(a) Site area, for the creation of new sites.
1. In “RA” and “RR” Residential Districts, the minimum land areas in net developable acres required for each dwelling unit on each site shall be as established by the Rural Residential Density Determination matrix (Chapter 13.14) outside the USL and Rural Services Line or shall be 1 acre inside the Rural Services Line and shall be consistent with the General Plan, Local Coastal Program Land Use plan, the Geological Hazards Ordinance (Chapter 16.10), and the Minimum Parcel Size Standards in Section 13.10.510(g).
2. The “R-1” and “RM” Residential Districts shall be combined with a number which shall indicate the minimum land area in thousands of net developable square feet required for each dwelling unit on each site in the district. For example: “R-1-6” means a minimum land area of 6,000 net developable square feet per dwelling unit; “RM-3” means a minimum land area of 3,000 net developable square feet per dwelling unit. Definition of “developable land and net developable area” are to be found in Section 13.10.700. District designations shall be consistent with the adopted General Plan, Local Coastal Program Land Use Plan, and the Geologic Hazards Ordinance (Chapter 16.10), and the Minimum Parcel Size Standards in Section 13.10.510(g).
The “R-1 Single Family Residential” District located outside the Urban Services Line recognizes as conforming parcels those parcels which are generally less than one acre in size, and that, prior to the effective date of the 1994 General Plan/Local Coastal Program Land Use Plan, were legal lots of record and developed with or intended for development of a single family residence.
3. The Ocean Beach “RB” Residential District shall have a minimum site area of 4,000 net developable square feet.
4. In the zone districts listed above in subsections 1-3, one single family dwelling is permitted on existing parcels regardless of the site area standards if other infrastructure requirements can be met, such as water and sewer.
(b) Site and Structural Dimensions. The following single family and multi-family charts show net site area per dwelling unit, setbacks, maximum allowable lot coverages, building height limits, allowable floor area to lot area ratios, maximum number of stories, minimum site widths and minimum site frontages for residential zone districts. These standards shall apply within all residential “R” zone districts, except as noted elsewhere in this Section and uses inconsistent therewith shall be prohibited absent a variance approval.

13.10.323

(Santa Cruz County Supp. No. 20, 3-07) 724

725 (Santa Cruz County Supp. No. 20, 3-07)

NOTE: This chart contains the multi-family residential zone districts standards and some of the most commonly used exceptions. For additional exceptions relating to parcels, see Section 13.10.323(d). For additional exceptions relating to structures, see Section 13.10.323(e). Variations from maximum structural height, maximum number of stories and maximum floor area as defined by F.A.R. may be approved with a residential development permit by the appropriate approving body for affordable housing units built on-site or off-site in accordance with Chapter 17.10 and Sections 13.10.681 and 13.10.685 of Santa Cruz County Code.
* All site standards for the applicable zone district must be met.

13.10.323

(Santa Cruz County Supp. No. 20, 3-07) 726

13.10.323

NOTE: This chart contains the multi-family residential zone districts standards and some of the most commonly used exceptions. For additional exceptions relating to parcels, see Section 13.10.323(d). For additional exceptions relating to structures, see Section 13.10.323(e). Variations from maximum structural height, maximum number of stories and maximum floor area as defined by F.A.R. may be approved with a residential development permit by the appropriate approving body for affordable housing units built on-site or off-site in accordance with Chapter 17.10 and Sections 13.10.681 and 13.10.685 of Santa Cruz County Code.
* All site standards for the applicable zone district must be met.
(c) Calculating Allowable Gross Building Area. When determining the maximum allowable gross building area for a specific parcel, it is necessary to know the zoning and net site area of the parcel. Definitions of net site area, gross building area, floor area, floor area ratio, story, attic, basement, underfloor, and mezzanine appear in 13.10.700.

