Chapter 19.10 — RESIDENTIAL ZONES

This chapter provides regulations applicable to primary uses in the residential zoning districts established by Section 19.06.010 (Zoning districts established). The residential zoning districts are as follows:

• A. Single-Family Residential (R1) District. The R-1, single-family residential district is intended for detached, single-family homes and similar and related uses inclusive of half-plexes.

• B. Small Lot Residential (RS) District. The R-S, small lot residential district is intended to allow either attached or detached single-family dwellings, and similar and related compatible uses.

• C. Two-Family Residential (R2) District. The R-2, two-family residential district is intended to allow two dwellings per lot, either detached single-family dwellings or duplexes, and similar and related compatible uses.

• D. Multi-Family Housing (R3) District. The R-3, multi-family housing district is intended for a range of high density and multiple-family housing. The types of land use intended for the R-3

zoning district include apartments, condominiums, townhomes, small lot cluster housing, and similar and related compatible uses.

• E. Residential Mixed Use (RMU) District. The residential mixed-use district is intended to promote a variety of residential uses/dwelling types and the flexible citing of uses that are typically considered to be compatible with residential development. The RMU zoning district establishes a mix of uses, through the use of overlay zones, to ensure that different residential uses and densities will be successfully integrated into desirable, cohesive residential neighborhoods. The RMU zoning district shall always be applied in conjunction with either the DS (Development Standards) or SA (Special Area) overlay zones. (Also see Chapter 19.18 .)

• (Ord. 5428 § 1, 2014; Ord. 6198 § 1, 2020)

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. Conditionally permitted use, designated as "CUP"; and

• C. Administratively permitted use, designated as "A."

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

Notes:

• (1) Accessory dwelling/junior accessory dwelling units are only permitted within areas zoned to allow single-family, two-family or multi-family residential use and must be located on a lot that contains an existing or proposed single-family, two-family or multi-family dwelling unit as defined in Sections 19.08.080(F)(1) and (F)(2) (Residential Use Types). See Chapter 19.60 for additional accessory dwelling/junior accessory dwelling unit regulations.

• (2) See Chapter 19.46 for large family day care home regulations.

• (3) See Chapter 19.55 for power generating facilities requirements.

• (4) See Chapter 19.34 for antennas and communications facilities requirements.

• (5) Transitional housing and supportive housing are considered residential use types and are permitted (P) where residential uses are permitted (P) or conditionally permitted (CUP). For supportive housing the total floor area dedicated to administrative office space shall not exceed 25% of the total floor area and must provide the minimum supportive services/service area defined in Government Code Section 65651 , as may be amended from time to time.

  • (6) Short-term rentals are only permitted in a single-family dwelling unit. See Chapter 4.25 for additional short-term rental requirements.

  • (7) A long-term care facility which serves six or fewer persons shall be considered a residential use of the property.

• (8) Low-barrier navigation centers are exempt from a Design Review Permit.

• (Ord. 5428 § 1, 2014; Ord. 5974 § 7, 2018; Ord. 6198 § 1, 2020; Ord. 6538 § 4, 2022; Ord. 6954, 6/18/2025)

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

Notes:

Notes:

and 19.78.020 . Excludes accessory dwelling units complying with the standards identified in Chapter 19.60 (Accessory Dwelling Units).

• (13) Parcels created through the exercise of the ministerial multi-family map provisions of Chapter 18.05 are limited to the number of units permitted by Government Code Section 66499.41 , as may be amended from time to time, and are not permitted accessory dwelling units or junior accessory dwelling units.

• B. Clear Vision Triangle, Residential. The following standards shall apply to the installation of structures on corner parcels:

  1. On a corner parcel, no fence, wall, sign or other structure, mounds of earth, or other visual obstruction over 36 inches in height above the top of the existing or planned curb elevation shall be erected or placed within a residential clear vision triangle (see Chapter 19.95 , Definitions).

  2. 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 cross view; supporting members of appurtenances to permanent structures existing on the date that the ordinance codified in this section becomes effective; and official warning signs or signals.

• C. Exceptions to Height Limits. Notwithstanding the requirements of subsection A , the following structures are permitted to exceed the maximum height limits, as follows:

Architectural features, mechanical equipment, chimneys, vents, and other architectural or mechanical appurtenances on buildings may be a maximum of 15 percent higher than the height limit of the applicable zone.

• D. Exceptions to Setbacks. Notwithstanding the requirements of subsection A , the following structures are permitted to encroach into the required development setbacks, as follows:

  1. Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces and similar features, but not any flat wall or addition creating living space, may encroach up to two feet into any required setback.

