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ORDINANCE NO. 1001
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING DIVISION 9, CHAPTER 2 (ZONING) OF THE UKIAH CITY CODE
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE
Pursuant to Section 9260 of the Ukiah City Code, Division 9, Chapter 2 (Zoning)
is amended by revising Article 3 (Regulations in Single Family Residential (R-l) Districts;
,Article 4 (Regulations in Medium Density Residential (R-2) Districts; and ,Article 5
(Regulations in High Density Residential (R-3) Districts, as indicated on Exhibit "A"
attached to this Ordinance.
SECTION TVVO
The amendments to Chapter 2 of the Ukiah City Code involve the updating and
revising of the allowed and permitted land uses within the "R-I" (Single Family
Residential), "R-2" (Medium Density Residential), and "R-3" (High Density Residential)
Zoning Districts. They also update the development standards for all three (3) Zoning
Districts; revise the provisions for second units and manufactured homes; and include
reformatting the text to make it easier to read, understand, and administer.
SECTION THREE
This amendment to Chapter 2 of the Ukiah City Code is necessary to ensure that
the text of Articles 3, 4, and 5 are consistent with the Ukiah General Plan, and to create
a more orderly and readable set of residential zoning regulations.
SECTION FOUR
This Ordinance shall be published as required by law in a newspaper of general
circulation published in the City of Ukiah.
ORDINANCE NO. 1001
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SECTION FIVE
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on April 11 1998, by the following roll call vote:
AYES: Councilmembers Chavez, Ashiku, Kelly, Mastin, and Mayor Malone
NOES: None
ABSENT: None
ABSTAIN: None
Passed and adopted on April 16, 1998, by the following roll call vote:
AYES: Councilmembers Chavez, Ashiku, Kelly, Mastin, and Mayor Malone
NOES: None
ABSENT: None
ABSTAIN: None
~Sh~ridan Malone, Ma~/
ATTEST:
Collben B. Henderson, City Clerk
ORDINANCE NO. 1001
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SECTION:
9015:
9016:
9017:
9018:
9019:
9020:
9021:
9022:
9015:
CHAPTER 2
ZONING
ARTICLE 3. REGULATIONS IN SINGLE FAMILY
RESIDENTIAL (R-l) DISTRICTS
Purpose and Intent
Allowed Uses
Permitted Uses
Building Height Limits
Required Site Area
Required Yard Setbacks
Required Parking
Determination of Appropriate Use
PURPOSE AND INTENT: The purpose of the regulations in the Single-Family
Residential (R-l) district is to preserve, enhance, and protect the Iow density residential
neighborhoods in the community. The R-1 zone is intended for residential areas characterized
predominantly by single family use, and with typical Single-Family residential subdivision lots
ranging in size from 6,000 to 10,000 square feet in size. This zone is consistent with the LDR
(Low Density Residential) Land Use Designation of the City General Plan.
9016: ALLOWED USES: The following uses are allowed in Single Family Residential
(R-l) Districts:
A. Single-family residential dwellings.
B. Accessory buildings.
C. Accessory uses normally incidental to single-family residences.
D. Community Care Facility, which provides service for six (6) or fewer persons, with the
residents and operators of the facility being considered a family.
E. Small Family Child Day Care Home, which provides care for eight or fewer children,
including children under the age of ten years who reside at the home.
F. Home Occupations (as defined in Section 9301).
EXHIBIT "A"
ORDINANCE NO. 100t
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G. Manufactured homes certified under the National Manufactured Home Construction and
Safety Standards Act of 1974 (42 U.S.C. section 5401, et seq.) are allowed on individual
residential parcels subject the following regulations:
1. Foundation System: The manufactured home shall be attached to a permanent
foundation system approved by the City Building Official and designed and constructed pursuant
to section 18551 of the State Health and Safety Code.
2. Utilities: All utilities to the manufactured home shall be installed pursuant to City
standard practices and policies.
3. Permits: All applicable building, site development, and encroachment permits
associated with development of residential property shall be secured prior to any on-site
construction.
H. Fences:
1. Fences shall be limited to a maximum height of six feet (6'). Fences exceeding
six feet (6') in height may be erected subject to the secudng of a Use Permit.
