions of this section shall control.
While clustering of dwelling units may be desirable to accomplish sensitive development, the net effective density within any portion of the subdivision shall not exceed one and one-half dwelling units per acre. Net effective density is the density of that area occupied by building envelopes within any portion of the subdivision excluding areas with an average current slope less than 30 percent.
E. 
Height. No primary building in the R1R and ROS zones shall exceed two stories in height or exceed a height of 32 feet pursuant to the definition of height set forth in this title. An additional three feet in height shall be permitted for any roofed area having a minimum roof pitch of three feet vertical in 12 horizontal. An additional story shall be permitted where the primary building is located on a portion of a lot having an average current slope of 40 percent (21.8 degrees) or steeper. The portion of a lot to be measured for the purpose of this section shall be the smallest possible polygon, in terms or area, necessary to enclose the primary building and having a maximum of four sides.
F. 
Open Space. A minimum of 40 percent of the site area in the ROS and R1R zones shall be ungraded open space for any lot exceeding an average current slope of 30 percent. In the case of new tentative tract maps, the required open space can be distributed throughout the subdivision.
G. 
Supporting Structures. All supporting structures below enclosed occupiable living spaces or garages which are exposed above the ground surface shall be fully enclosed by walls or suitable construction.
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 28, 2004; Ord. 5432 § 2, 2004; Ord. 5446 § 3, 2005; Ord. 5645 § 6, 2009; Ord. 5803 § 82, 2013; Ord. 6027, 5/14/2024)

§ 30.11.050 Residential district additional R-3050, R-2250, R-1650 and R-1250 development standards.

The following standards shall apply in the R-3050, R-2250, R-1650, and R-1250 zones.
A. 
Dwelling Unit Size. The gross floor area of any dwelling unit shall not be less than provided herein. For the purpose of this section, dens, studies or other similar rooms which may be used as bedrooms shall be considered as bedrooms. Living rooms, dining rooms, kitchens, or bathrooms shall not be considered as bedrooms except that separate dining rooms in efficiency units or rooms that could be converted into additional bedrooms shall be considered as bedrooms.
1. 
Efficiency and one-bedroom units: 600 square feet.
2. 
Two-bedroom units: 800 square feet.
3. 
Three- or more bedroom units: 1,000 square feet.
B. 
Private Outdoor Space. A minimum private outdoor space of 50 square feet shall be provided for each dwelling unit. Such private outdoor space shall be designed as a patio, deck, or balcony and shall have a minimum length or width of five feet and shall be directly accessible and an integral part of the dwelling unit which it serves.
C. 
Common Open Space Amenity Areas. All multi-family residential developments shall include one or more common open space amenity (COSA) areas, except for projects consisting of seven units or less that elect to provide larger private outdoor space areas in accordance with subsection C.5 below. The required amount of COSA areas shall depend on the lot width of the project site and the option chosen for the interior setbacks described in Table 30.11-D and as depicted in Figures 30.11.050.A through D below.
1. 
Area calculation. All COSA areas shall comply with the minimum COSA area and dimension standards in Table 30.11-D. No street front or street side setback area shall be used for the COSA area calculation.
2. 
Location. The COSA area shall be located on the ground floor in one continuous space, open toward at least one setback area and accessible by all residents. For lots greater than 90 feet in width, the required COSA area may be split into two continuous areas with a minimum of fifty percent of the COSA area on the ground floor.
3. 
Open to the sky. A minimum of 90% of the COSA areas shall be open to the sky. No building projections, including roof eaves, cantilevered overhangs or balconies, shall project more than 24 inches into this space.
4. 
Amenities. Landscaping and seating shall be permanently integrated into all required COSA areas. See GMC Chapter 30.17 for additional requirements.
5. 
Street access to interior courtyard COSA area. A minimum eight-foot-wide area consisting of a walkway and a minimum of 25% landscaping shall be provided as access to a ground floor COSA area from the front or side street property line.
6. 
Buffer. The following standards apply when a ground floor residential unit abuts a COSA area:
a. 
