§ 21.31.205. Units per lot and lot area per unit.

Table 31-2 indicates the maximum number of units permitted by each residential district and the required density (land area per unit). The number of units shall not be subject to the standard variance provisions contained in this Title. In calculating the number of units permitted on the site, the following rules shall apply:

Table 31-1
Uses in Residential Zones

Residential Zone District Land Use

R-1-S

R-1-M

R-1-L

R-1-N

R-1-T

R-2-S

R-2-I

R-2-L

R-2-N

R-2-A

R-3-S

R-3-4

R-3-T

R-4-R

R-4-N

R-4- H(d)

R-4-U

R-M

R-4-M

RP

Residential Uses

Single-family detached

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

N

Y

Y

Y

Y

Y

N

Y

Single-family attached

N

N

N

N

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

N

N

Y

Duplex

N

N

N

N

Y(b)

Y(b)

Y

Y

Y

Y(c)

Y

Y

Y

Y

Y

Y

Y

N

N

Y

Three-family dwelling

N

N

N

N

N

N

N

N

N

Y

Y

Y

N

Y

Y

Y

Y

N

N

Y

Four-family dwelling

N

N

N

N

N

N

N

N

N

N

Y

Y

N

Y

Y

Y

Y

N

N

Y

Multi-family dwelling

N

N

N

N

N

N

N

N

N

N

N

N

N

Y

Y

Y

Y

N

N

Y

Townhouse

N

N

N

N

N

N

N

N

N

Y

Y

Y

Y

Y

Y

Y

Y

N

N

Y

Modular or manufactured housing unit placed on a permanent foundation

Y

Y

Y

Y

Y

Y

Y

Y

Y

N

N

N

N

N

N

N

N

Y

Y

N

Mobile home park (as to unsold spaces) (see Section 21.52.243)

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Y

N

Subdivision of existing mobile home park (see Section 21.52.244)

C

Accessory dwelling unit (see Section 21.51.276)

Limited accessory dwelling unit

A

A

A

A

A

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

Conforming accessory dwelling unit

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

N

N

N

Special group residence (senior citizen housing, handicapped housing, residential care facility, communal housing, convalescent hospital) (see Section 21.52.271)

N

N

N

N

N

N

N

N

N

N

N

N

N

C

C

C

C

N

N

N

Transitional Housing (e), (f)

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Supportive Housing (e), (f)

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Commercial Uses

Bed and breakfast inns (see Section 21.52.209)

N

N

N

N

N

N

N

N

N

N

N

N

AP

AP

AP

AP

AP

N

N

N

Office commercial (see Section 21.52.251)

N

N

N

N

N

N

N

N

N

N

N

N

C

C

C

Y(a)

C

N

N

N

Residential historic landmark buildings (see Section 21.52.265.5)

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

N

AP

 

Table 31-1

Uses in Residential Zones

Residential Zone District Land Use

R-1-S

R-1-M

R-1-L

R-1-N

R-1-T

R-2-S

R-2-I

R-2-L

R-2-N

R-2-A

R-3-S

R-3-4

R-3-T

R-4-R

R-4-N

R-4- H(d)

R-4-U

R-M

R-4-M

RP

Restaurant (see Section 21.52.269)

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

C

C

N

N

N

Retail commercial

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

Y(a)(g)

N

N

N

N

Through-block commercial (see Section 21.52.279)

N

N

N

C

N

N

N

N

C

N

C

C

C

C

C

C

C

C

Other Uses

Carnival, fiesta, other outdoor exhibition or celebration (see Section 21.53.109)

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

N

T

Church (see Section 21.51.213)

N

N

N

C

N

N

N

N

C

C

C

C

C

C

C

C

C

N

N

N

Common recreational facilities (permitted only for multi-family developments with 21 or more units)

N

N

N

N

N

N

N

N

N

N

N

N

A

A

A

A

A

A

Y

Y

Construction trailer (see Section 21.53.103)

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

N

T

Courtesy parking for nonresidential use (see Section 21.52.221)

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

A

C

C

N

N

Child daycare home - small or large facility  (1—14 persons)  (see Section 21.51.230)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

N

A

Daycare center (15 or more persons) (see Section 21.52.249)

C

C

C

C

C

C

C

C

C

C

Y

Y

Y

Y

Y

Y

Y

C

N

N

Detached accessory room (see Section 21.31.245)

