Chapter 2-10
RS – SUBURBAN RESIDENTIAL DISTRICT
Sections:
2-10-010 Purpose.
2-10-020 Uses permitted.
2-10-030 Minimum lot specifications.
2-10-040 Lot development regulations.
2-10-050 Maximum dwellings permitted.
2-10-060 Minimum yards.
2-10-070 Maximum developable floor area ratio.
2-10-080 Maximum building height.
2-10-090 Sloping driveways.
2-10-100 Off-street parking.
2-10-110 Lot size.
2-10-120 Density and dimensions table.
2-10-130 Lot size variations.
2-10-140 Lot splitting.
2-10-150 Lot minimums near subdivision boundary.
2-10-160 Computation.
2-10-170 Exceptions to lot size regulations.
2-10-180 Attached dwellings.
2-10-190 Attached dwellings – Maximum dwellings per group.
2-10-200 Attached dwellings – Side yard.
2-10-210 Attached dwellings – Rear yard.
2-10-220 Attached dwellings – Maximum coverage.
2-10-230 Attached dwellings – Minimum street frontage width.
2-10-010 Purpose.
The purposes of the RS district are:
A. To designate areas for the location of low density housing, which is generally single-family residential in character;
B. To regulate development within the district so as to preserve and protect the residential character of the district;
C. To offer flexibility in subdivision design and development;
D. To encourage variety in lot size and housing types and design;
E. To encourage the provision of a wide range of housing costs for all income groups; and
F. To ensure that densities shall not exceed those conforming to the general plan.
In order to achieve these goals and to enable the city to zone in conformance with general plan densities, the RS district is divided into the RS-.25, RS-.50, RS-1, RS-2, RS-2.5, RS-3, RS-4, RS-4.5, RS-5 and RS-6 zones. (Ord. 1344, 1990; Ord. 442 § 5.10)
2-10-020 Uses permitted.
The following uses are permitted subject to approval of a zoning use permit, design review as required under LPZC 5-05-110, and any other prerequisite permits, and conformance to all applicable regulations set forth in this chapter, in LPZC Part 3, and elsewhere in this code:
A. Detached single-family dwellings.
B. Subject to approval of a conditional use permit, uses as follows:
1. Attached single-family dwellings, to include those commonly described as couplets, townhouses, or row houses and cluster housing projects proposed for subdivision as condominiums.
2. Public and quasi-public uses.
3. Limited animal husbandry and public or private stables, corrals, and riding academies.
4. Nursery schools and day care centers (LPZC 3-10-330).
5. Bed and breakfast uses, limited to six units per use.
C. Subdivision signs (LPZC 3-45-150), office, sales office, equipment and material yard (LPZC 3-10-320).
D. Off-street parking related to any use permitted (Chapter 3-20 LPZC).
E. Accessory structures and buildings related to any use permitted, except home occupations.
F. Accessory uses as follows:
1. Rooming and/or boarding of not more than two persons (LPZC 3-10-290).
2. Home occupations (LPZC 3-10-180 and 1-10-330).
3. Nursery schools and day care centers as provided by LPZC 3-10-330.
4. Signs (Chapter 3-45 LPZC).
G. Secondary dwelling units as regulated by LPZC 3-10-020. (Ord. 1691 § 2, 2003; Ord. 1491, 1996; Ord. 1487, 1996; Ord. 1302, 1989; Ord. 1175, 1985; Ord. 442 § 5.20)
2-10-030 Minimum lot specifications.
A. Lots created in the RS district shall have the following specifications; however, certain exceptions are stated in LPZC 2-10-180 through 2-10-230.