Buffer for ground floor units. All ground floor units shall be separated from the COSA area by either a minimum five-foot-wide (interior measurement) private outdoor space or a minimum two-foot-wide (interior measurement) landscape planter planted with vertically oriented, taller shrubs. Delineation between ground floor private outdoor space from COSA areas shall be provided by a wall or fence not exceeding 48 inches in height, vertically oriented landscaping, or a combination thereof.
b. 
Openings. Where doors or windows of a ground floor unit directly face a COSA area, a minimum five-foot wide (interior measurement) landscape or paved buffer area shall be provided between the COSA and the unit openings.
7. 
Multi-family residential developments with seven units or less. A minimum of 200 square feet of private outdoor space per unit may be provided in lieu of the required COSA area, subject to the following:
a. 
The minimum length and width of such private outdoor space shall be increased to eight feet.
b. 
For residential units with living space on the ground floor, a minimum 100 square feet of private outdoor space per unit shall be located on the ground floor.
c. 
Such private outdoor area shall be located outside of any street front and street side setback area.
Table 30.11-D
Common Open Spaces Amenity Area Standards
Option 1
Option 2
Interior Setbacks
5 feet minimum, 8 feet average
6 feet minimum
Common Open Space Amenity (COSA) Area Minimum Size
10% of site area
15% of site area
Min. COSA Dimension
15 feet for lot width 90 feet or less and 25 feet for lot width greater than 90 feet
Figure 30.11.050-A
Interior COSA Areas for Lot Widths 90 Feet or Less
Figure 30.11.050-B
Front Corner COSA Areas for Lot Widths 90 Feet or Less
Figure 30.11.050-C.
Interior COSA Areas for Lot Widths Greater Than 90 Feet
Figure 30.11.050-D
Front Corner COSA Areas for Lot Widths Greater Than 90 Feet
Note: these figures are for illustrative purposes only and do not represent all possible COSA design alternatives.
D. 
Distance Between Dwellings. Exterior walls of separate buildings containing dwelling units on the same lot shall be separated by a minimum distance of five feet. Where the windows or window/doors of any one dwelling unit face the windows or window/doors of any other dwelling unit, the exterior walls shall be separated by a distance of 12 or more feet, except where the angle between the wall of the separate dwelling units is 90 degrees or more. Walls parallel to each other shall be considered to be at a zero degree angle.
E. 
Rooftop Equipment. For regulations concerning rooftop equipment, see Section 30.30.020 of this title.
F. 
Fences and Walls. For regulations concerning fences and walls, see Sections 30.17.040 and 30.30.010.
G. 
Trash Collection Areas. For regulations concerning trash collection areas, see Section 30.30.030.
Waste receptacles and recycling containers shall be prohibited in all required setback areas and COSA areas. Such containers shall be located within a designated service area within the building or at the rear or side of the building outside of any required setback.
H. 
Access to Dwelling Units. An elevator shall be provided to serve all stories in a building containing more than three dwelling units where the floor area of any dwelling unit is located only on the third story and other dwelling units are located on the first and second stories.
I. 
Laundry Facilities. Laundry facilities shall be provided to serve all dwelling units on a lot. Such laundry facilities, constituting washer and dryer appliances connected to utilities, shall be provided in the individual dwelling units where there are three or less dwelling units on a lot. Where there are more than three dwelling units on a lot, laundry facilities shall either be provided in the individual dwelling units or in a common laundry room. A common laundry room shall be in an accessible location and shall have at least one washer and one dryer for each 10 dwelling units, maintained in operable condition and accessible to all tenants daily between the hours of 7:00 a.m. and 10:00 p.m.
J. 
Storage Space - Private. A minimum of 90 cubic feet of private storage space shall be provided for each dwelling unit outside such unit unless a private attached garage serving only the dwelling unit is provided. Such private storage space shall have a minimum horizontal surface area of 24 square feet and shall be fully enclosed and lockable.
K. 
Additional Standards for Floor Area Ratio Minimums.
1. 
Any development of three to seven multiple residential dwelling units shall not have a floor area ratio standard that is less than 1.0.
2. 
Any development of eight to 10 multiple residential dwelling units shall not have a floor area ratio standard that is less than 1.25.
3. 
To be eligible for the provisions in subsections K.1 and K.2 above, a multi-family housing development project shall meet all of the following conditions:
a. 
