§ 3.10 — Santa Clara County Zoning Code

§ 3.10.010. - Purpose. ¶

The purpose of lot-size and setbacks combining districts is to establish more specific standards for lot creation and development than those of the base districts, in order to implement the policies of the applicable general plan land use designation and provide standards which are appropriate for the surrounding neighborhood and the natural setting. Lot-size and setbacks combining districts specify the minimum area for lot creation and setback requirements, which supersede the lot area and setback requirements specified for the base zoning district. The lot-size and setbacks combining districts include

two types of districts, standard lot-size and setbacks districts, which specify a given minimum lot area in acres or square feet, and slope-density districts, in which the minimum lot size is determined by a formula based on the average slope of the property.

(Ord. No. NS-1200.349, § 4, 4-7-15)

§ 3.10.020. - Applicability. ¶

Properties in a lot-size and setbacks combining district are subject to the regulations of the applicable base zoning district, except that the lot area and setback provisions specified in this chapter shall prevail. A numeric designator as indicated in Tables 3.10-1 and 3.10-2 is added to the base zoning designator for properties to which a lot-size combining district is applied.

(Ord. No. NS-1200.349, § 4, 4-7-15)

§ 3.10.030. - Standard lot size and setbacks combining districts. ¶

The following table lists the standard lot size and setbacks combining districts and sets forth the minimum lot area and setbacks for each:

TABLE 3.10-1. STANDARD LOT SIZE DISTRICTS: LOT AREA AND SETBACKS

			Setbacks (feet)
Combining District		Minimum Lot Area1	Front	Side2	Rear
(Urban)	-6	6,000 sq. ft.	25	6	25
	-8	8,000 sq. ft.	25	8	25

	-10	10,000 sq. ft.	25	10	25
	-20	20,000 sq. ft.	30	15	25
	-1 Ac.	1 acre	30	20	25
	-2.5 Ac.	2.5 acres	30	30	30
(Rural)	-5 Ac.	5 acres	30	30	30
	-10 Ac.	10 acres	30	30	30
	-20 Ac.	20 acres	30	30	30
	-40 Ac.	40 acres	30	30	30

NOTES:

1.

Minimum lot sizes are expressed in net square feet and gross acres.

2.

On corner lots, the minimum setback for the exterior side yard in "-6", "-8" and "-10" combining districts shall be ten feet.

The provisions of Section 4.20.110, Setback exceptions, when applicable, shall supersede the side and rear yard setbacks provided in this table.

(Ord. No. NS-1200.349, § 4, 4-7-15)

§ 3.10.040. - Slope-density combining districts. ¶

A.

Lot area calculation. Slope-density combining districts regulate density of development by means of provisions that determine the maximum number of lots and dwelling units permitted through subdivision based on the average slope of the lot. The following table lists the slope-density combining districts, along with the corresponding formulas for calculating land area per dwelling (density), the lot area ranges, and minimum parcel size requirements.

TABLE 3.10-2. SLOPE-DENSITY DISTRICTS AND FORMULAS

Combining District	Allowed Density: Land Area per Dwelling Unit1	Lot Area Range2	Minimum Parcel Size3 and 4
-1s	1 1.2—0.02 (S)	1—5 acres	1 acre

-1.75s	1 0.6809—0.010952 (S)	1.75—7.5 acres	1.75 acres
-2.5s	1 0.475—0.0075 (S)	2.5—10 acres	2.5 acres
-5s	1 0.24375—0.004375 (S)	5—40 acres	5 acres
-5/20s	1 0.2375—0.00375 (S)	5—20 acres	5 acres
-20s	1 0.0609375—0.00109375 (S)	20—160 acres	20 acres

NOTES:

1.

The variable "S" represents the average slope of the entire property that is the subject of the application. Average slope is determined according to the formula S = (0.00229 × IL)/A, where

I is the contour interval in feet;

L is the combined length of contour lines in scale feet;

A is the gross area in acres of the subject lot or area of land; and,

S is the average slope expressed as a percentage.

The maximum number of lots or dwelling units allowed is determined by dividing the gross land area by the minimum land area per dwelling unit and rounding down to the nearest whole number.

2.

Where the average slope of the parcel is less than ten percent, the land area per dwelling unit shall be equal to the lesser value in the lot area range. Where the average slope of the parcel is greater than 50 percent, the land area per dwelling unit shall be equal to the upper value of the lot area range.

3.

Minimum parcel size requirements are expressed in gross acres and may be waived through the approval of a cluster permit issued in conformance with applicable General Plan policies and the cluster permit procedures of Chapter 5.45 of this ordinance. Such reductions of minimum parcel size for cluster development may be based on consideration of availability of services, site suitability, and ability to conform to applicable standards and conditions of development.

Permanent dedication of open space and development rights shall be provided as necessary and appropriate to ensure that the maximum density of development (total number of lots) does not exceed that which is permitted by the applicable slope-density formula and the applicable General Plan land use designation.

B.

Cluster development. Regulations for cluster development procedures are provided in Chapter 5.45, Cluster Development.

C.

Setbacks. Setbacks from all property lines or right-of-ways shall be 30 feet, unless the provisions of Section 4.20.110, Setback Exceptions, apply.

CHAPTER 3.20. - "-d" DESIGN REVIEW COMBINING DISTRICTS