Section 9102.01 — Residential Zones — Arcadia Municipal Code

9102.01.010 - Purpose and Intent.¶

The purpose of the residential zones is to:

Provide for a full range of housing types and densities consistent with the General Plan;

Preserve, protect, and enhance the character of Arcadia's residential neighborhoods and the quality of life of City residents;

Ensure adequate light, air, privacy, and open space for each dwelling; and

Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

R-M Residential Mountainous Zone. The R-M zone is intended to provide areas for detached single-family dwelling units on estate-type lots in the hillside and valley areas of the City and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Residential Estates designation.

R-0 Very Low Density Residential Zone. The R-0 zone is intended to provide areas for detached single- family dwelling units on large lots and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Residential Estates, Very Low Density Residential, and Low Density Residential designations.

R-1 Low Density Residential Zone. The R-1 zone is intended to provide areas for detached single-family dwelling units and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Very Low Density Residential and Low Density Residential designations.

R-2 Medium Density Residential Zone. The R-2 zone is intended to provide areas for a variety of dwelling types and accessory uses compatible with the residential use of the zone. Types of dwelling units include attached or detached single-unit and multi-unit homes and duplexes at a density of six to 12 dwelling units per acre. This zone implements is the General Plan Medium Density Residential designation.

R-3 High Density Residential Zone. The R-3 zone is intended to provide areas for a variety of medium- to high-density residential development and accessory uses compatible with the residential use of the zone. Types of dwelling units include single-unit attached, townhomes, condominiums, and apartment structures at a density of 20 to 40 units per acre. This zone implements the General Plan High Density Residential designation.

R-3-R Restricted High Density Residential Zone. The R-3-R zone is intended to provide areas for medium to high-density residential development at a density of 12 to 30 units per acre but restricted to one story in height. Accessory uses compatible with the residential use of the zone are also permitted. This zone implements the General Plan High Density Residential designation.

(Ord. No. 2400, § 4(Exh. A), 2-20-24)

Exceptions & meaning →

9102.01.020 - Land Use Regulations and Allowable Uses.¶

Allowed Uses. Table 2-1 (Allowed Uses and Permit Requirements for Residential Zones) indicates the uses allowed within each residential zone and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The regulations for each zone are established by letter designations as follows:

"P" represents permitted (allowed) uses.

"A" represents accessory uses.

"M" designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permit and Minor Use Permit) of this Development Code.

"C" designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 (Conditional Use Permit and Minor Use Permit) of this Development Code.

"—" designates uses that are not permitted.

Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

Specific Use Regulations. Where the last column in Table 2-1 (Allowed Uses and Permit Requirements for Residential Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

Housing Element Candidate Sites. Pursuant to Government Code Section 65583.2(c), residential uses shall be allowed by-right for housing development in which at least 20% of the units are affordable to lower- income households for sites that:

Are non-vacant and identified in the 5 th Cycle Housing Element planning period; and

Vacant sites included in two or more consecutive Housing Element planning cycle;

Eligible sites can be found in the City's 2021-2029 Housing Element (6 th Cycle). Development shall meet all of the requirements of the respective zone in which such sites are located in unless otherwise permitted by this Division, and shall comply with the provisions of applicable environmental documents for such site, if any.

Multi-Family Uses Permitted By-Right. Multifamily residential uses are permitted by-right in the following zones when 20% or more affordable units are provided per Gov't Code Section 65583.2(i): R-2, R-3, R-3-R, MU, DMU, and RF and DMU overlays.

Table 2-1 Allowed Uses and Permit Requirements for Residential Zones P Permitted A Permitted as an Accessory Use M Minor Use Permit Required C Conditional Use Permit Required — Not Allowed

Land Use	R-M	R-0	R-1	R-2	R-3	R-3-R	Specific Use Regulations
Residential Uses
Boarding House	—	—	—	—	—	—
Dwellings
Single-Family Dwelling	P	P	P	P	P	—	See required minimum density (Section 9102.01.090, Table 2-6 and) Subsection 9102.01.100.A (Exceptions to Minimum Density in R-2 and R-3)
Multifamily Dwelling	—	—	—	P	P	P	See Land Use Regulations and Allowable Uses (Section 9102.01.020)
Two-Family Dwelling	—	—	—	P	P	P
Accessory Dwelling Unit	A	A	A	A	A	A
Short-Term Rental	—	—	—	—	—	—	No person shall post, publish, circulate, broadcast, or maintain any advertisement of a Short-Term Rental in any zone allowing residential uses. See Section 9104.02.300
Home Sharing	—	—	—	—	—	—	No person shall post, publish, circulate, broadcast, or maintain any advertisement for
							Home Sharing in any zone allowing residential uses. See Section 9104.02.300
Manufactured Housing Unit	P	P	P	P	P	—	See required minimum density (Section 9102.01.090, Table 2-6 and) Subsection 9102.01.100.A (Exceptions to Minimum Density in R-2 and R-3)
Agricultural Uses
Urban Agriculture	A	A	A	A	A	A	See Subsection 9104.02.030 (Agricultural Uses —Urban Agriculture, Small Animal and Fowl, and Horses). See Subsection 9104.02.145 (Employee Housing)
Horse Keeping	A	A	A	—	—	—
Small Animal and Fowl Keeping	A	A	A	—	—	—
Education
Schools, Private	C	C	C	C	C	C	May only be permitted as a Conditional Use, accessory to a Place of Religious Assembly.
Medical-Related and Care Uses
Day Care, General	—	C	C	C	C	—	See Subsection 9104.02.080 (Day Care, General)
Day Care, Limited - Small Family	A	A	A	A	A	A	See Subsection 9104.02.100 (Day Care, Limited - Small Family)
Day Care, Limited - Large Family	A	A	A	A	A	A	See Subsection 9104.02.090 (Day Care, Limited - Large Family)
Employee Housing - Six or fewer persons	P	P	P	P	P	P	See Subsection 9104.02.145 (Employee Housing)
Residential Care Facility - Six or fewer persons	P	P	P	P	P	P	See Subsection 9104.02.260 (Residential Care Facilities)
Residential Care Facility - Seven or more persons	P	P	P	P	P	P	See Subsection 9104.02.260 (Residential Care Facilities)
Supportive Housing - Housing Type	P	P	P	P	P	P
Supportive Housing - Residential Care Facility Small Type	P	P	P	P	P	P
Transitional Housing - Housing Type	P	P	P	P	P	P
Transitional Housing - Residential Care Facility Small Type	P	P	P	P	P	P
Other Uses
Antennas and Wireless Communication Facilities - Co-location or Panel	—	—	—	—	P	P	Exception: All facilities are permitted on City- owned properties and public rights-of-way. New standalone facilities are not permitted in Architectural Design (D) overlay zones. See also Subsection 9104.02.050 (Antennas and Wireless Communication Facilities)
Antennas and Wireless Communication Facilities - Standalone Facility	—	—	—	—	—	—
Places of Religious Assembly	—	C	C	C	C	—	Tutoring and Educational Centers may be permitted as an Accessory Use under a Conditional Use Permit
Sports Courts (Private)	P	P	P	P	P	P	Must comply with Subsection 9104.02.330 (Sports Courts in Residential Zones)
Recharging Stations	A	A	A	A	A	A
Utility Structures and Service Facilities	C	C	C	C	C	C

