Paramount City Zoning Code
CHAPTER 17
16 R-M, MULTIPLE FAMILY RESIDENTIAL VARIABLE DENSITY ZONE
§ 17.16.010 Legally existing lots of record.
Any legally existing lot of record which is vacant or otherwise unimproved and is only considered to be substandard by reason of lot area, shall be considered to be in compliance with the lot area requirements of the zone classification with respect to development thereof.
(Prior code § 44-40)
§ 17.16.020 Conversion of zones.
The zoning maps and zone classifications of the City heretofore established, existing and in effect as a part of Title 17 commencing with Chapters 17.16 and 17.20, as amended, are hereby converted and shall hereafter be in effect and exist pursuant to and as a part of this Zoning Code and shall hereafter be known by the zoning symbols and designations in accordance with the following table:
R-3, Limited Multiple Residential | R-M, Multiple Family Residential Variable Density Zone |
R-4, Unlimited Multiple Residential | R-M, Multiple Family Residential Variable Density Zone |
(Prior code § 44-41)
§ 17.16.030 Establishment of R-M zone.
There is hereby established a zone which shall hereinafter be known as the "R-M, Multiple Family Residential Variable Density Zone," and which shall function and serve as follows:
A.
Intent and Purpose. The intent and purpose of the R-M zone is to principally designate and classify certain areas within the City for development of multiple family residential housing and apartment complexes, and to provide for the integration of developments and uses of land more closely related to multiple-family residential characteristics best suited to carry out the needs of the community.
B.
Criteria for Qualification and Application. The R-M zone is a land use classification which, in part, assists in the implementation of the residential land use and housing element of the general plan. It is a zone classification designed to be applied on selected areas of the community where the concentration of population can be varied and controlled, yet sufficiently flexible to accommodate the housing needs projected for the City. Application of the R-M zone can provide for development to serve as a low density residential transition between more intense residential uses of land and single-family residential neighborhoods; can provide compatible development along principal streets and highways; can serve as a medium density residential transition between less intense residential land uses and more intense commercial activities; and can provide for development of high density residential apartment complexes. The R-M zone need not be restricted entirely to residential uses of land, and may include public, semi-public, institutional, and other transitional land uses which would not necessarily be compatible with solely residential or limited commercial uses. When qualifying, application of the R-M zone must clearly be defined in accordance with the criteria herein, be protected from the encroachment of land uses that do not perform a function of this zone classification and be protected from the tendency to yield to oversaturation and concentration of population. Uses of land and development which do not qualify and which are not specifically permitted in the R-M zone are hereby expressly prohibited.
(Prior code § 44-42)
§ 17.16.040 Permitted uses.
A.
Multiple-family dwellings.
B.
Single-family dwellings.
C.
Accessory buildings and structures, subject to the following conditions:
1.
Accessory buildings and structures, as defined by the City of Paramount Building Code, shall not exceed 40% of the required rear yard area;
2.
Accessory buildings and detached garages are only permitted with a permitted main building;
3.
No eave, projection or overhang shall extend over the property line and precautionary measures shall be taken to ensure the deflection of runoff away from such property line; and
D.
Fire Stations.
E.
Greenhouse and/or hoophouse (private and noncommercial) as an accessory use for propagation and culture only, subject to the following conditions:
1.
Location. A greenhouse and/or hoophouse shall be located to the rear of the dwelling and five feet from property lines and any structure.
2.
Height. The maximum greenhouse/hoophouse height is nine feet.
3.
Sales. No sales associated with a greenhouse/hoophouse are permitted.
4.
Construction and Maintenance. A greenhouse/hoophouse shall be of sturdy construction and maintained in quality condition. The criteria utilized in evaluating the condition of a greenhouse/hoophouse shall include, but not be limited to, torn, stained, dirty, and/or faded material.
F.
Home garden, subject to the following conditions and restrictions:
1.
On-Site Sales Prohibited. The retail sales of edible landscaping shall not be conducted on the premises.
2.
Edible Landscaping—Front Yard. With the exception of fruit trees, edible landscaping in the front yard shall be restricted to raised garden beds limited to a maximum area of 50 square feet.
3.
Raised Garden Beds. Raised garden beds shall not exceed a height of three feet measured from the surface of the natural ground to the top of the frame of the raised garden beds. In a front yard or corner side yard, raised garden beds shall not be closer than five feet to a front or corner side property line. Raised garden beds shall be constructed of wood, brick, masonry, landscape timbers, metal, ceramic, or synthetic lumber. Raised garden beds constructed of wood shall be structurally sound and free of rot. Prefabricated raised garden beds shall be permitted. Raised garden beds shall not be constructed of wire, chicken wire, rope, cable, utility poles, tires, plumbing fixtures, or any other similar materials.
4.
Front Yard Plant Height. With the exception of fruit trees, edible landscaping in the front yard shall not exceed a maximum height of three feet measured from the highest point of the frame of a raised garden bed to the highest point of an edible plant.
