Division II: District Regulations
Chapter 18.04
RESIDENTIAL DISTRICTS
Sections:
18.04.020 Land use regulations.
18.04.030 Development standards.
18.04.040 Supplemental regulations.
18.04.010 Purpose.
A. The purpose of residential districts is to:
1. Provide for a full range of housing types to meet the diverse economic and social needs of residents;
2. Preserve, protect, and enhance the character of the City’s neighborhoods;
3. Enhance the quality of life of residents;
4. Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding uses and appropriate to the physical and aesthetic characteristics of the proposed location; and
5. Provide sites for public and semi-public uses such as parks, schools, and other community uses that serve residents and complement surrounding residential development.
B. Additional Purposes of Each Residential District.
1. Residential Low Density (RL). The RL district is intended to provide for residential development and other compatible uses in a low density residential neighborhood setting at densities up to nine (9) dwelling units per acre. Housing types in this district are primarily single-unit detached units, but other types are allowed subject to density limitations. The RL district implements the Low Density Residential General Plan land use designation.
2. Residential Medium Density (RM). The RM district is intended to provide for a variety of housing types at densities from ten (10) to twenty-two (22) dwelling units per acre. Housing types in this district include single-unit detached units, townhomes, garden homes, zero lot line homes, apartments and condominiums. Other compatible uses appropriate in a medium density residential environment are allowed. The RM district implements the Medium Residential Density General Plan land use designation. [Ord. 24-002 § 5 (Exh. A).]
18.04.020 Land use regulations.
Table 18.04.020: Land Use Regulations – Residential Districts, sets the land use regulations for the residential districts. Land uses are defined in Chapter 18.34 DMC, Use Classifications. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. The decision of the Director in such instances may be appealed under DMC 18.21.120, Appeals. The Director may refer any request for determination of use classification that is unclear, may generate substantial public controversy, or involve significant land use policy decisions to the Planning Commission for decision.
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“P” = Permitted Use; “A” = Administrative Use Permit required; “C” = Conditional Use Permit required; “–” = use not allowed |
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Land Use Classification |
RL |
RM |
Additional Regulations |
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Residential Uses |
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Residential Dwelling Units |
See subclassifications below |
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Single-Unit Dwelling, Detached |
P |
P |
Subject to density limitations of the applicable zoning district |
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Single-Unit Dwelling, Attached |
P |
P |
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Multi-Unit Dwelling |
P |
P |
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Accessory Dwelling Unit |
See DMC 18.19.040, Accessory dwelling units |
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Employee Housing |
See DMC 18.19.090, Employee housing (for farmworkers) |
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Family Day Care |
Small and large family day cares are permitted in all districts where residential uses are allowed and are considered residential uses of a property. |
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Group Residential |
– |
C |
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Mobile Home Park |
P |
P |
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Residential Care Facilities |
See subclassifications below |
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Small |
Small residential care facilities constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zoning district. |
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Large |
– |
A |
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Residential Facility, Assisted Living |
C |
P |
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Supportive Housing |
See DMC 18.19.140, Supportive and transitional housing |
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Transitional Housing |
See DMC 18.19.140, Supportive and transitional housing |
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Public/Semi-Public Uses |
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Community Assembly |
C |
C |
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Community Garden |
P |
P |
See DMC 18.19.070, Community and market gardens |
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Cultural Institutions |
C |
C |
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Day Care Centers |
– |
C |
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Hospitals and Clinics |
See subclassifications below |
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Skilled Nursing Facility |
– |
C |
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Low Barrier Navigation Center |
P |
P |
Must be consistent with Cal. Gov’t Code § 65660 et seq. |
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Park and Recreation Facilities |
P |
P |
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Public Safety Facilities |
P |
P |
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Schools, Private |
C |
C |
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Commercial Uses |
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Commercial Entertainment and Recreation |
See subclassifications below |
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Outdoor Recreation |
C(1) |
– |
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Market Garden, less than one acre in size |
A |
A |
See DMC 18.19.070, Community and market gardens |
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Market Garden, one acre or more in size |
C |
C |
See DMC 18.19.070, Community and market gardens |
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Transportation, Communication, and Utility Uses |
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Telecommunication Facilities |
See DMC 18.19.150, Telecommunication facilities |
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Other Uses |
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Accessory Uses, Activities, and Structures |
See DMC 18.19.030, Accessory uses and activities, and DMC 18.11.020, Accessory structures |
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Animal Keeping |
The keeping of animals, including bees, dogs, cats, poultry, rabbits, and other animals is subject to the provisions of DMC Title 7, Animals |
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Home Occupations |
See DMC 18.19.120, Home occupations |
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Nonconforming Uses |
See Chapter 18.15 DMC, Nonconforming Uses, Structures, and Lots |
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Temporary Uses |
See DMC 18.19.160, Temporary uses |
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Specific Limitations: 1. Limited to equestrian facilities and golf courses. |
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[Ord. 24-002 § 5 (Exh. A).]
