Chapter 18.08 — SFR SINGLE-FAMILY RESIDENTIAL DEVELOPMENTS—GENERAL

• A. This is a general or master chapter which contains provisions pertaining to the development and/or maintenance of any lot or site intended for single-family residential (SFR) use.

• B. Provisions and regulations common to all single-family residential zone classifications are consolidated and incorporated into this chapter in order to improve efficiencies in the administration of this title, and to reduce the bulk of same by the elimination of repetition and redundancy wherever possible.

• C. The provisions of this chapter shall apply for any SFR single-family residential use irrespective of the zone in which located, except as otherwise specifically provided in the zoning chapter pertaining to such classification.

(Prior code § 9613.010)

One-family dwellings of a permanent character placed in permanent locations. (Prior code § 9613.020)

The following accessory and land uses may be permitted in any single-family residential zone only where clearly incidental to a permitted primary use, except as may otherwise be permitted herein:

• A. Accessory buildings and uses, including a private garage, and one guest house or recreation room;

• B. Home occupations in compliance with all conditions and limitations of Chapter 17.124;

• C. Fences, hedges and walls, in compliance with the regulations prescribed hereinafter and in Chapter 17.18, Site Development Standards—General;

• D. Signs, in compliance with the regulations prescribed hereinafter and in Chapter 17.15 , Sign Regulations.

(Prior code § 9613.030)

Temporary signs as provided in Section 17.15.090 , subject to compliance with all provisions therefor. (Prior code § 9613.040)

The following uses and structures may be permitted in any SFR single-family residential zone subject to approval of a conditional use permit in compliance with provisions for same as set forth in Chapter 17.16 , Development Application and Review. The property development standards for the zone in which the use or structure is located shall apply except as may otherwise be specifically provided for the use or structure. All conditional use permits require notice of public hearings.

• A. Agricultural uses interim to development including farms or ranches for orchards, tree crops, field crops, truck gardening, berry and bush crops, and flower gardening on plots of not less than one acre;

• B. Churches, and uses incidental thereto, such as assembly, work rooms, living quarters of a minister or family, and daycare and educational facilities;

• C. Private educational institutions which offer a full curriculum as required by state law (not including music, dancing or trade schools);

• D. Day care and nursery facilities;

• E. Hospitals;

• F. Planned residential developments (PRDs) subject to the provisions of Chapter 18.56 , Planned Residential Development;

• G. Second dwelling unit in SFR-10 and SFR-7.5 zones in accordance with the development standards for same as provided in Chapter 17.120, Second Dwelling Unit in Single-Family Residential Zones;

• H. Public educational institutions;

• I. Public utility structures, buildings and service facilities;

• J. Governmental facilities, including, but not limited to, community centers owned and operated by a governmental agency, public libraries and museums, and public parks and playgrounds;

• K. Mobilehome Parks. See development standards set forth in Chapter 17.142, Mobilehome Parks, and Chapter 17.50 , RS-(MH) Single-Family Mobile Home Zone;

• L. Such uses as the commission may deem to be similar, no more obnoxious, and equally as essential to serve the public welfare.

• (Prior code § 9613.050)

The following uses are expressly prohibited in all single-family residential zones:

• A. Multiple-family residential uses, including rental of accessory buildings for occupancy;

• B. Commercial uses;

• C. Industrial uses;

• D. Sales stands offering products for sale;

• E. The keeping of horses, colts, mules, ponies, goats, sheep, cows, calves, or animals of general like character;

• F. The keeping of poultry for any purpose, or the keeping of rabbits for the purpose of sale or breeding;

• G. The keeping, habitation and maintenance of more than three dogs and/or more than three cats unless expressly permitted by law. The total of cats and dogs being kept, housed and maintained may not exceed six animals which are four months of age or older;

• H. The possession of wild and dangerous animals as provided in Section 6.08.010 , Prohibition against possessing wild or dangerous animals.

• (Prior code § 9613.060; Ord. 1835 § 11, 2008)

No building or structure shall be hereafter erected or located on a lot unless such building, structure or enlargement conforms with the provisions of Chapter 17.18, Site Development Standards— General, and the following additional provisions, excepting as may otherwise be provided in the standards of the specific zone in which such building or structure is to be located or as may otherwise be authorized as part of an approved planned residential development (PRD) in compliance with all provisions therefor. (Prior code § 9613.100)

• A. Minimum Lot Area and Density.

