Chapter 17.41
SINGLE FAMILY RESIDENTIAL (ZONE R-1)

17.41.010 Intent and Purpose

The Single Family Residential (R-1) Zone is established for the development of single family detached dwellings at gross densities ranging from 0 to 6 dwelling units per acre and a minimum lot size of seven thousand (7,000) square feet. Development within the R-1 Zone generally consists of single-family residential neighborhoods of a suburban type and density. Accessory uses of a rural residential nature may be permitted where lot sizes and community character warrant such uses. Additional uses are permitted that are complementary to and not detrimental to the residential neighborhood.

17.41.020 Locational Criteria

The R-1 zoning designation is appropriate for areas which are, or are anticipated to be utilized for single family residential development. Lot size and density within the R-1 zone is determined by the underlying General Plan designation, as it may be modified due to topographical, environmental and physical constraints. This designation would be consistent with the SFR (Single Family Residential) General Plan Land Use designations; however, the designation may also be utilized with the LDR (Low Density Residential) land use designation for larger residential lots, where accessory animal and light agricultural uses are less intensive than in the A-1 zone.

17.41.030 Uses Permitted Without Planning Approval

The following uses are allowed in the R-1 zone without zoning clearance or other planning approval, except as required by state law.

A.    Keeping of permitted animals as an accessory use on lots or parcels of land adjoining a lot containing a primary residential use under the same ownership, provided that the ratio of such animals to the total land area of all such parcels

does not exceed the ratios specified for animals as an accessory use as contained in PMC 17.41.070; that any animal enclosures meet the required setbacks as contained in PMC 17.30.090(D)(2); and that all such animals are predominantly kept or maintained for the private use of members of the family residing in the primary residence.

B.    Riding, hiking and bicycle trails and appurtenant facilities.

C.    Storage, temporary, of materials and equipment used in construction of public or private improvements, provided that all such items are stored on the construction site and pose no traffic hazard or other adverse impact on surrounding properties.

D.    Temporary and permanent facilities for detention, retention and conveyance of stormwater runoff.

E.    Small-scale solar energy systems as an accessory use on a parcel containing a permitted principal use. (Zoning Ordinance Amendment 11-03, adopted by City Council December 7, 2011.)

F.    Modification of front yard landscaping consistent with the provisions of PMC 17.41.090(H) and 17.86.010 for any existing single family residence constructed prior to the adoption of Ordinance No. 1362 on October 15, 2008, and any property that has a recorded declaration of substandard property with regards to landscaping. (Zoning Ordinance Amendment 13-003, adopted by City Council October 2, 2013.)

17.41.040 Uses Permitted Subject to Administrative Approval by the Planning Director

The following uses are permitted in the R-1 zone, subject to the applicable provisions of the Zoning Ordinance.

A.    Additional permitted animals in excess of the allowed number, pursuant to an Additional Animals Permit (PMC 17.26.080).

B.    Day care facility, large family, pursuant to PMC 17.26.090.

C.    Home Occupation Permits, pursuant to PMC 17.26.060.

D.    In-tract model home complex, pursuant to PMC 17.27.030(B)(5).

E.    Special events pursuant to PMC 17.27.030(A).

F.    Minor communication facility pursuant to PMC 17.95.040. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

G.    Temporary office modules on active construction sites, pursuant to PMC 17.27.030(B)(4).

H.    Trailer coaches, motorhomes or manufactured homes on active construction sites, pursuant to PMC 17.27.030(B)(3).

I.    Temporary Uses, pursuant to PMC 17.27.030. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

J.    Single family detached dwellings on lots of a minimum seven thousand (7,000) square feet in area, except that single family dwellings may be permitted on existing lots of record provided that all minimum residential standards as contained in PMC 17.41.090 are provided. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

K.    Accessory dwelling units on individual parcels containing one (1) single-family dwelling unit; provided, that each unit adheres to the minimum residential standards contained in PMC 17.41.090(G) and 17.91.030. (Zoning Ordinance Amendment 09-04, adopted by City Council November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

L.    Sober living homes in accordance with the requirements and provisions of PMC 17.91.130 herein. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

M.    Transitional housing and Supportive housing located within a single family residential dwelling unit. (Zoning Ordinance Amendment 11-05, adopted by City Council September 5, 2012.)

