HomeMy WebLinkAboutOrdinance - 2572 - Amend Title 18 ORDINANCE NO. 2572
AN ORDINANCE OF THE CITY OF REDDING AMENDING TITLE 18
(ZONING), CHAPTER 18.15 (ZONING EXCEPTIONS), OF THE
REDDING MUNICIPAL CODE BY AMENDING SECTION 18.15.030
(STANDARDS FOR WHICH EXCEPTIONS MAY BE CONSIDERED),
AND AMENDING TITLE 18 (ZONING), CHAPTER 18.31 (RESIDENTIAL
DISTRICTS: "RE" RESIDENTIAL ESTATE, "RS" RESIDENTIAL
SINGLE-FAMILY, AND "RM" RESIDENTIAL MULTIPLE-FAMILY),
SECTION 18.31.020 (LAND USE REGULATIONS), SCHEDULE 18.31.020-
A(USE REGULATIONS — OTHER "RESIDENTIAL" DISTRICTS), AND
AMENDING TITLE 18 (ZONING), CHAPTER 18.41 (OFF-STREET
PARKING AND LOADING*), SECTION 18.41.040 (OFF-STREET
PARKING SPACES REQUIRED), AND AMENDING TITLE 18
(ZONING), CHAPTER 18.43 (STANDARDS FOR SPECIFIC LAND
USES*), SECTION 18.43.140 (SECOND DWELLINGS), AND AMENDING
TITLE 18 (ZONING), CHAPTER 18.60 (USE CLASSIFICATIONS),
SECTION 18.60.020 (RESIDENTIAL USE CLASSIFICATIONS), AND
RELATING TO THE APPROVAL OF THE ACCESSORY DWELLING
UNITS
THE CITY COUNCIL OF THE CITY OF REDDING DOES ORDAIN AS
FOLLOWS:
Section 1. Title 18 (Zoning), Chapter 18.15(Zoning Exceptions), Section 18.15.030
(Standards for which exceptions may be considered), of the Redding Municipal Code is hereby
amended to read as follows:
18.15.030 Standards for which exceptions may be considered
An exception may be considered for the following standards. Additional exceptions may be
allowed if, in the opinion of the director, they are of a similar nature or magnitude to those listed
below:
A. Accessory Structure Front Yard Setbacks. Provided that the minimum front yard setback
will be maintained and where adjacent residences will not be adversely affected, the
director may allow an accessory structure to be located closer to the street than the
existing or proposed residence on the site.
B. Buffer Yards, Alternative. The minimum width of a buffer yard required by Schedule
18.40.020-A: Buffer Yards, may be reduced by up to twenty-five percent provided that
the reduction will not increase the potential for land use impacts between adjoining
properties given the circumstances of a particular site.
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C. Building Separation. The director may authorize a reduction in minimum building
separation of up to twenty percent between buildings if the reduction will maintain
compliance with the California Building Code.
D. Exceptions to Height Limits. Towers, spires, cupolas, chimneys, elevator penthouses,
water tanks, monuments, theater scenery lofts, and similar structures and mechanical
appurtenances covering no more than twenty percent of the top-floor roof area of the
structure to which they are attached may exceed height limits by no more than ten feet
with no discretionary review. The director may approve greater height upon making the
findings required by Section 18.15.040 (Required findings) of this chapter.
E. Fence Height. In any district, the maximum height of any fence, wall, hedge or equivalent
screening may be increased by a maximum of two feet where the topography of sloping
sites or a difference in grade between adjoining sites warrants such increase in height to
maintain a level of privacy or to maintain effectiveness of screening as generally
provided by such fence, wall, hedge or screening in similar circumstances.
F. Front Yard Setback (Increase). In the "RS" and "RE" districts, the director may increase
the maximum front yard setback where it is determined that the increase will not
unreasonably affect abutting sites.
G. Front Yard Setback (Decrease). In any district, the director may decrease the minimum
setback by ten percent where the decrease will not unreasonably affect abutting sites
provided that no exception shall be granted for a garage that is designed to have vehicles
back directly out into the street. In addition, the director is authorized to grant a five
percent reduction in any setback requirements where construction has commenced and a
mistake was made in the surveying or plans preparation.
H. Garage Setback/Sloped Lots. Where the elevation of a lot at a point twenty feet behind
the entire frontage of a lot (as measured from the back of curb) is seven feet above or
below the level of the curb, a private garage (attached or detached) for a single-family
residence may have a minimum front yard setback of ten feet from the front property line
of the lot provided that a third open parking space is provided on the site.
