Part II — DISTRICTS AND DEVELOPMENT TYPES

PART II - DISTRICTS AND DEVELOPMENT TYPES

Chapter 16.201 through Chapter 16.215, inclusive, shall be known as the basic zoning districts.

Chapter 16.201 - ZONING DISTRICTS AND DEVELOPMENT STANDARDS

This section describes the zoning districts that are consistent with and implement the general plan. The zoning districts and corresponding general plan designations are provided in Table 16.201-A: Zoning District and General Plan Land Use Designation.

This section also provides the development regulations applicable to each zoning district. These standards are supplemented by Part V (16.500) Site Development Standards, of this Zoning Code. Whenever there is a conflict in the general plan and Zoning Code standards, the general plan shall prevail.

TABLE 16.201-A: ZONING DISTRICT AND GENERAL PLAN LAND USE DESIGNATION

Chapter 16.202 - RESIDENTIAL DISTRICTS

16.202.01 - Purpose and applicability.

The purposes of the Residential ("R") Districts are to:

A.

Preserve, protect, and enhance the character of the city's residential neighborhoods.

B.

Ensure adequate light, air, and open space for each dwelling.

C.

Ensure that the scale and design of new development and alterations and additions to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the surrounding area.

D.

Promote opportunities for housing for all income groups and for those with special housing needs.

E.

Provide sites for public and semi-public land uses.

More specifically, the purposes of the individual residential zoning districts are as follows:

RR Rural Residential: The RR Zoning District is intended for rural residential, agriculture, open space, and very low-density residential development with necessary supporting public service facilities.

RLD Residential Low Density: The RLD Zoning District is for low-density residential areas in which permanent single unit residences, including detached and attached (duplexes and townhouses) units, are the primary use. Other residential types including cottages and bungalows around courts may be seen in this district as well as small neighborhood serving retail. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces and community facilities. The maximum permitted residential density is nine dwelling units per acre, excluding accessory dwelling units.

RMD Residential Medium Density: The RMD Zoning District is intended to create and establish regulations for a district with a mix of housing types, including attached and detached, and small apartment buildings, subject to density limits (up to twenty-five dwelling units per acre) and design and development standards to ensure land use compatibility. Mixed-use development with residential and small commercial spaces may also be seen in this district. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces and community facilities. Front, corner side, and rear yards are required, and zero-side yard development is permitted subject to discretionary review. In the established neighborhoods of the city, it is the intent of this district to maintain the existing pattern of single-family residences, including attached units and duplexes, while in the undeveloped areas of the city, it is the intent of this district to encourage the creation of multi-unit residential neighborhoods with a variety of housing types.

RHD Residential High Density: The RHD Zoning District is intended to create and establish regulations for a high-density residential district, in which a mix of housing types are allowed, subject to density limits (up to forty dwelling units per acre) and design and development standards to ensure land use compatibility. Mixed-use development with residential and small commercial spaces is allowed. This district also allows a variety of neighborhood supportive services, public and educational facilities, open spaces and community facilities.

16.202.02 - Development regulations - RR and RLD districts.

Table 16.202-A: Development Standards - RR and RLD Districts, prescribes the development standards for the RR and RLD Zoning Districts. The numbers in the illustration refers to corresponding regulations in the "#" column. Additional regulations are denoted in the fourth column where chapter numbers refer to other parts of the Zoning Code, and individual letters refer to sections as additional development standards that directly follow the table. Diagrams below depict primary structures. See Section 16.501.02, Accessory Buildings and Structures.

TABLE 16.202-A: DEVELOPMENT STANDARDS - RR AND RLD DISTRICTS

A.

Additional Development Standards for RR and RLD Districts.

1.

Lot Dimensions. The ratio of lot depth to lot width shall not be greater than 4:1.

2.

Building Height. Height shall not exceed thirty-five feet. Accessory structures shall not exceed fourteen feet.

3.

Setback for Structures to Contain Animals.

a.

Yards abutting streets: Sixty feet and twenty feet for corrals and paddocks.

b.

Other yards: Twenty feet plus two feet for each foot of building height over fourteen feet.

4.

Variable Yards - Interior Lots. One yard: ten feet and the other: five feet plus two feet for each foot of building height over twenty-four feet.

5.

Exceptions to Required Depth of Side Yards.

a.

Lots less than fifty feet Wide. The depth of a side yard on a lot less than fifty feet wide may be reduced to ten percent of width of the lot provided:

i.

The lot was recorded with Solano County prior to the adoption of Ordinance No. 15 N.C. (March 19, 1947);

ii.

The yard does not abut a street;

iii.

The building constructed does not exceed one story within five feet of the property line; and

iv.

The minimum setback is three feet.

b.

Lot Shown on Approved Tentative Map. The setback of a side yard on a lot shown on a tentative map approved prior to February 24, 1970, may be reduced to a minimum of five feet upon director approval.

