Chapter 17.32 — RESIDENTIAL ZONES (R-1, R-2, R-3 AND R-4)

The purposes of the individual residential zones and the manner in which they are applied are as follows.

• A. R-1 Single-Family Residential Zone (Zero to Four Dwelling Units/Acre). The intent of the singlefamily residential zone is to accommodate traditional single-family houses and subdivisions on relatively flat areas of the city and to support accessory dwelling units consistent with state law. The allowable density ranges from zero to four dwelling units per acre. This zone implements the general plan low density residential land use designation.

• B. R-2 Medium Density Residential Zone (Zero to Nine Dwelling Units/Acre). The intent of the medium density two-family residential zone is to accommodate single-family and duplex types of residential development, with appropriate amenities for the residents. The allowable density ranges from zero to nine dwelling units per acre. This zone implements the general plan medium density residential land use designation.

• C. R-3 High Density Residential Zone (Zero to Thirteen Dwelling Units/Acre). The intent of the high density multifamily zone is to accommodate and encourage multifamily residential uses consisting of low- rise (one to three stories in height) apartment, condominium, and townhouse style development, with appropriate amenities for the residents and common and private open spaces. The allowable density ranges from zero to thirteen dwelling units per acre. This zone implements the general plan high density residential land use designation.

• D. R-4 Very High Density Residential Zone (Zero to Twenty Dwelling Units/Acre). The intent of the very high density multifamily zone is to accommodate and encourage multifamily residential uses consisting of lowrise (one to three stories in height) apartment, condominium, and townhouse style development, with appropriate amenities for the residents and common and private open spaces. The allowable density ranges from zero to twenty dwelling units per acre. This zone implements the general plan very high density residential land use designation.

• (Ord. 739 § 4, 2017)

• A. Table 2-1. Table 2-1 indicates the uses allowed within each zone and any permits required to establish the use, in compliance with Chapter 17.30 (Administration) and Chapters 17.30.410 (Hearings) through 17.30.470 (Modification), inclusive.

• B. Primary and Accessory Uses. Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the residential character of each zone may be allowed as accessory, conditionally permitted, and/or temporary uses. Accessory uses deemed appropriate may only be allowed when provided as a secondary use on property for which a legally allowed residential unit exists or is proposed in conjunction with establishment of the accessory use, except as may be otherwise allowed in Chapter 17.22 (Nonconforming Uses).

• C. Prohibited Land Uses. Any table cell with a "—" means that the listed land use is prohibited in that specific zone.

• D. Land Uses Not Listed in Table 2-1. Land uses that are not listed in Table 2-1 or are not shown in another zone are not allowed, except as otherwise provided by Section 17.02.040 (Interpretation by city council).

• E. Additional Regulations. Where the last column in the Table 2-1 includes a chapter or section number, the regulations in the referenced chapter or section shall apply to the use. Provisions in other sections of this title may also apply.

• F. Precise Plan of Design Review. See Sections 17.30.260 (Precise plan of design—Required when) through 17.30.300 (Precise plan of design—Required findings), inclusive, requirements for new or modified construction activities.

• G. Definitions. See Chapter 17.02 (Introduction and Definitions) for land use definitions and explanations.

• H. General Plan Considerations. Development must conform with the General Plan, Hillside Conservation Measure, Hillside Development Control Measure, Growth Management Element of the General Plan, and South Hills Preservation Measure.

• I. Special Standards for Large and Small Child Day Care.

  1. Child Day Care—Large (Nine–Fourteen Children).

     • a. Purpose and Applicability. The provisions in this subsection shall apply to large family child day care homes, as defined by current state law, in compliance with Title 17 (Zoning) and the following standards. These standards shall apply in addition to requirements imposed by the California Department of Social Services and other regulatory agencies (e.g., fire department).

     • b. Standards. All large family child day care homes shall comply with all of the following:

       • i. Licensing. The operator of a large family child day care home shall obtain and maintain a valid license from the California Department of Social Services in

compliance with California Code of Regulations, Title 22 , Division 12 (Child Care Facility Licensing Requirements).