2. No fence shall be constructed and no hedge or other screen planting shall be
grown or permitted to grow, to a height exceeding three feet (3') within ten feet (10') from any
property line abutting a street.
9017: PERMITTED USES: The following uses may be permitted with the securing of
a Use Permit:
A. Accredited Public or private schools.
B. Churches, chapels, and other places of religious assembly and instruction.
C. Public buildings and places of temporary public assembly.
D. Parks, community gardens, and playgrounds.
E. Community Care Facility for more than six (6) persons, but not more than 12 persons.
F. Large Family Child Day Care Home for a minimum of 7 to 14 children inclusive, including
children under the age of ten (10) years who reside at the home.
EXHIBIT "A"
ORDINANCE NO. 1001
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Bed and Breakfast establishments.
Condominiums.
Outdoor Sales Establishments.
Temporary uses meeting the purpose and intent of the R-1 zoning district.
The
temporary use shall be for a maximum period of six (6) months, and shall be subject to permit
renewal/time extension at the discretion of the Planning Director.
K. Second Dwelling Units subject to the following criteria:
1. The requirements of this Subsection are applicable to all existing second units as
well as those proposed after the effective date of this ordinance, except for legal non-conforming
units, or as is otherwise specifically provided herein. Existing units must have an approved use
permit to be considered as a legal use. Existing second dwelling units as of the date of this
ordinance inconsistent with the provisions listed herein, shall be considered legal non-
conforming, provided that they were legal at the time of their creation. Existing second dwelling
units created without the benefit of a Use Permit when one was required may be legalized with
the approval of a Use Permit if they comply with the development standards for such units in
effect at the time of their creation.
2. These regulations do not allow the division of property upon which a second unit
is located unless all requirements of the R-1 zoning district are met.
3. The second unit may be used for rental purposes.
4. Second units may be attached to existing single family residences or detached as
separate structures. Regardless, all proposed second units shall be architecturally compatible,
and have design continuity with existing homes in the neighborhood.
5. The minimum lot size upon which a second unit may be placed is six thousand
(6,000) square feet for an interior lot, and 7,000 square feet for a corner lot.
EXHIBIT "A"
ORDINANCE NO. 1001
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6. The maximum size of a second unit is six hundred forty (640) square feet for a
6,000 square foot lot or ten percent (10%) of the lot size to a maximum permitted size of 1,000
square feet for lots over 6,000 square feet.
7. Parking requirements for the second unit shall be one off-street independently
accessible parking space, in addition to the two independently accessible parking spaces
required for the existing single family residence. If the primary residence was legally constructed
at a time when on-site parking was not required, then only the parking space for the second
dwelling unit shall be required.
8. The second unit must meet all applicable building and fire codes, and shall have
electric, water and sewer service provided through the City with the type of meter arrangement
at the property owner's option.
9. Attached second units shall ordinarily be limited to a maximum height of thirty feet
(30') or the height of the primary residence, whichever is less, unless it is determined in the
discretionary review process that a higher structure would not adversely impact the public health,
safety, and general welfare. Detached second units shall ordinarily be limited to a maximum
height of twenty feet (20') or the height of the primary residence, whichever is less, unless it is
determined in the discretionary review process that a higher structure would not adversely impact
the public health, safety, and general welfare. Second units above garages are limited to a
maximum height of thirty feet (30').
10. The following yard setback requirements shall supersede the yard setback
standards for single family residences in the R-1 Zoning District, and shall specifically apply to
all second dwelling units:
Front Yard: the same as the existing single family residence, but no closer than
five feet (5').
Side Yard: Five feet (5').
EXHIBIT "A"
ORDINANCE NO. t001
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Rear Yard: Fifteen feet (15'), unless If the property has frontage on an alley, the
rear yard setback shall be five feet (5') from the outside boundary of the alley or fifteen feet (15')
from the centerline.
11. The proposed second unit shall have a separate front door, which, in the event
of an attached unit, shall not be located along the front of the existing single family residence
unless it is not obviously visible from the street in front of the residence.
12. One of the units on the parcel must be occupied by the property owner.
9018: BUILDING HEIGHT LIMITS: The following shall be the maximum limits for height
of buildings in Single-Family Residential (R-l) Districts:
A. For single family dwellings and attached second dwelling units, a maximum height of
thirty feet (30').
