§ 22.18

A.

General Purpose. Residential Zones preserve, protect, and enhance areas for residential land uses in a range of densities; provide for orderly, well-planned, and balanced growth of residential neighborhoods; and ensure adequate light, air, privacy, and open space for each dwelling. These zones also provide for the

appropriate location of public and semi-public uses such as schools, parks, and religious facilities that can serve and complement residential uses.

B.

Purpose of Individual Zones. The purposes of individual zones are established as follows:

1.

High Density Multiple Residence Zone. The High Density Multiple Residence Zone (Zone R-5) implements the H100 and H150 land use designations in areas of the County mapped as such in the General Plan. Zone R-5 provides for areas that allow for maximum density residential development and all types of multifamily housing up to 150 units per net acre.

2.

Residential Planned Development Zone. The Residential Planned Development Zone (Zone RPD) is established to promote residential amenities beyond those expected under conventional development, to achieve greater flexibility in design, to encourage well-planned neighborhoods through creative and imaginative planning, and to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development. In implementing residential planned development, it is further declared that the purpose of Zone RPD is to reduce developmental problems in hillside areas and to preserve areas of natural scenic beauty through the encouragement of integrated planning, integrated design, and unified control of development.

(Ord. 2019-0004 § 1, 2019.)

22.18.020 - Residential Zones Designated.

Table 22.18.020-A, below, identifies "Residential Zones," as used in this Title 22:

TABLE 22.18.010-A: RESIDENTIAL ZONES

(Ord. 2019-0004 § 1, 2019.)

A.

General.

B.

Permit and Review Requirements. Table 22.18.030-A, below, identifies the permit or review required to establish each use listed in Subsection C, below.

C.

Use Regulations.

1.

Principal Uses. Table 22.18.030-B, below, identifies the permit or review required to establish each principal use.

2. Use permitted where developed as an integral part of a building project and operated on a nonprofit basis for the use of surrounding residents. This provision shall not be interpreted to permit commercial enterprises.

3. Minimum lot size is one acre where sheltered employment or industrial-type training is conducted.

4. The lot shall be: 1) outside of a Very High Fire Hazard Severity Zone, as depicted in the General Plan, in its entirety; 2) outside of the Coastal Zone, as defined in Division 2 (Definition), in its entirety; 3) outside of a Significant Ecological Area, as depicted in the General Plan, in its entirety; 4) outside of a Hillside Management Area, as depicted in the General Plan, in its entirety; 5) outside of the 70 or above decibel Community Noise Equivalent Level (dB CNEL) noise contour of an Airport Influence Area, as depicted in the General Plan, in its entirety; 6) served by a public water system; 7) served by a public sewer system; and 8) fronting a highway or a public street.

5. Where the lot does not meet the criteria specified in Note 4, above.

6. Use shall be developed in compliance with Chapter 22.112 (Parking).

7. Use excludes airports, heliports, and landing strips.

8. Use may also be subject to Chapter 22.120 (Density Bonus), Chapter 22.121 (Inclusionary Housing), or Chapter 22.166 (Housing Permits). 9. No more than six townhouses shall be confined within a single building.

9. Where use is subject to Section 22.128.200 (Supportive Housing Streamlining) and Chapter 22.166 (Housing Permits).

10. Use permitted on lots outside of the Very High Fire Hazard Severity Zone, as depicted in the General Plan, in its entirety, and where use is subject to Section 22.130.200 (Motel Conversions, Permanent) and Chapter 22.166 (Housing Permits).

11. Use permitted only when converting from an existing, legally-built hotel, motel, or youth hostel on lots outside of the Very High Fire Hazard Severity Zone, as depicted in the General Plan, in its entirety, subject to Chapter 22.186 (Site Plan Review, Ministerial).

12. Outside of the Metro Planning Area Standards District.

13. Also subject to Section 22.364.060.F.2, if use is in the Metro Planning Area Standards District.

2.

Accessory Uses. Table 22.18.030-C, below, identifies the permit or review required to establish each accessory use.

1. Provided that there is no other practical access to such property available, and such access will not alter the character of the premises in respect to permitted uses in the subject zone.

2. Rooms in a single-family residence may be rented to four or fewer residents, with or without table board, unless the residence is also used as an adult residential facility or a group home for children and either use has a capacity of more than six persons. Rooms in a single-family residence used as transitional housing may be rented to more than four residents.

3. Use permitted on lots located outside of the 70 or above decibel Community Noise Equivalent Level (dB CNEL) noise contour of an Airport Influence Area, as depicted in the General Plan, in its entirety.