The project consists of at least three, but not more than 10, units.
b. 
The project is located in a multi-family residential zone, commercial zone, or a mixed-use zone, and is not located in either of the following:
i. 
Within a single-family zone.
ii. 
Within a historic district or property that is included on the State Historic Resources Inventory, as defined in Public Resources Code Section 5020.1, or within a site that is or contains buildings, sites, objects, structures, neighborhoods, cultural landscapes, and archaeological sites, that are designated or listed as a city or county landmark or historic property or district pursuant to a city or county ordinance.
4. 
This subsection shall not be construed to prohibit the city from imposing any zoning or design standards, including, but not limited to, building height and setbacks, on a housing development project that meets the requirements of this subsection, other than zoning or design standards that establish floor area ratios or lot size requirements that expressly conflict with the standards contained in this subsection.
5. 
The city may not impose a lot coverage requirement that would physically preclude a housing development project that meets the requirements of this subsection from achieving the floor area ratio allowed herein.
L. 
Height Standards for Sloped Lots. For multi-family residential projects located on lots with an average current slope greater than 10%, the building form and massing shall be designed to follow the natural topography of the site. For such projects, building height shall be measured by both "building envelope height," defined below, and height, as defined in Chapter 30.70, to ensure compatibility with sloping terrain while limiting excessive building size and mass.
"Building envelope height" shall be measured from the lowest point of the building, structure, or building wall exposed above the ground surface to the highest point of the roof, parapet wall or uppermost building element located directly above and parallel to the existing grade.
For projects on lots with an average current slope greater than 10%, the maximum permitted "building envelope height" shall be the height limit specified in Table 30.11.B. The maximum permitted height shall be 50 feet for projects with flat roofs, and 55 feet for any roofed area having a minimum pitch of three feet in 12 feet, as illustrated in Figure 30.11.050-E.
Figure 30.11.050-E
Height Standards for Sloped Lots
(Ord. 5399 Attach. A, 2004; Ord. 5997 § 4, 2022; Ord. 6034, 12/3/2024; Ord. 6052, 5/19/2026)

§ 30.11.060 Residential district lot size.

A. 
ROS. The minimum lot size for subdivision purposes, including parcel maps, and for lot line adjustment purposes in the ROS zone shall be 12,000 square feet except as indicated below. For purposes of lot line adjustment, the minimum lot size shall be 7,500 square feet where the original lots involved were created before June 26, 1986; provided, there is no reduction in the number of lots having a lot area of at least 12,000 square feet, and where all of the lots after adjustment of property lines contain an existing single-family residential dwelling. The minimum lot size for purposes of constructing a new dwelling unit on lots divided prior to June 26, 1986 is 7,500 square feet. Nothing in this section shall prohibit the repair, alteration or enlargement of any structure or building existing on any such previously divided lot not meeting the minimum land area requirement.
B. 
R1R. The minimum lot size for subdivision purposes, including parcel maps, and for lot line adjustment purposes in the R1R zone shall be 12,000 square feet except as indicated below. For purposes of lot line adjustment, whereby no additional lots are created, the minimum lot size shall be 7,500 square feet where the original lots involved were created before June 26, 1986, and where there is no reduction in the number of lots having a lot area of at least 12,000 square feet, and where all of the lots after adjustment of property lines contain an existing one residential dwelling. The average size for parcel map subdivision purposes in the R1R zone shall be 30,000 square feet except for site areas with an average current slope less than 30%. The minimum lot size for purposes of constructing a new dwelling unit on lots divided prior to June 26, 1986 is 7,500 square feet. Nothing in this section shall prohibit the repair, alteration or enlargement of any structure or building existing on any such previously divided lot not meeting the minimum land area requirement.
C. 
R1. The minimum lot size for subdivision purposes in the R1 zone shall be 5,500 square feet. However, for parcels or units of land divided before June 26, 1986, the minimum land area is 5,000 square feet, provided that nothing in this section shall prohibit the repair, alteration or enlargement of any structure or building existing on any such previously divided parcel or unit of land not meeting said minimum land area requirement.
(Ord. 5399 Attach. A, 2004)

§ 30.11.070 Residential district setback requirements and exceptions.