Net Site Area x Floor Area Ration (F.A.R.) = Total Allowable Gross Building Area for All Buildings on Site
Net Site Area x Maximum Parcel Coverage Percentage = Maximum Allowable Parcel Coverage

- All Floor Areas; areas with ceiling heights greater than sixteen (16) ft. zero inches are counted twice, and greater than twenty-four (24) feet zero inches are counted three times (2, 3, 4, 5)

- Garage (credit for one parking space--two hundred twenty-five (225) sq. ft. not counted (1)

- Covered and Enclosed Area (6)

- Stairs and landing at each floor

- Basements, attics and under floor area which reach a ceiling height of seven ft. six inches or higher, then all areas greater than five feet zero inches in height shall count as area for F.A.R. calculations

- Areas under building projections greater than three feet from the exterior wall, or cumulatively greater than 1/3 the length of that side of the building.

- first one hundred forty (140) sq. ft. and then 1/2 of all covered, unenclosed porch areas (7)

- uncovered decks (covered decks count)

- uncovered balconies (covered balconies count)

- areas beneath three ft. of roof overhang

SAMPLE PARCEL of three thousand seven hundred eighty-three (3,783) net square feet, R-1-4 Zone District From Site and Structural Dimensions Chart:

Floor Area Ratio = 0.5:1
Maximum Parcel Coverage = 40%

3,783 sq. ft. x 0.5 = 1892 sq. ft. Total Floor Area
3,783 sq. ft. x 0.40 = 1513 sq. ft. Maximum First Floor Area (Round to Nearest Foot)

Total Floor Area = 1892 sq. ft.
Less: Maximum First Floor Area = 1513 sq. ft.
Second Level Area = 379 sq. ft.

The total floor area may be divided equally between floors.

