§ 6.04.0415. Zoning district development standards.

1.

General Standards. The standards contained in Table II-1 (Zoning District Development Standards) relating to density, lot area and configuration, structure setbacks, structural parcel coverage and height, accessory structure height, distance between structures and common/private open space apply to all residential zoning districts, and shall be determined to be the minimum requirements, unless stated as maximum by this ordinance. All setbacks shall be measured from the applicable property line.

Any variation from these standards shall require the approval of a Development Permit in compliance with Section 6.04.66 and consistency with any adopted guidelines for the subject neighborhood or a Minor Variance/Variance in compliance with Sections 6.04.60 or 6.04.64.

TABLE II-1
ZONING DISTRICT DEVELOPMENT STANDARDS

LAND USE ACTIVITY	RPD R	RPD L	RPD M	RPD M/H	RPD H
Maximum Units—Net/Acre	1.0	7.0	11.0	15.0	35.0
Lot Area (sq. ft.)	1.0 ac	6,000	6,000	14,000	14,000
Lot Area per Dwelling Unit	1.0 ac	6,000	4,000	2,900	1,250
Lot Width (feet)	50	50	25	100	100
Front Setback—	20	18	18	15	15
Front Setback—Street Facing Garage (feet)	25	20	20	20	20
Rear Setback (feet)	20	20	20	20	20
Side Setback (each)	10	10	10	10	10
Side Setback (street side)	20	10	10	10	10
Structural Parcel Coverage (Maximum)	—	40%	40%	60%	60%
Distance Between Main Structures (feet)	—	—	—	—	—
Distance Between Accessory Structures (feet)	6	6	6	6	6
Common Useable Open Space (sq. ft.)	0	0	200	200	200
Private Outdoor Living Space (sq. ft.)	0	0	450	250	200
Main Bldg./Structure Ht. (Maximum)	35 feet or 2 story whichever is less
Accessory Bldg./Structure Ht. (Maximum)	17 feet or 1 story whichever is less
Antennae	(Refer to Subsection 6.04.1805(2) Property Development Standards)
Fences, Walls and Hedges	(Refer to Subsection 6.04.1805(7) Property Development Standards)

 

 

May be reduced to a 5,000 square foot minimum lot area with a 50 foot minimum lot width only if access to the parcel is provided by an alley.

Subject to Section 6.04.26 (Hillside Development Standards).

May be reduced to 5 feet with Fire Department approval, but shall be 10 feet if adjacent to a 2-story structure.

When 2 walls face each other and neither has a window opening, they shall be separated by at least 15 feet. If one or more of the walls has a window opening, they shall be separated by at least 20 feet plus 5 feet for each story of each structure in excess of one-story.

Each ground floor dwelling unit shall be provided with 250/200 (RPD-M/H & H) square feet of private outdoor living space while each upper story unit shall be provided with 200/150 (RPD-M/H & H) square feet of private outdoor living space.

2.

Zone Specific Standards. In addition to the general development requirements contained in Article III (General Regulations), the following table identifies specific standards which apply to individual residential zoning districts:

RESIDENTIAL ZONES SPECIFIC DEVELOPMENT STANDARDS*

STANDARD		R	L	M	M/H	H
A.	Accessory Structures	Y	Y	Y	Y	Y
B.	Additional Height Allowances	N	N	N	Y	Y
C.	Child Day Care Facility	Y	Y	Y	Y	Y
D.	Common Useable Open Space	N	N	N	Y	Y
E.	Conservation/Preservation Area Guidelines	Y	Y	Y	Y	N
F.	Congregate Housing	N	Y	Y	Y	Y
G.	Density Bonus	N	Y	Y	Y	Y
H.	Garage/Yard Sales	Y	Y	Y	Y	Y
I.	Hillside Development	Y	Y	N	N	N
J.	Keeping of Domestic Animals/Household Pets	Y	Y	Y	Y	Y
K.	Minimum Dwelling Size	Y	Y	Y	Y	Y
L.	Minimum Room Size	Y	Y	Y	Y	Y
M.	Mobile Home/Manufactured Housing	Y	Y	Y	Y	Y
N.	Mobile Home Parks/Subdivisions	N	N	Y	N	N
O.	Perimeter Walls	N	Y	Y	Y	Y
P.	Rear Unit Access	Y	Y	Y	Y	Y
Q.	Recreational Vehicle Storage	N	Y	Y	Y	Y
R.	Second Dwelling Unit	Y	Y	Y	N	N
S.	Trash/Recyclable Storage	Y	Y	Y	Y	Y
T.	Zero Lot Line Development	N	Y	Y	Y	Y
U.	Farmworker Congregate Housing	N	Y	Y	Y	Y