  1. The area of any SFR zoned lot shall be not less than the minimum requirements for the zone in which located; provided, further, that not more than one single-family dwelling with its accessory structures shall be located on any such lot.

  2. Lots of Record. Where a lot of record, as defined in Section 17.14.020 , has an area or width less than that required in the zone in which it is located, such lot may be occupied by the uses permitted hereinbefore subject to all other provisions of this chapter, as applicable.

• B. Minimum Lot Dimensions. The width and depth of any SFR zoned lot shall be not less than required for the zone in which located.

• C. Maximum Lot Coverage. Maximum lot coverage by all building and structures shall not exceed 40 percent of the total lot area.

• D. Minimum Floor Area per Dwelling. Each dwelling unit shall contain a minimum square footage of enclosed floor area, exclusive of garages and carports. The floor area per dwelling shall be not less than the minimum area prescribed by the zone in which such dwelling is located.

• (Prior code § 9613.102; Ord. 1788 § 2, 2005)

• A. Front, side and rear yards shall be provided for all lots in any SFR single-family residential zone, the minimum depth and area of which shall be not less than as required for the zone in which such lot is located, excepting as otherwise provided in Section 18.08.100 , Structural setbacks and yards—Exceptions, or in case of any approved planned residential or residential planned unit development, the provisions for such use shall apply.

• B. Any such required yard shall be open and unobstructed from the ground to the sky; no rear or open space provided around any building for the purpose of complying with the provisions of this title shall be considered as providing a yard or open space for any other building; and no yard or open space on any adjoining property shall be considered as providing a yard or open space on a lot whereon a building is to be erected, except as provided hereinafter.

• C. Computation of Yards. In measuring any yard adjoining a street, it shall be the perpendicular distance between the street right-of-way and a line through the corner or face of the building closest to and drawn parallel with the street excluding any architectural features. If any future right-of-way line has been established by provisions of a specific ordinance or by the master plan, then the measurement of the yard shall be made from the future right-of-way line or future property line so defined.

• D. Dwellings with Common Walls. For the purpose of side yard regulations, the following dwellings with common party walls shall be considered as one building occupying one lot: two-, three-, and four-family dwellings and row houses not more than two rooms deep.

• E. Front Yard.

  1. Each lot shall have a front yard extending across the full width of the lot to both side property lines as provided in the zone in which such lot is located.

  2. Key Lots. On key lots the minimum front yard shall be the same as the front yard on interior lots in the same block frontage.

• F. Side Yards. Each lot shall have two side yards extending from the rear of the required front yard setback line to the front of the required rear yard setback line, as provided in the zone in which such lot is located; provided further that for corner lots the following provisions shall apply:

  1. Corner Lots. The required street-side yard shall be not less than 20 percent of the width of the lot, provided said yard shall be not less than 10 feet in width but need not exceed 15 feet.

  2. Reversed Corner Lots. On a reversed corner lot, the required street side yard shall be not less than 20 percent of the width of the lot, provided the yard need not exceed 15 feet.

  3. All required side yards on the garage side of any main or primary building shall be free and clear of all mechanical equipment, air conditioning equipment, except gas and electric meters and fireplaces, and other encroachments from the ground to the sky.

• G. Rear Yard. Each lot shall have a rear yard extending across the full width of the lot to both side property lines, as provided in the zone in which such lot is located.

• (Prior code § 9613.103)

Notwithstanding any other provisions of this title, exceptions to the setback and yard requirements of the zone in which any SFR zoned lot is located shall be required or may be permitted as provided in this section:

• A. Schools, Churches and Institutions. No building in any single-family residential zone shall be hereafter erected, structurally altered or used for a school, church, institution or other similar use permitted either as a matter of right or under conditional use permit unless such buildings have a front yard not less than that prescribed by the zone in which the building is to be located, but in no case less than 20 feet from all other property lines. Required side and rear yards may be used for required off-street parking, provided there is a six-foot-high masonry wall erected on the property line; provided, further, that any side and rear yard shall not be used for play purposes. The required front yard shall be landscaped with appropriate materials and shall be maintained.

