Chapter 18.08 - Residential Zoning Districts
Sections:
18.08.010 - Purpose of Chapter
18.08.020 - Purposes of Residential Zoning Districts
18.08.030 - Residential Zoning District Land Uses and Permit
Requirements
18.08.040 - Residential Zoning District General Development
Standards
18.08.050 - Minimum Lot Area and Maximum Density
18.08.010 - Purpose of Chapter
This Chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 18.06.020 (Zoning Districts Established).
18.08.020 - Purposes of Residential Zoning Districts
The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.
A. RR (Rural Residential)
District. The RR zoning district identifies areas intended for rural living, including the keeping of animals, with supporting corrals and barns. Parcels in the RR zoning district are appropriate for clustered infill development away from environmentally sensitive areas, and to preserve open space. The density of development for this zoning district generally includes properties with a minimum area of five acres for each dwelling unit. The RR zoning district is consistent with the RC-10, RC-5, RES, and OSR classifications of the General Plan.
The designation of areas in the RR zoning district may also include:
1. Establishing separate RR zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RR Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, RR-0.1 means one dwelling unit per 10 acres and RR-0.2 means one unit per five acres.
2. Establishing separate RR zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an "X" suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RS-X district on the Zoning Map shall not be further subdivided.
B. RS (Single Family
Residential) District. The RS zoning district applies to parcels with existing residential development and areas appropriate for new clustered development. Allowable densities range from 0.5 to 4.0 dwelling units per acre. The RS zoning district is consistent with the Residential (RES), Residential Cluster (RC), Open Space Recreation (OSR), Public (Hospital/Office), and Tahoe Donner PC land use classifications of the General Plan.
The designation of areas in the RS zoning district may also include:
1. Establishing separate RS zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RS Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, RS-1 means one dwelling unit per acre and RS-4 means four units per acre.
2. Establishing separate RS zoning districts where further subdivision of existing parcels shall be prohibited because the maximum density allowed by the General Plan has been achieved through previous subdivision. This requirement shall be indicated on the Zoning Map by an "X" suffix to the Zoning Map symbol. Existing parcels located within an area designated in the RS-X district on the Zoning Map shall not be further subdivided.
C. RM (Residential
Multi-Family) District. The RM zoning district is applied to parcels appropriate for multi-family residential uses. Appropriate densities range from four to 16 housing units per acre. The RM zoning district is consistent with the Residential (RES), High Density Residential (RH), and Tahoe Donner PC land use classifications of the General Plan.
The designation of an area in the RM zoning district may include establishing separate RM zoning districts with specific density requirements. These requirements shall be indicated on the Zoning Map by a suffix to the RM Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, RM-8 means eight dwelling units per acre and RS-14 means fourteen units per acre.
D. DRS (Downtown Single Family
Residential) District. The DRS zoning district applies to areas in the Downtown Study Area with existing residential development or are appropriate for new single family infill and clustered development. Allowable densities range from 1 to 5 units per acre. The DRS zoning district is consistent with the single family residential land use classification of the Downtown Specific Plan.
Separate DRS zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRS Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRS-10 means 10 dwelling units per acre and DRS-4 means four dwelling units per acre.
E. DRM (Downtown Medium Density
Residential) District. The DRM zoning district is applied to parcels in the Downtown Study Area with existing residential development and areas appropriate for new medium density infill and clustered development in the form of single family, duplexes, triplexes, and multi-family dwellings. The maximum allowable density is 14 dwelling units per acre. The DRM zoning district is consistent with the single family residential land use classification of the Downtown Specific Plan. Office uses may be allowed in the DRM zone in combination with residential uses.
Separate DRM zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRM Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRM-10 means 10 dwelling units per acre and DRM-14 means 14 dwelling units per acre.
F. DRH (Downtown High Density
Residential) District. The DRH zoning district is applied to areas appropriate for multi-family residential uses. The maximum allowable density is 24 dwelling units per acre. The DRH zoning district is consistent with the Multi Family Residential land use classification of the Downtown Specific Plan
Separate DRH zoning districts may be established with specific density requirements. These requirements shall be expressed as a suffix to the DRH Zoning Map symbol which denotes the maximum allowable number of dwelling units per acre. For example, DRH-20 means 20 dwelling units per acre and DRH-24 means 24 dwelling units per acre.
