Chapter 17.60
RESIDENTIAL DENSITIES AND STANDARDS
Sections:
17.60.020 Application of residential density ranges.
17.60.030 Affordable housing development.
17.60.040 Outside storage in residential districts.
17.60.050 Maximum dwelling unit occupancy.
17.60.060 Residential multifamily development standards.
17.60.010 General.
A. Density of residential development is prescribed by the land use designations within the general plan, with corollary zoning district, as shown in Table 5.
B. Residential Density in Open Space Districts.
Lands zoned open space shall be permitted a residential density of one single-family unit per five acres, consistent with Government Code Section 65912 and subject to planning commission approval of a use permit. (Ord. 2003-01 § 10; Ord. 97-03 § 2 (part): prior code § 8-1.5303(A))
17.60.020 Application of residential density ranges.
Pursuant to the Municipal Code, all residential subdivisions involving tentative maps and all parcel maps involving lands larger than one-half acre require planning commission review. In undertaking such review, the planning commission shall have the flexibility to prescribe an appropriate, specific residential density for a subdivision based on the general plan land use designation density range applicable to the site. In making such determination, the planning commission shall be guided by the appropriateness of the subdivision proposal, including an assessment of the physical constraints or limitations of the site, extent of conformance with applicable general plan policies, and the overall quality of development proposed.
|
GENERAL PLAN DESIGNATION |
COROLLARY ZONING DISTRICTS |
RESIDENTIAL DENSITY RANGE |
|---|---|---|
|
Agriculture |
A-1 |
1 unit/5 acres |
|
Rural Residential |
R-R |
.5 to 1.0 units/acre |
|
Low Density Residential |
R-1 |
1.1 to 7.3 units/acre |
|
Medium Density Residential |
R-2 |
5.4 to 8.8 units/acre |
|
Medium High Density Residential |
R-3 |
6.1 to 10.0 units/acre |
|
High Density Residential |
R-4 |
10.1 to 20.0 units/acre |
|
Neighborhood Commercial |
C-1 |
6.1 to 10.0 units/acre |
|
Central Business District |
CBD |
10.1 to 20.0 units/acre |
|
Office |
O-F |
6.1 to 10.0 units/acre |
|
Planned Commercial |
P-D Overlay |
6.1 to 10.0 units/acre |
In making the latter determination, the planning commission shall be guided by the following:
A. The extent to which the subdivision meets all applicable criteria of the city’s subdivision regulations and the State Subdivision Map Act, and including an assessment of conformance to lot area, width and depth criteria of this title, and provision of adequate access, drainage and other infrastructure improvements;
B. Provision of substantial open spaces, either retained in a natural state or improved pursuant to an approved landscape plan, available for use by subdivision residents and/or the public;
C. Installation of on- or off-site improvements for benefit to the general public, including public buildings, benches, playgrounds, tot lots and art, as appropriate, beyond that which may be required under city or state regulations;
D. Use of innovative subdivision design features in response to physical site constraints and opportunities, including clustered unit designs, pedestrian and bicycle pathways/connections to adjoining land uses and provision of additional yard setbacks for structural development;
E. Inclusion of high quality of architecture for housing, as determined by the design review process. This shall include an assessment of the use of building materials and colors, building heights, building volumes, building placement relative to lot sizes, landscaping of lots and the visual character of proposed development relative to that of surrounding neighborhoods;
F. Other criteria as considered acceptable and pertinent by the planning commission.
All residential subdivision applications shall be presumed to fall within the lower one-third threshold of the general plan land use designation’s density range applicable to the site. Only those projects which exemplify quality development through provision of development criteria as outlined in this section, as determined by the planning commission, have potential for approval at higher density ranges, except as noted below. (Ord. 97-03 § 2 (part): prior code § 8-1.5303(B))
17.60.030 Affordable housing development.
A. Purpose.
The public welfare requires the city to take action to ensure that affordable housing is constructed and maintained within the city. The general plan contains goals, policies and implementation programs designed to facilitate the development of new and rehabilitation for affordable housing. Such policies include but are not limited to, achieving the community’s fair share regional allocation for housing for very low and low income households, establishing density bonuses to facilitate construction of housing for targeted income groups, rezoning land to promote mixed uses and affordable housing, and seeking all available sources of funding (including redevelopment) to facilitate development of affordable housing by the private sector. Special needs must be addressed, such as adequate bedrooms for large families and housing for seniors.
B. Repealed by Ord. 2009-18.
C. Density Range.
Pursuant to the general plan, residential subdivisions of sites which are classified medium high and high density residential in the general plan which promote development of affordable housing shall be approved in the upper one-half of the density ranges, unless site constraints effectively prohibit such intensity of development. (A residential subdivision shall be considered as promoting development of affordable housing if at least twenty (20) percent of the total units to be developed are designated for low income households, or ten (10) percent of the total units to be developed are designated for very low income households, and where the units meet the long-term affordability requirements outlined in subsection (D) below.) A development which promotes affordable housing development shall qualify for a density bonus, described in subsection (D), below.
