The SL Small-Lot, Detached-Housing Overlay Zone is intended to increase development options within areas designated as Low-Density Residential (3-7 DU/AC) and Medium-Density Residential (7-14 DU/AC) by the Land Use Element of the City's adopted General Plan.

(Ord. 06-871 § 6 (part): Ord. 99-791 Exh. A (part); prior code § 9-4.1730)

The SL zone shall be applied in combination with the R1 (Single-Family Residential) Zone and shall be indicated on the official zoning map by an "SL" suffix (i.e. R1/SL).

(Prior code § 9-4.1731)

Small-lot, detached-housing overlay zoning (SL) shall be subject to the following criteria:

A.

Shall consist of a minimum of 3 acres;

B.

Shall have an R-1 (Single-Family Residential) base zone;

C.

Shall meet the density, goals and objectives of the City's adopted General Plan;

D.

Exception: If a lot has an area less than that required by the provisions of this chapter and was held under separate ownership or was of official City record prior to July 15, 1987, such lot may be occupied by uses permitted in the SL Overlay Zone after a public hearing pursuant to an adopted specific plan or accompanied by a specific plan covering such area.

(Ord. 99-791 Exh. A (part); prior code § 9-4.1732)

Uses permitted in an SL Overlay Zone shall be as prescribed under Section 11.18.030(A) through (K) of this title.

(Ord. 99-791 Exh. A (part); prior code § 9-4.1733)

The following development standards shall apply to all land and buildings within an SL Overlay Zone:

A.

Building Height Limits. The maximum building height shall be one and one-half stories and shall not exceed 25 feet; however, a building may be a height of two stories and not exceed 35 feet subject to Precise Plan of Design Approval, and provided the Commission, upon receipt of evidence, determines that a greater height would not be detrimental to surrounding properties. A minimum of 20 percent of the units within a subdivision shall be single story.

B.

Minimum Lot Area per Dwelling Unit. Pursuant to the provisions of Section 11.18.040(C) of this title, an "SL" suffix to the R-1 Zone designates a 4500 square foot minimum lot area per dwelling unit.

C.

Minimum Lot Size. Lots in an SL Overlay Zone shall meet the following minimum dimensions:

1.

Standard interior lots—50 feet wide measured at the building line. Minimum lot depth shall be determined by plot plan evidence of meeting all minimum required setbacks and outdoor living areas;

2.

Corner lots—55 feet wide;

3.

Cul-de-sac lots—40 feet wide measured at the building setback line and a minimum of 30 feet wide at the street, provided the average lot width is not less than 50 feet.

D.

Lot Coverage. The building footprint shall not cover more than 50 percent of the total area of any lot.

E.

Yards. The following yards shall be established and maintained (see Section 11.38.060 of this title for additional setbacks that may be required for planned rights-of-way). In order to encourage architectural design interest and diversity, front and side yard variations will be permitted as follows:

1.

Front Yards. Minimum front yard setbacks may vary depending upon structure, occupancy type, orientation, as defined in Chapter 11.02 of this title, and height, as follows:

a.

Dwelling Unit. First story, primary orientation shall have a minimum setback of 20 feet from the property line; the first story, secondary orientation, and second story shall have a minimum setback of 25 feet from property line.

b.

Garage. If the main auto access faces a public street, the minimum setback shall be 25 feet from the property line. If the main auto access opening does not face a public street, the setback may be reduced to 15 feet.

2.

Side Yards.

a.

Interior lots shall have a minimum 5-foot-wide side yard along one interior property line and a minimum 7-foot-wide side yard along the other interior property line.

b.

Corner lots shall have a minimum 5-foot-wide side yard along the interior property line and a 15-foot-wide side yard along the street side.

3.

Rear Yards. A rear yard having a depth of not less than 15 feet; provided, further, the provisions of subsection F of this section shall also apply. Additional setback and/or buffering may be required between two-story and single-story subdivisions.

F.

Outdoor Living Spaces.

1.

Each lot shall contain a minimum of 1000 square feet of permanent, open, outdoor living space to the rear of the front yard setback line. Such outdoor living area may be provided in one or more spaces; provided, however, such spaces shall average not less than 15 feet and at their narrowest dimension shall be not less than 10 feet.

2.

The gradient or slope of any required outdoor living space shall not exceed 5 percent in any direction.

3.

Patios, including patio roofs, may be erected within the required outdoor living space provided such patios are open on at least two sides. Patios enclosed with walls, windows, screens, or any other contrivance shall not be considered as open. Swimming, wading, spa or fish pools may be constructed within the required outdoor living space. Patios and pools shall not occupy more than 60 percent of such space. Open patios shall meet yard standards of subsection E of this section, except that an administrative adjustment may be approved which permits a minimum setback of 5 feet from the rear property line of a lot. Such exception shall be limited to open patios which are to be constructed on lots created per the provisions of this chapter. Such administrative adjustments shall be in accordance with Chapter 11.76 of this Code.