 

 

*Key: "Y" applies and "N" does not apply in the zoning district

 

A.

Accessory Structures. Accessory structures in residential zoning districts shall be compatible with the materials and architecture of the main dwelling(s) on the property. Accessory structures may only be constructed on a parcel containing a main dwelling unit. The setbacks in Table II-2 shall apply.

Any variation from these setbacks shall require the approval of a development permit in compliance with Section 6.04.66 and consistency with the adopted "guidelines" for the subject neighborhood or a minor variance/variance in compliance with Sections 6.04.60 or 6.04.64.

TABLE II-2
ACCESSORY STRUCTURES

Single-Family Detached Homes
Structure/Construction/Property Line Equipment	Required Setback	(In Feet)
Porches	Front	10 (per CC Ord. 98-734)
	Side	5
Garage	Rear	3
	Side	3
	Side (street)	Main bldg. setback
Swimming pool, spa, storage shed, fish pond	Rear	5
	Side	5
	Side (street)	Main bldg. setback
Stationary barbecue, fire pit, attachedpatio cover, gazebo	Rear	3
	Side	3
	Side (street)	Main bldg. setback
Unenclosed/detached patio cover (within rear 1/3 of parcel)	Rear	3
	Side	3
	Side (street)	Main bldg. setback
Air conditioning equipment, pool and spa equipment, and ground-based antennae	Rear	3
	Side	3 If located in rear yard
		Main bldg. setback—located in side yard
	Side (street)	3 If located in rear yard
		Main bldg. setback if located in side yard
Balcony, decks, exterior stairs in excess of 30 inches	Front, Side, Rear	Main bldg. setback
In no case shall a structure, projection or equipment be placed or occur beyond the property lines of the subject parcel.

 

 

Multi-Family Attached/Detached Homes
Structure/Construction/Property Line Equipment	Required Setback	(in feet)
Garage	Rear	3
	Side	3
	Side (street)	Main bldg. setback
Swimming pool, spa, storage shed, fish pond, ground-based antennae	Front	5
	Side	5
	Rear	5
Air conditioning, pool and spa equipment	Front	3
	Side	3
	Rear	3
Stationary barbecue, fire pit, attached patio cover, gazebo	Front	3
	Side	3
	Rear	3
Unenclosed/detached patio cover (within rear ⅓ of parcel)	Front	3
	Side	3
	Rear	3
Where a parcel is situated so that the front, side and rear property lines are not readily determinable, required setbacks shall be established by the Director.

 

 

B.

Additional Height (Story) Allowances. When complying with standard setback requirements in the RPD-M/H zoning district, the maximum structure height shall not exceed thirty-five feet or two stories, whichever is less. This standard may be increased by the review authority as part of a Development Permit application up to a maximum of fifty feet or three stories, whichever is less, subject to the following:

(1)

A visual analysis relating structural proportions, massing, height and setback shall be conducted to preserve and enhance the scenic viewshed and minimize the structure's effect on adjacent residents and their privacy;

(2)

The need, and appropriateness of additional stories shall be demonstrated; and

(3)

Architectural compatibility and harmony with surrounding development, land use designations and zoning shall be demonstrated.