18.08.030 - Residential Zoning District Land Uses and Permit Requirements
A. General land use permit
requirements. Tables 2-2 and 2-3 identify the uses of land allowed by this Development Code in each residential and downtown residential zoning district, and the land use permit required to establish each use, in compliance with Section 18.06.040. (Zoning District Regulations).
Note: where the last column in the tables ("See Standards in Section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.
B. Activities within railroad
rights-of-way. Railroad and railroad-related operations, activities, and facilities within the Union Pacific railroad right-of-way and operating properties are not subject to the requirements of this Development Code.
For allowed uses and permit requirements for Residential and Downtown Residential zoning districts, see the
MASTER USE TABLE.
18.08.040 - Residential Zoning District General Development Standards
Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-4, in addition to any other applicable requirements of this Chapter, and the development standards (e.g., landscaping, parking and loading, etc.) in Article III (Site Planning and General Development Standards).
TABLE 2-4
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
| |
Requirement by Zoning District
|
| Development Feature |
RR
|
RS
|
RM
|
| Minimum
lot size (1) |
Minimum area and width for new parcels,
except as otherwise provided by 18.08.050 (Minimum Lot
Area and Maximum Density), and 18.92 (Subdivision
Design). The total number of lots that may be allowed is
determined by Section 18.08.050. |
| Lot
area |
3
acres with on-site water and on-site sewage disposal;
1.5 acres with public water and/or
public sewer;
10,000 sq.ft. with public
water and sewer.
|
3
acres with on-site water and on-site sewage disposal;
1.5 acres with public water an/or
public sewer;
10,000 sq.ft. with public
water and sewer.
|
10,000
sq.ft. with public water and sewer; no subdivision
allowed otherwise. |
| Lot
width (2) |
70
ft. for interior lots,
75 ft. for corner lots in the RS district;
120 ft. elsewhere.
|
70
ft. for interior lots,
75 ft. for corner lots in the RS district;
120 ft. elsewhere.
|
70
ft. for interior lots;
75 ft. corner lots.
|
| Residential
density (3) |
1 single-family unit per lot; and one
secondary residential unit in compliance with 18.58.230
(Secondary Residential Units). |
See
18.08.050 (Minimum Lot Area and Maximum Density). |
| Setbacks
required |
Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. |
| Front
(4) |
20 ft.; 20 ft.
on parcels of 3 acres or larger.
|
| Sides
(each) |
10 ft.; 30 ft.
on parcels of 3 acres or larger.
|
| Street
side (4) |
15 ft.; 30 ft.
on parcels of 3 acres or larger.
|
| Rear |
20 ft.; 30 ft.
on parcels of 3 acres or larger.
|
| Between
structures |
As required by
Town Building Code
|
As
required by Town Building Code. |
| Clustered
units |
Required for all development in compliance
with Chapter 18.46 (Open Space/Cluster Requirements). |
| Floor
Area Ratio (FAR) |
0.50 maximum for parcels adjacent to Donner
Lake; no maximum FAR requirement elsewhere. |
| Site
coverage (5) |
40% maximum; 50% maximum on lots of 10,000
sq.ft. or smaller. |
50%
maximum |
| Open
space |
For individual lots, none required other
than provided by setback areas and maximum site coverage
requirements. |
30%
or in compliance with 18.46 (Open Space/Cluster
Requirements), whichever is greatest. |
| Height
limit (6) |
35 ft. or 31Ž2
stories, whichever is less.
See 18.30.090 (Height Measurement and Height Limit
Exceptions) for exceptions.
|
| Landscaping |
None required.
|
See Chapter 18.40.
|
| Parking |
As required by Chapter 18.48 (Parking and
Loading Standards). |
Notes:
(1) Clustered residential projects, condominiums, townhome, or planned development projects may be subdivided with smaller parcel sizes for ownership purposes and narrower lot widths, with these requirements determined through the subdivision review process.
