Chapter 17.12 — RESIDENTIAL ZONES

17.12.010 Purpose ¶

17.12.020 Purposes of the Residential Zones

17.12.030 Residential Zone Permitted Land Uses and Permit Requirements

17.12.040 Residential Zone Subdivision Standards

17.12.050 Residential Zone Site Planning and Building Standards

17.12.060 Americans with Disabilities Act (ADA) Accommodations

17.12.010 Purpose ¶

This chapter lists the land uses that may be allowed within the residential zones established by Section 17.06.020 (Zoning Map and Zones), determines the type of planning permit/approval required for each use, and provides basic standards for site layout and building size.

17.12.020 Purposes of the Residential Zones ¶

The purposes of the individual residential zones and the manner in which they are applied are as follows:

A. RS (Single-Family Residential) zone. The RS zone is applied to areas of the City that are appropriate for neighborhoods of detached single-family dwellings, surrounding the more densely developed core of the City. The maximum allowable residential density within the RS zone is up to eight dwelling units per acre in areas designated Low Density Single-Family Residential (RLS) by the General Plan and shown on the Zoning Map as RS-8, and up to 12 dwelling units per acre in areas designated Medium Density Single-Family Residential (RMS) by the General Plan and shown on the Zoning Map as RS-12. The RS zone implements and is consistent with the Low Density Single-Family Residential (RLS) and Medium Density Single-Family Residential (RMS) land use designations of the General Plan, with maximum allowable density indicated on the Zoning Map by either a numerical suffix to the RS designation (e.g., RS-12).

B. RM (Medium Density Residential) zone. The RM zone is applied to areas of the City that are appropriate for neighborhoods with a variety of housing types including attached and detached single-family dwellings, duplexes and triplexes, and some condominiums. The maximum allowable residential density within the RM zone is 15 dwelling units per acre. The RM zone implements and is consistent with the Medium Density Residential (RM) land use designation of the General Plan.

C. RH (High Density Residential) zone. The RH zone is applied to areas of the City that are appropriate for a mixture of multi-family housing, including apartments, townhomes, and condominiums, and professional offices, convalescent homes, and care facilities. The maximum allowable residential density within the RH zone is 25 dwelling units per acre. The RH zone implements and is consistent with the High Density Residential (RH) land use designation of the General Plan.

17.12.030 Residential Zone Permitted Land Uses and Permit Requirements ¶

A. General permit requirements. Table 2-1 identifies the land uses allowed by this Zoning Ordinance in each residential zone, and the planning permit required to establish each use, in compliance with Section 17.10.030 (Permitted Land Uses and Planning Permit Requirements).

B. Architectural Review. A land use that is identified by this chapter as permitted, or allowed with a Use Permit or Minor Use Permit approval may also require Architectural Review. See Section 17.62.030 for Architectural Review requirements.

C. Requirements for certain specific land uses. Where the last column in Table 2-1 (“Specific Use Regulations”) includes a section number, the referenced section may affect whether the use requires a Zoning Clearance, Minor Use Permit, or Use Permit, and/or may establish other requirements and standards applicable to the use.

TABLE 2-1 – Allowed Land Uses and Permit Requirements for Residential Zones

P Permitted Use, Zoning
Clearance required	Key to Zoning District Symbols
MUP Minor Use Permit
required (see Section
17.62.070)	RS Single-Family Residential
UP Use Permit required (see
Section 17.62.070)	RM Medium Density Residential
S See cited section for permit
requirement	RH High Density Residential
– Use not allowed
	PERMIT REQUIRED
	BY ZONE		Specific Use
LAND USE(1)	RS RM	RH	Regulations
RECREATION,EDUCATION & PUBLIC ASSEMBLY

P Permitted Use, Zoning Clearance required MUP Minor Use Permit required (see Section 17.62.070) UP Use Permit required (see Section 17.62.070) S See cited section for permit requirement – Use not allowed LAND USE(1)	Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols
	RS Single-Family Residential
	RM Medium Density Residential
	RH High Density Residential