N

N

A

A

A

N

N

A

A

A

A

A

A

A

A

A

A

N

Y

N

Electrical distribution station (see Section 21.52.223)

N

N

N

N

N

N

N

N

N

N

N

N

C

C

C

C

C

C

N

N

Group home (1—6 persons) (see Section 21.15.1200)

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

N

N

Home occupation (see Section 21.51.235)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Y

A

Interim Parks

a. Community gardens (see Section 21.52.260)

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

IP

b. Passive parks (see Section 21.45.155)

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

N

IP

c. Playgrounds (see Section 21.52.260

IP

IP

IP

IP

IP

P

IP

IP

IP

IP

IP

IP

IP

IP

IP

IP

IP

IP

Y

IP

 

Table 31-1

Uses in Residential Zones

Residential Zone District Land Use

R-1-S

R-1-M

R-1-L

R-1-N

R-1-T

R-2-S

R-2-I

R-2-L

R-2-N

R-2-A

R-3-S

R-3-4

R-3-T

R-4-R

R-4-N

R-4- H(d)

R-4-U

R-M

R-4-M

RP

d. Recreational parks (see Section 21.52.260)

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

AP

N

IP

e. Urban Agriculture (h)

AP

AP

AP

AP

AP

AP

AP

AP

AP

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Y

Private school (elementary) (see Section 21.52.263)

N

N

N

N

N

N

N

N

N

N

N

N

C

C

C

C

C

N

N

N

Recreational vehicles - parking and storage (see Section 21.41.276)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Y

N

Room rentals (see Section 21.51.270)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Y

A

Sandwiched lot development (see Section 21.52.270)

N

N

N

C

N

N

N

N

C

C

C

C

C

N

N

N

N

N

N

N

Storage of chattel (see Section 21.51.290)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Trailer or dwelling unit used as home sales office

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

T

Vehicle parking and storage (see Sections 21.41.281 and 21.41.283)

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

Wireless telecommunications facilities (see Chapter 21.56)

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

 

Abbreviations:

 Y = Yes (permitted use).

 N = Not permitted.

 C = Conditional use permit required. Refer to provisions in Chapter 21.52.

 A = Accessory use. Permitted subject to provisions contained in Chapter 21.51.

 T = Temporary Use. Permitted subject to provisions contained in Chapter 21.53.

 AP = Administrative use Permit required. Refer to provisions in Chapter 21.52.

 IP = Interim park use permit required. Refer to provisions in Chapter 21.52.

Notes:

 (a) Retail and office commercial uses are subject to the development standards specified in Section 21.45.160.

 (b) Unless the site can provide 4 independently accessible parking spaces, one unit is limited to 450 sq. ft. as a zero bedroom.

 (c) One unit shall not exceed 800 sq. ft. or 12 percent of lot area, whichever is greater. The 800 sq. ft. limit shall apply to the rear unit. If both units exceed 800 sq. ft., the rear unit, or bottom unit in a stacked duplex, shall be considered the legal nonconforming unit.

 (d) For commercial uses permitted in the R-4-H zone see Section 21.45.160.

 (e) This use does not include uses that meet the definition of "Residentional care facility" or "Special group residences" as defined in Chapter 21.15.

 (f) Development is subject to the density limits of the zoning district in which it is located.

 (g) Adult-Use Cannabis Businesses prohibited.

 (h) All urban agriculture uses, whether by-right or permitted through an Administrative Use Permit, must meet the standards outlined in Section 21.52.260.

( ORD-18-0025 § 9(Exh. A), 2018; ORD-18-0015 § 1(Exh. A), 2018; ORD-17-0031 § 9(Exh. A), 2017; ORD-17-0024 § 1(Exh. A), 2017; ORD-16-0015 § 1(Exh. A), 2016; ORD-15-0037 § 2(Att. A), 2015; ORD-11-0011 § 1(Exh. A), 2011; ORD-07-0019 § 1, 2007; ORD-06-0058 § 1(Att. 1), 2006; Ord. C-7629 § 3, 1999; Ord. C-7550 § 5, 1998; Ord. C-7399 § 3, 1996; Ord. C-7378 §§ 3, 4, 1995)