(Ord. No. 2347, § 4(Exh. A), 6-6-17; Ord. No. 2348, § 3, 8-1-17; Ord. No. 2369, § 3, 12-17-19; Ord. No. 2370, § 3, 1-21-20; Ord. No. 2397, § 4(Exh. A), 11-7-23; Ord. No. 2400, § 4(Exh. A), 2-20-24; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.030 - Development Standards in Single-Family Residential Zones (R-M, R-0, R-1).¶

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-1 (Allowed Uses and Permit Requirements for Residential Zones), 2-2 (Development Standards for Single-family Residential Zones), and 2-3 (Additional Development Standards for Homeowners Association Areas), and the development standards in Division 3 (Regulations Applicable to All Zones-Site Planning and General Development Standards). Additional regulations are denoted in the right hand column of Table 2-2 and Table 2-3. Exceptions and additional regulations are included in Subsection 9102.01.040 (Additional Residential Development Standards in Single-Family Residential Zones). Standards for accessory structures and accessory dwelling units are outlined in Subsection 9102.01.060 (Accessory Structures in Single-family Residential Zones) and Subsection 9102.01.080 (Accessory Dwelling Units). Development standards for garages and other parking areas are located in Section 9103.07 (Off-Street Parking and Loading). Development standards for fences, walls, and gates are outlined in Section 9103.05 (Fences, Walls, and Gates). Development standards for landscaping requirements are located in Section 9103.09.040.B (Landscape Requirements for Residential Zones).

Table 2-2 General Development Standards for Single-family Residential Zones (R-M, R-0, R-1)
Development Feature	R-M	R-0	R-1	Additional Requirements
Lot Standards
Minimum Lot Area (sq ft)	15,000	R-0-30,000: 30,000 R-0-22,000: 22,000 R-0-15,000: 15,000 R-0-12,500: 12,500	R-1-15,000: 15,000 R-1-10,000: 10,000 R-1-7,500: 7,500
Minimum Lot Width
At Front Property Line	100 ft; 44 ft for cul-de-sac lots	100 ft; 57 ft for cul-de-sac lots	75 ft; 44 ft for cul-de-sac lots
At Front Setback Line	75 ft	100 ft 85 ft on reverse	75 ft
		corner lot
Minimum Lot Depth	100 ft	100 ft	100 ft
Structure Form and Location Standards
Maximum Floor Area
Areas North of Huntington Drive (Outside of Homeowners Associations Identified by City Council Resolution)				For measurement standards and general exceptions, see also Subsection 9103.01.030 (Measuring Floor Area and Floor Area Ratio).
Lot Size: Up to 7,500 sf	45% of lot area
7,501 - 10,000	3,375 sq ft plus 40% of lot area over 7,500 sq ft
10,001 - 15,000	4,375 sq ft plus 35% of lot area over 10,000 sq ft
15,001 - 20,000	6,125 sq ft plus 25% of lot area over 15,000 sq ft
20,001 - 30,000	7,375 sq ft plus 20% of lot area over 20,000 sq ft
30,001 +	9,375 sq ft plus 15% of lot area over 30,000 sq ft
Areas South of Huntington Drive (Outside of Homeowners Associations Identified by City Council Resolution)
Lot Size: Up to 10,000 sf	45% of lot area
10,001 - 15,000	4,500 sq ft plus 40% of lot area over 10,000 sq ft
15,001 - 20,000	6,500 sq ft plus 30% of lot area over 15,000 sq ft
20,001 - 40,000	8,000 sq ft plus 25% of lot area over 20,000 sq ft
40,001 +	13,000 sq ft plus 32% of lot area over 40,000 sq ft
Incentive for One- Story Houses	3% of lot area in additional floor area
Maximum Density	1 unit per lot	1 unit per lot	1 unit per lot	Except as allowed by Subsection 9102.01.080 (Accessory Dwelling Units)
Minimum Setbacks
Front	25 ft	35 ft	25 ft	See Subsection 9102.01.040 (Additional Residential Development Standards), Subsection 9103.01.060 (Setback Measurements and Exceptions), and Subsection 9102.01.050 (Permitted Projections in Single-family Residential Zones)
Side - first or single story
Interior	10 ft or 10% of lot width, whichever is greater, but not to exceed 15 ft as a required setback	10 ft or 10% of the lot width, whichever is greater	5 ft or 10% of the lot width, whichever is greater	See Subsection: 9102.01.040 (Additional Residential Development Standards in Single-family Residential Zones).
Corner (street side)	20 ft	20 ft	20 ft
Reverse Corner (street side)	20 ft	25 ft	25 ft
Side - second story
Interior	15 ft or 20% of the lot width, whichever	15 ft or 20% of the lot width, whichever	10 ft or 20% of the lot width, whichever
	is greater	is greater	is greater
Corner (street side)	20 ft	20 ft	20 ft
Reverse Corner (street side)	20 ft	25 ft	25 ft
Rear - first or single story	25 ft	35 ft	25 ft	Additional rear setback of one foot required on each story for every 10 feet above 150 feet of lot depth.See Subsection 9102.01.040 (Additional Residential Development Standards in Single-family Residential Zones).
Rear - second story	35 ft	35 ft	35 ft
Maximum Lot Coverage
1-story dwellings	45%	45%	45%
2-story dwellings	35%	35%	35%
Maximum Height	25 ft for lots less than 71-foot lot width; an additional 1 ft in height for every additional 1 ft in lot width up to 75 ft lot (30 ft height). 80-85 ft lot width: 31 ft 85'-1"-90 ft lot width: 32 ft 90'-1"-95 ft lot width: 33 ft 95'-1"-100 ft lot width: 34 ft 100'-1"+ ft lot width: 35 ft	25 ft for lots with less than 75-foot lot width 30 ft for lots with 75- foot width or greater	Citywide: 25 ft for lots with less than 75-foot lot width; 30 ft for lots with 75- foot width or greater	See Subsection 9103.01.030 (Measuring Floor Area and Floor Area Ratio)
Maximum Number of Stories	2 stories	2 stories	2 stories	Exposed basements shall be considered a story.
Maximum Street- Facing Porch Height	14 ft	14 ft	14 ft	See Subsection 9102.01.040.I (Porch Height).
Encroachment Plane
Front Property Line	40 degrees	30 degrees	30 degrees	No portion of any structure shall encroach through a plane projected from the identified angle as measured at the ground level along the front property line. That point shall be located at the intersection of a horizontal projection of the adjacent grade elevation and its intersection with the property line. See Figure 2-1 (Encroachment Plane).
Interior Rear and/or Interior Side	N/A	N/A	N/A
Corner Street Side Property Line	N/A	40 degrees	40 degrees

Table 2-3-1(1) Additional Development Standards for Homeowners Association Areas Single-family Residential Zones (R-M, R-0, R-1)

Maximum Floor Area in Specific Homeowners Association Areas For measurement standards and general exceptions, see also Subsection 9103.01.030 (Measuring Floor Area and Floor Area Ratio).

