Santa Maria City Zoning Code
CHAPTER 12
8 R-3 HIGH-DENSITY RESIDENTIAL DISTRICT
Section 12-8.01 Regulations designated.
The sections of this chapter constitute the regulations of the R-3 (high-density residential) district.
(Prior Code § 10-74)
Section 12-8.02 Purpose.
The R-3 district is designed and intended to stabilize and maintain the residential character of the district for high-density apartment living with substantial space for cooperatively used facilities and open spaces.
(Prior Code § 10-74.1)
Section 12-8.03 Permitted uses.
The following uses are permitted in the R-3 district:
(a)
Single-family dwellings, including accessory dwelling units as allowed by Section 12-56.01(c); duplexes and triplexes;
(b)
Group dwellings;
(c)
Dwelling groups;
(e)
Keeping of household pets, aviaries and greenhouses for domestic or hobby use; such structures shall comply with provisions contained in Chapter 12-27, Accessory Structures. The keeping of roosters, goats, sheep, pigs, horses, cows or similar animals is specifically prohibited;
(f)
Care of nonrelated persons (six or less persons);
(g)
Small family day care homes;
(Prior Code § 10-74.2; Ord. 83-1065 § 1, eff. 1/5/84; Ord. 90-1 § 2, eff. 3/8/90; Ord. 91-23 § 1(7), eff. 10/31/91; Ord. 2014-04, eff. 8/14/2014; Ord. 2017-21, eff. 1/18/18; Ord. 2021-04 § 2, eff. 8/19/21)
Section 12-8.04 Conditional uses.
The following uses and those similar uses which the Planning Commission finds to fall within the intent and purpose of this zone, that will not be more obnoxious or detrimental to the public welfare, are found by the commission to be compatible with adjoining land uses, and which are of a comparable nature and of the same class enumerated for this zone, shall be permitted in the R-3 district subject to obtaining a conditional use permit according to the procedures set forth in Article 2 of Chapter 12-35 of this title:
(a)
Churches;
(b)
Public utility uses;
(c)
Child day care centers;
(d)
Private schools;
(e)
Care of nonrelated persons (seven or more persons);
(f)
Lodges and clubs, subject to the special development conditions as determined by the Planning Commission, on a case-by-case basis, as necessary to ensure maximum compatibility with adjacent land uses and to make the required findings specified in Section 12-35.203. These special development conditions may include, but are not limited to:
(1)
Minimum lot size,
(2)
Maximum lot coverage,
(3)
Hours of operation,
(4)
Types of activities permitted,
(5)
Building setbacks from adjacent properties,
(6)
Landscape buffers,
(7)
Architectural design,
(8)
Property line walls,
(9)
Limitations on dancing, entertainment and the serving of alcoholic beverages,
(10)
Lighting,
(11)
Ingress and egress,
(12)
Noise-attenuation measures;
(g)
A commercial parking lot, provided that the commercial use is contiguous to the residentially zoned lot. If a dedicated public alley lies between the commercial use and the residentially zoned lot, the property may be determined to be contiguous to the residentially zoned lot;
(h)
Miniwarehouses under the following conditions:
(1)
The miniwarehouse development is in a location which would provide a service to the immediate residential neighborhood,
(2)
The parcel of land proposed for development must have unique characteristics which make residential development impractical. Such characteristics would include, but not be limited to, encroachment by oil wells, exposure to high noise levels and access constraints,
(3)
The development of the miniwarehouse complex must be compatible with the neighborhood and have no significantly adverse effect on abutting property,
(i)
An increase in pipeline capacity through the repair, maintenance, replacement or installation of new pipelines as defined in Section 12-2.113.1;
(j)
Public schools;
(k)
Residential developments with a total of four or more dwelling units on the property;
(l)
Boardinghouses;
(m)
Student housing.
(Prior Code § 10-74.3; Ord. 83-1065 § 1, eff. 1/5/84; Ord. 85-1093 § 1 (3), eff. 3/5/85; Ord. 86-11 § 1, eff. 6/5/86; Ord. 86-32 § 2, eff. 2/19/87; Ord. 87-2 § 1, eff. 2/19/87; Ord. 88-5 § 2, eff. 5/19/88; Ord. 90-1 § 2, eff. 3/8/90; Ord. 91-23 § 1(8), eff. 10/31/91; Ord. 2005-04, eff. 5/19/05; Ord. 2007-01, eff. 3/8/07)
Section 12-8.05 Accessory buildings.
Accessory buildings shall be permitted in the R-3 district subject to compliance with all requirements set forth in Chapter 12-27 of this title.
