Chapter 9.16

LOW DENSITY RESIDENTIAL (R-1) ZONE

Sections:

9.16.010 Purpose and application. 9.16.020 Permitted uses. 9.16.030 Lot area. 9.16.040 Lot dimensions. 9.16.050 Dwelling units per lot. 9.16.060 Coverage. 9.16.070 Building setback areas. 9.16.080 Distance between structures. 9.16.090 Height of structures. 9.16.100 Driveways. 9.16.110 Accessory structures. 9.16.120 Other setback standards. 9.16.130 Off-street parking. 9.16.140 Usable open space. 9.16.150 Landscaping. 9.16.160 Screening, fences, and walls. 9.16.170 Signs. 9.16.180 General provisions and standards.

This chapter shall apply to all land within the Low-Density Residential (R-1) zone district. The purpose of the R-1 zone is to provide residential neighborhoods of mostly, but not exclusively, single-family homes at a density of two (2) to ten (10) dwellings per gross acre.

Uses shall be permitted or not permitted, conditionally permitted, administratively permitted, or temporarily permitted as prescribed in the land use table in Section 9.08.020.

The minimum lot area shall be 6,000 square feet unless a Planned Unit Development Overlay is approved in accordance with Chapter 9.42.

• A. The minimum lot frontage shall be 40 feet.

• B. The minimum lot width shall be 60 feet for interior lots and 70 feet for corner lots.

• C. The minimum lot depth shall be 100 feet for lots fronting on a local street and 130 feet for lots fronting on collector or arterial streets.

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• D. New subdivisions shall avoid placing the front lot line of new lots along arterial or collector streets.

Not more than one dwelling unit shall be allowed on each lot unless approved as an accessory dwelling unit in accordance with Section 9.60.030.

The maximum coverage of a lot in the R-1 zone shall be 50 percent (50%) of the area of the lot.

• A. No structure shall be placed within a building setback area.

• B. The front building setback area shall be a minimum of 15 feet from the front lot line to the structure’s living space and 20 feet from the front lot line to the garage or carport.

• C. The rear building setback shall be a minimum of ten (10) feet from the rear lot line.

• D. The interior side building setback area shall be a minimum of five (5) feet.

• E. The street-side building setback area shall be a minimum of ten (10) feet.

The minimum distance between structures shall be ten (10) feet, unless a greater distance isrequired by the CA building code.

The maximum structure height shall be 35 feet.

• A. The width of a driveway and any paved area shall not cumulatively exceed 40 percent (40%) of the width of the lot’s street frontage on which the driveway and any paved area face.

• B. In the case of “L” or “U” shaped driveways or other configurations besides perpendicular driveways, the paved area of these driveways shall not exceed 50 percent (50%) of the front building setback area.

• C. Driveways shall be designed so that vehicles are not required to back out onto collector or arterial streets.

• D. On corner lots, the driveway shall be located on the side of the lot adjacent to the interior lot line.

• E. On key lots, the driveway shall be located on the side of the lot that is not adjacent to the rear lot line of the adjacent reverse corner lot.

Accessory structures may be located with a required rear or side building setback area subject to all of the following:

• A. The walls shall be at least five (5) feet from the rear and side lot lines.

• B. The accessory structure shall be separated from other structures by a minimum of ten (10) feet.

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• A. Mechanical equipment shall be located a minimum of three (3) feet from a side lot line that adjoins a neighboring side lot line.

• B. Above- or below-ground swimming pools shall be set back three (3) feet from all lot lines.

• C. Decks, balconies, and other types of platforms with a floor height over two (2) feet high shall be set back five (5) feet from the rear and interior side lot lines and ten (10) feet from the streetside lot line.

• A. Off-street parking shall be provided on the site for each use as prescribed in Chapter 9.54.

• B. Required parking spaces may not be provided within any front, side, or rear building setback area except that garages or carports opening onto an alley shall be set back five (5) feet, provided that the structure, including roof overhang, shall not extend into the alley right-ofway.

