Chapter 11.07 — RESIDENTIAL DISTRICTS

11.07.010. - Purpose.¶

The purpose of the residential districts is to promote healthful and convenient distribution of the County's population with sufficient densities to maintain a high standard of physical design and community service.

(1)

To provide for a variety of dwelling types and densities and to offer housing choices at various economic levels. The intent is to further establish various densities of residential developments in order to efficiently and effectively provide for necessary public services and facilities.

(2)

To provide appropriate space for those educational, religious, recreational, health, and similar facilities that serve the needs of the nearby residents and do not create objectionable impacts.

(3)

To promote stability of residential development so as to protect the character of a district and the suitability of particular uses; to conserve the values of land and buildings; and to protect the County's tax revenues.

(4)

To provide for state authorized family care homes, foster homes, group homes, and transitional/supportive housing as a residential use of property.

(5)

Residential estate (RE). The purpose of the RE district is to:

a.

Allow for larger lots within valley neighborhoods that would be conducive to the development of custom and semi-custom homes.

b.

Create standards that may allow limited numbers of horses and other livestock to be kept for noncommercial purposes.

(6)

Single family residential (RS). The purpose of the RS district is to:

a.

Allow for a mixture of housing types in a low density setting where public water and sewage facilities are available. The predominant housing type consisting of single-unit dwellings.

b.

Provide space for community facilities and neighborhood services needed to complement residential areas and for institutions which require a residential environment.

(7)

Medium density residential (RM). The purpose of the RM district is to:

a.

Allow for a diversity of housing types in a medium density setting where public water and sewage facilities are available.

b.

Provide space for community facilities and neighborhood services needed to complement residential areas and for institutions which require a residential environment.

(8)

High density residential (RH). The purpose of the RH district is to:

a.

Allow for a mixture of housing types in a high density setting.

b.

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

c.

Provide space for community facilities and neighborhood services needed to complement residential areas and for institutions which require a residential environment.

(Ord. No. 1624)

11.07.020. - Land use regulations.¶

Table 11.07.020 prescribes the land use regulations for Residential Districts.

The table also notes additional use regulations that apply to various uses. Section numbers in the right hand column refer to other sections of this Code.

TABLE 11.07.020: LAND USE REGULATIONS—RESIDENTIAL DISTRICTS
Land Use Classifcation	RE Within VGB	RS	RM	RH	Additional Regulations
Residential Use Classifcations
Residential Housing Types (See subclassifcations below)
Duplex/two-unit	-	P(1)	P	P
Multi-unit	-	-	P(1)	P(1)
Accessory dwelling unit	P	P	P	P	See Section 11.32.030
Junior accessory dwelling unit	P	P	P	-	See Section 11.32.030
Single-unit dwelling, attached	-	P	P	-
Single-unit dwelling, detached	P	P	P	-
Family day care (See subclassifcations below)
Large	P	P	P	P	See Section 11.32.120
Small	P	P	P	P
Residential Boarding Facilities	M	M	M	M
Mobile Home Parks	-	-	M	P	See Section 11.32.210
Residential care and social service facilities (See subclassifcations	below)
General (more than 10 persons)	-	-	C	M	See Section 11.32.250
General (7—10 persons)	M	M	M	P
Limited (6 or fewer persons)	P	P	P	P
Single Room Occupancy	-	-	-	P	See Section 11.32.260
Low-Barrier Navigation Center	-	-	P	P	See Section 11.32.160
Home Occupation	P	P	P	P	See Section 11.32.140
Supportive and Transitional Housing	-	-	P	P	See Section 11.32.310
Public and semi-public use classifcations
Community Assembly	C	C	C	C
Community Garden/Urban Agriculture	M(2)	M(2)	M(2)	M(2)
Cultural Institutions	C	C	C	C
Day Care Centers	C	C	C	C
Elderly/Long-Term Care	-	-	C	C
Essential/Emergency Service Facilities	C	C	C	M
Park and recreation facilities; public (See subclassifcations below)
Passive recreation	P	P	P	P
Active Recreation	M	M	M	M
Schools	C	C	C	C
Commercial Use Classifcations