5.
Edible Landscaping Harvest. Edible plant materials shall be promptly harvested and removed when mature or ripe. Plants not harvested for consumption shall be promptly removed or tilled into the soil.
6.
Maintenance. Planting areas fallowed between growing seasons shall be covered with mulch or similar material or otherwise maintained in clean condition until the next planting period. Weeds shall be promptly removed. Actions shall be taken to prevent and eliminate pests.
7.
Composting.
a.
Purpose. The purpose and intent of residential composting is to promote the recycling of landscape waste through composting and with minimum standards for composting.
b.
Location. Compost areas shall be located a minimum of five feet from property lines, a minimum of 15 feet from a residential structure (including accessory dwelling unit and junior accessory dwelling unit), and to the rear of the front dwelling on a property. Compost areas shall not be located within any drainage or utility easement.
c.
Compost Bins. All compostable material shall be enclosed in one or more compost bins. Compost bins shall be properly maintained to prevent attracting and harboring rodents and pests and to prevent unpleasant odors.
d.
Compostable Material. Compostable material includes leaves, grass clippings, garden debris, brush, tree clippings and other plant material generated solely within the residential lot where the material will be composted.
e.
Compost Contents. Compost shall only contain compostable material, soil, and commercial compost additives. Prohibited compost contents include processed food products, including, without limitation, salad dressings and cooking or other vegetable oils; animal or dairy products, including, without limitation, fats, bones, meat, fish, fowl and cheese; and manure of any kind or other pet or human waste.
f.
Nuisance. Any compost which gives off foul or putrid odors, attracts vermin, or encroaches on neighboring property is hereby declared to be a nuisance that will result in penalties in accordance with the relevant enforcement provisions of the Paramount Municipal Code.
G.
Libraries.
H.
Public schools: elementary, junior high, and high school.
I.
Licensed residential care facilities, small.
J.
Single-Room Occupancy (SRO) Facilities.
1.
Density. The density of an SRO facility shall not exceed the density allowed by the zone in which it is located.
2.
Maximum Occupancy. Each SRO unit shall be designed to accommodate a maximum of two persons.
3.
Minimum Width. An SRO unit shall not be less than 12 feet in width.
4.
Entrances. All SRO units must be independently accessible from a single main entry, excluding emergency and other service support exits.
5.
Unit Size. The minimum size of an SRO unit shall be 150 square feet and the maximum size of a unit shall be 375 square feet.
6.
Bathroom. For each SRO unit, a private toilet in an enclosed compartment with a door shall be provided. This compartment shall be a minimum of 15 square feet. If private bathing facilities are not provided for each unit, shared shower or bathtub facilities shall be provided at a ratio of one for every seven units or fraction thereof. The shared shower or bathtub facility shall be on the same floor as the units it is intended to serve and shall be accessible from a common area or hallway. Each shared shower or bathtub facility shall be provided with an interior lockable door.
7.
Kitchen. Each SRO unit shall be provided a kitchen sink serviced with hot and cold water with a garbage disposal and a countertop measuring a minimum of 18 inches wide by 24 inches deep. If each individual unit is not provided with a minimum of a refrigerator and a microwave oven, a complete kitchen facility available for residents shall be provided on each floor of the structure.
8.
Closet. Each SRO unit shall have a separate closet.
9.
Common Area. A common area of four square feet per living unit shall be provided, excluding janitorial storage, laundry facilities, and common hallways. A common space of minimum area of 200 square feet shall be provided as a ground floor entry area. Dining rooms, meeting rooms, recreational rooms, or other similar areas with written determination by the Planning Director may be considered common areas. Shared bathrooms and kitchens shall not be considered as common areas.
10.
Trash and Refuse. All trash and recycling storage areas shall be located so as to be convenient to the users and where associated odors and noise will not adversely impact the users.
11.
Tenancy. Tenancy of SRO units shall be a minimum of 30 days.
12.
Management Plan. A management plan is required for an SRO facility. The management plan shall be comprehensive and contain management policies and operations, rental procedures and rates, maintenance plans, resident and guest rules and procedures, security procedures, and staffing needs including job descriptions. Such plan shall be submitted to and approved by the Planning Department prior to operation of the SRO facility. The plan shall remain active throughout the life of the SRO.
13.
Facility Management. An SRO facility with 10 or more units shall provide full-time on-site management. An SRO structure with fewer than 10 units shall provide an on-site management office.
14.
Code Requirements. The SRO facility must comply with applicable State and local housing, building, and fire code requirements.
15.
Architecture. An SRO facility shall comply with all objective architectural and design elements of Section 17.16.110 of the Paramount Municipal Code.
16.
Bicycle Storage Facilities. Durable metal bicycle racks and other bicycle storage facilities shall be provided in permanent locations to meet the needs of the residents, guests, and staff.
K.
Family daycare homes.
L.
Permanent supportive housing that meets the criteria set forth in California Government Code Section 65651 et seq.
