Chapter 5.03
R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT
Sections:
5.03.030 Accessory uses – Administrative approval required.
5.03.040 Conditional uses – Commission approval required.
5.03.050 Property development standards.
5.03.060 Regulations for duplex/halfplex lots within the R-1 District with conditional use permit.
5.03.010 Purpose.
A. To provide a number of areas within the City where, because of neighborhood character, topography, access, utilities and public services, the preservation of residential living at single-family densities is both suitable and desirable.
B. The R-1 District is intended primarily to provide living areas at locations designated by the General Plan for low density, where the predominate use is single-family dwellings, with regulations designed to accomplish the following:
1. To promote and encourage a suitable living environment for family life.
2. To provide space for community facilities needed to complement urban residential areas, and for institutions which require a residential environment, in accordance with policies of the General Plan and State law.
3. To allow additional units, as provided by the General Plan, where lot sizes and/or unit design enable such units to blend with the character of the neighborhood and address the housing needs of the community. (Ord. 97-17, 10-28-1997)
5.03.020 Permitted uses.
Unless otherwise governed by this title, the following uses shall be permitted in R-1 Single-Family Residential Districts:
A. Residential, single-family detached.
B. Fenced or enclosed swimming pools for either individual or family use on an exclusive noncommercial basis; provided, that no swimming pool shall be located within a utility easement.
C. Accessory structures and uses located on the same site with a permitted use, if constructed concurrently with or subsequently to the main use.
D. A “small family day care home” as defined by the State Health and Safety Code, which provides family day care to six or fewer children, including children who reside in the home.
E. Residential care facility, small.
F. The keeping of household animals (pets) shall be as follows: for one-family residences, three dogs maximum, three cats maximum, two rabbits, domestic birds and other small caged animals, excluding fowl, are permitted where the total number of animals in one place of residence shall not exceed 10. (Ord. 2016-3 § 4, 7-12-2016; Ord. 97-17, 10-28-1997)
5.03.030 Accessory uses – Administrative approval required.
The following uses are permitted in the R-1 Zoning District with administrative approval:
A. Home occupations pursuant to Chapter 5.20 NCC.
B. Temporary sales office and/or construction offices, and neighborhood or block parties, fairs or festivals, pursuant to Chapter 5.22 NCC.
C. Sale of produce pursuant to Chapter 5.22 NCC. (Ord. 97-17, 10-28-1997)
5.03.040 Conditional uses – Commission approval required.
Unless otherwise governed by this title, the following uses, and uses determined to be similar, may be permitted in the R-1 Zoning District subject to the approval of a conditional use permit by the Planning Commission:
A. Churches and other religious institutions.
B. Duplex two-family dwelling on corner lots.
C. Guesthouses and accessory residential units.
D. Halfplex, two-family dwelling on corner lots. (Ord. 97-17, 10-28-1997)
5.03.050 Property development standards.
Unless otherwise governed by this title, the following standards shall apply to all land uses, development and subdivisions in the R-1 Zoning District:
A. Subzones. The R-1 Zone includes three subzones: R-1-6000, R-1-7000, and R-1-8000 with the minimum building site requirements listed below, except as otherwise provided for duplexes and halfplexes:
1. R-1-6000: 6,000 square feet for interior lots. Six thousand five hundred for corner lots.
2. R-1-7000: 7,000 square feet for interior lots. Seven thousand five hundred for corner lots.
3. R-1-8000: 8,000 square feet for interior lots. Eight thousand five hundred for corner lots.
4. Unless specifically designated otherwise on an R-1 Zone map designation, it shall be assumed to be an R-1-6000 subzone.
B. Minimum average lot width: 60 feet for interior lots and 65 feet for corner lots.
C. Minimum Street Frontage. The City Planning Commission shall be responsible for determining the minimum street frontage based on the buildable area of the lot, access requirements and good design. However, in no case shall the Planning Commission approve lots having less than 35 feet of street frontage.
D. Minimum allowable density: 6,000 square feet of lot per dwelling unit.
E. Maximum lot coverage: 40 percent of the total lot area. Lot coverage shall specifically include all buildings and structures.
F. Minimum front yard setback: 20 feet from property line.
G. Minimum rear yard setback: 10 feet from property line.
H. Minimum side yard setbacks: Five feet from property line; however, a corner lot shall have a side yard abutting a street of not less than 10 feet from the property line.
I. Maximum building height: 30 feet. The Planning Commission may approve building heights over 30 feet by means of a conditional use permit where it can be demonstrated that the additional building height is necessary in order to achieve some purpose which is in keeping with the architectural character of the neighborhood and where such additional building height is not likely to be detrimental to the overall residential quality of the neighborhood.
J. Off-Street Parking. A minimum of two spaces in a garage shall be provided, otherwise off-street parking shall be provided in accordance with Chapter 5.17 NCC.