(2) Measured at the front setback line.
(3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapter 18.32 (Affordable Housing) for possible density bonuses.
(4) Garage may be allowed within front and street side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.210 (Residential Accessory Uses and Structures) for garage setback exception.
(5) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).
(6) Maximum allowable height for structures.
TABLE 2-4
RESIDENTIAL
DISTRICT GENERAL DEVELOPMENT STANDARDS (Continued)
| |
Requirement by Zoning District
|
| Development Feature |
DRS
|
DRM
|
DRH
|
| Minimum
lot size (1) |
Minimum area and width for new parcels,
except as otherwise provided by 18.08.050 (Minimum Lot
Area and Maximum Density), and 18.92 (Subdivision
Design). The total number of lots that may be allowed is
determined by Section 18.08.050. |
| Lot
area |
4,000 sq.ft.
|
| Lot
width (2) |
40 ft.
|
| Residential
density (3) |
1
single-family unit per lot; and one secondary residential
unit in compliance with 18.58.230. |
See 18.08.050
|
| Setbacks
required |
Minimum setbacks required unless otherwise shown on the Zoning Map, Subdivision Map, or Planned Development. See 18.30.120 (Setback Requirements and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions to required setbacks. The Director may reduce or waive the minimum setbacks if the Director finds that reducing or waiving the setback will result in a design more compatible with the historic development patterns of the area. |
| Front
(4) |
15 ft.
|
| Sides
(each) |
5 ft.
|
10 ft.
|
| Street
side (4) |
10 ft.
|
| Rear |
20 ft.
|
25 ft.
|
| Between
structures |
As required by
Town Building Code
|
| Clustered
units |
Required for all development in compliance
with Chapter 18.46 (Open Space/Cluster Requirements). |
| Site
coverage (5) |
70% maximum
|
70% maximum
|
70% maximum
|
| Open
space |
None
required, other than provided by setback areas and
maximum site coverage requirements. |
30% or in compliance with 18.46 (Open
Space/Cluster Requirements), whichever is greatest. |
| Height
limit (6) |
35 ft. or 31Ž2
stories, whichever is less.
See 18.30.090 (Height Measurement and Height Limit
Exceptions) for exceptions.
|
Notes:
(1) Clustered residential projects, condominiums, townhome, or planned development projects may be subdivided with smaller parcel sizes for ownership purposes and narrower lot widths, with these requirements determined through the subdivision review process.
(2) Measured at the front setback line.
(3) Maximum number of dwelling units allowed for each specified unit of land, except where a different density is established by 18.08.050 (Minimum Lot Area and Maximum Density). The approval of a Tentative Map, Planned Development, Development Permit, Minor Use Permit or Use Permit may result in fewer dwelling units being allowed than the maximum density shown. See also Chapter 18.32 (Affordable Housing) for possible density bonuses.
(4) Garage may be allowed within front and street side setbacks, not to exceed one story or 20 feet above driveway grade. May not include second floor storage, habitable space, attics, etc. Storage and habitable space may be allowed below road and driveway grade. See 18.58.210 (Residential Accessory Uses and Structures) for garage setback exception.
(5) Maximum percentage of net site area that may be covered with structures and pavement. See the definition of site coverage in Chapter 18.220 (Definitions, Glossary).
(6) Maximum allowable height for structures.
18.08.050 - Minimum Lot Area and Maximum Density
The minimum area for each parcel proposed in a subdivision, and the maximum density of residential development is determined by Section 18.08.040 (Residential Zoning District General Development Standards), except where the Zoning Map applies a numerical suffix to a residential zoning district map symbol in compliance with this Section. In all cases, the approval of a residential subdivision through the Tentative Map process may result in fewer dwelling units being allowed than the maximum allowable density established by this Chapter. See also Chapter 18.32 (Affordable Housing Incentives) for possible density bonuses.
