§ 17.36

Lot area shall be not less than seven thousand two hundred (7,200) square feet. The minimum lot area shall be determined by excluding that portion of a lot that is used solely for access to the portion of a lot used as a building site.

(Ord. 348.3828, 1998; Ord. 348 § 7.3)

The front yard shall be not less than twenty (20) feet, measured from the existing street line or from any future street line as shown on any specific plan of highways, whichever is nearer the proposed structure.

(Ord. 348.3828, 1998; Ord. 348 § 7.4)

Side yards on interior and through lots shall be not less than ten (10) percent of the width of the lot, but not less than three feet in width in any event, and need not exceed a width of five feet. Side yards on corner and reversed corner lots shall be not less than ten (10) feet from the existing street line or from any future street line as shown on any specific plan of highways, whichever is nearer the proposed structure, upon which the main building sides, except that where the lot is less than fifty (50) feet wide the yard need not exceed twenty (20) percent of the width of the lot.

(Ord. 348.3828, 1998; Ord. 348 § 7.5)

The rear yard shall not be less than ten (10) feet.

(Ord. 348.3828, 1998; Ord. 348 § 7.6)

In no case shall more than sixty (60) percent of any lot be covered by buildings.

(Ord. 348, § 7.7)

Automobile storage space shall be provided as required by Chapter 17.188.

(Ord. 348, § 7.8)

No two-story main building shall be closer than fifteen (15) feet to any other main building on the same lot and no one-story building shall be closer than ten (10) feet to any other one-story main building on the same lot.

(Ord. 348, § 7.9)

Every main building hereafter erected or structurally altered shall have a lot or building site area of not less than two thousand five hundred (2,500) square feet for each dwelling unit in such main building.

(Ord. 348, § 7.10)

17.36.110 - Restricted single-family residential subdivisions.

A.

Development Objective. The development objective of this section is to facilitate single-family residential subdivision projects which exhibit excellence in design and in the provision of housing opportunities through an integration of site planning, subdivision design, and housing development. It is envisioned that the site plans for these developments will be determined through a thorough analysis of a project site in terms of its constraints, opportunities, grading requirements, area characteristics, the requirements of the county general plan, and other county ordinances governing the development of land.

Projects developed pursuant to this section are expected to:

1.

Provide for the placement of dwellings on individual lots so as to create variety in the street scene and to balance the distribution of height and bulk of individual dwellings relative to other dwellings and their location in the subdivision, and to provide for superior subdivision design and livability through the location and arrangement of lots, and in the design of streets through the use of short cul-de-sac and/or curvilinear streets in preference to straight or rectangular grid interior street patterns;

2.

Provide for a basic level of usable and total open space, both on individual lots and throughout a subdivision, so as to meet the needs of project residents;

3.

Result in residential communities which offer a variety of housing opportunities and provide for diversity in design through careful attention to house designs, floor plans, street scenes, architecture, including the visual impact of garages and placement of mechanical equipment, fencing and landscaping.

B.

Allowable Density. The allowable density of a project will be determined by the physical and service constraints of the property and the area in which the property is located; the planning goals, objectives,

policies and standards of the county general plan; and, the development standards of this section and other county ordinances.

C.

Design Guidelines.

1.

Wherever development objectives are identified in this section, or wherever design-oriented objectives are specified under minimum development standards, those objectives shall be implemented in conjunction with design guidelines adopted by the board of supervisors.

2.

The planning director shall develop, prepare and keep current a design guidelines manual for adoption by resolution of the board of supervisors and shall, when appropriate, recommend amendments to the manual for adoption by the board.

D.

Filing Requirements.

1.

The following information shall be filed in conjunction with a restricted single-family development filed pursuant to this section:

a.

An application for a land division pursuant to county Ordinance No. 460;

b.

If the application is intended to implement an adopted specific plan of land use, a statement shall be filed specifying how the specific plan is being implemented through the project;

c.

A comprehensive site plan, conceptual grading plan and tentative subdivision map, based upon a contour interval no greater than four feet, showing the following in addition to the requirements of county Ordinance No. 460:

i.

Proposed lots including lot lines and proposed easement lines, if any,

ii.

Building footprints,

iii.

Floor plan assignments,

iv.

Proposed setbacks,

v.

Pad elevations, street grades and all cut and fill slopes in excess of one foot in vertical height;

d.

The following separate tabulations shall be provided:

i.

The mix of floor plans,

ii.

