This article identifies allowed land uses, permit requirements for land uses, and basic development standards in the residential zones.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

General. The residential zones provide areas for housing and other uses compatible with a residential setting.

B.

Specific.

1.

Agriculture and Residential (AR). The AR zone provides lands for raising crops and farm animals in areas designated primarily for rural residential use.

2.

Rural Residential (RR). The RR zone preserves the rural character and amenities in areas best utilized for low-density residential development. Rural residential uses are intended to take precedence over agricultural uses. Agricultural service uses are not allowed.

3.

Low Density Residential (R1). The R1 zone stabilizes and protects the residential characteristics of an area and promotes and encourages a suitable environment for residents of all ages. The R1 zone is intended for low-density single-family homes which are compatible with the existing neighborhood character.

4.

Medium Density Residential (R2). The R2 zone reserves appropriately located areas for a variety of dwelling types at a reasonable range of densities and preserves the desirable characteristics of single-family neighborhoods while accommodating higher densities.

5.

High Density Residential (R3). The R3 zone allows a range of dwelling types at higher densities in appropriate locations and preserves the desirable characteristics of single-family neighborhoods while accommodating higher densities and to ensure adequate light, air, privacy, and open space for each dwelling unit.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

General.

1.

Table 8-1 identifies the allowed uses and permit requirements in the residential zones.

2.

All uses may be subject to additional standards and regulations and may require a zoning permit, design review, or other additional review. Additional regulations that apply to allowed uses are noted in the "use regulations" column in Table 8-1.

3.

If Table 8-1 shows two permit types separated by a slash mark (e.g., "P/C"), this indicates that the permitting level may differ depending upon project conditions, required as described in the use regulations for the allowed use.

B.

Additional Planning Permits.

1.

In addition to the permits identified in Table 8-1 , design review is required for certain projects in compliance with Article 82 (design review), including the following:

a.

All planned developments and condominiums with four (4) or more dwelling units in the RR zone.

b.

All dwelling groups, apartments, and similar residential developments with four (4) or more dwelling units in the R3 zone.

c.

Cottage housing developments, except where there are no exterior changes.

2.

A zoning permit or other permits may be required in addition to those permits identified in Table 8-1 . See individual use regulations sections for additional requirements that may apply.

Table 8-1:Allowed Land Uses in Residential Zones

Key of symbols for Table 8-1:

P = Permitted Use

P* = Permitted Use, subject to discretionary approval criteria

C = Conditional Use

- = Prohibited Use

† = Permit requirement indicated in use regulations column

C.

Craft and Garage Sales. In the AR and RR zones, craft sales and garage sales not exceeding two (2) sales days per calendar year provided that prior notification is given to the California Highway Patrol and that adequate off-street parking is provided. Craft sales and garage sales involving three (3) or four (4) sales days per year require a use permit.

D.

Unlisted Land Uses.

1.

For a proposed nonresidential use not listed in the allowed land use table, the Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if the Director finds that the proposed use is similar to and compatible with a listed permitted or conditionally permitted use.

2.

When the Director determines that a proposed nonresidential use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of the Zoning Code.

(Ord. No. 6458, § IV, 12-5-2023; Ord. No. 6444, § VI, 8-22-2023; Ord. No. 6405, § V(Exh. B), 3-14-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6386, § IV, 8-2-2022; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

General. Table 8-2 identifies the development standards in the residential zones.

B.

Combining Zones. Properties with a combining zone designation as shown in the zoning database (ex. LG local guidelines combining district) may be subject to addition development standards and design guidelines. Where such designations apply, see the appropriate zoning code section for more information on whether the applicable combining zone may modify the development standards.

Table 8-2:Development Standards - Residential Zones

Key of symbols for Table 8-2:

† = Standard indicated in supplemental standards column

C.

Affordable Housing. Development standards in this article may be modified for affordable housing and other priority projects in accordance with Article 89 (affordable housing program requirements and incentives).

D.

Cottage Housing. In the R2 and R3 zones, cottage housing developments are subject to the standards in Section 26-88-263 (cottage housing developments).

E.

R2 Multi-Family. In the R2 zone, multifamily developments of five (5) or more units are subject to the high density residential (R3) development standards including those listed in Table 8-2 and additional R3 standards listed in 26-08-040.

F.

Density Standards.

1.

Reduced Density in Residential Zones.

a.

All residential projects shall be designed to meet the minimum density requirements shown in the general plan land use element or on the sectional district maps, whichever is more restrictive.

b.

Nothing set forth in this section shall be construed to prohibit the construction of a single-family dwelling on a single lot of record.

2.

R3 Density Equivalents. In the R3 zone, residential densities are calculated in density unit equivalents shown in Table 8-3 using net parcel area (excluding right-of-way dedications).

Table 8-3:R-3 Residential Density Unit Equivalents

G.

Lot Size Standards.

1.

AR Zone. The minimum lot size in the AR zone is:

a.