HOA and Lot Size	Floor Area Ratio
Santa Anita Village and Highland Oaks HOAs
Less than 10,000 sf	35% of lot area
10,001 - 15,000	3,500 sq ft plus 25% of lot area over 10,000 sq ft
15,001 - 20,000	4,750 sq ft plus 10% of lot area over 15,000 sq ft
20,001 - 30,000	5,250 sq ft plus 10% of lot area over 20,000 sq ft
30,001 +	6,250 sq ftp lust 10% of lot area over 30,000 sq ft
Lower Rancho and Santa Anita Oaks HOAs
Less than 10,000 sf	37% of lot area
10,001 - 15,000	3,700 sq ft plus 37% of lot area over 10,000 sq ft
15,001 - 20,000	5,550 sq ft plus 20% of lot area over 15,000 sq ft
20,001 - 30,000	6,550 sq ft plus 20% of lot area over 20,000 sq ft
30,001 +	8,550 sq ft plus 15% of lot area over 30,000 sq ft
Upper Rancho HOA
Less than 10,000 sf	45% of lot area
10,001 - 15,000	4,500 sq ft plus 40% of lot area over 10,000 sq ft
15,001 - 20,000	6,500 sq ft plus 30% of lot area over 15,000 sq ft
20,001 - 40,000	8,000 sq ft plus 25% of lot area over 20,000 sq ft
40,001+	13,000 sq ftp lust 32% of lot area over 40,000 sq ft
Incentive for One-Story Homes in all HOA Areas
3% of the lot area in additional floor area

Table 2-3-2(1) Additional Development Standards for Homeowners Association Areas Single-family Residential Zones (R-M, R-0, R-1)
Development Feature	Santa Anita Village (R-1)	Highlands (R-M and R-1)	Lower Rancho (R-0)	Santa Anita Oaks (R-0)	Upper Rancho (R-0)	Additional Requirements
Minimum Setbacks
Front	25 ft	25 ft	35 ft	65 ft Exceptions: Tract 13544 shall be a minimum of 60 ft Tracts 13345 and 11013 shall be a minimum of 55 ft and Tract 14656 shall be a minimum of 50 ft	50 ft	See Subsection 9102.01.040 (Additional Residential Development Standards), Subsection 9103.01.060 (Setback Measurements and Exceptions), and Subsection 9102.01.050 (Permitted Projections in
						Single-family Residential Zones)
Side - first or single story
Interior	5 ft or 10% of the lot width, whichever is greater	R-M: 10 ft or 10% of lot width, whichever is greater, but not to exceed 15 ft as a required setback R-1: 6 ft or 10% of the lot width, whichever is greater	10 ft or 10% of the lot width, whichever is greater	10 ft or 10% of the lot width, whichever is greater	15 ft	See Subsection: 9102.01.040 (Additional Residential Development Standards in Single-family Residential Zones).
Corner (street side)	20 ft	20 ft	20 ft	20 ft	20 ft	See Subsection: 9102.01.040 (Additional Residential Development Standards in Single-family Residential Zones).
Reverse Corner (street side)	25 ft	R-M: 20 ft R-1: 25 ft	25 ft	25 ft	25 ft
Side - second story
Interior	10 ft or 20% of the lot width, whichever is greater	R-M: 15 ft or 20% of the lot width, whichever is greater R-1: 10 ft or 20% of the lot width, whichever is greater	15 ft or 20% of the lot width, whichever is greater	15 ft or 20% of the lot width, whichever is greater	15 ft or 20% of the lot width, whichever is greater	See Subsection: 9102.01.040 (Additional Residential Development Standards in Single-family Residential Zones).
Corner (street side)	20 ft	20 ft	20 ft	20 ft	20 ft
Reverse Corner (street side)	25 ft	R-m: 20 ft R-1: 25 ft	35 ft	35 ft	35 ft
Rear
First or single story	25 ft	25 ft	35 ft	35 ft	40 ft	Additional rear setback of one foot required on each story for every 10 feet above 150 feet of lot depth. See Subsection 3102.01.040 (Additional Residential Development Standards in Single-family
Second story	35 ft	35 ft	35 ft	35 ft	35 ft
						Residential Zones).
Zones). Maximum Lot Coverage
1-story dwellings	45%	45%	45%	45%	45%
2-story dwellings	35%	35%	35%	35%	35%
Maximum Number of Stories	2 stories	2 stories	2 stories	2 stories	2 stories	Exposed basements shall be considered a story.
Maximum Street- Facing Porch Height	14 ft	14 ft	14 ft	14 ft	14 ft	See Subsection 9102.01.040.I (Porch Height).
Encroachment Plane
Front Property Line	30 degrees	R-M: 40 degrees R-1: 30 degrees	30 degrees	30 degrees	30 degrees	No portion of any structure shall encroach through a plane projected from the identified angle as measured at the ground level along the front property line. That point shall be located at the intersection of a horizontal projection of the adjacent grade elevation and its intersection with the property line. See Figure 2-1 (Encroachment Plane).
Interior Rear and/or Interior Side	N/A	N/A	N/A	N/A	N/A
Corner Street Side Property Line	40 degrees	40 degrees	40 degrees	40 degrees	40 degrees
Maximum Height (2)	25 ft	R-M: 25 ft for lots less than 71-foot lot width; an additional 1 ft in height for every additional 1 ft in lot width up to 75 ft lot (30 ft height). 80-85 ft lot width: 31 ft 85'-1"-90 ft lot width: 32 ft 90'-1"-95 ft lot width: 33 ft 95'-1"-100 ft lot width: 34 ft 100'-1"+ ft lot width: 35 ft	25 ft for lots with less than 75- foot lot width 30 ft for lots with 75-foot width or greater	25 ft for lots with less than 75- foot lot width 30 ft for lots with 75-foot width or greater	25 ft for lots with less than 75- foot lot width 30 ft for lots with 75-foot width or greater

R-1 Less than 75 ft lot width: 25 ft 75'-94 ft lot width: 27 ft 94'-1"-114 ft lot width: 29 ft 114;-1" ft lot or larger width: 30 ft

Notes:

(1) In cases where the underlying zoning's Development Standard is greater than the requirements stated in Table 2-3, Additional Development Standards for Homeowners Association Areas Single-family Residential Zones (R-M, R-0, R-1), the underlying zoning shall be used unless an exception is specifically identified.

(2) See Subsection 9103.01.030 (Measuring Floor Area and Floor Area Ratio)

(3) See Subsection 9102.01.040(J) for additional regulations regarding garages and carports.

Figure 2-1 Encroachment Plan - R-0 and R-1 Zones

(Ord. No. 2347, § 4(Exh. B), 6-6-17; Ord. No. 2363, § 4(Exh. A), 11-5-19; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.040 - Additional Residential Development Standards in Single-Family Residential Zones.¶

Front Setbacks - Additional Standards in R-M, R-0, and R-1 Zones.

Front Setback Exceptions.

Front Setback Exception: R-M Zone. The front setback shall be the average of the two nearest developed lots that front on the same street, unless a greater setback is specified in Subsection 9102.01.030, Table 2- 3 (Additional Development Standards for Homeowners Association Areas) or Subsection 9103.01.060 (Setback Measurements and Exceptions).

Front Setback Exception: R-0 Zone. The front setback shall be the greater of (a) 35 feet; and (b) the average of the two nearest developed lots, unless a greater setback is specified in Subsection 9102.01.030, Table 2-3 (Additional Development Standards for Homeowners Association Areas) or Subsection 9103.01.060 (Setback Measurements and Exceptions).