(Prior Code § 10-74.4; Ord. 90-1 § 2, eff. 3/8/90)
Section 12-8.06 Development standards.
Development, uses and structures in the R-3 district are subject to the development standards set out in the following sections of this chapter.
(Prior Code § 10-74.5)
Section 12-8.07 Building site.
(a)
Each lot shall have a minimum area of not less than 7,000 square feet and a minimum width for interior lots of not less than 60 feet and a minimum width for corner lots of not less than 70 feet. Minimum lot sizes and widths for schools and churches shall be subject to the approval of the Planning Commission.
(Prior Code § 10-74.5(a); Ord. 90-1 § 2, eff. 3/8/90)
Section 12-8.08 Density and open space.
(a)
When the parcel of land proposed for development is less than one acre in size, the maximum density shall not be less than 2,000 square feet of net land area per dwelling unit. Net area is determined by subtracting existing street, alley or public right-of-way dedications from the original parcel. When the property is larger than one acre, the maximum density is 22 units per gross acre. Note: If the property is within a planned development overlay zone, as described in Chapter 12-25 of this title, the density requirements may be modified by the Planning Commission but in no case may the density exceed the density identified in the General Plan.
(b)
A landscaped open area of not less than 250 square feet, exclusive of required yards, shall be provided on the same building site for each dwelling unit.
(Prior Code § 10-74.5(b); Ord. 83-1065 § 1, eff. 1/5/84)
Section 12-8.09 Height.
Maximum allowable building height is 35 feet.
(Prior Code § 10-74.5(c); Ord. 2008-23, eff. 11/20/08; Ord. 2016-15 § 2, eff. 8/10/16)
Section 12-8.10 Setbacks.
All yard measurements are made from the lot lines. Yard measurements on lot lines abutting street rights-of-way assume a lot line based on the ultimate standard design right-of-way as set forth in this Code.
(a)
Front Yard. Front yards shall be no less than 20 feet, except as follows:
(1)
Garages with side entry may be set back 15 feet from the front property line.
(2)
Garages with front entry shall be set back not less than 20 feet, except garages with roll-up doors may be set back a minimum of 18 feet.
(3)
Whenever possible, setbacks shall be landscaped.
(4)
When developments encompass entire blocks or two or more sides of a block, the required setbacks on the sides fronting the street are 20 feet.
(b)
Side Yards. Side yards are required as follows:
(1)
On interior lots, side yards shall be a minimum of 10 feet.
(2)
On a corner lot, the setback shall be 15 feet from the side property line adjoining the street. The other side yard shall be a minimum of 10 feet. Front entry garages, however, shall be set back 20 feet from the property line, except garages with roll-up doors may be set back a minimum of 18 feet from the front property line.
(3)
When developments encompass entire blocks or two or more sides of a block, the required setbacks on the sides fronting the street are 20 feet.
(c)
Rear Yard. Rear yard setbacks shall be 10 feet; except, that:
(1)
When the rear yard adjoins the R-1 zoning district, the minimum setback is 20 feet.
(2)
Abutting a public alley, garages and carports shall be set back at least 25 feet from the opposite side of the alley or have a side-entry garage with at least a 25 foot maneuvering space.
(3)
Abutting a public alley, the minimum setback for churches is five feet.
(d)
Setback Guideline for Buildings Exceeding Thirty-five Foot Height. As a guideline, front, side and rear building setbacks may increase a minimum of five feet to property line for each incremental increase in height of 10 feet, at each floor, above 35 feet in height, beyond what is required under subsections (a), (b) and (c) of this section.
(e)
A reduction in required setback for mixed use projects may be permitted pursuant to Section 12-49.09(c).
(Prior Code § 10-74.5(c); Ord. 83-1065 § 1, eff. 1/5/84; Ord. 86-32 § 3(C), eff. 2/19/87; Ord. 90-1 § 2, eff. 3/8/90; Ord. 96-2, eff. 03/08/96; Ord. 2008-23, eff. 11/20/08)
Section 12-8.11 Project review.
(a)
Architectural drawings and plot plans for multifamily projects shall be submitted to the Zoning Administrator for approval.
(b)
On interior lots, side yards shall be a minimum of 10 feet.
(c)
On a corner lot, the setbacks shall be 15 feet from the side property line adjoining the street. The interior side yard shall be no less than 10 feet. Front entry garages and carports, however, shall be set back 20 feet.
Exception: When a corner lot is less than 55 feet in width, the side yard adjoining the street may be reduced to 10 feet.