A. 
Street Front Setback. In the ROS, R1R, R1, R-3050, R-2250, R-1650 and R-1250 zones, no person shall construct, locate or maintain within the space between a street and a setback line established by ordinance or by this title, any building, wall, fence or other improvement or structure except:
1. 
General exceptions.
a. 
Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area;
b. 
Eaves and awnings may project into a required setback area for a distance not to exceed 30 inches;
c. 
Flagpoles limited to one per site;
d. 
Footings and public utility vaults if fully subterranean;
e. 
Landscape accent lighting not to exceed 18 inches in height;
f. 
Retaining walls, planters or curbs which are not more than 18 inches in height above the ground surface existing at the time of construction, except that retaining walls shall not be used to create light and ventilation wells as an intrusion into a front setback area;
g. 
Uncovered steps, ramps, or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area for a length of 14 feet measured parallel to the building. Such steps, ramps, and landings may project into the required setback area for a distance of three feet in the ROS, R1R and R1 zones; four feet in the R-3050, R-2250, R-1650, R-1250. A pedestrian ramp that has a maximum slope of one vertical to 12 horizontal shall be allowed in any portion of the setback area;
h. 
Circular driveways shall be a permitted exception on lots having a minimum width of 80 feet and where buildings or structures are set back not less than 25 feet from the property line. The outer turning radius of a circular driveway shall be a minimum of 25 feet. Circular driveways shall be used only for the temporary storage of motor vehicles and shall not be used in lieu of required off-street parking spaces. In the ROS, R1R and R1 zones only, a driveway shall not occupy more than 45% of the area measured from a line 25 feet back from the street right-of-way line except for flag lots and lots located on the curve of a cul-de-sac. Circular driveways pavement must consist of interlocking pavers, permeable pavement or a driveway that includes a landscaped median. The maximum width of a circular driveway shall be 15 feet. The area located between the street front or street side property lines and the circular driveway shall be landscaped with five-gallon shrubs covering a minimum of 65% of this area and such shrubs shall consist of varieties that grow to a minimum of three feet high at maturity;
i. 
Lampposts adjacent to walkways, stairways and driveways not to exceed a height of five feet. In the ROS, R1R and R1 zones only, there shall be no more than two lampposts on lots less than 60 feet wide at the front setback line and no more than four lampposts on lots that are 60 feet wide or greater at the front setback line;
j. 
Fences and walls located within the street front setback or within the street side setback within the "H" Overlay Zone in compliance with Chapter 30.21.
2. 
Additional exception in the ROS, R1R and R1 zones. In the ROS, R1R and R1 zones, necessary railings to comply with Building Code requirements adjacent to driveways or stairways and ramps which are either elevated above the ground surface or depressed below the ground surface shall be permitted in the street front setback area.
3. 
Additional exceptions for R-3050, R-2250, R-1650, R-1250 zones.
a. 
In the R-3050, R-2250, R-1650, R-1250 zones, fire department connections and standpipes, not to exceed a height of 24 inches are permitted in required street front setback area. To the greatest extent possible, such fire equipment shall be incorporated into landscaped areas and located adjacent to walls, landings, stairways, driveways or other locations to minimize the visual impact.
b. 
In the R-3050, R-2250, R-1650, R-1250 zones, necessary railings to comply with Building Code requirements adjacent to stairways and ramps which are either elevated above the ground surface or depressed below the ground surface shall be permitted in the street front setback area.
c. 
In the R-3050, R-2250, R-1650, and R-1250 zones, frame projections and projecting bays used for façade articulation modulation may project into a required street front setback area a maximum of 18 inches, as described in GMC Section 30.17.040.
4. 
Storage prohibited. No person shall store materials or equipment within the space between a street and a setback line established by ordinance or by this chapter, except temporarily during construction on the same premises. No required setback area shall be used to store any motor vehicle, trailer, camper, boat or parts thereof, equipment or any type of antenna for more than 72 hours at a time except as provided for in this title.
B. 
Street Side Setback. In the ROS, R1R, R1, R-3050, R-2250, R-1650 and R-1250 zones, no person shall construct within the space between a street and a setback line established by ordinance or by this title, any building, wall, fence or other improvement or structure except:
1. 