As a condition of approval, the Review Authority may require setbacks greater than the minimum setbacks for the RPD-M/H zoning district stated in Table II-2.

C.

Child Day Care Facility Development Standards. Child day care facilities are permitted for six or less children (small facility), and the approval of a conditional use permit is required for a facility of seven or more children (large facility), in compliance with Section 6.04.70. A large facility shall be developed/operated in the following manner:

(1)

The facility shall conform to all property development standards of the zoning district in which it is located;

(2)

The facility shall be provided with indoor play areas in compliance with state requirements. Separate and clearly defined play and activity areas shall be provided for each age group (i.e., infant, toddler, preschool, and school-age children);

(3)

An outdoor play area of no less than seventy-five square feet per child, but in no case less than four hundrd fifty square feet in area exclusive of the required front yard setback, shall be provided. The outdoor play area shall be located in the rear yard. Stationary play equipment shall not be located in required front and side yards;

(4)

A six-foot high solid decorative fence or wall shall be constructed on all property lines, except in the front yard or within a traffic safety sight area. In the front yard, the fence or wall shall be a maximum of thirty-six inches in height. Materials, textures, colors, and design of the fence or wall shall be compatible with on-site development and adjacent properties and shall be subject to the approval of the Director. All fences or walls shall provide for safety with controlled points of entry;

(5)

On-site landscaping shall be consistent with that in the surrounding neighborhood and shall be installed and maintained, in compliance with Section 6.04.28 (Landscaping Standards). Landscaping shall be provided to reduce noise effects on surrounding properties (i.e., trees shall be planted along the property lines, closely spaced and subject to the approval of the director);

(6)

All on-site lighting shall be energy efficient, stationary, directed away from adjacent properties and public rights-of-way, and of an intensity compatible with the surrounding neighborhood;

(7)

All on-site signs shall comply with the provisions of Section 6.04.38 (Sign standards);

(8)

All off-street parking shall comply with the provisions of Section 6.04.34 (Off-street parking standards) and shall provide on-site vehicle turnaround or separate entrance and exit points where feasible, and adequate passenger loading spaces;

(9)

The facility shall contain a fire extinguisher and smoke detector devices and comply with all standards established by the Fire Department;

(10)

A facility within any residential zoning district may only operate up to fourteen hours per day between the hours of 6:00 a.m. and 8:00 p.m.;

(11)

Outdoor activities may only be conducted between the hours of 7:00 a.m. and 7:00 p.m.; and

(12)

All facilities shall be state licensed and shall be operated in compliance with all applicable local, county and state health and safety regulations.

D.

Common Useable Open Space. All multi-family residential developments with five or more dwelling units in the RPD-M, M/H and H zoning districts shall incorporate common useable open space for passive and active recreational purposes within the project's design. The minimum area dedicated for this purpose shall be thirty percent of the net parcel area or two hundred square feet for each unit, whichever is greater. Useable open space shall not include rights-of-way, vehicle parking areas, areas between any structures less than twenty feet apart for private outdoor useable space or setback areas. (Setback areas may be credited, by the Director, as useable open space, up to a maximum of fifty percent, when the setback is a minimum of twenty feet wide and contiguous for a minimum distance of forty running feet.)

Additionally, all multi-family residential developments shall provide indoor/outdoor recreational amenities within the common open space which may include, but are not limited to, the following:

(1)

Barbecue/picnic area;

(2)

Recreation building;

(3)

Swimming pool; and/or

(4)

Tot lot with play equipment.

The specific type/size/location of the amenities shall be subject to the approval of the director. The DIRECTOR shall have the authority to adjust/average the minimum standards for private/common open space when doing so would result in an improved design and an enhanced overall provision of private/common useable open space.

E.

Congregate Housing Development Standards. Standards governing congregate housing facilities are outlined in Section 6.04.22.

F.

Conservation/Preservation Area Guidelines.

(1)

The conservation/preservation area guidelines are intended to implement general plan policies related to the preservation of residential historic resources within the area bounded by Central Avenue, Fourth Street, Mountain View Street and Main Street.

