The regulations established by this chapter apply in the R-3 multiple family zone unless otherwise provided by this title.

(Ord. 1317 (part), 2001: 1965 code Title XII, Ch. 11, § 1)

Uses permitted in the R-3 multiple family zone are as follows:

A.

Any use permitted in the R-1 zone;

B.

Multiple family dwellings, consisting of four or less units;

C.

Multiple family dwellings consisting of five or more units subject to the issuance of a conditional development permit by the city planning commission;

D.

Dwelling groups;

E.

Incidental and accessory buildings and uses on the same lot which are necessary for the operation of any permitted use;

F.

Other uses which are subject to a conditional development permit;

G.

Room and board facilities are permitted subject to the approval of a conditional development permit.

H.

Development projects consisting of any number of units, in which twenty percent or more of the residential units are affordable to lower-income households are permitted by-right and subject to the provisions of Government Code Section 65583.2 subdivisions (h) and (i).

(Ord. 1376 § 1 (part), 2005: Ord. 1317 (part), 2001: Ord. 676 § 1 (part), 1974: 1965 code Title XII, Ch. 11, § 2)

(Ord. No. 1463, § 4, 4-13-10; Ord. No. 1681, § 3, 8-8-23)

A.

Site Area. The minimum site area when developed pursuant to this chapter shall be one acre. Minimum lot width shall be one hundred fifty feet.

1.

When a lot has an area less than required by this title and was held under separate ownership or was on record at the time this title became effective, such lot may be developed or occupied by any use permitted in the zone subject to the regulations therein.

B.

Density. Minimum lot area per dwelling unit shall be two thousand square feet of net lot area. "Net lot area" means that lot area excluding areas utilized for public streets, or other public rights-of-way.

C.

Maximum Building Height. The maximum building height shall be three stories, and not exceeding thirty-five feet. For buildings greater than one story in height, the second floor and above shall be set back a minimum of thirty-five feet from the ultimate street right-of-way.

1.

The planning commission may modify this second floor setback requirement based on the size, width or length of a building or series of buildings and its/their compatibility with adjacent land uses.

D.

Front Yard. The minimum front yard setback shall be fifteen feet.

1.

The planning commission may modify this front yard setback based on the size, width, or length of a building or series of buildings and its/their relationship to the street or intersection of two streets. In addition, a greater setback may be required to ensure compatibility with contiguous land uses.

2.

This front yard setback provision shall not prohibit construction of security block walls or wrought iron fencing along street frontages where such construction is necessary for diminishing noise impacts, increased security and/or establish more effective pedestrian traffic control.

3.

All front yard setback areas shall be fully landscaped and provided an automatic irrigation system.

E.

Side Yards. The minimum interior side yard setback shall be five feet. Where the side yard is adjacent to a public dedicated street or alley, the minimum side yard setback shall be fifteen feet.

1.

Where any structure has an entry opening into a side yard, the entry or exit shall be located not closer than seven feet from the side lot line. Where a dwelling is arranged so as to rear upon a side yard, it shall comply with the requirements above and the average of the side yard upon which dwelling structure fronts shall not be less than fifteen feet.

2.

The planning commission may modify side yard setbacks adjacent to a public street or alley due to the size, width, or length of a building and its relationship to the street or intersection of two streets. In addition, a greater side yard setback may be required to ensure compatibility with contiguous land uses.

3.

Wherever a multi-family residential project abuts a single-family, administrative-professional, commercial or industrial zone along a side yard, said project shall be separated from this zone by a six-foot high solid masonry block wall.

4.

All side yard setback areas shall be fully landscaped and provided an automatic irrigation system.

F.

Rear Yard. The minimum rear yard setback shall be fifteen feet.

1.

Wherever a multi-family residential project abuts a single-family, administrative-professional, commercial or industrial zone along a rear yard property line, said project shall be separated from this zone by a six-foot high masonry solid block wall.

2.

All rear yard setback areas shall be fully landscaped and provided an automatic irrigation system.

G.

Space Between Buildings. The minimum space between main buildings on the same lot shall be as follows:

1.

Minimum distance between dwellings: ten feet;

2.

Buildings built with front entry to front entry: thirty-five feet;

3.