4.

Vehicular driveways or parking areas, when lying to the rear of the front yard setback line, shall not be calculated as part of the required outdoor living space.

5.

Side and rear yards, as set forth in subsection E of this section, may be included in calculating the area and minimum dimensions of the required outdoor living space provided such side and rear yards are contiguous with, and an integral part of, such space.

6.

Spaces with a dimension of less than 10 feet shall not be calculated when determining the required outdoor living space.

G.

Parking. See Section 11.66.010(B)(1)(a) of this title.

H.

Zero Setback Provision. Whenever a zero side yard is permitted, CC & R's (Conditions, Covenants and Restrictions) covering maintenance and utility access, etc., shall be required.

(Ord. 06-871 § 6 (part); Ord. 99-791 Exh. A (part); prior code § 9-4.1734)

A.

Minimum Area of Dwelling Units. Dwelling units within the SL Overlay Zone shall contain no less than the following floor area minimums per dwelling unit, exclusive of open porches, patios, carports and garages:

1.

For one-bedroom and two-bedroom homes, 1250 square feet;

2.

For three-bedroom homes, 1400 square feet;

3.

For homes with four or more bedrooms, 1450 square feet.

B.

Minimum Room Sizes. A single-family dwelling shall have no habitable room, except kitchens, bathrooms and halls, which has an area of less than 120 square feet. Such space shall be exclusive of closets.

C.

Minimum Roof Pitch. Dwelling units utilizing typical gable, hip or shed roofs shall have a minimum pitch of 3 inches in 12 inches.

D.

Minimum Eave Projection. Minimum eave projections may in no case extend less than 18 inches. Additional extension may be required through Precise Plan of Design review in order to ensure proper regard for energy conservation and/or compatibility with the surrounding neighborhood.

E.

Private driveways shall be a minimum of 12 feet wide and a maximum of 18 feet wide and shall be constructed in concrete, brick, approved paver material or a combination thereof.

F.

Paved areas shall not exceed 40 percent of required front yard setback area.

G.

Landscaping and Irrigation. As a minimum, front yards shall have a 100 percent automatic irrigation system, one 15-gallon street tree, 5-gallon shrubs and turf or ground cover.

(Ord. 06-871 § 6 (part); Ord. 99-791 Exh. A (part); prior code § 9-4.1735)

Establishment of a homeowners' association for the purpose of ensuring the preservation of the general welfare, aesthetics, and property values may be required for small-lot, detached-housing subdivisions.

A.

Overall Maintenance. Each owner shall have the affirmative obligation to prevent what might be considered a fire hazard or a condition dangerous to the public health, safety and general welfare; or constitute an unsightly appearance or otherwise detract from the aesthetic and property values of neighboring properties. The following minimum performance standards for the maintenance of buildings, yards, landscaping and common-use areas shall be adhered to by each owner:

1.

Landscaping visible from streets and common use areas shall be absent of the following:

a.

Lawns in excess of 6 inches in height;

b.

Untrimmed hedges;

c.

Dying trees, shrubbery, lawns and other plant life from lack of water or other necessary maintenance;

d.

Trees and shrubbery grown uncontrolled without proper pruning;

e.

Vegetation so overgrown as to be likely to harbor rats or vermin;

f.

Dead, decayed or diseased trees, weeds and other vegetation;

g.

Inoperative irrigation systems.

2.

Yards shall be maintained so as to be absent of the following:

a.

Broken or discarded furniture, appliances and other household equipment stored in yard areas for periods exceeding one week;

b.

Packing boxes, lumber, trash, dirt and other debris stored in yards for unreasonable periods in areas visible from public property or neighboring properties;

c.

Unscreened trash cans, bins or containers stored for unreasonable periods in areas visible from public streets and common areas.

3.

No building, wall or fence may be left in an unmaintained condition so that any of the following exist:

a.

Buildings abandoned, boarded up, partially destroyed or left unreasonably in a state of partial construction;

b.

Unpainted buildings or buildings with peeling paint in such a condition as to:

i.

Cause dry rot, warping and termite infestation, or

ii.

Constitute an unsightly appearance that detracts from the aesthetic or property values of neighboring properties;

c.

Broken windows constituting hazardous conditions and/or inviting trespassers and malicious mischief;

d.

Damaged garage doors that may become inoperative or unsafe to operate;

e.

Graffiti remaining on any portion of the property for a period exceeding 10 days.

B.

Vehicle Parking and Storage. For automobiles, wagons, vans, and light trucks, parking shall be limited to garages and permitted paved areas within the front yard setbacks. Parking and/or storage of recreational vehicles and equipment including, but not limited to boats, trailers, motor homes, camper shells, as well as utility vehicles, trailers, etc., may be permitted provided they are located behind the minimum required front yard setback and are screened from public view by a method reviewed and approved by the Director of Community Development.

(Ord. 99-791 Exh. A (part); prior code § 9-4.1736)