Front Setback Exception: R-1 Zone. The front setback shall be the greater of (a) 25 feet; and (b) the average of the two nearest developed lots, unless a greater setback is specified in Subsection 9102.01.030, Table 2-3 (Additional Development Standards for Homeowners Association Areas) or Subsection 9103.01.060 (Setback Measurements and Exceptions).

No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front or street side setbacks, or within any landscaped area not designated as a driveway or parking space.

Exceptions to Rear Setbacks on Corner and Reverse Corner Lots in R-0 and R-1 Zones - Attached Single- Story Garage. On corner and reverse corner lots in the R-0 and R-1 zones, an attached garage portion of a main dwelling that does not exceed one story and 16 feet in height may be located within 15 feet of the rear property line.

Height Exception for Chimneys and Roof-Mounted Vents. Chimneys and roof-mounted vents shall be allowed to exceed height limits to the minimum extent required by Article VIII (Building Regulations).

Temporary/Portable Structures. One temporary or portable structure, with the exception of tents and canopies, not exceeding 120 square feet in area and eight feet six inches in height is permitted. The structure shall comply with all setback requirements and, if applicable, be approved by the City's established Homeowners' Association.

Roof Decks. Roof decks are not permitted in the R-M, R-0, and R-1 zones.

Basements.

Extent. Basements shall not extend beyond the external walls of the first story of the structure above the basement.

Minimum Setback. On any lot, the minimum setback to the basement wall is 10 feet from any property line.

Light Wells. Light wells for basements and exterior stairways to basements are permitted to the extent necessary to comply with Building and Fire Codes. Light wells for basements and exterior stairways shall be set back a minimum of five feet from any property lines.

Porch Height.

There shall be no vertical or architectural elements located above the building primary entrance entry that emphasizes the scale and massing of the structure.

For projecting porches, the maximum allowable height as required in Table 2-2 shall be measured to the uppermost point of the projecting feature, including roof ridges, railings, cornices, and other decorative features. For recessed porches, the height shall be measured to the uppermost point of the opening.

Hillside Development Standards. Hillside development standards outlined in this Subsection shall apply to development of all new structures, additions to existing structures, and other property improvements in the R-M zone and any lot with an average slope of 20 percent or greater. For the purposes of this Subsection, swimming pools, spas, and fish ponds constructed on a lot shall all be considered structures.

Minimum Distance between Structures and Slopes. In addition to the setback requirements that apply to the underlying zone, the minimum distance between a structure and the top or toe of slope where the slope is between the structure and front, side, and/or rear property line(s) shall be 5 feet. See Figure 2-2 (Minimum Distance Between Structures and Slopes).

Figure 2-2 Minimum Distance Between Structures and Slopes

Ridgeline Protection.

Structures shall be located so that a vertical separation of at least 30 feet is provided between the top of the structure and the top of the ridge or knoll to maintain the natural appearance of the ridge. Grading should also be avoided within 30 vertical feet of the top of a ridge or knoll. Placement of structures should also take advantage of existing vegetation for screening, and should include the installation of additional native plant materials to augment existing vegetation, where appropriate.

Structures shall not be placed so that they appear silhouetted against the sky when viewed from a public street, except where the Review Authority determines that the only feasible building site cannot comply with this standard. See Figure 2-3 (Ridgeline Protection - Residential Hilltop Line of Sight).

Figure 2-3 Ridgeline Protection - Residential Hilltop Line of Sight

Landscaping Requirements. All cut or fill slopes exceeding six feet six inches in vertical height between two or more contiguous lots shall be planted with adequate plant material to protect the slope against erosion. Said planting shall cover the bank within two years from the time of planting. The permittee, owner or developer shall water the planted slopes at sufficient time intervals to promote growth.

Maintenance and Grading Permit Required. The owner of any property, or any other person or agent in control of such property, on which is located any retaining walls, cribbing, drainage structures, planted slopes and other protective devices, required pursuant to a permit granted under this Division or required pursuant to the issuance of a grading permit, shall maintain said retaining walls, cribbing, drainage structures, planted slopes and other protective devices in good condition and repair at all times.

Garages and Carports in Homeowners Association Areas. Carports shall not be permitted in the Homeowners Association Areas. The following regulations shall apply to garages in Homeowners Association Areas:

Santa Anita Village: Garages shall not dominate the front elevation and shall be setback from the front façade or located in the backyard.

Lower Rancho: Garages shall not dominate the front elevation and shall be setback from the front façade or located in the backyard.

Santa Anita Oaks: No garage shall be closer to the front property line than the main dwelling. Front facing garages are strongly discouraged. A detached garage shall not be located less than 150 feet from the front property line.

Exceptions: Tract 11013 which shall be a minimum of 140 ft. Tracts 13345, 14656, and 13544 shall be a minimum of 125 ft.

Upper Rancho: No garage door shall be allowed to face the public right-of-way within the front 150 ft of the property. No garage door shall be closer to the street than the dwelling. Corner lots shall be evaluated on a case-by-case basis.

Exception: Lots 1 through 20 of Tract No. 13184

(Ord. No. 2347, § 4(Exh. B), 6-6-17; Ord. No. 2363, § 4(Exh. A), 11-5-19)

Exceptions & meaning →

9102.01.050 - Permitted Projections in Single-Family Residential Zones.¶

Permitted Architectural Projections in Single-Family Residential Zones. In R-M, R-0, and R-1 zones, architectural and similar features may extend into required setback areas as identified in Table 2-4 (Permitted Projections and Encroachment into Required Setback in Single-Family Zones).

Table 2-4 Maximum Permitted Encroachment Distance Into Required Setback Area Permitted Projections and Encroachment into Required Setback R-M, R-0, and R-1 Zones in Single-Family Zones

Architectural Feature Front(1) Side(2) Rear(3)

1stStory 2ndStory

Awnings 18 inches — — 18 inches

Balconies — — — —

Bay windows, garden windows (4) 18 inches 18 inches 18 inches 18 inches

Chimneys 18 inches 18 inches 18 inches 18 inches

Cornices, belt courses, buttresses, 12 inches — — — pilasters, pillars, sills

Eaves (5) 30 inches 30 inches 30 inches 30 inches

Fire escapes, elevator shafts and — — — — open stairways

Trellis structures and patio covers — — — —

Notes:

(1)

Front Setback Exception (R-M Zone only) - Architectural features shall not project into the front setback in the R-M zone.

(2)

Side Setback Exception (R-M Zone only) - A portion of a gable roof and walls thereunder which do not exceed a maximum height of 20 feet and which enclose a portion of the first story living area and/or interior stairwells which have no window(s) facing the side yard, may encroach into the required setback but in no event shall such encroachment be less than the required first story setback except as may be approved pursuant to an Administrative Modification (Section 9107.05).

(3)

Rear Setback Exception (R-M Zone only) - Architectural features shall not project into the rear setback in the R-M zone.

(4)

In all zones, bay windows, garden windows, and other similar architectural projections shall have a vertical distance of 30 inches or greater between the lowest surface of the projection and the finished floor.

(5)

Eaves Exception (R-M Zone only) - Eaves may extend or project a maximum of two feet beyond the required setback on both the first and second stories.

Mechanical Equipment Projections in Single-Family Residential Zones. Mechanical equipment shall comply with the required setbacks set forth for the structure the mechanical equipment will serve. Exceptions: (1) Tankless water heaters and solar batteries may encroach into the required side and rear setbacks by 30 inches. (2) Mechanical equipment serving swimming pools, spas, and water features shall not be set back less than three feet from the rear property line.

