Division 19.10 — RESIDENTIAL ZONING DISTRICTS

This Division lists the uses of land that may be allowed within the residential zoning districts established by Section 19.04.020 (Zoning Districts Established). It also determines the type of land use permit/approval required for each use, and provides general standards for site development.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

Different residential zoning districts are intended to "...Provide for a variety of housing opportunities through new construction and maintenance of existing housing for an economically and socially diverse population, while preserving the character of the community." (Housing Element goal, General Plan page III-4). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A.

RR (Rural Residential) District. The RR zoning district is intended for areas appropriate for rural, low density residential living. The maximum allowable residential density is one dwelling unit per two acres. The RR zoning

district is consistent with the Rural Residential land use designation of the General Plan.

B.

RVL (Very Low Density Residential) District. The RVL zoning district is intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 0.5 to one dwelling unit per acre. The RVL zoning district is consistent with the Very Low Density Residential land use designation of the General Plan.

C.

R1 (Low Density Residential) Districts. The R1 zoning districts are intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 1.1 to five dwelling units per acre. The R1 zoning district is consistent with the Low Density Residential land use designation of the General Plan.

D.

R4 (Medium Density Detached Residential) District. The R4 zoning district is intended for areas appropriate for the development of single family homes. The maximum allowable residential density ranges from 4.1 to seven dwelling units per acre. The R4 zoning district is consistent with the Medium Density Detached land use designation of the General Plan.

E.

R5 (Medium Density Residential) District. The R5 zoning district is intended for areas appropriate for a mix of housing types on smaller lots. Typical residential land uses include single- and two-family dwelling units, either attached or detached. The maximum allowable residential density ranges from 5.1 to 10 dwelling units per acre. The R5 zoning district is consistent with the Medium Density Residential land use designation of the General Plan.

F.

R10 (Medium Density Multi-Family Residential) District. The R10 zoning district is intended for areas appropriate for a variety of medium density dwelling units, including multi-family, two-family and single family residences, either attached or detached. The maximum allowable residential density ranges from 10.1 to 20 dwelling units per acre. The R10 zoning district is consistent with the Medium Density Multiple Family Residential land use designation of the General Plan.

G.

R20 (High Density Multi-Family Residential) District. The R20 zoning district is intended for areas appropriate for high density multi-family dwelling units. The maximum allowable residential density ranges from 20.1 to 30 units per acre. The R20 zoning district is consistent with the High Density Multiple-Family Residential land use designation of the General Plan.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

Table 2-4 identifies the uses of land allowed by this Zoning Ordinance in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 19.06.030 (Allowable Land Uses and Permit Requirements). In addition to the land use permit required by Table 2-4, special provisions related to certain land uses may apply, and Design Review may also be required for certain uses in compliance with Section 19.42.030 (Design Review). A Building Permit shall be required prior to any construction.

Note: Where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012)

Subdivisions, 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 2-5 and 2-6, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning and General Development Standards).

P  Permitted Use (2)

TABLE 2-4 UP Use Permit required (3)

Allowed Uses and Permit Requirements for Residential Zoning Districts — Use not allowed

PERMIT REQUIRED
BY DISTRICT Specific Use
LAND USE (1)
RVL, R4, Regulations
RR R10 R20
R1 R5

AGRICULTURE, RESOURCE & OPEN SPACE USES

Animal keeping P (4) P (4) P (4) P (4) P (4) 19.34.060

Crop production & horticulture, community gardens P UP — — —

UP
Kennel UP — — —
(5)

Livestock raising, small P UP — — — 19.34.060

Nature preserves P P P — —

Plant, nurseries and greenhouses, with on-site retail UP UP UP — —

Plant, nurseries and greenhouses, without on-site retail P UP — — —

RECREATION, EDUCATION & ASSEMBLY USES

Clubs, lodges and membership meeting halls UP UP UP UP UP

Community centers UP UP UP UP UP

Equestrian facilities UP — — — —

Golf courses and country clubs UP UP — — —

Libraries and museums UP UP UP UP UP

Outdoor recreation facilities - active UP UP UP UP UP

Outdoor recreation facilities - passive P P P P P

Private residential recreational facilities UP UP UP UP UP

Religious facilities UP UP UP UP UP

Schools - Public and private UP UP UP UP UP

RESIDENTIAL USES

Alcoholism or Drug Abuse Recovery or Treatment Facility, P P P P P 6 or fewer persons

Alcoholism or Drug Abuse Recovery or Treatment Facility, UP UP UP — — 7 or more persons

Cannabis cultivation - personal indoor P P P P P 19.34.065

Cannabis cultivation - personal outdoor — — — — — 19.34.065

Community Care Facility, 6 or fewer persons P P P P P

Community Care Facility, 7 or more persons UP UP UP UP UP

Farm labor housing for 6 or fewer employees P P P P P

Home occupations P P P P P 19.34.080

Mobile home parks UP UP UP UP UP 19.34.120

Multi-family dwellings — — — P P

Residential Care Facility for the Elderly (RCFE), 6 or fewer persons

Residential Care Facility for the Elderly (RCFE), 7 or more persons

Rooming and boarding houses UP UP UP UP UP

SB 9 dwelling units P P P(6) — — 19.34.029

Single-family dwellings P P P P P

Single-room Occupancy Facility (SRO) — — — P P 19.34.126

Supportive Housing P P 19.34.071

Two-family dwellings, two single-family dwellings — — P P P

KEY TO ZONING DISTRICT SYMBOLS

RR Rural Residential R10 Medium Density Multi-Family Residential

RVL, Very Low Density & Low Density Res. R20 High Density Multi-Family Residential R1

R4, R5 Medium Density Multi-Family Residential

Notes:

(1)

See Article 6 for land use definitions. See Section 19.02.020.F regarding uses not listed.