Table 31-2A
Residential Development Standards

District	Units Per Lot	Lot Area Per Unit (Sq. Ft.)	Minimum Lot Area (Sq. Ft.) (a, c)	Minimum Lot Width (Ft.)(a, c)	Minimum Yard Setbacks (Ft.)(j, l)			Maximum Height(d, h)	Maximum Lot Coverage (% of Lot)	Minimum Usable Open Space Per Unit	Floor Area Ratio
					Front	Side	Rear(k)
R-1-S	1	2,400	2,400	30	8(i)	3	8	24 ft./28 ft.	N/A	6%(o)	1.2
R-1-M	1	3,600	3,600	40	8	4	8	25 ft. 2 St.	N/A	6%(o)	0.67
R-1-N	1	6,000	6,000	50	20	4(b)	1st St. 10	25 ft. 2 St.	50%	16%(o)	0.6
							2nd St. 30
R-1-L	1	12,000	12,000(s)	60	25	6	30	25 ft. 2 St.	40%	23%(o)	0.6
R-1-T	1	3,000	3,000	25(g)	10	5	8	25 ft. 2 St.	N/A	6%(o)	1.2
R-2-S	2	1,200	4,800	40	15(i)	3	10	24 ft./28 ft. (e) 2 St.	N/A	2%(o)	1.3
R-2-I	2	1,000	4,800	40	3(i)	3	8	32 ft./35 ft. (e) 3 St.	N/A	2%(o)	N/A
R-2-N	2	3,000	6,000	50	15	4(b)	20	25 ft. 2 St.	60%	6%(o)	0.60
R-2-A(n)	2	3,000	6,000	50	15	4(b)	20	25 ft. 2 St.	60%	6%(o)	0.60
R-2-L	2	4,000	8,000	50	15	4	10	35 ft. 2 St.	40%	8%(o)	N/A
R-3-S(l)	3	2,100	6,300	50	15	10%(q)	20	25 ft. 2 St.	N/A	250(p)	N/A
R-3-4	4	1,700	4,500	50	15	10%(q)	20	25 ft. 2 St.	N/A	200(p)	N/A
R-3-T(l)	N/A	See Table 31-2B	3,000	25(g)	15	10%(q)	20	28 ft.(f) 2 St.	N/A	250(p)	N/A
R-4-R(l)	N/A	See Table 31-2B	18,000	120	15	10%(q)	20	28 ft. 2 St.(f)	N/A	150(p)	N/A
R-4-N(l)	N/A	See Table 31-2B	18,000	120	15	10% (q)(r)	20(r)	38 ft.(f) 3 St.	N/A	150(p)	N/A
R-4-H(l)	N/A	See Table 31-2B	18,000	120	10(m)	10% (q)(r)	20(r)	See Table 31-3A	50%	150(p)	N/A
RM	N/A	2,400	18,000	120	10	4	10	30 ft. 2 St.	65%	200(p)	N/A
R-4-U(l)	N/A	See Table 31-2B	22,500	180	10	10% (q)(r)	20(r)	65 ft.(f) 5 St.	N/A	150(p)	3.0
R-4-M	1	3,100 sq. ft.	3,100 sq. ft.	32 ft.	0 ft.	5 ft.	3 ft.	20 ft.	75%	10%	N/A

 

Abbreviations: Sq. Ft. = square feet; St. = story

NOTES: Table 31-2A, Residential Development Standards

(a) If this lot size exceeds the standards for the neighborhood (as defined in the subdivision regulations), the standard of the neighborhood may be used.

(b) If a lot is 27 feet or less in width, see Subsection 21.31.215.F, special narrow lot standards.

(c) These standards apply only to new subdivisions of land area. They do not apply to new construction on existing lots or to air space divisions of existing lots.

(d) In general, height is measured to the midpoint of the roof (Section 21.15.1330—Definitions). However, in some zones, the building height limit consists of 2 numbers. The first number indicates the height of the midpoint of roof, and second number indicates height of building measured to peak of roof. A project shall conform to both standards.

(e) ;hg;An additional 2 feet may be permitted to accommodate access stairs to the roof.

(f) ;hg;See Section 21.31.220 for special height provisions.

(g) ;hg;New subdivisions, including corner lots, shall orient the lots to the side street.

(h) ;hg;For garages and other accessory structures, refer to Section 21.31.245 (Accessory structures).