I. Lot Size. In any "RE" or "RS" zone, the director may authorize a maximum ten percent
reduction in parcel area on parcels created by parcel map if two or more existing parcels
within two hundred feet of the proposed parcel map are less than the minimum parcel
size.
J. Multistory Limitations; Transitional Building Height; Skyplane. The director may reduce
the higher or second-story setbacks required by Section 18.31.030 and/or reduce the
building height limitations established by Sections 18.32.040 and 18.33.040 and/or
skyplane requirements by up to twenty percent upon determining that any of the
following are in evidence:
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1. Existing rear or side yard setbacks in the abutting "RE" or "RS" district are sufficient
to ensure that the intent of the multistory, transitional height, or skyplane limitations
are met.
2. The difference in existing or proposed finished grade between building sites is such
that privacy, height, or bulk impacts to any residential district would not be present if
requirements are reduced.
3. The size or configuration of the developing property is such that it is infeasible to
meet the limitations of these sections.
K. Reserved.
L. Parking - Space and Aisle-Dimension Reductions. Because of circumstances unique to a
property, such as size, shape, topography, location of easements or desirable trees, the
director may authorize up to a ten percent reduction in open parking-space or aisle-width
dimension for commercial and multiple-family residential uses with four or more units.
Such exception may be allowed only when it is proven that the reduction will not result in
a traffic hazard or impact the necessary parking for the use.
M. Parking - Reduction in Covered Spaces. For single-family residences in existing
neighborhoods, one covered parking space may be permitted by zoning exception when
at least one additional off-street parking space is provided on the building site, the subject
property is an existing, legally created lot the director determines that the predominate
off-street parking arrangement in the immediate vicinity is a single covered space, and
that granting the exception would not contribute to an existing on-street parking problem.
N. Recreational Vehicle Storage/Parking.
1. Recreational Vehicle Storage. In the "RE" and "RS" districts, the director may
approve a zoning exception to allow not more than one recreational vehicle, as
defined in Schedule 18.31.030-C, Note (8), to be parked within the front or street side
yard setback area subject to the following findings and requirements:
a. The director finds that the applicant has submitted an affidavit and related
materials that affirm the following:
i. There is no physical space available to access and/or store the vehicle within
an interior side or rear yard. These site conditions include, but are not
limited to, such things as:
(A) Existing building setbacks and eaves and other building projections
(does not include the location of buildings with a size of one hundred
twenty square feet or less);
(B) Location of mature tree(s);
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(C) Location of HVAC or similar equipment;
(D) Existence of substantial slopes.
ii. Notices of the zoning exception application shall be sent to all owner(s) of
real property sharing a common street frontage within three hundred feet of
the applicant's property. Should two or more owners of real property within
the notification area object in writing to the approval of the zoning
exception or appeal the approval by the director, the zoning exception shall
not be granted.
iii. The parking of such vehicles is not prohibited by any conditions, covenants,
and restrictions (CC&Rs) applied to the property. The applicant shall
provide either: (1) a copy of the CC&Rs applicable to the property; or (2) if
no CC&Rs have been recorded, a title report for the subject property
sufficiently current to determine whether the property is subject to CC&Rs.
iv. The vehicle is operable and is owned by and registered to the occupant of
the premises upon which it is parked.
b. Vehicle Parking Conditions.
i. Vehicles shall be parked generally perpendicular to the front property line.
ii. Storage shall be allowed only on areas surfaced with all-weather materials,
such as concrete, asphalt, brick, stone, gravel, or similar material, and shall
not obstruct the ingress or egress to and from existing garage doors. Storage
shall not occur within a lawn or other landscaped area.
iii. The vehicle shall not be parked closer than two feet to a side property line.
iv. No part of the vehicle may extend more than three feet into the public or
private right-of-way or be closer than two feet to a public sidewalk.
v. Vehicles shall not be occupied for living purposes.
vi. The vehicles shall be maintained in a clean and inoffensive manner.
Offensive includes, but is not limited to, unrepaired collision damage;
broken glass; flat tires; discharge of effluent; discarding of litter or other
materials; or a general unsightly exterior appearance as exhibited by peeling
paint, rust, or attachment of siding materials not original to the recreational
vehicle. Covering of the vehicle by tarp or similar material is not allowed.
The use of custom covers made specifically for the type and size of vehicle
are permitted.
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vii. The zoning exception shall not be transferable to a subsequent owner of the
property.
viii. Registration shall remain current throughout the term of the zoning
exception. (Note: Vehicles registered with the department of motor vehicles
as "Non-Op" are not considered to be registered vehicles for the purpose of
this section.)
ix. Zoning exceptions shall be valid for a period not to exceed three years.