• C. The exterior siding and roofing materials utilized on garages and carports shall match the design and materials of any single-family dwelling on the same lot. New two-car carports may be utilized in place of a two-car garage only if located at least twenty (20) feet behind the front building setback line and must be connected to the main dwelling, have a similar roof pitch as the main dwelling, use similar roofing material, and the main dwelling, and have support beams or posts that are decorative in style.

• D. No recreation vehicle, including without limitation camping trailer, boat trailer, utility trailer, boat, pickup camper, motor home, dune buggy, or similar vehicle/trailer shall be stored or parked, except within an enclosed side or rear yard or within a garage or carport except if a side or rear yard is not accessible due to existing legal permanent structures.

• E. All recreational vehicles or trailers parked in a location visible from the street are to be clean and maintained so as not to detract from the neighborhood. All recreational vehicles must be operable.

• F. No recreational vehicle or trailer shall be used as a residence/dwelling.

• G. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport. Vehicles with custom-fitted covers may be stored in an open area when it does not create a nuisance or safety problem as determined by the Director, cause complaints from neighbors, or violate any section of this code.

• H. Repair of vehicles owned by the resident of the property and storage of parts shall be within an enclosed garage, or carport if no garage exists. Vehicle repair and storage of parts are prohibited in a driveway and the front or street-side building setback areas.

There is no open space requirement in the R-1 zone.

• A. Landscaping shall be provided for each use as prescribed in Section 9.52 Standards.

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• B. Except for driveways and approved parking areas, all yard areas and setback areas visible from the street(s) shall be landscaped with live plant materials and ornamentation common to the Avenal area, or up to 100 percent (100 %) of the yard and setback area may be landscaped with artificial turf and other permeable surfaces.

• C. Required landscaping is to be installed prior to occupancy and continually maintained pursuant to Chapter 9.52. The Director may grant an exception to this section to avoid planting in inclement weather.

• D. Landscaped areas are not to be used or converted to parking areas or any other use which results in the damage or removal of the landscaping. However, the widening of an existing paved driveway perpendicular to the street is permitted if the total width of the existing paving and the new paving does not exceed 40 percent of the lot frontage along the street.

Fences, walls, and hedges in the R-1 zone shall conform to the design standards in Section 9.50.110 and the following:

• A. Fences, walls, and hedges may be erected and properly maintained to the heights identified below and measured from the highest adjoining finish grade:

  1. Fences, walls, and hedges shall not exceed four feet in height in a required front yard and in the street-side yard of a corner lot, provided that the top one foot shall be of a see-through material such as wrought iron. Hedges up to three feet tall are also permitted in a required front yard.

  2. Fences and walls shall not exceed seven feet in height in any rear or side yard or other areas outside a required front yard.

  3. On corner lots, a fence may not exceed four feet in height in the street corner area of the parcel formed by a right triangle with the right angle at the street corner property lines and its right-angle sides measuring 25 feet. The top foot of the fence shall be of a see-through material (such as wrought iron).

  4. Walls along arterial and collector streets shall be installed and maintained equal to a minimum of six feet and a maximum of seven feet in height.

  5. Walls greater than seven feet in height may be permitted, if approved by the Planning Commission, to mitigate noise impacts identified in the General Plan.

• B. All fences shall be limited to the following materials or a combination of materials:

  1. Front and street-side yards:

     • a. Concrete/block/brick

     • b. Latticework fencing

     • c. Wood

     • d. Wrought iron

  2. Rear and interior side yards:

     • a. Concrete/block

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  - b. Latticework fencing 

  - c. Wood 

• C. Perimeter walls around residential subdivisions shall be of neutral color and shall be textured with stone, brick, stucco, or other surface finish. Walls shall incorporate vertical elements (e.g., pilasters, indentations) of differing colors and/or materials at least every 50 feet.

• D. Walls for residential developments along arterial or collector roadways shall be designed to provide pedestrian access between the arterial or collector to the residential development.

• E. Temporary fencing may be necessary to protect archaeological or historic resources and/or trees during site preparation and construction. Temporary fencing for these purposes shall be subject to the review and approval of the Director.