B. For accessory buildings a maximum height of twenty feet (20') or the maximum height
of the main building whichever is less.
C. The height limits for both dwelling units and accessory structures may be exceeded with
the securing of a Use Permit. The height limit for second dwelling units may be exceeded
through the second unit Use Permit process, provided a finding is made that the higher structure
would not adversely impact the health, safety, and general welfare of the public.
9019: REQUIRED SITE AREA:
A. Interior Lots: The required site area on intedor lots in the R-1 zoning district is six
thousand (6,000) net square feet, and the required lot width is sixty feet (60').
B. Corner Lots: The required site area for corner lots in the R-1 zoning district is seven
thousand (7,000) net square feet, and the required lot width is seventy feet (70').
C. Existing Development/Density: In existing development/density, there is no minimum
site area.
D. Non-Conforming Lots: Development may occur on existing, non-conforming R-1 lots;
a Site Development Permit is required for existing lots four thousand five hundred (4,500) square
EXHIBIT "A"
ORDINANCE NO. 1001
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feet and greater and a use permit is required on existing lots of less than four
thousand five hundred (4,500) square feet. Minimum width in either case is forty feet (40').
9020: YARDS REQUIRED: The purpose of establishing yard areas in the R-1 zoning
district is to ensure open spaces, and a Iow density appearance to single family residential
neighborhoods. In single-Family Residential (R-l) Districts, yards shall be required in the
following minimum widths, as measured from the street right-of-way:
^. Front: twenty feet (20') for residences and accessory structures, and thirty feet
(30') for garages and accessory structures.
B. Sides: ten feet (10') for residences and five feet (5') for accessory structures.
C. Rear: twenty feet (20') for residences, and five feet (5') for accessory structures.
D. Corner Lots: On corner lots, there shall be a front setback line of twenty feet (20') on
each street side of a corner lot.
Except in cases where fifty percent (50%) of the same side of the block is already built
out, then the average setback shall apply. The 50% average setback exception does not apply
to accessory structures.
E. Yard Setbacks for Unique Circumstances:
1. Architectural Features: Cornices, eaves, canopies, and other similar
architectural features for residential structures and accessory structures exceeding 120 square
feet in area may extend up to two feet (2') into any required yard.
2. Swimming pools shall not be located in front yards, and no closer than five feet
(5') to any rear or side property line.
3. Open porches, landing places or outside stairways may extend into the required
front yard setback provided a minimum of fifteen feet (15') is maintained between the
stairway/landing place and the front property line. Open porches, landing places or outside
stairways may extend up to two feet (2') into any required side yard, and six feet (6') into any
EXHIBIT "A"
ORDINANCE NO. 1001
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required rear yard. Such porches, landing places, and outside stairways may be roofed, but
shall not be enclosed with solid siding, glass, or screening materials, or otherwise made a part
of the habitable portion of the structure.
9021: REQUIRED PARKING:
A. The minimum parking area required in Single-Family Residential Districts is two (2)
on-site independently accessible spaces for each dwelling unit. Second dwelling units require
one (1) additional on-site independently accessible parking space. The parking requirements
for all other allowed or permitted uses shall be subject to the provisions of Section 9198.
B. Each required on-site parking space or garage space for single family residential uses
shall be a minimum of nine feet (9') in width and nineteen feet (19') in depth.
C. Each required on-site parking space or garage space for single family residential uses
shall open directly onto a driveway or aisle and be designed to provide safe and efficient ingress
and egress for vehicles accessing such parking space. The maximum width for such driveways
shall be twelve feet (12') feet for single-wide driveways, and twenty feet (20') feet for double-wide
driveways and access lanes to parcels with no street frontage.
D. All driveways on corner lots shall be located a minimum distance of twenty (20') feet from
the curb return.
9022: DETERMINATION OF APPROPRIATE USE BY PLANNING DIRECTOR:
A. Whenever a use is not listed in this Article as a use permitted by right or a use subject
to a Use Permit in the R-1 Zoning District, the Planning Director shall determine whether the use
is appropriate for the zoning district, either as a right or subject to a Use Permit. In making this
determination, the Planning Director shall find as follows:
1. That the use would not be incompatible with other existing or allowed uses in the
R-1 Zoning District;
2. That the use would not be detrimental to the continuing residential development
of the area in which the use would be located; and
EXHIBIT "A"
ORDINANCE NO. 1001
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3. That the use would be in harmony and consistent with the purpose of the R-1
Zoning District.