(d) Site and Structural Dimensions Exceptions Relating to Parcels.
1. Parcels Created from New Land Divisions.
(i) Within any new land division project, all development standards on all lots or parcels which abut the periphery of the project site are subject to all the restrictions stated in this section unless a variance is obtained. No parcel shall be created smaller than three thousand five hundred (3,500) square feet in area. On individual lots or parcels within any land division project not abutting the periphery of the project site, site and structural dimensions may vary from the General Requirements for the zone district, provided that the approved standards and dimensions for each new lot or parcel are specifically indicated on the approved tentative map.
2. Nonconforming Parcels.
(i) On a lot which contains less than eighty (80) percent of the minimum site area required in the applicable zone district, or has less than 80 percent of the minimum width, or frontage, the building setbacks required shall be equal to those in the zone district having a minimum site area or dimensions which most closely correspond to those of the substandard lot.
3. Parcels Reduced Due to Right-Of-Way Dedications.
(i) A site area variance approval shall not be required for a new single-family dwelling or additions to an existing single-family dwelling on an existing lot of record which is reduced in size to less than the minimum site area required in the applicable zone district due to requirements for a public dedication of right-of-way.
(ii) For a new or existing single-family dwelling on an existing lot of record which becomes non-conforming due to a public dedication of right-of-way, variances to building setback and structural dimension requirements shall not be required, provided that the front yard is not less than 15 feet and the street side yard is not less than 6 feet.
4. Parcels With Agricultural, Geological or Environmental Resources and/or Constraints. For setbacks from Fault Zones, Floodplains/Floodways and Coastal Bluffs and Beaches see Section 16.10.070. For setbacks from Riparian Corridors see Section 16.30.040. For setbacks from Sensitive Habitats see Section 16.32.090. For Setback/buffer requirements for parcels abutting commercial agricultural, “CA” zoned parcels, see Section 16.50.095.
5. Parcels With Steep Slopes.
(i) In all residential zone districts, if the elevation of the lot at a point 50 feet from the center line of the traveled roadway is 7 feet or more above or below the elevation of said center line, an attached or detached carport which (in the interest of public safety) is unenclosed on all sides may be built to within 5 feet of the front property line or edge of right-of-way of the lot. Open safety railings may be constructed to the property line.
(ii) In the “RB” District, where the site abuts an existing street, road, or easement for road purposes recorded in the County Recorder’s Office before March 25, 1969 and where the front 30 feet of the site exceeds a slope of 25 percent, no front yard is required.
6. Parcels With Double Frontage. When both the front and rear property lines of a parcel abut on a right-of-way to which it has legal access, the required front yards shall be measured from both rights-of-way. Only one of the front yards shall be required to meet the off-street parking criteria described in this chapter.
(e) Site and Structural Dimension Exceptions Relating to Structures.
1. Structural Encroachments. Eaves, chimneys, bay windows (less than 60” in height), uncovered, unenclosed porches, decks, stairways and landings may extend into required front and rear yard 6 feet, provided, that balconies, or decks must be cantilevered in order to encroach. Eaves, chimneys and uncovered, unenclosed stairways and landings may extend into required side yards 3 feet. Decks less than 18 inches high may be constructed to property lines. Second story rooftop decks and landings are not permitted.
2. Structures Designed for Solar Access.
(A) Criteria for New Construction. In cases where it is not possible to orient a new building southward within the applicable yard requirements for the purpose of incorporating an active or passive solar energy system, a reduction in such yard requirements may be authorized as a Level III Approval pursuant to Chapter 18.10, provided that:
(i) The purpose of the reduction is to incorporate an active or passive solar energy system into the new building;
(ii) The building envelope would comply with all zoning provisions if oriented parallel to the lot lines;
(iii) The reduced yard requirement will not restrict emergency access or present a fire hazard; and
(iv) The reduced yard requirement will not be detrimental or injurious to property or improvements in the neighborhood, and will not limit solar energy access on neighboring property to a greater extent than if the building envelope complied with the required setbacks.
(B) Criteria for Structural Additions. In cases where it is not possible to make additions to an existing structure within the applicable yard requirements for the purpose of attaching an active or passive solar energy system, reduction in such yard requirements may be authorized as a Level III Approval pursuant to Chapter 18.10 provided that:
(i) The reduced yard requirement will not restrict emergency access, or present a fire hazard;
(ii) The reduced yard requirement will not be detrimental or injurious to property or improvements in the neighborhood, and will not limit solar energy access on neighboring property to a greater extent than if the building envelope complied with the required setbacks; and
(iii) The portion of the addition within the required setback is designed for the primary purpose of collecting solar energy.
3. Structures Larger Than 7,000 Square Feet. No residential structure shall be constructed which will result in seven thousand (7,000) square feet of floor area or larger, exclusive of accessory structures, unless a Level V approval is obtained pursuant to the provisions of Section 13.10.325.
4. Structures Exceeding Two Stories. Outside the Urban Services Line, the number of stories in a residential structure shall not be limited by the provisions of Section 13.10.323(b) above.
5. Structures Exceeding 28 Feet.
(A) With Increased Yards. Building heights which exceed those specified in subsection (b) above are allowable if all required yards are increased five feet for each foot over the permitted building height and planning approvals are obtained according to the following table:

(B) With Design Review. Building heights up to a maximum of thirty three (33) feet may be allowed without increased yards or variance approval, subject to review and recommendation by the Urban Designer and approval by the Zoning Administrator following a public hearing. Appeals from this decision shall be processed pursuant to Chapter 18.10.
6. Accessory Structures.
(A) Water Tanks and Propane Tanks. Water tanks which are required for fire protection and/or domestic use may be erected to within three feet of any property line provided that the proposed location is a written requirement from the County Fire Marshal, appropriate fire agency or Environmental Health Service. Propane/LP gas tanks may be erected to within five feet of any property line provided that the proposed location is a written requirement from the County Fire Marshal or appropriate fire agency. A landscaped screen shall be provided for any tank located within the required front yard.
(B) Side and Rear Yards. An accessory structure which is attached to the main building shall be considered a part thereof, and shall be required to have the same setbacks as the main structure. A detached accessory structure which is located entirely within the required rear yard and which is smaller than one hundred twenty (120) square feet in size and ten (10) feet or less in height may be constructed to within three feet of the side and rear property lines.
(C) Separation. The minimum distance between any two detached structures shall be ten (10) feet with the following exceptions: eaves, chimneys, cantilevered, uncovered, unenclosed balconies, porches, decks and uncovered, unenclosed stairways and landings may encroach three feet into the required ten (10) foot separation.
(D) On Reversed-Corner Lots. On a reversed-corner lot, accessory structures shall be located not closer to the rear property line than the required side yard on the adjoining key lot, and not closer to the side property line adjoining the street than the required front yard of the adjoining key lot.
(E) Distance from Alleys. Detached accessory structures shall not be located within six feet of any alley.
(7) Front Yard Averaging.
(A) On a site situated between sites improved with buildings, the minimum front yard for the first floor of structures other than garages or carports may be the average depth of the front yards on the improved sites adjoining the side lines of the site but in no case shall be less than 10 feet.
(B) Where a site is not situated between sites improved with buildings and where sites comprising forty percent (40%) of the frontage on a block are improved with buildings, the minimum front yard for the first floor of structures other than garages or carports may be the average of the existing front yard depths on the block but in no case shall be less than 10 feet.
(C) In computing average front yard depths, the figure thirty (30) feet shall be used in lieu of any front yard depth greater than thirty (30) feet.
(D) Proposed garages or carports shall meet the minimum front yard setbacks shown in Section 13.10.323 Site and Structure Dimensions Charts or as allowed by Section 13.10.323(d)(5) Parcel with Steep Slopes. The required front yard setback for other accessory structures may be reduced as allowed by Section 13.10.323(e)(6).
(f) Usable Open Space. In “RM” Districts, group or private usable open space or a combination thereof shall be provided for each dwelling unit on the site according to the following table:

