Chapter 30.20 — RESIDENTIAL ZONES

The specific purposes of the Residential Zones are to:

• A. Preserve, protect, and enhance the character of the City's different residential neighborhoods.

• B. Provide for a full range of housing options to suit the spectrum of individual lifestyles and space needs and ensure continued availability of the range of housing opportunities necessary to meet the needs of all segments of the community consistent with the General Plan.

• C. Ensure adequate light, air, and open space for each residence, enhance livability, and develop and sustain a suitable residential environment.

• D. Ensure that the scale and design of new development and alterations to existing structures are compatible with the scale, mass, and character of their neighborhoods.

• E. Provide sites for public, semi-public, and neighborhood serving land uses that are appropriate in a residential environment, such as day care, schools, neighborhood markets in two-unit residential and residential multi-unit zones, and community facilities that provide goods and services to support daily life within walking distance of neighborhoods and complement surrounding residential development.

• F. Implement and provide appropriate regulations for General Plan classifications of Low Density Residential, Medium Density Residential, Medium High Density Residential, and High Density Residential.

Additional purposes of each Residential Zone follow:

1. RS Residential Single Unit. This zone is intended to provide areas for single-unit housing on individual lots at appropriate low densities of one unit per legal lot with allowances for an Accessory Dwelling Unit or Two-Unit Residential Development when certain standards are met. Designators (e.g. -25, -15) refer to minimum lot size in thousands of square feet or, in the case of RS-1A, acres. The regulations for the RS Zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods and complement surrounding residential development. Nonresidential uses are strictly limited in order to mitigate impacts associated with nonresidential uses such as: traffic, increased parking demand, light, glare, and noise.

2. R-2 Two-Unit Residential. This zone is intended to provide areas for medium-density residential where the principal use of land is for two-unit residences. Single-unit residence and garden apartment developments are also allowed. The regulations for this zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods, complement surrounding residential development, and mitigate impacts to traffic, parking demand, light, glare, and noise.

3. R-M Residential Multi-Unit. This zone is intended to provide areas for a variety of multi-unit housing types. The regulations for this zone are intended to limit activities which would be inharmonious with or injurious to the preservation and character of a residential environment. Nonresidential uses are limited to those that support daily life of neighborhoods, complement surrounding residential development, and mitigate impacts to traffic, parking demand, light, glare, and noise.

   4. R-MH Residential Multi-Unit and Hotel. This zone is intended to provide areas for a variety of multi-unit housing types. It is also the intent of this zone to allow hotels and similar establishments, including related restaurant, recreational, conference center, and other auxiliary uses primarily for use by hotel guests, while protecting the existing housing stock, and preserving the residential character of those neighborhoods that are still primarily residential. Regulations for this zone are designed to control activities of a retail nonresidential nature and those which would tend to be inharmonious with housing.

• (Ord. 6047 § 1, 2021)

Table 30.20.020, Land Use Regulations-Residential Zones, prescribes the land use regulations for Residential Zones.

Use classifications are defined in Chapter 30.295, Use Classifications. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table, or not found to be substantially similar to the uses below, are prohibited.

The table also notes additional land use regulations that apply to various uses. Numbers in parentheses refer to specific limitations listed at the end of the table. Section numbers in the right-hand column refer to other sections of this title.

TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES

"A" Allowed Use "PSP" Performance Standard Permit Required "CUP" Conditional Use Permit Required "–" Use Not Allowed "(#)" Specific Limitations at the end of the table Use Classification RS R-2 R-M R-MH Additional Regulations Residential Uses Residential Housing Types Single-Unit Residential A A A A

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TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES
"A" Allowed Use
"PSP" Performance Standard Permit Required
"CUP" Conditional Use Permit Required
"–" Use Not Allowed
"(#)" Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional Regulations
Two-Unit Residential A(8) A A A §30.185.440, Two-Unit
Residential Development
Multi-Unit Residential – A(1) A A
Special Residential Unit Types
Accessory Dwelling Unit A A A A §30.185.040, Accessory
Dwelling Units
Additional Residential Unit PSP – – – §30.185.050, Additional
Residential Unit
Caretaker Unit – – A A §30.185.120, Caretaker Unit
Garden Apartment – CUP – – §30.185.180, Garden
Apartment Developments
Planned Residential Development CUP – – – §30.185.330, Planned
Residential Development
Community Care Facilities, Residential
Care Facilities for the Elderly, and
Hospices
6 or fewer individuals A A A A §30.185.140, Community
Care Facilities, Residential
7 to 12 individuals PSP PSP PSP PSP
Care Facilities for the
More than 12 individuals CUP CUP CUP CUP Elderly, and Hospices
Family Day Care Home
Small A A A A
Large PSP PSP PSP PSP §30.185.230, Large Family
Day Care Homes
Group Residential CUP(2) CUP CUP CUP §30.185.190, Group
Residential
Home Occupation A A A A §30.185.200, Home
Occupation
Live-Work Unit Allowed subject to the highest permit level §30.185.240, Live-Work
required for any individual use or Units
component of the project.
Mobilehome Park CUP(3) CUP(3) CUP(3) CUP(3) §30.185.280, Mobilehome
and Permanent Recreational
Vehicle Parks