(2)

The conservation/preservation area guidelines will be utilized during the city's development/design review process as criteria against which to review residential projects requiring discretionary approval within the conservation/preservation area. Additionally, the guidelines are intended to provide a clear understanding of the city's goals for preserving the historic character of the area. In instances where proposed improvement does not require discretionary approval (i.e. painting or re-siding) an advisory review from the director may be requested. Advisory review is provided to assist property owners in making improvements that are consistent with the spirit of the guidelines.

(3)

The conservation/preservation area guidelines are available at the department and include information/guidance in the following areas:

(a)

Preservation and rehabilitation of existing structures;

(b)

Additions to existing structures; and

(c)

New infill structures.

G.

Density Bonus. In order to encourage the provision of affordable housing, state law (Government Code Section 65915) provides for the granting of a density bonus or other incentives when an applicant agrees to construct at least one of the following:

(1)

Twenty percent of the total units of a housing development for persons and families of lower income, as defined in state law (Health and Safety Code Section 50079.5);

(2)

Ten percent of the total units of a housing development for very low income households, as defined in State law (Health and Safety Code Section 50105); and

(3)

Fifty percent of the total dwelling units of a housing development for qualifying senior citizen residents, as defined in state law (Civil Code Section 51.2).

A request for a density bonus and regulatory concessions and/or incentives shall be allowable in the RPD (low, medium, medium/high and high density ranges) and CBD zoning districts, shall require Development Permit approval by the council, upon recommendation by the commission, and be subject to state law (Government Code Section 65915) and the following provisions:

(1)

For the purpose of this subsection, "density bonus" shall mean a density increase of at least twenty-five percent over the otherwise maximum allowable residential density under this ordinance and the general plan. When determining the number of housing units which are to be affordable, the density bonus shall not be included.

(2)

The procedures for implementing this subsection are as follows:

(a)

The density bonus shall only apply to housing developments consisting of five or more dwelling units;

(b)

The director shall, within ninety days of receipt of a written proposal, notify the applicant in writing of the procedures governing these provisions;

(c)

The council shall grant a density bonus and at least one regulatory concession(s) and/or incentive(s), unless it adopts a written finding that additional concession(s) and/or incentive(s) are not required in order to provide for affordable housing costs as defined in state law (Health and Safety Code Section 50052.5), or for rents for the targeted units as specified by state law (Government Code Section 65915 [c]);

(d)

Prior to the issuance of a building permit for any dwelling unit in a development for which "density bonus units" and additional incentives have been received, the applicant shall submit documentation which identifies the restricted units and shall enter into a written agreement with the city, subject to council approval, to guarantee for thirty years their continued use and availability to lower-income households. The agreement shall extend more than thirty years if required by the Construction or Mortgage Financing Assistance Program, Mortgage Insurance Program, or Rental Subsidy Program. The terms and conditions of the agreement shall run with the land which is to be developed, shall be binding upon the successor(s) in interest of the applicant, and shall be recorded in the office of the county recorder.

The agreement shall include the following provisions:

1)

The applicant shall give the city or its designee the continuing right-of-first-refusal to purchase or lease any or all of the designated units at the fair market value;

2)

The deeds to the designated units shall contain a covenant stating that the applicant or the successor(s) in interest shall not sell, rent, lease, sublet, assign, or otherwise transfer any interests without the written approval of the city confirming that the sales price of the units is consistent with the limits established for low- and moderate-income households, which shall be related to the Consumer Price Index; and

3)

The city shall have the authority to enter into other agreements with the applicant or purchasers of the dwelling units, as may be necessary to ensure that the required dwelling units are continuously occupied by eligible households.

