Lake Forest City Zoning Code
CHAPTER 9
52 STATE-MANDATED RESIDENTIAL-TWO UNIT PROJECTS
§ 9.52.010 Purpose.
The purpose of this section is to allow and appropriately regulate two unit projects in accordance with Government Code Section 65852.21.
(Ord. 350 § 3, 2022)
§ 9.52.020 Definition.
A "two unit project"
means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this section.
(Ord. 350 § 3, 2022)
§ 9.52.030 Application.
A.
Owners.
1.
Only individual property owners may apply for a two unit project. "Individual property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. "Individual property owner" does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp., S corp., etc.) except for a community land trust (as defined by Revenue and Taxation Code Section 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Revenue and Taxation Code Section 214.15).
2.
Any person with a mortgage interest in the lot must sign the application and the parcel map indicating the person's consent to the project.
B.
An application for a two unit project must be submitted on the City's approved form.
C.
The applicant must obtain a certificate of compliance with the Subdivision Map Act and the implementing regulations in this Code for the lot and provide the certificate with the application.
D.
Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted.
E.
The City may establish a deposit or fee to recover its costs for adopting, implementing, and enforcing this section of the Code, in accordance with applicable law. The City Council may establish and change the deposit or fee by resolution. The fee must be paid concurrently with the application submittal.
(Ord. 350 § 3, 2022)
§ 9.52.040 Approval.
A.
An application for a two unit project is approved or denied ministerially, by the Director of Community Development, without discretionary review.
B.
The ministerial approval of a two unit project does not take effect until the City has confirmed that the required documents, such as the deed restriction and easements, have been recorded.
C.
The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter.
D.
The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys' fees and costs associated with enforcing the requirements of this Code.
(Ord. 350 § 3, 2022)
§ 9.52.050 Requirements.
A two unit project must satisfy each of the following requirements:
A.
Map Act Compliance. The lot must have been created by a legal subdivision.
B.
Zone. The lot is in a single-family residential zone. For purposes of this section, a single-family residential zone is a zone where the only residential use that is allowed as a primary use is a single residential dwelling on a lot.
C.
Lot Location.
1.
The lot is not located on a site that is any of the following:
a.
Prime farmland, farmland of Statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
b.
A wetland.
c.
Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards.
d.
A hazardous waste site that has not been cleared for residential use.
e.
Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
f.
Within a 100 year flood hazard area, unless the site has either:
i.
Been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction, or
ii.
Meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program.
g.
Within a regulatory floodway, unless all development on the site has received a no-rise certification.
h.
Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.
i.
Habitat for protected species.
j.
Land under conservation easement.
2.
The purpose of subsection (C)(1) above is merely to summarize the requirements of Government Code Section 65913.4(a)(6)(B)–(K). (See Government Code Section 66411.7(a)(3)(C).)
3.
The applicant must provide evidence that the requirements of Government Code Section 65913.4(a)(6)(B)–(K) are satisfied.
D.
Not Historic. The lot must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a city or county landmark or as a historic property or district.
E.
No Impact on Protected Housing.
1.
The two unit project must not require or include the demolition or alteration of any of the following types of housing:
a.
Housing that is income-restricted for households of moderate, low, or very low income.
b.
Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.
c.
Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060–7060.7) at any time in the 15 years prior to submission of the two unit project application.
d.
Housing that has been occupied by a tenant in the three years preceding the two unit project application.
2.
As part of the two unit project application, the applicant and the owner of a property must provide a sworn statement by affidavit representing and warranting that subsection (E)(1) is satisfied.
a.
The sworn statement must state that:
i.
No housing that is income-restricted for households of moderate, low, or very low income will be demolished or altered.
ii.
No housing that is subject to any form of rent or price control will be demolished or altered.
iii.
No housing that has been withdrawn from rental or lease under the Ellis Act at any time in the 15 years preceding the two unit project application will be demolished or altered.
iv.
No housing that has been occupied by a tenant in the three years preceding the two unit project application will be demolished or altered.
b.
The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including, but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.
F.
Unit Standards.
1.
Quantity.
a.
A lot that results from an urban lot split, under Chapter 7.50, may have no more than two dwelling units of any kind. See Section 7.50.050(J)(1).
b.
A lot that is not created by an urban lot split may have a two unit project under this section, plus any ADU or JADU that must be allowed under State law and the City's ADU ordinance.
2.
Unit Size.
a.