Animal care: sales and services (See subclassifcations below)
Kennels	C	-	-	-	See Section 11.32.050
Entertainment and recreation (See subclassifcations below)
Temporary Uses and Special Events					See Section 11.32.310
Food and beverage sales (See subclassifcation below)
Farmers market					See Section 11.32.130
Lodging (See subclassifcations below)
Bed and breakfast	*		-	-	See Section 11.32.150
Neighborhood Services	A	A	A	A
Industrial Use Classifcations
Warehousing, storage and distribution (See subclassifcation below)
Transportation, communications and utilities use classifcations
Communications Facilities					See Section 11.32.300
Minor Utilities	C	C	C	C
Renewable energy systems (See subclassifcations below)
Personal solar energy system	P	P	P	P	See Section 11.32.270
Agricultural and extractive use classifcations
Agricultural labor housing	P	P	P	-	See Section 11.32.040
Animal raising—imported feed	*				See Section 11.32.050
Resource protection and restoration	M	M	M	M
Specifc limitations: 1. Standards for review of multifamily housing are required to be objective in compliance with Government Code § 65913.4. (Senate Bill 35). 2. Community Gardens/Urban Agriculture: as an interim land use on vacant property.

Key To Permit Requirements
Principally permitted use	P	Conditional use permit required	C
Zoning clearance required	Z	Surface mining permit required	SMP
Administrative use permit required	A	See numbered footnote for additional limitations	(#)
Minor conditional use permit required	M	As outlined in additional regulations section	*
		Use is not allowed	-

(Ord. No. 1624)

11.07.030. - Development regulations.¶

Table 11.07.030, Development Regulations—Residential Districts, prescribes the development standards for residential districts. Additional regulations are denoted in the right hand column. Section numbers in this column refer to other sections of this Code. The numbers in the "#" column refer to the numbers in Figure 11.07.030: Development Regulations—Residential Districts.

Figure 11.07.030: Development Regulations—Residential Districts

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TABLE 11.07.030: DEVELOPMENT REGULATIONS—RESIDENTIAL DISTRICTS
Standard	RE Within VGB	RS	RM	RH	Additional Regulations	#
Lot and density standards
Minimum lot area (square feet)	21,000	4,500	3,000	10,000
Minimum lot width (ft.)	80(A)	50(A)	40(A)	100(A)
Density (units/acre)
Minimum	0.5(E)	3	6	15	11.07.030(B) and (E)
Maximum	2	8	17	30
Building form and location standards
Maximum height (ft.)
Primary structure	35	30	35	50(C)	11.19.050 Height Exceptions 11.19.030,Accessory Structures
Accessory structure	20	15	15	15
Minimum setbacks (ft., measured from property line unless otherwise indicated)

Front or street side	Detached sidewalk: Ten ft. from edge of sidewalk Attached sidewalk: 15 ft. from edge of sidewalk No sidewalk: 15 ft. from edge of ultimate right- of-way and ten feet from edge of drainage ditch if present	Detached sidewalk: Ten ft. from edge of sidewalk Attached sidewalk: 15 ft. from edge of sidewalk No sidewalk: 15 ft. from edge of ultimate right- of-way and ten feet from edge of drainage ditch if present	Detached sidewalk: Ten ft. from edge of sidewalk Attached sidewalk: 15 ft. from edge of sidewalk No sidewalk: 15 ft. from edge of ultimate right- of-way and ten feet from edge of drainage ditch if present	Detached sidewalk: Ten ft. from edge of sidewalk Attached sidewalk: 15 ft. from edge of sidewalk No sidewalk: 15 ft. from edge of ultimate right- of-way and ten feet from edge of drainage ditch if present	11.19.090,Setbacks and Yards
Interior side	10	5 (D)	5 (D)	5 (D)
Rear, primary structure	25	15	10	10
Rear, accessory structure	10	5	5	5	11.19.030,Accessory structures
Garage	A minimum 20 ft. driveway apron shall be provided for front loaded garages				11.07.040(a), Residential Single Family Development
Parking, from street facing property line	n/a	n/a	40	40	11.07.040(n), Residential Multi- Family Development
Parking and loading					11.25 Parking and Loading

Additional Regulations

(1)

Lot width. The lot width at the primary street frontage for cul-de-sac, knuckles, and irregular shaped lots may be reduced to no less than 35 feet provided the minimum lot width for the zone district is met at the front yard setback line. Flag lots shall also meet the minimum lot width at the front yard setback line.