D. Density Bonuses.
1. Density bonuses shall be provided for qualified projects in accordance with the Health and Safety Code and Section 65915 et seq. of the Government Code, through a maximum thirty-five (35) percent density bonus over the otherwise maximum residential density allowed by the general plan and zoning ordinance to promote the inclusion of very low and low income and/or senior housing households. The amount of density bonus to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage specified in Government Code Section 65915(f). Similarly, in accordance with Government Code Section 65915.5, the city shall grant a density bonus of twenty-five (25) percent or provide other incentives of equivalent financial value where a condominium project proposes to convert at least thirty-three (33) percent of total units for availability to low or moderate income households (as defined in Section 50093 of the Health and Safety Code) or where fifteen (15) percent of the total units are made available to lower income households (as defined in Section 50079.5 of the Health and Safety Code).
2. Bonus incentives which the city may agree to provide include, but are not limited to, the following:
a. Use of federal, state or local affordable housing funds to subsidize the cost of the qualifying project.
b. Waiver or reduction of city building permit, plan check, and inspection fees (excluding re-inspection fees).
c. Deferral of city development impact fees until the issuance of a certificate of occupancy for the qualifying project.
d. Reduction of local zoning standards that indirectly increase housing costs, including but not limited to site development standards, off-street parking requirements, minimum square footage, height limitations, or setback requirements.
e. Construction by the city of such public improvements as streets, sewers and sidewalks, street name and traffic signs, water mains, storm drains, and street lights in association with the qualifying project.
f. Approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located.
g. Other regulatory incentives or concessions proposed by the developer or the city that result in identifiable, financially sufficient, and actual cost reductions.
3. In accordance with Government Code Section 65915(p), upon the request of the developer, the city shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of an eligible development that exceeds the following ratios:
a. Zero to one bedroom: one on-site parking space.
b. Two to three bedrooms: two on-site parking spaces.
c. Four and more bedrooms: two and one-half parking spaces.
If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. An eligible development may provide “on-site parking” through tandem parking or uncovered parking, but not through on-street parking.
The above parking provisions shall apply only to eligible developments and only when requested by the applicant. An applicant may request parking incentives or concessions beyond those provided here.
4. The city will advertise the above incentive to developers and other interested parties through all media used by the city.
E. Term.
Affordable housing for low and very low income households shall remain affordable for a period of not less than fifty-five (55) years, regulated by deed restriction.
F. Housing Mix.
A community-wide housing mix is essential. Seniors and large families must be addressed as well as average size households. Affordable housing units shall include a mix of unit sizes, and to the extent feasible, should be dispersed throughout the development.
G. Minimum Size.
The city shall approve development programs for affordable housing proposals with a minimum acceptable size of land dedication based upon development feasibility including standard criteria such as parking, open space, building height, etc.
H. In-Lieu Fees.
In-lieu fees shall be established by resolution of the city council. Any such payments shall be deposited into a separate account for independent audit and entitled, “Affordable Housing Fund.” This in-lieu fee shall be levied on builders only when on-site construction and dedication of land requirements are not deemed feasible or in combination with construction and dedication. The preferred action is construction of housing as compared to payment of in-lieu fees. The city shall determine whether the payment of in-lieu fees is appropriate to meet the affordable housing requirements. The city reserves the final authority to determine whether the developer’s project individualized program meets the city’s affordable housing requirements. (Ord. 2012-09 § 3; Ord. 2009-18 § 3; Ord. 2003-01 §12; Ord. 97-03 § 2 (part): prior code § 8-1.5303(C))
17.60.040 Outside storage in residential districts.
No outside storage which constitutes a salvage yard (two hundred (200) square feet or larger in area) is permitted in any R district. Additionally, no salvage yard materials collectively covering an area of one hundred (100) square feet or more may be stored in a front yard of an R-district property unless adequately screened from off-site views, as determined by the community development director. (Ord. 97-03 § 2 (part): prior code § 8-1.5304)
17.60.050 Maximum dwelling unit occupancy.
Planning commission approval of a use permit is required for occupancy of a dwelling unit by more than eight persons eighteen (18) years or older to ensure adequate provision is made for on-site storage of all vehicles used by dwelling occupants and avoidance of circumstances which may affect public health or safety or otherwise create a public nuisance. (Ord. 97-03 § 2 (part): prior code § 8-1.5305)
17.60.060 Residential multifamily development standards.
The following supplemental regulations shall apply to multifamily residential development:
A. Purpose. The intent of these regulations is to prescribe reasonable standards for multifamily residential development in addition to other applicable city ordinances.
