Chapter 10.22
RESIDENTIAL ZONING DISTRICTS

Sections:

10.22.010    Specific purposes.

10.22.020    Additional purposes.

10.22.030    Allowable land use.

10.22.040    Site development requirements.

10.22.010 Specific purposes.

In addition to the general purposes listed in SMC 10.10.030 (Title and purpose), the specific purposes of the residential zoning districts include the following:

A. To provide suitable locations for a variety of housing types and classes of dwelling accommodations needed to serve the population of the City of Sausalito;

B. To provide stability and protection for residential areas;

C. To control the density and distribution of population throughout the area in conformance with the general plan;

D. To provide for public and private facilities necessary to serve residential areas;

E. To ensure sensitive hillside residential design; and

F. To provide opportunities for religious institutions, day care facilities, residential care facilities and other uses that are compatible with and desirable for residential neighborhoods. [Ord. 1167 § 2, 2003.]

10.22.020 Additional purposes.

The additional purposes of each residential zoning district are as follows:

A. Single-Family Residential (R-1). The single-family residential zoning district (R-1) provides for low density, detached single-family residential land use. Densities are based on existing development and are meant to be protected and preserved. Development standards reflect the scale, character, and intensity of existing neighborhoods.

The single-family residential zoning district is a very low to low density residential district with three different minimum lot sizes ranging from one dwelling unit per 6,000 square feet of land area (lot size) to one dwelling unit per 20,000 square feet of land area (lot size), depending on the environmental constraints and neighborhood character. The district is divided into three subdistricts (as indicated in Table 10.22-2, Site Development Standards – Residential Zoning Districts) based on these densities, including R-1-6, R-1-8 and R-1-20.

B. Two-Family Residential (R-2). The two-family residential zoning district (R-2) provides for a mix of single-family and duplex dwellings. The district is intended to provide for development of single- and two-family dwellings in appropriately located areas and with the appropriate character.

The two-family residential zoning district is a medium to medium-high density residential land use category. Densities are one dwelling unit per 2,500 square feet or 5,000 square feet, depending on location. The district is divided into two subdistricts (as indicated in Table 10.22-2, Site Development Standards – Residential Zoning Districts) based on these densities, including R-2-2.5 and R-2-5.

C. Planned Residential (PR). The planned residential zoning district preserves and maintains existing medium-high residential density development, including townhomes and condominiums.

Planned residential is a medium-high density residential district with a residential density of one dwelling unit per 1,980 square feet.

D. Multiple-Family Residential (R-3). The multiple-family residential zoning district provides areas for residential neighborhoods of single-family dwellings, two-family dwellings, duplexes, apartments, and other multiple-family attached dwelling units, such as condominiums. The multiple-family district provides for innovative site planning, while providing on-site recreational amenities and location near major community facilities, business centers and/or major streets.

The multiple-family district is a high density residential district with a residential density of one dwelling unit per 1,500 square feet.

E. Houseboats (H). The houseboat zoning district is intended to maintain and enhance the City’s diverse housing stock and to continue to allow houseboat uses on the City’s waterfront.

The houseboat district is a low density residential zoning district with a residential density of one dwelling unit per 10,000 square feet.

F. Arks (A). The residential ark district promotes and encourages traditional, pre-1963 single-family arks. The district encourages arks’ maintenance, restoration and preservation in a manner compatible with surrounding marine and commercial uses. Residential arks are a high density residential land use with a residential density of one unit per 1,500 square feet. [Ord. 1167 § 2, 2003.]

10.22.030 Allowable land use.

Table 10.22-1 (Land Uses Allowed in Residential Districts) outlines the land uses that are allowed in each of the residential zoning districts. As indicated in the legend, each use is either permitted (no discretionary permit required), or one of two discretionary use permits are required (minor use permit, conditional use permit), as explained in Division IV of this title (Permit Procedures), Chapters 10.50 through 10.68 SMC. Blanks indicate the use is not allowed in that particular district. The last column identifies sections of the Zoning Ordinance where additional requirements are found and apply to the land use. Additional requirements for specific uses set forth in Chapter 10.44 SMC (Specific Use Requirements) may also be applicable.