  2. Covered, unenclosed projections attached to the primary structure may encroach up to six feet into any front yard setback.

• E. 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 16-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 2 1/2 in 12 pitch.

• F. Landscaping Requirements in Setback Areas.

1. Single-Family and Two-Family Dwellings—Front Yard and Street Side Yard Setbacks.

   • a. Setback Area Paving Restrictions. A maximum of 50 percent of the required front yard setback may be paved for off-street parking, driveways, walkways, or uncovered patio use. A maximum of 50 percent of the required street side yard setback may be paved for off-street parking, driveways, walkways, or uncovered patio use; however, this

maximum limitation does not apply to that portion of the street side yard located behind a fence that is in compliance with the street side fence requirements set forth in Chapter 19.22 of this code. These requirements may be modified with approval of a Design Review Permit for Residential Subdivision (DRRS), as provided for in Article V of this title.

  - b. Landscape and Maintenance Requirements. The unpaved portion of a front yard setback and street side yard setback shall be landscaped, irrigated, and maintained. The landscape shall include grass, annuals, perennials, groundcover, shrubs, trees, or other living vegetation. Synthetic grass or artificial turf may be used if it is permeable and has a minimum pile height of 1.25 inches. Design elements like planters, rocks, mulch, or similar elements are permitted when integrated as part of the landscape. All landscaping materials shall be mowed, trimmed, and maintained as often as necessary to prevent overgrowth and blight. No junk, debris, or other similar materials shall be stored in the landscaped setback area. 

  - c. Height Restrictions for Landscaping Located in the Clear Vision Triangle. All landscaping located within the clear vision triangle for corner lots, as defined in Section **19.95.030** of this Code, shall not exceed three feet in height, except that trees exceeding three feet in height are allowed if the tree is maintained free of branches eight feet above the curb grade. 

  - d. Vehicle Parking Requirements. Vehicles, including, without limitation, automobiles, boats, campers, trailers, and other recreational vehicles, must be parked on a paved surface, as provided for in Section **11.20.110** of this code. Vehicles shall not be parked within the landscaped setback area.

2. Multi-Family Dwellings (Three or More Residential Units)—Front Yard and Street Side Yard Set-backs. All minimum front yard and street side yard setbacks shall be landscaped, irrigated and maintained with primarily low ground cover or turf. The landscape shall include grass, annuals, perennials, groundcover, shrubs, trees, or other living vegetation. Synthetic grass or artificial turf may be used if it is permeable and has a minimum pile height of 1.25 inches. Design elements like planters, rocks, mulch, or similar elements are permitted when integrated as part of the landscape. All landscaping materials shall be mowed, trimmed, and maintained as often as necessary to prevent overgrowth and blight. No junk, debris, or other similar materials shall be stored in the landscaped setback area. Driveways and uncovered walkways are permitted to cross over the required front yard and street side yard setback. The required front yard and street side yard setbacks may not be paved for parking or patio areas.

• G. Criteria for Two Residential Units in Single-Family Zones. The City’s single-family zones are R1 and RS. Parcels in single-family zones are permitted one residential unit, and may have a second residential unit subject to the following criteria and restrictions:

  1. Demolition or Alteration of Existing Housing. The housing development shall not require demolition or alteration of housing:

     • a. Subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;

     • b. Subject to any form of rent or price control through a public entity’s valid exercise of its police power;

     • c. That has been occupied by a tenant at any time within the past three years.

Demolition or alteration is permitted if none of the above conditions apply.

2. Use Restrictions.

   • a. Short-Term Rentals. Residential units constructed pursuant to this section may not be rented for a period of less than 31 consecutive calendar days. Accordingly, short-term rentals, as authorized pursuant to Chapter 4.25 (Short-Term Rentals), are not permitted for residential units constructed pursuant to this section.

   • b. Accessory Dwelling Units/Junior Accessory Dwelling Units. An accessory dwelling unit and/or junior accessory dwelling shall not be permitted on parcels that have used this section to build two residential units and which are the result of a parcel map pursuant to Municipal Code Chapter 18.05 .

   • c. Use Classification. Whether they are detached or attached, residential units constructed pursuant to this section shall be considered single-family buildings.

3. Development Standards. The new structure(s) shall be consistent with the development standards of the zone district in which they are located, except:

• a. Parking Requirements. No off-street parking shall be required for new residential units constructed pursuant to this section if the parcel is located within ½ mile walking distance of either a high-quality transit corridor as defined in Public Resources Code Section 21155(b) , as may be amended from time to time; or a major transit stop, as defined in Public Resources Code Section 21064.3 , as may be amended from time to time; or if there is a car share vehicle located within one block of the parcel. In all other cases, new residential units constructed pursuant to this section shall provide a minimum of one off-street parking space. Off-street parking shall be designed consistent with the requirements of Section 19.26.040 .