The lot/building calculations for each lot in the project as follows:

(A)

Lot area,

(B)

Lot pad area,

(C)

Building footprint area,

(D)

Percentage lot coverage,

(E)

Lot width,

(F)

Front setback,

(G)

Area defined by subsection (F)(2)(f) of this section,

(H)

Usable rear yard depth,

(I)

Usable rear yard area,

(J)

Usable rear-oriented side yards are no less than ten (10) usable feet in width,

(K)

Total rear yard area,

(L)

Total rear-oriented side yard areas where the side yards are no less than ten (10) feet in width,

iii.

The total gross project area, total net project area, net area devoted to streets and net area devoted to lot purposes;

e.

A fencing plan including details of proposed materials to be used;

f.

Dimensioned conceptual floor plans and elevations, including details of proposed materials for elevations, and square-footage and heights of individual units;

g.

Proposed phasing plan showing the planned sequence of subdivision map recordation and development.

2.

The following additional requirements shall apply to applications filed pursuant to this section:

a.

All necessary information shall be filed in order for the project to be environmentally evaluated in accordance with the Riverside County general plan, the California Environment Quality Act (CEQA), and the Riverside County Rules to Implement CEQA.

b.

Eight and one-half inches by eleven (11) inches reduction transparencies of all exhibits and maps shall be provided.

c.

The scale of the site plan and all the same with a minimum scale of one inch equals forty (40) feet. In situations where the required forty (40) foot scale maps would involve preparation of multiple sheets to accommodate an entire project, composite reductions on a single sheet may be submitted in order to facilitate distribution to affected agencies.

d.

A pre-application conference with the planning department shall be encouraged to be held to review a proposed application prior to actual filing.

E.

Complete Application.

1.

An application shall not be deemed complete until a determination is made by the planning director that all necessary information has been submitted.

2.

The planning director may waive the filing of any information determined to be unnecessary or not applicable with the exception of the required land division application.

F.

Minimum Development Standards. One-family dwellings developed as restricted single-family residential subdivisions shall comply with the following minimum development standards:

1.

Site Development Standards.

a.

Lots shall have a minimum width of forty (40) feet measured along the twenty-two (22) foot average building setback line; provided, however, that lots situated along street knuckles and cul-de-sac bulbs shall have not less than twenty (20) feet of frontage measured along the face of curb.

b.

Lots situated along collector roadways shall have a minimum width of fifty (50) feet measured along the twenty-two (22) foot average building setback line.

c.

New property lines shall be located at the tops of slopes except along street rights-of-way where the standards of county Ordinance No. 461 shall apply and in zero lot line situations.

d.

Side yard manufactured slopes shall not exceed a maximum of ten (10) feet in vertical height in side yard areas between dwelling units; provided, however, dwellings may be set back from the toes of slopes which exceed ten (10) feet in vertical height by one foot for each foot of vertical slope height, and from the tops of such slopes by one-half foot for each foot of vertical slope height. In no case shall the setbacks from a toes and tops of slopes be less than that required by county Ordinance No. 457.

e.

Front yards shall have a minimum average depth of twenty-two (22) feet throughout the project. Dwellings may be located no closer than eighteen (18) feet to the front property line in order to achieve variety in front yard setbacks, provided the minimum average setback is maintained, and further provided that no garages are situated closer than thirty (30) feet to the face of curb.

f.

Side yards shall not be less than five feet except that street side yards of corner lots shall be a minimum of ten (10) feet for single-story dwellings and fifteen (15) feet for multistory dwellings.

g.

Building separation between dwelling units shall not be less than ten (10) feet for dwellings up to twentyeight (28) feet in overall height. Building separation shall be increased by one foot for each foot by which any adjoining building exceeds twenty-eight (28) feet in overall height. Attached garages may encroach a maximum of five feet into the required building separation, provided no living portions of adjoining dwellings encroach into the required building separation and provided building separation, between structures is not reduced below ten (10) feet. "Building separation" means the distance between the structural portions of adjoining dwellings as measured from that point where the dwellings are nearest; provided, however, that a yard encroachment permitted under section 17.172.140 shall not be considered a structural portion for the determination of building separation.

h.

Side yards shall be a minimum of twenty-five (25) feet for lots which have side yards adjacent to streets with a planned width of one hundred ten (110) feet or greater, state highways, or freeways.

i.

Rear yards shall be a minimum of forty (40) feet for lots which have rear yards adjacent to streets with a planned width of one hundred ten (110) feet or greater, state highways, or freeways.

j.

Interior side yards may be reduced to accommodate zero lot line or common wall situations, except that, in no case shall the reduction in side yard areas reduce the required separation between detached structures.

2.

Open Space Development Standards.

a.

Lot coverage by all main buildings and necessary structures shall not exceed forty (40) percent of the net area of a lot.

b.

Rear yards throughout the project shall have a minimum average depth of twenty-five (25) feet to the rear property line or toe or top of any manufactured slope, whichever is nearer to the rear of the dwelling, but not less than twenty (20) feet in any case.

c.

