Chapter 18.42 — MULTIPLE-FAMILY (MF) ZONE

The purpose of the MF zone is to provide for the development of medium and high density multiplefamily projects, to ensure that such development is compatible with contiguous uses, to encourage well-planned neighborhoods through creative and imaginative site planning and to ensure integrated design and unified control of design.

(Ord. 965 § 2, 1992; Ord. 1301, 12/12/2023)

Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses. All uses shall be subject to the property development standards set forth in this chapter.

• A. Primary Uses.

  1. Single-family dwelling, when located on lots which comply with the minimum lot area requirements of the SF-7500 zone.

  2. Apartments, condominiums, townhouses and similar multiple-family developments, when located on sites identified in the city's housing element for the 2021 to 2029 Planning Period. Such developments shall be allowed by right pursuant to Government Code Section 65583.2 , Subdivisions (c), (h) and (i). For this purpose, "by-right" means that the city shall not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a "project" for purposes of Division 13 (commencing with Section 21000 ) of the Public Resources Code.

• B. Incidental Uses.

  1. Home occupations.

2. Household pets as described and regulated in Chapter 18.20 Residential Zones Generally. (Ord. 965 § 2, 1992; Ord. 1226 § 1, 2014; Ord. 1301, 12/12/2023; Ord. 1336, 4/14/2026)

The following uses shall be permitted pursuant to the provisions of Chapter 18.200 :

• A. Apartments, condominiums, townhouses and similar multiple-family developments.

• B. Churches.

  1. Day care centers, day nurseries, and nursery schools as an accessory use only.

• C. Convents.

• D. Rectories.

• E. Public utility substations.

• F. Senior citizen housing projects.

(Ord. 965 § 2, 1992; Ord. 1193 § 2, 2010; Ord. 1223 § 2, 2013; Ord. 1301, 12/12/2023; Ord. 1309, 8/27/2024)

The following density standards shall apply to all land and buildings in the MF zone:

Method of Designation. A number specifying the maximum permitted number of dwelling units per net acre in the MF zone shall be appended to the base zoning district on the official zoning map to designate the density. (Example: a multiple-family zone allowing fourteen units per net acre would show on the official zoning map as MF (14).)

(Ord. 965 § 2, 1992; Ord. 1214 § 1, 2013; Ord. 1301, 12/12/2023)

The following property development standards shall apply to all land and buildings in the MF zone:

• A. Site Area. There is no minimum site area, except as set forth for single-family dwellings in Section 18.42.020 .

• B. Ground Coverage. Maximum ground coverage shall not exceed sixty percent of the total lot or parcel area. All land covered by residential structures, parking facilities, including paved areas used for parking and vehicular access, shall be considered when computing ground coverage. Deckways, patios, patio and recreation structures and facilities shall be excluded.

• C. Building Height.

  1. No building or structure erected in this zone shall have a height greater than thirty feet or two stories, except as provided by the following:

     • a. Building height may be increased to thirty-five feet and/or three stories with the approval of a conditional use permit pursuant to Chapter 18.200 when each of the following findings is made:

       • i. The architectural and site design of the project is enhanced by allowing the additional height;

       • ii. A sloping or pitched roof design, rather than a flat roof design, is used;

       • iii. The appearance of height and associated mass and bulk is mitigated by appropriate building and site design features.

     • b. A steeple, spire or other similar projection above a building used primarily for religious purposes may extend the total height of the structure and steeple, spire or other similar projection as high as forty feet, provided that the height of the steeple, spire or other similar projections shall be harmonious in design with the building or structure and with the surrounding neighborhood. Such increase in height shall be approved by the review authority in accordance with Chapter 18.12 of this title.

  2. Where a building or structure is erected on sloping terrain having a gradient of twenty-five percent or greater, the height of the building or structure shall be measured from the highest adjoining ground surface level at the base of the building or structure.

• D. Yards.

  1. Front. There shall be a front yard setback of not less than twenty feet.

  2. Side. Side yard setbacks shall be as follows:

     • a. When multifamily structure is adjacent to properties zoned for single-family use: fifteen feet for single story and twenty feet for the second or third story.

     • b. When multifamily structure is not adjacent to properties zoned for single-family use: fifteen feet.

     • c. When side yard is contiguous to a public street: fifteen feet.