(Ord. No. 2347, § 4(Exh. B), 6-6-17; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.060 - Accessory Structures in Single-Family Residential Zones.¶

Accessory structures, as defined in Division 9 (Definitions) of this Development Code, but excluding required garages, are allowed in residential zones and are subject to the development standards set forth in Table 2-5 (Development Standards for Accessory Structures in the R-M, R-0, and R-1 Zones). Accessory dwelling unit regulations are set forth in Subsection 9102.01.080 (Accessory Dwelling Units). Any allowable accessory structure that does not require a building permit shall meet the requirements of this Development Code for use, placement on the lot, height, and size. The construction and/or relocation of an accessory structure shall require review and approval per the Site Plan and Design Review, as set forth in Section 9107.19 (Site Plan and Design Review).

Restrictions on Number and Use.

Primary Building Required. An accessory structure(s) is allowed onsite only when there is a primary dwelling on site.

Number Allowed. A maximum of two detached accessory structures are allowed on any one lot. This maximum number is reduced by the number of legal accessory dwelling units on the lot.

Kitchen. No kitchen is allowed within the accessory structure.

Bathroom. The accessory structure may contain a sink, a toilet and/or a shower.

Rooms. No more than one room is allowed within the accessory structure, aside from a bathroom containing a sink, toilet and/or a shower.

Covenant Required. A covenant approved as to form by the City shall be recorded prior to the issuance of any building permit for any accessory structure stating that the accessory structure will not be used for overnight stay, rented, or used as a dwelling unit.

Development Standards.

General Standards. Accessory structures shall comply with the development standards set forth in Table 2- 5 (Development Standards for Accessory Structures in the R-M, R-0, and R-1 Zones).

Consistent Exterior Appearance. All accessory structures on a permanent foundation shall be consistent in exterior appearance with the primary structure through the use of similar/matching exterior paint colors, material types, and architectural styles.

Table 2-5 Development Standards for Accessory Structures in the R-M, R-0, and R-1 Zones(1)
Development Feature	R-M	R-0	R-1	Additional Requirements
Maximum Floor Area	50% of the ground floor area of the main building	50% of the ground floor area of the main building	50% of the ground floor area of the main building	Shall be counted toward total allowable floor area for the zone, pursuant to Subsections 9102.01.030 (Development Standards in Single-Family Residential Zones) and 9102.01.040 (Additional Residential Development Standards in Single-Family Residential Zones).
Minimum Setbacks
Front (public or private street)	Same as dwelling requirement	Same as dwelling requirement	Same as dwelling requirement	For exceptions refer to Subsection 9102.01.040.B (Front Setbacks-Additional Standards in R-M and R-0 Zones).
Side	10 ft	Same as dwelling requirement	Same as dwelling requirement
Reverse Corner (street side)	20 ft	Same as dwelling requirement	Same as dwelling requirement	For exceptions refer to Subsection 9102.01.040.C (Exceptions to Rear Setbacks on Corner and Reverse Corner Lots in R-0 and R-1 Zones-Attached Single-Story Garage)
Rear	10 ft	10 ft	10 ft
Maximum Number of Stories	One story	One story	One story
Minimum Distance Between Structures	6 ft	6 ft	6 ft
Maximum Height	16 ft and cannot exceed the maximum height of dwelling	16 ft and cannot exceed the maximum height of dwelling	16 feet and cannot exceed the maximum height of dwelling	See Subsection 9103.01.050 (Height Measurements and Exceptions) and 9102.01.040.E (Height Exception for Chimneys and Roof-Mounted Vents).
Minimum Encroachment Plane
Front Property Line	40 degrees	30 degrees	30 degrees
Interior Rear and/or Interior Side	N/A	N/A	N/A
Street Side (Reverse Corner) Property Lines	N/A	40 degrees	40 degrees
Notes: (1) Accessory dwelling units are subject to the development standards in Subsection 9102.01.080.

(Ord. No. 2347, § 4(Exhs. A, B), 6-6-17; Ord. No. 2369, § 3, 12-17-19; Ord. No. 2370, § 3, 1-21-20; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.070 - Swimming Pools, Spas, Water Features, and Ornamental Features.¶

Purpose and Applicability. The provisions of this Subsection supplement those pertaining to swimming pool enclosures set forth in Article VIII (Building Regulations), Chapter 5 (Swimming Pool Enclosures and Safety Devices) of the Municipal Code.

Pools and Spas Setbacks in the R-M, R-0, and R-1 Zones. Private swimming pools and spas may not be constructed and maintained in any required front yard, nor within five feet of any side or rear lot line, nor within 10 feet of the property line on the street side of a corner lot. Pools in the street side yard shall be fully screened from the public right-of-way. The open portions of such pools or spas shall be deemed as open and unobstructed areas for the purposes of computing landscaping area requirements.

Water Features. The following limitations shall apply for the installation of any water feature (including fountains and ponds, but not including swimming pools and spas) and its mechanical equipment:

Maximum Height. The maximum height of a water feature shall not exceed four feet six inches, as measured from the adjacent existing grade.

Minimum Front Setback. All water features and related mechanical equipment shall be at least 15 feet from the front property line.

Minimum Side and Rear Setbacks. All water features that require external mechanical equipment shall comply with applicable side and rear setback requirements of the accessory structure.

Maximum Depth. The maximum water depth of a water feature shall not exceed 18 inches measured from the highest possible water level, or as required by California Building Code Chapter 31 (Special construction), Section 3119.B.5 (Pools), as it may be amended from time to time.

Ornamental Features. The following limitations shall apply for the installation of any ornamental feature (including statues and other ornamental art, but not including pools, spas, fountains, or ponds):

Maximum Height. The maximum height of an ornamental feature shall not exceed four feet six inches, as measured from the adjacent existing grade.

Minimum Front Setback. All ornamental features shall be at least 15 feet from the front property line.

Maximum Number. The maximum number of ornamental features located within the front yard shall not exceed two.

(Ord. No. 2347, § 4(Exh. B), 6-6-17)

Exceptions & meaning →

9102.01.080 - Accessory Dwelling Units.¶

Purpose. The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the California Government Code.

Effect of Conforming. An ADU or JADU that conforms to the standards in this section will not be:

Deemed to be inconsistent with the City's General Plan and zoning designation for the lot on which the ADU or JADU is located.

Deemed to exceed the allowable density for the lot on which the ADU or JADU is located.

Considered in the application of any local ordinance, policy, or program to limit residential growth.

Required to correct a nonconforming zoning condition, as defined below under Definitions. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code Section 17980.12.

Definitions. As used in this section, terms are defined as follows:

"Accessory dwelling unit" or "ADU" means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An accessory dwelling unit also includes the following:

An efficiency unit, as defined by Section 17958.1 of the California Health and Safety Code; and

A manufactured home, as defined by Section 18007 of the California Health and Safety Code.

"Accessory structure" means a structure that is accessory and incidental to a dwelling located on the same lot.

"Complete independent living facilities" means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.

"Efficiency kitchen" means a kitchen that includes all of the following:

A cooking facility with appliances.

A food preparation counter and storage cabinets that are of a reasonable size in relation to the size of the JADU.