18.04.030 Development standards.
Table 18.04.030: Development Standards – Residential Districts, prescribes the development regulations for the residential districts. Section numbers in the Additional Regulations column refer to other sections of this code.
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Standard |
RL |
RM |
Additional Regulations |
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Density (dwelling units/acre) |
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Minimum |
n/a |
10 |
In the RL district, two dwelling units are allowed per lot pursuant to DMC 18.04.040(B), SB9 Two (2) Unit Development, RL District, regardless of site area |
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Maximum |
9 |
22 |
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Minimum Street Frontage |
50 |
40 |
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Minimum Lot Size (sq ft) |
7,000 |
8,000 |
In the RL district, smaller lots are allowed pursuant to DMC 18.04.040(C), SB9 Urban Lot Splits, RL District |
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Minimum Lot Width (ft) |
65 |
60 |
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Minimum Lot Depth (ft) |
100; 130 if adjoining a railroad, freeway, or principal arterial |
100; 130 if adjoining a railroad, freeway, or principal arterial |
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Maximum Height (ft) |
30 |
38 |
See DMC 18.02.030(C), Measuring Height, and DMC 18.11.070, Height limitation exceptions |
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Minimum Setbacks (ft) |
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Front |
20, except as provided below for garages |
20 |
See DMC 18.02.030(I), Determining Setbacks, and DMC 18.11.050, Encroachments into required setbacks |
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Garages with entries parallel to the front property line |
22 |
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Garages with entries perpendicular to the front property line with curved driveways |
15 |
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Side |
12 on one side; 5 on the other side, except as provided below for narrow lots and corner lots. For new units, the 12-foot setback shall be located on the side nearest the driveway |
10, except as provided below for narrow lots and corner lots |
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Lots less than 50 feet wide |
5 |
5 |
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Corner lots |
Street side: 15 Interior side: 5 |
Street side: 15 Interior side: 10 |
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Rear |
Lots less than 75 feet deep: 15 Lots 75 to 125 feet deep: 20% of lot depth Lots 125 or more feet deep: 25 |
Lots less than 75 feet deep: 15 Lots 75 to 125 feet deep: 20% of lot depth Lots 125 or more feet deep: 25 |
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Maximum Lot Coverage (% of lot) |
45 |
60 |
See DMC 18.02.030(G), Determining Lot Coverage |
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Minimum Open Space (sf per residential unit) |
200 |
200 |
See DMC 18.11.040(H), Open Space |
[Ord. 24-002 § 5 (Exh. A).]
18.04.040 Supplemental regulations.
A. RL District Limitation on Curb Cuts. In the RL district, no more than forty percent (40%) of a property’s frontage shall be used for curb cuts for driveways.
B. SB9 Two (2) Unit Development, RL District. In the RL district, two (2) dwelling units are allowed per lot if the following standards are met:
1. The proposed development shall not be located in any of the following areas:
a. Prime farmland or farmland of statewide importance;
b. Wetlands;
c. High or very high fire hazard severity zone;
d. Hazardous waste site;
e. Within a delineated earthquake fault zone;
f. Within a special flood hazard area/subject to a Letter of Map Revision;
g. Within regulatory floodway;
h. Lands identified for conservation in an adopted natural community conservation plan;
i. Habitat for protected species;
j. Lands under conservation easement;
k. Within a historic district or property included on the State Historic Resources Inventory, as defined in Cal. Pub. Res. Code § 5020.1, or within a site that is designated or listed as a City or County landmark or historic property or district pursuant to a City or County ordinance.
2. The proposed development shall not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
c. Housing that has been occupied by a tenant in the last three (3) years.