N.    Residential Sports Courts, pursuant to PMC 17.91.090. (Zoning Ordinance Amendment 12-002, adopted by City Council December 5, 2012.)

O.    Cottage Food Operations, Pursuant to PMC 17.91.020. (Zoning Ordinance Amendment 13-002, adopted by City Council May 1, 2013.)

17.41.050 Uses Permitted Subject to Site Plan Review Approval

The following uses shall require approval pursuant to the provisions of Chapter 17.21 PMC, Site Plan Review.

A.    Electric distribution substations, electric transmission substations and electric generating facilities, in accordance with PMC 17.95.010.

B.    Off-Site Model Home Sales, pursuant to the provisions of PMC 17.27.030(C)(1). (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

C.    Parks and playgrounds (excluding lighted playfields).

D.    Utility facilities, building and equipment, including but not limited to water, natural gas, and sewage facilities, but excluding sewage pump stations or treatment plants and major communication facility. (Zoning Ordinance Amendment 97-3, adopted by City Council September 10, 1997.)

17.41.060 Uses Permitted Subject to Approval of a Conditional Use Permit

Premises in Zone R-1 may be used for the following purposes, provided a permit has first been obtained pursuant to the provisions of Chapter 17.22 PMC, Conditional Use Permits.

A.    Bed and breakfast establishments.

B.    Convents, monasteries and retreat centers.

C.    Country clubs.

D.    Golf courses and related facilities, except miniature golf and stand alone driving ranges, in accordance with PMC 17.94.020.

E.    Playgrounds and playfields, lighted.

F.    Religious assembly uses pursuant to PMC 17.94.010. (Zoning Ordinance Amendment 03-06, adopted by City Council Jun 25, 2003.)

G.    Schools from kindergarten through grade twelve (12), excluding trade or commercial schools. (Zoning Ordinance Amendment 03-06, adopted by City Council Jun 25, 2003.)

17.41.070 Accessory Uses and Structures Permitted

The following accessory uses are permitted in the R-1 zone, provided that such uses are established on the same lot or parcel of land as the principal dwelling unit and that such accessory uses are incidental to and do not substantially alter the character of any permitted principal use.

A.    Animal keeping, subject to the following provisions. Outdoor animal enclosures shall be located pursuant to PMC 17.30.090(D).

1.    Dogs and cats, provided that not more than two (2) dogs and two (2) cats over the age of four (4) months may be kept for each dwelling unit.

2.    Horses, mules, donkeys, and other equines on a lot or parcel of land having an area of not less than twenty thousand (20,000) square feet, provided that said animals are kept or maintained for the private use of members of the family residing on the premises. Three such animals may be kept for each twenty thousand (20,000) square feet of lot area. Up to two (2) of the permitted animals on a lot may be boarded there for persons who do not reside on the property.

3.    Other domestic creatures which are neither farm animals, exotic, nor wild animals, such as canaries, parakeets, cockatiels, and other similar birds; tropical fish excluding caribe; turtles; white mice, white rats, hamsters, gerbils, guinea pigs, and similar small rodents; snakes and reptiles; and other similar animals commonly sold in pet stores and kept as household pets provided that such animals are not maintained for commercial purposes, do not constitute a nuisance, and are adequately provided with food, care and sanitary facilities.

4.    Poultry and fowl, excluding roosters and peafowl, on a lot or parcel of land, not having less than twenty thousand (20,000) square feet, provided that said birds are kept or maintained for the private use of members of the family residing on the premises. Up to three (3) such birds in any combination may be kept for each ten thousand (10,000) square feet of lot area.