"Junior accessory dwelling unit" or "JADU" means a residential unit that satisfies all of the following:

It is no more than 500 square feet in size.

It is contained entirely within an existing or proposed single-family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure.

It includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure.

If the unit does not include its own separate bathroom, then it contains an interior entrance to the main living area of the existing or proposed single-family structure in addition to an exterior entrance that is separate from the main entrance to the primary dwelling.

It includes an efficiency kitchen, as defined above.

"Livable space" means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.

"Living area" means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

"Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.

"Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.

"Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

"Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

"Tandem parking" means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

Approvals. The following approvals apply to ADUs and JADUs under this section:

Building-permit Only. If an ADU or JADU complies with each of the general requirements in subsection (E) below, it is allowed with only a building permit in the following scenarios:

Converted on Single-family Lot: One ADU as described in this subsection and one JADU on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU:

Is either: within the space of a proposed single-family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress; and

Has exterior access that is independent of that for the single-family dwelling; and

Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes.

The JADU complies with the requirements of Government Code sections 66333 through 66339.

Limited Detached on Single-family Lot: One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot), if the detached ADU satisfies each of the following limitations:

The side and rear yard setbacks are at least four (4) feet.

The total floor area is 800 square feet or smaller.

The height does not exceed the applicable height limit in subsection below under "Height."

Converted on Multifamily Lot: One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, if each converted ADU complies with state building standards for dwellings. At least one converted ADU is allowed within an existing multifamily dwelling, up to a quantity equal to 25 percent of the existing multifamily dwelling units.

Limited Detached on Multifamily Lot: No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot with an existing multifamily dwelling, if each detached ADU satisfies all of the following:

The side and rear yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the city will not require any modification to the multifamily dwelling as a condition of approving the ADU.

The height does not exceed the applicable height limit provided in subsection below under "Height."

If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot.

ADU Permit.

Except as allowed under subsection (D)(1) above, no ADU may be created without a building permit and an ADU permit in compliance with the standards set forth in subsections (E) and (F) below.

The city may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the city's ADU ordinance. The ADU-permit processing fee is determined by the director of community development and approved by the city council by resolution.

Process and Timing.

An ADU permit is considered and approved ministerially, without discretionary review or a hearing.

The city must approve or deny an application to create an ADU or JADU within 60 days from the date that the city receives a completed application. If the city has not approved or denied the completed application within 60 days, the application is deemed approved unless either:

The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay, or

When an application to create an ADU or JADU is submitted with a permit application to create a new single-family or multifamily dwelling on the lot, the city may delay acting on the permit application for the

ADU or JADU until the city acts on the permit application to create the new single-family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.

If the city denies an application to create an ADU or JADU, the city must provide the applicant with comments that include, among other things, a list of all the defective or deficient items and a description of how the application may be remedied by the applicant. Notice of the denial and corresponding comments must be provided to the applicant within the 60-day time period.

A demolition permit for a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.

General ADU and JADU Requirements. The following requirements apply to all ADUs and JADUs that are approved under subsections (D)(1) or (D)(2) above:

Zoning.

An ADU subject only to a building permit under subsection (D)(1) above may be created on a lot in a residential or mixed-use zone.

An ADU subject to an ADU permit under subsection (D)(2) above may be created on a lot that is zoned to allow single-family dwelling residential use or multifamily dwelling residential use.

In accordance with Government Code section 66333(a), a JADU may only be created on a lot zoned for single-family residences.

Height.

Except as otherwise provided by subsections (E)(2)(B) and (E)(2)(C) below, a detached ADU created on a lot with an existing or proposed single family or multifamily dwelling unit may not exceed 16 feet in height.

A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one-half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.

A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.

An ADU that is attached to the primary dwelling may not exceed 25 feet in height or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower. Notwithstanding the foregoing, ADUs subject to this subsection (E)(2)(D) may not exceed two stories.

For purposes of this subsection (E)(2), height is measured from existing legal grade or the level of the lowest floor, whichever is lower, to the peak of the structure.

Fire Sprinklers.

Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.

The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.

Rental Term. No ADU or JADU may be rented for a term that is shorter than 28 days. This prohibition applies regardless of when the ADU or JADU was created.

No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise provided in Government Code section 66341, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).

Reserved.

Owner Occupancy.

ADUs created under this section on or after January 1, 2020 are not subject to an owner-occupancy requirement.

As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence. However, the owner-occupancy requirement in this subsection (E)(7)(B) does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization.

Deed Restriction. Prior to issuance of a certificate of occupancy for a JADU, a deed restriction must be recorded against the title of the property in the County Recorder's office and a copy filed with the Director. The deed restriction must run with the land and bind all future owners. The form of the deed restriction will be provided by the city and must provide that:

The JADU may not be sold separately from the primary dwelling.

The JADU is restricted to the approved size and to other attributes allowed by this section.

The deed restriction runs with the land and may be enforced against future property owners.

The deed restriction may be removed if the owner eliminates the JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the Director, providing evidence that the JADU has in fact been eliminated. The Director may then determine whether the evidence supports the claim that the JADU has been eliminated. Appeal may be taken from the Director's determination consistent with other provisions of this Code. If the JADU is not entirely physically removed but is only eliminated by virtue of having a necessary component of a JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this Code.

The deed restriction is enforceable by the Director, or designee for the benefit of the city. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the city is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the JADU in violation of the recorded restrictions or abatement of the illegal unit.

Building & Safety.

Must comply with Building Code. Subject to subsection below, all ADUs and JADUs must comply with all local building code requirements.

No change of occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code, unless the Building Official or Code Enforcement Division makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection prevents the city from changing the occupancy code of a space that was uninhabitable or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section.

Specific ADU Requirements. The following requirements apply only to ADUs that require an ADU permit under subsection (d)(2) above.

Maximum Size.

The maximum size of a detached or attached ADU subject to this subsection (F) is 850 square feet for a studio or one-bedroom unit and 1,000 square feet for a unit with two or more bedrooms.

An attached ADU that is created on a lot with an existing primary dwelling is further limited to 50 percent of the floor area of the existing primary dwelling.

Application of other development standards in this subsection (F), such as FAR or lot coverage, might further limit the size of the ADU, but no application of the percent-based size limit in subsection (F)(1)(B) above or of an FAR, front setback, lot coverage limit, or open-space requirement may require the ADU to be less than 800 square feet.

Floor Area Ratio (FAR). No ADU subject to this subsection (F) may cause the total FAR of the lot to exceed 45 percent, subject to subsection (F)(1)(C) above.

Setbacks.

ADUs that are subject to this subsection (F) must conform to four (4) foot side and rear setbacks. ADUs that are subject to this subsection (F) must conform to 25-foot front setbacks, subject to subsection (F)(1)(C) above.

No setback is required for an ADU that is subject to this subsection (F) if the ADU is constructed in the same location and to the same dimensions as an existing structure.

Lot Coverage. No ADU subject to this subsection (F) may cause the total lot coverage of the lot to exceed 45 percent if the primary dwelling is one-story or 35-percent if the primary dwelling is two-story, subject to subsection (F)(1)(C) above.

Minimum Open Space. No ADU subject to this subsection (F) may cause the total percentage of open space of the lot to fall below 50 percent, subject to subsection (F)(1)(C) above.

