In order to provide for the development of heavy multiple residential areas and to maintain the integrity of existing heavy multiple residential areas within the city, the regulations set out in this chapter shall be applicable to all properties classified in zone R-4.

(Prior code § 9160)

No person shall use, nor shall any property owner permit the use of, an R-4-zoned lot for any principal or accessory use other than the following:

A.

Principal Uses.

1.

Dwelling units, the number of which shall be determined as follows:

a.

On lots having seven thousand square feet or less of lot area, one dwelling unit for each two thousand fifty square feet of lot area. If optional development standards are incorporated into the design of the project, the density for the lot may be computed on the basis of one dwelling unit for each one thousand six hundred fifty square feet of lot area.

b.

On lots having more than seven thousand but less than twenty thousand square feet of lot area, one dwelling unit for each one thousand four hundred square feet of total lot area. If optional development standards are incorporated into the design of the project, the density for the lot may be computed on the basis of one dwelling unit for each one thousand two hundred fifty square feet of lot area; and

c.

On lots having twenty thousand square feet or more of lot area, one dwelling unit for each one thousand two hundred fifty square feet of total lot area;

2.

Those uses expressly permitted pursuant to Section 18.52.030 for which a conditional use permit is required; and

3.

Those uses permitted in the R-3 zone.

B.

Accessory Uses. Accessory uses are permitted pursuant to the provisions of this title.

(Ord. 2518 § 6 (part), 1990; prior code § 9161)

All uses of property in the R-4 zone shall comply with the following development standards:

A.

Minimum Lot Area. No lot in the R-4 zone shall be created after the effective date of the ordinance codified in this section having a minimum lot area of less than twenty-one thousand square feet.

B.

Minimum Yard Areas.

1.

Front Yards. Each lot in the R-4 zone shall have a front yard setback of not less than the average of the front building setbacks on the existing buildings within the block where the buildings are located, but shall not be less than fifteen feet in depth; provided, that on corner lots, the setback shall not result in a visual closure of the entrance to the block. The second floor shall have a differential setback from the first floor which will create a single-family character to the front of the structure.

2.

Side Yards. In the R-4 zone, every lot shall have and maintain side yards adjacent to each side lot line the total of which shall equal not less than thirty percent of the lot width within the front fifty feet of the lot, provided:

a.

Interior Lot Lines. Side yards on interior lot lines shall be not less than ten percent of the lot width and not less than five feet in width.

b.

Corner Lots. On the street side, the required side yard shall be not less than ten feet in width.

c.

Covered Unenclosed Porches. Covered unenclosed porches may encroach five feet into required side yards of ten feet or more in width.

3.

Rear Yards. Every lot in the R-4 zone shall have a rear yard of not less than five feet in depth.

C.

Minimum Lot Width. The minimum lot width for all R-4-zoned lots created after the effective date of the ordinance codified in this section shall be seventy feet.

D.

Maximum Height Limits. No building or structure located on a lot in zone R-4 shall have a height in excess of thirty-five feet; provided, that chimneys and similar architectural feature may project above the highest point a maximum of two feet; and provided further, that where existing neighborhoods are predominantly single story in character, the approving authority may limit the height, area and/or placement of second story additions or may prohibit them in order to preserve the architectural integrity of the neighborhood.

E.

Open Space.

1.

Private Open Space. Each unit in a development in the R-4 zone shall have and maintain at least one hundred fifty square feet of private usable open space dedicated for the exclusive use of each dwelling unit. Private open space shall be located and maintained immediately adjacent to the unit served, with direct access thereto, from a bedroom, living, dining or family room.

2.

Common Open Space. Each lot in a development in the R-4 zone shall have and maintain at least two hundred square feet of common open space per unit, located within reasonable proximity of most of the units.

a.

For projects of less than ten units, the common open space shall include a landscaped area with amenities such as barbecues, fire pit, children's play area or family picnic area.

b.

For projects of ten units or more, a minimum of two of the following recreational facilities shall be provided within the common open space:

i.

Landscaped area with amenities such as barbecues, fire pit;

ii.

Children's play area;

iii.

Family picnic area;

iv.

Swimming pool or spa with cabana or patio cover;

v.

Recreation room with facilities.

F.

Landscaping.

1.

Whenever a driveway is located within a required side yard, and when the entry to such dwelling units is from said yard, a landscaped area at least five feet wide shall be maintained between such a driveway, and any building on the same lot containing such units. Required walkways may encroach not more than thirty-six inches into such landscaped area. The landscaped area may be reduced to a minimum of two feet and located adjacent to the building when a walkway is located adjacent to a driveway. The walkway shall be differentiated from the driveway by the use of decorative pavement and shall be separated by a concrete curb not less than four inches in height.

2.