5.    Vietnamese pot-bellied pigs maintained as a pet, provided that not more than one such animal may be kept for each dwelling unit.

B.    Accessory dwelling units

1.    Guest house in accordance with PMC 17.91.010 and accessory dwelling unit in accordance with PMC 17.91.030. (Zoning Ordinance Amendment 09-04, adopted by City Council November 4, 2009. Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

C.    Incidental uses

1.    Alcoholism or drug abuse recovery or treatment facility, licensed, in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

2.    Day care facility, small family, in accordance with applicable state and county requirements.

3.    Garage sales conducted in accordance with PMC 17.91.080.

4.    Small residential care facility, in accordance with applicable state and county requirements. (Zoning Ordinance Amendment 08-01, adopted by City Council March 3, 2010.)

D.    Accessory structures

The following accessory structures are permitted in the R-1 zone, provided that requirements for building setbacks, height, and other development standards are adhered to pursuant to PMC 17.82.020, Location of Accessory Buildings in Yards.

1.    Accessory signs, as permitted in Chapter 17.88 PMC.

2.    Buildings and structures for the housing, nurture, confinement, or storage of animals lawfully permitted on the premises, pursuant to PMC 17.30.090(D).

3.    Covered or uncovered decks and patios; gazebos. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

4.    Doghouses. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

5.    Personal offices and workshops. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

6.    Pool house or cabana. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

7.    Recreational amenities, including pool, spa, jacuzzi, and appurtenant equipment. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

8.    Tool houses, storage sheds, greenhouses, tack rooms and feed storage facilities. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

9.    Satellite dishes and Amateur Radio Antenna, in accordance with PMC 17.95.020 and 17.95.030. (Zoning Ordinance Amendment 11-2, adopted by City Council September 9, 2011)

10.    Water wells, water reservoirs, and storage tanks.

11.    Small Residential Wind Generator Systems (SRWGS) such as; Vertical Axis Wind Turbine Systems (VAWTS), small conventional blade generators, windmills, and wind generators pursuant to PMC 17.99.030. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.) (Zoning Ordinance Amendment 13-001, adopted by City Council December 4, 2013.)

17.41.080 Similar Uses Permitted by Planning Director Determination

The Planning Director may determine that an unlisted use is similar to and not more objectionable to the general welfare than those uses specifically listed in the R-1 zone, pursuant to PMC 17.24.120.

17.41.090 Standards of Development

Premises in Zone R-1 shall be subject to the development standards prescribed in this Section and those standards contained in Division 8, General Standards of Development.

A.    Lot area

Each lot or parcel of land created in the R-1 Zone shall have a minimum lot area of not less than 7,000 square feet net, or the number following the zone symbol (if any), whichever is greater.

B.    Lot width

1.    Flag lots shall adhere to the standards contained in PMC 17.81.030(B). (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

2.    Each lot or parcel of land that is siding onto a designated arterial street or onto a more intensive land use or designation shall increase the minimum required lot width based on the table below by an additional ten (10) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

3.    Lots or parcels siding onto a railroad right-of-way shall increase the minimum required lot width based on the table below by an additional forty (40) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

4.    All other lots or parcels of land in Zone R-1 shall have a minimum lot width of not less than that shown on the table below. Lot width shall be measured at the front yard setback. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

REQUIRED AREA

(square feet)

MINIMUM REQUIRED WIDTH

(feet)

 

Interior

Corner

Reverse

End of a Cul-de-sac

 

Lots

Lots

Corner Lots

or Street Knuckles

7,000 – 8,999

70

75

80

65

9,000 – 9,999

75

75

85

70

10,000 – 12,499

80

80

90

70

12,500 – 14,499

90

90

100

70

15,000 and OVER

100

100

110

70

C.    Lot depth

1.    Each lot or parcel of land in Zone R-1 shall have a minimum lot depth of not less than one hundred (100) feet. The lot depth to width ratio shall not exceed 3:1. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