The total floor area of each primary dwelling built that is developed under this section must be:
i.
Less than or equal to 800 square feet; and
ii.
More than 500 square feet.
b.
A primary dwelling that was legally established on the lot prior to the two unit project and that is larger than 800 square feet is limited to the lawful floor area existing at the time that the application for the two unit project is submitted. The unit may not be expanded.
c.
A primary dwelling that was legally established prior to the two unit project and that is smaller than 800 square feet may be expanded to 800 square feet after or as part of the two unit project.
3.
Height Restrictions.
a.
On a lot that is larger than 2,000 square feet, no new primary dwelling unit may exceed a single story or 16 feet in height, measured from grade to peak of the structure.
b.
On a lot that is smaller than 2,000 square feet, no new primary dwelling unit may exceed two stories or 22 feet in height, measured from grade to peak of the structure. Any portion of a new primary dwelling that exceeds one story must be stepped back by a minimum of five feet from the ground floor façade; no balcony, deck, or other portion of the second story may project into the stepback.
c.
No rooftop deck is permitted on any new or remodeled dwelling or structure on a lot with a two unit project.
4.
Demolition Limit. The two unit project may not involve the demolition of more than 25% of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the three years preceding application for the two unit project.
5.
Setbacks.
a.
Generally. All setbacks must conform to those objective setbacks applicable in the corresponding zone.
b.
Exceptions. Notwithstanding subsection (F)(5) above:
i.
Existing Structures. 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.
ii.
Eight hundred Square Feet; Four Foot Side and Rear. The setbacks applicable in the corresponding zone must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any structure be less than four feet from a side or rear property line.
c.
Front Setback Area. Notwithstanding any other part of this Code, dwellings that are constructed under this section must be at least 20 feet from the front property line(s). The front setback area must:
i.
Be kept free of all structures greater than three feet high;
ii.
Be at least 50% landscaped, with vegetation and irrigation plans prepared by a licensed landscape architect and approved by the Director;
iii.
Allow for fire-safety access to all structures and vehicular access, a minimum of 10 feet wide, to each provided parking space, including garages and carports.
6.
Parking. Each new primary dwelling unit must have at least one off-street parking space per unit unless one of the following applies:
a.
The lot is located within one-half (0.5) mile walking distance of either:
i.
A corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours; or
ii.
A site that contains:
(A)
An existing rail or bus rapid transit station,
(B)
A ferry terminal served by either a bus or rail transit service, or
(C)
The intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.
b.
The site is located within one block of a car-share vehicle location.
7.
Architecture.
a.
If there is a legal primary dwelling on the lot that was established before the two unit project, any new primary dwelling unit must match the existing primary dwelling unit in exterior materials, color, and dominant roof pitch. The dominant roof slope is the slope shared by the largest portion of the roof.
b.
If there is no legal primary dwelling on the lot before the two unit project, and if two primary dwellings are developed on the lot, the dwellings must match each other in exterior materials, color, and dominant roof pitch. The dominant roof slope is the slope shared by the largest portion of the roof.
c.
All exterior lighting must be limited to down-lights.
d.
No window or door of a dwelling that is constructed on the lot under this section may have a direct line of sight to a window or door of a structure on or to the rear or side yard of adjoining residential property. Fencing, landscaping, or privacy glass may be used to provide screening and prevent a direct line of sight.
e.
If any portion of a dwelling is less than 25 feet from a property line that is not a public right-of-way line, then all windows and doors in that portion must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for windows and for doors) utilize frosted or obscure glass.
8.
Landscaping.
a.
Tree Removal.
i.
No mature tree may be removed on a lot with any development under this section unless removal is necessary to constructing a dwelling unit that must be allowed under State law.
ii.
"Mature tree" means a tree with a diameter of six inches or more or a height of eight feet or taller.
iii.
A tree may only be removed under subsection (F)(8)(a)(i) above if it is replaced with at least two mature trees of the same type and with a trunk diameter that is the same or larger than that of the removed tree.
b.
Evergreen landscape screening must be planted and maintained between each dwelling and adjacent lots (but not rights of way) as follows:
i.
At least one 15 gallon size plant shall be provided for every five linear feet of exterior building wall. Alternatively, at least one 24 inch box size plant shall be provided for every 10 linear feet of exterior wall.
ii.