B. Development standards.
1. Off-Street Parking. Parking spaces for each dwelling unit shall be provided consistent with the requirements of Chapter 17.72, including provisions for covered or enclosed parking. Visitor parking shall be uniformly distributed throughout the development. All visitor spaces shall be permanently marked as visitor spaces.
2. Private Open Space. Each dwelling unit shall have at least one appurtenant private patio, deck, balcony, atrium or other outdoor private area contiguous to the unit in a single undivided area of not less than one hundred twenty (120) square feet.
3. Shared Open Space. An outdoor common area of at least one hundred (100) square feet per dwelling unit shall be provided for outdoor active and passive group recreation. Such common areas shall not include driveways, parking areas or required front yards.
4. Private Storage Space. Each dwelling unit shall have at least thirty (30) cubic feet of enclosed, weatherproofed and lockable storage space.
5. Boat and Trailer Storage. Boat, trailer and recreational vehicle storage shall be limited as described in Chapter 17.72, unless such vehicles are prohibited by restrictive covenants.
6. Laundry Facilities. Adequate laundry facilities shall be provided by:
a. Constructing a laundry room with the equivalent of one standard washing machine for each five dwelling units and an equivalent in automatic clothes dryers; or
b. Provide properly designed and plumbed areas within each dwelling unit for washing and drying clothes.
7. Lighting and Security. Night and security lighting and security measures shall be provided as necessary to ensure safe and convenient access and use of multifamily residential facilities.
8. Landscaping. All multifamily residential development shall include landscape plans which provide for substantial front-yard landscape screening and, as appropriate, side and rear yard landscaping and as prescribed in Chapters 17.64, 17.68, and 17.76. Landscaping shall be consistent with the design of the development and enhance the visual quality of the streetscape, and assist in achieving design consistency with the character of the neighborhood.
9. Permitted Density. Density limits for multifamily housing shall not exceed the density limitations as established by the general plan land use designation for the property. Density bonuses for affordable or senior housing shall also be as established by the general plan and applicable State Housing Law (see Section 17.60.030).
10. Design. Design review shall be as required by Chapter 17.36.
11. Height Limits and Setbacks. Yard setback and height limits shall be as established by the site’s zoning district and the design review process.
12. Trash Enclosures. Trash enclosures shall be located conveniently for residents and out of vehicular circulation areas. Trash enclosures may not be located within five feet of side or rear property lines or the front yard setback of the site. Trash enclosure shall be of a design which is compatible with the development.
13. Gathering Rooms. Where eight or more units are proposed, and in addition to the above requirements, special consideration shall be given to providing adequate gathering rooms or locations for facility residents, based on a requirement of at least thirty (30) square feet per dwelling unit. (Ord. 97-03 § 2 (part): prior code § 8-1.5306)
17.60.070 Second residential units.
Repealed by Ord. 2015-05. (Ord. 2011-10 § 3: Ord. 97-03 § 2 (part): prior code § 8-1.5307)
17.60.080 Home occupations.
A use which is clearly incidental and secondary to the residential use of the dwelling may be conditionally approved by the zoning administrator, provided that:
A. No more than one home occupation shall be permitted in any dwelling unit.
B. Only the residents of the dwelling may be employed by the home occupation.
C. No more than fifteen (15) percent of the dwelling’s gross floor area, to a maximum of four hundred (400) square feet, may be used in connection with the home occupation.
D. No mechanical or power-driven equipment other than that customarily used in dwellings shall be used in connection with a home occupation.
E. No sign for the home occupation shall be displayed on the house or property.
F. The home occupation may not create vehicular or pedestrian traffic above and beyond that normally generated by residential use of the dwelling unit. For the purposes of determining compliance with this regulation, a home occupation may have no more than an average of four customers and/or deliveries to the residence per day, not to exceed a maximum of six customers and/or deliveries to the residence on any one day.
G. There shall be no visible exterior evidence of the conduct of a home occupation. A home occupation must be conducted wholly within the dwelling unit or an accessory structure.
H. The following uses are not permitted as home occupations:
1. Those which do not meet the provisions above;
2. Those which entail repair, manufacturing, or processing. However, this shall not include such home occupations as handicraft, millinery, and laundering;
3. Those which entail food handling, processing, or packing;
4. Those which entail the harboring, training, or raising of dogs, cats, birds, or other animals;
5. Those which entail automobile and/or body and fender repairing;
6. Barber shops, beauty parlors, music schools, dancing schools, business schools, or schools of any kind with organized classes;
7. Any use which is hazardous to the public health and safety or which may create objectionable noise or odors. (Ord. 97-03 § 2 (part): prior code § 8-1.5308)