• F. Swimming pools shall be entirely enclosed by structures, fences, or walls in compliance with California Government Code Section 115920 - The Swimming Pool Act.

1. Pool fences shall have a minimum height of five feet. Such fences shall be substantial and shall be constructed so there are no openings greater than three inches when all gates are closed. All gates, five feet or less in width, in enclosing fences shall be self-closing and self-latching. All gates greater than five feet in width shall be provided with a means of latching said gate closed. All latches on gates in enclosing fences shall be a minimum of four feet above grade. No pool shall be filled with water until the enclosing fence has been constructed and approved by the building inspector. Surrounding structures, existing fences, and gates shall suffice for this requirement if they comply with all requirements of this section as determined by the building inspector.

• G. The City reserves the right to remove, at the expense of the owner of the property or properties enclosed by the fence, any fence in a public easement in any emergency.

Signs placed in the R-1 zones shall be subject to the requirements and standards prescribed in Chapter 9.56.

The following standards apply to all single-family dwellings, including manufactured homes, developed in the R-1 zone:

• A. The minimum width of a primary single-family dwelling or mobile home shall be 20 feet.

• B. Orientation and appearance of all single-family dwellings shall be consistent and compatible with other dwelling units in the surrounding area.

• C. All residential units shall be attached to a permanent foundation, pursuant to the State’s Health and Safety Code.

• D. Roofing material shall be composed of composition shingles, ceramic tile, wood shakes, wood shingles, or other materials consistent with the California Building Code (CBC) and Building Ordinance.

• E. Exterior siding material shall be composed of, or resemble, wood, masonry, or plaster.

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• F. Siding shall extend to the ground, except when a solid concrete or masonry perimeter foundation or retaining wall is used, in which case the material need only extend to the top of the foundation or wall.

• G. Manufactured homes must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974.

• H. A manufactured home is prohibited if more than 10 years have elapsed between the date of the manufacture and the date of the application for the issuance of a permit to install the manufactured home.

• I. Entryways for new subdivisions of 20 or more units fronting an arterial street shall be delineated and enhanced with the incorporation of at least two of the following:

  1. Enhanced paving treatment with patterned and/or colored pavers, brick, or decorative colored and scored concrete a minimum of 20 feet deep and spanning the width of the entry roadway.

  2. A monument sign or place name incorporated into a wall.

  3. Enhanced landscaping that incorporates features such as arbors, trellises, and hedges.

  4. A landscaped median at least six feet wide and 50 feet long in the middle of the entry roadway.

  5. An expansion of the landscaped area by a minimum of five feet in depth, spanning a minimum of ten (10) feet on each side of the entry roadway.

• J. Where new streets are proposed, the ends of new streets shall align with existing streets or paseos in adjacent blocks.

• K. The maximum allowable length of closed-end streets (cul-de-sacs) in residential developments shall be 600 feet.

• L. Where cul-de-sacs exist, pedestrian linkages are required and shall provide direct connections to adjacent streets or public areas.

• M. Residential developments over 50 units shall be designed with at least two points of access to connect with arterials, collectors, or other neighboring developments.

• N. Single-family subdivisions over 160 acres must include at least four points of access to connect with arterials, collectors, or other neighboring developments.

• O. Within a subdivision, including home plans, homes built on side-by-side lots shall not repeat more than one primary home feature. A primary home feature includes a floor plan, elevation alternative, and color. The model floor plans shall not be repeated on more than two consecutive lots.

• P. Single-family homes proposed in a subdivision of 20 or more homes shall include at least two of the following design features:

  1. Tile roofing.

  2. A garage subordinate design on at least 50 percent (50%) of the floor plans offered.

  3. Three-color exterior paint.

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4. Architectural elements, including window shutters, decorative moldings, gable decorations, or decorative molding.

5. Stone, rock, or brick elevation treatments at the base of ground floor front street-facing facades.

6. A concrete or stone walkway from the sidewalk to the front door, exclusive of the driveway.

7. Front yard porch or courtyard of at least 25 square feet with no dimension measuring less than five (5) feet wide.

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