4. Use permitted in the Metro Planning Area Standards District, provided that it: (1) is located on a corner lot or reversed corner lot; (2) is attached to, or detached from, an existing or proposed residential building; and (3) does not demolish, vacate, or convert any existing, legally-built dwelling units, including accessory dwelling unit and junior accessory dwelling unit.

5. Use may be subject to a Revised Exhibit "A" (Chapter 22.184) application if the principal residential use is subject to a Conditional Use Permit (Chapter 22.158) application.

3.

Temporary Uses. Table 22.18.030-D, below, identifies the permit or review required to establish each temporary use.

(Ord. 2025-0029 § 3, 2025; Ord. 2024-0054 § 4, 2024; Ord. 2024-0049 § 14, 2024; Ord. 2024-0032 § 7, 2024; Ord. 2023-0060 § 4, 2023; Ord. 2023-0004 § 4, 2023; Ord. 2023-0001 § 4, 2023; Ord. 2022-0023 § 16, 2022; Ord. 2022-0008 § 8, 2022; Ord. 2021-0017 § 10, 2021; Ord. 2021-0010 § 7, 2021; Ord. 20200064 § 4, 2020; Ord. 2020-0059 § 5, 2020; Ord. 2020-0032 § 16, 2020; Ord. 2019-0053 § 11, 2019; Ord. 2019-0020 § 5, 2019; Ord. 2019-0004 § 1, 2019.)

22.18.040 - Development Standards for Residential Zones.

A.

Development Standards for Zones R-A, R-1, R-2, R-3, R-4, R-5, and RPD. Development on any lot in Zones R-A, R-1, R-2, R-3, R-4, R-5, and RPD shall comply with Division 6 (Development Standards), where applicable.

B.

New sensitive uses developed in permitted zones and located adjacent to existing, legally-established industrial uses, recycling or solid waste uses, or vehicle-related uses listed in Table 22.22.030-B (Principal Use Regulations for Industrial Zones), except for the vehicle sales and rentals sub-category, shall comply with Division 7, Chapter 22.134 (Sensitive Uses).

C.

Required Yards. Except as specified otherwise, Table 22.18.040-A, below, identifies the minimum yard depths for Zones R-A, R-1, R-2, R-3, R-4, and R-5 as follows:

D.

Maximum Height.

1.

Zones R-A, R-1, R-2, and R-3. Except as specified otherwise, every residence and every other building and structure shall not exceed a height of 35 feet above grade.

2.

Zone R-4. Except as specified otherwise, every building and structure shall not exceed a height of 13 times the buildable area.

3.

Zone R-5. Every building and structure shall not exceed a height of 65 feet above grade, excluding rooftop recreational spaces, except that the portion of any building sharing a common side or rear lot line with property located within Zone R-1 or R-2 shall have a stepback from that common side or rear lot line so that the height of the building in Zone R-5 is no greater than 45 feet at the edge of the building wall facing

that common lot line, and shall be recessed back one foot for every additional foot in building height, up to a maximum height of 65 feet.

(Ord. 2022-0023 § 17, 2022; Ord. 2022-0008 § 9, 2022; Ord. 2020-0032 § 17, 2020; Ord. 2019-0004 § 1, 2019.)

22.18.050 - Development Standards for Zone R-5.

A.

Project Review and Evaluation.

1.

An application for new construction or expansion of development in Zone R-5 may be referred to Public Works for review of the project's impacts to infrastructure. In addition to the requirements of Section 22.116.030.B (Improvements), the application may be required to include, at the discretion of the Director of Public Works, technical studies in accordance with current County guidelines, or other information, including but not limited to the following:

a.

A traffic impact analysis;

b.

Certification from the public water purveyor that indicates water facilities in the area are adequate to meet the demands of the project and all other properties served by the same water facility; and

c.

A sewer area study to determine the adequacy of the sewage system that will serve the project.

2.

Where the Director of Public Works finds that based on the traffic, water, or sewer studies that the existing infrastructure is inadequate to serve a project, the Director may require the applicant to construct, install, or provide additional funds to construct or install the necessary infrastructure to protect public health, safety, and welfare. Furthermore, the Director, in consultation with the Director of Public Works, may require that the applicant demonstrate on a site plan that adequate sightlines are maintained from the vehicular access points of the project site to the public right-of-way, and that the proposed layout of the site does not impede vehicular movement in the public right-of-way.

B.