	PERMIT REQUIRED BY ZONE			Specific Use
	RS	RM	RH	Regulations
RECREATION,EDUCATION & PUBLIC ASSEMBLY
Equestrian facility	UP	UP	UP
Meetingfacility, public orprivate	UP	UP	UP
Park, playground	UP	UP	UP
Private residential recreation facility	UP	UP	UP
School – Public orprivate	UP	UP	UP
School – Specialized education/training (2)	UP	UP	UP
RESIDENTIAL
Animal keeping	P	P	P	17.52.020
Caretaker unit	–	MUP	MUP
Condominium/Common interest residential subdivision	UP	UP	UP	17.52.070
Emergency/transitional shelter	UP	UP	UP	17.52.100
Home occupation	P	P	P	17.52.120
Mobile homepark	UP	UP	UP	17.52.170
Multi-familyhousing,2 or3units	–	P	P	17.52.180
Multi-family housing, 4 or more units	–	–	P	17.52.180
Organizational house (sorority, monastery,etc.)	–	UP	UP
Residential accessory use or structure	P	P	P	17.52.220
Residential care facility, 6 or fewer clients,in single-familydwelling	P	P	P
Residential care facility, 7 or more clients	UP	UP	UP
Residential second unit	P	P	P	17.52.230

Rooming or boarding, 3 or more persons	UP	UP	UP
Single-family dwelling – Townhome/Rowhouse	UP	UP	UP
Single-family dwelling – Townhome/Rowhouse, affordable restricted	UP	UP	–
Single-familydwelling– Detached	P	P	P
Single-family dwelling – Detached, affordable restricted	P	P	P

SERVICES – BUSINESS & PROFESSIONAL

Medical services – Extended care	–	–	UP
Office – Accessory	P	P	P
Office – Business or service	–	–	UP
Office – Professional or administrative	–	–	UP
Office – Temporaryreal estate	MUP	MUP	MUP
SERVICES
Cemetery	UP	–	–
Daycare,Adult – 6 or fewer clients	P	P	P
Daycare,Adult –7or more clients	UP	UP	UP
Daycare, Child – Large or small family daycare home (1 to 14children)	P	P	P	17.52.050
Daycare, Child – Daycare center (15 or more children)	–	MUP	MUP	17.52.050
Lodging – Bed and breakfast inn (B&B)	–	UP	UP	17.52.040
Mortuaryor Funeral Home	UP	UP	UP
TRANSPORTATION,COMMUNICATIONS &		INFRASTRUCTURE
Parking facility – Public or private, adjacent to a C zone only	–	UP	UP
Utilityfacility	UP	UP	UP

Notes:

(1) See Article 7 for land use definitions.

(2) Specialized education/training schools that are associated with automotive, manufacturing, or industrial training programs are not allowed in any residential zone. Such programs would only be allowed where permitted under Section 17.14.030 (Commercial Zone Land Uses and Permit Requirements) as “School – Specialized training/education.”

(Ord. 2006 § 1(C) (Exh. C), 2021)

17.12.040 Residential Zone Subdivision Standards ¶

A. Minimum parcel size. Each subdivision shall comply with the minimum parcel size requirements shown in Table 2-2 for the applicable zone, except as the minimum area may be reduced for road widening or corner lot curb returns, and as minimum width may

be reduced by the review authority to accommodate cul-de-sac lots on a limited basis. No cul-de-sac lot shall be approved with a frontage of less than 35 feet. Parcel size shall be determined as the gross lot area of the subject parcel.

B. Larger parcels may be required. The minimum parcel size requirements for a specific subdivision are determined by the review authority as part of subdivision approval. The review authority may require one or more parcels within a specific subdivision to be larger than the minimums required by the following table based on potential environmental impacts, the physical characteristics of the site or surrounding parcels, and/or other factors.

C. Condominium and other common interest subdivisions. A condominium or other common interest project may be subdivided with smaller parcels for ownership purposes, with the minimum lot area determined through subdivision review; provided, that the overall development site complies with the minimum parcel size, and the total number of any dwellings complies with the maximum density for the applicable zone.

TABLE 2-2 – MINIMUM PARCEL SIZE STANDARDS

Zone	Minimum	Parcel Size
	Minimum Area	Minimum Width

RS-8	5,500 sf	40 ft
RS-12	3,750 sf	40 ft
RM	3,750 sf	50 ft
RH	3,750 sf	50 ft

17.12.050 Residential Zone Site Planning and Building Standards ¶

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and established in compliance with the requirements in Table 2-3, in addition to the applicable standards in Article 3 (for example, landscaping, parking and loading). Alternatives and/or exceptions may be granted in compliance with Sections 17.62.050 (Planned Development Permit) and 17.62.080 (Variance).

