Chapter 18.16 RESIDENTIAL ZONING DISTRICTS Sections: 18.16.010 Purpose of Chapter 18.16.020 Purpose of Residential Zoning Districts 18.16.030 Regulations for Residential Zoning Districts 18.16.040 Residential Zoning Districts Land Uses and Permit Requirements 18.16.050 Residential Zoning Districts General Development Standards 18.16.060 Development Standards for Accessory Structures and Equipment in Residential Zoning Districts 18.16.010 PURPOSE OF CHAPTER. This Chapter lists the uses of land that may be allowed within the residential zoning districts established by Chapter 18.12. It also determines the type of land use permit/approval required for each use, and provides general standards for site development. 18.16.020 PURPOSE OF RESIDENTIAL ZONING DISTRICTS. The residential zoning districts are intended to provide for a range of housing types and densities for all economic segments of the community while emphasizing high quality development and home ownership. The purposes of the individual residential zoning districts and the manner in which they are applied are as follows. A. Residential Agriculture District (RA). The RA zoning district is intended for areas appropriate for very low density single-family housing and secondary residential units in a rural setting with agricultural and accessory uses. The RA zoning district provides a transitional buffer area between agricultural uses and urban uses in order to minimize conflicts between these two uses. This zoning district is characterized generally by very large residential lots designed to promote the development of very low-density residential uses, limited agricultural uses, and open space uses. The maximum allowable residential density ranges from 0 to 0.5 dwelling unit per acre. The RA zoning district is consistent with the Rural Residential land use designation of the General Plan. B. Residential Estates District (RE). The RE zoning district is intended for areas appropriate for single family detached executive housing opportunities and secondary residential units on large lots with limited urban services. The maximum allowable residential density ranges from 0 to 1 dwelling unit per acre. The RE zoning district is consistent with the Residential Estates land use designation of the General Plan. C. Low-Density Single-Family Residential District (R1A). The R1A zoning district is intended for areas appropriate for single family detached homes and secondary residential units. This use is typically located in areas which include full urban services, and away from industrial, intensive commercial, and large-scale infrastructure (i.e., power substations, wastewater treatment plant). The R1A zoning district provides a lowdensity, residential environment. This zoning district is characterized by large residential lots (minimum 10,000 square feet) designed to promote the development of single-family dwellings at a low suburban density with ample open space and separation between 18.16-1
residences. The maximum allowable residential density ranges from 0 to 6 dwelling units per acre. The R1A zoning district is consistent with the Low-Density land use designation of the General Plan. D. Intermediate-Density Single-Family Residential District (R1B). The R1B zoning district is intended for areas appropriate for single family detached homes and secondary residential units. This use is typically located in areas which include full urban services, and away from industrial, intensive commercial, and large-scale infrastructure (i.e., power substations, wastewater treatment plant). The R1B zoning district provides an intermediate-density residential environment. This zoning district is characterized by medium-sized residential lots (minimum 8,000 square feet) designed to promote the development of single-family dwellings at a moderate suburban density. The allowable residential density ranges from 0 to 6 dwelling units per acre. The R1B zoning district is consistent with the Low-Density land use designation of the General Plan. E. Maximum-Density Single-Family Residential District (R1C). The R1C zoning district is intended for areas appropriate for single family detached homes and secondary residential units. This use is typically located in areas which include full urban services, and away from industrial, intensive commercial, and large-scale infrastructure (i.e., power substations, wastewater treatment plant). The R1C zoning district provides a higher-density single-family residential environment. This zoning district is characterized by small residential lots (minimum 6,500 square feet) designed to promote the development of single-family dwellings at a higher suburban density with cohesive neighborhoods and easy access to urban facilities. The allowable residential density ranges from 0 to 6 dwelling units per acre. The R1C zoning district is consistent with the