Chapter 19.26 — MFR-14 MULTI-FAMILY RESIDENTIAL 3,000 SQUARE FOOT MINIMUM LOTS

The MFR-14 Zone is to provide for medium density attached and detached, single-family and multiple- family residential development, including zero-lot line development, at a density of seven to 14 dwellings per acre. This zone shall be applicable to and correlate with the general plan land use designation of MFR- 14.

(Code 1972, § 19.26.010; Ord. No. 1159, 2005)

(a)

The following uses are permitted:

(1)

Attached and detached single-family dwellings.

(2)

Multiple-family development, including apartments and condominiums.

(3)

Residential care facilities (per Chapter 19.84).

(4)

Supportive and transitional housing (in compliance with the provisions of the MFR-14 Zone).

(5)

Single room occupancy (SRO) facilities (as defined in Chapter 19.08).

(6)

Small family day care.

(7)

Manufactured Homes pursuant to Section 19.02.090.

(b)

Other similar uses as approved by the Director, provided in Chapter 19.54.

(Code 1972, § 19.26.020; Ord. No. 1296, 8-2013; Ord. No. 1449, § 4(Att. A), 2-11-2025)

(a)

The following uses shall be allowed subject to obtaining a conditional use permit, as provided by chapter 19.61:

(1)

Churches and religious institutions.

(2)

Convalescent and senior home facilities.

(3)

Mobile home parks.

(4)

Public and semi-public institutions and facilities.

(5)

Schools and educational institutions.

(b)

Other similar uses: As approved by the director of development services, as provided by chapter 19.54.

(Code 1972, § 19.26.030)

(a)

The following uses are considered to be incidental to and compatible with permitted and conditionally permitted uses:

(1)

Animals: No more than three small domestic animals of each type of animal, per unit.

(2)

Child care facility: Uses must be consistent with the criteria contained in Chapter 19.83.

(3)

Residential care: Uses must be consistent with the criteria contained in Chapter 19.84.

(4)

Accessory dwelling units. Pursuant to the requirements set forth in Chapter 19.81.

(5)

Home Occupations. Pursuant to the requirements set forth in Section 19.02.140.

(b)

Other similar uses as approved by the Director, provided in Chapter 19.54.

(Code 1972, § 19.26.040; Ord. No. 1449, § 4(Att. A), 2-11-2025)

The following uses shall be allowed subject to obtaining a permit, as provided by chapter 19.83.

(Code 1972, § 19.26.050)

The following uses shall be prohibited:

(1)

Commercial uses.

(2)

Industrial uses.

(3)

Large animals.

(4)

Monopoles or similar wireless communications towers or facilities.

(5)

Storage structures greater than 120 square feet in size.

(Code 1972, § 19.26.060)

Temporary uses are allowed consistent with the criteria contained in chapter 19.60.

(Code 1972, § 19.26.070)

(a)

General provisions. Refer to Chapter 19.02 for those general criteria applicable to development, such as:

(1)

Building criteria for structures.

(2)

Encroachments/architectural projections.

(3)

Lighting.

(4)

Utilities.

(b)

Lot size. Minimum lot size: 3,000 square feet.

(c)

Density. 7 to 14 dwellings per acre.

(d)

Lot dimensions.

(1)

Minimum lot width: 35 feet.

(2)

Minimum lot depth:

a.

Lots with 4,500 square feet or less: 85 feet.

b.

Lots greater than 4,500 square feet: 100 feet.

(e)

Accessory structure size. Subject to Chapter 19.29, Accessory Buildings and Structures.

(f)

Lot coverage. Maximum lot coverage of 40 percent. On lots less than 6,000 square feet, maximum lot coverage may be 60 percent.

(g)

Building height. Maximum height of 30 feet.

(h)

Setbacks.

(1)

Minimum front yard.

a.

Single-family dwellings: 15 feet. Garages shall be set back an additional five feet.

b.

Multiple-family buildings: 20 feet.

(2)

Maximum front yard. None.

(3)

Minimum side yard. The following conditions and setbacks are allowed:

a.

Zero-lot line: Zero feet.

b.

Single-family dwellings on lots less than 53 feet in width: 5 feet.

c.

Single-family dwellings on lots 53 feet or greater in width: 5 feet.

Second stories on interior lots shall also have a minimum cumulative side yard setback of 15 feet, with ten additional feet required for each additional story beyond the second.

New subdivision projects consisting of the construction of five or more single-family residences may reduce the cumulative setback by five feet for a particular lot when adjacent to a parcel with a single story structure, provided the total number of lots with reduced setbacks does not exceed 25 percent of all residential lots in the project.

(4)

Minimum street side yard. The following conditions and setbacks are allowed:

a.