4. In the case of determining that a use not articulated as an allowed or permitted
use could be established with the securing of a Use Permit, the Planning Director shall find that
the proposed use is similar in nature and intensity to the uses listed as permitted uses.
EXHIBIT "A"
ORDINANCE NO. 1001
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CHAPTER 2
ZONING
ARTICLE 4. REGULATIONS IN MEDIUM DENSITY
RESIDENTIAL (R-2) DISTRICTS
SECTION:
9030:
9031:
9032:
9033:
9034:
9035:
9036:
9037:
9038:
9030:
Purpose and Intent
Allowed Uses
Permitted Uses
Building Height Limits
Required Site Area
Required Yard Setbacks
Required Parking
Additional Requirements
Determination of Appropriate Use
PURPOSE AND INTENT: The Medium Density Residential zoning district is
intended to provide land area and opportunities for a range of densities and a variety of housing
types, including townhomes, multiple family residential development, and duplexes. The
maximum density is one to fourteen dwelling units per gross acre of land. The R-2 District is
also intended to provide for a compatible mix of medium density residential, educational,
religious, quasi-medical, and small professional office land uses. The "R-2" Zoning District is
consistent with the MDR (Medium Density Residential) General Plan Land Use Designation.
9031: ALLOWED USES: The following uses are allowed in Medium Density Residential
(R-2) Districts:
A. Single-family dwellings, duplexes, condominiums, apartment houses, and rooming or
boarding houses.
C.
D.
E.
Accessory buildings and accessory uses.
Community Care Facility (Maximum Clients - 6).
Small Family Child Day Care Home (Maximum Clients - 6).
Home Occupations (as defined in Section 9301).
EXHIBIT "A"
ORDINANCE NO. 1001
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F. Manufactured Homes certified under the National Manufactured Home Construction and
Safety Standards Act of 1974 (42 U.S.C. section 5401, et seq.) are allowed on individual
residential parcels subject to the following regulations:
1. Foundation System: The manufactured home shall be attached to a permanent
foundation system approved by the City Building Official and designed and constructed pursuant
to section 18551 of the State Health and Safety Code.
2. Utilities: All utilities to the manufactured home shall be installed pursuant to City
standard practices and policies.
3. Permits: All applicable building, site development, and encroachment permits
associated with development of residential property shall be secured prior to any on-site
construction.
9032: PERMITTED USES: The following uses may be permitted in Medium Density
Residential (R-2) Zoning Districts subject to first securing a Use Permit:
A. Single-family dwelling on a three thousand (3000) square feet lot (one side zero lot line
and one side five feet (5') setback provided that "0" lot lines are contiguous).
B. Dwelling groups.
C. Social halls, lodges, public buildings, and places of temporary public assembly.
D. Churches, chapels, and other places of religious assembly.
E. Parks, community gardens, and playgrounds.
F. Rest homes, convalescent services, and other residential medical facilities.
G. Accredited public or private schools.
H. Professional office converted from a single family residence.
I. Bed and breakfast establishments.
J. Community care facility for more than six (6) persons, but not more than 12 persons.
K. Large family child day care home for a minimum of 7 to 14 children inclusive, including
children under the age of ten (10) years who reside at the home.
EXHIBIT "A"
ORDINANCE NO. t001
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L. Temporary uses meeting the purpose and intent of the R-2 Zoning District. The
temporary use shall be for a maximum period of six (6) months, and shall be subject to permit
renewal/time extension at the discretion of the Planning Director.
M. Outdoor sales establishment.
9033: BUILDING HEIGHT LIMITS: The following shall be the maximum limits for height
of buildings in Medium Density Residential (R-2) Districts:
A. For main buildings a maximum height of thirty feet (30').
B. For accessory buildings, a maximum height of twenty feet (20') or the maximum height
of the main building, whichever is less.
C. The height limits for main buildings and accessory structures may be exceeded with the
securing of a Use Permit.