Passageway. No passageway, as defined by subsection (C)(9) above, is required for an ADU.

Parking.

Generally. One off-street parking space is required for each ADU. The parking space may be provided in setback areas or as tandem parking, as defined by subsection (C)(12) above.

Exceptions. No parking under subsection (F)(7)(A) is required in the following situations:

The ADU is located within one-half mile walking distance of public transit, as defined in subsection (C)(11) above.

The ADU is located within an architecturally and historically significant historic district.

The ADU is part of the proposed or existing primary residence or an accessory structure under subsection (D)(1)(A) above.

When on-street parking permits are required but not offered to the occupant of the ADU.

When there is an established car share vehicle stop located within one block of the ADU.

When the permit application to create an ADU is submitted with an application to create a new single- family or new multifamily dwelling on the same lot, provided that the ADU or the lot satisfies any other criteria listed in subsections (F)(7)(B)(1) through (5) above.

No Replacement. When a garage, carport, covered parking structure, or uncovered parking space is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.

Architectural Requirements.

The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code.

The ADU must have an independent exterior entrance, apart from that of the primary dwelling. An attached ADU entrance must not be visible from the public right-of-way.

The ADU may have an attached porch or covered entry way not exceeding 60 square feet in area and with a maximum depth of six (6) feet.

All windows that are located nine (9) feet in height above the finished floor must be clerestory windows (no dormers) and must be frosted or obscure glass.

The ADU and primary dwelling must use the same driveway to access the street, unless otherwise required for fire-apparatus access, as determined by the City's Fire Department.

The ADU must have clear addresses visible from the street. Addresses must be at least 4 inches high and shall be shown on the curb next to the primary address number.

No mezzanine or partial floor, including a loft, is allowed in an ADU.

Historical Protections. An ADU on a property that is listed in the California Register of Historic Resources must be located so as to not be visible from any public right-of-way.

Allowed Stories. No ADU subject to this subsection (F) may have more than one story, except that an ADU that is attached to the primary dwelling may have the stories allowed under subparagraph (E)(2)(D) of this section.

Fees. The following requirements apply to all ADUs that are approved under subsections (D)(1) or (D)(2) above.

Impact Fees.

No impact fee is required for an ADU that is less than 750 square feet in size. For purposes of this subsection (G)(1), "impact fee" means a "fee" under the Mitigation Fee Act (Gov. Code § 66000(b)) and a fee under the Quimby Act (Gov. Code § 66477). "Impact fee" here does not include any connection fee or capacity charge for water or sewer service.

Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit. (e.g., the floor area of the ADU, divided by the floor area of the primary dwelling, times the typical fee amount charged for a new dwelling).

Utility Fees.

If an ADU is constructed with a new single-family home, a separate utility connection directly between the ADU and the utility and payment of the normal connection fee and capacity charge for a new dwelling are required.

Except as described in subsection (G)(2)(A), converted ADUs on a single-family lot that are created under subsection (D)(1)(A) above are not required to have a new or separate utility connection directly between the ADU and the utility. Nor is a connection fee or capacity charge required.

Except as described in subsection (G)(2)(A), all ADUs that are not covered by subsection (G)(2)(B) require a new, separate utility connection directly between the ADU and the utility for any utility that is provided by the city. All utilities that are not provided by the city are subject to the connection and fee requirements of the utility provider.

The connection is subject to a connection fee or capacity charge that is proportionate to the burden created by the ADU based on either the floor area or the number of drainage-fixture units (DFU) values, as defined by the Uniform Plumbing Code, upon the water or sewer system.

The portion of the fee or charge that is charged by the city may not exceed the reasonable cost of providing this service.

Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.

Generally. The city will not deny an ADU or JADU application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.

Unpermitted ADUs and JADUs constructed before 2020.

Permit to Legalize. As required by state law, the city may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the

following grounds:

The ADU or JADU violates applicable building standards, or

The ADU or JADU does not comply with state ADU or JADU law or this ADU ordinance Section 9102.01.080.

Exceptions:

Notwithstanding subsection (H)(2)(A) above, the city may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the city makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3.

Subsection (H)(2)(A) above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3.

(Ord. No. 2347, § 4(Exh. A), 6-6-17; Ord. No. 2369, § 3, 12-17-19; Ord. No. 2370, § 3, 1-21-20; Ord. No. 2375, § 4(Exh. A), 4-6-21; Ord. No. 2390, § 4(Exh. C), 9-6-22; Ord. No. 2396, § 4(Exh. A), 4-18-23; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.090 - Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R).¶

Table 2-6 Development Standards for Multifamily Residential Zones (R-2, R-3-R, R-3)
Development Feature	R-2	R-3-R	R-3	Additional Requirements
Lot Standards
Minimum Lot Area (sq ft)	7,500	10,000	10,000
Minimum Lot Width
At Front Property Line	75 ft; 44 ft for cul-de-sac lots; 85 ft if reversed corner lot	100 ft	100 ft; 57 ft for cul-de-sac lots; 85 ft if reversed corner lot
At Front Setback Line	75 ft; 85 ft if reversed corner lot	100 ft; 85 ft if reversed corner lot	100 ft; 85 ft if reversed corner lot
Minimum Lot Depth	100 ft	100 ft	100 ft
Structure Form and Location Standards
Maximum Density	1 unit per 3,750 sf of lot area	1 unit per 1,450 sf of lot area	1 unit per 1,089 sf of lot area (40 units/acre)
Minimum Density	2 units per lot	none	1 unit per 2,200 sf of lot area (20 units/acre)	See Subsection 9102.01.100.A (Exceptions to Minimum Density in R-2 and R-3)
Minimum Setbacks
Front	25 ft	25 ft	25 ft	For other setback regulations refer to Subsections 9103.01.060 (Setback Measurements and Exceptions), 9102.01.100 (Additional Residential Development Standards in Multifamily Zones), and Subsection 9103.01.070 (Vehicular Visibility Standards).
Side Interior	10 ft	10 ft	10 ft
Corner and Reverse Corner (street side)	25 ft	25 ft	25 ft
Rear	10 ft	10 ft	10 ft
Maximum Lot Coverage	N/A	N/A	N/A
Minimum Distance between Structures	6 ft	6 ft	6 ft
Maximum Height	30 ft	18 ft	30 ft	See also Subsection 9102.01.100.H (Exceptions to Height Limit in R-2 and R-3 Zones) and See Subsection 9103.01.050 (Height Measurements and Exceptions).
Maximum Street-Facing Porch Height	14 ft	14 ft	14 ft
Minimum Open Space (sq ft per unit)	100	100	100	See Subsection 9102.01.100.D (Open Space Requirements for R- 2, R-3, and R-3-R).
Garages and Parking Areas	See Section 9103.07 (Off-Street Parking and Loading)

(Ord. No. 2347, § 4(Exh. A), 6-6-17; Ord. No. 2400, § 4(Exh. A), 2-20-24)

Exceptions & meaning →

9102.01.100 - Additional Residential Development Standards in Multifamily Zones.¶

Exceptions to Minimum Density in R-2 and R-3.

Lot Width Exception. If a lot regulated by this Division has a width of 50 feet or less, it may be developed with less than the required minimum density but not less than two dwelling units on the lot. Development of this type shall be considered through the Modification process described in Section 9107.05 (Administrative Modifications).