Buildings built with front entry to rear entry: thirty-five feet;

4.

Buildings built with rear entry to rear entry: fifteen feet;

5.

Building built with one rear entry opening upon a court: twelve feet;

6.

Buildings built with one front entry opening upon a court: twenty feet;

7.

The minimum distance between main and accessory buildings shall be ten feet.

H.

Accessory Buildings. Accessory buildings not exceeding one story in height may occupy not more than thirty-five percent of a rear yard and may not be erected closer than five feet to the rear property line, provided, however, that such accessory building has no opening facing the rear property line. This requirement may be waived by the planning commission based on findings that such buildings, if constructed on the rear or side property lines, will not be detrimental to adjacent properties.

1.

Private garages located in the front yard or side yard and opening onto a street shall be at least eighteen feet from the side property line.

2.

Private garages located in the side yard and opening onto an alley or private street may be located five feet from the side property line, provided automatic garage door openers are installed.

3.

No accessory building shall occupy any portion of the required front yard of any lot.

I.

Building Bulk. All structures to be constructed within a project shall conform to the following requirements:

1.

Structures having dwelling units attached side-by-side shall be composed of not more than six dwelling units, unless evidence is submitted to the city that attachment of more than six units as proposed would not be detrimental to residents or to adjacent properties.

2.

Structures having dwelling units attached side-by-side shall have an offset in the front building line of at least four feet for every two dwelling units within such structure.

J.

Minimum dwelling sizes are as follows:

1.

Single family dwellings shall be a minimum of one thousand two hundred square feet of living area where only one dwelling unit is developed per lot. Single-family dwelling shall conform to development standards of the R-1C (single-family residential) zone.

2.

The minimum floor area of each dwelling unit for attached multi-family units shall be as follows:

a.

Bachelor and single 600 square feet;

b.

One bedroom 700 square feet;

c.

Two bedroom 850 square feet;

d.

Three bedroom 1000 square feet;

e.

Four bedroom 1200 square feet.

3.

Floor area shall be measured from the outside of the exterior walls and shall include only the living area floor space of each unit. Excluded are spaces for access, porches, patios, basements, garages and utility spaces used in common.

K.

Off-Street Parking. For off-street parking requirements, see Chapter 18.58.

L.

Building Design—Architecture.

1.

Multi-family residential building construction is not required to follow a specific theme or style. Innovative architectural concepts are encouraged, provided that the design of the multi-family project is compatible with the surrounding existing residential developments.

2.

When required off-street parking is not attached to or a part of the building, parking structures shall be offset so that plain roof lines and long elevations can be avoided. Additionally, garage and carport structures shall be so arranged as to avoid the monotony of long corridors of parking structures.

3.

Building elevations visible from the public view shall incorporate architectural features such as revels, recesses, plantons, trim elements, and other architectural features designed to provide variety and visual interest to the streetscape.

4.

Generally acceptable construction materials shall include custom wood siding, native rock and stone, split face blocks, concrete and brick.

5.

Conditionally acceptable materials (limited usage) shall be woodshakes as wall surfaces and glass block.

6.

Prohibited materials include aluminum or plastic siding or corrugated fiberglass and plywood siding (T-11).

7.

Generally acceptable exterior colors shall include muted natural colors, earth tones, pastel colors, natural stains and accent colors to contrast eaves, trims, moldings and doors.

M.

Signs. For sign standards, refer to Section 18.102.060(E).

N.

Landscaping. All required front, side, and rear yards shall be landscaped in a manner as approved by the community development director.

1.

All landscaping shall be provided with a permanent irrigation system and maintained to an acceptable level.

O.

Laundry Facilities. Laundry facilities, including washers and dryers shall be installed with each unit.

P.

Lighting and Security Devices.

1.

All exterior lighting shall be adequately controlled and shielded to prevent glare and undesirable illumination to adjacent properties or streets.

2.

The use of energy-conserving and vandal resistant fixtures or lighting systems shall be given primary consideration.

3.

Security lighting shall be utilized in all parking areas and pedestrian walkways within multi-family residential zones.

4.

Each unit shall be provided with a solid core entry door(s) and equipped with a wide-angle peephole and deadbolt lock attached to the construction on studding.