9034: REQUIRED SITE AREA: In Medium Density Residential (R-2) Districts the
required building site area shall be as follows:
A. For each building or group of buildings a minimum of six thousand (6,000) square feet
in area and a minimum width of sixty feet (60') on interior lots; a minimum of seven thousand
(7,000) square feet in net area and a minimum width of seventy feet (70') on corner lots.
B. For each family unit intended to occupy any building or group of buildings on such
building site area, a minimum of three thousand (3,000) square feet of net area.
C. A two (2) parcel land division is allowed for a duplex structure provided both parcels meet
site area requirements.
D. In existing density cases, there is no minimum site area.
9035: YARDS REQUIRED: In Medium Density Residential (R-2) Districts, yards shall
be required in the following minimum widths, as measured from the street right-of-way:
A. Front: fifteen (15') feet for dwellings and accessory structures, and twenty five
feet (25') for garages.
B. Sides: ten feet (10'), except as provided in Section 9032 (A).
EXHIBIT "A"
ORDINANCE NO. t00t
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C. Rear: fifteen feet (15').
Except in cases where fifty percent (50%) of the same side of the block is already built
out, then the average setback shall apply.
D. Corner Lots: On corner lots, there shall be a front setback line of fifteen feet (15') on
each street side of a corner lot.
E. Special Yards and Distances Between Buildings: Minimum widths shall be as follows:
1. The distance between any buildings in any dwelling group shall be a minimum of
ten feet (10') for single-story structures and fifteen feet (15') if one or more of the structures is
taller than a single-story.
2. Any side yard providing vehicular access to single-row dwelling groups shall have
a minimum width of twenty feet (20') for one-way access and twenty-five feet (25') for duel
access.
3. Any Inner court providing vehicular access to double-row dwelling groups shall
have a minimum width of twenty feet (20'), and a minimum width of twenty-four feet (24') if
bordered by parking stalls.
9036: PARKING REQUIRED: The minimum parking required in Medium Density
Residential (R-2) Districts shall be as follows:
A. Single-Family Dwellings: Two (2) on-site independently accessible parking spaces for
each dwelling unit.
B. Duplexes: Two (2) on-site independently accessible parking spaces per unit.
C. Multiple-Family Dwellings and Condominiums: One (1) on-site independently accessible
parking space for one (1) bedroom units; two (2) on-site independently accessible parking
spaces for two (2) or more bedrooms per unit.
D. All other allowed or permitted uses shall be subject to the parking requirements contained
in Section 9198.
EXHIBIT "A"
ORDINANCE NO. 100t
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E. Each required off-street parking space or garage space for Multiple Family residential
uses shall be a minimum of nine feet (9') in width and nineteen feet (19') in depth. Thirty
percent (30%) of the parking stalls in a parking lot with ten (10) or more stalls shall be compact
sized (eight feet (8') in width and sixteen feet (16') in length).
F. Each required off-street parking space or garage space for multiple family residential
uses shall open directly onto a driveway or aisle and be designed to provide safe and efficient
ingress and egress for vehicles accessing such parking space. The maximum width for such
driveways shall be twelve feet (12') feet for single-wide driveways, and twenty feet (20') for
double-wide driveways and access lanes to parcels with no street frontage.
G. All driveways on corner lots shall be located a minimum distance of twenty feet (20') feet
from the curb return.
H. Relief from the parking requirements in the R-2 Zoning Distdct may be approved through
the discretionary review process, provided a finding is made that a reduced number of spaces
would not adversely impact the health, safety, or general welfare of the public.
9037: ADDITIONAL REQUIREMENTS:
A. A Site Development Permit is required for development of more than a single duplex.
B. All development projects in the R-2 Zoning District requiring discretionary review shall
include a proposed Landscaping Plan commensurate with the size and scale of the proposed
development project. Landscaping Plans shall be submitted as a required component of all Site
Development and Use Permits at the time of application filing.
1. All proposed Landscaping Plans shall comply with the following standards:
A. Landscaping shall be proportional to the building elevations.
B. Landscape plantings shall be those which grow well in Ukiah's climate
without extensive irrigation. Native species are strongly encouraged.
C. All landscape plantings shall be of sufficient size, health and intensity so
that a viable and mature appearance can be attained in a reasonably short amount of time.