(i) ;hg;Average setback may apply as outlined in Subsection 21.31.215.C (Front yard averaging).

(j) ;hg;Special standards apply for reverse corner lots as specified in Subsection 21.31.215.D (Rear yard).

(k) ;hg;The setback shall be measured from the centerline of an abutting alley where such exists. For shallow lots, see Special Standards in Subsection 21.31.215.D.

(l) ;hg;If the garage takes direct access from the street, the garage shall be set back pursuant to Section 21.31.245.

(m) ;hg;Commercial uses—see Special Development Standard, Section 21.45.160.

(n) ;hg;One unit is limited to not more than 800 square feet or 12 percent of lot area, whichever is greater.

(o) ;hg;Percent of lot area per unit.

(p) ;hg;Square foot per unit. See Sections 21.31.230 (Usable Open Space) and 21.31.240 (Privacy Standards) for detailed standards.

(q) ;hg;The side yard setback is 10 percent of lot width on each side, but in no case shall the interior side yard setback be required to exceed 10 feet (except as specified in footnote(s)). The side street side yard setback shall be 15 percent of lot width, but in no case shall it be required to exceed 15 feet. Neither setback shall ever be less than 3 feet.

(r) ;hg;See Subsections 21.31.215.D.3 and 21.31.215.E.3, Special Side and Rear Yard Setback Restrictions.

(s) ;hg;Lots created through a land subdivision or lot merger shall not exceed 20,000 square feet. Lot mergers shall not be comprised of more than two lots.

( ORD-17-0006 § 1(Att. A), 2017; ORD-08-0020 § 3, 2008; ORD-07-0019 § 2, 2007; Ord. C-7633 § 30, 1999; Ord. C-7607 §§ 9, 10, 1999)

Table 31-2B

Residential Densities For Multi-family Districts

The density allowed shall be that provided in the row corresponding to the site width and area. If the site width and area are in ranges located in different rows, then the higher of the two (2) densities is allowed.

District	Site Area (Sq. Ft.)	Site Width (Ft.)	Permitted Density Sq. Ft. of Site Area Per Unit
R-3-T	0—3,200	0—25	1 unit per lot
	3,201—15,000	26—120	1 unit per 3,000 sq. ft.
	15,001 or more	121 or more	1 unit per 2,400 sq. ft.
R-4-R	0—3,200	0—25	1 unit per lot
	3,201—15,000	26—120	1 unit per 1,500 sq. ft.
	15,001 or more	121 or more	1 unit per 1,450 sq. ft.
R-4-N	0—3,200	0—25	1 unit per lot
	3,201—15,000	26—120	1 unit per 1,500 sq. ft.
	15,001—22,500	121—180	1 unit per 1,200 sq. ft.
	22,501 or more	181 or more	1 unit per 975 sq. ft.
R-4-H	0—3,200	0—25	1 unit per lot
	3,201—15,000	26—120	1 unit per 1,500 sq. ft.
	15,001—22,500	121—180	1 unit per 1,200 sq. ft.
	22,501 or more	181 or more	See Table 31.3A
R-4-U	0—3,200	0—25	1 unit per lot
	3,201—15,000	26—120	1 unit per 1,500 sq. ft.
	15,001—22,500	121—180	1 unit per 975 sq. ft.
	22,5001—30,000	181—240	1 unit per 500 sq. ft.
	30,001 or more	241 or more	1 unit per 400 sq. ft.
R-4-M	3,100 sq. ft. min.	32 ft. min.	1 unit per lot

 

A.

Net Lot Area. All densities are calculated on the basis of net lot area. This is the existing lot area minus any dedications for public right-of-way (streets or alleys) to meet minimum City standards.

B.

Fractional Densities. Fractional numbers of units shall not be counted in determining the number of units allowed on the site except that at least one (1) unit shall be allowed on any legal or certified lot.

C.

Narrow or Small Lots. Any lot which is twenty-five feet (25′) or less in width, or has a lot area of two thousand four hundred (2,400) square feet or less (except in the R-2-I and R-2-S Zones) shall be permitted to contain only one (1) single-family residence.

(ORD-07-0019 § 3, 2007; Ord. C-6895 § 10, 1991; Ord. C-6684 § 41 (part), 1990: Ord. C-6533 § 1 (part), 1988)