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TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES
"A" Allowed Use
"PSP" Performance Standard Permit Required
"CUP" Conditional Use Permit Required
"–" Use Not Allowed
"(#)" Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional Regulations
Supportive Housing §30.185.430, Transitional and Supportive Housing
Transitional Housing §30.185.430, Transitional and Supportive Housing
Public and Semi-Public Uses (4)
Cemetery CUP CUP CUP CUP
Community Assembly CUP CUP CUP CUP
Community Garden A A A A §30.185.130, Community and
Market Gardens
Cultural Institution CUP CUP CUP CUP
Day Care Center CUP CUP CUP CUP §30.185.150, Day Care
Centers
Emergency Shelter CUP CUP CUP CUP §30.185.170, Emergency
Shelter
Hospitals and Clinics – – – CUP
Park and Recreation Facility CUP CUP CUP CUP §30.185.350, Recreation
Facilities
Public Facility CUP CUP CUP CUP
Recreational Vehicle Park
Recreational Vehicle and Camping – – – CUP §30.185.320, Overnight
Parks, Overnight Recreational Vehicle or
Camping Parks
Recreational Vehicle Parks, Permanent CUP(3) CUP(3) CUP(3) CUP(3) §30.185.280, Mobilehome
and Permanent Recreational
Vehicle Parks
Schools CUP CUP CUP CUP
Skilled Nursing Facility – – – CUP
Social Service Facilities CUP(5) CUP(5) CUP(5) CUP(5)
Commercial Uses
Agriculture A A A A §30.185.070, Agriculture
Commercial Entertainment and
Recreation
Large-scale CUP(6) CUP(6) CUP(6) CUP(6) §30.185.350, Recreation
Facilities

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TABLE 30.20.020: LAND USE REGULATIONS–RESIDENTIAL ZONES
"A" Allowed Use
"PSP" Performance Standard Permit Required
"CUP" Conditional Use Permit Required
"–" Use Not Allowed
"(#)" Specific Limitations at the end of the table
Use Classification RS R-2 R-M R-MH Additional Regulations
Eating and Drinking Establishments – – – CUP(7)
Hotels and Similar Uses – – CUP A §30.185.220, Hotels and
Similar Uses
Market Garden CUP PSP PSP PSP §30.185.130, Community and
Market Gardens
Parking, Public or Private CUP CUP CUP CUP
(Nonresidential)
Retail Sales, Neighborhood Market - PSP PSP PSP §30.185.370, Retail Sales,
Neighborhood Market
Transportation, Communication, and Utilities Uses
Telecommunications Facilities §30.185.410, Telecommunications Facilities
Public Works and Utilities §30.185.340, Public Works and Utilities
Other Applicable Types
Accessory Uses and Buildings A A A A §30.185.030, Accessory Uses
and §30.140.020, Accessory
Buildings
Alcoholic Beverage Retail CUP(9) CUP(9) CUP(9) CUP(9) §30.185.075, Alcoholic
Establishments Beverage Retail
Establishments
Animal Keeping A A A A §30.185.210, Horse Keeping
and SBMC 6.08, Care and
Keeping of Animals
Cannabis Cultivation, Personal §30.185.110, Cannabis Cultivation for Personal Use
Mixed-Use Development Mixed-Use Development is allowed subject to the regulations of the
specific uses and applicable zone and permit requirements for any
individual use or component of the project.
Mobilehome §30.185.270, Mobilehomes, Recreational Vehicles, and Modular Units,
Individual Use; and §30.185.420 Temporary Uses
Nonconforming Use Chapter 30.165, Nonconforming Uses, Site Development, and Uses
Solar Energy Systems §30.140.090.D.8, Solar Energy Systems, and §30.185.400, Solar Energy
Systems
Temporary Use §30.185.420, Temporary Uses

Specific Limitations

1. No more than two residential units may be located in any one building.

2. Limited to convents and monasteries.

3. Not allowed in a Historic or Landmark District. Allowed within a High Fire Hazard Area if designed to meet high fire construction standards adopted or enforced by the City, as determined by the Chief Building Official or the Fire Code Official.