1 acre on lots served by public water; and

b.

1.5 acres on lots that are not served by public water.

2.

RR Zone.

a.

The minimum lot size in the RR zone is twenty thousand (20,000) square feet on lands designated urban residential on the general plan land use map.

b.

On lands designated rural residential on the general plan land use map, the minimum lot size in the RR zone is:

(1)

One (1) acre on lots served by public water; and

(2)

One and one-half (1.5) acres on lots that are not served by public water.

3.

Williamson Act Lands. See Section 26-16-030.A (Williamson Act Lands).

4.

Clustered Development. See Section 26-16-030.B (Clustered Development).

H.

Height Standards.

1.

Increased Building Height. See Section 26-16-040.A (Increased Building Height).

2.

Solar Impacts - R2 Zone.

a.

An application for a new main building in the R2 zone shall include evidence showing compliance with paragraph (2) below if the proposed building:

(1)

Exceeds fifteen feet (15') in height; and

(2)

Is located on a property with a side yard that abuts a north, northwesterly or northeasterly property line.

b.

The proposed building may not cast a shadow greater than ten percent (10%) of the solar collection absorption area on the adjacent lot at any one (1) time between the hours of 9:00 a.m. to 3:00 p.m. on December 21 ^st local standard time.

3.

R3 Increased Height. In the R3 zone, a maximum building height of three (3) stories and forty feet (40') is allowed with design review approval for:

a.

Housing opportunity area type "A" projects; or

b.

Projects where the majority of resident parking is provided as tuck-under (podium-style) ground floor parking.

4.

R3 Abutting R1 and R2. The following applies to R3 buildings within thirty feet (30') of an abutting R1 or R2 zone:

a.

The maximum height of a building within thirty feet (30') of the R1 or RR zone is thirty feet (30').

b.

A second story within thirty feet (30') of the R1 or R2 zone must be set back an additional five feet (5') or more from the first-floor building wall.

I.

Lot Coverage.

1.

AR Zone. Table 8-4 shows maximum allowed lot coverage in the AR zone.

Table 8-4: AR Zone Lot Coverage

2.

R3 Zone.

a.

Lot area not occupied by buildings in the R3 zones shall be devoted to landscaping, lawns, private yard spaces, play or recreational areas, and open parking and access areas.

b.

The review authority may approve a ten percent (10%) increase in lot coverage upon finding that, due to the efficient use of land, the project provides sufficient on-site open space and recreation areas.

3.

Farm Operations in RR Zone. See Section 26-16-050.A (Increased Lot Coverage for Farm Operations).

4.

Greenhouses and Swimming Pools. See Section 26-16-050.B (Residential Greenhouses and Swimming Pools).

J.

Setbacks.

1.

R2 Abutting R1 or R2. If a side property line in the R2 zone abuts an R1 or RR zone, the minimum side yard setback is increased by one foot (1') for each four feet (4') of building height in excess of fifteen feet (15').

2.

R2 and R3 Setback Adjustments. The following setback adjustments apply in the R2 and R3 zones.

a.

In a proposed project with multiple buildings, minimum front and street side setbacks for individual buildings may be reduced up to five feet (5') so that the average setbacks for all buildings are at least:

(1)

Twenty feet (20') in the R2 zone; and

(2)

Fifteen feet (15') in the R3 zone.to obtain an average of twenty feet (20') for all buildings in the proposed development.

b.

On lots where access is gained to an interior court by way of a side yard, or where an entrance to a building faces the sideline, the minimum interior side setback is ten feet (10').

3.

Porches. Unenclosed front porches in multifamily projects may extend up to ten feet (10') into the required front setbacks provided that adequate sight distance is maintained from driveways, alleys or roads.

4.

Other Exceptions and Adjustments. See Section 26-16-060 (setbacks) for additional allowed exceptions and adjustments to setback standards.

5.

Agricultural Buffers. An agricultural buffer may be required for any nonagricultural land use that adjoins land zoned AR or designated as agricultural land in the general plan. See Section 26-88-040(f).

K.

Waived Covered Parking for Single-Family Dwellings. See Section 26-16-80.B (waived covered parking for single-family dwellings).

L.

Planned Developments and Condominiums.

1.

Where Allowed. Planned developments and condominiums are permitted in the RR, R1, R2, and R3 zones.

2.

Development Standards.n Lot size, setback, and coverage requirements in Table 8-2 do not apply to planned developments and condominiums.

3.

R1 Density. In the R1 zone, allowed densities for planned developments or condominiums shall be in accordance with the general plan land use element or the B combining district, whichever is more restrictive. Allowed density shall also consider density which could be accommodated following conventional subdivision design, acknowledging topographical variations and permitted conventional lot areas.

4.

Common Walls. Dwelling units in planned developments or condominiums may be attached and share common walls.

5.

Condominium Conversions. Condominium conversions proposed as part of planned developments or condominiums are subject to the requirements of Section 26-88-193 and applicable Housing Element policies.