(e)

"Density bonus units" shall be generally dispersed throughout a development project and shall not differ in appearance or amenities from other units in the development; and

(f)

The city shall provide, in addition to a density bonus, at least one of the following regulatory concessions and/or incentives to ensure that the residential project will be developed at a reduced cost:

1)

A reduction or modification of ordinance requirements which exceed the minimum building standards approved by the State Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 123 of the Health and Safety Code, including, but not limited to, a reduction in the minimum setback and square footage requirements and in the ratio of off-street parking spaces that would otherwise be required;

2)

Approval of a mixed use development in conjunction with the residential project if commercial, office, or other land use activities will reduce the cost of the development and if the project will be compatible internally as well as with the existing or planned development in the area where the proposed residential project will be located; and

3)

Other regulatory incentives or concessions proposed by the applicant or the city which result in identifiable cost reductions.

H.

Garage/Yard Sales. Garage/yard sales are permitted in all RPD zoning districts in compliance with Chapter 7.10 of the Municipal Code.

I.

Hillside Development Standards. Standards governing "hillside development" are outlined in Section 6.04.26.

J.

Keeping of Domestic Animals/Household Pets. The keeping of domestic animals/pets for household enjoyment only is permitted in all RPD zoning districts subject to the following standards:

(1)

No more than three dogs or three cats or a combination that does not exceed three dogs and cats may be permitted only if properly maintained on the premises within/outside a dwelling;

(2)

Other domestic animals/household pets (i.e., birds [not including poultry], fish, rodents, etc.) may be permitted only if properly maintained on the premises within/outside a dwelling. The director may allow other domestic animals/household pets not previously listed; and

(3)

A young animal(s) born to a permitted animal kept within/outside of the dwelling may be kept until the young animal is weaned from its mother (eight weeks for dogs or cats).

K.

Minimum Dwelling Size Standards. The following minimum dwelling areas are computed by calculating the living area as measured on the outside of walls and excludes basements, carports, exterior courtyards/patios, garages and porches:

The minimum area requirements for single-family detached homes:\1,200 sq. ft.

The minimum area requirements for single-family attached homes:\1,000 sq. ft.

The minimum area requirements for multi-family dwellings are as follows:

1 Bedroom\750 sq. ft.

2 Bedrooms\900 sq. ft.

3 Bedrooms\1,000 sq. ft.

"Efficiency apartment units" (400—700 square feet), as defined in Section 6.04.96, are allowable only in areas designated in the general plan for "medium," "medium/high" or "high" residential development. These apartment units shall be allowed only in cases where a fractional/partial additional unit (i.e., 1.5 to 1.9 units allowed on property in compliance with the required "lot area per dwelling unit") would otherwise not be allowed.

L.

Minimum Room Size Standards. Minimum room size standards are as follows:

Room	Minimum Area In Square Feet
Bedroom	100
Full bath (tub, toilet and lavatory)	50
Three-quarter bath (stall shower, toilet and lavatory)	35
Half bath (toilet and lavatory)	25

 

 

M.

Mobile Home and Manufactured Housing Development Standards. Mobile or manufactured homes used as single-family dwellings are subject to the approval of a development permit and shall be installed/maintained in the following manner:

(1)

Mobile or manufactured homes may be used as a single-family residence if the home is certified under the National Mobile Home Construction and Safety Act of 1974;

(2)

Mobile or manufactured homes shall be installed on and secured to an approved permanent foundation in compliance with this ordinance, the city building code and the Health and Safety Code (Section 18551); and

(3)

The following development standards shall govern the installation and assembly of mobile and manufactured homes. The director may modify any of the following standards during the development permit process upon finding(s) that to do so would enhance architectural compatibility and the protection of health and safety:

(a)

All homes shall have a minimum eave projection of eighteen inches on at least two opposite sides, with at least twelve inches on any one side;

(b)

All roofs shall have a minimum pitch of 1:4 and shall be constructed of non-reflective/non-metallic roofing material;

(c)

All exterior siding shall be non-reflective/ non-metallic and shall be installed from the ground up to the roof; and

(d)

All homes shall have a minimum width (across the narrowest portion) of fifteen feet.

The provisions of this subsection do not apply to the installation and assembly of mobile and manufactured homes in mobile home parks.