General exceptions.
a. 
Eaves and awnings may project into a required setback area for a distance not to exceed 30 inches.
b. 
Flagpoles, limited to one per site.
c. 
Footings and public utility vaults if fully subterranean.
d. 
Landscape accent lighting not to exceed 18 inches in height.
2. 
Additional exceptions in the ROS and R1R zones. In the ROS and R1R zones, the following may be permitted in the required street side setback area:
a. 
Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a set-back area. Circular driveways shall be a permitted exception on lots having a minimum width of 80 feet and where buildings or structures are set back not less than 25 feet from the property line. The outer turning radius of a circular driveway shall be a minimum of 25 feet. Circular driveways shall be used only for the temporary storage of motor vehicles and shall not be used in lieu of required off-street parking spaces. A driveway shall not occupy more than 45% of the street setback area measured from a line 25 feet back from the street right-of-way line except for flag lots and lots located on the curve of a cul-de-sac. Circular driveways pavement must consist of interlocking pavers, permeable pavement or a driveway that includes a landscaped median. The maximum width of a circular driveway shall be 15 feet. The area located between the street front or street side property lines and the circular driveway shall be landscaped with five-gallon shrubs covering a minimum of 65% of this area and such shrubs shall consist of varieties that grow to a minimum of three feet high at maturity;
b. 
Necessary railings to comply with Building Code requirements adjacent to driveways or stairways and ramps which are either elevated above the ground surface or depressed below the ground surface shall be permitted in the street side setback area;
c. 
Lampposts adjacent to walkways, stairways and driveways not to exceed a height of five feet. There shall be no more than two lampposts on lots less than 60 feet wide at the front setback line and no more than four lampposts on lots that are 60 feet wide or greater at the front setback line;
d. 
Retaining walls, planters or curbs which are not more than 18 inches in height above the ground surface existing at the time of construction, except that retaining walls shall not be used to create light and ventilation wells as an intrusion into a front setback area; and
e. 
Uncovered steps, ramps, or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area for a length of 14 feet measured parallel to the building. Such steps, ramps, and landings may project into the required setback area for a distance of three feet. A pedestrian ramp that has a maximum slope of one vertical to 12 horizontal shall be allowed in any portion of the setback area.
3. 
Additional exceptions in the R1 zone. In the R1 zone, the following may be permitted in the required street side setback area:
a. 
Driveways and walks provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area. Circular driveways shall be a permitted exception on lots having a minimum width of 80 feet and where buildings or structures are set back not less than 25 feet from the property line. The outer turning radius of a circular driveway shall be a minimum of 25 feet. Circular driveways shall be used only for the temporary storage of motor vehicles and shall not be used in lieu of required off-street parking spaces. In no event shall a driveway occupy more than 45% of the street setback area.
b. 
Necessary railings to comply with Building Code requirements adjacent to driveways or stairways and ramps which are either elevated above the ground surface or depressed below the ground surface shall be permitted in the street side setback area.
c. 
Lampposts adjacent to walkways, stairways and driveways not to exceed a height of five feet. Lampposts shall not exceed two lampposts on lots less than 60 feet wide at the front setback line and no more than four lampposts on lots that are 60 feet wide or greater at the front setback line.
d. 
Retaining walls, planters or curbs which are not more than 18 inches in height above the ground surface existing at the time of construction.
4. 
Additional exceptions in the R-3050, R-2250, R-1650, R-1250 zones. In the R-3050, R-2250, R-1650 and R-1250 zones, the following may be permitted in the required street side setback area:
a. 
Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area.
b. 
Fire department connections and standpipes, not to exceed a height of 24 inches. To the greatest extent possible, such fire equipment shall be incorporated into landscaped areas and located adjacent to walls, landings, stairways, driveways or other locations to minimize the visual impact.
c. 
Lampposts adjacent to walkways, stairways and driveways, not to exceed a height of five feet.
d. 
Necessary railings on top of subterranean and semi-subterranean garages to comply with Building Code requirements.
e. 
Retaining walls, planters or curbs which are not more than 18 inches in height above the ground surface existing at the time of construction.
f. 