4. Other public or semi-public facilities not specifically permitted may be allowed in any zone pursuant to Conditional Use Permit approval.

5. Must be located a minimum 300 feet from any other social service facility or emergency shelter.

6. Limited to outdoor tennis clubs, lawn bowling clubs, golf courses and driving ranges. Miniature golf is not allowed.

7. There shall be a minimum of 100 established hotel-motel guestrooms closer than 500 feet of the boundary of the restaurant site or as allowed pursuant to §30.185.220, Hotels and Similar Uses. The 100 guestrooms may be used to support any number of restaurants.

8. Limited to specific standards in §30.185.440, Two-Unit Residential Development.

9. Limited to uses permitted in the zone.

• (Ord. 5815, 2017; Ord. 5834, 2018; Ord. 6027 § 1, 2021; Ord. 6047 § 2, 2021)

Tables 30.20.030.A and 30.20.030.B prescribe the development standards for Residential Zones. Section numbers refer to other sections of this title, while individual letters refer to subsections that directly follow the tables. Additional regulations that apply throughout the City are located in Division III, Citywide Regulations.

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TABLE 30.20.030.A: DEVELOPMENT STANDARDS-RESIDENTIAL SINGLE UNIT ZONES
Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Lot Size and Street Frontage
Minimum Net Lot Area for Newly See also Chapter 27.60, Parcel Maps for Urban Lot Splits
Created Lots (sq. ft. unless noted)
Average Slope less than 10%, and 1 acre 25,000 15,000 10,000 7,500 6,000
all lots with frontage on the Pacific
Ocean regardless of slope
Average Slope 10% to 20% 1.5 acre 37,500 22,500 15,000 11,250 9,000
Average Slope over 20% to 30% 2 acres 50,000 30,000 20,000 15,000 12,000
Average Slope over 30% 3 acres 75,000 45,000 30,000 22,500 18,000
100 100 90 75 60 60
Minimum Public Street Frontage (ft.) See also § 30.140.180, Street Frontage and Access; and
§ 30.140.120, Location of Lot Lines
Maximum Base Residential Density
Maximum Density (per lot) 1 unit 1 unit 1 unit 1 unit 1 unit 1 unit

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TABLE 30.20.030.A: DEVELOPMENT STANDARDS-RESIDENTIAL SINGLE UNIT ZONES
Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Additional Residential Density Allowances
See § 30.185.050, Additional Residential Unit
All lots, in compliance with the See § 30.185.040, Accessory Dwelling Units
applicable section See Chapter 30.145, Affordable Housing and Density Bonus and
Development Incentives
Maximum Floor Area
Maximum Floor Area (Floor to Lot Applicable only to lots developed, or proposed to be developed,
Area Ratio) (sq. ft.) with a building with 2 or more stories or 17 feet or more in
height.
Less than 4,000 sq. ft. Net Lot Area 2,200. See also A, Maximum Floor Area (Floor to Lot Area
Ratio)
4,000 to 9,999 sq. ft. Net Lot Area 1,200 + (0.25 multiplied by the net lot area) = Maximum Floor
Area. See also A, Maximum Floor Area (Floor to Lot Area
Ratio)
10,000 to 14,999 sq. ft. Net Lot 2,500 + (0.125 multiplied by the net lot area) = Maximum Floor
Area Area. See also A, Maximum Floor Area (Floor to Lot Area
Ratio)
15,000 and more sq. ft. Net Lot Not Applicable
Area
Structure Form and Location
Studio: 220 square feet;
Minimum Residential Unit Size All other units: 400 square feet
See § 30.140.150, Residential Unit
Maximum Height (ft.) 30, except as further limited in accordance with § 30.140.170,
Solar Access Height Limitations
Minimum Setbacks (ft.), Residential See also § 30.140.090, Encroachments into Setbacks and Open
Structures Yards
35 30 30 25 20 Portions of
structures 15
feet or less in
height: 15;
Portions of
structures
Front more than 15
feet in
height: 20;
Street facing
covered
parking: 20
See also B, Setback Reduction for Sloping Lots