2.    Each lot or parcel of land that is backing onto a designated arterial street or onto a more intensive land use or designation shall have a minimum lot depth of not less than one hundred and ten (110) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

3.    Each lot or parcel of land that is backing onto a railroad right-of-way shall have a minimum lot depth of not less than one hundred and thirty (130) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

D.    Yards

1.    Front yard

Each lot or parcel of land in Zone R-1 shall have a front yard of not less than fifteen (15) feet in depth measured from the edge of the public right-of-way to the closest portion of the principal structure, provided that driveway parking shall accommodate a full car length of twenty (20) feet from the edge of the public right-of-way. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

a.    For lots of record, created and recorded prior to the effective date of this Zoning Ordinance for which the alternate section was specifically permitted, the front yard setback may include the landscaped parkway located between the edge of the sidewalk and the property line.

b.    For lots of record of 40,000 square feet or greater, a front yard of not less than thirty-five (35) feet in depth measured from the property line to the closest portion of the principal structure shall be provided.

c.    Lots which front onto a private street or drive shall have a front yard of not less than thirty-two (32) feet in depth measured from the face of curb or edge of easement to the closest portion of the principal structure. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

2.    Side yards

a.    Each lot or parcel of land in Zone R-1 shall have one side yard of not less than five (5) feet in width, and one side yard of not less than ten (10) feet in width, except on corner or reversed corner lots, both side yards shall be a minimum of ten (10) feet in width. The side yard of not less than ten (10) feet shall be located on the same side of the structure as the driveway and/or garage. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

b.    Maintenance and revegetation of downslopes to exterior side yard property lines shall be ensured through use of slopes no greater than 3:1, which may be used in combination with retaining walls. Where necessary, additional lot width may be required to meet this policy.

c.    Lots which side onto a private street or drive, a setback of at least twenty-two (22) feet shall be provided from the face of curb or edge of easement to the closest portion of the principal structure. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

d.    Each lot or parcel of land that is siding onto a designated arterial street or onto a more intensive land use or designation shall have a minimum side yard setback for the habitable residential structure(s) on the lot of twenty (20) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

e.    Where a railroad right-of-way is located along the side yard of a lot, the minimum side yard setback for the habitable residential structure(s) on the lot shall be fifty (50) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

f.    A minimum four (4) foot wide flat surface shall be maintained between any slope break and the primary structure. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

3.    Rear yard

Each lot or parcel in Zone R-1 shall maintain a minimum rear yard of not less than twenty (20) feet, except as otherwise provided, in accordance with the following standards: (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

a.    The portion of the rear yard which is not encroached upon with any building or structure shall be at least 1,000 square feet in area, unless as otherwise provided. If the required garage is located within the rear yard, the portion of the rear yard which is not encroached upon with any building or structure shall be at least five hundred (500) square feet in area. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

b.    Where manufactured slopes in rear yards exceed twenty (20) feet in height, lot depth shall be increased to create additional flat lot area and minimize the visual effect of these slopes. For every foot of slope height over twenty (20) feet, the flat portion of rear yard area shall be increased by five (5) percent.

c.    Manufactured slopes in rear yards may be used to calculate no more than twenty-five (25) percent of the required rear yard setback.

d.    Manufactured slopes in rear yards may not exceed thirty (30) feet in height.

e.    Where lot depth is one hundred ten (110) feet due to lot backing onto an arterial street or more intensive use, rear yard setback for the habitable residential structure(s) on the lot shall be thirty (30) feet.

f.    Where lot depth is one hundred and thirty (130) feet due to backing onto a railroad right-of-way, the rear yard setback for the habitable residential structure(s) on the lot shall be fifty (50) feet. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

g.    A minimum fifteen (15) foot setback from rear dwelling wall to any slope break in excess of a 3:1 ratio shall be provided. (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.)

h.    Setbacks for accessory buildings and accessory structures are set forth in PMC 17.82.020. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

E.    Building height and lot coverage (Zoning Ordinance Amendment 95-1 adopted by City Council June 14, 1995.) (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

1.    Primary building heights in the R-1 Zone shall not exceed two (2) stories or thirty-five (35) feet. Accessory building heights in the R-1 Zone shall not exceed one (1) story or seventeen (17) feet.