Each rear yard shall contain a minimum of one thousand (1,000) square feet of usable area where usable area is defined as lot pad area exclusive of any manufactured slopes.

d.

Total usable project open space contained within rear yards and rear-oriented portions of side yards of no less than ten (10) usable feet in width shall average not less than two thousand (2,000) square feet per lot. For purposes of this section, a "rear-oriented side yard" is a side yard which is either substantially a continuation of the rear yard by virtue of irregularly shaped rear and side yards, or which by virtue of the floor plan of the dwelling is designed to be an integral part of the indoor and outdoor living environment of the dwelling and lot.

e.

Total usable project open space contained within rear yards and rear-oriented portions of side yards of no less than ten (10) feet in width may be reduced to an average of not less than one thousand six hundred (1,600) square feet per lot if total project open-space contained within the rear yards of individual lots and rear-oriented side yards of no less than ten (10) feet in width is not less than forty (40) percent of the net area of a project devoted to residential lot purposes.

f.

In all cases where the front yard setback of a dwelling exceeds twenty-two (22) feet, the area defined by the product of the footage by which the setback exceeds twenty-two (22) feet and the width of the lot may be counted toward the project's open space requirements specified in subdivisions (2)(d) and (e) of this subsection.

g.

The requirements in subdivisions (2)(d) and (e) of this subsection shall be satisfied for the project as a whole and each phase of the project if the project is to be recorded in phases. Nothing in subdivisions (2)(d) and (e) of this subsection, however, shall prohibit individual homeowners from constructing structural additions or accessory structures on individual lots.

Housing Development Standards.

a.

Two enclosed off-street parking spaces shall be required for each dwelling unit, notwithstanding the provisions of Chapter 17.188. All driveways shall be concrete paved.

b.

All dwellings shall comply with the requirements of section 17.172.070, except that no multistory dwellings shall contain less than one thousand one hundred (1,100) square feet of total living area.

c.

Projects shall provide a range of dwelling unit sizes and floor plans developed in concert with the scale of the project. A minimum of one floor plan shall be provided for each sixty (60) dwelling units, or fraction thereof, in a proposed project, except that in no case shall less than three floor plans be provided for any individual project.

d.

Projects shall provide a variety of dwelling elevations developed in concert with the scale of the project. A minimum of one elevation shall be provided for each fifteen (15) dwelling units, or fraction thereof, in a proposed project, except that in no case shall less than six elevations be provided for any individual project.

e.

Dwellings situated on lots which take access from a collector roadway (sixty-six (66) foot right-of-way) shall either have garages setback deeper from the street than the front of the dwelling, but not less than thirty (30) feet from the face of curb, or be designed with swing in (side oriented) garage entries.

f.

Fencing, from building to building, parallel to the street, shall be provided in all side yard areas between dwelling units.

g.

The heights and construction of all reverse frontage walls shall be determined through an acoustical study of the forecasted noise environment, but shall not be less than six feet in height from the finished grade of the lot in any case.

h.

Dwellings and structures shall not exceed forty (40) feet in overall height.

i.

The number of dwelling units in one residential building shall not exceed two.

G.

Final Plan of Development.

1.

No final subdivision map shall be recorded pursuant to this section until such time as a final site plan has been submitted to and approved by the planning director. The final site plan shall show all lots, building footprints, setbacks, yard spaces, floor plans and elevations, and such additional information as deemed necessary by the planning director to determine that the final site plan conforms to this section and the final site plan approved in conjunction with the tentative subdivision map for the property.

2.

Nonsubstantial adjustments to an approved project's design including setbacks, floor plans, and elevations are permitted subject to the approval of the planning director or the approval of a minor change pursuant to county Ordinance No. 460. Changes determined to be substantial by the planning director including changes in concept and product type, shall be submitted for review in accordance with the provisions of county Ordinance No. 460 governing minor changes and revised tentative maps.

elevations are permitted subject to the approval of the planning director or the approval of a minor change pursuant to county Ordinance No. 460. Changes determined to be substantial by the planning director including changes in concept and product type, shall be submitted for review in accordance with the provisions of county Ordinance No. 460 governing minor changes and revised tentative maps.

(Ord. 348.3857, 1999; Ord. 348.3828, 1998; Ord. 348.2510, 1985; Ord. 348.2414, 1984; Ord. 348.2342, 1984; Ord. 348.2140, 1982; Ord. 348.1664, 1978; Ord. 348.1327, 1974; Ord. 348.1201, 1973; Ord. 348.777, 1970; Ord. 348 § 7.11)

Chapter 17.40 - R-2A LIMITED MULTIPLE-FAMILY DWELLING ZONE

Sections: