Part 4 — R-1 SINGLE-FAMILY RESIDENCE DISTRICT

To stabilize and protect the residential characteristics of the district, and to promote and encourage a suitable environment for family life and single persons; and intended for singlefamily detached dwellings and the services appurtenant thereto. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan. Please also see Part 42, Sections 24.10.4200 et al. for properties within the West Cliff Drive Overlay District. Please also see Section 24.08.440 for substandard lots and Section 24.08.450 for large home developments.

(Ord. 2022-19 § 9, 2022; Ord. 2000-27 § 5, 2000: Ord. 94-33 § 29, 1994: Ord. 93-19 § 4, 1993: Ord. 85-05 § 1 (part), 1985).

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1. Single-family dwelling.

2. Community care facilities with six or fewer persons, not including community care residential facilities.

3. Community care residential facilities, including foster family homes, within one or more existing dwelling units.

4. Small and large family daycare homes in residential units.

5. Community garden.

6. Accessory uses are principally permitted when they are a subordinate use to the principal use of the lot.

a. Home occupations subject to home occupation regulations as provided in Section 24.10.160.

b. Room and board for not more than two paying guests per dwelling unit, when located within principal building.

c. Residential accessory uses and buildings customarily appurtenant to a permitted use, subject to the provisions of Section 24.12.140, Accessory buildings and structures, and Section 24.10.330.

7. Accessory dwelling units subject to the provisions of Chapter 24.16, Part 2.

8. Supportive and transitional housing in single-family dwellings.

9. Junior accessory dwelling units subject to the provisions of Chapter 24.16, Part 2. (Ord. 2025-15 § 6, 2025; Ord. 2024-24 § 5, 2025; Ord. 2022-19 § 9, 2022; Ord. 2016-11 § 12, 2016: Ord. 2003-17 § 4 (part), 2003; Ord. 2003-16 § 3 (part), 2003: Ord. 96-39 § 4, 1996: Ord. 93-19 § 5, 1993: Ord. 85-05 § 1 (part), 1985).

• Editor’s Note: Former Section 24.10.320, Accessory uses, previously codified herein and containing portions of Ords. 85-66 and 88-60, was repealed in its entirety by Ord. 93-19 § 6, 4-27-93.

1. The following uses are subject to approval of an administrative use permit and may also require a design permit per Section 24.08.410:

• a. Family animal farm.

• b. Temporary structures and uses.

c. Young farmer projects on sites of twenty thousand square feet or more on which a child may be permitted to raise one kid, lamb, or calf for a one-year period.

d. Accessory buildings containing plumbing fixtures subject to the provisions of Section 24.12.140.

e. Wireless telecommunications facilities, subject to the regulations in Chapter 24.12, Part 15.

2. The following uses are subject to approval of a special use permit and may also require a design permit per Section 24.08.410: a. Bed-and-breakfast inns, subject to requirements contained in Chapter 24.12, Part 9. b. Community care facilities with seven or more persons, not including community care residential facilities.

• c. Nursing homes.

• d. Retirement homes.

e. Health facilities for inpatient and outpatient psychiatric care and treatment.

f. Off-street parking facilities accessory to a contiguous commercial property not to exceed one hundred feet from the boundary of the site they are intended to serve.

g. Plant nurseries and greenhouses. h. Noncommercial recreation areas, buildings and facilities such as parks, country clubs, golf courses, and riding, swimming and tennis clubs.

i. Educational, religious, cultural, or public utility or public service uses and buildings; but not including corporation yards, storage or repair yards, and warehouses.

j. Two-family dwellings (duplexes) on corner lots having an area of seven thousand

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five hundred square feet or more, and subject to the following limitations:

(1) Such duplexes shall maintain at least two thousand square feet of usable open space, one thousand square feet of which shall be directly accessible to each unit within the duplex;

(2) Setbacks from the street shall be the same as for a single-family dwelling, i.e., the setback from one street shall be considered a front yard setback and the setback from the other street shall be considered an exterior side yard setback; however, garages or carports shall have a minimum setback of twenty feet from the property line to the vehicle entrance of the structure.

k. Riding stables on parcels at least five acres in size for the boarding of horses to serve the neighborhood.

(Ord. 2025-15 § 7, 2025; Ord. 2022-19 § 9, 2022; Ord. 2020-22 § 10, 2020; Ord. 2019-03 § 3, 2019; Ord. 2016-11 § 13, 2016: Ord. 200317 § 4 (part), 2003; Ord. 2003-16 § 4 (part), 2003: Ord. 2002-25 § 4, 2002: Ord. 93-19 § 7,

1993; Ord. 88-60 § 5, 1988; Ord. 88-25 § 2, 1988; Ord. 85-66 § 4, 1986: Ord. 85-05 § 1 (part), 1985).

Any other use or service establishment determined by the zoning administrator to be of the same general character as the foregoing principal permitted uses, and which will not impair the present or potential use of adjacent properties, shall be permitted. If the zoning administrator determines that the proposed use is more in character with the conditional uses for this zone, then a use permit shall be required and processed pursuant to Part 1, Chapter 24.08, Use Permits. The decision as to whether the use determination requires an administrative use permit or a special use permit shall be based on the use category that is most similar to the proposed use as determined by the zoning administrator.

(Ord. 2022-19 § 9, 2022; Ord. 85-05 § 1 (part), 1985).

24.10.350 DISTRICT REGULATIONS. 1. General.

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• For any attached or detached garage or carport with doors or entrances fronting on a front or exterior side property line, the setback shall be a minimum of twenty feet from said property line or the setback required for the district, whichever is greater.

2. Dwellings per Lot. Unless otherwise provided, there shall be only one dwelling per lot.

3. The minimum distance between buildings on the same lot shall be ten feet between main buildings; six feet between main buildings and accessory buildings; six feet between accessory buildings; and the distance between accessory dwelling units and other buildings shall be consistent with standards set forth in Chapter 24.16, Part 2.

4. Other Requirements. Other regulations which may be applicable to site design in this zone are set forth in General Site Design Standards, Chapter 24.12, Part 2, and Chapter 24.16, Part 2, Accessory Dwelling Units. (Ord. 2024-17 § 11, 2024; Ord. 2022-19 § 9, 2022; Ord. 2016-11 § 14, 2016: Ord. 99-04 § 2, 1999: Ord. 93-19 § 8, 1993; Ord. 89-20 § 1, 1989; Ord. 88-24 § 2, 1988: Ord. 85-05 § 1 (part), 1985).

1. Two or more vacant, contiguous lots in the R-1, Single-Family Residential District which are each less than fifty feet in width, and which are under common ownership, shall not constitute or be deemed a lawful site for build-

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ing purposes, unless they are combined to be made conforming with respect to width, or an administrative use permit is obtained for a single-family dwelling for each lot, or unless they are combined and developed as described in subsection (1)(c).

a. Where such lots are combined to meet the lot width requirement of an R-1 District (fifty feet in the R-1-5 District, seventy feet in the R-1-7 and R-1-10 Districts), the resultant lot may be used as a building site as provided by this title.

b. Lots as described above may be used as a building site for single-family dwellings upon approval of an administrative use permit for each lot.

c. Combined lots may be used as a building site for a duplex, triplex, or a series of duplexes and/or triplexes. The total number of units shall not exceed the original number of lots combined. Findings for approval of a use permit and design permit shall be required.

(1) Where any existing lot prior to combination is less than thirty-five feet wide, a special use permit shall be required.

(2) Where any existing lot prior to combination is between thirty-five feet and fifty feet wide, an administrative use permit shall be required.

2. The maximum height of structures on lots of thirty-five feet or less in width shall be twenty-two feet. (Ord. 2022-19 § 9, 2022; Ord. 85-05 § 1 (part), 1985).