2.    Lot coverage within Zone R-1 shall not exceed forty (40) percent. For the purpose of this Section, lot coverage shall include principal building(s), accessory dwelling units, and enclosed accessory structures which exceed three (3) feet in height. The figure shall not include walls, fences, patio covers, animal enclosures, tennis courts, play courts, or below ground pools/spas. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

F.    Off-street parking

Each lot or parcel of land in Zone R-1 shall have off-street parking facilities as required in Chapter 17.87 PMC, Off-Street Parking. Parking and storage of recreation vehicles shall be permitted pursuant to PMC 17.82.050. Light auto repair and maintenance activities on vehicles owned and operated by the resident of a dwelling unit are permitted only within the dwelling unit’s garage, and shall be conducted pursuant to Chapter 8.36 PMC. Any waste oil, automobile fluids or automobile parts shall be disposed of as prescribed by state law and local ordinance. No vehicle repair or maintenance activities, or storage of inoperable vehicles, are permitted within driveway areas, front yard setbacks or in rear or side yard areas which are visible from a public right-of-way. No commercial auto repair activities are permitted in the R-1 zone. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

G.    Minimum construction standards for single family homes

The following standards shall be applied to all permitted construction or installation within the City of all detached single family structures, additions thereto and all accessory structures including but not limited to garages, guest houses, temporary dependent housing units, and second dwelling units, except as otherwise authorized by State law.

1.    All dwelling units shall be placed on permanent foundations in accordance with City Building and Safety Department requirements.

2.    Siding material shall consist of stucco, wood, brick, stone, or decorative concrete block. Synthetic products of a similar appearance, equivalent durability and providing equivalent fire resistance may be permitted. Metal siding, if utilized, shall be non-reflective and horizontally overlapping. The exterior covering material shall extend to a point at or near grade except that if an approved solid wood, metal, concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation.

3.    Accessory structures such as carports, detached garages, porches, pergolas, and other similar structures shall be architecturally compatible with the primary residential structure with respect to colors, materials, design and roof materials. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

4.    All residential structures shall have eave and gable overhangs of not less than twelve (12) inches measured from the vertical side of the residential structure, unless overhangs are architecturally incompatible with the design of the structure as approved by the Planning Director or his/her designee. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

5.    Roof materials shall be non-combustible; shake and composite shingles shall not be allowed on any new single-family residential structure. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

6.    Architectural Treatments (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

The intent of this Section is to ensure that new residential development enhances the character and livability of Palmdale through development of high quality residential neighborhoods. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

a.    Single family residential structures shall be designed so as to break up long walls by the use of offsets, shadow lines, façade treatments, and other similar means. When the side or rear elevation of a structure is more than five hundred (500) square feet in surface area, the elevation must be divided up into distinct planes of five hundred (500) square feet or less. This division can be accomplished by: (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

1.    A covered porch or patio cover; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

2.    A balcony that is at least two (2) feet deep; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

3.    A bay window that projects at least two (2) feet; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

4.    An offset of a section of the façade by at least two (2) feet; the section must be at least four (4) feet wide; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

5.    A fireplace chimney of at least four (4) feet in width that continues up the entire height of the structure; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

6.    Windows that are recessed at least one (1) foot; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

7.    Window awnings that project at least two (2) feet; (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

8.    Or other similar means, as approved by the Director of Planning. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