Upon application, the director may grant one or more renewals not to exceed
a time period of three years for each renewal. Noticing, property owner
objection/appeal, and other provisions and requirements pertaining to the
original approval shall apply to renewal requests.
2. Parking for Affordable or Disabled Housing Projects. The requirement to provide
parking for recreational vehicles for multiple-family units may be waived; provided
that the project qualifies as an affordable housing project as defined by the State
Government Code and provided that the necessary area for providing the required
spaces is set aside and maintained in landscape to allow conversion to parking should
the use convert from affordable or disabled housing to standard multiple-family use.
O. Reversing the Frontage of a Corner Lot. The front yard and street side yard setbacks on a
corner lot that were established at the time of issuance of a building permit for the
original structure may be reversed for the purpose of establishing yard requirements
provided that: (1) the reversal will not result in the placement of structures that are
inconsistent with the general nature of the neighborhood and (2) vehicular and pedestrian
safety will not be jeopardized.
P. Roof-Mounted Heating and Air Conditioning Equipment. The director may approve
installation of roof-mounted residential heating and air-conditioning equipment provided
that the equipment cannot be seen from any existing or future public street, park, school,
open-space, or other public area for a distance of at least six hundred feet. In making such
a determination, the director shall consider such factors as the method of screening
proposed, topography of the site and surrounding sites, and allowable height of existing
and future buildings within six hundred feet of the proposed equipment.
Q. Accessory Dwelling Units. Size Increase — The director may authorize up to a twenty
percent increase in the allowable size of an accessory dwelling unit provided that the
director determines that the exception is necessary to provide for the reasonable
accommodation for one or more disabled persons who will reside in the accessory
dwelling unit. Lot Size Reduction — The director may authorize an accessory dwelling
unit to be constructed on a lot less than six thousand square feet in size, provided that the
director determines that the floor area will not exceed five hundred square feet and that
the occupancy of the accessory dwelling unit is intended solely to house one or more
family members as defined by this code. The accessory dwelling unit shall not be rented,
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and this stipulation shall be included in the deed restriction required by subsection
18.43.140.D.
R. Shade Trees in Parking Lot. The director may authorize a maximum twenty-five
percent reduction in the number of shade trees required in a parking lot provided
that the total number of trees required is provided in alternate locations on the site
adjacent to the parking area.
S. Side Yard and Rear Yard Setbacks. In any district, the director may decrease the
minimum setback by not more than twenty percent where the proposed setback
area or yard is in character with the surrounding neighborhood and is not required
as an essential open-space or recreational amenity to the use of the site, where
such decrease will not unreasonably affect abutting sites. In the "GO" district, one
side yard other than a street side yard may be decreased to that established for an
adjacent existing building provided that one side yard has a minimum setback of
ten feet (fifteen feet if adjacent to an "R" district).
T. Sign Height, Increased. The director may authorize an increase in pole sign height
not to exceed thirty-five feet when necessary for sign visibility due to topography;
surrounding buildings; existing trees to be preserved, except city street trees; or
similar circumstances. The director shall consider, in addition to visibility or sight
obstructions, vehicle speed, visibility/readability from freeway off-ramp locations,
or other factors which may negate the benefit otherwise gained by increased sign
height.
U. Surfacing. The requirement for paving driveways over one hundred fifty feet in
length may be waived provided that: (1) the first thirty feet from the paved street
or back of the sidewalk shall be paved, (2) the driveway-surfacing requirements
of the fire marshal shall be met, and (3) the driveway is not located within
seventy-five feet of an existing or future residence.
V. Unique Parking Demand Uses. The director may authorize up to a ten percent
reduction in the off-street parking requirement upon an adequate showing that
parking demand for a use is less than that required by Chapter 18.41 (Off-Street
Parking and Loading) of this title.
W. Medical Marijuana Cultivation. The director may grant limited exceptions to the
maximum allowed cultivation area and/or minimum cultivation area setback
provisions of Section 18.43.100 in accordance with the following:
Maximum Cultivation Area. The director may approve an increase in the
maximum allowed cultivation area for a qualified patient or primary caregiver
based on a written recommendation of a physician that the medical needs of a
qualified patient require a greater quantity of medical marijuana than can be
cultivated within the limitations established by Section 18.43.100. In no case shall
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the approval increase the maximum permissible area of cultivation on an
individual property by more than twenty percent.
Minimum Cultivation Area Setbacks. The director may approve a decrease in a
minimum required setback by no more that twenty percent upon determining that
any of the following are in evidence:
1. The deviation is necessary due to special circumstances or conditions
pertaining to the property, including, but not limited to:
a. The size, shape, topography, or other unique characteristics of the lot.
b. Location of the residence relative to existing lot lines.
c. The location of improvements of the property, such as accessory
structures, swimming pools, trees, and similar improvements.
