17.70.040 Density.
A. Determination of Allowed Development.
1. Density Calculation—General. Density units are calculated based on the net area of a property subject to thresholds established per zone. In the AG, C/OS, R-1 zones, each single-unit dwelling counts as one density unit. In the other zones, different size dwellings have density unit values as follows:
a. Studio and one-bedroom dwellings less than six hundred square feet = 0.50 unit;
b. One-bedroom dwellings between six hundred one and one thousand square feet = 0.66 unit;
c. Two-bedroom dwelling = 1.00 unit;
d. Three-bedroom dwelling = 1.50 units;
e. Dwelling with four or more bedrooms = 2.00 units.
2. Maximum Development Density—Sloped Sites.
a. General. In all zones, unless otherwise specified, the maximum development density allowed on a given lot or land area shall be based on the average cross-slope of the site (see Section 17.70.090(B): Average Cross-Slope Calculation) and as follows:
Table 3-1: Maximum Residential Density for Cross-Slope Categories | |||||
|---|---|---|---|---|---|
Average Cross-Slope in % | Maximum Density Allowed (units per net acre) | ||||
R-1 | R-2, O, C-N, C-T | R-3 | R-4 | C/OS, AG, PF, C-R, C-D, C-C C-S, M | |
0—15 | As allowed in the zoning regulations for that zone. | ||||
16—20 | 4 | 6 | 10 | 12 | As allowed in the zoning regulations for that zone. |
21—25 | 2 | 4 | 7 | 8 | As allowed in the zoning regulations for that zone. |
26+ | 1 | 2 | 3 | 4 | As allowed in the zoning regulations for that zone. |
b. Exceptions. The director, through a director’s action, may act to approve an exception to the reduction of density with slope where the parcel in question is essentially enclosed on all sides by development at least as dense and within the same cross-slope category as the proposed development. The exception shall not authorize density greater than that allowed for the category of less than fifteen percent slope for the appropriate zone. (See also Section 17.96.020(D), Nonconforming Lots—Regulations.)
3. Maximum Residential Development Potential. Maximum residential development potential shall be the net lot area (in whole and fractional acres), multiplied by the maximum density allowed (in density units per acre) according to subsections (A)(1) through (A)(2) of this section. The resulting number (in density units, carried out to the nearest one hundredth unit) will be the maximum residential development potential. Any combination of dwelling types and numbers may be developed, so long as their combined density unit values do not exceed the maximum potential.
a. Downtown Flexible Density Program. Properties zoned C-D or C-R within the Downtown Core may be developed at a residential density that is greater than the base density for the zone in which the lot is located, subject to the provisions outlined in Chapter 17.141 (Downtown Flexible Density Program).
B. Density Transfer.
1. PD Overlay Zone. Development potential may be transferred within the area covered by a planned development (PD) overlay zone, in conformance with the requirements of Chapter 17.48: Planned Development (PD) Overlay Zone.
2. C/OS Zone. Where a portion of a lot is within a zone or zones that allow residential use and the rest of the lot is in a C/OS zone, and the portion within the C/OS zone is not large enough to allow one dwelling, the fractional dwelling unit potential from the C/OS zone may be transferred to the other portion of the lot, without planned development rezoning.
C. Density Averaging. Where portions of a lot are within two or more different zones that allow different maximum densities, and any portion is not of the size required for a lot in that zone, density may be averaged over the whole lot, with each portion contributing to the overall maximum development potential in proportion to its area and maximum allowed density.
D. Density Bonus for Low-Income and Moderate-Income Housing. Pursuant to California Government Code Section 65915, the city may negotiate a density bonus or other benefits in exchange for provision of housing affordable to households with very low, low, or moderate income, as defined in the Government Code, and as stipulated in Chapter 17.140: Affordable Housing Incentives of these regulations.
E. Density in Hotels. For hotels and motels, maximum density includes dwelling units located in hotels and motels, but does not include other hotel or motel units/rooms. (Ord. 1726 § 4, 2023; Ord. 1705 §§ 18, 19, 2021; Ord. 1650 § 3 (Exh. B), 2018)