B. Minimum Lot Size. See LPZC 2-10-110 et seq.
C. Minimum Average Lot Width. Except as set forth in LPZC 2-10-060, the minimum lot width shall be:
1. Lot depth less than or equal to 110 feet: 65 feet.
2. Lot depth greater than 110 feet, but less than or equal to 125 feet: 70 feet.
3. Lot depth greater than 125 feet, but less than or equal to 150 feet: 80 feet.
4. Lot depth greater than 150 feet, but less than or equal to 180 feet: 90 feet.
5. Lot depth greater than 180 feet: one-half average lot depth.
D. Minimum Lot Street Frontage Width. Minimum lot street frontage width shall be 50 feet.
E. Minimum Average Lot Depth. The minimum average lot depth shall be 80 feet. (Ord. 1344, 1990; Ord. 1290, 1988; Ord. 442 §§ 5.30 – 5.34)
2-10-040 Lot development regulations.
The lot development regulations in LPZC 2-10-050 through 2-10-100 apply in each RS district; however, certain exceptions for attached dwellings are stated in LPZC 2-10-180 et seq. (Ord. 442 § 5.40)
2-10-050 Maximum dwellings permitted.
Only one primary dwelling shall be permitted per lot, except where land is subdivided by condominiums. (Ord. 1691 § 3, 2003; Ord. 442 § 5.41)
2-10-060 Minimum yards.
A. Street Frontage Yard. Twenty feet, except in the case of a corner lot, one yard may be reduced to 15 feet, and in the case of lots of record as of December 6, 1971, both street frontage yards may be reduced to 15 feet. In no case shall a garage opening toward the street be set back less than 20 feet.
B. Rear Yards. As follows:
1. RS-.25 through RS-3. Minimum of 25 feet with an average of 35 feet, except that patio covers and screened enclosures may be permitted within 15 feet of the rear property line.
2. RS-4 through RS-6. Minimum of 25 feet with an average of 30 feet, except that patio covers and screened enclosures may be permitted within 15 feet of the rear property line.
3. Lots of Record as of January 8, 1991. The minimum setback shall be either the setback established above or the setback of the dwelling existing on the lot, whichever is less.
4. The planning commission shall establish by resolution the procedure for defining the required average rear yard.
C. Side Yards. As follows:
1. Lots 6,000 to and including 10,000 square feet: minimum 10 feet, total 24 feet.
2. Lots over 10,000 square feet: minimum 12 feet, total 30 feet.
3. The side yard adjacent to the driveway shall have a minimum width of 12 feet.
4. At least one side yard shall be graded and maintained in a manner that will not permanently preclude vehicular access to the rear yard.
5. Each side yard shall be increased five feet at the second story on initial construction of a two-story dwelling or when adding a new second story to an existing single-story dwelling.
D. Setbacks from Major Streets and Railroads. Where contiguous to the right-of-way of any major street, freeway, or major highway existing or shown as an adopted route in the city’s general plan, or any railroad or rail transit line, the adjacent required yard shall be 50 feet, except in the case of lots with no landscape easement adjacent to the major roadway. In those cases the adjacent required yard shall be 35 feet. Computation of lot average width requirements per LPZC 2-10-030(C) is determined without regard to the additional yard setbacks established by this section.
E. Accessory buildings and structures shall conform to the regulations stated in LPZC 3-05-150. (Ord. 1589 § 7, 2000; Ord. 1491, 1996; Ord. 1481, 1996; Ord. 1467, 1996; Ord. 1429, 1994; Ord. 1401, 1993; Ord. 1375, 1992; Ord. 1344, 1990; Ord. 1265, 1988; Ord. 1250, 1987; Ord. 442 § 5.42)
2-10-070 Maximum developable floor area ratio.
A. For the initial construction of dwelling units in any subdivision lot less than 12,000 square feet, the floor area ratio shall not exceed 28 percent. For lots exceeding 12,000 square feet, the floor area ratio shall not exceed 35 percent. For initial construction of a dwelling unit, any project that has received allocations either under the City’s Residential Development Policy (RDP) or the Housing Implementation Program (HIP) prior to January 1, 1991, and tentative tract approval prior to January 1, 1992, is permitted a floor area ratio of 35 percent, excluding 600 square feet of garage area. All projects approved as an exemption from either the provisions of the RDP or the HIP prior to January 1, 1991, and tentative tract approval prior to January 1, 1992, are permitted a floor area ratio of 35 percent. The maximum floor ratio for all lots shall increase to 35 percent two years after the building department issues the initial certificate of occupancy.
