Chapter 17.76
R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT

Sections:

17.76.010    Purpose.

17.76.020    Permitted uses.

17.76.030    Uses subject to a conditional use permit.

17.76.040    Accessory uses and structures.

17.76.050    Lots of record.

17.76.060    Lot area.

17.76.070    Street frontage width.

17.76.080    Setbacks.

17.76.090    Lot coverage.

17.76.100    Building height.

17.76.110    Minimum dwelling unit size.

17.76.120    Parking.

17.76.130    Signs.

17.76.140    Design review.

17.76.150    Design standards.

17.76.010 Purpose.

The R-1 district is intended to accommodate low density projects comprised of quality single-family residences developed in an urban environment with available public services and infrastructure. The R-1 district is not, however, intended for hillside development. [Ord. 772 § 17.23.010, 1986. Code 1987 § 17.23.010].

17.76.020 Permitted uses.

Uses permitted in this district shall include those uses listed below when developed in compliance with the purpose and intent of this chapter. Each use shall be evaluated in terms of its design characteristics and specific site location pursuant to the provisions of LEMC 17.415.050 and 17.415.060.

A. Single-family detached dwelling units: one dwelling unit per lot.

B. Accessory uses and structures pursuant to LEMC 17.76.040.

C. Large and small family day care and residential care facilities pursuant to LEMC 17.415.130.

D. Public utility distribution and transmission facilities excluding private radio, television, and paging antennas and towers.

E. Government buildings and service facilities.

F. Public parks and/or playgrounds.

G. Community centers and recreation buildings located on a site at least one acre in size.

H. Preschools, elementary, middle, junior high and high schools located on a site at least one acre in size.

I. Places of religious assembly or institution located on a site at least one acre in size.

J. Manufactured houses in compliance with the provisions of Chapter 17.44 LEMC. [Ord. 1415 § 3 (Exh. F §§ 23, 24), 2019; Ord. 1259 § 7, 2009; Ord. 1086 § 9, 2002; Ord. 772 § 17.23.020, 1986. Code 1987 § 17.23.020].

17.76.030 Uses subject to a conditional use permit.

It is recognized that certain uses while similar in characteristics to permitted uses in LEMC 17.76.020 may have the potential to impact surrounding properties and therefore require additional approval and consideration. Such uses to be permitted in the R-1 district shall require a use permit pursuant to LEMC 17.415.070 and shall include the following:

A. Keeping of farm animals such as horses, cows, pigs, sheep or goats, birds, poultry (not including roosters), rabbits and similar domesticated animals subject to the following minimum standards:

1. Animals may only be permitted as an accessory use in conjunction with a permitted dwelling.

2. The minimum lot area which may be considered for keeping of such animals is one-half acre (21,780 square feet).

3. The maximum aggregate number of animals which may be maintained on a one-half acre lot shall be:

a. Two equine, bovine, swine, sheep, or goats.

b. Twelve birds or poultry (not including roosters), rabbits, or similar small domesticated animals.

For each additional one-half acre, an additional aggregate of all the above-listed animals may be maintained.

4. All lots, upon which equine, bovine, swine, sheep, or goats are kept, shall be provided with a corral a minimum of five feet in height and containing a minimum area of 196 square feet for each animal. For equines, a solid-cover shelter with a minimum coverage of 80 square feet for each animal shall be provided within the corral area.

5. All birds or poultry must be contained within an enclosure.

6. All corrals and enclosures shall be allowed only in rear yard areas and shall be a minimum of 35 feet from any dwelling unit on the lot upon which they are located, a minimum of 100 feet from any dwelling unit on a neighboring lot, unless reduced by the Planning Commission but in no case less than 50 feet and a minimum of 20 feet from any property line.

B. Reserved.

C. Reserved.

D. Keeping of exotic animals or birds, or more than three dogs and/or cats, on the same lot as a permitted dwelling for pets only and not for commercial purposes. The Planning Commission shall impose adequate limitations to assure that the residential character of the property and neighborhood is maintained.

E. Horticultural uses, including growing of fruit, nuts, vegetables, and ornamental plants for commercial purposes.

F. Other uses that the Planning Commission finds by resolution to be in accord with the purpose of this chapter and having characteristics similar to those listed in this section. A list of these uses shall be maintained in the Planning Division for future reference. [Ord. 1415 § 3 (Exh. F §§ 25, 26), 2019; Ord. 1101 § 5, 2003; Ord. 1086 § 10, 2002; Ord. 853 § 1, 1989; Ord. 772 § 17.23.030, 1986. Code 1987 § 17.23.030].