• B. Corner Lots. For lots adjacent to any street, alley or driveway intersection, no building, structure or other visual obstruction shall be located within the following cut-off areas:

  1. The intersection of any corner lot and any street;

  2. The intersection of any corner lot abutting an alley where such alley intersects or intercepts a street;

  3. For Normal Corner Lots Adjacent to Alleys. The intersection of the required side yard setback line and the rear property line along the alley;

  4. For Reversed Corner Lots Adjacent to Alleys. The intersection of the extension of the required front yard setback line for the key lot on the opposite side of the alley with the rear property line along the alley;

  5. Intersections of driveways with streets or alleys.

• C. Setback Averaging. Where the entire frontage in a residential block is designed and developed as a unit, the front yard requirements for individual buildings may be varied from the standard prescribed in the SFR-10 and SFR-7.5 zones in which the lot is located by not more than five feet in either direction; provided that the average front yard for the entire frontage is not less than that required in any SFR-10 and SFR-7.5 zones. Setback averaging in SFR-6, SFR-5, and SFR-4.5 zones shall be as required in that particular zone.

• D. Accessory Structures.

  1. Where either a garage or an accessory building with any residential occupancy is attached to or a part of a main building, or when such a residential occupancy is over such a garage or accessory building, the entire structure shall be considered a main building, and no portion of the building shall be closer to any property line than is permitted for any other main building on the subject lot, except as follows:

When such a garage or carport building is adjacent to an existing or proposed alley and has vehicular door openings facing said alley, said garage or carport shall be located not closer than 25 feet from the opposite side of the existing or proposed alley.

2. Minimum Distance Between Buildings. The minimum distance between buildings located on lots developed for single-family occupancy shall be as follows:

   • a. Separation of Main Buildings. Where an accessory building with a dwelling occupancy is detached or attached by a breezeway roof, the accessory building shall be considered a main building and shall not be closer than 15 feet from any other main building.

   • b. Separation of Main and Accessory Buildings. Accessory buildings not intended for dwelling occupancy shall be located not less than eight feet from any main building, whether detached or attached by a breezeway roof; provided, further, that where any garage is located within the area defined by the projections of the side lines of any main building, and where the vehicular access to the garage faces any main building

and falls entirely, or in part, within the area, the garage shall be not less than 25 feet from any main building or buildings.

3. Accessory Buildings and Garages. Setback requirements for that particular zone shall apply.

(Prior code § 9613.104)

Fences, hedges and walls not to exceed six feet in height may be permitted on or within the rear or side property lines on any interior lot or any normal corner lot and to the rear of any required front setback or yard line, except as otherwise provided in this section:

• A. A six-foot-high fence or wall shall be constructed at the tops of slopes when all of the following conditions apply:

  1. Where the top of the slope is a property line between the adjoining lots held under separate ownerships;

  2. Where the difference in vertical elevation between the top and the toe of the slope is six feet or more; and

  3. Where the grade of the slope between the property line at the top of the slope and the toe of the slope is 2:1 or greater.

• B. On Corner Lots. Excepting. reverse corner lots, a six-foot-high fence, hedge or wall may be located on the side property lines on the street side of a corner lot.

• C. On Reverse Corner Lots.

  1. No fence over four feet in height, nor any wall or hedge over three feet in height shall be permitted in any required front yard or in any required side yard on the street side of a reverse corner lot, excepting any SFR zone wherein a fence, wall or hedge, not less than five feet nor more than six feet in height, may be permitted in the required side yard on the street side of any reverse corner lot, provided the fence, wall or hedge is set back not less than 15 feet from the street side property line of the lot.

  2. On any newly created reverse corner lot, a solid masonry wall, not less than five feet nor more than six feet in height, shall be erected along the entire length of the street-side yard of the lot; provided, however, that the wall shall be set back not less than 15 feet from the side property line, as specified in Section 17.18.060, Structural setbacks and yards— Special.

• D. A solid six-foot-high masonry wall designed to building department specifications shall be constructed around the project perimeter zone boundary and all areas designated by the planning department to be dangerous to the health and safety of the general public.