All Required Usable Open Space:
(1) Shall be planted with lawn or ground cover, or surfaced with dust-free material.
(2) Shall be screened from streets and adjacent sites.
(3) If above ground, shall be open on at least one side.
(4) Shall not be located in a parking area, driveway, service area, or required front yard.
(5) Shall not have a slope of more than ten (10) percent.
(6) Shall not be obstructed except by improvements that enhance its usability, such as swimming pools, fountains, sunshades, and plantings.
(7) If at ground level, shall not be covered more than fifty (50) percent by a building overhang or balcony.
(g) Residential Uses on Coastal Zone Nonprime Agricultural Land. Building permits for residential uses on parcels designated in the Local Coastal Program Land Use Plan as agricultural land use and not as prime agricultural land shall be issued only upon documentation that the Agricultural Policy Advisory Commission has made the following determinations:
(1) Residential use of the parcel will not conflict with on-site or adjacent activities; and
(2) The building site has approved agricultural buffer setbacks; and
(3) The residents and owner of the subject parcel have executed a binding hold-harmless covenant with adjacent agricultural operators and owner which shall run with the land and be recorded prior to occupancy.
(h) Other Regulations. Other development standards applicable to residential zone districts are contained in the following sections of the County Code:

(Ord. 693, 10/17/60; Ord. 1191, 8/9/66; Ord. 1418, 3/25/69; Ord. 1465, 10/14/69; Ord. 1891, 6/19/73; Ord. 2171, 8/26/75; Ord. 2540, 2/28/78; Ord. 2775, 9/11/75; Ord. 3058, 3/24/81; Ord. 3186, 1/12/62; Ord. 3344, 11/23/82; Ord. 3432, 8/23/83; Ord. 3593, 11/6/84; Ord. 3632, 3/26/85; Ord. 3746, 4/22/86; Ord. 4095, 12/11/90; Ord. 4097, 12/11/90; Ord. 4119, 3/5/91; Ord. 4122, 4/9/1991; Ord. 4133, 6/4/91; Ord. 4194, 5/12/92; Ord. 4286, 2/14/93; Ord. 4314, 5/24/94; Ord. 4324A, 8/9/94; Ord. 4346, 12/13/94; Ord. 4371, 5/23/95; Ord. 4406, 2/27/96; Ord. 4416, 6/11/96; Ord. 4460, 6/2/97; Ord. 4495, 3/24/98; Ord. 4496-C, 8/4/98; Ord. 4646 § 3, 12/11/01; Ord. 4727 § 5, 6/24/03; Ord. 4737 § 2, 9/26/03; Ord. 4751 § 6, 11/25/03; Ord. 4761 § 19, 5/18/04; Ord. 4841 §§ 1, 2, 12/5/06)