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TABLE 30.20.030.A: DEVELOPMENT STANDARDS-RESIDENTIAL SINGLE UNIT ZONES
Zone RS-1A RS-25 RS-15 RS-10 RS-7.5 RS-6
Interior 15 10 10 8 6 5
Minimum Setbacks (ft.), See also § 30.140.090, Encroachments into Setbacks and Open
Nonresidential Structures Yards
Front Same as for Residential Structures
Interior (Conversion and Conversions of existing residential structures to nonresidential
Alterations) structures, or alterations of existing structures that contain
nonresidential uses, are subject to the setback requirements for
residential structures.
Interior (New or Additions) 30 20 20 12 12 10
Exception: Community Gardens are subject to the setback
requirements for residential structures.
Portions of structures that contain residential uses are subject to
the setback for residential structures, and portions of structures
used for nonresidential uses are subject to the setback
Minimum Setbacks, Mixed-Use requirement for nonresidential structures.
Portions of structures used by both the residential and
nonresidential uses are subject to the setback requirement for
nonresidential structures.
Minimum Setbacks, Uncovered See § 30.175.060, Location of Required Automobile and Bicycle
Parking Parking
Materials Roofing and siding materials shall be nonreflective. Shiny,
mirror like, or glossy metallic finishes are prohibited.
Open Yard
Open Yards See § 30.140.140, Open Yards

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TABLE 30.20.030.B: DEVELOPMENT STANDARDS-TWO-UNIT AND MULTI-UNIT ZONES
Zone R-2 R-M R-MH
Lot Size and Street Frontage
Minimum Net Lot Area for Newly Created Lots (sq. ft.)
Average Slope less than 10% 7,000 14,000 14,000
Average Slope 10% to 20% 10,500
Average Slope over 20% to 30% 14,000
Average Slope over 30% 21,000
60 60 60
Minimum Public Street Frontage
See § 30.140.180, Street Frontage and Access; and § 30.140.120,
(ft.)
Location of Lot Lines
Maximum Base Residential Density

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TABLE 30.20.030.B: DEVELOPMENT STANDARDS-TWO-UNIT AND MULTI-UNIT ZONES
Zone R-2 R-M R-MH
Less than 5,000 sq. ft. Net Lot 1 unit 1 unit
Area
5,000 to 5,999 sq. ft. Net Lot Area 1 unit 2 units
6,000 to 6,999 sq. ft. Net Lot Area 2 units if average slope less 2 units
than 10%, 1 unit otherwise
7,000 and more sq. ft. Net Lot
Area
Average Slope less than 10% 1 unit/3,500 sq. ft. of net lot
area
Average Slope 10% to 20% 1 unit/5,250 sq. ft. of net lot
area 3 units, or 1 unit/3,500 sq. ft. of net
Average Slope over 20% to 30% 1 unit/7,000 sq. ft. of net lot lot area, whichever is greater
area
Average Slope over 30% 1 unit/10,500 sq. ft. of net lot
area
Additional Residential Density Allowances
See § 30.185.040, Accessory Dwelling Units
All lots, in compliance with the See Chapter 30.150, Average Unit-Size Density Incentive Program
applicable section See Chapter 30.145, Affordable Housing and Density Bonus and
Development Incentives
Structure Form and Location
Minimum Residential Unit Size See § 30.140.150, Residential Unit
30 45 45
Maximum Height (ft.) Except as further limited in accordance with § 30.140.170, Solar
Access Height Limitations
See also § 30.140.090, Encroachments into Setbacks and Open
Minimum Setbacks (ft.),
Yards
Residential Structures
See Chapter 30.150, Average Unit-Size Density Incentive Program
Portions of structures 15 feet 1st and 2nd stories: 10
or less in height: 15; Portions of structures above 2nd
Portions of structures more story: 20
than 15 feet in height: 20;
Front
Street facing covered parking:
20 Covered parking: 10
Covered parking, street-facing: 20
See also B, Setback
Reduction for Sloping Lots
1st and 2nd stories: 6
Covered parking: 3
Interior Portions of structures above 2nd
Other structures: 6
story: 10