Lot Size Exception. If a lot regulated by this Division has a lot size of 6,000 square feet or less, it may be developed with less than the minimum density, including one single-family dwelling unit. Development of this type shall be considered through the Administrative Modification process described in Section 9107.05 (Administrative Modifications). A new or expansion to an existing single-family dwelling shall be reviewed in compliance with the regulations applicable to the zone in which the dwelling is located.

No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area.

Exception to Side Setback in R-2, R-3, and R-3-R. On lots that are less than 65 feet in width, the enclosed single-story garage portion of a dwelling unit may encroach a maximum of five feet into the required interior side setback, provided that no living space is included in the encroachment.

Exception to parking dimensions in R-2, R-3, R-3-R. On Lots that are 50 feet or less, a minimum back-up space of 23 feet shall be allowed.

Open Space Requirements for R-2, R-3, and R-3-R.

Type. Open space shall be in the form of private or common open space via balconies, courtyards, at- grade patios (rear and side of the units), rooftop decks, gardens, or terraces.

Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.

Location. Private open space shall be contiguous and directly accessible from the unit it serves, with a minimum dimension in all directions of 10 feet.

Roof Decks. Roof decks are permitted, subject to Site Plan and Design Review, in the R-2 and R-3 zones provided that roof decks meet the following development standards:

Location. Roof decks shall be set back five feet from all building lines of the structure. The building line shall be measured from the roof edge of the story directly below the deck.

Height Limits. The guardrail and other objects, whether permanent or temporary, which rest upon the roof deck such as patio furniture, landscaping, swimming pool features, and storage, shall be allowed to exceed the maximum height limit specified in Subsection 9102.01.090 (Development Standards in Multifamily Residential Zones) by up to five feet. Exterior stairways and other access features such as stairwells or elevators for access to roof decks shall not exceed the residential zoning district's height limit by more than 10 feet and shall be architecturally integrated into the design of the structure.

Screening. The roof deck area shall be appropriately designed so as not to be visible from all sides of the structure or from the grade below. Appropriate screening shall be architecturally compatible with and integrated into the existing structure as determined by the Director. The solid screening may include roofing, solid parapet walls, or other methods architecturally compatible with the design of the structure.

Architecturally Compatible. The roof deck shall be architecturally compatible with the existing exterior materials and colors of the existing structure, and appear as an integral part of the roof system.

Furniture. All furniture and accessories located on a roof deck shall be secured as necessary to prevent wind damage or dislocation.

Laundry. If a laundry area is not provided in every unit, a common laundry area shall be provided with a minimum of one washer and one dryer for each eight units. Such common laundry area shall be centrally located to the units to be served.

Water Features in the R-2, R-3, and R-3-R Zones. The following limitations shall apply for the installation of any water feature (including fountains and ponds, but excluding swimming pools and spas) and its mechanical equipment:

Maximum Height. The maximum height of a water feature shall not exceed four feet six inches, as measured from the adjacent existing grade.

Minimum Front Setback. All water features shall be at least 15 feet from the front property line.

Minimum Side and Rear Setbacks. All water features shall comply with applicable side and rear setback requirements of the primary structure.

Exception to Height Limit in R-2 and R-3 Zones. In the R-2 and R-3 zones, the ridge of a pitched roof on a primary structure may extend up to three feet above the maximum height limit. No portion of a roof with only one sloping plane may extend beyond the maximum height limit (commonly known as "shed roof" design).

Setbacks when Abutting a Single family Zoned Property.

When abutting a single family zoned property, any structure shall be setback a minimum distance of 20 feet.

Where a property line abuts a dedicated alley which separates the property from abutting a multi-family zoned property, the setback shall be measured from the centerline of the alley, and no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the centerline of any alley.

(Ord. No. 2347, § 4(Exh. B), 6-6-17; Ord. No. 2375, § 4(Exh. A), 4-6-21)

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9102.01.110 - Permitted Projections in Multifamily Zones.¶

Permitted Architectural Projections in R-2, R-3, and R-3-R Zones. In multifamily zones, architectural and similar features may extend into required setback areas as identified in Table 2-7 (Permitted Projections and Encroachment into Required Setback Areas in Multifamily Zones).

Table 2-7 Permitted Projections and Encroachment into Required Setback Areas in Multifamily Zones

Architectural Feature Maximum Permitted Encroachment Distance into Required Setback Area

R2, R-3, and R-3-R Zones

Front Side Rear

Awnings 18 inches — 18 inches

Balconies — — —

Bay windows, garden 18 inches 18 inches 18 inches windows (1)

Chimneys 18 inches 18 inches 18 inches

Cornices, belt courses, 12 inches — — buttresses, pilasters, pillars, sills

Eaves 24 inches 24 inches 24 inches

Trellis structures and patio — — — covers

Notes:

(1)

Bay windows, garden windows, and other similar architectural projections shall have a vertical distance of 30 inches or greater between the lowest surface of the projection and the finished floor.

Permitted Mechanical Equipment Projections in Multifamily Residential Zones. Mechanical equipment shall not be located within any required front or side yard setback, and shall not be set back less than three feet from the rear lot line. Exception: Tankless water heaters and solar batteries may encroach 24 inches into any required interior side or rear yard provided that a minimum setback of four feet is maintained.

(Ord. No. 2401, Exh. A, 4-15-25)

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9102.01.120 - Site Design and Architectural Standards.¶

Structures erected or modified to accommodate the land use activities listed in this Division 2 (Zones, Allowable Uses, and Development Standards) shall be subject to Section 9107.19 (Site Plan and Design

Review) of this Development Code.

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9102.01.130 - Exterior Lighting Standards for Residential Properties and Zones.¶

Light Fixtures. Exterior lighting shall be hooded and arranged to reflect away from adjoining properties and streets. Light standards shall comply with the provisions for accessory buildings. Exterior light fixtures may be mounted on any exterior wall or structure at a maximum of 15 feet above the adjacent finished floor level. However, a light fixture adjacent to a second story balcony, deck, or exterior doors may be mounted on the wall at a maximum height of eight feet above the finished floor level.

Level of Illumination. Exterior lighting shall represent the minimum level of illumination necessary to meet the aesthetic and security needs of the property. Light sources, intensity of light, and color of light shall be designed and located to achieve security or decorative lighting goals without causing an adverse impact on neighboring properties. Light sources shall be designed and located to minimize spillover of light or glare onto neighboring properties.

Mounted Light Location. Building-mounted lights shall be installed below the eave line. Pole or fence- mounted lights shall be located no more than eight feet above grade, except in residential parking lots.

General Light Location. Lighting shall only be installed adjacent to structures, walkways, driveways, or activity areas (decks, patios, spas and pools, and similar use areas) and focal landscape areas close to the residence or activity area.

Lighting Intensity. The lighting intensity within parking lots and adjacent areas shall be at least 1.0 foot- candle at all points, but shall not exceed an average of 3.0 foot-candles over the entire parking lot. Overall height of light standards shall be no more than 22 feet above finished grade.

Lighting Plan. Lighting plans may be required for common open space or recreation areas in multifamily developments to include a photo analysis demonstrating compliance with these lighting standards.

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9102.01.140 - Other Applicable Regulations.¶

In addition to the requirements contained in this Section 9102.01 (Residential Zones), regulations contained in the following Sections may apply to development in residential zones.

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