Imperial Beach City Zoning Code
CHAPTER 19
17 R-1500 HIGH DENSITY RESIDENTIAL ZONE
§ 19.17.010 Purpose of zone.
The purpose of the R-1500 zone is to provide for the development of detached and attached single family and multifamily dwellings in an intense residential living environment in typically two and three-story buildings. Typical of this zone are attached and detached single family dwellings, duplexes, apartments, condominium projects and townhomes.
(Ord. 94-884)
§ 19.17.020 Permitted uses.
A.
The following uses are permitted in the R-1500 zone, provided that all projects containing two to four units shall be subject to the approval of a site plan review by the community development department and five or more units shall be subject to the approval of a site plan review by the planning commission:
B.
The following uses are permitted in the R-1500 zone subject to the approval of a conditional use permit:
C.
Short-term rentals to which all of the following apply are permitted in the R-1500 zone until January 1, 2007;
1.
Appropriate returns have been filed and transient occupancy taxes have been collected and remitted to the City for all rental periods of less than thirty consecutive calendar days for the period May 2, 2000, to May 2, 2001;
2.
The owner of the management or agent of the owner possesses a valid City business license; and
3.
The City Manager has issued a provisional permit pursuant to Resolution No. 2001-5445.
(Ord. 94-884; Ord. 97-917 § 2, 1997; Ord. 2002-983 §§ 17, 18, 2002; Ord. 2003-1013 § 3, 2003)
§ 19.17.025 Automobile repair and painting restrictions.
The performance of major automobile repairs and replacement of engines, transmissions, clutches, axles, pumps, alternators, brakes, shocks and similar work, including the repair and painting of automobile body or parts, outside a permitted structure and for a period exceeding seventy-two consecutive hours within any thirty-day period, shall be prohibited. Allowed repairs shall be limited to vehicles registered to the owner or occupant of such property, or an immediate family member of such owner or occupant.
(Ord. 98-931 § 7, 1998; Ord. 98-933 § 1(6), 1998)
§ 19.17.030 Yards.
Yard requirements for the R-1500 zone are as follows (for exceptions and other yard provisions, see Chapter 19.54):
A.
Front Yard. There shall be a minimum front yard of fifteen feet, provided that the front of a garage shall be set back a minimum of twenty feet.
B.
Side Yard. There shall be a minimum side yard on each side of five feet for the first two floors of any structure. Above the second floor, an additional five feet of setback shall be provided on each side.
C.
Rear Yard. There shall be a minimum rear yard of five feet if on an alley and ten feet if no alley.
D.
Street Side Yard. There shall be a minimum street side yard of ten feet.
E.
Additional yard requirements in relation to single family homes. In considering site plan review or design review for projects adjacent to a single family house, consideration shall be given to increased yard set-backs for upper floors in order to preserve the values of the single family home.
(Ord. 94-884)
§ 19.17.040 Minimum lot size.
The minimum lot size for any new lot created in the R-1500 zone shall be three thousand square feet (for related provisions concerning small lots, see Chapter 19.42.).
(Ord. 94-884)
§ 19.17.050 Frontage.
Every new lot created in an R-1500 zone shall have a minimum width along a street of fifty feet (for related provisions concerning small lots, see Chapter 19.42.).
(Ord. 94-884)
§ 19.17.060 Building height.
No principal building or structure shall exceed three stories or thirty feet in height, whichever is less. No accessory building or structure shall exceed fifteen feet in height. For exceptions to these height limits see Chapter 19.40.
(Ord. 94-884)
§ 19.17.070 Separation of buildings.
No buildings shall be located less than ten feet from any other building on the same lot.
(Ord. 94-884)
§ 19.17.080 Usable open space and landscaping.
For provisions on usable open space and landscaping applicable in the R-1500 zone, see Chapter 19.50.
(Ord. 94-884)
§ 19.17.090 Density.
The maximum allowable density in the R-1500 zone shall be one dwelling unit for each one thousand five hundred square feet of lot area, not to exceed a maximum density of twenty-nine dwelling units per net acre except as provided for in Section 19.11.095. For lot combining restrictions, see Section 19.42.070.
(Ord. 94-884)
§ 19.17.100 Parking.
For provisions on parking applicable in the R-1500 zone, see Chapter 19.48.
(Ord. 94-884)
§ 19.17.110 Signs.
For provisions on signs applicable in the R-1500 zone, see Chapter 19.52.
(Ord. 94-884)
§ 19.17.120 Pedestrian orientation and defensible space.
At least one distinct ground level, street facing pedestrian entryway shall be provided to a residential dwelling unit for each fifty feet of linear street frontage and a minimum of twenty percent of the first floor of that portion of a residential structure facing a front or side street shall consist of clear glass windows allowing visibility into the dwelling unit.
(Ord. 94-884)
§ 19.17.125 Floor area ratio and lot coverage.
The maximum allowable floor area ratio shall be one hundred percent and the maximum lot coverage shall be fifty percent. Garages or covered parking areas shall be excluded from the floor area ratio requirements.
(Ord. 94-884)
§ 19.17.130 Parking access.
Parking areas shall meet the following standard:
A.
Where properties abut both an alley and a street designed as a collector, major or prime arterial, no new street curb cuts or parking layouts requiring backing into the street shall be allowed.
B.
Where properties abut both a collector, major or prime arterial and a local street, access shall be taken only from the local street.
C.
Properties abutting both an alley and residential street shall take access from the alley with the exception that one sixteen foot wide curb cut allowing no more than two vehicles to back into the street may be allowed.
(Ord. 94-884)