Table 10.22-1 

LAND USES ALLOWED IN RESIDENTIAL DISTRICTS*

Land Use	Residential Zoning Districts						See SMC
	R-1	R-2	PR	R-3	H	A
Recreation, Education, and Public Assembly Uses
Community centers	CUP	CUP	CUP	CUP
Piers and wharves					P		SMC 10.44.070 (Piers, docks, floats and wharves in residential districts)
Piers, docks and floats for private pleasure craft		P			P
Private club or recreation facility	CUP	CUP	CUP	CUP
Parks, playgrounds	P	P	P	P	P
Religious institutions	CUP	CUP	CUP	CUP			SMC 10.44.110 (Religious institutions, private clubs and fraternal organizations in residential zoning districts)
Schools – elementary	CUP	CUP		CUP
Temporary uses and events	MUP	MUP	MUP	MUP	MUP		SMC 10.44.310 (Temporary uses and events)
Residential Uses
Accessory dwelling units	P	P	P	P	P	P	SMC 10.44.080 (Accessory dwelling unit regulations)
Home occupations	P	P	P	P	P	P	SMC 10.44.030 (Home occupations)
Houseboat					P		SMC 10.44.160 (Houseboats)
Junior accessory dwelling units	P				P	P	SMC 10.44.085 (Junior accessory dwelling unit regulations)
Multiple-unit houseboat					CUP		SMC 10.44.160(I) (Multiple Units, H District Only)
Mobile homes	MUP	MUP	MUP	MUP			SMC 10.44.060 (Mobile home/ manufactured housing standards)
Multiple-family dwellings			P	P
Residential accessory uses	P	P	P	P	P		SMC 10.44.020 (Accessory uses and structures)
Residential care homes, 6 or fewer clients	P	P	P	P
Residential care homes, 7 or more clients				CUP
Senior housing projects				CUP			SMC 10.44.120 (Senior housing projects)
Single-family dwellings	P	P	P	P	P	P	SMC 10.44.090 (Detached dwelling units)
Single-family ark dwelling						P	SMC 10.44.130 (Arks)
Single-family ark dwelling group						P
Supportive housing1	P	P	P	P			SMC 10.88.040 (Specialized terms and land use definitions)
Transitional housing1	P	P	P	P			SMC 10.88.040 (Specialized terms and land use definitions)
Two-family (duplex) dwelling		P	P	P
Resource and Open Space Uses
Agricultural accessory structures	P						SMC 10.44.020 (Accessory uses and structures)
Animal raising and keeping	P
Service Uses
Child day care							SMC 10.44.100 (Child day care)
Centers		CUP		CUP
Large family care homes	MUP	MUP	MUP	MUP
Small family care homes	P	P	P	P		P
Offices, temporary	MUP	MUP	MUP	MUP			SMC 10.44.280 (Offices, temporary)
Public utility facilities, minor	MUP	MUP	MUP	MUP		MUP
Public utility facilities, major	CUP	CUP	CUP	CUP		CUP
Storage, accessory	P	P	P	P			SMC 10.44.050 (Storage, accessory)
Transportation and Communications Uses
Wireless communication facilities	See Chapter 10.45 SMC (Standards and Criteria for Wireless Communications Facilities)						Chapter 10.45 SMC
Pipelines and transmission lines	P	P	P	P	P	P
*    Zoning permit required for all allowed uses P    Permitted use MUP    Minor use permit required CUP    Conditional use permit required							Chapter 10.52 SMC   Chapter 10.58 SMC Chapter 10.60 SMC

1    Supportive housing and transitional housing shall be subject to those restrictions that apply to other residential dwellings of the same type in the same zoning district. For example, such housing structured as single-family is permitted in the R-1, R-2, PR and R-3 residential zoning districts, whereas transitional and supportive housing structured as multifamily is limited to the PR and R-3 residential zoning districts.

[Ord. 05-2023 § 1, 2023; Ord. 1281 § 1, 2020; Ord. 1268 § 2, 2019; Ord. 1267 § 2, 2019; Ord. 1223 § 3, 2014; Ord. 1209 § 3, 2012; Ord. 1167 § 2, 2003.]

10.22.040 Site development requirements.

Minimum requirements are established for parcel size, lot width, and setbacks. Requirements for density, floor area ratio, coverage and building height are maximum amounts allowed.

A. Parcel Size. Each parcel proposed for development or a new land use, and each new parcel proposed in a subdivision, shall comply with the provisions that follow, or the applicable provisions of SMC 10.40.030 (Minimum parcel standards). New parcels proposed in a subdivision shall also comply with all applicable provisions of SMC Title 9 (Subdivisions). Existing parcels that do not meet the minimum lot area or width requirements specified by this section as set forth in Table 10.22-2 may be developed in accordance with the development standards listed below; provided, that the subject parcel has been legally created.