(2)

Zoning Clearance required (Section 19.42.020). Design Review may also be required; see 19.42.030.

(3)

See Section 19.42.050 for Use Permit processing requirements.

(4)

Standards and additional permit requirements determined by Section 19.34.060.

(5)

Kennel is not a permitted land use in an R1 Zoning District.

(6)

SB 9 dwelling units are only allowed in the RR, RVL, R1, and R4 Zoning Districts, see Section 19.34.029.

TABLE 2-4 P  Permitted Use (2) Allowed Uses and Permit Requirements for UP Use Permit required (3) Residential Zoning Districts — Use not allowed

LAND USE (1) PERMIT REQUIRED Specific Use BY DISTRICT Regulations

RR RVL, R4, R5 R10 R20
R1

RETAIL USES

Accessory retail and service uses — — — — P 19.34.034

Marijuana Dispensaries — — — — —

SERVICE USES

Bed and breakfast inns (B&Bs) UP UP UP UP UP

Child/adult day care, 14 or fewer persons P P P P P 19.34.070

Child/adult day care, 15 or more persons UP UP UP UP UP 19.34.070

Massage establishments — — — — —

Massage establishments - small — — — — —

Personal services, accessory, within — — — — — housing complex

Public utility facilities UP UP UP UP UP

Residential care facilities for the elderly — — — UP UP 19.34.160

Wireless communication facilities: New UP UP UP UP UP 19.38 towers or monopoles or new building- mounted facilities

Wireless communication facilities: New P(2) P(2) P(2) P(2) P(2) 19.38 facilities co-located on existing towers, monopoles or buildings with existing permitted antennas

KEY TO ZONING DISTRICT SYMBOLS

RR Rural Residential R10 Medium Density Multi-Family Residential

RVL, Very Low Density & Low Density Res. R20 High Density Multi-Family Residential R1

R4, Medium Density Multi-Family Residential R5

Notes:

(1)

See Article 6 for land use definitions. See Section 19.02.020.F regarding uses not listed.

(2)

Zoning Clearance required (Section 19.42.020). Design Review may also be required; see 19.42.030.

(3)

See Section 19.42.050 for Use Permit processing requirements.

TABLE 2-5 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS

Development Feature Required by Zoning District

RR RVL R1 R4 R5
Rural Very Low Low Density
Residential Density Residential Medium Density Residential
Residential

Minimum lot size See Table 2-6, Section 19.10.050

Maximum density

Maximum number of dwellings per lot

Setbacks Minimum setbacks required. See Section 19.20.100 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.

Front 30 ft 30 ft See Table 2-6 25 ft 20 ft

Sides (each) 25 ft 20 ft See Table 2-6 5 ft 5 ft

Street side 25 ft 20 ft See Table 2-6 10 ft (4) 10 ft (4)

Rear (1) 30 ft 30 ft See Table 2-6 20 ft 20 ft

Building coverage (2) 20% 20% 40% 40% 40%

Height limit (3) 30 ft (5) 30 ft

Floor Area Ratio n/a n/a 50% 50% n/a

Architecture As required by Division 19.27.

Landscaping As required by Division 19.28 (Landscaping).

Parking As required by Division 19.30 (Parking and Loading).

Notes:

(1)

10 ft setback allowed for a single story building element if it does not occupy more than 25 percent of the required rear setback.

(2)

Maximum percentage of site area that may be covered by structures.

(3)

Maximum allowed height of structures. See also Section 19.20.070 (Height Limits and Exceptions), and Division 19.26 (Hillside and Ridgeline Protection).

(4)

20 feet minimum for a garage using the side street for access.

(5)

40 feet allowed for barns.

TABLE 2-5 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)

Development Feature Requirement by Zoning District

R10 R20
Medium Density Multi-Family High Density Multi-Family

Minimum lot size See Table 2-6

Maximum density

Maximum number of dwellings per lot

Setbacks Minimum and maximum setbacks required. See Section

setbacks, and exceptions to setbacks.

Front 20 ft

Sides (each) 6 ft or 10 ft (3)

Street side 10 ft or 20 ft (4)

Rear 15 ft or 20 ft (5)

Building coverage (1) 40%

Height limit (2) 35 ft

Multi-family dwelling standards As required by Section 19.34.124 (Multi-Family Dwellings)

Landscaping As required by Division 19.28 (Landscaping).

Parking As required by Division 19.30 (Parking and Loading).