3. The proposed development shall not be located on a lot on which an owner of residential real property has exercised the owner’s rights under Cal. Gov’t Code Title 1, Division 7, Chapter 12.75 § 7060 et seq. to withdraw accommodations from rent or lease within fifteen (15) years before the date that the development proponent submits an application.
4. The proposed development shall not involve the demolition of more than twenty-five percent (25%) of the existing exterior structural walls.
5. Each unit constructed pursuant to this subsection shall comply with all provisions of the base, overlay, or specific plan district, except as modified by this section.
a. Maximum Height. Units constructed pursuant to this subsection shall not exceed sixteen (16) feet in height.
b. Interior Side and Rear Setbacks. A minimum four (4) foot interior side and rear setback is required; however, no setback is required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure.
c. Parking. A minimum of one (1) space per unit shall be provided unless:
(i) The lot is located within one-half (0.5) mile walking distance of either a high-quality transit corridor, as defined in Cal. Pub. Res. Code § 21155(b), or a major transit stop, as defined in Cal. Pub. Res. Code § 21064.3.
(ii) There is a car share vehicle located within one (1) block of the lot.
d. Rental Limitations. Rental terms shall be a minimum of thirty (30) consecutive days.
C. SB9 Urban Lot Splits, RL District. In the RL district, urban lot splits consistent with Cal. Gov’t Code § 66411.7 and DMC Title 17, Subdivision Regulations, are allowed consistent with the following:
1. No more than two (2) new lots shall be created.
2. Each new lot shall be at least one thousand two hundred (1,200) square feet in size and at least forty percent (40%) of the area of the original lot.
3. The urban lot split shall not involve a lot that has been established through prior exercise of an urban lot split.
4. Neither the owner of the lot being subdivided nor any person acting in concert with the owner may have previously subdivided an adjacent parcel using an urban lot split.
5. The urban lot split shall not be located in any of the following areas:
a. Prime farmland or farmland of statewide importance;
b. Wetlands;
c. High or very high fire hazard severity zone;
d. Hazardous waste site;
e. Within a delineated earthquake fault zone;
f. Within a special flood hazard area/subject to a Letter of Map Revision;
g. Within regulatory floodway;
h. Lands identified for conservation in an adopted natural community conservation plan;
i. Habitat for protected species;
j. Lands under conservation easement;
k. Within a historic district or property included on the State Historic Resources Inventory, as defined in Cal. Pub. Res. Code § 5020.1, or within a site that is designated or listed as a City or County landmark or historic property or district pursuant to a City or County ordinance.
6. The urban lot split shall not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income.
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
c. A lot on which an owner of residential real property has exercised the owner’s rights under Cal. Gov’t Code Title 1, Division 7, Chapter 12.75 § 7060 et seq. to withdraw accommodations from rent or lease within fifteen (15) years before the date that the development proponent submits an application.
d. Housing that has been occupied by a tenant in the last three (3) years.
7. Applicant Occupancy Required. The applicant for an urban lot split shall sign an affidavit stating that the applicant intends to occupy one (1) of the housing units as their principal residence for a minimum of three (3) years from the date of the approved urban lot split.
a. Exception. This requirement does not apply to an applicant that is a community land trust or qualified nonprofit corporation.
8. Maximum Number of Units. A maximum of two (2) residential units are allowed per lot, inclusive of accessory dwelling units and junior accessory dwelling units.
9. Development Standards. Development on lots created by urban lot splits shall comply with all provisions of the base, overlay, or specific plan district in which it is located, except as modified by this section.
a. Interior Side and Rear Setbacks. A minimum four (4) foot interior side and rear setback is required; however, no setback is required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure.
b. Parking. A minimum of one (1) space per unit shall be required unless:
(i) The lot is located within one-half (0.5) mile walking distance of either a high-quality transit corridor, as defined in Cal. Pub. Res. Code § 21155(b), or a major transit stop, as defined in Cal. Pub. Res. Code § 21064.3.
(ii) There is a car share vehicle located within one (1) block of the lot.
c. Rental Limitations. Rental terms shall be a minimum of thirty (30) consecutive days.
10. Review Procedures. A parcel map for an urban lot split consistent with Cal. Gov’t Code § 66411.7 and DMC Title 17, Subdivision Regulations, shall be ministerially approved. [Ord. 24-002 § 5 (Exh. A).]