Existing single-family lots less than 53 feet in width: Six feet minimum for single-story dwellings and 10 feet for two-story dwellings.

b.

Existing single-family lots 53 feet and greater in width: 10 feet minimum. Second stories on corner and reverse corner lots shall also have a minimum cumulative setback of 25 feet, with 10 additional feet required for each additional story beyond the second.

c.

Multiple-family building: 10 feet minimum; five feet for each additional story over one story.

(5)

Minimum rear yard.

a.

Single-family dwellings on lots with 4,500 square feet or less: 15 feet. See section 19.26.090(a).

b.

Single-family dwellings on lots greater than 4,500 square feet: 20 feet.

c.

Multiple-family buildings: 10 feet; five feet for each additional story over one story.

(i)

Building separation. 10 feet between buildings on the same lot; an additional 5 feet per story of building height.

(j)

Lot frontage. Minimum lot frontage:

(1)

Lots with 4,500 square feet or less: 35 feet.

(2)

Lots greater than 4,500 square feet: 45 feet.

(3)

Cul-de-sac lots shall not be less than 35 feet, with the width not less than 45 feet as measured at the front setback line.

(Code 1972, § 19.26.080; Ord. No. 1087, 2001; Ord. No. 1096, 2002; Ord. No. 1289, 2012; Ord. No. 1309, ch. 19.26, 7-14-2015; Ord. No. 1449, § 4(Att. A), 2-11-2025)

(a)

Access/orientation.

(1)

Access. Single-family dwellings on lots with 4,500 square feet or less and located with alleys along the rear of the lot shall provide: Vehicular access from the rear of the lot; front yard vehicular access shall be prohibited; and, garages in the rear yard may be located within five feet of the rear property line. Provisions shall be adopted to ensure the installation and maintenance of all alleys and alley lighting fixtures.

(b)

Architecture.

(1)

Single-family. No other specific requirements than those contained in section 19.02.090.

(2)

Multiple-family. To ensure multiple family buildings preclude facades with large blank faces shall comply with the City's Residential Design Guidelines. The following provisions shall also apply:

a.

Architectural Finishes. A vertical break in the architectural finishes shall be provided between at least 50% of the first floor and second floor on each elevation of the building. The break in the architectural finishes may include a change in material, use of balcony, change of color (provided a belly band trim is included), façade articulation (minimum depth of six inches), or other means approved by the Director.

b.

Horizontal Articulation. The horizontal length of a building shall not exceed 40 feet, unless articulation is incorporated. Articulation may include a change in the depth of the building façade (minimum of 12 inches), covered patios, recessed doors and windows (minimum of 6 inches), or other means approved by the Director.

c.

Structures containing three or more attached units in a row shall incorporate at least one architectural projection not less than two feet from the primary wall plane and not less than four feet wide for each residential unit. Such projections shall extend the full height of a single-story building, at least one-half the height of a two-story building, and at least two-thirds the height of a three-story building.

i.

Entries to dwelling units shall provide shelter from natural elements such as sun, rain and wind.

(c)

Landscaping. Landscaping and irrigation shall be provided consistent with the provisions of section

Multiple-family buildings shall include a

combination of trees, shrubs, and ground cover to provide an attractive streetscape and help preclude the occurrence of blank walls.

(d)

Parking. Parking shall be provided consistent with Chapter 19.69.

(e)

Signs. Signs shall be allowed consistent with the provisions contained in Chapter 19.75.

(f)

Utilities. Utilities shall be provided consistent with the provisions contained in Chapter 19.02.

(g)

Walls/fencing. Walls/fencing shall be consistent with the screening provisions contained in Chapter 19.02 and the City's Residential Design Guidelines.

(h)

Outdoor living space. All multiple-family dwelling units constructed in the city shall provide private and common open space for the enjoyment of their residents in accordance with the following requirements:

(1)

Private open space.

a.

Each individual ground floor unit of a single-family dwelling shall be provided with a minimum of 150 square feet of contiguous and usable outdoor living space, exclusive of any front yard, which shall be enclosed by a solid fence, wall or other approved screening, six feet in height and the rectangle inscribed within such private open space shall not have a dimension less than 10 feet. Not more than 75 square feet of private open space for ground floor dwelling units shall be covered by an overhanging balcony or patio roof. Patios and balconies may be included in the calculation or private open space.

b.

Each individual dwelling unit not having a ground floor living area shall be provided with a minimum of 75 square feet of above ground private open space and the rectangle inscribed therein shall have no dimension less than five feet. All above ground private open space shall have at least one exterior side open above the railing height.

c.

Private open space shall be adjacent to and not more than four feet above or below the floor level of the dwelling unit served.