M.
Household Pets. Household pets of a type readily classifiable as being customarily incidental and accessory to a permitted principal residential use when no commercial activity is involved, subject to the following conditions and restrictions:
1.
Not more than three adult animals of any species shall be permitted per dwelling unit except birds as specified in Section 6.44.020 of the Paramount Municipal Code and fish and nanoshrimp contained within an aquarium. An animal shall be considered an adult if over four months of age or capable of reproducing, whichever is lesser.
2.
Livestock, horses, rabbits, poultry, and fowl are prohibited.
3.
Those animals commonly classified as a wild species and potentially dangerous animals are prohibited.
4.
Adherence to all applicable conditions and regulations of Title 6 of this Code is required.
§ 17.16.050 Uses permitted subject to conditional use permit.
Premises in the R-M zone may be used for the following purposes provided a conditional use permit has first been obtained.
A.
Religious assembly.
B.
Licensed residential care facilities, large.
C.
Manufactured buildings as defined by the California Health and Safety Code for temporary offices or classrooms for private education institutions.
(Prior code § 44-44; Ord. 1198, 4/22/2025)
§ 17.16.060 Home occupation.
A.
Definition. "Home occupation" is defined as a business customarily conducted within a dwelling and carried on by the inhabitants. The use is clearly incidental and secondary to the use of the structure for dwelling purposes and does not change the residential character nor adversely affect the uses permitted in the zone.
B.
Application. Any person proposing to manage, conduct or carry on any business within the home shall file a written application for a home occupation permit and business license with the City Clerk. Forms will be provided to the applicant.
C.
Conditions and Reservations. Any license granted hereunder shall be subject to the following conditions and reservations:
1.
Carrying on any business within the home shall be a secondary use.
2.
The business shall not occupy more than one room (25% of the total floor area) or a maximum of 100 square feet, whichever is less. No part of the garage shall be used for the business.
3.
There shall be no employees or assistants on the premises other than members of the resident family.
4.
No stock shall be kept for public display on the premises.
5.
The use shall not generate pedestrian or vehicular traffic in excess of that customarily associated with the area.
6.
No commercial vehicles for transportation of materials to and from the premises are permitted, except when such vehicle is a commercially licensed van, pick-up truck or vacation vehicle registered to and used by a resident family member of the household exclusively for transportation.
7.
No use will be permitted which by reason of color design, materials, construction, lighting, signs, sounds, noises or vibrations alters the residential character of the premises, or which unreasonably disturbs the peace and quiet of the surrounding residents.
8.
The use shall not create excessive demand for municipal or utility services or community facilities beyond those actually and customarily provided for residential uses.
9.
Stored materials used in connection with the home occupation shall not exceed 100 cubic feet. Total business usage shall not increase the fire load of the dwelling.
10.
In the case of construction or related occupations, any storage and equipment yards must be maintained separate from the home occupation premises.
11.
There shall be no storage of materials or supplies in the garage or outdoors.
12.
The building and fire prevention inspectors shall have the right of reasonable inspection as with any other business within the City for the purpose of protecting the general health and welfare.
13.
There shall be no use on the premises of material or mechanical equipment not recognized as being part of normal household or hobby use.
14.
No signs or structures other than those permitted in the zone are allowed.
15.
No building or space outside of the main building shall be used for home occupation purposes.
16.
A home occupation permittee must possess a valid City business license at all times.
17.
The permission of the property owner or authorized representative must be obtained prior to the issuance of a home occupation permit.
18.
In the event the home occupation is to be conducted in a dwelling unit which is located in a building, complex, or tract wherein a home owner's association has a been established, the permission of the homeowner's association must be obtained prior to issuance of a home occupation permit.
19.
No home occupation shall be permitted when objectionable due to noise, dust, smoke, odor, toxic storage or similar circumstances.
E.
Appeal of Denial by City Clerk of the Issuance of Home Occupation Permit.
1.
Denial of the application by the City Clerk for a home occupation permit shall be subject to appeal by the applicant to the Planning Commission without fee. The City Clerk is required to notify the applicant in writing of the reasons for such denial, giving reference to pertinent paragraphs of this section.
2.
Appeals shall be submitted in writing by the applicant and must clearly state the reasons why such appeal should be granted.
(Prior code § 44-44.1)
§ 17.16.070 Design review.
All proposed development within the R-M zone shall be subject to the Development Review Board process, pursuant to Chapter 17.60 of this title.
(Prior code § 44-45)
§ 17.16.080 Lot standards.
A.
Minimum Lot Size. In the R-M zone, every lot created after January 1, 1990 shall contain a minimum area of 10,000 square feet.
B.
Minimum Lot Width. Each lot or parcel of land in the R-M zone shall have a minimum lot width of not less than 60 feet.
C.