N.

Mobile Home Park/Subdivision Development Standards. The design of individual lots and other areas within mobile home parks and the permitting of individual mobile homes within the parks is regulated by the California Department of Housing and Community Development, and is not subject to the provisions of this subsection. However, the city has full authority to adopt reasonable standards regulating other characteristics of mobile home parks as well as all aspects of mobile home subdivisions.

Mobile home parks/subdivisions are allowable only in the RPD-M zoning district subject to a development permit and shall be constructed in the following manner:

(1)

The minimum site area for new mobile home parks/ subdivisions shall be ten acres;

(2)

No more than one mobile home may be located on an individual lot/space:

(3)

Individual mobile home lots shall have the following minimum site areas/widths:

(a)

Single-wide coaches: 2,400 sq. ft./35 ft.;

(b)

Double-wide coaches: 3,000 sq. ft./45 ft.; and

(c)

Triple-wide coaches: 3,600 sq. ft./55 ft..

(4)

Individual mobile homes shall be set back a minimum of twenty feet from the nearest public right-of-way;

(5)

Minimum individual mobile home lot setbacks shall be measured from the edge of internal streets and space lines as follows:

(a)

Front—ten feet.

(b)

Side—Five feet.

(c)

Rear—Ten feet.

(6)

Maximum mobile home lot coverage (mobile home and any accessory structure) shall be seventy-five percent;

(7)

Each mobile home shall be equipped with skirting, or provided with a support pad which is recessed to give the appearance of the mobile home being located on-grade;

(8)

All on-site utilities shall be installed underground;

(9)

All private internal streets within the park/subdivision shall be appropriately paved with a minimum width of thirty-six feet or in compliance with the Ventura County Standards, whichever is greater;

(10)

The mobile home park/subdivision shall be provided with off-street parking in compliance with Section 6.04.34 (Off-street parking standards);

(11)

Mobile home parks/subdivisions should contain commercial uses for the convenience of the residents (i.e., food/drink vending machines, laundry room, etc.) provided that these uses shall be located within an enclosed structure in the interior of the park/subdivision and shall not occupy more than five hundred square feet;

(12)

Each mobile home lot shall contain adequate space to accommodate an enclosed storage facility with a minimum of one hundred twenty square feet;

(13)

All exterior boundaries of the mobile home park/subdivision shall appear similar to conventional residential developments and shall be screened by a decorative fence (with open grill work) or masonry wall six feet in height, with a minimum six-foot wide landscaped area provided along the inside of the perimeter fence or wall subject to the approval of the director;

(14)

Common open space shall be landscaped in compliance with Section 6.04.28 (Landscaping standards);

(15)

A common recreation area shall be provided in the park/subdivision for use by all residents and their invited guests. The area shall provide for a minimum aggregate area of fifty square feet of recreational space for each mobile home space; and

(16)

All mobile home parks/subdivisions shall provide recreational amenities within the site which may include, but are not limited to, the following:

(a)

Clubhouse;

(b)

Court game facilities (i.e., basketball, tennis, etc.);

(c)

Day care facilities;

(d)

Picnic shelter/barbecue area;

(e)

Spa;

(f)

Swimming pool; and/or

(g)

Tot lot with play equipment.

The type of amenities shall be approved by the director and provided in compliance with the following schedule:

Number of Units	Minimum Amenities
0—9	1
10—50	2
51—100	3
101—200	4
201—300	5
Add one amenity for each 100 additional units.

 

 

O.

Perimeter Walls/Fences. Any structure/use, other than a single- or two-family dwelling, in a residential zoning district shall require the installation of perimeter screening in the form of walls and/or fences, which shall be constructed in the following manner:

(1)

The wall/fence shall be six feet in height, measured from the finished grade of the higher of the two adjoining parcels;

(2)

The wall/fence shall be installed along the perimeter of the parcel except for those portions fronting a public right(s)-of-way. Walls/fences located within the front yard setback shall not exceed a height of thirty-six inches;

(3)

The wall/fence shall be architecturally treated on both sides; and

(4)

The design and construction materials of the wall/fence shall be subject to the approval of the Director.