(2)

Common Open Sspace. Each unit shall be provided with a minimum of 150 square feet of common open space, exclusive of driveways and sidewalks. Portions of yards, excluding the front yard and private open spaces, which are contiguous to all units, pools, paved recreation areas, and indoor recreational facilities may be included in the calculation of common open space. Not less than 30 percent of the required open space shall be in permanent landscaping. Such landscaping shall be comprised of live plant materials with permanent irrigation facilities and automatic timers installed. Portions of the site which serve as stormwater treatment shall not be included in common open space.

(i)

Alley Improvement. Where alleys exist adjacent to a proposed project, the developer shall be required to fully improve such alleys to standards as determined by the City Engineer or designee.

(j)

Required amenities.

(1)

General. All multi-family housing developments shall provide recreational amenities within the site in accordance with the following:

Amenity Required Project Size

Tot lot with play equipment 5 units

Barbecue area with seating 10 units

Swimming pool and spa 20 units

Court game facilities such 50 units as tennis, basketball, or racquetball

Clubhouse 120 units

The above amenities are cumulative, so all of the required amenities for smaller projects shall also be required in addition to the specified amenity for the number of units. Other amenities not listed above may be considered subject to approval by the Director of Development Services.

(k)

Security. All multi-family housing developments shall be entirely fenced and gated around the perimeter of the site. Vehicular gates shall be designed and arranged to provide turn-around outside the gate for vehicles not obtaining entry into the development.

(l)

Community focal points. Projects containing more than 20 units require installation of at least one community focal point per project. The community focal point shall be designed to function as a central meeting place for use by project residents and shall consist of a plaza, courtyard, or other type of landmark feature. These areas should include shading, seating, and decorative features consistent with the style and design of the units, or may be enclosed to function as a recreation room or cabana. If enclosed, the structure shall be architecturally embellished to signify a focal point. The focal point shall be centrally located and accessible to all residents.

(m)

On-site storage. Each dwelling unit shall be provided a minimum of 400 cubic feet of private enclosed lockable storage space within the garage, carport or immediately adjacent to the dwelling unit.

(n)

Entry statement standards. Projects shall include vehicular and pedestrian entry statements which shall be consistent with the City's Residential Guidelines and the following:

(1)

Provide one visually dominant entry to the development which conveys a sense of arrival;

(2)

Entry statements shall provide an open view into the development with landscaping and project Director;

(3)

Design the entry to provide a transition from the outside to an internal visual focus, such as landscaping, a water feature, sculpture or a building;

(4)

Special attention shall be given to hardscape and landscape treatments at the entry to enhance the overall image of the development. An entry statement shall consist of at least two of the following items:

a.

Hardscape structure (trellis, decorative, low garden wall with berming, guardhouse, decorative gate);

b.

Specimen landscaping (large, distinctive vegetation, i.e. relocated Joshua trees) or mature trees, either flowering or native trees, or 24-inch box trees;

c.

Large boulder groupings;

d.

Water saving and easy maintenance fountains;

e.

Textured or stamped concrete;

f.

Monument signage with accompanying landscape and berming; or

g.

Other comparable installations.

(o)

Pedestrian circulation. An interior walkway system with a minimum width of 4 feet shall be incorporated into the project for the purpose of providing direct access to and from all individual dwelling units, trash storage areas, parking areas, recreational areas and other outdoor common spaces.

(p)

Lighting. Lighting shall be fully shielded and arranged and screened to reflect light away from adjoining residences and streets and to preclude lighting above the horizontal plane of the bottom of the lighting fixture.

(q)

Mechanical and utility equipment; screen from public view. Any equipment or utility service areas, whether on the roof, side of the structure or ground, shall be screened from public view from adjacent property or from a public right-of-way. The method of screening shall be architecturally integrated and compatible with the structure on which it occurs in terms of materials, color, shape and size, consistent with the City's Residential Design Guidelines.

(r)

Massing and Scaling. Massing and sealing of buildings must be consistent with the City's Residential Design Guidelines.

(s)

Walls and fences; articulation. Where any solid wall or fence exceeds 40 feet in length, the wall or fence shall be visibly articulated by pilasters or changes in the wall plane such as insets for plantings. Such articulation shall occur at a minimum of 40-foot intervals. All walls shall incorporate decorative caps, consistent with the City's Residential Design Guidelines.

(t)

Dwelling unit access and entry. Dwelling unit access and entry must be consistent with the City's Residential Design Guidelines.

(Code 1972, § 19.26.090; Ord. No. 1087, 2001; Ord. No. 1449, § 4(Att. A), 2-11-2025)

All development projects requiring a permit or approval from the city shall be consistent with the processing and review provisions contained in Chapters 19.54 and 19.56.

(Code 1972, § 19.26.100; Ord. No. 1087, 2001; Ord. No. 1449, § 4(Att. A), 2-11-2025)