Two (2) Unit Housing Development. A "two (2) unit housing development" is a development containing no more than two (2) primary dwelling units and which development either (1) proposes two (2) new units, or (2) proposes to add one (1) new unit to one (1) existing unit.

Zero (0) Lot Line Development. A "zero (0) lot line development" is development with two (2) separate structures on adjacent lots that are constructed with no required yard. Structures in a zero (0) lot line development are not structurally attached and are required to meet applicable fire rating requirements.

Ministerial Review. A two (2) unit housing development shall be ministerially approved, without discretionary review or hearing, if the proposed housing development meets all provisions of this chapter.

The city shall act on a building permit application for a two (2) unit housing development within sixty (60) days of receipt of a complete application. If the applicant requests a delay in writing, the sixty (60) day time period shall be tolled for the period of the delay. The city has acted on the application if it:

Two (2) unit housing developments that do not meet the standards set forth in this chapter may be approved subject to granting of a use permit per Chapter 16.82. A use permit may not be granted to exceed the maximum unit size.

Adverse Impact Upon Health and Safety. A proposed two (2) unit housing development shall be denied if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed two (2) unit housing development would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5 of the Government Code, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

Limitations on Approval. A proposed two (2) unit housing development shall not be eligible for approval pursuant to this chapter if any of the following circumstances apply:

General Standards.

Objective Development Standards.

Subject to urban lot split subdivision standards, the minimum lot size shall be no less than forty percent (40%) of the initial lot size and at least one thousand two hundred (1,200) square feet.

In the event of a panhandle subdivision, the panhandle shall count towards the overall lot area.

For side-by-side urban lot splits, the minimum lot width shall be as follows:

For properties with an existing width of less than sixty-five (65) feet, the subdivided lot width shall be fifty percent (50%) of the original lot width.

For properties with a lot width of sixty-five (65) feet or greater, the subdivided lot width shall be at least forty percent (40%) of the initial lot width.

Subject to urban lot split subdivision standards, the panhandle width shall be a minimum of twenty (20) feet for panhandle lots.

Ground floor yards:

Front: The required front yard per the underlying zoning district shall apply, unless the front property line is located at a newly created lot line on a panhandle lot, where the minimum required front yard shall be four (4) feet.

Side: Four (4) feet, unless the side property line abuts a newly created panhandle, in which case there is no required side yard.

Rear: Four (4) feet.

No yards shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.

No yards shall be required for zero (0) lot line developments at newly created interior lot lines.

Second floor yards (step back):

All second floor yards shall be equal to the applicable yards of the underlying zoning district, with the exception of required yards for new interior lot lines where the second floor yard shall be a minimum of four (4) feet. No second floor yard shall be required for zero (0) lot line developments at newly created interior lot lines.

Corner lots:

In the event that a corner lot is subdivided along the street-side property line as defined by Section 16.04.400, creating a new front property line along an existing street side property line, the following setback standards shall apply:

Ground floor yards:

Front: Twelve (12) feet.

Rear: Four (4) feet.

Side: Four (4) feet.

Second floor yards:

Front: Twelve (12) feet.

Rear: Ten (10) feet.

Side: Side setback applicable to the underlying zoning district.

No yards shall be required for zero (0) lot line developments at newly created interior lot lines.

Lots less than five thousand (5,000) square feet with an existing residence:

FAL shall be the square footage of the existing residence plus eight hundred (800) square feet.

Lots less than five thousand (5,000) square feet with two (2) new residences:

FAL shall be one thousand six hundred (1,600) square feet or fifty-six percent (56%) of the lot area, whichever is greater.

Lots of five thousand (5,000) square feet or greater:

FAL shall be equal to the floor area limit of the underlying zoning district.

For purposes of calculating the floor area limit, the area of a panhandle or access easement shall not be included in the lot size.

The maximum second floor FAL shall be fifty percent (50%) of the maximum FAL allowed on the property.

The minimum size of a primary dwelling unit created pursuant to this chapter shall be eight hundred (800) square feet.

Lots with an FAL of less than two thousand (2,000) square feet:

The maximum square footage of a primary dwelling unit shall not exceed the maximum FAL minus eight hundred (800) square feet.

Lots with an FAL of two thousand (2,000) square feet or greater:

The maximum square footage of a primary dwelling unit shall not exceed sixty percent (60%) of the maximum allowable FAL.

One (1) story development:

Building coverage shall be the maximum building coverage calculated for the underlying zoning district or floor area limit (FAL) plus two hundred (200) square feet, whichever is greater.

Two (2) story development:

Building coverage shall be one thousand (1,000) square feet or thirty percent (30%) of the lot area, whichever is greater.

The maximum height of residential structures shall be twenty-eight (28) feet.

A daylight plane shall begin at a horizontal line fourteen (14) feet directly above the grade of each side and rear setback line of each lot and shall slope inwards at a forty-five (45) degree angle, except that no daylight plane shall be required for connected structures at newly created interior lot lines and at a newly created rear property line.

As used in this section, "grade of the side setback line" means the average grade of the highest and lowest points of the natural grade of the portion of the lot directly below the side setback line.

Gable and Dormer Intrusions. Gables and dormers may intrude into the daylight plane of a lot that is ten thousand (10,000) square feet or less. The permitted intrusion for a four (4) foot required setback shall be ten (10) feet. Gables and dormers may intrude into the daylight plane on one (1) side of a lot only. The gable or dormer must not extend beyond a triangle described as follows:

One (1) uncovered parking space shall be required for each unit, except where parking is exempt under the following conditions:

Required parking spaces may be located in the required yards, with a maximum of one (1) parking space located within the required front yard. Required parking spaces may be located in tandem with other required parking spaces. If the required parking space is located in a garage or carport, the area of the covered parking shall count towards the maximum permitted floor area limit, maximum unit size, and maximum building coverage.

The minimum width of a driveway serving up to two (2) units shall be ten (10) feet. A driveway serving three (3) or more units shall have a minimum width of sixteen (16) feet.

Paved area for driveway and uncovered parking shall not exceed forty percent (40%) of front yard setback area. The maximum paved width for driveway and uncovered parking in front yard setback shall not exceed twenty (20) feet regardless of lot frontage width.

A minimum of fifty percent (50%) of front yard setback area shall be landscaped. Landscaping may include paved walkways; provided, that a vegetated strip of not less than one (1) foot is provided between a driveway and paved walkway. Paved walkways shall be constructed of decorative pavers or other material different than the driveway material.

If stucco is proposed it shall be steel trowel smooth stucco texture or steel trowel smooth Santa Barbara texture (i.e., sand, dash and similar textures would not meet this standard). Stucco may be painted or use integral color.

Windows with divisions (i.e., grids) shall be simulated true divided lite or true divided lite with interior and exterior muntins and spacer bars between panes.

Second floor window sills facing interior side or rear property lines shall be a minimum of three (3) feet from the interior floor line.

Windows at stair landings along interior lot lines shall have obscure glazing below five (5) feet or sills at five (5) feet or greater above the landing. Permanent architectural screens may substitute for obscure glazing.

Balconies shall comply with the balcony setbacks outlined in Chapter 16.60.