• ii. Care Provider's Residence. The large family child day care home shall be the primary residence of the care provider, and the use shall be clearly residential in character and shall be incidental and accessory to the use of the property as a residence, in compliance with Health and Safety Code Section 1596.78 and other applicable law.

  • iii. Fences or Walls Required. Fences or walls shall provide for safety with controlled points of entry and shall be in compliance with Chapter 17.14 (Fences, Walls, Hedges and Dish Antennas).

  • iv. Play Area and Equipment. Outdoor play area(s), including all stationary play equipment, shall be located in the rear area of the parcel and shall comply with any setback requirements for the zone in which the large family day care home is located.

  • v. Drop-off/Pick-up Areas and Use of Garages.

    • (A) A minimum of two off-street uncovered parking spaces shall be provided as a drop-off and pick-up area. The spaces shall be in addition to those required for the dwelling unit in compliance with Chapter 17.24 (Parking Regulations). A driveway may be used to provide the spaces, provided the city traffic engineer approves the arrangement based on traffic and pedestrian safety considerations.

    • (B) Garages shall not be used as a family child day care play area unless alternative on-site covered parking is available to meet minimum residential parking requirements and further, the garage is improved to meet Building and Fire Code regulations as a habitable space.

  • vi. Hours of Operation. A large family child day care home located may only operate a maximum of fourteen hours each day between the hours of six a.m. and eight p.m.

  • vii. Inspection Required. Before commencing operation of a large family child day care home, the city building official shall conduct an inspection of the premise on which the large family child day care home is to be operated to ensure that there are no unpermitted uses, structure, electrical, and/or mechanical improvements to the property.

2. Child Day Care—Small (Eight or Fewer Children). All small child day care homes, as defined by current state law, shall comply with the applicable provisions of Health and Safety Code Section 1597.30 et seq. (Family Day Care Homes). Such facilities do not require any discretionary city permits.

Notes:

1. Applicable only to properties located in the FEMA-designated flood hazard areas. Project must meet the flood control standards outlined in Chapter 19.12

• (Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 766 § 2, 2021; Ord. 784, 5/13/2025)

• A. General. 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 specified in Tables 2-2 and 2-3, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) and land use standards specified elsewhere in this title, including the applicable requirements of Chapter 17.115 (Objective Design Standards). Standards for accessory structures are specified in Chapter 17.10 (Accessory Buildings) and in the notes in Table 2-2. Standards for Accessory Dwelling Units and Junior Accessory Dwelling Units are specified in Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units).

• B. Prohibition on Structures in Front Setback Area. Portions of any habitable structure and/or accessory structure shall not occupy any portion of a required front setback area, except as provided in Section 17.08.050 (Permitted projections).

Notes:

1. Garage entrances shall face side parcel lines on all parcels having front setbacks of less than 25 feet. The minimum garage setbacks shall be 20 feet measured from the face of the garage door to the front property line.

2. All front setbacks in a subdivision shall average a minimum of not less than 25 feet.

3. For single-family residences, a recreational vehicle may be parked within a side yard setback provided that such area is paved and screened from view from the public right-of-way by screening material at least six feet in height. This area cannot be within five feet of the rear property line or within the fifteen feet of the exterior side setback on corner parcels. No persons shall reside in such vehicles while parked within the residential lot.

4. Carport structures shall be fire rated in compliance with the Building Code and may be required to be screened for aesthetic purposes. No structure shall be allowed within the front setback or exterior side setback on corner parcels and not less than three feet from the standard interior side or rear setback. All carport structures shall be open on at least two sides and are subject to the review of the director.

5. Portable storage containers are not permitted within the front yard setback for more than thirty days.

6. Density Designation. The ordinance establishing any residential zone may contain a number suffixed with the zone symbol. The number shall be the number of square feet of total parcel area allocated to each dwelling unit. The designation may be indicated on the Zoning Map (e.g., R-2-3000, R-2-3600). The designation shall not exceed the density specified in the General Plan.

7. R-2: Height. When abutting an R-1 zone, no structure shall exceed one story in height within 50 feet of the subject boundary and shall not exceed 2 stories within 100 feet of the subject boundary.