(2)

Accessory dwelling units. Where accessory dwelling units are permitted they do not count towards the maximum density restrictions of the zone district.

(3)

Transitional standards. When an RH District is adjacent to an RS District, the following standards apply:

a.

The maximum height is 30 feet within 40 feet of an RS District; and

b.

The maximum height is 40 feet within 50 feet of an RS District.

Figure 11.07.030(3): Transitional Standards—Residential Districts

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(4)

Interior side yards, attached single-family dwellings. Required setbacks apply to the ends of rows of attached single-family dwellings.

(5)

Additional density. Within the Residential Estate zoning designation (within valley growth boundary) density is one-half to two units per acre. Additional density up to a maximum of four units per acre may be approved with a minor conditional use permit. In addition to the findings for use permits in Section 11.57.060, the following additional findings shall be made:

a.

The increased density will not adversely affect adjoining uses and is compatible with the existing neighborhood characteristics; and,

b.

An adequate buffer is provided between the project site and the edge of the valley growth boundary.

(Ord. No. 1624)

11.07.040. - Supplemental regulations.¶

(a)

Residential single-family development. Residential single-family structures within the valley growth boundary shall be developed in accordance with the following standards:

(1)

Garage frontage and location.

a.

Where garage doors face a street, garage width shall not exceed 60 percent of the width of the front facade of the building.

b.

Garages with three or more doors, at least one garage front must be separated from the remaining garage fronts by at least two feet.

(2)

Driveway standards. New driveways shall be constructed to meet Public Works Standard Driveway (D/W) Plan.

a.

Width of residential D/W shall be 12' minimum and 30' maximum.

b.

Maximum of one D/W per 100 feet of lot frontage.

Figure 11.07.040(a)(1): Residential Garage Frontage and Locations

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(3)

Corner lots. Dwellings on corner lots shall include windows on any facade facing a street. No street-facing wall shall run in a continuous plane of more than 20 feet without a window or a projection, offset, or recess of the building wall at least one foot in depth.

Figure 11.07.040(a)(3): Residential Corner Lots

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(b)

Residential multi-family development. Each multiple family residential project with four or more dwelling units on a single lot shall be developed in accordance with the following standards:

(1)

Parking setback. Parking shall be setback 40 feet from the street facing property line except where a lesser setback is authorized with the approval of a waiver by the Zoning Administrator when all of the following findings can be made:

a.

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

b.

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

c.

The site is constrained such that parking located more than 40 feet from the street frontage is not possible.

(2)

Building entrances.

a.

Orientation. All units located along public rights-of-way must have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-family housing is located on fourlane streets carrying high traffic volumes and/or streets that do not allow on-street parking. In such cases, the project may be oriented around courtyards.

b.

Projection or recess. Building entrances must have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and minimum area of 50 square feet when utilized by more than one unit. Entrances used exclusively by one unit (i.e. townhouse) may be reduced to 30 square feet. Alternative designs that create a enhance entry feature facing the street, such as a trellis or landscaped courtyard entry, may be approved through the design review permit process.

Figure 11.07.040(b)(2): Multi-Family Residential Building Entrances

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(3)

Open space. Residential open space may be provided as common or private open space. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, walks, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development. Landscaped courtyard entries that are oriented towards the public street which create a welcoming entry feature are also considered common areas. All areas not improved with buildings, parking, vehicular access ways, trash enclosures, and similar items shall be developed as common areas with the types of attributes described above.

a.

Amount. A combination of private and common open space shall be provided equivalent to 200 square feet/unit.

b.

Minimum dimensions. Open space shall have the following minimum dimensions in order to count towards open space requirements:

1.

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

Common open space. Minimum dimension of 25 feet.

3.

Required setbacks and walkways not counted. Required front and street side setback areas and walkways between buildings do not count towards the minimum residential open space per unit requirements.

c.

Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface shall be a combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dustfree surfacing. Slope shall not exceed ten percent.

d.

Accessibility.

1.

Private open space. The space shall be accessible to only one residential unit by a doorway to a habitable room or hallway.

2.

Common open space. The space shall be accessible to all the residential units on the lot.

(Ord. No. 1624)

CHAPTER 11.08 - COMMERCIAL AND MIXED-USE DISTRICTS