Section 2. Title 18 (Zoning), Chapter 18.31(RESIDENTIAL DISTRICTS: "RE"
RESIDENTIAL ESTATE, "RS" RESIDENTIAL SINGLE-FAMILY, AND "RM"
RESIDENTIAL MULTIPLE-FAMILY), Section 18.31.020 (Land use regulations), Schedule
18.31.020-A (Use regulations-other "residential" districts) of the Redding Municipal Code is
hereby amended to read as follows:
Schedule 18.31.020-A: Use Regulations—Other"Residential" Districts
Use Classifications "RE" "RS" "RM" Additional Regulations
Residential Uses
Single Family P P P (4)
Two-Family Dwelling — Ll P (3)(6)
Residential Condominium and
Condominium Conversions — — P (9)
Manufactured Home Park — — U RM-6 through RM-10 districts only
Site development permit required for 5 or more
dwelling units on a parcel. See Schedule
18.31.030-B for maximum allowable densities.
Multiple Family(Apartments) — — P (3)(6)
Dwelling Group — — S
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Use Classifications "RE" "RS" "RM" Additional Regulations
Group Residential S
Family Day Care,6 or fewer P P P
Family Day Care,7-14 P P P
Accessory Dwelling Units P P P See Section 18.43.140
Residential Care,Limited P P P
Supportive Housing Facilities P P P (8)
Transitional Housing Facilities P P P (8)
Public and Semipublic Uses
Clubs&Lodges — — S
Community Centers — S S
Day Care Center(15 or more) U U S See Section 18.43.070
Park&Recreation Facilities S S S
For adjacent office or commercial use only;
Parking Lots S S S covered parking must be at a residential scale.
Public Safety Facilities U U S
Religious Facilities S S S
Residential Care,General S S S (1),(2)
Residential Care, Senior S S S (1),(2)
Schools,Public or Private U U U
Commercial Uses
Bed and Breakfast
Establishments Sd Sd Sd See Section 18.43.060
Commercial Recreation L2 L2 —
Not to exceed 3,500 sf;no gasoline sales or liquor
Food and Beverage Sales U U U stores
Offices,Business&Professional — — S (5),(7)
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Use Classifications "RE" "RS" "RM" Additional Regulations
Transportation,Communication,and Utilities Uses
Utilities, Minor P P P
Accessory Uses and Structures See Section 18.43.020
Temporary Uses See Chapter 18.17
Nonconforming Uses See Chapter 18.46
Specific Limitations
Ll Only in RS-3.5 and RS-4 with approval of a site development permit and when in character with the
existing or proposed neighborhood.
L2 Golf courses,racquet clubs, health and fitness clubs(public and private)allowed in these residential
districts on parcels 5 acres and larger with approval of a use permit.
(1) Residential Care Facilities in the "RE" and "RS" Districts shall not exceed the population
density that would otherwise result from typical residential development based on the
standard of 2.47 persons per household. For example, a 2-acre parcel in a "RS-3" District
would be limited to 15 persons receiving care (2x3x2.47=15 persons).
(2) In the "RE" and "RS" Districts, any facility over 5,000 square feet shall be developed in
accordance with the "RM-10" District, except that building height shall not exceed 35 feet.
(3) Site development permit issued by the Director shall be required for development on all
parcels within an "RM" District where said parcel was created by a subdivision of 5 or
more parcels.
(4) Single-family prohibited in "RM" District on lots created after adoption of this section
except in a "PD" Planned Development District and for small-lot subdivisions.
(5) The Director may require buffer yards on side and rear property lines of the office
development as specified in Section 18.40.020.
(6) Site development permit issued by the Director shall be required for construction of any
units on a parcel without public-street access.
(7) Size limit: 5,000 square feet. Limited to conversion of existing structures in "RM-12"
through "RM-30" Districts; new construction is allowed in "RM-6" through "RM-10"
Districts.
(8) Permitted use subject to consistency with the definition of the use contained in Chapter
18.60. Proposed transitional and supportive facilities that are inconsistent with Chapter
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18.60 may be allowed only in the "RM" District subject to first obtaining a site
development permit approved by the Board of Administrative Review.
(9) Permitted use subject to the requirements of Section 18.43.170 and the condominium
subdivision requirements of Chapters 17.30 and 17.34; see Schedule 18.31.030-B for
maximum allowable densities.