EXHIBIT "A"
ORDINANCE NO. 1001
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D. Deciduous trees shall constitute the majority of the trees proposed along
the south and west building exposures; non-deciduous street species shall be restricted to areas
that do not inhibit solar access.
E. Parking lots with twelve (12) or more parking stalls shall have a tree
placed between every four (4) parking stalls within a continuous linear planting strip, rather than
individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous
species, and shall be designed to provide a tree canopy coverage of 50% over all paved areas
within ten years of planting. Based upon the design of the parking lot, a reduced number of
trees may be approved through the discretionary review process.
F. Parking lots shall have a perimeter planting strip with both trees and
shrubs.
G. Parking lots with twelve (12) or more parking stalls shall have defined
pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated
from automobile travel lanes. Based upon the design of the parking lot, and the use that it is
serving, relief from this requirement may be approved through the discretionary review process.
H. Street trees may be placed on the property proposed for development
instead of within the public right-of-way if the location is approved by the City Engineer, based
upon safety and maintenance factors.
I. All new developments shall include a landscaping coverage of 20 percent
of the gross area of the parcel, unless based upon the small size of a parcel, it would be
unreasonable and illogical. A minimum of fifty percent (50%) of the landscaped area shall be
dedicated to live plantings.
Lighting Plan.
K.
adequately maintained.
Landscaping Plans shall include an automatic irrigation system, and
All required landscaping for residential development projects shall be
EXHIBIT "A"
ORDINANCE NO. 100t
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L. All healthy existing mature trees on development project sites shall be
preserved and incorporated into the proposed landscaping plan, if feasible.
M. The Planning Director, Zoning Administrator, Planning Commission, or City
Council shall have the authority to modify the required elements of a Landscaping Plan
depending upon the size, scale, intensity, and location of the development project.
9038: DETERMINATION OF APPROPRIATE USE BY PLANNING DIRECTOR:
Whenever a use is not listed in this Article as a use permitted by right or a use subject to a Use
Permit in the R-2 Zoning District, the Planning Director shall
determine whether the use is appropriate for the zoning district, either as of right or subject to
a Use Permit. In making this determination, the Planning Director shall find as follows:
A. That the use would not be incompatible with other existing or allowed uses in the R-2
Zoning District:
B. That the use would not be detrimental to the continuing residential development of the
area in which the use would be located; and
C. That the use would be in harmony and consistent with the purpose of the R-2 Zoning
District.
D. In the case of determining that a use not articulated as an allowed or permitted use could
be established with the securing of a Use Permit, the Planning Director shall find that the
proposed use is similar in nature and intensity to the uses listed as allowed uses.
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CHAPTER 2
ZONING
ARTICLE $. REGULATIONS IN HIGH DENSITY
RESIDENTIAL (R-3) DISTRICTS
SECTION:
9045:
9046:
9047:
9048:
9049:
9050:
9051:
9052:
9053:
9045:
Purpose and Intent:
Allowed Uses
Permitted Uses
Building Height Limits
Required Site Area
Required Yard Setbacks
Required Parking
Additional Requirements
Determination of Appropriate Use
PURPOSE AND INTENT: The purpose of the "R-3" Zoning District is to
implement the General Plan policies for high density residential areas as a transition zone
between Iow and medium density residential and commercial land uses with the emphasis upon
residential uses. It is intended to provide opportunities for a mix of multiple family residential
development and Iow intensities commercial land uses. The R-3 Zoning District is consistent
with the HDR (High Density Residential) General Plan Land Use Designation.
9046: ALLOWED USES: The following uses are allowed in High Density Residential
(R-3) Districts:
A. Single-family dwellings, duplexes, condominiums, apartment houses, and rooming or
boarding houses.
B. Accessory buildings and accessory uses. This shall not be construed as permitting any
business use or occupation other than those specifically listed herein.
C. Community Care Facility, which provides service for six (6) or fewer persons, with the
residents and operators of the facility being considered a family.
D. Small Family Child Day Care Home, which provides care for eight or fewer children,
including children under the age of ten years who reside at the home.
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E. Home Occupations (as defined in Section 9301).