• E. Prohibited wall and fencing materials include barbed wire, electrically charged fences, plain exposed concrete block, plastic materials, corrugated metal, chain link and grapestake.

• F. Nothing in this section shall be deemed to set aside or reduce the requirements established for security fencing by either local, state or federal law, or by safety requirements of the board of education.

(Prior code § 9613.110)

Tennis courts or other game areas shall be allowed no closer than five feet from any side yard property line if the enclosure is fenced and no closer than three feet from any side yard property line without fencing. Tennis courts or other game areas shall be allowed no closer than five feet from any rear yard property line. A maximum 10-foot-high fence to enclose tennis courts, or other game areas (as measured from the finished grade of the court) shall be allowed, no closer than five feet from any side or rear property line. Fences, if provided, shall be composed of wire mesh or steel mesh capable of admitting at least 90 percent of light as measured on a reputable light meter. In addition, a maximum of eight feet in height, nor are they located closer than 10 feet to a side or rear property line. All lights and light fixtures shall be certified by a qualified lighting engineer to:

• A. Be designed, constructed, mounted and maintained such that the light source is cut-off when viewed from any point above five feet measured outside of the lot at the lot line;

• B. Be designed, constructed, mounted, and maintained such that the maximum illumination intensity measured at the wall of any residential building on abutting property shall not exceed one-half footcandle above ambient levels;

• C. Be used only between 6:00 a.m. and 10:00 p.m. (Section 18.08.130 , Mechanical equipment). (Prior code § 9613.106)

Satellite dishes, meters and associated mechanical equipment shall not be mounted on any rooftop, nor in any front yard or required street side yard, and shall be located no closer than five feet from any property line as measured from the outer edge of the satellite dish, meter or mechanical equipment to the nearest property line. All satellite dishes, meters and mechanical equipment shall be screened from all public views at ground level from adjacent streets and residential areas to the satisfaction of the planning director.

(Prior code § 9613.107)

Projections of certain architectural or functional structures may be permitted to encroach into required yards or between buildings as provided in this section:

Notes:

• 1 Not to extend within 40 inches of any property line, excepting that roof eaves may project into a required rear yard not to extend closer than two feet to a rear property line. Openwork railing not more than 30 inches in height may be provided, when design has been approved by the building department, and when said shelter does not project or cause the ground to rise more than three feet in elevation above the existing or proposed finished grade of the lot.

• 2 Openwork railing not more than 30 inches in height may be provided.

• (Prior code § 9613.108)

• A. Computation of Height. The vertical distance measured from the adjoining curb level to the highest point of the structure, exclusive of chimneys and ventilators; provided, however, that where buildings are set back from the street line, the height shall be measured from the average elevation of the finished grade at the front of the building.

• B. Maximum Structural Height. The maximum height of any building or structure in any singlefamily residential zone shall not exceed 35 feet or two and one-half stories, excepting as follows:

Penthouses or Roof Structures. Structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, fire or parapet walls, skylights, towers, church steeples, flagpoles, chimneys, smokestacks, silos, water tanks or wireless masts or similar structures may be erected above the height limits herein prescribed; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances, but no penthouse or roof structures, or any space above the height limit, shall be allowed for the purposes of providing additional floor space.

(Prior code § 9613.109)

Except as may otherwise be provided by the standards of the residential zone in which located, the provisions of this section and Chapter 17.22 , Vehicle Parking and Loading Requirements— General, shall apply.

(Prior code § 9613.110)

No outdoor advertising sign shall be erected, installed or maintained for the identification or advertising of any residential use, except as provided or amended in Chapter 17.15 , Sign Regulations.

(Prior code § 9613.111)

Prior to commencing any work pertaining to the erection, construction, reconstruction, moving, conversion, alteration or addition to any building or structure within a single-family residential zone, all building and site plans shall be subject to review and permits shall be secured in compliance with all provisions of Section 17.18.090, Development review and permits—General. (Prior code § 9613.120)

The provisions, conditions, procedures and required findings specified in Chapter 17.16 , Development Application and Review Procedures, shall apply. (Prior code § 9613.140)

The provisions, covenants and restrictions of Section 17.12.170, Penalties for violation of regulations —General, shall apply.

(Prior code § 9613.150)