  3. Rear. The minimum rear yard shall be twenty feet. Vehicular access, open parking or storage for recreational vehicles may be provided within a rear yard and, in such event, the setback shall be thirty feet; ten feet of such yard nearest the property line shall be landscaped. Said ten feet may be reduced to not less than five feet with the approval of a conditional use permit.

• E. Projections into Rear or Side Yards.

1. Garages or carports may be located on side or rear property lines except when the yard is contiguous to a single-family residential zone or adjacent to a street.

   2. Eaves, balconies, patio roofs and exterior stairways may project not more than fifty percent into the required yard.

   3. Fireplaces may project not more than twenty-four inches.

• F. Distance Between Buildings. The minimum distance between buildings shall be as follows:

  1. Front to front: thirty feet.

  2. Front to side/rear: twenty feet.

  3. Other: fifteen feet.

For the purpose of this section, "front" means that wall which contains the primary entry to the unit.

• G. Open Space Areas. A minimum of five hundred square feet per unit shall be maintained as open space area for common use among residents.

  1. Open space areas shall be conveniently located and easily accessible from all dwelling units.

  2. At least fifty percent of the open space area must be provided as a contiguous space which must measure at least fifteen feet in any given direction.

  3. Open space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such improvements do not exceed more than fifty percent of the required open green area for lots up to fifteen thousand square feet, and not more than twenty-five percent for lots over fifteen thousand square feet.

  4. When a development includes one or more units containing more than two bedrooms, a portion of the open green area required by this chapter shall be improved with playground

equipment intended specifically for use by children. The size, location and design of said area shall be established in conjunction with the project approval.

5. Open green areas shall not include streets, vehicle parking areas or accessways; distance between buildings of less than ten feet, or required yard setbacks, except that side and/or rear yard setbacks may be included with the approval of a conditional use permit when the following findings are made:

   • a. The side and/or rear yards are designed to create usable open green areas.

   • b. The overall site design is enhanced by allowing the use of the setbacks as open green areas.

• H. Utilities.

  1. All utility services shall be installed underground.

  2. For condominiums and other multiple-family projects with individual ownership, each unit shall have individual water, sewer and utility connections and each utility that is consumed within the unit shall be separately metered and/or have a separate lateral, as appropriate.

• I. Landscaping.

  1. All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect. Landscaping shall be maintained by an electric remote-control automatic sprinkler system and kept weeded and disease-free.

  2. In all cases, there shall be a minimum of five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities.

• J. Refuse Storage. All outdoor trash, garbage and refuse storage shall be screened on all sides from view by a minimum six-foot-high decorative concrete block or masonry wall and the opening provided with a durable wood or metal gate. The inside dimensions of such enclosure shall be determined by public works. They shall be provided with hose bibs for maintenance and shall be of adequate number and be conveniently located for all units. Additional requirements to accommodate recycling facilities may be required.

• K. Building Length. No building shall exceed a length of one hundred fifty feet.

• L. Lighting. All lighting of the buildings, landscape areas and storage areas shall be placed so as to not reflect onto adjoining properties. When necessary, a detailed lighting plan may be required.

• M. Mechanical Equipment. All ground mechanical equipment shall be screened behind a permanent structure. All rooftop mechanical equipment shall be completely screened by architectural components integral to the design of the building.

• N. Off-Street Parking. The provisions of Chapter 18.156 shall apply.

• O. Signs. The provisions of Chapter 18.152 shall apply.

• P. Laundry Facilities. When laundry facilities are not provided in each unit, such facilities shall be provided within a totally enclosed permanent building, convenient to all units, and provided with automatic washers and dryers.

• Q. Fences and Walls.

  1. Required. Where an MF zone abuts a single-family residential zone, there shall be a decorative masonry wall not less than six feet in height erected along and adjacent to the

property line, except that such wall shall be reduced to not more than forty-two inches in height, or may be eliminated, in any required yard abutting a street.

2. Permitted. Fences, walls and retaining walls not greater than six feet in height shall be permitted on or within all rear and side property lines on interior lots and corner lots when abutting a street, on or to the rear of all front setback lines.

18F

(Ord. 965 § 2, 1992; Ord. 995 § 1, 1993; Ord. 1072 § 7, 1997; Ord. 1193 § 2, 2010; Ord. 1301, 12/12/2023; Ord. 1324, 6/10/2025)

Before any building or structure is erected in this zone, a development plan shall have been submitted and approved in accordance with the provisions of Chapter 18.12 . (Ord. 965 § 2, 1992; Ord. 1301, 12/12/2023)