Section 3. Title 18 (Zoning), Chapter 18.41 (Off-Street Parking and Loading*), Section
18.41.040 (Off-street Parking Spaces Required), of the Redding Municipal Code is hereby
amended to read as follows:
Schedule 18.41.040-A: Parking Spaces Required
OFF-STREET PARKING
Use Space Requirements
Caretakers'quarters 2 spaces per unit.
Animal services 1 space per 350 square feet of gross floor area.
Automotive parts stores 1 space per 350 square feet of gross floor area.
Automotive repair service 1 space per 350 square feet of gross floor area.
Automotive sales 1 space per 2,000 square feet of interior and/or
exterior sales, display,or storage area up to a total
20 spaces,plus 1 space.
Bank 1 space per 300 square feet of gross floor area.
Bar 1 parking space for each 3 seats,plus 1 space for
each 40 square feet of dance floor or assembly area.
Boardinghouse 1 parking space per each bedroom plus 2 additional
parking spaces overall.
Boat sales 1 space per 2,000 square feet of interior and/or
exterior sales, display, or storage area up to a total
20 spaces,plus 1 space.
Bowling alley 4 parking spaces per each bowling lane plus 1
parking space for each 200 square feet of gross
floor area devoted to accessory uses.
Bulk retail store 1 parking space for each 600 square feet of gross
floor area.
Colleges and trade schools, Public or Private 1 parking space for every 15 square feet in the
classroom seating.
Call Centers 1 space for each employee.
Card room 1 parking space for each 2 seats in the play area
plus 1 space per 3 seats in any bar or dinner area.
Condominium(residential) 1.5 spaces per one-bedroom or efficiency units,
2 parking spaces per unit for 2 or more bedroom
units, plus 1 guest parking for each 5 units and
1 recreational-vehicle parking space for each 5
units. For 2-bedroom condominiums, 1 required
space shall be covered. For 3 or more bedroom
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condominiums, there shall be 2 covered spaces.
Day care center/preschool 1 parking space for each 10 students plus 1 space
for each teacher/employee plus 1 passenger loading
space.
Dry cleaners(noninstitutional) 1 space for each 400 square feet of gross floor area.
Dwelling groups Parking shall be provided in accordance with the
requirements of each individual unit type. (See
Single Family,Two-Family Dwelling,and/or
Multiple Family, as applicable)
Elderly housing .5 space per 1-bedroom unit; .66 space per 2-
bedroom unit.
Furniture and large appliance store 1 parking space per 750 square feet of gross floor
area.
Golf driving range 1 parking space for each driving tee.
Health club and fitness studio 1 parking space for each 125 square feet of gross
floor area for the first 5,000 square feet of building
area. 1 space for each 300 square feet of gross
floor area shall be provided for that building area
which exceeds 5,000 square feet. 1 parking space
shall be provided for each 350 square feet of
enclosed swimming pool and deck area.
Hospital 1.5 parking spaces per bed and 1 space for every
225 square feet of gross floor area dedicated to
outpatient or office use.
Hotel, Residential 1 parking space for each unit,plus 2 spaces.
Industry
a. Assembly (the combining of manufactured 1 parking space per 750 square feet of gross floor
parts to make a completed product) area.
b. Manufacturing 1 parking space per 1,000 square feet of gross floor
area.
c. Warehouse/distribution 1 parking space for each 1,250 square feet of gross
floor area for buildings between-0-and 20,000
square feet in area; 1 parking space for each
2,000 square feet of gross floor area for the
building area between 20,000 and 40,000 square
feet, and 1 parking space for each 4,000 square feet
of gross floor area for the building area over 40,000
square feet.
Laundry(coin operated) 1 parking space for each 250 square feet of gross
floor area.
Medical office,clinic, or physical therapy services 1 parking space for each 225 square feet of gross
floor area. Special requirements for provision of
accessible parking may apply--see Section
18.41.170(A)(1)(d).
Ministorage(self-storage)/long-term,public storage 3 spaces plus 2 spaces for manager's unit where
individual units are accessible by vehicles; 1 space
per 10,000 square feet where individual units are
not accessible by vehicles.
Mobile home park 2 parking spaces per unit, 1 of which shall be
covered,plus 1 guest space for each 5 units plus 1
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recreational-vehicle space for each 5 units.
Mortuary 1 parking space for every 4 seats in the principal
seating area plus 3 parking spaces overall,or 1
parking space for each 45 square feet in the
principal seating area,whichever is the greater.
Motel/hotel 1 parking space for each motel unit plus 2 spaces.
5 percent of the required spaces shall be pull-
through RV spaces(48 feet by 10 feet, unless an
alternative design can be proven to be as effective).