Yard Requirements. In addition to Section 22.18.040 (Development Standards for Residential Zones), above, any required front yard shall be fully landscaped.

C.

Building Articulation. At least 50 percent of the building wall that fronts a street shall incorporate varying articulation and architectural detailing to visually break up massing, such as recessed windows, balconies, offset planes, stepbacks, vertical or horizontal modulations, or other architectural or decorative accents that create visual interest in lieu of long unarticulated walls.

D.

Screening.

1.

Facades and Windows. A building's frontage facing a street shall not have more than 25 percent landscaping or fencing that screens from public view the facade or windows on the ground floor of the building's frontage.

2.

Trash Bin Enclosures. Trash enclosures for refuse and recycling bins shall be:

a.

Located within parking areas or structures, or at the rear or side of buildings, or between buildings, and shall not be between a building and a street:

b.

Located not farther than 150 feet from the building;

c.

Not placed in any public right-of-way; and

d.

If located outside, screened by masonry walls between five and six feet in height.

3.

Mechanical Equipment. Mechanical equipment shall be completely screened from view with walls and or landscaping.

E.

Recreational Spaces for Residential Developments:

1.

Areas Defined.

a.

Common Recreational Space. Recreational space is for the exclusive use of the residents in the development, and may include features as listed in Table 22.18.050-A:

b.

Private Recreational Space. Private recreational space is attached to and accessed from within a dwelling unit, and may include an atrium, balcony, patio, porch, or terrace.

c.

Excluded from Recreational Space. Off-street parking and loading areas, driveways, and other vehicular access areas, service areas, and perimeter landscaping no more than two feet in width, shall not count as usable recreational space.

2.

Minimum Dimensions.

a.

For new residential developments with up to 60,000 square feet of total floor area, at least 10 percent of the project area shall be provided for and maintained as common or private recreational space for use by the residents of the development. Landscaping required for the development may count towards this requirement as long as the landscaping is usable recreational space.

b.

For new residential developments with over 60,000 square feet of total floor area, a minimum of 100 square feet of private or common recreational space per dwelling unit shall be provided and maintained. Landscaping may count towards this requirement as long as the landscaping is usable recreation space.

3.

Additional Standards for Common Recreation Space.

a.

Accessibility. Common recreational space shall be located on the same property as the units it serves, and shall be available exclusively for the residents of the development.

b.

Roof Top Common Recreational Space. Where a roof top is used for common recreational space, the roof top shall incorporate landscaping, decorative paving materials, and recreational amenities of the type listed in Subsection E.1.a, above. Mechanical equipment storage areas on roof tops shall not be counted towards recreational space.

F.

Other Residential Amenities. All residential developments shall provide adequate private or common laundry facilities to be reserved for the exclusive use of the residents residing in the development.

(Ord. 2019-0004 § 1, 2019.)

22.18.060 - Development Standards and Regulations for Zone RPD.

Premises in Zone RPD shall be subject to the following regulations:

A.

Use Regulations.

1.

Permitted Uses. Property in Zone RPD may be used for any use permitted in Zone R-1 under the same limitations and conditions; including auxiliary and transitional uses, front, side, and rear yards, garages and carports, and lot area requirements; and those provisions of Chapter 22.110 (General Site Regulations) which relate to Zone R-1.

2.

Conditional Uses. A Conditional Use Permit (Chapter 22.158) application is required if the property in Zone RPD is to be used for a planned residential development, including a mobilehome park, subject to approval by the Commission or Hearing Officer, in which case Subsections B through G, below, shall apply.

3.

Accessory Dwelling Units and Junior Accessory Dwelling Units. Accessory dwelling units and junior accessory dwelling units are subject to a Ministerial Site Plan Review (Chapter 22.186) application, or a Revised Exhibit "A" (Chapter 22.184) application, if the principal residential use is subject to a Conditional Use Permit (Chapter 22.158) application, pursuant to Subsection A.2, above.

4.

Prohibited Uses. The following uses are prohibited in Zone RPD:

a.

Oil wells and production facilities, in accordance with Section 22.140.400 (Oil Wells and Production Facilities); and

b.

Gun dealers, in accordance with Section 22.140.255 (Gun Dealers).

B.

Additional Findings.

1.

The project compiles with the purpose for the planned residential development as set forth in Section 22.18.010.B.2 (Residential Planned Development Zone).

2.

The project provides as well or better for light and air, public safety and convenience, the protection of property values, and the preservation of the general welfare of the community, than if developed as provided in Subsection A, above.