Low-Density land use designation of the General Plan. F. Medium-Density Residential District (R2). The R2 zoning district is intended for areas appropriate for single-family detached homes, secondary residential units, and duplexes. The R2 zoning district provides a moderate-density residential environment with a wide variety of housing types. This zoning district is characterized by a variety of lot sizes and is designed to promote the development of innovative forms of single-family and multiple-family dwellings (e.g. townhomes, duplexes, townhome-style condominiums, and clustered development) at a low to moderate urban density with cohesive neighborhoods and easy access to urban facilities. This use is typically located adjacent to low-density residential areas and provides a transition between low-density and medium-high density residential. The allowable residential density ranges from 5 to 8 dwelling units per acre. The R2 zoning district is consistent with the Medium Density Residential land use designation of the General Plan. G. Medium-High Multiple Family Residential District (R3). The R3 zoning district is intended for areas appropriate for multiple-family residential units. This use provides a transition from lower-density residential areas and is often close to commercial/office professional areas, and arterial streets. The R3 zoning district provides a medium-highdensity residential environment for condominiums and apartments. This zoning district is characterized by a wide variety of lot sizes and is designed to promote the development of multiple-family dwellings (e.g. multi-plex units, apartment-style condominiums, and apartments) with ample open space and on-site facilities and amenities, at a moderate urban density. The allowable residential density ranges from 8 to 14 dwelling units per 18.16-2
acre. The R3 zoning district is consistent with the Medium-High Density Residential land use designation of the General Plan. H. High-Density Multiple Family Residential District (R4). The R4 zoning district is intended for areas appropriate for multiple-family residential units. This use is typically located near medium-high density and/or near commercial/office professional uses or arterial streets and highways. The R4 zoning district provides a high-density residential environment for condominiums and apartments. This zoning district is characterized by a wide variety of lot sizes and is designed to promote the development of multiple-family dwellings (e.g. multi-plex units, apartment-style condominiums, and apartments) with ample open space and on-site facilities and amenities, at a high urban density. The allowable residential density ranges from 14 to 24 dwelling units per acre. The R4 zoning district is consistent with the High Density Residential land use designation of the General Plan. 18.16.030 REGULATIONS FOR RESIDENTIAL ZONING DISTRICTS. Regulations for residential zoning districts shall be as follows: A. Permitted and conditionally permitted uses shall be as specified in Table 18.16-1 of this Code. B. Development standards shall be as specified in Section 18.16.050 of this Code. C. Off-street parking and loading shall be provided in accordance with the provisions of Chapter 18.48 of this Code. D. Signs shall comply with the provisions of Chapter 18.56 of this Code. E. Landscaping and screening shall be provided in accordance with the provisions of Chapter 18.52 of this Code. F. No building, structure, vehicle, or land shall be used nor shall any building, structure or vehicle be erected, altered, moved, enlarged, or stored below the established base flood elevation (as shown on the Flood Insurance Rate Maps (FIRM) prepared by the Federal Emergency Management Agency (FEMA) and including any Letter of Map Amendments (LOMAs) and Letter of Map Revisions (LOMRs). If no base flood elevation exists and there is a likelihood that the property is subject to flooding, the applicant shall submit a hydrological survey that establishes the base flood elevation. No area lying below base flood elevation shall be used in any manner so as to create problems inimical to the public health, safety or general welfare or so as to have a detrimental effect on the use or value of property in the vicinity or within the City as a whole. G. In addition to the uses permitted in Table 18.16-1, and subject to the requirements of the applicable Uniform Codes, the following uses are allowed in all zoning districts without a permit. 1. Gardens, the primary purpose of which is to provide food for non-commercial use. 18.16-3