TABLE 2-3 – RESIDENTIAL ZONE DEVELOPMENT STANDARDS

Development Feature	Requirement by Zone(1)	Requirement by Zone(1)	Requirement by Zone(1)
	RS-8, RS-12 Single-Family Residential	RM Medium Density Residential	RH High Density Residential

Density Maximum density	Maximum number of dwelling units allowed on a single parcel.
	1 dwelling unit per parcel, plus one second unit where allowed by Section 17.52.230.	1 dwelling unit for each 2,904 sf of site area.	1 dwelling unit for each 1,742 sf of site area.
Setbacks	Minimum setbacks required.(2)
Front	15ft	15ft	15ft
Side – Interior	5 ft minimum, 10 ft combined; 10 ft on	Single dwellings:	Single dwellings:

Development Feature	Requirement by Zone(1)	Requirement by Zone(1)	Requirement by Zone(1)
	RS-8, RS-12 Single-Family Residential	RM Medium Density Residential	RH High Density Residential
	one side for common wall or zero lot line development.	5 ft on each side for structures 24 ft or less; 15 ft combined with a minimum of 5 ft on one side for structures greater than 24 ft in height; 10 ft on one side for common wall or zero lot line development. Other buildings: 5 ft on each side for structures 24 ft or less; 30 ft combined, with 12 ft minimum on one side for structures greater than 24 ft in height.	5 ft on each side for structures 24 ft or less; 15 ft combined with a minimum of 5 ft on one side for structures greater than 24 ft in height; 10 ft on one side for common wall or zero lot line development. Other buildings: 5 ft on each side for structures 24 ft or less; 30 ft combined, w/ 12 ft minimum on one side for structures greater than 24 ft in height.
Side – Street side Rear	10 ft	10 ft	Single dwellings: 10 ft Other buildings: 15 ft
	15 ft Attached Garage: 13 ft.	15 ft Attached Garage: 13 ft.	Single dwellings: 15 ft for structures 24 ft or less in height; 20 ft for structures greater than 24 ft. Other buildings: 15 ft for structures 24 ft or less in height; 20 ft for structures greater than 24 ft in height.

Development Feature	Requirement by Zone(1)	Requirement by Zone(1)	Requirement by Zone(1)	Requirement by Zone(1)	Requirement by Zone(1)
	RS-8, RS-12 Single-Family Residential			RM Medium Density Residential	RH High Density Residential
Accessory structures	See Section 17.52.220 (Residential Accessory Buildings, Structures,and Uses)
Floor area ratio (FAR) Maximum FAR	Maximum floor area ratio allowed. (3)
	0.45			0.45	0.45
Site coverage Maximum coverage	Maximum percentage of the total lot area that may be covered bystructures andpavement.(4)
	65%			65%	60%
Open space Minimum area	Minimum usable open space area required for each dwelling unit.
	None			None for single-family residential projects; see Section 17.52.180 for multi-familyresidentialprojects.
Height limit Maximum height	Maximum allowable height of structures. See Section 17.30.030 for height measurement requirements, and height limit exceptions.(5)(6)
	24 ft (1)(2)			24 ft (1)(2) for single dwellings, duplexes, triplexes; 36 ft for multi- family.	24 ft (1)(2) for single dwellings, duplexes, triplexes; 48 ft for multi- family.
Fencing	See Section Screening)	17.30.020 (Fences, Walls, Hedges, and
Landscaping	See Section	17.30.040(LandscapingStandards)

Parking	See Chapter		17.34(Parkingand Loading)
Signs	See Chapter		17.40(Signs)

Notes:

(1) See Chapter 17.52 (Standards for Specific Land Uses).

(2) See Section 17.30.100 (Setback Requirements and Exceptions).

(3) Up to 440 square feet of garage area may be excluded from FAR calculations.

(4) See Subsection 17.34.120.G.5.

(5) See Section 17.30.030 for height exceptions for specific architectural features.

(6) Exterior stairways that would lead to a second floor or roof deck may be allowed subject to the approval of an Architectural Review. (Ord. 2027 § 2 (Exh. A §§ 1, 2), 2024)

17.12.060 Americans with Disabilities Act (ADA) Accommodations ¶

The Zoning Administrator may approve modifications to the development standards of this Zoning Ordinance for a residential project providing reasonable accommodations for persons with disabilities after first making the following findings. This review shall be ministerial and shall not be subject to public notice or hearing unless appealed in accordance with Chapter 17.76.

A. An individual residing at the property and protected under the Americans with Disabilities Act has a special need that would only be served by the requested modification to development standards for the proposed project;

B. If applicable, the applicant has taken reasonable steps to ensure that the design, location, size, and operating characteristics of the proposed modification are compatible with the existing and planned future land uses in the vicinity; and

C. Alternative accommodations which may provide an equivalent level of benefit, but would not require modifications to the development standards of this Zoning Ordinance, are cost-prohibitive or infeasible for the proposed project. (Ord. 2027 § 2 (Exh. A § 3), 2024)

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