6.

Review Criteria. When reviewing a proposed planned development or condominiums project, the review authority shall consider compatibility with adjacent development, unique characteristics, innovation, the provision of amenities, universal design, and housing affordability among relevant criteria.

M.

Accessory Buildings on Vacant Parcels. See Section 26-16-080.

(Ord. No. 6444, § IV, 8-22-2023; Ord. No. 6403, 3-7-2023; Ord. No. 6335, § III(Exh. A), 2-9-2021)

A.

Applicability. The standards in this section apply in the residential zones to dwelling groups and multifamily structures involving four or more dwelling units.

B.

Underground Utilities.

1.

All utility distribution facilities (including but not limited to electric, communication and cable television lines) installed in and for the purpose of supplying service to any residential development shall be placed underground, except for equipment appurtenant to underground facilities, (e.g., surface-mounted transformers, pedestal- mounted terminal boxes and meter cabinets, and concealed ducts).

2.

The developer is responsible for complying with the requirements of this section, and shall make the necessary arrangements with the utility companies involved for the installation of the facilities.

C.

Landscaping. Landscaping shall be provided and perpetually maintained in all required yards for the life of the project.

D.

Drainage. Adequate drainage and stormwater management using low-impact development guidelines is required

E.

Refuse Collection Areas.

1.

All refuse collection areas shall be enclosed on at least three (3) sides by a five-foot high wall, such wall to be constructed of masonry or other material as specifically approved by design and site plan review.

2.

Alternate methods of refuse and recycling storage and screening thereof may be approved by the director.

F.

Parking.

1.

To the extent possible, all off-street parking areas shall be screened from view of surrounding residents by a fence not less than four feet (4') in height, or by landscape materials having a normal growth of not less than four feet (4') in height.

2.

All points of vehicular access and vehicular circulation to and from off-street parking areas and driveways and onto public rights of way shall be approved by the director of transportation and public works.

3.

Unless an alternative permeable treatment is approved by the director of transportation and public works and design review, all off-street parking areas shall be paved with asphalt or its equivalent, and shall conform to the off-street parking design standards of Article 86. Use of alternative permeable surfaces is strongly encouraged wherever feasible in order to maintain or enhance groundwater absorption and recharge.

G.

Public Utilities. Public utilities and necessary easements shall be provided as required by applicable public utilities and agencies.

H.

Privacy.

1.

Main buildings shall be placed such that privacy issues are minimized.

2.

Building-to-building window placement shall be staggered, or otherwise designed to provide adequate privacy between the units, as determined by design and site plan review.

I.

Open/Recreational Space Requirement.

1.

In developments of four (4) or more rental units on a single lot, a landscaped, usable open recreational and leisure area, totaling at least two hundred (200) square feet for each dwelling unit, shall be provided except that for projects limited to seniors, at least one hundred fifty (150) square feet of landscaped, usable open area shall be provided for each dwelling unit.

2.

Landscaped areas shall be conveniently located and readily accessible to each dwelling unit, as determined by the review authority.

3.

Private open space areas (i.e., patios and balconies) may be considered for up to 50 percent of the required open recreational and leisure area.

4.

The following areas shall not be considered as contributing to the required recreational and leisure areas:

a.

Any required front or side yard.

b.

Any paved (non-permeable) area used for parking or vehicular circulation

c.

Any area with a dimension of less than six feet (6').

J.

Exterior Lighting.

1.

Exterior lighting shall be low mounted, downward casting and fully shielded to prevent glare.

2.

Lighting shall not wash out structures or any portions of the site.

3.

Light fixtures shall not be located at the periphery of the property and shall not spill over onto adjacent properties or into the night sky.

4.

Flood lights are not permitted.

5.

All parking lot and street lights shall be full cut-off fixtures. Lighting shall shut of automatically after closing and security lighting shall be motion sensor activated.

K.

Water Conservation.

1.

A water conservation plan including the best available conservation technologies or measures to reduce water demand to the maximum extent feasible including installation of recycled water plumbing, ultra low-flow fixtures, rainwater collection systems and graywater reuse.

2.

Landscaping plans must comply with the county code Chapter 7D3 (Water Efficient Landscape).

3.

Prior to building permit issuance, a landscape permit application shall be submitted for all new and rehabilitated landscapes, as required by county code Chapter 7D3. Verification from a qualified irrigation specialist that landscaping plan complies with Chapter 7D3 shall be provided prior to building permit issuance. The measures in the plan shall be implemented by the applicant and verified by department staff prior to certificate of occupancy or operation of the use.

L.

Vacation Rentals. No vacation rental, timeshares, or transient occupancies are allowed.

M.

Design Review. Prior to issuance of a building permit, design review approval is required for all dwelling groups, apartments, and similar residential developments with four (4) or more dwelling units.

(Ord. No. 6335, § III(Exh. A), 2-9-2021)