F. Manufactured Homes certified under the National Manufactured Home Construction and
Safety Standards Act of 1974 (42 U.S.C. section 5401, et seq.) are allowed on individual
residential parcels subject the following regulations:
1. Foundation System: The manufactured home shall be attached to a permanent
foundation system approved by the City Building Official and designed and constructed pursuant
to section 18551 of the State Health and Safety Code.
2. Utilities: All utilities to the manufactured home shall be installed pursuant to City
standard practices and policies.
3. Permits: All applicable building, site development, and encroachment permits
associated with development of residential property shall be secured prior to any on-site
construction.
G Public or private parking lots for automobiles, when the property is adjacent to any C-N,
C-1, or C-2 district, or if required to accompany any new land use.
9047: PERMITTED USES: The following uses may be permitted in High Density
Residential (R-3) Districts subject to first securing a Use Permit:
A. Dwelling groups.
B. Mobile home parks.
C. Professional offices.
D. Rest homes, hospitals, pharmacies, and community care facilities serving more than six
(6) persons, but not more than twelve (12) persons.
F.
G.
H.
Hotels, motels, and Bed & Breakfast establishments.
Florist.
"Mom and Pop" convenience grocery stores, delicatessens, bakeries, and coffee shops.
Nursery schools and large family child day care homes for a minimum of seven (7) to
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fourteen (14) children inclusive, including children under the age of ten (10) years who reside
at the home.
I. Barber shops, beauty shops.
J. Coin operated laundromat
K. Video rentals/sales
L. Parks, community gardens, and playgrounds.
M. churches, chapels, and other places of religious assembly.
N. Public buildings
9048: BUILDING HEIGHT LIMITS: The following shall be the maximum limits for height
of buildings in High Density Residential (R-3) Districts:
A. For main buildings a maximum height of forty feet (40'), unless abutting an R-1 or R-2
lot in which case a maximum height of thirty feet (30').
B. For accessory buildings, a maximum height of thirty feet (30') or the maximum height of
the main building whichever is less.
9049: REQUIRED SITE AREA: In High Density Residential (R-3) Districts the required
building site area shall be as follows:
A. For each building or group of buildings a minimum of six thousand (6,000) square feet
in area and a minimum width of sixty feet (60') on interior lots; a minimum of seven thousand
(7,000) square feet in a area and a minimum width of seventy feet (70') on corner lots.
B. For each family unit intended to occupy any building or group of buildings on such
building site area there shall be at least one thousand five hundred (1,500) square feet of site
aka.
C.
9050:
For each mobile home park a minimum of two (2) acres.
YARDS REQUIRED: In High Density Residential (R-3) Districts, yards shall be
required in the following minimum widths:
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A. Front:
(25') for garages.
B. Sides:
C.
D.
fifteen feet for dwellings and accessory structures, and twenty five feet
five feet (5'), except as provided in Section 9032 (A).
Rear: ten feet (10').
On corner lots, there shall be a front setback line of fifteen feet (15') on each side of the
property facing a street.
Except in cases where fifty percent (50%) of the same side of the block is already built
out, then the average setback shall apply.
E. Special Yards and Distances Between Buildings: Minimum widths shall be as follows:
1. The distance between any buildings in any dwelling group shall be a minimum of
ten feet (10') for single-story structures and fifteen feet (15') if one or more of the structures is
taller than a single-story.
2. Any side yard providing vehicular access to single-row dwelling group shall have
a minimum width of twenty feet (20') for one-way access and twenty-five feet (25') for duel
access.
3. Any Inner court providing vehicular access to double-row dwelling group shall
have a minimum width of twenty feet (20'), and a minimum width of twenty-four feet (24') if
bordered by parking stalls.
9051: PARKING REQUIRED: The minimum parking required in High Density
Residential (R-3) Districts shall as follows:
A. Single-Family Dwellings: Two (2) on-site independently accessible parking spaces for
each dwelling unit.
B. Duplexes: Two (2) on-site independently accessible parking spaces per unit.
C. Multiple-Family Dwellings and Condominiums: One (1) on-site independently accessible
parking space for one (1) bedroom units; two (2) on-site independently accessible parking
spaces for two (2) or moro bedrooms per unit.
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D. All other allowed or permitted uses shall be subject to the parking requirements contained
in Section 9198.