All open areas on R-4-zoned lots including areas between garages, except driveways, parking areas, walkways, utility areas, improved decks, patios, porches or play areas shall be maintained with plant material and appropriately irrigated to city landscape guidelines and standards. All plant material shall be maintained in a healthy and thriving condition, clear of weeds and debris. Plans shall meet all city requirements for submittal, including but not limited to city landscape guidelines. The city shall maintain the option to require plans to be prepared by a landscape professional, including but not limited to a landscape contractor, landscape architect or landscape designer.

3.

Landscaping shall be planted at the minimum of one tree for each one thousand five hundred square feet of net lot area with a minimum of twenty percent of the trees at a twenty-four-inch box size; fifty percent of the trees at a fifteen gallon size; and thirty percent at a five gallon size. The approving authority of the development review shall have the authority to reduce these quantities, when substantial amounts of specimen size trees are planted. A credit of two trees may be given for each existing specimen sized tree preserved.

G.

Drainage. All open areas shall be maintained so as to readily dispose of all storm-runoff water and surface water.

H.

Internal Walkways.

1.

There shall be internal walkways allowing adequate pedestrian access to at least one adjacent public street, the off-street parking areas and buildings containing dwelling units. Such walkways shall be a minimum of thirty inches wide and shall be improved with a hard, durable surfacing.

2.

Driveways shall not be utilized in lieu of required internal walkways.

I.

Outdoor Clothes-drying Yards or Areas. No outdoor clothes-drying area shall be allowed or maintained.

J.

Exterior Lighting. All exterior lighting operated or maintained in conjunction with any activity or purpose on any R-4-zoned lot shall be arranged so as to reflect the light away from any other adjacent property.

K.

Fencing.

1.

A six-foot-high wall shall be erected and maintained in and along each interior lot line of an R-3 (or R-4) zoned lot, except within the required front yard area.

2.

Within the required front yard fences shall be constructed of nonview-obscuring material. If columns are used to support the fence, the may not exceed forty-two inches in height and may be no wider than eighteen inches and no closer than eight feet, center-to-center and may include a masonry base of not more than twenty-four inches in height.

L.

Storage. A minimum of two hundred fifty cubic feet of lockable, enclosed storage per unit shall be provided in the garage or carport area; substitution for the location of the storage may be granted by the approving authority at the time of development review.

M.

Recreation Vehicle Parking. The parking of boats, trailers, campers and recreation vehicles, other than passenger van conversions, is prohibited except in areas specifically designed for such parking, not including any required parking spaces, driveways or turnaround areas; provided, that such areas shall be fully screened from view of the public street or from an R-E, R-1 or R-2-zoned lot.

(Ord. 2632 § 1 (D), 1994; amended during 2/94 supplement; Ord. 2610 § 1 (H(4), K), 1993; Ord. 2518 § 6 (part), 1990; prior code § 9162)

Alternative development standards are intended to provide better quality of design than could be achieved through the use of the basic development standards indicated in Section 18.22.030. Alternative development standards allow the use of more creative design, while maintaining the quality of development and the character of the adjacent and surrounding neighborhood. This section is not to be construed as a substitute for the variance procedure detailed in Chapter 18.52. The following alternative development standards may be employed:

A.

Front Yards. The front yard setback may be equal to an average of fifteen feet with a minimum of ten feet. For corner lots whose side yard is located on an arterial within the city, the minimum front yard setback shall not be reduced below that which is required by Section 18.22.030B.2.a, b and c.

B.

Maximum Height Limits. The maximum height limit may be increased to forty feet, but no more than two stories, for architectural features of the proposed building(s) which are indicative of the design character of the immediate surrounding area and neighborhood.

C.

Street Garage. Two of the required parking spaces may have access taken from the street if:

1.

Parking spaces are located in a garage;

2.

Driveway pavement is enriched or decorative;

3.

Access is not taken from a circulation element road;

4.

Garage doors are required.

(Ord. No. 3159, § 3(Exh. A), 11-12-24)

Editor's note— Ord. No. 3159, § 3(Exh. A), adopted Nov. 12, 2024, amended § 18.22.040 in its entirety to read as herein set out. Former § 18.22.040 pertained to optional development standards and derived from Ord. 2518 § 6, adopted in 1990.

A.

A development review application may be approved, utilizing optional development standards, notwithstanding any provision of this title to the contrary, and to the exclusion of the zoning regulations applicable to the lot by reason of its underlying zone classification, provided:

1.

That the approval is consistent with the public peace, health, safety and general welfare; and

2.

That the development proposed is consistent with the city's general plan and any applicable specific plan relating to the areas included within such plan; and

3.

That the development will be in substantial compliance with the purpose and intent of the zoning regulations; and

4.

The approving body or zoning administrator shall make a specific finding as a condition of approval that the optional standards being approved shall increase the quality of the project by achieving greater than minimum standard requirements provided by the code.

(Ord. 2518 § 6 (part), 1990)