Density. The number of dwelling units permitted shall be subject to the following:
Street Frontage | Units/Sq. Ft. |
|---|---|
180′ | 1/2,000 |
120′ | 1/2,200 |
100′ | 1/2,500 |
60′ | 1/3,500 |
50′ | 1/4,000 |
(Prior code § 44-46)
§ 17.16.090 Hardship bonus.
Lots meeting all hardship criteria in either subsections A, B, or C listed below may receive a density bonus. If the criteria are met, development on the lot will be able to move up to the next higher density based on street frontage permitted in this chapter.
A.
Adjacent Development.
1.
The lot must have 76 feet or less of street frontage.
2.
The applicant must be the property owner and have owned the property continuously since January 1, 1988. Property received through inheritance would constitute continuous property ownership.
3.
Any adjacent property with street frontage on the same street as the lot in question must be developed; and:
B.
Shape. If an applicant possesses an irregularly shaped lot 12,500 square feet or more in area, and the lot has widely varying depths and widths, and at some point the width of the lot substantially exceeds the width of the street frontage, this property will be granted an automatic hardship bonus, allowing a density of one unit per 2,000 square feet.
C.
Inability to Consolidate.
1.
The applicants lot must have 76 feet or less of street frontage.
2.
The applicant must be the property owner and have owned the property continuously since January 1, 1988. Property received through inheritance would constitute continuous property ownership.
3.
The applicant must provide a notarized statement substantiating that he or she cannot consolidate both of the adjoining lots. In order to substantiate this the owner must:
a.
Make a good faith fair market value offer for both adjoining properties in writing and have that offer refused; and
b.
Provide a copy of the written offer and either a written rejection by the adjacent property owners, or the applicant's own notarized sworn statement that the offer was made and rejected.
Lots meeting the above criteria will be referred to the Planning Commission for the granting of a hardship status. |
(Prior code § 44-46.1)
§ 17.16.100 Yard standards.
A.
Front Yard. Each lot or parcel of land in the R-M zone shall have a front yard of not less than 15 feet in depth as measured from the ultimate property line after dedication. The front yard shall be fully landscaped, with materials such as drought tolerant plants, compost, mulch, artificial turf and permeable hardscape. No unscreened mechanical equipment or structures are permitted. Parking in the front setback is prohibited.
B.
Side Yard. Each lot or parcel of land in the R-M zone shall have a side yard of not less than five feet in width. The minimum width of a side yard upon which multiple dwellings front shall be increased by one foot for each entrance to a maximum of 10 feet. On a corner lot or reverse corner lot, no structure shall be located within 15 feet from the side lot line adjacent to the street.
C.
Rear Yard. Each lot or parcel of land in the R-M zone shall have a rear yard of not less than 10 feet in depth.
1.
On the rear third of an interior lot, accessory buildings not containing living quarters may be built to the property lines, provided that not less than 10 feet of the rear line shall be free and clear of buildings; and provided, further, that if the lot rears upon an alley, a garage with a vehicular entrance from the alley shall maintain a distance of not less than 15 feet from the center line of the alley. See Section 17.16.040(C).
2.
On the rear third of a corner lot, accessory buildings not containing accessory living quarters may be built to the interior side and rear lines, provided, that if the lot rears upon an alley, a garage with a vehicular entrance from the alley shall maintain a distance not less than 15 feet from the center line of the alley. See Section 17.16.040(C).
3.
On the rear third of a reverse corner lot, accessory buildings may be built to the interior side line, but may not be erected closer than five feet to the property line of any abutting lot to the rear, unless an alley intervenes. If an alley intervenes, accessory buildings may be built to the rear line, unless such a building is a garage with a vehicular entrance from the alley. Such garages shall maintain a distance of not less than 15 feet from the center line of the alley. See Section 17.16.040(C).
D.
Yards and Open Space Generally. Except as provided in this chapter, every required yard and open space shall be open and unobstructed from the ground to the sky. No yard or open space provided around any building for the purpose of complying with the provisions of this title shall be considered as providing a yard or open space for any other building, and no yard or open space on any adjoining property shall be considered as providing a yard or open space on a building site whereon a building is to be erected.
E.
Permitted Intrusions into Required Yards. The following intrusions may project in any required yards:
1.
Fireplace structures, not wider than eight feet measured in the general direction of the wall of which it is a part, may project 18 inches.
2.
Uncovered porches and platforms which do not extend above the floor level of the first floor, 18 inches; provided, that they may extend six feet into the front and rear yard.
3.
Masonry planters not exceeding 36 inches in height measured from the ground level may extend six feet into any required front yard. Such height limitation does not apply to ornamental plants contained in planter boxes. Edible landscaping height shall comply with Section 17.16.040(F)(4) of the Paramount Municipal Code.
4.
Eaves may intrude 18 inches into a required yard.
5.
Other intrusions may be approved if deemed unobtrusive by the Planning Director.
F.
Increased Yard Dimension Required. An increased front, side, and rear yard setback shall be required at a rate of five feet for each story in excess of two.
G.
Outdoor Area.
1.