In no case, shall any side or rear elevation be a solid blank wall with no articulation. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

b.    The architectural theme on the front of the house shall be continued on the sides and rear of the structure in order to maintain the integrity of design throughout the structure. The sides and rear of the building may have a reduced level of embellishment than the front of the house; however, said embellishment shall be situated in a manner to be most visible from surrounding streets and properties. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

c.    Articulation shall be provided on all windows on all sides of the building, through use of shutters, stucco foam wraps around the entire window, recessed windows, decorative wrought iron, window awnings, and other similar means, compatible with the theme of the house. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

d.    Building design shall incorporate multiple roof types and levels as architectural enhancements, such as utilizing gables, hips, and dormers, where compatible with the style or architecture of the house. The front elevation shall have a minimum of three (3) roof types or levels. Rear elevations shall have a minimum of two (2) roof types or levels. For the purpose of this requirement, a dormer that is at least four (4) feet wide is considered a separate roofline. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

7.    The main entrance of each primary residential structure shall provide architectural emphasis from the street through use of a courtyard; or columns; or tower element; or a covered porch having a minimum depth of six (6) feet and minimum square footage of forty-eight (48) square feet; or other similar means as approved by the Director of Planning. All entries/exits shall be completed in accordance with the City Building & Safety Department requirements. All entries/exits shall be completed in accordance with the City Building & Safety Department requirements. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

8.    Minimum habitable floor area of principal structures shall be seven hundred twenty-five (725) square feet measured from the exterior of the structure. Accessory dwelling units shall comply with all applicable requirements of PMC 17.91.030, Accessory Dwelling Unit Standards. (Zoning Ordinance Amendment 17-003, adopted by City Council August 1, 2017.)

9.    Minimum floor width and depth shall each average twenty (20) feet measured from the exterior of the structure excluding garages, porches, patio, eaves, and pop-outs. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

10.    Garages (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

a.    A fully enclosed two-car garage with a clear and free minimum interior dimension of twenty (20) feet wide and twenty-two (22) feet long shall be provided, except on lots having a width of fifty (50) feet or less, a fully enclosed tandem garage with a clear and free minimum interior dimension of twelve (12) feet wide by forty-four (44) feet long may be provided. All garages shall be constructed in compliance with the City Building & Safety Department requirements. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

b.    Such structures shall be architecturally compatible with the principal structure, and shall be provided with decorative sectional roll-up doors constructed of a durable material, such as wood or metal, as approved by the Planning Director. No wood doors constructed of plywood sheeting shall be permitted. (Zoning Ordinance Amendment 95-6 adopted by City Council April 10, 1996.)

c.    When the width of the driveway five (5) feet in front of the garage exceeds twenty (20) feet in width, a decorative driveway, which may consist of paver treatments, colored concrete, decorative concrete finishes, or other treatments as approved by the Director of Planning, shall be required. Stamped concrete shall not be permitted. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

d.    The garage portion(s) of any new primary single-family residential structure shall be designed to comply with at least one of the following criteria: (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

1.    The garage doors shall not extend across more than 40% of the street facing façade of the primary residential structure. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

2.    The garage is attached to the primary residential structure through a breezeway or other portion of the primary structure, and is located in the rear of the lot. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

3.    The garage is detached from the primary residential structure and located within the rear of the lot. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

4.    The garage is designed with side-on entry, with decorative windows facing the street. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

5.    The garage doors shall not extend across more than 50% of the street facing façade of the primary residential structure, and shall comply with at least one of the following criteria: (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

i.    The entire area above the garage is developed as habitable space. Any garage bays that are in excess of 40% of the street facing façade shall be recessed at least two (2) feet from the rest of the garage; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

ii.    Any garage bay that is in excess of 40% of the street facing façade shall be recessed at least ten (10) feet from the rest of the garage door façade. A decorative trellis a minimum of eight (8) feet in depth shall be provided above the entire width of the recessed garage bay; or (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

iii.    The habitable portion of the house or a covered porch shall project a minimum of six (6) feet in front of all garage doors. (Zoning Ordinance Amendment 02-03, adopted by City Council July 9, 2003.)