6.

Side Setback Projection. Covered walkways, porches, and verandas may project up to three feet into the required side setback for a maximum length of ten feet. (See Figure 16.202-A)

7.

Side Setback for Narrow Lots.

a.

Minimum. The minimum side setback for lots with an average width of forty-five feet or less shall be a minimum of ten percent of the lot width, or three feet on one side, whichever is greater.

b.

Second Story Projection. On lots less than forty-five feet in width, the upper story wall may project a maximum of four feet into the required second story setback for up to thirty percent of the length of the lower story wall. (See Figure 16.202-B)

8.

Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the street side yard shall not be less than the front yard required or existing on the lot adjoining such street side yard. (See Figure 16.202-C)

9.

Rear Setback. In the RLD district, the rear setback may be reduced to ten feet if the rear setback for abutting lots is ten feet.

16.202.03 - Design standards for

single unit housing (detached and attached).

A.

Design of Building Additions. Rooflines, exterior materials, windows, railings, porches, and other design elements shall be designed in the same style as the existing building unless an alternative design is approved through Chapter 16.605, Development Review.

B.

Building Entrances. The principal entry shall be in a visible location facing the street and shall incorporate a projection (e.g., porch) or recess, with a minimum depth of five feet. A reduction in the depth of the projection or an alternative design that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry, and other design approach that is typical of the architectural style of the building based on documentation provided by the applicant may be approved subject to the provisions of Chapter 16.605, Development Review. (See Figure 16.202-D for example.)

C.

Architectural Articulation. Buildings shall include design

features to create visual variety and avoid a large-scale and bulky appearance.

1.

No street-facing facade shall run in a continuous plane of more than twenty-five feet without a window or a minimum four-foot projection, offset, or recess of the building wall at least one foot in depth. Building entrances and front porches, and projections

into required front or street side yards such as stoops, bays, overhangs, chimneys, and trellises count towards this requirement.

2.

Building elevations abutting street side yards shall be designed to provide at least one horizontal plane break of at least 3 feet, and one vertical break of at least one foot. Alternative designs to create consistency with the architectural style of the building may be approved subject to the provisions of Chapter 16.605, Development Review.

3.

Materials. All materials shall allow for long-term durability and appearance. The exterior use of plywood or unfinished aluminum as siding materials is prohibited unless approved by the director following review and approval under Chapter 16.605, Development Review.

D.

Garage Frontage.

1.

Where an attached garage is located on the front half of the lot and garage doors face a street, garage width shall not exceed fifty percent of the width of the front facade of the building (forty percent on lots wider than one hundred feet). (See Figure 16.202-E)

2.

On front facades with both a two-car garage and a separate single car garage, (a total of three garage doors) the facades of the two garages must be offset a minimum of two feet.

E.

Paving. The maximum amount of paving (impervious surface) in street-facing yards is fifty percent of the required yard.

F.

Driveways. In addition to any other applicable requirements of Chapter 16.508, Off-Street Parking and Loading, curb cuts and driveways shall comply with the following:

1.

Driveway approaches (curb cuts) are permitted only to provide access to garages, carports and parking spaces.

2.

A maximum of one driveway up to 20 feet wide is permitted to serve a single unit. Driveways serving two or more units shall be the minimum width required by the Zoning Code.

3.

All driveways shall be setback at least 5 feet from side property lines.

4.

Driveways must have minimum three-foot wide planted area along a side or rear lot line.

G.

Alley Access. A detached garage or carport is permitted to have access to the alley if:

1.

The garage or carport entrance is setback a minimum of 5 feet from the rear property line;

2.

The garage door does not cross the property line when opened or closed;

3.

The alley is paved; and

4.

The director or traffic engineer finds that such access will not adversely affect vehicle or pedestrian use of the alley.

TABLE 16.202-B: DEVELOPMENT STANDARDS - RMD AND RHD DISTRICTS

A.

Additional Development Standards — RMD and RHD Districts.

1.

Transitional Standards. Where an RMD or RHD District adjoins an RLD District, unless separated by a public right-of-way or other physical barrier:

a.

The building setback from the RLD District boundary shall be ten feet for interior side yards and twenty feet for rear yards; and

b.

A landscaped planting area, a minimum of five feet in width from the lot line, shall be provided along all RLD District boundaries. A tree screen shall be planted in this area, with trees planted at maximum interval of fifteen feet along with shrubs and or ground cover. (See Chapter 16.505, Fences, Walls, and Screening)

2.

Upper Story Setback - RHD District. The fourth story of a street-facing building frontage shall be stepped back a minimum of ten feet from the stories below. Exceptions may be granted by the director, provided that an entry courtyard with a minimum depth of twenty feet, landscaping, and seating amenities are provided on the ground level, subject to Chapter 16.608, Exceptions.

3.