2. Keeping of four (4) or fewer dogs of more than four months of age. 3. City or City-approved wells, water treatment plants, lift stations, substations, and similar facilities. H. The use of temporary structures such as tents and shade structures for vehicles is prohibited when visible from the public right-of-way. For all other areas, the use of temporary structures shall be subject to the same standards as accessory structures, per Section 18.16.060 of this Code. 18.16.040 RESIDENTIAL ZONING DISTRICTS LAND USES AND PERMIT REQUIREMENTS. A. Table 18.16-1 identifies the uses of land allowed by this Development Code in each residential zoning district, and the land use permit required to establish each use. Uses are permitted or prohibited in accordance with Table 18.16-1 and provided they conform to all provisions of this Code. The letter N indicates the use is prohibited in the corresponding zoning district. The letter P indicates the use is permitted in the corresponding zoning district. The letter M indicates the use is permitted in the corresponding zoning district subject to approval of a Minor Use Permit (see Section 18.68.120). The letter C indicates the use is permitted in the corresponding zoning district subject to approval of a Conditional Use Permit (see Section 18.68.130). If a proposed use does not appear in this table, the proposed use must be determined to be similar to a use specified in this table in accordance with Section 18.68.090. Footnote numbers in Table 18.16-1 correspond to numbers in Subsection 18.16.040.B. Table 18.16-1 Residential Land Use Matrix N = not permitted; P = permitted; M = Minor Use Permit; C = Conditional Use Permit USE TYPE RA RE RESIDENTIAL R1 R2 R3 R4 A B C RESIDENTIAL USES Community Care Facilities Residential Care Facility (6 or fewer) P P P P P P P P Residential Care Facility (7 or more) N N N N N C C C Small Family Day Care Home (up to 8) P P P P P P P P Large Family Day Care Home (9-14) M M M M M M M M Day Care Center N N N N N N C C Duplex N N N N N P P P Home Occupation 1 P P P P P P P P 18.16-4
USE TYPE RA RE RESIDENTIAL R1 A B C R2 R3 R4 Live/Work Projects N N N N N N P 2 P 2 Mobilehome Park 3 C C N N N C C N Multiple-Family Dwelling, three or more 4 N N N N N N P 2 P 2 Second Residential Units P P P P P P N N Single-Family Dwelling P P P P P P N 8 N Seasonal Farmworker Housing M 5 N N N N N P 5 P 5 Transition and Supportive Housing P P P P P P P P AGRICULTURAL USES Commercial Crops (With Off-Site Sales) M M N N N N N N Community Garden P P P P P P P P Ranch Marketing Operation C C N N N N N N ANIMALS Kennels M M N N N N N N Veterinary services/animal Care Facility excluding Outdoor Kennel Veterinary services/animal Care Facility including Outdoor Kennel RECREATION AND ENTERTAINMENT M M N N N N N N C C N N N N N N Community Center N N P 6 P 6 P 6 P 6 P 6 P 6 Club or Lodge N N N N N N C C Library/Museum C C C C C C P P TOURIST AND VISITOR SERVING USES Bed and Breakfast C C N N N C M N Guest Ranch C C N N N N N N 18.16-5
USE TYPE RA RE RESIDENTIAL R1 R2 R3 R4 A B C COMMERCIAL USES General Wholesale and Retail Sales Nursery, Garden and Farm C C N N N N N N Services Cemetery C N N N N N N N Place of Worship C C C C C C C C Public Safety Facilities C C C C C C C C TRANSPORTATION FACILITIES Automobile Parking Lot or Structure, Commercial UTILITY AND COMMUNICATION FACILITIES N N M M M M M M Telecommunications Facility M M M M M M M M Satellite Receiving Dish P 7 P 7 P 7 P 7 P 7 P 7 P 7 P 7 Utility Substation C C C C C C C C EDUCATIONAL INSTITUTIONS AND SCHOOLS (Private) College or University N N N N N N C C Preschool (over 12 Students) C C N N N N C C Private Specialty School/Trade School N N N N N N C C B. The following special considerations shall apply to Table 18.16-1: (Numbers correspond to footnote numbers in the table). 1. All home occupations are subject to the requirements of Section18.44.050 of this Code. 2. Planning Commission approved Design Review required for residential projects with 5 or more units. 3. Mobilehome parks shall conform to the requirements of Section 18.44.070 of this Code. 4. New developments of five or more multiple-family dwellings require the construction of usable common and/or private open space, which shall be subject 18.16-6
to site plan review. Examples of common and/or private open space include, but are not limited to: a. Common Open Space: Playgrounds, clubhouses, recreation rooms, pools/spas, community gardens, picnic areas, gazebos, landscaped areas with paths, etc. (see Figure 18.16-1). Figure 18.16-1 Common Recreation Areas b. Private Open Space: Fenced yards, patios, decks, balconies, etc. (see Figure 18.16.-2). Figure 18.16-2 Private Open Space 18.16-7
5. Farm employee housing is allowed with up to 36 beds, consistent with SB1802. 6. A Minor Use Permit is required when the use is rented out to the public. 7. Refer to Section 18.44.160 for satellite receiving dish development regulations. 8. Refer to Section 18.16.050.B.11. 18.16.050 RESIDENTIAL ZONING DISTRICTS GENERAL DEVELOPMENT STANDARDS. The purpose of this section is to provide open areas around structures for access to and around buildings; to protect access to natural light, ventilation, and direct sunlight; to ensure the compatibility of adjacent land uses; to provide space for privacy, landscaping, and recreation; to regulate the height of structures; to promote public safety; and to preserve neighborhood character (see Figure 18.16-4). Figure 18.16-4 Location of Setbacks 18.16-8