Multiple-family dwelling 1.5 parking spaces per one-bedroom unit, 1.75
parking spaces per 2-bedroom unit, 2 parking
spaces per each 3-bedroom unit,plus 1 guest space
for each 5 units that are provided beyond the initial
30 units,plus recreational-vehicle spaces equal to 5
percent of the required number of parking spaces.
Recreational vehicle spaces shall be a minimum of
10 feet wide by 25 feet in length. Required
parking in developments serving low-and
moderate-income seniors may be reduced by 50
percent.
Personal services 1 parking space for each 250 square feet of gross
floor area.
Planned(residential)development 2 covered spaces per unit,plus 1 guest space for
each 5 units,plus 1 recreational-vehicle space for
each 5 units unless approved otherwise with the
Planned Development Plan. Recreational vehicle
spaces shall be provided in a common parking area
maintained by a homeowners'association or other
approved entity.
Pool and billiard room 1.5 parking spaces for each table.
Professional office 1 parking space for each 350 square feet of gross
floor area.
Real estate office 1 parking space for each 250 square feet of gross
floor area.
Religious facilities,social hall,club,lodge, 1 parking space for each 4 seats in the principal
community center,other public assembly seating theatre area,or 1 parking space for every 40
square feet in the place of principal
seating/assembly area,whichever is the greater,
plus 1 passenger loading space. Each 24 inches of
bench-type seating is to be considered 1 seat.
Research and development 1 space for each 250 square feet of gross floor area.
Residential care,senior and general 1 parking space for each 3 beds.
_Restaurant
a. Sit-down 1 parking space for each 3 seats. Up to 30 percent
of the number of seats provided indoors may be
provided outdoors without additional required
parking,provided that the number of parking
spaces required for the number of indoor seats is
met.
b. Drive-through, fast-food,or self service 1 parking space for each 75 square feet of gross
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restaurant floor area. Required reservoir spaces shall count
towards required parking.
c. Coffee kiosk 1 parking space per window,plus 1 space.
Retail
a. Enclosed 1 parking space for each 250 square feet of gross
leaseable floor area. (Note: Parking space ratios
for regional shopping malls shall be established by
use permit by the Planning Commission.)
b. Outdoor 1 space for each 750 square feet of sales or display
area.
c. Open lot nursery 1 space for each 1,250 square feet of outdoor
display area.
Accessory dwelling unit 1 uncovered space(see Section 18.43.140.C.7. for
locational requirements and exceptions).
Single-family dwelling 2 covered spaces.
Two-family dwelling 1 covered space per unit plus 1 other space per unit.
A. Bicycle Parking. Projects must comply with the short-term and long-term bicycle
parking requirements, as applicable, of Section 5.106.4 of the California Green Building
Standards Code.
B. Visitor Parking. On-street parking may be counted toward the visitor-parking
requirement for planned developments or condominiums provided that the street has an
8-foot-wide parking lane that is not posted or likely to be posted prohibiting parking and
that to qualify as one visitor-parking space, there must be an uninterrupted 22-foot-long
space and a public sidewalk adjacent to the street.
C. Company Vehicles. Commercial or industrial uses are to provide one parking space for
each company vehicle which is parked on the site during normal business hours. Such
space may be located within a building.
D. Motorcycle Parking. Facilities with 25 or more spaces may provide motorcycle parking
at a rate not exceeding 3 percent of required spaces. Such spaces shall be counted toward
meeting the total number of spaces required for the development by this Chapter. Spaces
delineated for motorcycle parking shall have a minimum area of four (4) feet by ten (10)
feet and shall be identified as a motorcycle space by signs or pavement delineation.
Section 4. Title 18 (Zoning), Chapter 18.43 (Standards for Specific Land Uses*),
Section 18.43.140 (Second Dwellings), of the Redding Municipal Code is hereby amended to
read as follows:
18.43.140—Accessory dwelling units.
A. Purpose and Applicability. The purpose of this section is to comply with the
Government Code of the state of California pertaining to accessory dwelling units as
a means to increase the supply of smaller affordable housing and to recognize that
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energy-efficient accessory dwelling units are more affordable to the occupants of the
dwelling. This section establishes standards for the development of accessory
dwelling units to ensure that they remain compatible with the existing neighborhood.
It is not the intent of this ordinance to override lawful use restrictions as set forth in
private Conditions, Covenants, and Restrictions (CC&Rs). Accessory dwelling units are
not required to meet the density requirements of the General Plan or Zoning Ordinance.
Any application that meets the requirements of this section will be approved
ministerially without a public hearing subject to meeting all applicable California
Building Codes.
B. Location. An accessory dwelling unit may be constructed in any "RL," "RE," "RS" or
"RM" district if the existing use of the property is a single-family dwelling.