B. Lot Width. Additional lot width requirements may be established or allowed by an applicable -Pd overlay district. (See SMC 10.28.060, Planned development (-Pd).)

C. Setbacks. Different setbacks may also apply where a zoning district is combined with an overlay zoning district. Ten-foot front yard setbacks are required where designated on the zoning map. Minimum side yard setbacks may be increased in other situations as outlined in Chapter 10.40 SMC (General Development Regulations).

D. Density. Density is based on net parcel area. Maximum density for single-family dwellings in the single-family residential (R-1) district may be increased where additional units are approved as provided by SMC 10.44.080 (Accessory dwelling unit regulations).

E. Building Height. Building height is measured from the natural average grade. Maximum building height may vary depending on parcel topography and may vary for other specific features of the site.

F. Additional Requirements. Land uses shall comply with the additional requirements established by Chapters 10.40 (General Development Requirements) and 10.44 SMC (Specific Use Requirements).

Table 10.22-2 (Site Development Standards – Residential Zoning Districts) outlines minimum site development standards for the residential zoning districts. Additional requirements may also apply where noted.

 

Table 10.22-2

Site Development Standards – Residential Zoning Districts1

Development Requirement	R-1			R-2		R-3	PR	H	A	See SMC
	R-1-6	R-1-8	R-1-20	R-2-2.5	R-2-5
Minimum parcel size2	6,000 sf	8,000 sf	20,000 sf	5,000 sf	10,000 sf	5,000 sf	20,000 sf	10,000 sf	1,500 sf	SMC 10.40.030 (Minimum parcel standards) and SMC Title 9
Minimum lot width2	50 feet	50 feet	50 feet	50 feet	50 feet	50 feet	50 feet	50 feet	30 feet
Maximum density	1 du/parcel	1 du/parcel	1 du/parcel	1 du/2,500 sf2,3	1 du/5,000 sf2, 3	1 du/1,500 sf2, 3	1 du/1980 sf	1 du/10,000 sf	1 du/1,500 sf	SMC 10.44.080 (Accessory dwelling unit regulations)
Maximum floor area ratio	.45	.40	.35	.654	.40	.84	.65	.25	.30	SMC 10.44.330 (Development standards for units in two-family and multiple-family residential zoning districts)
Maximum building coverage	35%	30%	30%	50%4	35%	50%4	50%	25%	30%
Maximum impervious surface5	67.5%	65%	65%	75%4	67.5%	75%4	75%	62.5%	65%
Minimum setbacks6										SMC 10.40.080 (Exceptions to required setbacks) and Chapter 10.44 SMC (Specific Use Requirements)
Front7	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet	0 feet
Side8	5 feet	5 feet	10 feet	5 feet	5 feet	5 feet	5 feet	9	0 feet
Rear	15 feet	15 feet	20 feet	15 feet	15 feet	15 feet	15 feet	15 feet	0 feet
Maximum building height9, 10	32 feet	32 feet	32 feet	32 feet	32 feet	32 feet	32 feet	32 feet	12 feet11	SMC 10.40.060 (Height requirements) and Chapter 10.44 SMC (Specific Use Requirements)

1    These standards are not entitlements; the approved size, setbacks or other physical conditions of a proposed new dwelling or expansion of an existing dwelling subject to design review shall be in the discretion of the Planning Commission. In order to meet the standards of design review, the Planning Commission may approve a dwelling smaller, or with greater setbacks, or otherwise impose requirements that are more restrictive than the limits set forth in this chapter.

2    See SMC 10.40.030 (Minimum parcel standards).

3    For two or more detached single-family dwellings, see SMC 10.44.090 (Detached dwelling units).

4    Units in the R-2-2.5 and R-3 zoning districts are subject to the restrictions in SMC 10.44.330.

5    Per SMC 10.40.050(C), impervious surface includes decks, paved surfaces, hardscape, and gravel.

6    Different setbacks may also apply if district is combined with other zoning districts.

7    Ten-foot front yard setbacks are required where designated on the zoning map. See SMC 10.40.070(E)(4) (Special Setback Lines).

8    Minimum side yard setbacks may be increased in other situations.

9    One-half the building height, but no less than five feet.

10    Maximum building height may vary depending on parcel topography and may vary for other specific features of the site. Building height is measured from natural average grade.

11    Measured from a point six feet above NGVD, or average grade, whichever is higher.

[Ord. 1217 § 1, 2014; Ord. 1167 § 2, 2003.]