A. Development standards for residential zoning districts shall be as specified in Table 18.16-2. Footnote numbers in the table correspond to numbers in Subsection 18.16.050.B. ZONE MAX. LOT COVER- AGE Table 18.16-2 Residential Zoning District Development Standards MIN. LOT SIZE MIN. STREET FRONTAGE 2 RA 6,7.10 5 acres 100 ft. RE.30 1 acre 100 ft. MINIMUM REQUIRED YARD SETBACKS 1 FRONT 3 SIDE STREET SIDE 4 REAR 20 ft./ 10 ft./ 12.5 ft./ 10 ft./ 50 ft. 8 50 ft. 8 50 ft. 8 50 ft. 8 20 ft./ 5 ft./ 12.5 ft./ 10 ft./ 50 ft. 8 50 ft. 8 50 ft. 8 50 ft. 8 MAX. BLDG. HEIGHT 5 R1A 6,7.50 10,000 s.f. 90 ft. 20 ft. 9 5 ft. 12.5 ft. 10 ft. 30 ft. R1B 6,7.50 8,000 s.f. 80 ft. 20 ft. 9 5 ft. 12.5 ft. 10 ft. 30 ft. R1C 6,7.50 R2 6,7,10.50 - - Singlefamily Dwelling: 6,500 s.f. Singlefamily Dwelling: 5,500 s.f. Duplex: 6,500 s.f.; 4,000 s.f. for each additional dwelling unit R3 7,10.60 5,000 s.f. 11 65 ft. 20 ft. 9 R4 Subject to Design Review 50 ft. 50 ft. 65 ft. 20 ft. 9 5 ft. 12.5 ft. 10 ft. 30 ft. 55 ft. 20 ft. 9 5 ft. 12.5 ft. 10 ft. 30 ft. 70 ft. - - - - - 5 ft. for one-story Buildings; and 10 ft. for two and three-story Buildings 12.5 ft. 10 ft. 50 ft. n/a n/a Subject to Design Review B. Footnotes: The following special development standards shall apply to applicable zoning districts listed in Table 18.16-2 (numbers correspond to footnote numbers in the table.) 1. Subject to Community Development Director approval, structures/facilities on private property can have a setback exception for purposes of facilitating transit and similar purposes (i.e. a private shade shelter bus stop at a senior apartment complex adjacent to the street. 18.16-9
2. Street frontage in the case of a lot fronting on a curving street or around a curving portion of a cul-de-sac street shall be the distance between the side lot lines measured along the chord at the front setback line. Where a lot has a public street frontage or width of less than sixty-five (65) feet and was so described on the tax rolls of the City on or before July 1, 1975, such lot may be occupied by one (1) single-family dwelling if all yard setback requirements are complied with and if public water supply and public sewerage facilities are in use. 3. The front yard setback of an infill lot within a developed block may be reduced from the minimum requirements set forth in Table 18.16-2 provided that the proposed setback is equal to the average of 40 percent of the developed lots along the frontage of the block. 4. Where a carport or a garage for vehicles opens into a street side yard, the minimum street side yard setback shall be twenty (20) feet. 5. The following types of structures may be erected to a height greater than the limits established for the zoning district in which such structures are located. a. Church spires, tanks, silos, radio towers, and similar structures and mechanical appurtenances exceeding seventy-five (75) feet may be erected with Design Review approval by the Planning Commission (see Chapter 18.68). b. Public and semi-public buildings, hospitals, and other institutional buildings may be erected to a height not to exceed seventy-five (75) feet, provided all yard setbacks shall be increased one (1) foot for each two (2) feet of building height above the height specified for the zoning district in Table 18.16-2. 6. All new single-family dwellings shall be constructed with a minimum of two (2) paved parking spaces within an attached or detached garage for each dwelling unit (20 x 20 minimum inside clear dimensions, with a minimum door opening of 16 feet). The driveway accessing the garage shall be paved (see Chapter 18.48) and a minimum of sixteen (16) feet wide. Exemptions may be granted for irregular lots, garages located in the rear of infill lots, and for senior housing. 7. Refer to Section 18.52.040 for landscaping requirements for single-family residences. 8. Minimum fifty (50) foot setback from any property line for placement of buildings housing animals including but not limited to barns, stables and chattels. 9. Porches and side-entry garages (with driveway at least 20 feet in length) may project into the required front yard setback by up to five feet in the R1A, R1B, R1C, R2, and R3 Zones. 10. Refer to Section 18.52.040 for landscaping requirements for multi-family residential development. 18.16-10