A. RR, RS, and DRS districts.
1. Where minimum lot area and density requirements are established by the Zoning Map, a suffix to the zoning district map symbol shall state the maximum density, expressed as dwelling units per acre. For example, RR-0.1 means one unit per 10 acres; and RS-4 means four units per acre. The maximum number of parcels allowed and the minimum area for each dwelling unit shall be equivalent to the density established on the Zoning Map
2. Where no further subdivision of existing parcels is allowed because the maximum density designated by the General Plan has been achieved through previous subdivisions, the Zoning Map symbol shall include an "X" suffix. For example: RS-X.
3. Where no further subdivision of a parcel is allowed because the parcel upon its subdivision would exceed the maximum density established by the Zoning Map, the review body may approve a tentative map proposing to subdivide the parcel if all of the following conditions are met:
a. The subdivision will create only one additional parcel, and the newly created parcels cannot be further subdivided under the maximum density established by the Zoning Map;
b. The parcel before subdivision is at least 90 percent of the parcel size needed to divide the parcel into two parcels under the maximum density established by the Zoning Map (e.g. a parcel with a density of one unit per five acres would have to be at least nine acres in size - 90% of 10 acres);
c. The zoning district and maximum density in existence and applied to the parcel prior to adoption of this Development Code would have permitted the subdivision; and
d. The parcel was created on or prior to February 15, 1996.
4. The review body may approve a tentative map proposing parcels 2.5 to 10 acres in size only if all of the following findings can be made:
a. The subdivision is located within or adjacent to an established rural subdivision or an area developed with similar size parcels; and
b. Further subdivision of the parcels will not be permitted or a planned development has been adopted for the subdivision which will ensure the orderly subdivision and development of the parcels to sizes less than 2.5 acres.
B. RM, DRM, and DRH districts. The number of dwelling units allowed on a parcel within the RM zoning district shall be determined as follows.
1. Map symbol suffix. The suffix to the zoning district map symbol shall state the maximum number of dwelling units allowed per acre. For Example, RM-6 means six dwelling units per acre; and RM-20 means 20 dwelling units per acre.
2. Density based on number
of bedrooms. Within the RM, DRM, and DRH zoning districts, the allowed number of dwelling units shall also be based on the number of bedrooms in each unit, as shown in Table 2-5.
TABLE 2-5
DWELLING UNIT EQUIVALENTS BASED ON NUMBER OF BEDROOMS
|
Number of
Bedrooms in Unit
|
Equivalent
Number of Dwelling Units
|
| Studio |
0.50 units
|
| 1
bedroom |
0.67 units
|
| 2
bedrooms |
0.80 units
|
| 3
bedrooms or more |
1.00 unit
|
The maximum number of multi-family dwelling units that may be allowed on a site shall be calculated by multiplying the total site area by the number of units allowed in the zoning district; and then dividing the number of units allowed on the site by the desired equivalent number of dwelling units.
For example, the maximum number of units allowed on a .62-acre site in the RM-6 district would be calculated as: 0.62 acres x 6 units/acre = 3.72, which equals 3 units allowed. The site could accommodate any combination of studio, and/or one-, two-, three-bedroom or larger units as long as the total number of equivalent dwelling units based on Table 2-5 does not exceed three. The results of density calculations may only be expressed as whole numbers, with any fractions rounded down to the next lower whole number.
C. Density Incentives. The maximum density requirements established by this section may be increased by the review authority, subject to the following standards.
1. The review authority shall find that the density increase is proportional to the benefit provided by the project, including exemplary design and environmental sensitivity, and compliance with the other provisions of this Section.
2. Density may be increased by five percent of the maximum density up to a maximum of 15 percent, based on each/any of the following project features:
a. Lands are dedicated for public open space, public access, and/or public recreation beyond that necessary for the project;
b. The site is within the preferred infill area shown on Sheet 28 of the Town Zoning Map; and/or
c. The project will provide enhanced public facilities which are needed by the Town beyond those required for the project as mitigation measures (for example, transit facilities).
3. No increased density shall be granted unless the Town Engineer first determines that the increased project density will not create unmitigable traffic circulation impacts in the site vicinity or elsewhere in the Town.
