Chapter 9.18 — MEDIUM DENSITY RESIDENTIAL (R-2) ZONE

Sections:

9.18.010 Purpose and application. 9.18.020 Permitted uses. 9.18.030 Lot area. 9.18.040 Lot dimensions. 9.18.050 Site area per dwelling. 9.18.060 Coverage. 9.18.070 Building setback areas. 9.18.080 Distance between structures. 9.18.090 Height of structures. 9.18.110 Driveways. 9.18.120 Accessory structures. 9.18.130 Other setback standards. 9.18.140 Off-street parking. 9.18.150 Usable open space. 9.18.160 Landscaping. 9.18.170 Screening, fences, and walls. 9.18.180 Signs. 9.18.190

General provisions, and standards.

This chapter shall apply to all land within the Medium Density Residential (R-2) zone district. The purpose of the R-2 zones is to provide areas for multi-family development, including duplexes ranging in density from 10 to 15 dwelling units per 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.

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

• B. The minimum lot width shall be 50 feet for interior lots and 60 feet for corner lots.

• C. The minimum lot depth shall be 100 feet.

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The minimum site area per dwelling unit shall be 3,000 square feet of area.

The maximum coverage of a lot in the R-2 zone shall be 60 percent (60%) 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 for livable building space and 20 feet for garages, carports, and other non-livable building space.

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

• D. The side building setback area shall be five feet from an interior side lot line and 10 feet from a street-side property line. For a reverse corner lot, the street-side setback shall be 1/2 the required front yard setback of the lot to the rear.

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

The maximum structure height shall be 35 feet.

• A. The width of a driveway and any paved area shall not cumulatively exceed 50 percent (50%) of the width of the lot’s street frontage on which the driveway and any paved area face. 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.

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

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

• D. On key lots, the driveway shall be located on the side of the lot, which 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 floor area shall be a maximum of 300 square feet.

• B. The walls shall be at least three feet from the rear and side lot lines.

• C. The roof eaves shall be at least two feet from the rear and side lot lines.

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

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• E. The plate line height shall be a maximum of ten (10) feet high.

• F. The roof pitch shall be a maximum of 4:12.

• G. The roof ridge peak height shall be a maximum of 15 feet.

• 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.

• D. Garages and carports opening on the street-side lot line of a corner lot shall be set back 20 feet from the street-side lot line.

• A. Off-street parking and off-street loading facilities 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 setback area. Parking shall be setback a minimum of ten (10) feet from any side or rear property line 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-of-way.

• C. The exterior siding and roofing materials utilized on garages and carports shall match the design and materials of any dwelling on the same lot.

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

• F. 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.

• G. 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.

Each lot shall provide for a usable open space area of a minimum of 300 square feet per dwelling unit. Each open space area shall be a minimum of 15 feet wide.

• A. Landscaping shall be provided for each use as prescribed in Chapter 9.52 Landscape 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 with artificial turf and other permeable surfaces.

• C. Required landscaping is to be installed within six months after occupancy of the residence or apartment and continually maintained pursuant to Chapter 9.52.

• 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-2 zone shall conform to the design standards in Section 9.50.110 and the following:

• A. Fences and walls for all multi-family housing projects and residential subdivisions over 30 lots are subject to site plan review in compliance with Chapter 9.72 of this title.

• B. These regulations do not apply to fences or walls required by regulations of a State or federal agency, or by the City for reasons of public safety, or to retaining walls that adjoin land uses.

• C. 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 (4) 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 seethrough material such as wrought iron. Hedges up to three (3) 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 (6) and a maximum of seven (7) 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.

• D. Allowable fence materials. All fences constructed or installed within Avenal shall be limited to the following materials or a combination of materials:

  1. Front and street-side yards:

     • a. Chain link allowed only for single-family homes and duplexes

     • b. Concrete/block

     • c. Latticework fencing

     • d. Wood

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  - e. Wrought iron 

2. Rear and interior side yards:

   • a. Concrete/block

   • b. Latticework fencing

   • c. Wood

• E. 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.

• F. 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.

• G. 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.

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

  • a. 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.

• I. 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-2 zones shall be subject to the requirements and standards prescribed in Chapter 9.56.