6.    Other alternative designs as reviewed and approved by the Planning Commission.

11.    Utility hookups and an area to accommodate installation of a clothes washer and dryer shall be provided within the primary structure or within an enclosed accessory structure.

12.    No new roof mounted air conditioning equipment or evaporative coolers visible from the public right-of-way shall be permitted. Push through air conditioning units or evaporative coolers may be permitted on any side or rear elevation, as long as it is not visible from any public right-of-way. Air conditioning equipment shall be ground mounted and setback a minimum of five (5) feet from any side or rear property line and shall not be located within the required front yard setback. (Zoning Ordinance Amendment 98-1, adopted by City Council March 10, 1999.)

13.    Except as otherwise provided within this Code, any manufactured home installed or constructed in accordance with the provisions of this Section shall be allowed where this Code allows the construction of a detached single family structure.

14.    A building permit for the installation of a manufactured home not within an approved and properly licensed manufactured home development shall not be issued, if more than ten (10) years have elapsed between the date of manufacture and the date of the application for the issuance of the permit to install such manufactured home.

15.    Every dwelling unit must conform to height, setback, lot coverage and other applicable provisions of the zone in which it is located.

H.    Landscaping

1.    Every single family residential lot shall be required to have one (1) street tree installed per street frontage; corner lots shall have one (1) tree planted in the front yard parkway and two (2) trees planted in the sideyard parkway for a total of three (3) trees. Within the public right-of-way, the species of trees and the standards for installation shall conform with the City’s Engineering Design Standards. Trees planted beyond the public right-of-way are recommended but not required to conform with the City’s Engineering Design Standards.

2.    Landscaping provided between the back of sidewalk, or where no sidewalk exists, from the back of curb and any perimeter subdivision wall abutting an arterial street shall be installed in accordance with the City’s Engineering Design Standards and approved by the City Engineer. (Zoning Ordinance Amendment 13-003, adopted by City Council October 2, 2013.)

3.    Front Yards and Street Sideyards: The following standards apply to all developed lots with a required lot area of less than one acre.

a.    The entire front yard shall be landscaped, except for that portion covered by a paved driveway, as permitted by PMC 17.82.050 and 17.87.050(C)(2)(a). Landscaping shall mean any combination permitted pursuant to subsection (H)(4) of this Section of trees, shrubs, vines, ground cover, gravel, stones, decomposed granite, mulch or other hardscape materials. Bare dirt will not be permitted. (Zoning Ordinance Amendment 13-003, adopted by City Council October 2, 2013.)

b.    Any portion of a street side yard located between the back of curb and any perimeter fence, wall or structure, and visible from the right-of-way shall be landscaped.

4.    Landscape standards: Front yard landscaping associated with new construction shall comply with the requirements of Chapter 14.05 PMC, Water Efficient Landscape. The following standards shall apply to all substantially modified front yard landscaping for existing single family residential development: (Zoning Ordinance Amendment 13-003, adopted by City Council October 2, 2013.)

a.    A maximum of 40 percent of the front yard, excluding the driveway, shall be covered with impervious surfaces.

b.    A minimum of one shrub of any container size per 50 square feet of landscape area, excluding the driveway, shall be provided.

c.    No living turf is permitted. Artificial turf may be utilized within a maximum of 5% of the front yard as an “accent point only” and shall be maintained and replaced when weathered or worn.

d.    The use of bark mulch is not allowed in the public right of way and is to be used as an accent up near the house only. The use of stabilized decomposed granite, rock and cobble are highly encouraged. A porous fabric weed barrier shall be installed beneath all rock or mulched areas with the exception of the stabilized decomposed granite.

e.    All required landscape areas and landscape materials shall be installed and continuously maintained pursuant to the standards set forth in PMC 8.36.062 and 17.86.010.

f.    The irrigation system shall be limited to drip emitters, bubblers, micro sprinklers and micro sprayers utilizing polyethylene drip hose or PVC pipe. No spray heads are permitted. The irrigation system shall include an automatic anti-siphon irrigation valve.