Portola Municipal Code § 17.16.030 Residential zone general development standards

This chapter provides regulations applicable to primary uses in the residential zoning districts established by Section 17.10.010 (Zoning Districts Established). The residential zoning districts are as follows:

A. Rural Residential (RR). The rural residential (RR) category is intended to accommodate large estate residential properties at the periphery of Portola.

B. Low Density Residential (LDR). The low density residential (LDR) category is intended to provide single-family lots and related uses similar to those currently found at the periphery of Portola.

C. Medium Density Residential (MDR). The medium density residential (MDR) category is intended primarily for single-family detached dwellings on individual lots, although this density range will also accommodate duplex and attached dwellings, including apartments and condominiums.

D. High Density Residential (HDR). The high density residential (HDR) category is intended to provide for attached or multi-family dwelling units.

Primary uses are permitted in residential zones subject to the requirements of this title as designated below:

A. Principally permitted use, designated as "P";

B. Administratively permitted use, designated as "AP"; and

C. Conditionally permitted use, designated as "CUP".

Primary use types not listed or designated by a dash (-) are not permitted in that zone district.

RESIDENTIAL ZONE DISTRICTS PERMITTED USES

Notes:

(1) See Chapter 17.70 for accessory dwelling unit regulations.

(2) See Chapter 17.48, Community Care Facility, Large

(3) See Chapter 17.51, Short-Term Rentals

(4) See Chapter 17.34, Accessory Uses

(Ord. No. 352, § 1, 11-28-2018; Ord. No. 350, § 1, 5-9-2018; Ord. 293 § 1 (Exh. A), 2002; Ord. 289 § 2 (Exh. A (part)), 2002)

A. Residential Development Standards. Permitted uses and associated structures shall comply with the following development standards, and to any other applicable requirements of this title:

RESIDENTIAL ZONE GENERAL DEVELOPMENT STANDARDS

Requirement by Zoning District

Note: (1) The measurement is to be taken from the back of a publicly or privately maintained street or sidewalk. However, it should be noted that in certain cases, the city's right-of-way may extend further than the edge of the street or sidewalk. In these cases, the city maintains its property rights over such right-of-way and all rights and privileges included therein. The property owner is required to verify the boundaries of the public right-of-way prior to any construction activity.

B. Clear Vision Triangle, Residential. A clear vision triangle is intended to provide clear vision for vehicular and pedestrian traffic. The following standards shall apply to the installation of structures on corner parcels:

1. On a corner parcel, no fence, wall, hedge, sign or other structure, shrubbery, mounds of earth, or other visual obstruction over thirty-six inches in height above the top of the existing roadway shall be erected, placed, planted, or allowed to grow within a residential clear vision triangle (see definition).

The foregoing provision shall not apply to public utility poles; trees trimmed (to the trunk) to a line at least eight feet above the elevation of the intersection; saplings or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave, at all seasons, a clear and unobstructed crossview; supporting members of appurtenances to permanent structures existing on the date that this section becomes effective; and official warning signs or signals.

C. Manufactured Homes. Manufactured homes are permitted in residential zones provided they meet the following architectural standards:

1. The manufactured home shall be covered with exterior material customarily used on conventional dwellings within the subdivision. The exterior covering material shall extend to the ground as close to grade as allowed by the manufacturer's recommendation;

2. The manufactured home shall have a minimum of sixteen-inch roof overhangs and roofing material on the manufactured home shall be compatible with other dwellings existing in the area and shall consist of materials customarily used on conventional dwellings. The roof shall have a minimum two and a half in twelve pitch.

3. All mobile and manufactured homes erected in the City of Portola must be placed on a foundation approved by the city building inspector, as provided in Chapter 15.20 of the Portola Municipal Code.

D. Residential Subdivisions. A design review permit (DRP) for residential subdivisions shall be obtained if the project development involves more than four units. The DRP shall be obtained concurrently with, or following the processing of an application for, a tentative residential subdivision map. The approving authority for a design review permit is the planning commission. Issuance of the DRP indicates that the planning commission has reviewed and approved all aspects of the design of the subdivision, including but not limited to, parking, streets, landscaping, lighting, and home design.

E. Emergency Shelter Standards and Definition. It is the purpose of this section to prescribe standards and regulations for the establishment and ongoing regulations for the establishment and ongoing operation of emergency shelters. An emergency shelter is defined as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person in compliance with this chapter. No individual or household may be denied emergency shelter because of inability to pay.

1. Development Standards. Prior to commencing operations the emergency shelter shall meet the following:

a. No emergency shelter shall be located within three hundred feet of any other emergency shelter.

b. An emergency shelter shall not exceed twelve occupants, including staff.

c. Any residents stay shall not exceed six consecutive months.

d. Every emergency shelter shall comply with all development standards of the zoning district in which it is located except as modified by these standards.

e. Every emergency shelter shall provide off-street parking in accordance with Chapter 17.40.

f. There shall be an adequate waiting area inside the building so that prospective and current residents are not required to wait on the sidewalk or in a public right-of-way.

g. Security shall be provided on-site during hours of operation.

h. On-site management shall be present at all times while residents are present at the shelter.

i. Emergency Shelters shall comply with all sections of Title 15, Building and Construction.

2. Prior to the issuance of a building permit, the emergency shelter shall provide in writing a written management plan, outlining compliance with the above (at a minimum).

3. A business license is required to operate an emergency shelter. Prior to the issuance of a business license, the emergency shelter shall provide a management plan, outlining compliance with the above (at a minimum).

4. A business license shall only be issued to an individual operator and not to the emergency shelter in general. Each new operator shall comply with the above standards.

F. Transitional Housing Standards and Definition. It is the purpose of this section to prescribe standards and regulations for the establishment and ongoing regulations and operation of transitional housing. Transitional housing is defined as a building configured as rental housing, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point of time, which shall be no less than six months. The housing may be single-family or multi-family.

1. Transitional housing shall comply with all development standards of the zoning district in which it is located except as modified by these standards.

2. Transitional housing shall comply with all sections of Title 15, Building and Construction.

3. Transitional housing shall be identified to the city upon operations, and/or building of a new transitional housing unit.

(Ord. No. 352, § 1, 11-28-2018; Ord. No. 350, § 1, 5-9-2018; Ord. 304 § 1, 2003; Ord. 289 § 2 (Exh. A (part)), 2002)