250 square feet of useable common outdoor area shall be provided for each unit with two or more bedrooms. 150 square feet of useable common outdoor area shall be provided for each unit with one bedroom or less. Common outdoor areas shall have minimum dimensions of 20 feet by 20 feet. Such areas may extend into required side and rear yards and shall be screened from adjacent streets and properties and may include swimming pools, putting greens, court game facilities and any other recreation-leisure facilities necessary to meet the requirements of residents and guests. Front yards, driveways and parking areas may not be counted as common outdoor living area.
2.
Useable private outdoor space shall be provided for each dwelling unit. Private patios, yards and balconies, not used for access, must have a minimum dimension of five feet and minimum area of 50 square feet.
(Prior code § 44-47; Ord. 1150 § 11, 2021)
§ 17.16.110 Building standards.
A.
Maximum Height. Lots or parcels contained in the R-M zone shall have a maximum height of 40 feet. Height shall be measured to the highest point from adjacent public sidewalk level.
B.
Minimum Dwelling Unit Size. Every dwelling unit constructed or situated in the R-M zone after the effective date of the ordinance from which this chapter derives, shall have a minimum dwelling unit size as follows:
1.
Single-family residences shall have a minimum floor area of 1,300 square feet.
2.
Dwelling units located in multiple-family structures shall contain the following floor area:
a.
850 square feet for units containing one bedroom, exclusive of stairways.
b.
1,000 square feet for units containing two bedrooms, exclusive of stairways.
c.
1,250 square feet for units containing three bedrooms, exclusive of stairways, containing a minimum of one and one-half baths which shall not be included in the required square footage.
d.
160 square feet shall be provided for each additional bedroom, exclusive of stairways and bathrooms.
C.
Compatibility to Condominium Conversion. Residential developments shall incorporate structural and design elements facilitating conversion to condominium units as described under Section 17.44.160 of this Code. Developments shall include the following elements:
1.
Provision for future installation of air conditioning for each unit in compliance with California Building Energy Efficiency Standards (Energy Code) as adopted by the City.
2.
Reservation of space and plumbing for future installation of a washing machine and dryer in each unit.
3.
A minimum of 80 cubic feet of on-site exterior storage space for each unit in an enclosed and lockable area of permanent construction such as garage, carport, or accessory storage room.
4.
Sound attenuation between units meeting Sound Transmission Class (STC) 50 or current State standard for sound attenuation.
5.
Floors between units meeting Impact Insulation Class (IIC) 50 or current State standard for impact insulation.
§ 17.16.120 Objective design standards-Purpose, intent, and applicability.
A.
The provisions of Sections 17.16.125 through 17.16.160, inclusive, shall apply to all new qualifying residential projects, where state law limits the City of Paramount's enforcement of design standards to objective standards or where state law or the Municipal Code require a ministerial approval process. Qualifying projects include those referenced in Government Code Section 65913.4, as it may be amended from time to time.
§ 17.16.125 Site planning.
A.
Requirements for Development Plan. The development plan shall clearly indicate the proposed parking plan, including location, size, shape, design, materials, entrances, walls, lighting, signs, screening, paving specifications, drainage, landscaping, and such other data and features as the Planning Director may deem necessary to show compliance with this chapter.
B.
Layout.
1.
Buildings located adjacent to a public street shall have the primary entry oriented towards the public street and shall provide direct pedestrian access between the closest public sidewalk and the building entrance (shared or private).
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2.
All internal streets and alleys shall connect directly with the City's existing and planned street network.
3.
Swimming Pools. A swimming pool may not be in any front yard, nor closer than five feet to any exterior property line or to any building on the same premises.
C.
Parking, Driveways, and Pedestrian Paths.
1.
Number of Resident Spaces. In an R-M zone, each dwelling unit shall be provided with two off-street (20-foot by 20-foot minimum interior dimension) parking spaces. Parking spaces shall be covered and located within a carport or garage.
2.
Number of Off-Street Guest Parking Spaces Required. Guest parking for multiple residential uses shall be provided at the rate of one space per unit, to be located off-street and clearly labeled as such.
3.
Size, Location, and Design of Parking Spaces and Areas. The design of parking spaces and areas shall comply with Section 17.44.480 (Size, location, and design of parking spaces and areas). Parking facilities shall be located on the same lot or building site as the residences. Vehicles shall enter into or exit from all parking areas onto any public street or alley in a forward direction.
4.
Driveways. Driveway widths in the R-M zone shall conform to the following:
4 units or fewer | 10-foot minimum |
5 or units or more | One way ingress/egress: 12-foot minimum |
5 or units or more | Two-way ingress/egress: 16-foot minimum |
5.
Location. No motor vehicle, recreational vehicle, boat, or trailer of any kind shall be parked or stored in any required yard or open space other than on a paved driveway on one side of the lot. Any recreational vehicle, boat, or trailer of any kind shall only be parked behind the required front setback line.
6.
