Chapter 17.208 — RESIDENTIAL ZONES

In addition to the purpose and intent described in Section 17.104.020 (Intent and Purpose), the specific purposes of the residential zones are to:

• A. Reserve appropriately located areas for residential uses at varying ranges of densities and types consistent with the General Plan and with sound standards of public health, safety, and welfare; and

• B. Ensure adequate light, air, privacy, and open space for each dwelling. (Ord. 1670(19) § 11)

• A. Residential Agriculture Zone (RA). The Residential Agricultural (RA) Zone applies to semi-rural areas on the fringe of the City where light agricultural activities and large suburban estates are desired.

• B. Single-Family Residential Zone (R-1). The Single-Family Residential (R-1) Zone applies to areas of the City intended for single-family residential development. The purpose of the R-1 Zone is to stabilize and protect the residential character of neighborhoods within the City.

• C. Medium Density Residential Zone (R-2). The Medium Density Residential (R-2) Zone applies to areas of the City appropriate for medium density residential development. The purpose of the R- 2 Zone is to stabilize and maintain the residential character of these areas by providing housing close to schools, shopping, and services at densities responsive to developing affordable rental and ownership housing.

• D. High Density Residential Zone (R-3). The High Density Residential (R-3) Zone applies to areas of the City appropriate for medium to high density multi-family residential development. The purpose of this Zone is to stabilize and maintain the residential character of these areas by allowing for high density living while providing residential design flexibility, options for affordable housing, and more efficient use of open space

• E. Residential Mobile Home Park Zone (MH). The Residential Mobile Home Park (MH) Zone applies to areas of the City appropriate for the exclusive and orderly planned development of mobile home parks and subdivisions, and travel trailer parks and recreational vehicle parks. The purpose of the Zone is to establish appropriate regulations and standards pursuant to Section 18000 et seq., of the Health and Safety Code of the State of California.

• (Ord. 1670(19) § 11)

The land uses allowed in the residential zones are listed below, together with the planning permit type required for each use.

• A. Establishment of an Allowable Use.

  1. Any one or more land uses allowed in Table 17.208.030.A (Residential Zones Allowed Uses) may be established on any lot within the residential zone, subject to the planning permit requirement listed in the Table, and in compliance with all applicable requirements of this Code. Accessory uses are allowed only in conjunction with a primary use to which the accessory use relates.

  2. Where a single parcel is proposed for development with two or more of the land uses listed in the Table at the same time, the overall project will be subject to the highest permit level required by the Table for any individual use.

  3. Uses not listed below may be allowed in compliance with Section 17.520.050 (Allowable Uses of Land).

• B. Allowed Uses.

Notes:

• 1 Permitted use on any lot containing a single-family residence, including a legal nonconforming single-family residence, provided the use complies with Section 17.404.040 .

• 2 Multi-family projects of single-family homes are permitted (e.g., cottage court), but a standalone single-family dwelling requires a CUP.

P = Permitted Use

AUP = Administrative Use Permit (See Chapter 17.508 )

MUP = Minor Use Permit required (See Chapter 17.520 )

CUP = Conditional Use Permit required (See Chapter 17.520 ). A conditionally permitted use may be permitted subject to a Minor Use Permit when the use will be in an existing building and all applicable development standards applicable are met.

• = Use not allowed

(Ord. 1670(19) § 11; Ord. 1680(21) § 4; Ord. 1702(23) § 3; Ord. 1705(23) § 4; Ord. 1733(25), 10/21/25)

• A. Notwithstanding Section 17.208.030 , and in accordance with Government Code Section 65583.2(c) and (h) , as may be amended, a housing development project in which at least 20 percent of the units are affordable to lower-income households shall be a use by right on the following sites:

  1. Rezone Sites. Any site that was rezoned in order to accommodate the City's share of the regional housing need for units affordable to lower-income households pursuant to the City's 2023-2031 Housing Element.

  2. Nonvacant Sites. A nonvacant site that meets the following requirements:

     • a. The site is designated in the Sites Inventory of the 2023-2031 Housing Element as accommodating a portion of the regional housing need for lower-income households;

     • b. The site was included in the Sites Inventory in a Housing Element for a prior Housing Element planning period; and

     • c. The site was not approved to develop a portion of the City's housing need during the previous planning period when the site was in the Sites Inventory.