  • b. Setbacks. No setback shall be required for conversion of an existing structure or a structure constructed in the same location (i.e. footprint) and to the same or smaller dimensions as an existing structure. In all other cases, a setback of four feet from the side and rear lot lines shall be required for new residential units constructed pursuant to this section, including any garages, porches, decks, balconies, stairs, and patios which are attached to and for the use of the residential unit.

  • c. Waivers. Notwithstanding anything to the contrary contained within this section, a development standard applicable to the zone district in which the proposed residential units are located shall be waived if application of the standard would physically preclude either of the two residential units from being at least 800 square feet in floor area.

4. Site Limitations or Restrictions. To qualify for a second residential unit, a parcel shall meet the following criteria:

   • a. The parcel shall satisfy the requirements specified in Government Code Section 65913.4(a)(6)(B) to (K) , as may be amended from time to time, including, but not limited to, not being within a special flood hazard area, a regulatory floodway, and/or a habitat for protected species.

   • b. Government Code Section 7060 et seq., as may be amended from time to time, to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application.

   • c. The parcel shall not be located within a historic district or property included on the State Historic Resources Inventory, as defined in Public Resources Code Section 5020.1 , as may be amended from time to time, or listed as a City or county landmark or historic property or district pursuant to a City ordinance.

5. Reasons for Denial of Permit. A building permit for a second residential unit or two new residential units, pursuant to this section, shall be denied by written findings of the building official where, based on a preponderance of the evidence, the building official has

determined the housing development would have a specific, adverse impact as defined and determined in Government Code Section 65589.5(d)(2) , as may be amended from time to time, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

(Ord. 5428 § 1, 2014; Ord. 5663 § 3, 2016; Ord. 5974 § 8, 2018; Ord. 6198 § 1, 2020; Ord. 6476 § 1, 2022; Ord. 6538 § 5, 2022; Ord. 6829, 6/19/2024)

• A. Residential Design Standards. In addition to the residential zone development standards listed above, the following supplemental design standards apply in all residential small lot (RS) districts:

  1. Front Yard Stagger. None required, but optional per unit design.

  2. Stagger for Third Car Garage. Two feet between third car bay and two-car garage.

  3. Two-Story Unit Mix. No limit.

  4. Separation Between Second Story Elements. A minimum of 10 feet shall be provided between second story elements of adjacent two-story dwellings.

  5. Building Exterior. Architectural treatment shall be applied to all elevations of a building. At a minimum, all doors, windows and other wall openings shall be trimmed consistent with the architectural style. Panelized windows or other architectural treatment shall be used on all garage doors.

• B. Exceptions. The supplemental design standards as listed above may be modified, expanded or eliminated through the approval of a Design Review Permit for Residential Subdivision (DRRS), as provided for in Article V of this title.

• C. Expiration of Supplemental Design Standards Requirements. Supplemental design standards requirements do not apply to any residential dwelling unit that has received a final occupancy permit, unless a Design Review Permit for residential subdivision specifies a different (longer) term.

• (Ord. 5428 § 1, 2014)

• A. Applicability. Design review shall be required for compact residential development projects that qualify under either of the following:

  1. Attached or detached single-family housing units on property with a General Plan land use designation of medium density residential or higher (seven dwelling units per acre or higher, as depicted on the General Plan Land Use Map) (except for properties within the Downtown Specific Plan area or additions, remodels, or new detached or attached dwelling unit(s) on properties with an existing residential dwelling unit that is not associated with a request for subdivision); or

  2. Residential projects of any density on a parcel or parcels zoned small lot residential (RS) where modifications to the RS supplemental design standards are requested.

• B. Approvals Required. Compact residential development projects shall require approval of a Design Review Permit for Residential Subdivision (DRRS). The Approving Authority for a DRRS shall be the Planning Commission or as otherwise provided in Section 19.74.010(D) .

• C. Exceptions. The residential development standards identified in Section 19.10.030(A) applying to compact residential development projects may be modified, expanded, or eliminated through the approval of a Design Review Permit for Residential Subdivision (DRRS), as provided for in Article V of this title.

• D. Modification. Modifications to a DRRS previously approved by the Planning Commission may be approved by the Planning Manager, pursuant to the requirements of Section 19.76.180 .

• (Ord. 5428 § 1, 2014; Ord. 6538 § 6, 2022)