Subterranean and semi-subterranean parking garages shall be set back a minimum of five feet from the street side property line. Such parking garages may include equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside facing the street except for necessary ventilation.
g. 
Additions to any existing residential dwelling unit where only one residential dwelling unit exists on the lot and for which a building permit has previously been issued for the dwelling unit prior to December 14, 1995, shall be set back a minimum of six feet from any side property line abutting a street.
h. 
Frame projections and projecting bays used for façade articulation modulation may project into a required street side setback area a maximum of 18 inches, as described in GMC Section 30.17.040.
5. 
Storage prohibited. No person shall store materials or equipment within the space between a street and a setback line established by ordinance or by this chapter, except temporarily during construction on the same premises. No required setback area shall be used to store any motor vehicle, trailer, camper, boat or parts thereof, equipment or any type of antenna for more than 72 hours at a time except as provided for in this title.
C. 
Interior Setback. In the ROS, R1R, R1, R-3050, R-2250, R-1650 and R-1250 zones, no person shall construct, locate or maintain within the space between a property line and an interior setback line, any building, wall, fence or other improvement or structure except:
1. 
General exceptions.
a. 
Boundary line fences and freestanding (non-retaining) walls may be located along the interior property lines or within interior setback areas, but may not encroach into the street setback area.
b. 
Eaves and awnings may project into a required setback area for a distance not to exceed 30 inches, provided they do not project closer than 30 inches to an interior property line.
c. 
Footings and public utility vaults if fully subterranean.
d. 
Fireplaces and chimneys may project into the required interior setback area a maximum of two feet for a length of 10 feet measured parallel to the building.
e. 
Utility meters.
2. 
Additional exceptions in the ROS, R1R and R1 zones. In the ROS, R1R and R1 zones, the following may be permitted in the required interior setback area:
a. 
In the ROS and R1R zones only, retaining walls under three feet in height may be located anywhere within the interior setback areas. Retaining walls at least three feet and under five feet in visible height may be located no closer than five feet to any interior property line. See Section 30.30.010B for additional regulations on the height of retaining walls.
b. 
In the R1 zone only, retaining walls five feet in visible height may be located within interior setback area.
c. 
Detached private garages.
d. 
Driveways and walks.
e. 
Mechanical equipment, including water heaters, when screened or enclosed shall not be required to set back from an interior property line.
f. 
Railings adjacent to stairways.
g. 
Swimming pools and spas shall be set back a minimum of three feet from any interior property line, such distance being measured to the edge of the water.
h. 
In the case of subdivisions in the ROS and R1R zones with a "preliminary schematic plan" building envelope location requirement (see Section 30.11.040), structures may be closer to the interior property line, provided the setback between building envelopes is at least 20 feet.
i. 
Uncovered steps, ramps, or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area three feet for a length of 14 feet measured parallel to the building. A pedestrian ramp that has a maximum slope of one vertical to 12 horizontal shall be allowed in any portion of the setback area.
j. 
Existing porte cocheres that are over an existing driveway and existing wing walls, provided the porte cochere or wing wall was legally constructed prior to December 14, 1995.
3. 
Additional exceptions in the R-3050, R-2250, R-1650, R-1250 zones. In the R-3050, R-2250, R-1650 and R-1250 zones, the following may be permitted in the required interior setback area:
a. 
Driveways and walks, except where abutting the ROS, R1R or R1 zones.
b. 
Detached private garages on a lot where all vehicular access to parking spaces is gained from an alley.
c. 
Attached and detached private garages not exceeding a height of 15 feet (if attached, that portion of the garage extends beyond the main building) on lots less than 61 feet wide shall have a minimum interior setback of five feet.
d. 
Subterranean parking garages, except where abutting the ROS, R1R or R1 zones.
e. 
Swimming pools and spas shall be set back a minimum of four feet from any interior property line, except where abutting the ROS, R1R or R1 zones, such distance being measured to the edge of the water.
f. 
Uncovered steps, ramps, or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area four feet for a length of 14 feet measured parallel to the building, except where abutting the ROS, R1R or R1 zones. A pedestrian ramp that has a maximum slope of one vertical to 12 horizontal shall be allowed in any portion of the setback area.
g. 