11. If an existing infill R3 lot is too small to accommodate the required development and the lot existed prior to 7/1/75, then the maximum number of units that will fit on the site is allowed. 18.16.060 DEVELOPMENT STANDARDS FOR ACCESSORY STRUCTURES AND EQUIPMENT IN RESIDENTIAL ZONING DISTRICTS. A. These development standards pertain to all property located in the RA, RE, R1A, R1B, R1C, R2, and R3 zones, properties designated for residential use in the Downtown zones, and within the residential land use districts of the Northeast Area Specific Plan (NEASP). Table 18.16-3, provides setbacks and height limitations for detached accessory structures located on the same parcel as a primary or secondary residential unit. An accessory building or structure that is attached to a primary residence or approved secondary residential unit shall comply with the requirements of this Code applicable to the main structure (Table 18.16-2), including setbacks, height, and lot coverage. The ordinary projections of chimneys, sills, eaves, and similar architectural features of nonhabitable space attached to a building, may extend up to two (2) feet into a required yard setback. Porches may extend up to five (5) feet into a required front yard setback. A minimum unobstructed pathway of three (3) feet is required from any structure to a property line and/or another structure, from the lowest point to the sky unobstructed. The floor area of detached accessory buildings shall be included in the calculation for the lot coverage of the entire site. Where a parcel is situated so that the front, side, or rear property lines are not readily determinable, required setbacks shall be established by the Community Development Director. 18.16-11
Table 18.16-3 Allowed Setbacks and Max. Height Requirements for Detached Accessory Buildings, Structures, Equipment, and Uses in Residential Zones Type of Detached Accessory Structure 1, Under 120 square feet and 8 feet in height and not used for human habitation 120 square feet or more and up to height of primary structure Air conditioning equipment, pool and spa equipment Flagpoles - (limited to one per parcel, maximum height is 20 feet from grade) Stationary barbeque, stationary fire place, stationary bar, fire pit, and similar structures 3 Stationary fireplace chimneys exceeding 6 feet in height but not higher than 10 feet must comply with setbacks for main structure, Table 18.16-2) Other accessory structures and landscape features, (excluding buildings) including gazebo, arbor, patio cover, shade shelters (attached or detached and permanent or temporary), outdoor play equipment, and recreational courts 4 (Does not include cargo containers or portable storage containers) Water structures, including above ground or in-ground swimming pool, pool slides, spa, pond, waterfall or water features (Water structures may not exceed 6 feet in height. Pool slides that exceed 6 feet in height but no higher than 10 feet must comply with setbacks for main structure, Table 18.16-2) Type of Setback Front Side Street side Rear Front Side Street side Rear Front Allowed Minimum Setbacks 20 feet 5 feet 12.5 feet 5 feet 20 feet 5 feet 12.5 feet (20 feet if a garage or carport) 10 feet Same as main structure Side 5 feet 2 Street side Same as main structure Rear 5 feet 2 Front 5 feet Side 5 feet Street Side 12.5 feet Rear 5 feet Front 20 feet Side 5 feet Street Side 12.5 feet Rear 5 feet Maximum Height 6 feet Front Same as main structure Side 3 feet 4 Same as main structure Rear 3 feet 4 Street side Maximum Height Front Side Street side Rear 12 feet Same as main structure 4 feet 12.5 feet 4 feet 18.16-12
B. Footnotes: The following special development standards shall apply to applicable accessory structures listed in Table 18.16-3 (numbers correspond to footnote numbers in the table.) 1. Some detached accessory structures may require engineering and/or be subject to additional fire and building code requirements and permits. A building permit is not required for a detached accessory building or structure(s) that does not exceed 120 square feet of floor area, cumulative of all such structures, and meets minimum setback requirements and maximum height requirements noted above. 2. Provided equipment is not visible from the public street and is separated from the property line by a 6-foot solid fence, otherwise the setback is 10 feet. 3. Wood burning structures must meet fire and building code regulations and those of the Sacramento Metropolitan Air Quality Management District (SMAQMD). Natural gas or wood burning appliances require a Building Permit and must comply with setbacks for main structure, Table 18.16-2. 4. A minimum six foot separation with a minimum three (3) foot clear opening to the sky shall be provided between accessory structures and the primary structure, and between accessory structures on the same lot, with the following exceptions: a. Shade shelters shall maintain a three (3) foot minimum setback from any other structure or building. b. Pools, spas, ponds, and other water features that are at or below grade. 18.16-13