P.

Rear Unit Access. Every developed residential parcel containing 2 or more residential units shall include a ten-foot wide improved pedestrian passageway to the rear unit(s). The passageway shall contain a paved walkway and shall be properly landscaped, maintained and vertically unobstructed overhead.

Q.

Recreational Vehicle Storage Facilities (per CC Ord. 98-734).

(1)

Recreational vehicle storage facilities shall be encouraged on an individual lot basis as follows:

(a)

Increase one side yard to twelve feet in width to provide access to a storage space in the rear or side yard; or

(b)

Provide a "pass-thru" garage to the rear yard, while maintaining the required side yards.

In either of the options outlined above, the recreational vehicle storage area shall be behind the front yard setback line and the access driveway to the storage area shall be paved treads only or grasscreted, subject to the approval of the director.

R.

Second Dwelling Unit/"Granny" Housing/Guest Housing Development Standards. One additional dwelling unit may be sited on a single-family parcel in the RPD-R, L and M zoning districts, subject to the approval of a conditional use permit, and shall be developed/maintained in the following manner:

(1)

No more than one additional dwelling unit shall be permitted on any single-family parcel;

(2)

An additional dwelling unit may not be permitted on a single-family parcel already having two or more dwelling units;

(3)

An additional dwelling unit may only be allowed on a residential parcel with one existing owner occupied single-family detached dwelling unit (main unit), and the additional unit may be within, attached or detached to/from the existing main dwelling unit;

(4)

The parcel upon which the additional dwelling unit is to be established shall conform to all standards of the RPD-R, L and M zoning districts;

(5)

The minimum size of the parcel upon which the additional dwelling unit may be built shall be seven thousand five hundred square feet. The parcel shall have a minimum width of 50 feet, a minimum depth of one hundred twenty feet, and a minimum buildable pad size of 400 square feet exclusively for the additional unit;

(6)

The additional dwelling unit may only be located within the rear third of the parcel, and shall not exceed thirty-five feet or two stories in height;

(7)

The size of the additional dwelling unit shall not exceed thirty percent of the existing living area of the main dwelling for an attached unit or one thousand square feet for a detached unit. The minimum size shall be eight hundred square feet;

(8)

The additional dwelling unit shall be architecturally compatible with the main dwelling unit;

(9)

The additional dwelling unit shall be provided with two covered off-street parking spaces, in addition to that required for the main dwelling unit, in compliance with Section 6.04.34 (Off-street parking standards);

(10)

The additional dwelling unit shall be metered separately from the main dwelling unit for gas, electricity and water/sewer services;

(11)

Prior to the issuance of a building permit for the additional dwelling unit, a covenant of restriction to run with the land, shall be recorded which specifies that the use of the additional unit as an independent dwelling may continue only as long as the property is owner-occupied. The additional dwelling unit may not be sold independently of the main dwelling and parent parcel;

(12)

The applicant for the required conditional use permit shall be the owner of the subject property as well as the resident of the main dwelling unit;

(13)

This section shall not validate any existing illegal "additional" dwelling unit. An application for a permit may be made in compliance with Section 6.04.70 (Conditional use permits) to convert a non-permitted "additional" unit to a conforming legal "additional" unit, and the standards and requirements for the conversion shall be the same as for a newly proposed "additional" dwelling unit; and

(14)

The following findings shall be made (in addition to those outlined in Section 6.04.70 [Conditional use permits]) in order to approve a Conditional Use Permit for an additional dwelling unit:

(a)

That the additional dwelling unit is compatible with the design of the main dwelling unit and the surrounding neighborhood in terms of bulk, exterior treatment, height, landscaping, length, lot coverage, scale and width and will not cause excessive noise, traffic, or other disturbances to the existing neighborhood or result in significantly adverse effects on public services and resources; and

(b)

That the additional dwelling unit will not contribute to a high concentration of these units sufficient to change the character of the surrounding neighborhood.