Required Improvement and Maintenance of Parking Areas. Off-street parking areas shall be surfaced and maintained pursuant to the requirements of Section 17.44.490 (Required improvement and maintenance of parking areas, etc., sales areas).
D.
Walls and Fences.
1.
Any decorative wall, fence, or hedge located or maintained in any required front yard shall not exceed 42 inches in height.
2.
A decorative wall not exceeding six feet in height shall be located around the perimeter of the project, except in the front setback. All perimeter walls shall have decorative treatment on all sides of the wall consisting of either rough-textured stone or concrete surfaces (precision block is not a rough-texture stone or concrete surface), landscaping, or other materials designed to prevent graffiti.
4.
Retaining Walls.
a.
Where a retaining wall protecting a cut below the natural grade is located on the line separating lots or parcels, such retaining wall may be topped by a wall, fence or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed, as measured from the ground on the high side of the property line.
b.
Where a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a fence, solid wall, or hedge, provided that in any event a protective fence or wall not more than 42 inches in height may be erected at the top of the retaining wall, and any portion of such fence above the six-foot maximum height shall be an open work fence. An "open work fence" means a fence in which the component solid portions are evenly distributed and constitute not more than 50% of the total surface area of the face of the fence.
§ 17.16.130 Architecture.
A.
B.
Entries.
1.
Each unit shall have at least two points of egress to the outside, a common corridor, or via a balcony.
2.
Doors shall be recessed at least two inches.
3.
Front doors shall be solid and shall include metal door jambs. The front doors shall include peepholes or vision glass for a clear view of the exterior entry area.
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C.
Windows.
1.
All windows of the same shape shall be of the same proportion (ratio of height to width) and shall use non-reflective glazing.
2.
All windows shall provide a lintel and sill and shall be recessed at least two inches.
3.
Permanent or retractable security gates, grills, or bars on the exterior of windows are prohibited.
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D.
Roofs.
1.
For flat roofs, a cornice of at least six inches in depth is required at the top of the parapet.
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2.
For sloped roofs, rakes and eaves with a minimum depth of 12 inches are required.
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3.
The only acceptable roofing material for new construction is clay tile, concrete tile, synthetic shake or synthetic tile, cement composition tile, or asphalt composition shingle when the manufacturer warranty is a lifetime duration. A 30-year dimensional thick butt asphalt composition shingle with built-up ridgeline is the minimum for reroofing.
4.
Only one roof pitch shall be used.
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5.
Gutters, downspouts, and other features used to collect precipitation runoff from the roof, such as rain barrels, cisterns, or pipes, shall be integrated into the wall so that they are not visible.
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(Ord. 1191, 1/14/2025)
§ 17.16.140 Street and neighborhood interface.
A.
Relationship to Public Areas.
1.
Pedestrian pathways shall be provided between the public sidewalk and primary building entries.
2.
Within a development, sidewalks and pedestrian pathways shall be provided to connect parking areas to buildings within the development, and to connect individual buildings within a development to each other. Sidewalks and pedestrian pathways shall also be provided to connect the site to any public trails adjacent to the site.
B.
Relationship to Adjacent Properties.
1.
For property lines adjacent to any property with a lower-density zoning designation, any portion of a building over 30 feet in height shall be set back at least 10 additional feet from the required minimum setback line.
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2.
Where buildings over 30 feet in height require an additional 10-foot setback, tree planting shall be at a minimum density of one tree at least every 30 feet to provide a second layer of screening and shrub planting.
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3.
Fencing shall be used to enclose and/or screen private outdoor gathering spaces and utility and service use areas adjacent to buildings.
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(Ord. 1191, 1/14/2025)
§ 17.16.150 Landscape.
A.
Landscape.
1.
Planting Areas.
a.
A minimum of 20% of the development site shall be landscaped and improved in accordance with these provisions in addition to the required front setback. Landscaping plans specifying the size, type, quantity and location of all plant materials shall be submitted to the Planning Director for approval along with Development Review Board conceptual development plans. All required landscaping areas shall be subject to, but not limited to, the following minimum standards:
i.
Planters. All landscaping, except lawn, shall be planted in permanent planters surrounded by six-inch-by-six-inch concrete curbing except where a planter abuts a building or masonry block wall. Minimum planter width shall be three feet; minimum planter area shall be 50 square feet except at unit entries.
ii.
Trees. At least one minimum-sized 24-inch box shade/canopy tree that reaches at least 20 feet diameter at maturity shall be planted for every 1,250 square feet lot area. Palm trees do not satisfy this requirement.
iii.
Landscape Groundcover. All setback areas shall be fully landscaped utilizing water-efficient materials with drought resistant plants. Additional plant material, such as shrubs and groundcover may be used to supplement landscaped areas. All setback areas fronting a street must be planted with drought resistant landscaping. Per California Government Code Section 53087.7, drought-resistant landscaping shall not include synthetic grass or artificial turf.
B.
Landscape Materials. All required landscaping shall be covered with materials such as drought tolerant plants, compost, mulch, artificial turf, and permeable hardscape.