(Prior Code § 10-74.5(d); Ord. 85-1093 § 1 (4), eff. 3/5/85)
Section 12-8.12 Parking.
For provisions on parking, see Chapter 12-32 of this title.
(Prior Code § 10-74.5(e))
Section 12-8.13 Signs.
For provisions on signs, see Chapter 12-34 of this title.
(Prior Code § 10-74.5(f))
Section 12-8.14 Entrada Plan.
Standards presented in the Entrada Specific Plan may apply to uses in certain locations, see Section 12-3.04.
(Prior Code § 10-74.5(g))
Section 12-8.15 Noise.
Residential structures adjacent to an arterial or collector street shall comply with either one of the following:
(a)
The recommendations contained in an acoustical report prepared by an acoustical expert acceptable to the Community Development Department; or
(b)
The installation of solid-core doors and double-glazed windows on all openings on the elevation of the structure facing the arterial or collector streets. Roof vents facing arterial or collector streets shall be baffled in a manner acceptable to the Zoning Administrator.
(Prior Code § 10-74.5(h); Ord. 83-1065 § 1, eff. 1/5/84)
Section 12-8.15a Exception – Noise in Outdoor Living Areas.
Outdoor living areas such as patios and balconies may be incorporated into multifamily development projects in areas which experience elevated noise levels. These noise levels may not exceed the "Normally Unacceptable" Community Noise Exposure levels (75 dB and above) specified in Figure 2 of the "Noise Element Guidelines" (Appendix C of the California General Plan Guidelines). Furthermore, prospective buyers and future occupants of dwelling shall be provided the following notice: This property is presently located in an urban area which periodically and regularly experiences elevated noise levels. Potential sources of this noise may be automobile traffic, railroad operations, flying aircraft, industrial/commercial uses and general human activity in an urban environment. You may wish to consider what noise level annoyances, if any, are associated with the property before you complete your purchase and/or rental agreement and determine whether they are acceptable to you.
(Ord. 2008-07, eff. 6/5/08)
Section 12-8.16 Residential architectural and aesthetic standards.
Architectural and aesthetic standards:
(a)
Roof overhang and pitch shall be equal to or compatible with roof overhangs and roof pitches in the neighborhood in which the home is to be located.
(b)
Roofing materials:
(1)
Roofing materials shall be limited to materials and textures determined by the Zoning Administrator to be compatible with the neighborhood in which the home is going to be located; i.e., tile, rock, asphalt shingles, wood shakes and shingles.
(2)
No shiny or reflective materials shall be permitted.
(c)
Siding materials:
(1)
Siding materials shall be limited to materials and textures determined by the Zoning Administrator to be compatible with the neighborhood in which the home is going to be located, i.e., stucco, wood, brick, stone or decorative concrete block, slumpstone or split face block.
(2)
The exterior siding material shall extend to the ground.
(3)
No shiny or reflective materials are permitted.
(Ord. 2008-07, eff. 6/5/08; Ord. 2005-04, eff. 5/19/05)
Section 12-8.17 Conversion of dwelling units to additional dwelling units prohibited except for accessory dwelling units permitted by Chapter 12-56.
The establishment or closing off of any portion of a dwelling unit to create an additional dwelling unit is prohibited, except for accessory dwelling units permitted by Chapter 12-56, unless, all other provisions of the Code have been met.
An additional dwelling unit may be determined to be created where:
(a)
A second kitchen is installed;
(b)
Sanitation facilities are installed in a room having only exterior access.
(c)
Sanitation or kitchen facilities are installed in a detached accessory structure.
(Ord. 2008-07, eff. 6/5/08; Ord. 85-1109 § 1 (5), eff. 1/2/86; Ord. 2017-21, eff. 1/18/18)
Section 12-8.18 Senior citizen housing development standards.
(a)
Senior citizen housing projects exceeding 22 units per acre shall be subject to the following special development standards in the R-3 district:
(1)
The minimum building site shall be 1/2 acre;
(2)
The average unit shall not be larger than eight hundred square (800) feet;
(3)
Deed restrictions shall be recorded to ensure the project is developed and maintained as a senior citizen housing facility for the life of the project.
(4)
The Planning Commission, doing their review of a senior citizen project, shall also consider how the project meets the following standards:
(5)
Senior citizen housing projects should be conveniently located to medical and commercial services;
(6)
Transportation should be available to the residents through public or private systems or a combination thereof;
(7)
Senior citizen housing projects should be located near park facilities.
(Ord. 87-2 § 1, eff. 2/19/87; Ord. 2008-07, eff. 6/5/08; Ord. 2007-01, eff. 3/8/07)