K. Minimum Floor Area Requirements.
1. One bedroom units: 650 square feet.
2. Two bedroom units: 800 square feet.
3. Three bedroom units: 900 square feet.
4. Four bedroom units: 1,000 square feet.
L. Number of Dwelling Units Per Site. Not more than one dwelling unit shall be allowed on each site, except that a duplex may be constructed on a corner lot and other units as may be allowed under NCC 5.23.040.
M. Usable Open Space Requirement. A minimum of 300 square feet of usable open space shall be provided for each single-family dwelling unit.
N. Architectural and Site Plan Review. Architectural and site plan review shall be required for those projects which could result in the development of new single-family residences (including in-fill projects and new subdivisions). Architectural and site plan review may be required by the Planning Department and Architectural Review Committee prior to issuance of a permit for other types of residential construction and/or remodel based on the finding that a proposed residence is out of character with the existing neighborhood or the design and/or materials of a proposed residential addition are inconsistent with the existing residence.
O. Other Applicable Provisions. Other provisions of this title as applicable such as off-street parking and loading, signs, landscaping and screening, trash enclosures, etc. (Ord. 97-17, 10-28-1997)
5.03.060 Regulations for duplex/halfplex lots within the R-1 District with conditional use permit.
Duplexes and halfplexes may only be developed on corner lots in R-1 Districts.
A. Minimum Lot Sizes. The minimum building site shall be consistent with lot sizes allowed in the respective R-1 subzone but not less than 6,500 square feet. Minimum lot sizes for halfplexes are 3,000 square feet for an inner lot and 3,500 square feet for the outer or corner lot.
B. Minimum average lot width: 65 feet for corner lots only.
C. Minimum Street Frontage. The City Planning Commission shall be responsible for determining the minimum street frontage based on the buildable area of the lot, access requirements and good design. However, in no case shall the Planning Commission approve lots having less than 35 feet of street frontage except the inner lot of halfplex lots which shall have a minimum street frontage of 30 feet.
D. Minimum allowable density: 3,000 square feet of lot per dwelling unit.
E. Minimum front yard setback: 20 feet from property line.
F. Minimum rear yard setback: 10 feet from property line.
G. Minimum Side Yard Setbacks.
1. Duplex units: Five feet from the interior property line and a side yard abutting a street of not less than 10 feet from the property line.
2. Halfplex, interior lot: Zero side yard setback along common lot line and five-foot setback from the opposite side property line.
3. Halfplex, corner lot: Zero side yard setback along common lot line and 10-foot side yard abutting a street.
H. Maximum lot coverage: 60 percent of the total lot area. Lot coverage shall specifically include all buildings and structures.
I. Maximum building height: 30 feet. The Planning Commission may approve building heights over 30 feet by means of a conditional use permit where it can be demonstrated that the additional building height is necessary in order to achieve some purpose which is in keeping with the architectural character of the neighborhood and where such additional building height is not likely to be detrimental to the overall residential quality of the neighborhood.
J. Off-Street Parking. Minimum off-street parking required is as follows:
1. There shall be not less than two stalls per dwelling unit, one of which shall be covered.
2. There shall be not less than one garage 10 feet by 20 feet for each dwelling unit in any duplex, plus one covered or uncovered space for each dwelling unit.
3. The driveway serving the off-street parking for one dwelling unit shall have access to one street and the driveway serving the off-street parking for the other dwelling unit shall access to another street. If the lot has access to an alley, one or both driveways may access the alley.
K. Minimum Floor Area Requirements.
1. One bedroom units: 650 square feet.
2. Two bedroom units: 800 square feet.
3. Three bedroom units: 900 square feet.
4. Four bedroom units: 1,000 square feet.
L. Usable Open Space Requirement. A minimum of 300 square feet of usable open space shall be provided for each dwelling unit.
M. Architectural and Site Plan Review.
1. Architectural and site plan review shall be required for those projects which could result in the development of new single-family and/or duplex residences (including in-fill projects).
2. Architectural and site plan review shall be required by the Planning Department and Architectural Review Committee prior to issuance of a permit based on the finding that a proposed residence is out of character with the existing neighborhood or if the design and/or materials of a proposed residential addition are inconsistent with the existing residence.
3. Maintaining the single-family dwelling appearance shall be given special consideration through the use permit process which includes plot plan review. The following shall be considered:
a. Combining the second unit entrance with the first unit entrance on a small or typical (6,500 square foot) sized lot. On larger or deep lots separated unit entrances are acceptable.
b. Entrance to each unit shall front on different street frontages. Putting the second unit entrance to the side or rear of the building so it is not readily visible from the same street as the first unit’s entrance.
c. Locating each unit’s parking spaces so that they are not readily visible from the same street. Alley access for both units is acceptable.
d. Employing construction materials and architectural styles which blend with the adjacent units so they appear as a single residence if attached or a single residence and accessory building if detached.
N. Other Applicable Provisions. Other provisions of this title as applicable such as off-street parking and loading, signs, landscaping and screening, fences, swimming pools, etc. (Ord. 97-17, 10-28-1997)