Notes:

8. R-2, R-3, and R-4: Open Space Requirements. The open space areas shall not include any type of roofed or enclosed structure (except a specifically designated recreation structure), driveway, driveway easement, open parking, or required front or exterior side setbacks. Equipped outdoor recreation areas containing swimming pools, children's playgrounds with equipment, tennis, volleyball, shuffleboard, or handball courts, and similar facilities may be counted as one square foot of area fulfilling 2 square feet of the required open space area as may be determined by the director. The director's determinations may be appealed directly to the council.

9. R-2, R-3, and R-4: Private Balconies and Patios. Private balcony and patio areas may be utilized to fulfill not more than 50 percent of the open space requirement, provided the areas have direct access from the dwelling unit it is designed to serve, a minimum dimension of seven feet, and a minimum area of 70 square feet.

10. R-3 and R-4: Accessory Structures.

• a. Accessory structures except carport structures and enclosed storage structures as defined in Section 17.02.212 shall observe the same front, side, and rear setbacks as the main structures.

• b. Enclosed storage structures are allowed on interior side or rear property lines provided that all of the following conditions are met:

  - (1) The minimum acreage of the related development project shall be 3.5 acres; 
  
  - (2) The enclosed storage structure shall not exceed 1,000 square feet in area and one story in height; 
  
  - (3) A conditional use permit and precise plan of design application in compliance with provisions of this Development Code shall be required; 
  
  - (4) The enclosed storage structure shall be allowed on property lines that are adjacent to zoning designations that allow development equal to or more intense than the R-3 zone; and 
  
  - (5) Subject to a finding that there is no other reasonable location for the enclosed storage structure on the subject property. 
  

  • c. The minimum distance between structures shall be 10 feet exclusive of any vehicular accessway or parking area with an additional 5 feet for each story over one on an accessory structure.

  • d. Garages or carports opening onto an alley shall supply a minimum turning radius of 25 feet to the opposite side of the alley.

11. R-3 and R-4: Garages and Parking Areas. When a parcel abuts an arterial highway, as depicted on the Master Plan of Arterial Highways, and an alley or local street, access to all garages and parking spaces shall be from the alleys or local streets and not from the arterial highway. No more than 2 garage spaces shall take access directly from a local street for each 65 feet of parcel frontage on a local street. No open parking shall take access directly from a local street. Any garage entered directly from the street shall have a minimum setback of 20 feet from the ultimate rightofway, measured from the face of the garage door to the front property line.

12. R-3 and R-4: Side and Rear Setbacks. The interior side setback shall be maintained free and unencumbered from the ground to the sky and shall not be used for any driveway, parking space, or access. If a dwelling unit faces an interior side setback, the minimum required setback shall be the same as that required for a front setback (20 feet) with an additional five feet supplied for each additional story above a one-story structure.

13. Landscaping. Any part of a developed parcel that is visible from the street, including turf on separated parkways, shall be landscaped in compliance with Section 17.02.215 (Landscaping). On a natural slope, the slope may be left in its natural condition or as otherwise required; however, a manufactured slope shall be landscaped. All lawns, yards, and gardens visible from the street shall be maintained in a manner which creates a neat, clean, and orderly appearance and which prevents visual blight and property deterioration. Pruning, mowing and edging of lawns, weeding, removal of litter, fertilizing, and regular watering of all plantings are examples of proper maintenance. All dead plants shall be replaced. Landscaping shall be maintained by the property owner or any occupant or person in charge or control of the subject property.

n, and orderly appearance and which prevents visual blight and property deterioration. Pruning, mowing and edging of lawns, weeding, removal of litter, fertilizing, and regular watering of all plantings are examples of proper maintenance. All dead plants shall be replaced. Landscaping shall be maintained by the property owner or any occupant or person in charge or control of the subject property.

14. Minimum Floor Area. For purposes of this section, any separately enclosed, habitable room shown on a submitted floor plan shall be considered a bedroom regardless of designation as a "den," "family room," "study," or similar room. No balcony, patio, porch, or similar feature shall be considered in determining unit floor area.

15. Block Walls. Block walls that are visible to the public shall be constructed of decorative type block and a decorative prefabricated block cap.

(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 768 § 2, 2021; Ord. 778, 11/14/2023)