Applications for accessory dwelling units can be denied if: (1) the proposed unit
would result in adverse impacts to any real property that is listed in the California
Register of Historic Places; and/or (2) the accessory dwelling unit will not be in
compliance with all provisions of this section.
C. Development Standards. One accessory dwelling unit permit will only be issued on a
lot if it complies with the following development standards. Applications for an
accessory dwelling unit shall include the following information to assist the director
in determining compliance with this section: (1) elevations for all building sides
which show all openings, exterior finishes, roof pitch, and siding and roof materials
for the existing residence and the proposed accessory dwelling unit and (2) color
photographs of the site and adjacent properties taken from the proposed location of
the accessory dwelling unit in the direction of all property lines. The photographs
shall be clearly labeled to identify the location and direction of the photograph.
1. Location on Lot. An accessory dwelling unit may be attached or detached from
the existing main dwelling unit. If detached, the accessory dwelling unit shall
meet the setbacks required by this code, unless the unit is contained within the
existing space of a legally constructed accessory structure. If attached, the
accessory dwelling unit must meet all building setbacks required of the main
dwelling, unless the unit is contained within the existing space of a legally
constructed main dwelling. Minimum side and rear yard building setbacks of
five feet are required for an accessory dwelling unit that is constructed above a
legally constructed garage.
2. Lot Size. Six thousand square feet, with a minimum width of sixty feet, unless a
zoning exception is approved or the lot was created as part of a planned
development.
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3. Unit Size.
a. Detached accessory dwelling units. Each lot meeting the requirements of this
section shall be entitled to one detached accessory dwelling unit, with at least
five hundred square feet of living area, although smaller accessory dwelling
units meeting the requirements of the California Building Code may be
approved. Detached accessory dwelling units larger than five hundred square
feet may be approved provided that the floor area does not exceed one
thousand square feet.
b. Attached accessory dwelling units. The living area of an attached accessory
dwelling unit shall not exceed fifty percent of the living area of the main
dwelling unit or one thousand square feet, whichever is less.
4. Lot Coverage. Construction of the accessory dwelling unit shall not result in lot
coverage in excess of that limited by Chapter 18.31.
5. Height. A detached accessory dwelling unit shall not exceed two stories or a
maximum height of twenty-two feet unless additional height is permitted with
approval of a site development permit by the director.
6. Architectural Compatibility. The accessory dwelling unit shall incorporate the
same or similar architectural features, building materials, roof pitch, and colors as
the main dwelling unit. Windows that face an adjoining residential property shall
be designed/located to protect the privacy of neighbors; alternatively, fencing or
landscape shall be required to provide screening.
7. Off-Street Parking. One off-street parking space shall be provided for the
accessory dwelling unit. The required parking space may be provided as a tandem
parking space located within the front-yard setback within a driveway or as a
standard space located within the front-yard setback within a paved area
immediately adjacent to the driveway. Additional parking shall not be required in
any of the following instances:
a. The accessory dwelling unit is located within one-half mile of public transit.
b. The accessory dwelling unit is located within an architecturally and
historically significant historic district.
c. The accessory dwelling unit is a part of the existing main dwelling unit or an
existing accessory structure.
d. When on-street parking permits are required but not offered to the occupant
of the accessory dwelling unit.
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e. When there is a car share vehicle located within one block of the accessory
dwelling unit.
8. Utilities. Separate electric meters are required for accessory dwelling units unless
the unit is contained within the existing space of the main dwelling unit or an
accessory structure, has independent exterior access from the main dwelling unit,
and the side and rear setbacks are sufficient for fire safety. Separate water and gas
meters are allowed at the option of the property owner.
D. Deed Restrictions. Before obtaining a building permit, the property owner shall file
with the county recorder a declaration or agreement of restrictions which has been
approved by the city attorney as to its form and content, containing a reference to the
deed under which the property was acquired by the owner stating that:
1. The accessory dwelling unit shall be considered legal only so long as either the
primary residence or the accessory dwelling unit is occupied by the owner of the
property;
2. The accessory dwelling unit cannot be sold separately;
3. The restrictions shall be binding upon any successor in ownership of the
property, and lack of compliance may result in legal action against the property
owner.
E. Preexisting Accessory Dwelling Unit. Accessory dwelling units existing prior to
adoption of this section, the use of which is nonconforming in the zoning district in
which it is located, may be considered conforming if: (1) the director issues a zoning
clearance if it is determined that the accessory dwelling unit complies with the
requirements of this section, which may include compliance with building and fire
codes and payment of development impact fees; and/or (2) a site development permit
is issued by the director for units not meeting the criteria included in this section.