Q.

Open Space. Each multi-family development shall provide outdoor open space for recreation and leisure activities within the development as follows:

1.

Private outdoor living space. Each dwelling unit shall be provided private outdoor living space in the form of a balcony, a fenced yard, or a combination thereof. Private outdoor open space shall be provided as follows:

a.

Ground level units shall be provided one hundred square feet of private yard at grade level. Minimum ground level dimension is eight feet.

b.

Upper level units shall be provided sixty square feet of balcony. Minimum dimension is six feet.

2.

Common outdoor open space. Each development shall provide a minimum of four hundred square feet of usable outdoor living area per residential dwelling unit. Public or private driveways, parking areas, required trash or setback areas, or other areas designed for operational functions are not considered open space. The minimum dimensions for open space areas shall be twenty-five feet in either direction. Open space areas may include game courts, swimming pools, sauna baths, tennis courts, play lots, outdoor cooking areas, and lawn bowling. It is the intent of the city to encourage the installation of recreational facilities to accommodate children of all ages wherever appropriate.

3.

The gradient or slope of all required outdoor living space shall not be greater than five percent in any direction except when grade variations are used as landscape features which do not interfere with proper drainage of the site.

4.

Recreational facilities, such as swimming pools, recreation rooms, tennis courts, etc., provided for the common use of all the residents may be constructed within the required outdoor living space; however, such facilities shall not occupy more than fifty percent of the required outdoor living area.

5.

Open spaces created pursuant to the provisions of this chapter shall remain open and available for such use during the life of the development.

R.

Pedestrian Circulation. A pedestrian circulation system shall be incorporated into the development design for the purpose of providing direct access to and from all individual dwelling units, trash storage areas, parking areas, recreational facilities and all other outdoor areas. This system shall be developed with a combination of the following development standards:

1.

A public sidewalk system shall be developed adjacent to all public streets and installed in accordance with city standards.

2.

The interior walkway system shall include pedestrian walks or paths consisting of varying widths and shall be curvilinear where possible. The minimum width of the interior pedestrian system shall be four feet. Walkway systems shall utilize materials such as concrete, brick, flagstone or other materials approved by the city.

S.

Trash Collection Areas. Trash collection areas shall be provided within two hundred feet of the furthest residential unit they are to serve. Such units shall be constructed to city standards and situated so as to reduce noise and visual intrusion on adjacent units and properties.

T.

Fences, Hedges and Walls. The provisions of Section 18.56.030 apply to fences, hedges and walls in the R-3 zone.

(Ord. 1317 (part), 2001: Ord. 1234 (part), 1995: Ord. 1057, § 2(5), 1989: Ord. 930 § 1, 1985: Ord. 676 § 1 (part), 1974: 1965 code Title XII, Chapter 11, § 6)

(Ord. No. 1645, § 3, 7-14-20)

The following procedures shall be completed prior to the issuance of building permits:

A.

Preliminary review. Prior to the filing of an application to develop a project pursuant to this section, the developer or his/her representative shall meet with the director of development services or his/her representative to discuss the proposed project in order to clarify development standards and processing procedures.

B.

Each application for a proposed multi-family development shall be subject to completion of an environmental assessment review in accordance with the California Environmental Quality Act (CEQA) of 1970 and applicable city guidelines.

C.

Application for projects consisting of four or less units shall be subject to the approval of a precise plan of design by the community development director.

D.

Application for projects consisting of five or more units:

1.

Multi-family projects consisting of five ore more units shall be subject to approval of a conditional development permit (CDP) by the city planning commission.

2.

Approval of a precise plan of design (PPD) by the planning commission.

(Ord. 1317 (part), 2001: Ord. 676 § 1 (part), 1974: Ord. 620 § 1, 1972: 1965 code Title XII, Ch. 11, § 7)

(Ord. No. 1645, § 3, 7-14-20)

If the owner of the multi-family development fails to comply with any of the conditions of approval placed upon the conditional development permit the city planning commission may initiate proceedings to revoke the conditional development permit in accordance with the provisions of Section 18.66.070 through 18.66.090, inclusive, of the municipal code.

(Ord. 1317 (part), 2001)