B. Upon the city’s issuance of a conditional use permit, a housing project may be authorized to average a 28 percent floor area ratio within the project. Where a conditional use permit is issued, each lot’s floor area shall be identified and subsequent construction subject to the standard. In no case may the floor area ratio exceed 35 percent on an individual lot. (Ord. 1491, 1996; Ord. 1481, 1996; Ord. 1467, 1996; Ord. 1401, 1993; Ord. 1344, 1990; Ord. 1265, 1988; Ord. 442 § 5.43)
2-10-080 Maximum building height.
The main building shall not exceed 35 feet. Accessory buildings shall conform to LPZC 3-05-150. (Ord. 1344, 1990; Ord. 442 § 5.45)
2-10-090 Sloping driveways.
Where the natural grade of a lot within the required front yard slopes so much that it is not practical to provide a driveway with a 12 percent grade or less, the garage may be located within the front yard, but no closer than six feet to the property line. In such cases one additional off-street parking space shall be provided. (Ord. 442 § 5.46)
2-10-100 Off-street parking.
Off-street parking shall be provided for each use as stated in Chapter 3-20 LPZC. (Ord. 442 § 5.47)
2-10-110 Lot size.
To provide variety and flexibility in lot size and development, the lot sizes within a subdivision can vary between the maximum and target stated for the zone in LPZC 2-10-120. In order to meet the stated purposes of this chapter, the lot sizes may be reduced to the minimum provided for each zone. Any increase or decrease of the lot size may also be regulated by LPZC 2-10-130 and 2-10-150. However, the maximum residential density in each final subdivision map approved and recorded cannot be greater than those stated for the zone in LPZC 2-10-120 and must be in accordance with all other conditions of this section. The residential density shall conform to the limits established by the general plan. (Ord. 1344, 1990; Ord. 1290, 1988; Ord. 442 § 5.50)
2-10-120 Density and dimensions table.
|
Zone |
Maximum Density |
Maximum Lot Size |
Target Lot Size |
Minimum Lot Size |
|
RS-.25 |
.25 |
250,000 |
130,000 |
104,000 |
|
RS-.50 |
.50 |
130,000 |
70,000 |
56,000 |
|
RS-1 |
1.0 |
65,000 |
36,000 |
28,000 |
|
RS-1.5 |
1.5 |
42,000 |
23,000 |
18,000 |
|
RS-2 |
2.0 |
32,000 |
17,500 |
14,000 |
|
RS-2.5 |
2.5 |
23,000 |
13,000 |
10,000 |
|
RS-3 |
3.0 |
18,000 |
10,000 |
8,000 |
|
RS-4 |
4.0 |
15,000 |
8,000 |
6,500 |
|
RS-4.5 |
4.5 |
14,000 |
7,500 |
6,500 |
|
RS-5 |
5.0 |
12,000 |
6,500 |
6,000 |
|
RS-6 |
6.0 |
12,000 |
6,500 |
6,000 |
(Ord. 442 § 5.51)
2-10-130 Lot size variations.
Lot sizes may vary from limitations stated in LPZC 2-10-120 as follows:
A. Lots may be reduced below the minimum of the zone to not less than 2,500 square feet for lots created for the construction of dwelling units in conformance with requirements of LPZC 2-10-180 through 2-10-230, where it is found that the design of the subdivision is satisfactory with respect to relationship of land use, circulation, and access and that the design will not create areas of excessive congestion or areas with poor access. In no case, however, shall a detached dwelling be allowed on a lot having an area less than 6,000 square feet.
B. Subject to approval of a conditional use permit, lots may increase in size above the maximum as follows:
1. Where it is found that the increase in lot size is necessary or desirable, either because of the topographic or other physical features that prevent reasonable utilization of the site; or
2. Where it is found to provide open space, or it is necessary to implement the public policy objectives of the general plan.