3.

The project complies with all standards of Subsections C through G, below.

C.

Development Standards.

1.

Size of Project Site.

a.

The proposed development plan shall include a lot containing not less than five acres.

b.

A development plan may be considered on a lot less than five acres in area when such property is in Zone RPD and has a common boundary with property that has been developed under an approved planned residential development pursuant to Subsection A.2, above, and in this case, the plan shall indicate that the proposed development will constitute an orderly extension in arrangement of buildings, facilities, and open space throughout the combined lots of land in addition to all the other requirements for approval of a Conditional Use Permit.

2.

Density. When property in Zone RPD is developed as a planned residential development, pursuant to Subsection A.2, above, the letter "U," where used as a suffix to a zoning symbol, in combination with a numeral, shall designate the maximum density, not including dwelling units permitted by a density bonus awarded by any provisions in this Title 22, in terms ofunits per net acre.

Type of Buildings or Structures.

a.

Dwelling units may be in single-family, detached two-family, or multiple-family residential buildings, or they may be mobilehomes, manufactured homes or factory-built houses as defined in the California Health and Safety Code, depending upon adjacent development and the compensating features of the development plan.

b.

The Commission or Hearing Officer may approve places of public assembly, recreational buildings and accessory buildings if such facilities are for the primary use of persons residing within the proposed planned development and located so as not to be detrimental to adjacent properties. Distance between buildings shall not be less than 10 feet for one-story and two-story buildings, plus two additional feet for each story above the second.

c.

The Commission or Hearing Officer, in considering placement and type of buildings, may modify or require a greater depth for yards than would be required if developed as provided in Subsection A.1, above. Provisions regarding yards and distances between buildings shall not apply to mobilehomes within mobilehome parks.

4.

Open Space.

a.

Minimum Area. Open space shall comprise not less than 30 percent of the net area. The Commission or Hearing Officer may modify this requirement if the applicant submits evidence to the satisfaction of the Commission or Hearing Officer that the particular development will contain compensatory characteristics which will provide as well as or better for planned unit development within the intent of this Section.

b.

Open Space Types. Subject to the approval of the Commission or Hearing Officer, open space may include one or more of the following, designated for the use and enjoyment of all of the occupants of the planned residential development or appropriate phase thereof:

i.

Common open space developed for recreational purposes;

ii.

Areas of scenic or natural beauty forming a portion of the proposed development;

iii.

Present or future recreational areas of a noncommercial nature, including parks, playgrounds, and beaches. Where specifically approved by the Commission or Hearing Officer, green fees or similar charges related to use of a golf course or similar open recreational use may be permitted, provided such charges are incidental to operation of said facilities, are not primarily commercial in nature, and do not alter the character of said recreational facility;

iv.

Present or future hiking, riding, or bicycling trails;

v.

Landscaped portions adjacent to streets or highways which are in excess of minimum required rights-ofway; or

vi.

Other similar areas determined appropriate by the Commission or Hearing Officer.

c.

Factors for Review. In approving said open space, the Commission or Hearing Officer shall give consideration to the project to be developed, the characteristics of such open space, the manner in which the open space is to be improved and maintained, and other information as the Commission or Hearing Officer deems pertinent.

d.

Dedication and Maintenance of Required Open Space. Reservation of open space shall be made a condition of approval. Such reservation shall be by public dedication, establishment of a maintenance district, common ownership, or other satisfactory means to ensure the permanent reservation of, and where appropriate perpetual maintenance of, required open space.

e.

Distribution of Open Space. Planned development projects developed in phases shall be designated so that each successive phase will contain open space to independently meet the standards of this Subsection C.4, provided that:

i.

Where the applicant submits development plans indicating to the satisfaction of the Commission or Hearing Officer that the proposed development will provide as well or better for planned unit development within the intent of this Section, the Commission or Hearing Officer may approve a division of open space encompassing more than one phase; and

ii.

Where a division of open space will encompass more than one phase, the applicant shall provide the Commission or Hearing Officer with a map indicating cumulative allocation and utilization of open space for

each successive phase in each subsequent application.

5.

Building Coverage. Buildings shall not occupy more than 50 percent of the net area, except that common recreational buildings are excluded from this building coverage limitation.

6.