17.76.040 Accessory uses and structures.

The following accessory buildings and uses may be located on the same lot with a permitted dwelling; provided, that they are found to be compatible with the residential character of the neighborhood and that any buildings or structures be harmonious with the architectural style of the main building. With the exception of open trellis-type patio covers and detached garages, all accessory buildings and/or structures shall be located only in the rear one-half of the lot.

A. Uses.

1. Home occupations; subject to the completion and approval of an application for a home occupation issued by the Planning Department and compliance with the provisions of Chapter 17.48 LEMC.

2. Noncommercial hobbies.

3. Keeping of household pets (when no commercial activity is involved). For the purpose of this chapter, a household pet is an animal clearly considered customary to a residential use, e.g., dogs, cats, birds, and fish. Said pets shall be limited to a maximum of three weaned dogs and/or cats. Birds shall be permitted only inside the main dwelling unit, unless a use permit is obtained.

B. Structures.

1. Group I. Sheds, children’s playhouses, and similar enclosures of less than 120 square feet provided they do not exceed a maximum height of six and one-half feet. Such structures may be located on property line provided the design of the structure complies with the City’s fire and building code.

2. Group II. Unenclosed structures such as carports, gazebos, and patio covers (both trellis-type and solid) as well as detached enclosed structures not included in Group I, but containing less than 600 square feet of floor area such as sheds, children’s playhouses and workshops, provided they do not exceed a maximum height of 15 feet and are located no closer than five feet to a side property line, or 10 feet to a rear property line. Attached, enclosed structures in this category shall be located no closer to a property line than the setback prescribed for the main dwelling unit.

3. Group III. Garages, enclosed patios, workshops, cabanas, and similar enclosed structures containing 600 or more square feet of floor area provided they are located no closer to a property line than the setback prescribed for the main dwelling unit, except that straight-in entry garages may be required a greater setback.

4. Group IV.

a. Antennas, satellite dishes, and similar devices utilized for noncommercial purpose, unless preempted by State or Federal law.

b. Swimming pools, jacuzzis, spas, and associated equipment; provided they may be permitted only within rear yard areas or the enclosed portion of a side yard. Pool equipment located within 10 feet of a property line shall be separated from the adjacent property by a minimum six-foot-high masonry wall. Otherwise there shall be no required setback provided the design and installation complies with the City’s building codes.

c. Open trellis-type patio covers may be located in a front yard area but shall not encroach more than five feet into the required setback. [Ord. 1364 § 5, 2016; Ord. 772 § 17.23.040, 1986. Code 1987 § 17.23.040].

17.76.050 Lots of record.

Existing lots of record as of the date of adoption of the ordinance codified in this chapter, August 16, 1986, and lots in existing approved tentative maps which are recorded within two years of initial approval of the map, which do not comply with the required minimum lot standards contained herein may be used as a building site for a permitted use pursuant to the provisions of this chapter. However, where adjacent parcels of land are under the same ownership, these parcels shall be combined to conform to the minimum required lot area, if any of the parcels are less than 65 percent of the required minimum lot area. [Ord. 772 § 17.23.050, 1986. Code 1987 § 17.23.050].

17.76.060 Lot area.

The minimum lot area for any new lot created in the R-1 district shall be as follows:

A. Interior lots: 6,000 square feet, however, the average lot size for any subdivision shall be 7,260 square feet.

B. Corner lots: 7,700 square feet.

C. Exception. Whenever a lot is adjacent to a lower density zoning district or to an existing developed parcel with a larger lot size than required in the R-1 district, a transition or buffer shall be provided between the adjacent property and a new subdivision, which may include, but is not limited to, lot size, lot width, lot depth, increased setbacks, or slopes. The purpose of this transition shall be to minimize the disparity between different densities of development. The adequacy of this transition shall be subject to the review and approval of the Planning Commission and City Council on a case-by-case basis.

D. In the implementation of subsection (C) of this section, any change in a lot size which would leave the lot at a size at least 75 percent the size of the largest adjacent developed lot will be presumed appropriate, absent unusual circumstances. Any application to change a lot to a size lower than said 75 percent standard will be permitted only upon a showing of good cause. It is the intent of this subsection to set a standard but also to allow flexibility. [Ord. 785 § 1, 1987; Ord. 772 § 17.23.060, 1986. Code 1987 § 17.23.060].

17.76.070 Street frontage width.

The minimum street frontage width for any new lot created in the R-1 district shall be as follows:

A. Standard interior lots: 60 feet.

B. Corner lots: 65 feet.

C. Knuckle or cul-de-sac lots: 40 feet; provided the average width is 60 feet.

D. Flag lots: 25 feet; provided the average width of the principal portion of the lot is 60 feet. [Ord. 772 § 17.23.070, 1986. Code 1987 § 17.23.070].