Railings, walls on top of roof deck balconies with a maximum height of 45 inches.
h. 
Semi-subterranean parking garages shall have a minimum interior setback of five feet. Semi-subterranean parking garages not extending more than three feet above grade may project completely to the interior property line, except where abutting the ROS, R1R or R1 zones, provided that the combined height of the garage and any solid wall or solid fence on top of the garage in the setback area does not exceed six and one-half feet above the adjacent ground level and the garage is located immediately adjacent to the interior property line. Any portion of a wall or fence exceeding a height of six and one-half feet above the adjacent ground level shall be a minimum of 50 percent open.
i. 
Additions to any existing residential dwelling unit where only one residential dwelling unit exists on the lot and for which a building permit has previously been issued for the dwelling unit prior to December 14, 1995, shall be set back a minimum of six feet from any interior property line.
j. 
Balconies and balcony railings pursuant to GMC Section 30.17.040C.5 may project into a required interior setback area a maximum of 12 inches.
4. 
Storage prohibited. No required interior setback area shall be used to store any motor vehicle, trailer, camper, boat or parts thereof, equipment or any type of antenna for more than 72 hours at a time except as provided for in this title.
(Ord. 5399 Attach. A, 2004; Ord. 5425 § 29, 2004; Ord. 5450 § 1, 2005; Ord. 5536 § 3, 2006; Ord. 5645 § 7, 2009; Ord. 5747 § 6, 2011; Ord. 5836 § 2, 2014; Ord. 5847 § 3, 2015; Ord. 6027, 5/14/2024; Ord. 6052, 5/19/2026)

§ 30.11.080 Merger of contiguous parcels.

The following regulations shall apply in the ROS, R1R and R1 zones, only.
A. 
For contiguous parcels or units held by the same owner of record, if one of such parcels or units does not conform to standards for minimum parcel size set forth in this chapter, such parcels may be merged if all of the following requirements are satisfied:
1. 
At least one of the affected parcels is undeveloped by any structure for which a building permit was issued or for which a building permit was not required at the time of construction, or is developed only with an accessory structure or accessory structures, or is developed with a single structure, other than an accessory structure, that is also partially sited on a contiguous parcel or unit.
2. 
With respect to any affected parcel, one or more of the following conditions exists:
i. 
Comprises less than 5,000 square feet in area at the time of the determination of merger; or
ii. 
Was not created in compliance with applicable laws and ordinances in effect at the time of its creation; or
iii. 
Does not meet current standards for sewage disposal and domestic water supply; or
iv. 
Does not meet slope stability standards; or
v. 
Has no legal access which is adequate for vehicular and safety equipment access and maneuverability; or
vi. 
Its development would create health or safety hazards; or
vii. 
Is inconsistent with the applicable general plan and any applicable specific plan other than minimum lot size or density standards.
B. 
A notice of intention to determine status shall be filed by the director of community development for record with the county recorder and, on the same date, such notice shall be mailed by said director by certified mail to the then current record owner, notifying the owner that the affected parcels may be merged pursuant to the standards specified herein, and advising the owner of the opportunity to request a hearing and present evidence.
C. 
The record owner may request a hearing before the city council within 30 days of said notice on determination of status and may present evidence at the hearing that the property does not meet the criteria for merger. A hearing before the city council shall be conducted within 60 days after receipt of the owner’s request, unless mutually postponed or continued. Notice of the hearing shall be served on the record owner by the director of community development by certified mail. At the conclusion of the hearing, the city council shall make a determination that the affected parcels are to be merged or are not to be merged and the city clerk shall notify the then current record owner of the city council’s determination and shall, within 30 days thereafter, either cause a notice of merger or a release of the notice of intention to determine status to be filed for record with the county recorder. All such notices filed for record shall specify the names of the current record owners and shall particularly describe the real property.
D. 
If the property owner fails to request a hearing as provided for herein, the city clerk shall, within 90 days of the recordation of the notice of intention to determine status, cause a notice of merger, or a release of the notice of intention to determine status, specifying the names of the record owners and particularly describing the real property to be filed for record with the county recorder.
(Ord. 5747 § 7, 2011)