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also Section 19.20.070 (Height Limits and Exceptions).

(3)

10 feet minimum when building height exceeds 20 feet.

(4)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(5)

20 feet minimum when the rear property line abuts a single family zone.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1591, § 2(Exh. A), 3-18-2014; Ord. No. 1595, § 2(Exh. A), 12-16-2014; Ord. No. 1611, § 2(Exh. A), 11-29-2016; Ord. No. 1643, § 6, 10-9-2018; Ord. No. 1705, § 4(Exh. A), 10-10-2023; Ord. No. 1718, § 3(Exhs. B—D), 9-10-2024; Ord. No. 1723, § 3(Exh. B), 3-25-2025; Ord. No. 1725, § 5(Exh. A), 7-22-2025)

The residential Zoning Map symbols shall include a suffix denoting the maximum allowable density and/or the minimum lot area. Maximum density is expressed as the minimum site area per dwelling unit, consistent with the density range provided for the subject residential area by the General Plan. For example, R1-20 requires a minimum lot area of 20,000 square feet, and R1-7.5 requires a minimum lot area of 7,500 square feet. The density suffix shall be applied to property through the rezoning process. See Tables 2-5 and 2-6.

TABLE 2-5 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS - LOW DENSITY DISTRICTS

Maximun Minimum Lot Size Minimum Setbacks Max.

Residential Height Floor Number of Street Building Zoning Limit Area Area Width Depth Front Side Rear Dwelling Side Coverage District (sf) (ft) (ft) (ft) (ft) (ft) (ft) (2) Ratio Units (1) (ft)

RR-80 1 dwelling 80,000 150 150 30 25 25 30 20% 30 (3) n/a unit (du), RVL-80 80,000 150 150 30 25 20 30 20% 30 n/a plus 1 RVL-40 accessory 40,000 150 150 30 20 20 30 20% 30 n/a unit in R1-40 40,000 150 150 30 20 20 30 40% 30 50% compliance R1-20 with 20,000 100 100 30 15 15 (4) 30 40% 30 50%

or R1-7.5 19.34.031 7,500 60 100 25 6 10 (4) 20 (5) 40% 30 50%

Landscaping As required by Division 19.28 (Landscaping)

Parking As required by Division 19.30 (Parking and Loading)

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also 19.20.070 (Height Limits and Exceptions), and Division 19.26 (Hillside and Ridgeline Protection).

(3)

40 feet allowed for barns. 20 feet minimum for a garage using the side street for access.

(4)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(5)

10 ft. setback allowed for an attached single story building element (e.g., room addition, patio cover) if it does not occupy more than 25 percent of the required rear setback.

TABLE 2-6 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS—MULTI-FAMILY DISTRICTS

Minimum Lot Size Minimum Setbacks Max. Max.

Residential Height Floor Number of Street Building Zoning Area Width Depth Front Side Rear Limit Area Dwelling Coverage Side District (sf) (ft) (ft) (ft) (ft) (ft) (ft) (2) Ratio Units (1) (ft)

1 du per

R4-6.0 6,000 sf of 6,000 50 75 25 5 10 (3) 20 (4) 40% 30 50% site area

1 du per

R5-7.5 7,500 sf of 7,500 50 75 20 5 10 (3) 20 (4) 40% 30 n/a site area

1 du per

R5-4.5 4,500 sf of 4,500 50 75 20 5 10 (3) 20 (4) 40% 30 n/a site area

1 du per
4,500 sf of 6 or 10 or 15 or

R10-4.5 6,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per
3,500 sf of 6 or 10 or 15 or

R10-3.5 6,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per 2,500 sf of 6 or 10 or 15 or R10-2.5 6,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per 2,200 sf of 6 or 10 or 15 or R10-2.2 6,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per
2,000 sf of 6 or 10 or 15 or

R20-2.0 6,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per
1,800 sf of 6 or 10 or 15 or

R20-1.8 10,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

1 du per
1,500 sf of 6 or 10 or 15 or

R20-1.5 10,000 60 100 20 40% 35 n/a site area 10 (6) 20 (7) 20 (8) (5)

Landscaping As required by Division 19.28 (Landscaping)

Parking As required by Division 19.30 (Parking and Loading)

Multi-family Dwelling Standards As required by Section 19.34.124 (Multi-Family Dwellings)

Notes:

(1)

Maximum percentage of site area that may be covered by structures.

(2)

Maximum allowed height of structures. See also 19.20.070 (Height Limits and Exceptions), and division 19.26 (Hillside and Ridgeline Protection).

(3)

20 feet minimum for a garage using the side street for access.

(4)

10 ft. setback allowed for an attached single story building element (e.g., room addition, patio cover) if it does not occupy more than 25 percent of the required rear setback.

(5)

Allowable density shall be reduced by 20 percent for lots less than 7,500 square feet or width less than 60 feet.

(6)

10 feet minimum when building height exceeds 20 feet.

(7)

20 feet minimum for a garage using the side street for access, or when the building exceeds 20 feet in height.

(8)

20 feet minimum when the rear property line abuts a single family zone.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1595, § 2(Exh. A), 12-16-2014)