17.76.080 Setbacks.

The following minimum setbacks shall apply to all new construction within the R-1 district:

A. Front Yard.

1. Main dwelling unit: 20 feet.

2. Garage: 20 feet; provided, however, that turn-in entry garages may encroach to within 15 feet of the front property line.

3. On lots with an overall slope of 25 percent or more from front to back of the lot, the setback for the main dwelling unit and for front-entry garages may be reduced to 10 feet provided two paved, open parking spaces are also provided outside the public right-of-way, subject to the approval of the Planning Commission. Alternative paving materials such as turf block may be approved by the Planning Commission. Automatic garage door openers shall be required for front-entry garages with less than a 20-foot setback.

B. Side Yard.

1. Main dwelling unit: Adjacent to interior lot lines there shall be a minimum side yard of five feet. Adjacent to a public right-of-way the minimum side yard shall be 15 feet.

Exception: On existing, legally nonconforming lots which are substandard in width, a minimum setback of 10 percent of the lot width may be allowed adjacent to interior lot lines with a minimum of three feet, and a minimum of 20 percent of the lot width may be allowed adjacent to a public right-of-way.

2. Accessory structures: In the rear one-half of the lot, as specified in LEMC 17.76.040, otherwise the same as required for the main dwelling unit with the exception that where straight-in entry garage gains access via the side yard, the setback shall be 20 feet.

C. Rear Yard.

1. Main dwelling unit: 20 feet.

2. Accessory structures: As specified in LEMC 17.76.040, with the exception that where straight-in entry garage gains access via the rear yard, the setback shall be 20 feet.

3. Finished slopes in excess of five percent shall not be permitted within 15 feet of the main dwelling unit.

4. In lieu of a 15-foot setback not exceeding five percent as required above, balconies or decks equal to 20 percent of the dwelling area and with a minimum dimension of six feet may be permitted subject to the approval of the Planning Commission. [Ord. 853 § 1, 1989; Ord. 809 § 1, 1989; Ord. 772 § 17.23.080, 1986. Code 1987 § 17.23.080].

17.76.090 Lot coverage.

The maximum lot coverage of all structures in the R-1 district shall be 50 percent. [Ord. 853 § 1, 1989; Ord. 772 § 17.23.090, 1986. Code 1987 § 17.23.090].

17.76.100 Building height.

Except as otherwise provided for accessory structures, the maximum building height in the R-1 district shall be 30 feet. In the case of split levels, no continuous vertical section through the building shall measure more than 32 feet. Planning Commission may approve greater heights for subterranean garages. [Ord. 853 § 1, 1989; Ord. 772 § 17.23.100, 1986. Code 1987 § 17.23.100].

17.76.110 Minimum dwelling unit size.

The minimum dwelling unit size within the R-1 district shall be 1,000 square feet exclusive of garage area. However, for new tract construction, at least 20 percent of the total number of units within my phase shall exceed the minimum square footage by 15 percent. [Ord. 772 § 17.23.110, 1986. Code 1987 § 17.23.110].

17.76.120 Parking.

The provisions of Chapter 17.148 LEMC shall be used to determine the required parking for development in the R-1 District. [Ord. 772 § 17.23.120, 1986. Code 1987 § 17.23.120].

17.76.130 Signs.

The provisions of Chapter 17.196 LEMC shall be used to determine permitted signs in the R-1 district. [Ord. 772 § 17.23.130, 1986. Code 1987 § 17.23.130].

17.76.140 Design review.

No building permits shall be issued for the construction of any building or structure in the R-1 district until the applicant has obtained design review approval pursuant to the provisions of LEMC 17.415.050 and 17.415.060. The following exemptions shall apply:

A. Additions or alterations to an existing structure which do not change the use from one permitted in the district and which do not increase the floor area by more than 50 percent.

B. Groups I, II, and IV accessory structures.

C. Fences and walls.

Although the above exempted structures do not need formal design review approval, their proposed location and design must be approved by the Director of Community Development or his designee prior to construction or installation. [Ord. 1415 § 3 (Exh. F § 27), 2019; Ord. 772 § 17.23.140, 1986. Code 1987 § 17.23.140].

17.76.150 Design standards.

Chapter 17.44 LEMC contains residential development standards applicable to all projects within the City regardless of zoning district. It is therefore important that the provisions of Chapter 17.44 LEMC be considered with the regulations contained herein for the R-1 district. [Ord. 772 § 17.23.150, 1986. Code 1987 § 17.23.150].