Parking. The provisions of Section 22.112.070 (Required Parking Spaces), which specify the number and location of required parking spaces relating to dwelling units, places of public assembly and other recreational uses shall not apply when property in Zone RPD is developed pursuant to Subsection A.2, above. In approving a Conditional Use Permit (Chapter 22.158) application for a planned residential development, the Commission or Hearing Officer shall require automobile parking for such uses in an amount adequate to prevent traffic congestion and excessive on-street parking; provided that in no event shall less than one covered parking space per dwelling unit, or less than 50 percent of the required number of parking spaces for public assembly or recreational uses specified in Section 22.112.070 be permitted. Where the Commission or Hearing Officer does not specifically designate such parking requirements, the requirements of Section 22.112.070 shall be deemed to have been specified.

7.

Utilities. The applicant shall submit to the Commission or Hearing Officer, and it shall be made a condition of approval, satisfactory evidence that the applicant has made arrangements with the serving utilities to install underground all new facilities necessary to furnish service in the development. This requirement may be waived where it would cause undue hardship or constitute an unreasonable requirement.

8.

Landscaping. A site plan for landscaping of all open areas, where appropriate, shall be submitted to and approved by the Commission or Hearing Officer.

D.

Development Schedule. The Commission or Hearing Officer shall approve a progress schedule indicating the development of open space related to the construction of residential dwelling units, which shall become a condition of approval. Where development is to be completed in phases, the said development may, with the approval of the Commission or Hearing Officer, be coordinated between phases as approved in Subsection C.4.e, above. The Commission or Hearing Officer may modify, without a hearing, this condition pertaining to the development schedule based upon an affirmative showing, in writing, of hardship.

E.

Tentative Division of Land Map. A tentative map shall be filed when required by Title 21 (Subdivisions) of the County Code. Where a tentative map is not required, the application shall require a site plan indicating the precise location, width and type of improvements for private or public streets and pedestrian walks.

F.

Division of Lots. In addition to a tentative division of land map when required by Title 21 (Subdivisions) of the County Code, where lots are to be sold or separated in ownership from other property in the development, or applicable phase thereof, a map shall be submitted to the Commission or Hearing Officer, indicating the proposed boundaries of the lots to be sold or separated in ownership. Where the proposed division would create one or more lots having an area of less than that specified if developed as provided in Subsection A.1, above, said map shall also delineate the relationship between said lots and open space provided as required in Subsection C.4, above. The Commission or Hearing Officer shall consider the proposed separation in ownership and may approve such separation where, in the Commission or Hearing Officer's opinion, the proposed separation provides as well or better for planned development within the intent of this Section.

G.

Sale or Separation of Lots. Where lots are sold or otherwise separated in ownership, no dwelling unit or lot for a residential building shall be sold or encumbered separately from an undivided interest in the open space appurtenant to such dwelling unit or lot where required by Subsection C.4, above. Such undivided interest shall include either:

1.

An undivided interest in the open space; or

2.

A share in the corporation, or voting membership in an association owning the open space, where approved.

This Subsection G shall not apply when said required open space has been accepted for public dedication; or where held in separate ownership with recreational rights to the required open space reserved to the lot owners and maintenance easements granted to an established maintenance district; or where other satisfactory means to ensure permanent reservation of required open space have been approved by the Commission or Hearing Officer.

H.

Accessory dwelling units. Accessory dwelling units within an existing planned residential development are subject to Section 22.140.640 (Accessory Dwelling Units).

(Ord. 2023-0060 § 5, 2023; Ord. 2023-0004 § 5, 2023; Ord. 2021-0010 § 8, 2021; Ord. 2020-0059 § 6, 2020; Ord. 2019-0053 § 12, 2019; Ord. 2019-0020 § 6, 2019; Ord. 2019-0004 § 1, 2019.)

Chapter 22.20 - COMMERCIAL ZONES

22.20.010 - Purpose.

A.

General Purpose. Commercial Zones provide for the orderly, well-planned, and balanced growth of commercial districts; support commercial activity to meet the needs of the community, strengthen the

County's tax base; and provide appropriate transitions between commercial and residential uses to promote commercial opportunities and preserve residential quality of life.

B.

Purpose of Individual Zones. The purposes of individual Commercial Zones are established as follows:

1.

Major Commercial Zone. The Major Commercial Zone (Zone C-MJ) allows for regional-scale commercial and recreation uses, hotels, multi-family residential, and residential-commercial mixed uses.

2.

Commercial Recreation Zone. The Commercial Recreation Zone (Zone C-R) is established to permit a comprehensive range of entertainment and amusement activities of a commercial nature. Zone C-R also provides for other commercial uses that may be necessary in such an area.

(Ord. 2019-0004 § 1, 2019.)