Reduced Front Setback. Where seventy-five percent or more of the lots in a block, on both sides of the street, have been improved with buildings, the minimum front setback required for the entry element (stoop or projected porch) shall be the average of those on the improved lots or fifteen feet, whichever is less.

4.

Street Side Yards on Lots with Reversed Frontage. The rear one-quarter of the exterior side yard shall not be less than the front yard required or existing on the lot adjoining such exterior side yard.

5.

Parking Setback. Parking may be located within 40 feet of the street-facing property line in accordance with the following standards.

a.

Underground and Partially Submerged Parking. Parking completely or partially underground shall match the setbacks of the main structure. The maximum height of a parking podium visible from a street shall not exceed five feet from finished grade to the edge of the podium.

b.

Surface Parking. Above ground parking may be located within forty feet of a street facing property line with the approval of minor use permit when the all of following findings can be made:

i.

The building is close to the street edge and parking is off the primary street;

ii.

The design incorporates habitable space built close to the street facing to the maximum extent feasible;

iii.

The parking area is well screened with a wall, hedge, trellis, and/or landscaping; and

iv.

The site is small and constrained such that underground, partially submerged, or surface parking located more than 40 feet from the street frontage is not feasible.

v.

There are unusual site constraints such as the slope, grading, easements etc.

6.

Open Space. Private and common open space shall be provided in accordance with this section. Private areas consist of balconies, decks, patios, fenced yards, and similar areas outside the residence. Common open space consists of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds,

turf, or other improvements that enhance the outdoor environment. Landscaped courtyard entries that are oriented towards the public street and create a welcoming entry feature are also considered common areas.

a.

Minimum Dimensions.

i.

Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than ten feet Private open space located above ground level (e.g., balconies) shall have no dimension less than six feet.

ii.

Common Open Space. Minimum dimension of fifteen feet.

b.

Usability. A surface within the common open space shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing with a slope not exceeding 10 percent.

c.

Accessibility.

i.

Private Open Space. The space shall be accessible to only one living unit by a doorway or doorways to a habitable room or hallway.

ii.

Common Open Space. The space shall be accessible to all living units on the lot. It shall be served by any access way qualifying as an egress facility from a dwelling unit.

7.

Planting Areas.

a.

Setback Areas Adjoining Streets. All visible portions of a required yard adjoining a street shall be planting area or hard scape that includes parking areas, driveways and walks, as well as areas covered by ornamental gravel, crushed rock or similar materials.

b.

Interior Setback Areas. At least 50 percent of each required interior side setback and rear setback shall be planting areas having a minimum width of five feet adjoining a side or rear property line; provided, that the width of a required planting area may be reduced to two feet in one side or rear yard adjoining a driveway and an accessory structure may occupy a portion of the planting area in a rear yard.

c.

Adjoining an RLD District. A continuous planting area having a minimum five-foot width shall adjoin an RLD District.

A.

Purpose. This section provides opportunities to increase the supply of smaller dwelling units and potential rental housing units in the by allowing housing development on smaller lots. It also is intended to establish design and development standards for these projects to ensure compatibility with the surrounding neighborhood where the general plan proposes no change to existing neighborhood character.

B.

Permit Required. Small lot development shall require a minor use permit pursuant to Chapter 16.606, Minor and Major Use Permits and Small Lot Subdivision Parcel or Tentative Map approval pursuant to Vallejo Municipal Code Title 15, Subdivisions. The minor use permit and small lot subdivision parcel map or tentative map may be submitted and considered concurrently.

C.

Location. Small lot development may be proposed and approved on any site within an RLD and RMD Zoning District where such development would be compatible with adjacent uses and the character of the area, and the density will not exceed the general plan maximum. A small lot development shall not be allowed where the director determines that such compatibility will not occur, public utilities and services are inadequate, or the landform is inappropriate for such development because of grading or impacts on views from adjacent lots.

D.

Lot Standards. The director or planning commission may approve smaller lots than required for the base district, but no less than two thousand square feet in area and twenty-five feet in width, upon finding that the scale of the development will be similar to that of surrounding development and will contribute to underserved segments of the city's housing market in addition to any other findings required by Chapter 16.606, Minor and Major Use Permits.

E.

Permitted Development Types. This section illustrates development types allowed within all residential districts and provides supplemental standards for small lot single unit, bungalow court, and townhouse development types as defined in Part VII.

F.

Additional Development Standards — Small Lot Development Types.

1.

Entries are designed as prominent features, and garages are less dominant through:

a.

Minimum of four-foot setback

b.

Design features such as framing and trim and lights

2.

Small lot development types shall be subject to the development standards in Table 16.202-C: Development Standards - Small Lot Single Unit, Bungalow Court, & Townhouse Development.

TABLE 16.202-C: DEVELOPMENT STANDARDS - SMALL LOT SINGLE UNIT, BUNGALOW COURT, & TOWNHOUSE DEVELOPMENT