  3. Vacant Sites. A vacant site that meets the following requirements:

  • a. The site is designated in the Sites Inventory of the 2023-2031 Housing Element as accommodating a portion of the regional housing need for lower-income households;

  • b. The site was included in the Sites Inventory in a Housing Element for two or more consecutive prior Housing Element planning periods; and

  • c. The site was not approved to develop a portion of the City's housing need during the previous planning periods when the site was in the Sites Inventory.

• B. The projects described in Subsection (A) shall not be required to obtain any discretionary permit, and may directly submit an application for a building permit, which shall be reviewed ministerially. Building permit review will include a design review in which the reviewing authority will determine whether the proposed project complies with the City's objective design standards. The design review will be conducted by the Director of Community Development except that the Director may refer the design review to the Planning Commission, in which case the Planning Commission will consider the design review component of the building permit application at a noticed public hearing, but such review shall still be ministerial and shall not be subject to CEQA.

• C. For purposes of this Section the following terms have the following meanings:

"Affordable to lower-income households" means that:

1. The units shall only be rented or sold to lower-income households, as defined in Health and Safety Code Section 50079.5 ;

2. Regardless of whether the applicant is seeking a density bonus, the applicant shall comply with the requirements in Government Code Section 65915(c)(1) for rental units and with the requirements in Government Code Section 65915(c)(2) for for-sale units.

"Housing development project" shall have the meaning given in Government Code Section 65589.5(h)(2) .

"Sites inventory" means the inventory of sites in the City suitable for residential development that is included in the City's Housing Element, as further described in Government Code Section 65583.2 . The Sites Inventory in the City's 2023-2031 Housing Element is in Table H-44 of the Housing Element.

"Use by right" means that the project shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a "project" for purposes of the California Environmental Quality Act. However, any subdivision of the site shall be subject to all laws, including, but not limited to, the Subdivision Map Act and Title 16 of this Code. Projects that are a use by right shall be subject to design review, but such design review shall not constitute a "project" for purposes of the California Environmental Quality Act. (Ord. 1710, 2/6/2024)

Notes:

• 1 See Section 17.304.060 (Hillside Development) for lot requirements where steep slopes exist.

• 2 Minimum lot sizes and widths for recreation, education, and assembly uses shall be approved by the review authority. Also, see exceptions in Section 17.304.050.B.

• 3 A 10-foot minimum side setback is required for any agricultural building or structure greater than 45 feet in height.

• 4 See Section 17.304.020 (Accessory Structures) for additional setback standards.

• 5 The setback may be reduced to five feet for a two-story building with a garage entrance facing an alley.

• 6 Any resulting fractions shall round up, and only a whole number shall be considered in determining the number of units allowed on a lot, unless required by State density bonus law. However, in no case shall rounding allow density to exceed the maximum densities identified in Table 17.208.040.A.

• 7 Notwithstanding any other provision herein, and in accordance with Government Code Section 65583.2(h) , the development standards for any site that was rezoned in order to accommodate the City's share of the regional housing need for units affordable to lowerincome households pursuant to the City's 2023-2031 Housing Element shall allow at least 16 units on the site. The City shall not enforce the existing development standards on any such site to the extent that they would physically preclude the development of at least 16 units on the site.

• 8 Notwithstanding any other provision herein, and in accordance with Government Code Section 65583.2(h) , the minimum density shall be 20 DU/net acre for any site that was rezoned in order to accommodate the City's share of the regional housing need for units affordable to lower-income households pursuant to the City's 2023-2031 Housing Element.

• = No standard

• (Ord. 1670(19) § 11; Ord. 1710, 2/6/2024; Ord. 1731(25), 11/4/2025)

R-1 Zone. All dwelling units in the R-1 Zone should have a minimum roof overhang of six inches on all sides of the structure, except that this standard does not apply to dwelling units with exterior mansard roofs on four sides or to dwelling units with parapet walls on at least two sides. (Ord. 1670(19) § 11)