C.
Plant Density. Plant density shall cover at least 65% of the front yard area. Acceptable materials are drought-tolerant plants, artificial turf, and permeable materials or a combination thereof.
D.
Non-Plant Density. A maximum of 35% of the required front yard area shall include accent plant alternatives, including pavers and brick set on a bed of sand where no mortar or grout has been used, a three-inch layer of mulch, decomposed granite, or artificial turf.
E.
Turf Replacement. Turf is not a required landscape material. Drought tolerant landscape materials that retain water onsite are preferred when replacing existing turf.
F.
Artificial Turf. Artificial turf as a possible landscape alternative is allowable and is subject to the following conditions:
1.
Site Preparation. Artificial turf must be properly installed by a licensed contractor, including site preparation and installation of base materials. Site preparation must consist of:
a.
Removal of all existing plant material and top three inches of soil in the installation area.
b.
Recommended use of weed spray to assist in site preparation.
c.
Placement of a weed barrier over the compacted and porous crushed rock or other comparable material below the artificial turf surface to provide adequate drainage.
d.
The site shall be sloped and graded to prevent excessive pooling, runoff, or flooding onto adjacent property.
2.
Installation.
a.
Artificial turf must be permanently anchored with nails and glue, and all seams must be nailed, or sewn, and glued, with the grain pointing in a single direction.
b.
Artificial turf cannot encroach upon living plants/trees and must end at least three inches from the base of any newly planted plant/tree.
c.
Artificial turf must be separated from live planting areas by a barrier such as a mow strip or bender board to prevent mixing of natural plant materials and artificial turf.
3.
Materials. Infill materials can consist of ground rubber or silicon sand. Nylon-based or plastic grass blades (i.e., patio carpet or astro-turf) are not permitted. Artificial turf product must:
a.
Have an eight-year, "no-fade" manufacturer's warranty.
b.
Be permeable to water and air and non-flammable.
c.
Be cut-pile infill and made from polyethylene or a blend of polyethylene and polypropylene.
d.
Have a hole punched permeable backing with spacing not to exceed four inches by six inches on center.
e.
Have a minimum blade length (pile height) of one and one-quarter inches.
f.
Have a minimum face weight of 65 ounces.
G.
Hardscape. Hardscape (non-permeable) is limited to existing driveways, walkways, patios and courtyards.
H.
Applicability. These provisions shall be applicable for all new development and for existing development where turf is to be replaced within the existing landscape.
I.
Water-Efficient Landscape Provisions. Landscaping shall comply with the Model Water Efficient Landscape Ordinance (MWELO) of the State of California and Chapter 17.92 of this title.
1.
Approval Criteria. Landscaping plans shall include, but not be limited to, the following items:
2.
Landscaped Areas. Landscaped areas may incorporate private outdoor living space, and should incorporate additional elements such as trellises, outdoor furniture, water elements (fountains, ponds, streams) meandering walkways, and other creative uses of landscape.
3.
All proposed landscape revisions within the City parkway shall be subject to provisions as specified in Section 12.32.050 of this Code.
4.
Irrigation and Water Conservation. All landscaped areas shall be provided with a water-efficient irrigation system consisting of:
a.
Drip irrigation.
b.
Bubblers for shrubs and trees.
c.
Rotating sprinklers rated at emitting less than one gallon of water per minute.
d.
Pressure regulators, allowing no more pressure than recommended by the manufacturer of the drip system (usually about 10 to 15 psi) or the rotating sprinklers (usually about 35 psi).
e.
Separate valves for each portion of the landscape (known as "hydrozones") that requires a unique watering schedule.
(Ord. 1191, 1/14/2025)
§ 17.16.160 Amenities, service, and back of house.
A.
Amenities. Developments shall incorporate the following amenities to be made available to all residents of the development. Amenities shall be maintained in good working order for the life of the development.
Lot Size | Minimum Number of Amenities Required |
|---|---|
Over 36,000 square feet | 5 |
18,000 - 36,000 square feet | 4 |
Less than 18,000 square feet | 3 |
1.
Children's lawn play area, including play equipment.
2.
Barbecue.
3.
Spa or jacuzzi.
4.
Swimming pool.
5.
Covered common patio or patios.
6.
Community garden with planters raised a minimum of 18 inches and an accessible common water supply.
7.
Community room.
8.
Tennis court.
9.
Weight or exercise room.
10.
Fireplaces in units, gas powered.
11.
Outdoor fountain.
12.
Outdoor sculpture.
B.
C.
Rooftop Equipment.
1.
Roof-mounted mechanical equipment, with the exception of solar panels, shall be screened so it is not visible from the adjacent public right-of-way using either rooftop parapet walls or rooftop enclosures.
2.
All screening devices shall be as tall as the highest point of the equipment being screened.
D.
Utilities.
1.