F. Conversion of an Existing House to an Accessory Dwelling_Unit. In cases where an
existing single-family residence is located on a parcel zoned "RL," "RE," "RS," or
"RM," the board of administrative review may approve by site development permit
the construction of one additional residence, which is intended to be the primary
residence on the property. The existing residence, which is intended to become the
lawful accessory dwelling unit, must comply with all the requirements of this code,
including size limitations. The primary residence shall be constructed in accordance
with the provisions of the applicable zoning district and other requirements of this
code.
Section 5. Title 18 (Zoning), Chapter 18.60 (Use Classifications), Section 18.60.020
(Residential Use Classifications), of the Redding Municipal Code is hereby amended to read as
follows:
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18.60.020 Residential use classifications
Residential Housing Types.
Single-Family Dwelling. One dwelling unit located on a single lot, containing only one
kitchen and used to house not more than one family. Includes manufactured housing.
Two-Family Dwelling (Duplex). A single building that contains two dwelling units, or a
single lot with two freestanding buildings, each of which is designed for occupancy by one
household.
Dwelling Group. A group of three or more detached one-family, two-family, or multiple-
family dwellings occupying a parcel of land in one ownership.
Manufactured Home Park. Manufactured housing in a planned development with
common area amenities. Spaces for mobile homes may be rented or owned.
Multiple-Family Residential (Apartments). Three or more attached dwelling units on a
site or lot. Types of multiple-family dwellings include a variety of styles townhouses, garden
apartments, and high-rise apartment buildings. Transitional housing facilities are also included
provided that the residential density of the facility is consistent with that of the surrounding
neighborhood.
Group Residential. Shared living quarters without separate kitchen or bathroom facilities
for each room or unit. This classification includes boardinghouses, and dormitories, but excludes
residential hotels.
Accessory Dwelling Unit. An attached or detached dwelling unit that is located on a
single lot with a primary dwelling unit and provides complete facilities for independent living for
one or more persons. These facilities include permanent provisions for living, sleeping, cooking,
and sanitation.
Residential Condominium. A residential development designed to allow individually
owned residential units, which are supported by a formal arrangement of common areas and
facilities as is further defined in Section1351(f) of the California Civil Code.
Supportive Housing. Housing with no limit on length of stay that is occupied by the
target population as defined in Health and Safety Code subdivision (d) of Section 53260 and
that is linked to on-site or off-site services that assist the supportive housing resident in
retaining the housing, improving his or her health status, and maximizing his or her ability to
live and, when possible, work in the community (per Health and Safety Code Section
50675.14(b)).
Transitional Housing. Buildings configured as rental housing developments, but
operated under program requirements that call for the termination of assistance and
recirculation of the assisted unit to another eligible program recipient at some predetermined
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future point in time, which shall be no less than six months (per Health and Safety Code
Section 50675.2).
Family Day Care. A day-care facility located in a single-family residence where an
occupant of the residence provides care and supervision for children.
Small Family. A facility which provides care for six or fewer children.
Large Family. A facility which provides care for seven to twelve children.
Residential Care, Limited. Twenty-four-hour nonmedical care for six or fewer persons in need
of personal services, supervision, protection, or assistance essential for sustaining the activities
of daily living. This classification includes only those facilities licensed for residential care by
the state of California.
Section 6. Severability. If any section, subsection, sentence, clause or phrase of these
ordinances is for any reason held by a court of competent jurisdiction to be invalid or
unconstitutional, such decision shall not affect the validity of the remaining portions of the
ordinances. The City Council of the City of Redding hereby declares that it would have passed
this ordinance and each section, subsection, sentence, clause and phrase thereof irrespective of
the fact that one or more sections, subsections, sentences, clauses or phrases may be held invalid
or unconstitutional.
Section 7. The passage of this ordinance is not a "project" according to the definition
in the California Environmental Quality Act, and therefore is not subject to the provisions
requiring environmental review.
Section 8. This ordinance shall take effect thirty (30) days after the date of their
adoption, and the City Clerk shall certify to the adoption thereof and cause publication according
to law.
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I HEREBY CERTIFY that the foregoing ordinance was introduced and read by the City
Council of the City of Redding at a regular meeting on the 18th day of April, 2017, and was duly
read and adopted at a regular meeting on the 2nd day of May, 2017, by the following vote:
AYES: COUNCIL MEMBERS: McElvain, Schreder, Sullivan,Winter, & Weaver
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
BRENT WEAVER, Mayor
ATTEST: FORM APPROVED:
�-� _ p
PAMELA IZE, CT. Clerk BARRY E. De ALT, ity Attorney
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