S.

Trash/Recyclable Storage. Standards governing trash/recyclable storage enclosures are outlined in Section 6.04.1805(23).

T.

Zero Lot Line/Small Lot Residential Development Standards. Zero lot line/small lot residential projects are allowable in the RPD-M and M/H zoning districts, subject to the approval of a development permit, and shall be developed in the following manner:

(1)

The parent parcel shall be a minimum of seven square feet (two lots of three thousand five hundreed square feet each);

(2)

The development shall comply with all of the applicable property development standards of the RPD-M and M/H zoning districts respectively;

(3)

Alleys should be provided in order to accommodate vehicular access to individual units as well as to provide for trash collection and other public/private services. Alleys shall not be used for storage or parking;

(4)

A parcel abutting a public alley should be designed to gain vehicular access from the alley;

(5)

Each parcel shall front on a public street and shall have an average width of forty-five feet (each lot shall have a minimum width of forty feet, while averaging forty-five feet). However, each parcel fronting on both a public street and a public alley shall be permitted to have a minimum width of forty feet on the public street and a minimum of thirty-five feet on the public alley, provided that the access for all required off-street parking is to be only from the public alley;

(6)

All detached structures (i.e., dwellings, garages, etc.) shall be set back a minimum of five feet from the rear alley (public right-of-way) property line and five feet from the side/street right-of-way property line;

(7)

The zero lot line development provides for the placement of a detached single-family dwelling on one interior side yard with a zero-foot required setback while maintaining a minimum ten-foot setback on the other side. To accomplish this, the parcel adjacent to the zero side yard shall be held under the same ownership at the time of initial development and shall provide for either a zero setback or a minimum setback of ten feet. The opposite side yard (from the zero setback side) shall be perpetually maintained free of any obstructions, other than a required solid decorative masonry garden wall which shall be architecturally treated on both sides and be subject to the approval of the director. The masonry wall shall intersect with the rear property lines; (See diagrams below)

(8)

The zero side yard shall not be located adjacent to any private or public rights-of-way;

(9)

No portion of any structure or architectural element shall be permitted to project over any property line;

(10)

Exposure protection between adjoining structures shall be in compliance with the requirements/ specifications of the city building code and fire department;

(11)

The walls of the structure located on the zero lot line shall be constructed with low maintenance solid decorative masonry or masonry veneer;

(12)

The walls of the structure located on the zero lot line shall have no windows, doors, air conditioning units, or any other type of openings. Atriums/courts may be permitted on the zero lot line side when they are enclosed by three walls of the structure and a solid wall, a minimum of eight feet in height, is provided on the zero lot line. The eight-foot high wall shall be constructed of the same material as the exterior walls of the structure and be subject to the approval of the director;

(13)

Parking shall be provided and maintained in compliance with Section 6.04.34 (Off-Street Parking Standards). Tandem parking may be permitted in required garage structures only on parcels with alley access;

(14)

Landscaping shall be installed and maintained in compliance with Section 6.04.28 (Landscaping standards);

(15)

Each dwelling shall have a minimum of one hundred fifty square feet of private useable outdoor open space, with no dimension less than ten feet; and

(16)

In order to provide for maintenance and repair of structure(s) located on the zero lot line, a perpetual five-foot wide wall/maintenance easement shall be provided on the parcel adjacent to the zero lot property line which, with the exception of walls and/or fences, shall be kept clear of structures. This easement shall be shown on the parcel/tract map and incorporated into each deed transferring title to the subject property. The roof(s) of the structure(s) shall be designed to ensure that water runoff from the dwelling located on the common lot line is limited to the easement area.

U.

Farmworker Congregate Housing Development Standards (new section per Ord. 03-774 Adopted January 13, 2004). Standards governing Farmworker Congregate Housing are outlined in Section 6.04.23.