Mechanical Equipment. All mechanical equipment be screened from view from any adjacent public right-of-way, including ground-mounted air conditioning units, duct work, utility meters, back-flow preventers, transformers, etc.
2.
Utility and mechanical equipment shall not be located within any required active open space.
3.
Ground-mounted mechanical, electrical, and utility equipment shall be placed a minimum of 10 feet away from any pedestrian path and/or driveway.
E.
Lighting.
1.
Any light fixture located along a pathway shall not obstruct any pedestrian path of travel.
2.
The maximum height of pole-mounted fixtures shall not exceed 16 feet.
3.
All lighting shall be directed downward or shielded to prevent light trespass onto adjacent properties.
 |
4.
All pedestrian pathways shall be lit by lighted bollards or similar low, ground-mounted lighting fixtures at intervals of a maximum of 50 feet.
 |
F.
G.
Tarps.
2.
Tarps are prohibited from use as covers for outside storage in front setbacks and side setbacks that abut a street or alley, and over driveways.
3.
Tarps used to drape common household items (e.g., bicycles, lawn maintenance equipment, firewood) in a required rear yard area or side yard area that does not abut a street or alley, shall not exceed the height of the rear or side yard fence, or exceed a height of six feet.
4.
Tarps shall be maintained in good condition. The criteria utilized in evaluating the condition of a tarp shall include, but not be limited to, torn, stained, dirty, and/or faded material.
5.
The provisions of this section do not apply to freestanding fabric shade structures that are professionally manufactured, mechanically folding, "pop up" style shade structures located on residentially zoned properties. These structures may be placed within the required rear yard area, but are prohibited in front and side yards, and over driveways. Permitted fabric shade structures shall be maintained in good condition. The criteria utilized in evaluating the condition of a fabric shade structure shall include, but not be limited to, torn, stained, dirty, and/or faded material, and damaged support structures.
H.
Exterior Winter Holiday Lights.
1.
Exterior winter holiday lights shall be permitted for display beginning on Thanksgiving Day until January 15th of the following year. Exterior winter holiday lights shall be removed within 48 hours after January 15th of each year. For purposes of this section, exterior winter holiday lights are defined as string lights, commonly and customarily associated with the holiday season during those times stated herein, that contain multiple or single colored light bulbs or clear light bulbs and that are attached to a building, structure or dwelling permitted under this title.
2.
In interpreting and applying the provisions of this section, the Planning Director shall use reasonable judgment to determine if a specific string of lights is considered winter holiday lights.
3.
The decision of the Planning Director may be appealed to the Development Review Board within 10 days after the decision of the Planning Director, which said appeal shall be heard at the next regularly scheduled meeting of the Development Review Board. Any decision of the Development Review Board may be appealed to the City Council within 10 days after the decision of the Development Review Board. The decision of the City Council shall be final.
I.
Signage. The following signage is permitted in the R-M zone for the purposes indicated.
1.
Two unlighted signs not exceeding six square feet in area pertaining only to the sale or lease of only the particular building, property, or premises upon which displayed such signs are displayed.
2.
Name plates not exceeding two square feet in area containing the name of the occupant of the premises.
3.
For multiple-family dwellings, one non-illuminated identification sign not exceeding 20 square feet in area, provided that such signs are placed only on the wall of the building or a garden wall.
4.
For properties with religious assemblies in a commercial building, a freestanding monument sign with manually changeable copy is permitted subject to the following criteria:
a.
The design, logos, and colors shall be submitted to the Planning Director for written approval prior to fabrication.
b.
Signs shall be placed in a landscaped planter area which contains not less than 100 square feet. Exact placement of the sign is subject to approval by the Director or designee.
c.
The total height of the sign shall not exceed six feet and shall include a decorative base.
d.
The total area of the sign shall not exceed 60 square feet per side. The changeable copy area shall not exceed one-half of the total sign area.
e.
The sign structure and housing shall be decorative with a textured finish with no exposed metal nuts or bolts.
f.
One manually changeable copy sign is allowed per property. The sign may be two-sided.
g.
Monument signs shall be located at least 10 feet from any vehicle access point.
h.
Monument signs are subject to Building and Safety Division permitting and inspections in accordance with the Building Code and/or Electrical Code.
J.
Exterior Holiday Decorations, Excluding Winter Holiday Lights.
1.
Holiday and seasonal decorations, including, but not limited to, yard ornaments or decorations, and the like, shall not be installed or placed more than 45 days before the date of the holiday for which said decorations are intended and shall be removed within 25 days, following the date of the holiday for which said decorations were intended.
2.
In interpreting and applying the provisions of this subsection, the Planning Director and/or designee shall use reasonable judgment to determine the applicability.
3.
The decision of the Planning Director may be appealed to the Development Review Board within 10 days after the decision of the Planning Director, which said appeal shall be heard at the next regularly scheduled meeting of the Development Review Board. Any decision of the Development Review Board may be appealed to the City Council within 10 days after the decision of the Development Review Board. The decision of the City Council shall be final.