E. Each required off-street parking space or garage space for multiple family residential
uses shall be a minimum of nine feet (9') in width and nineteen feet (19') in depth. Thirty
percent (30%) of the parking stalls in a parking lot with ten (10) or more stalls shall be compact
sized (eight feet (8') in width and sixteen feet (16') in length).
F. Each required off-street parking space or garage space for multiple family residential
uses shall open directly onto a driveway or aisle and be designed to provide safe and efficient
ingress and egress for vehicles accessing such parking space. The maximum width for such
driveways shall be twelve feet (12') for single-wide driveways, and twenty feet (20') for double-
wide driveways and access lanes to parcels with no street frontage.
All driveways on corner lots shall be located a minimum distance of 20 feet from the curb
return.
H.
Relief from the parking requirements in the R-3 Zoning District may be approved through
the discretionary review process, provided a finding is made that a reduced number of spaces
would not adversely impact the health, safety, and general welfare of the public.
9052: ADDITIONAL REQUIREMENTS:
A. All new construction, exterior modifications to existing buildings or on-site work shall
require a site development permit pursuant to Section 9261 (B).
B. All development projects in the R-3 Zoning District requiring discretionary review shall
include a proposed Landscaping Plan commensurate with the size and scale of the proposed
development project. Landscaping Plans shall be submitted as a required component of all Site
Development and Use Permits at the time of application filing.
1. All proposed Landscaping Plans shall comply with the following standards:
A. Landscaping shall be proportional to the building elevations.
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B. Landscape plantings shall be those which grow well in Ukiah's climate
without extensive irrigation. Native species are strongly encouraged.
C. All landscape plantings shall be of sufficient size, health and intensity so
that a viable and mature appearance can be attained in a reasonably short amount of time.
D. Deciduous trees shall constitute the majority of the trees proposed along
the south and west building exposures; non-deciduous street species shall be restricted to areas
that do not inhibit solar access.
E. Parking lots with twelve (12) or more parking stalls shall have a tree
placed between every four (4) parking stalls within a continuous linear planting strip, rather than
individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous
species, and shall be designed to provide a tree canopy coverage of 50% of all paved
areas within ten years form planting. Based upon the design of the parking lot, a reduced
number of trees may be approved through the discretionary review process.
F. Parking lots shall have a perimeter planting strip with both trees and
shrubs.
G. Parking lots with twelve (12) or more parking stalls shall have defined
pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated
from automobile travel lanes. Based upon the design of the parking lot, and the use that it is
serving, relief from this requirement may be approved through the discretionary review process.
H. Street trees may be placed on the property proposed for development
instead of within the public right-of-way if the location is approved by the City Engineer, based
upon safety and maintenance factors.
I. All new developments shall include a landscaping coverage of 20 percent
of the gross area of the parcel, unless based upon the small size of a parcel, it would be
unreasonable and illogical. A minimum of fifty percent (50%) of the landscaped area shall be
dedicated to live plantings.
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Lighting Plan.
J. Landscaping Plans shall include an automatic irrigation system, and
K. All required landscaping for commercial development projects shall be
adequately maintained.
L. All healthy existing mature trees on development project sites shall be
preserved and incorporated into the proposed landscaping plan, if feasible.
M. The Planning Director, Zoning Administrator, Planning Commission, or City
Council shall have the authority to modify the required elements of a Landscaping Plan
depending upon the size, scale, intensity, and location of the development project.
9053: DETERMINATION OF APPROPRIATE USE BY PLANNING DIRECTOR:
Whenever a use is not listed in this Article as a use permitted as of right or a use subject to a
Use Permit in the R-3 Zoning District, the Planning Director shall determine whether the use is
appropriate for the zoning district, either as of right or subject to a Use Permit. In making this
determination, the Planning Director shall find as follows:
A. That the use would not be incompatible with other existing or allowed uses in the R-3
Zoning District:
B. That the use would not be detrimental to the continuing residential development of the
area in which the use would be located; and
C. That the use would be in harmony and consistent with the purpose of the R-3 Zoning
District.
D. In the case of determining that a use not articulated as an allowed or permitted use could
be established with the securing of a Use Permit, the Planning Director shall find that the
proposed use is similar in nature and intensity to the uses listed as allowed uses.
EXHIBIT "A"
ORDINANCE NO. 1001
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