The following standards apply to all development occurring within the R-2 zone district and are intended to promote high standards of design.

• A. All multiple-family dwellings shall provide one storage area per unit, including a minimum of 50 square feet of area per unit, devoted to secured storage space, exclusive of habitable area. The space may be located within a garage if parking and driveway access are not encumbered.

• B. An on-site manager shall be required for all multiple-family projects of 16 or more dwelling units.

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

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• D. Building facades shall be designed utilizing varying setbacks, projections, and balconies and by varying the pattern and location of windows and doors on the building face. Requirements include:

  1. The primary exterior siding material for buildings shall be wood, stone, brick, stucco, fiber cement, composite wood, or stone.

  2. For every 100 feet of building length, there shall be a plane break along the facade comprised of an offset of at least five feet in depth by 25 feet in length. The offset shall extend from grade to the highest story.

  3. All sides of a building shall include at least two forms of architectural detailing. Architectural detailing includes railings, trellises, trim, cornices, or similar architectural elements. One or more accent materials, such as glass, tile, brick, stone, concrete, or plaster, which differs from the primary exterior siding material, shall be incorporated to highlight building features.

  4. Windows shall either be recessed at least two inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least two inches in depth.

  5. Individual residential unit entrances shall have either a projected sheltering element or be recessed from the main facade; the projection or recess shall have a minimum depth of 24 inches.

  6. Exterior stairways shall be designed as an integral part of the overall structure and shall incorporate materials used in the main building.

  7. Rooms such as living rooms and dining rooms shall be oriented fronting toward the street or any adjacent common open space.

  8. Where residential units are designed as townhomes or rowhomes, individual units shall be distinguished. This may be accomplished through the use of at least one of the following:

     • a. Change in wall plane

     • b. Change in color

     • c. Change in roof form

• E. Parking lots, driveways, and entries should be designed to blend in with the overall project:

  1. Parking rows shall be broken up with a landscape island every eight spaces.

  2. Project entryways for developments over 30 units shall be delineated and enhanced with the incorporation of at least two of the following:

• a. Enhanced paving treatment with patterned and/or colored pavers, brick, or decorative colored and scored concrete a minimum of 12 feet deep and spanning the width of the driveway.

  - b. A monument sign or place name incorporated into a wall. 
  
  - c. Enhanced landscaping that incorporates features such as arbors, trellises, and hedges. 
  
  - d. An expansion of the landscaped area by a minimum of five feet in depth, spanning a minimum of 10 feet on each side of the driveway or pedestrian entrance.
  

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3. Parking areas shall be screened from view from adjoining properties and street rights-ofway by means of a solid fence, wall, landscaping, or architectural feature.

• F. Extreme care must be taken to ensure that infill multiple-family development in existing neighborhoods is compatible in appearance with existing residences, especially single-family dwellings.

  1. Front yard setbacks for infill development shall be the average of those for adjacent properties. If one adjacent property is vacant, then the average shall be calculated using the next adjacent occupied parcel.

  2. New infill development that is surrounded by existing residential development shall incorporate distinctive architectural features and maintain the scale and proportions of existing neighborhood dwellings by incorporating at least two of the following features from adjacent properties: building materials, colors, roof pitch and style, porches, similar window or doorway design.

• G. A children’s play yard with play equipment shall be required for all multiple-family projects of 30 units or more and must be reviewed and approved by the Director. This condition shall not apply to senior citizen housing.

• H. Wherever multiple-family residential uses abut commercial uses, industrial uses, or other undesirable features such as freeways, a solid seven-foot-tall block wall and at least five feet of dense landscaping shall be provided along abutting property lines. The location and orientation of the residential structures shall be placed to minimize any harmful effects created by nearby non-residential uses. Along streets designated as arterial or primary thoroughfares, the Planning Commission may require proposed uses to back up to the roadway.

• I. Adequate on-site lighting shall be required for safety and security. All on-site lighting shall be directed away from abutting properties to reduce glare. Adjustment of lighting fixtures may be required after they have been installed.

• J. All trash disposal containers shall be surrounded and screened by a solid six-foot-tall (6) fence, wall, or similar architectural feature. The enclosure shall incorporate the same materials and colors as the primary building design.

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