C. If subsection (B)(1) of this section is utilized to increase the size of any of the lots, the remaining lots in the project must exceed the target lot size. If subsection (B)(2) of this section is utilized to increase the size of any of the lots, the remaining lots in the project must exceed the minimum lot size. (Ord. 1344, 1990; Ord. 442 § 5.52)
2-10-140 Lot splitting.
Since the purpose of this district is to regulate the density of a subdivision or other development rather than lot size, a lot once subdivided and recorded under the provisions of this section shall not be further divided or significantly reduced in area unless the lot was created as a “remainder lot” under the provisions of the California Subdivision Map Act. (Ord. 1344, 1990; Ord. 442 § 5.53)
2-10-150 Lot minimums near subdivision boundary.
The lot size for lots located contiguous to a project boundary shall not be reduced to less than the target lot size stated in LPZC 2-10-120, unless it can be found that one of the following conditions exist:
A. That the project boundary is contiguous to a major street;
B. That the lot is contiguous to properties within either the same zoning district and general plan designation as the project or zoning districts and general plan designations with a higher density than the project; or
C. That the reduction has been approved by conditional use permit. (Ord. 1344, 1990; Ord. 442 § 5.54)
2-10-160 Computation.
For purposes of determining the allowable number of dwelling units, the gross area of land to be subdivided (exclusive of commercial, any other nonresidential uses, park lands required to be dedicated to the city, and lands to be purchased by the public) shall be multiplied by the applicable density specified in LPZC 2-10-120. (Ord. 1344, 1990; Ord. 442 § 5.55)
2-10-170 Exceptions to lot size regulations.
Any project that has an approved tentative subdivision map shall be permitted to file a final map in conformance with the regulations in effect when the tentative map was approved. (Ord. 1344, 1990; Ord. 442 § 5.56)
2-10-180 Attached dwellings.
Any zero lot line, couplet, row, town, and patio houses as defined in subsection (C) of this section may be permitted by conditional use permit in accordance with:
A. The regulations stated in LPZC 2-10-010 through 2-10-180;
B. The exceptions stated in LPZC 2-10-190 through 2-10-230; and
C. Any additional conditions the city may deem necessary for approval of a required permit.
1. Couplet Dwellings. These are defined as two attached single-family dwellings having common or abutting side walls for at least 50 percent of the length of such walls.
2. Town, Patio, and Row Houses. These and similar attached dwellings are defined as three or more attached single-family dwellings in a group, as described in subsection (C)(1) of this section.
3. Zero Lot Line Units. Detached single-family dwelling units with at least 50 percent of the building depth abutting one side lot line. (Ord. 1177, 1985; Ord. 442 § 5.60)
2-10-190 Attached dwellings – Maximum dwellings per group.
The maximum number of dwellings per group shall be 10. (Ord. 442 § 5.61)
2-10-200 Attached dwellings – Side yard.
A. Couplet Dwellings and Zero Lot Line Units. One side, 15 feet minimum, and the other side, zero feet minimum.
B. Town, Patio, and Row Houses. Zero feet minimum, except the end side yard for a group of town, patio or row houses must be 30 feet minimum.
C. All Attached Dwellings. Along the side yard that is set back zero feet, any portion of the building that is not built on the property line shall be set back at least 10 feet. (Ord. 1250, 1987; Ord. 442 § 5.62)
2-10-210 Attached dwellings – Rear yard.
The minimum rear yard shall be 30 feet, except that patio covers and screened enclosures may be permitted within 15 feet of the rear property line. (Ord. 1250, 1987; Ord. 442 § 5.63)
2-10-220 Attached dwellings – Maximum coverage.
Maximum coverage shall be as follows:
A. Zero lot line and couplet dwellings shall not exceed 30 percent.
B. Row, town and patio houses shall not exceed 40 percent coverage. (Ord. 442 § 5.64)
2-10-230 Attached dwellings – Minimum street frontage width.
Minimum street frontage width shall be 25 feet. (Ord. 442 § 5.65)