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TABLE 30.20.030.B: DEVELOPMENT STANDARDS-TWO-UNIT AND MULTI-UNIT ZONES
Zone R-2 R-M R-MH
Covered parking:
• Single-Unit Residential and Two-
Unit Residential: 3
• Multi-Unit Residential: 6 except as
provided in C, Interior Setback
Reduction for Covered Parking on
Lots 55 Feet or Less and D, Interior
Setback for Covered Parking
Opposite the Primary Front Lot Line
Minimum Setbacks (ft.), See also § 30.140.090, Encroachments into Setbacks and Open
Nonresidential Structures Yards
Front Same as for Residential Structures
Interior (Conversions and Conversions of existing residential structures to nonresidential
Alterations) structures, or alterations of existing structures that contain
nonresidential uses, are subject to the setback requirements for
residential structures.
New nonresidential structures or
additions to existing nonresidential
structures are subject to the
following interior setback:
• 1st and 2nd stories: 12
Interior (New or Additions) 12 • Portions of structures above 2nd
story: 20
• Exception: Neighborhood Markets
and Community Gardens are subject
to the setback requirements for
residential structures.
Minimum Setbacks, Mixed-Use Portions of structures that contain residential uses are subject to the
setback for residential structures, and portions of structures used for
nonresidential uses are subject to the setback requirement for
nonresidential structures.
Portions of structures used by both the residential and nonresidential
uses are subject to the setback requirement for nonresidential
structures.
Minimum Setbacks, Uncovered See § 30.175.060, Location of Required Automobile and Bicycle
Parking Parking
Open Yard
Open Yards See § 30.140.140, Open Yards
See Chapter 30.150, Average Unit-Size Density Incentive Program

Additional Residential Zone Development Regulations

• A. Maximum Floor Area (Floor to Lot Area Ratio).

1. Floor Area, Precluded Development - RS Zones. No application for a Building Permit may be approved for a project in an RS Zone that will: (i) result in an increase of the floor area on the lot; (ii) change the location of any floor area on the second or higher story of any structure on the lot; or (iii) increase the height of any portion of a structure on the lot to 17 feet or higher if any of the following will occur:

   • a. The floor area will exceed the allowable maximum floor area for the lot; or

   • b. The floor area will exceed 85% of the allowable maximum floor area and any of the following apply:

     • i. The average slope of the lot or the building site is 30% or greater,

     • ii. The height of any structure on the lot is more than 25 feet, or

• iii. The lot is located in the Hillside Design District and 500 or more cubic yards of grading is proposed to occur outside the footprint of the main or accessory buildings. Soil located within five feet of an exterior wall of a main or accessory building that is excavated and re compacted shall not be included in the calculation of the volume of grading outside the building footprint.

2. Measuring Floor Area Pursuant to this Section. In determining floor area pursuant to this section see Section 30.15.070, Measuring Floor Area, and the following:

   • a. Below Grade Excluded. On any floor which is partly below and partly above grade, such as a basement, cellar, or understory, the total floor area of that floor may be excluded from the floor to lot area ratio (FAR) if no more than a cumulative total width of 12 feet per elevation has a distance from finished grade to ceiling greater than four feet.

   • b. Partially Below Grade Reduced. On any floor which is partly below and partly above grade, such as a basement, cellar or understory, the total floor area of that floor may be reduced by 50% from the floor to lot area ratio (FAR) if more than 12 feet, but less than one-half the entire length of the perimeter has a distance from grade to ceiling greater than four feet.

   • c. All Other Floor Area Included. If more than one-half the entire length of the perimeter of any floor has a distance from grade to ceiling greater than four feet, it is included in the floor to lot area ratio (FAR).

   • d. Accessory Dwelling Unit and Junior Accessory Dwelling Unit Included. Floor area within a portion of a structure designed and permitted as an accessory dwelling unit or junior accessory dwelling unit is included.

FIGURE 30.20.030.A.2: MEASURING FLOOR AREA

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• B. Setback Reduction for Sloping Lots.

  1. Residential Single Unit Zones. In Residential Single Unit Zones, where the average natural slope of the area within 50 feet of the front lot line is more than 20%, the required front setback for all stories is reduced by five feet.

  2. R-2 Zone. In the R-2 Zone, where the average natural slope of the area within 50 feet of the front lot line is more than 20%, the required front setback for all stories is reduced to 10 feet.

• C. Interior Setback Reduction for Covered Parking on Lots 55 Feet or Less. The required interior setback for covered parking on lots in the R-M or R-MH Zone less than 55 feet in width, measured at the location of the covered parking structure, and developed with multiunit residential may be reduced to three feet by the appropriate Design Review body provided the covered parking opening does not face a street or alley and the interior depth of the covered parking structure does not exceed 20 feet.

• D. Interior Setback Reduction for Covered Parking Opposite the Primary Front Lot Line. The required interior setback for covered parking on lots in the R-M or R-MH zone developed with multi-unit residential may be reduced to three feet on the lot line opposite the primary front lot line. In the event of two or more front lot lines, the setback of only one opposite lot line may be reduced to three feet.

FIGURE 30.20.030.C AND D: INTERIOR SETBACK REDUCTION FOR COVERED PARKING

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• (Ord. 5834, 2018; Ord. 6047 § 3, 2021; Ord. 6129, 12/5/2023; Ord. 6146, 3/12/2024)