Plant specimens must be at least six feet tall when installed. As an alternative to the planting required by subsection (F)(8)(b)(i) above, a solid fence of at least six feet in height may be installed.
9.
Nonconforming Conditions. A two unit project may only be approved if all nonconforming zoning conditions are corrected.
10.
Utilities.
a.
Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.
b.
All utilities must be underground.
11.
Building and Safety. All structures built on the lot must comply with all current local building standards. A project under this section is a change of use and subjects the whole of the lot, and all structures, to the City's current Code.
G.
Fire-Hazard Mitigation Measures.
1.
A lot in a very high fire hazard severity zone must comply with each of the following fire-hazard mitigation measures:
a.
In areas that have only a single egress point, no more than 149 dwellings of any type (primary or accessory) may be developed. A secondary egress point for fire and life safety access must be approved and provided before more than 149 dwellings may be developed.
b.
The lot must have direct access to a public right-of-way with a paved street with a width of at least 40 feet.
c.
All dwellings on the site must comply with current fire code requirements for dwellings in a very high fire hazard severity zone.
d.
All enclosed structures on the site must have fire sprinklers.
e.
All sides of all dwellings on the site must be within a 150 foot hose-pull distance from either the public street right-of-way or of an on-site fire hydrant or standpipe.
2.
Prior to submitting an application for a two unit project, the applicant must obtain a certificate of compliance with all applicable fire-hazard mitigation measures in accordance with this subsection. The City or its authorized agent must inspect the site, including all structures on the site, and certify as to its compliance. The certificate must be included with the application. The applicant must pay the City's costs for inspection. Failure to pay is grounds for denying the application.
H.
Separate Conveyance.
1.
Primary dwelling units on the lot may not be owned or conveyed separately from each other.
2.
Condominium airspace subdivisions and common interest developments are not permitted within the lot.
3.
All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.
a.
No timeshare, as defined by State law or this Code, is permitted. This includes any co-ownership arrangement that gives an owner the right to exclusive use of the property for a defined period or periods of time.
I.
Regulation of Uses.
1.
Residential-Only. No non-residential use is permitted on any lot created by urban lot split. This prohibition includes home occupations.
2.
No Short-Term Rentals. No dwelling unit on the lot may be rented for a period of less than 30 days.
3.
Owner Occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two unit project must occupy one of the dwellings on the lot as the owners' principal residence and legal domicile.
J.
Notice of Construction.
1.
At least 30 business days before starting any construction of a two unit project, the property owner must give written notice to all the owners of record of each of the adjacent residential parcels, which notice must include the following information:
a.
Notice that construction has been authorized,
b.
The anticipated start and end dates for construction,
c.
The hours of construction,
d.
Contact information for the project manager (for construction-related complaints), and
e.
Contact information for the City Building Division.
2.
This notice requirement does not confer a right on the noticed persons or on anyone else to comment on the project before permits are issued. Approval of a two unit project is ministerial. Under State law, the City has no discretion in approving or denying a particular project under this section. This notice requirement is purely to promote neighborhood awareness and expectation.
K.
Deed Restriction. The owner must record a deed restriction, on a form approved by the City, that does each of the following:
1.
Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.
2.
Expressly prohibits any non-residential use of the lot, including home occupations.
3.
Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.
4.
If the lot does not undergo an urban lot split: Expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners' primary residence and legal domicile.
5.
Limits development of the lot to residential units that comply with the requirements of this section, except as required by State law.
(Ord. 350 § 3, 2022)
§ 9.52.060 Specific adverse impacts.
A.
Notwithstanding anything else in this section, the City may deny an application for a two unit project if the Building Official makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
B.
"Specific adverse impact" has the same meaning as in Government Code Section 65589.5(d)(2): "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" and does not include: (1) inconsistency with the zoning ordinance or General Plan land use designation; or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code Section 214(g).
C.
The Building Official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact.
(Ord. 350 § 3, 2022)
§ 9.52.070 Remedies.
If a two unit project violates any part of this Code or any other legal requirement:
A.
The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract.
B.
The City may:
1.
Bring an action to enjoin any attempt to sell, lease, or finance the property.
2.
Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
3.
Pursue criminal prosecution, punishable by imprisonment in County Jail or State prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor.
4.
Record a notice of violation.
5.
Withhold any or all future permits and approvals.
6.
Pursue all other administrative, legal, or equitable remedies that are allowed by law or the City's Code.
(Ord. 350 § 3, 2022)
