Fowler Municipal Code Ch. 9.120 Residential Zones

The purpose of this Chapter is to establish residential zone districts in the City that provide appropriate locations for various housing densities and types of residential uses. These zones are also intended to provide space for community facilities necessary in residential areas, such as parks, and for institutions or facilities that require a residential environment in accordance with State law.

The following descriptions identify the characteristic uses, intensity of uses, and level of development intended for each zone:

A. R-1 (Low Density Residential). The R-1 District is characterized by larger lots for single-family residential development with an average lot size of ten thousand (10,000) square feet and a density range of up to three and six tenths (3.6) dwelling units per acre.

B. R-2 (Medium Low Density Residential). The R-2 District is characterized by single-family development with an average lot size of eight thousand five hundred (8,500) square feet and a density range of three and seven tenths (3.7) dwelling units per acre to five and one-half (5.5) dwelling units per acre.

C. R-3 (Medium Density Residential). The R-3 District is characterized by primarily single-family development with an average lot size of six thousand (6,000) square feet and a density range of five and six tenths (5.6) dwelling units per acre to eight (8) dwelling units per acre.

D. R-4 (Medium High Density Residential). The R-4 District is characterized by small-lot single-family development with an average lots size of four thousand five hundred (4,500) square feet. The R-4 zone also accommodates duplexes, triplexes, fourplexes, and multi-family residential development. The R-4 District allows for a density range of eight (8) dwelling units per acre to thirteen and one-half (13.5) dwelling units per acre.

E. R-MP (Mobile Home Park). The R-MP District is characterized by residential mobile homes located within a unified park. Dwelling units are generally allowed at a density of one (1) per every one thousand five hundred (1,500) square feet of lot area.

F. RM (High Density Residential). The RM District is characterized by duplexes, triplexes, fourplexes, and multi-family development. The RM zone also accommodates attached single-family development. The allowed density range is thirteen and six tenths (13.6) dwelling units per acre to twenty-one and eight tenths (21.8) dwelling units per acre.

A. Allowed Use Table. Table 9.120.030-1 identifies allowed uses and corresponding approval requirements for the residential zone districts subject to compliance with all other provisions of this Title. Descriptions of the allowed uses can be found in Article 7 (Definitions) of this Title. The list of uses in Table 9.120.030-1 shall be allowed in one (1) or more of the residential zone districts as indicated in the columns corresponding to each zone.

B. Approval Requirements. Where indicated with a "ZC" the use shall be allowed subject to approval of a Zone Clearance pursuant to Chapter 9.105 (Zone Clearance). Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Minor C" the use shall be conditionally permitted subject to a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Major C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone.

C. Additional Requirements. The "Additional Requirements" column in Table 9.120.030-1 identifies the chapter or section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.120.030-1.

D. Unlisted Uses. The Community Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.120.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one (1) or more zones.

Table 9.120.030-1: Residential Zones — Allowed Uses and Approval Requirements

Notes:

1 Corner markets shall be allowed on corner lots only.

2 Day care centers shall be "P" when processed as part of a residential development and shall be "Major C" when processed as a stand-alone use.

3 Multi-family shall be "P" when proposed on a corner lot and meeting the General Plan density and shall be "—" on all other lot types.

4 Mobile Food Trucks may be allowed within residential zone districts for single events with approval of a Temporary Use Permit. Approval of a Temporary Use Permit within residential zone districts for single events, as described in Chapter 9.217, are limited to properties zoned residential, but developed with a non-residential use, or that are currently vacant.

(Ord. No. 2024-05, § 4, 12-17-2024; Ord. No. 2024-06, § 4, 1-7-2025)

Unless otherwise specified, Table 9.120.040-1 below lists the minimum development standards (e.g., allowed lot size/dimensions, setbacks, height) for each residential zone district.

Table 9.120.040-1 Residential Zones Development Standards

Notes:

1 All standards are in feet, unless specifically listed otherwise.

2 Mobile home parks shall be developed in compliance with State of California laws (California Health and Safety Code Section 18200 et. seq.) and regulations (California Code of Regulations, Title 25, Chapter 2, commencing with Section 1000).

3 For cul-de-sac, knuckle, or flag lots, a minimum lot width at the front property line of thirty (30) feet shall be required to ensure adequate access to the property.

4 Garages shall be a minimum of twenty (20) feet from property line when accessed from a street. Garages shall be a minimum of ten (10) feet from property line when accessed from an alley.

5 Where more than fifty percent (50%) of the linear frontage of lots improved with residential buildings within any block is comprised of lots with less than the minimum front yard requirement, then the minimum front yard for other residential buildings in such block shall be reduced to the average of the actual front yards of all of the lots in such block improved with residential buildings; those lots that have front yards of greater depth than the minimum requirement shall be counted as having the minimum requirement.

6 Side Yards providing access to more than one unit shall not be less than ten (10) feet in width.

7 Interior side yards shall be a minimum of three (3) feet on one side and a minimum combined eight-foot setback.

A. Recreational Vehicle Parking and Storage.

1. Recreational vehicle storage shall mean the keeping for a continuous period of more seventy-two (72) hours on a residential lot without movement of said vehicle.

2. No recreational vehicle shall be stored in any residential zone, except to the rear of a required front yard or street side yard setback, within an area enclosed by a screen fence or solid wall at least six (6) feet in height, or within a garage.

3. Recreational vehicles and equipment stored or parked shall be in good repair and in good condition and registered with the Department of Motor Vehicles for use on public roadways. This excludes Planned Nonoperation (PNO) status. The owner of a recreational vehicle shall not park or store such vehicle in such a manner as to create a dangerous or unsafe condition on the property where parked or stored. The ground under and surrounding any parked recreational vehicle shall be improved and kept free of undergrowth, litter, or debris.

4. Recreational vehicles shall not be used as an accessory structure as defined in Chapter 9.155 of this Code. No recreational vehicle shall be used for the storage of goods, material, or equipment other than those items required for its intended purpose.

5. Recreational vehicles are not to be occupied or used for living or sleeping while parked or stored provided guests of the property owner or resident may occupy the recreational vehicle, or park one (1) recreational vehicle in addition to those permitted herein, for not more than thirty (30) days in any calendar year.

B. Inoperable Vehicles. 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.

A. Front Yard Setbacks. Subdivisions containing three (3) or more lots along the same frontage, not inclusive of knuckle or cul-de-sac lots or lots with a similar curvature, shall provide staggered front yard setbacks. A minimum variation of three (3) feet shall be required to satisfy this standard.

B. Elevations. Subdivisions containing six (6) or more lots shall provide a minimum of three (3) primary elevations of varying design. To be considered a varying design, each primary elevation shall integrate at least three (3) unique traits from the following list. Only one (1) of the selected traits can be shared with up to one (1) other primary elevation. Mirror images are not considered unique elevations.

1. Integration of front porch or balcony.

2. Location of front door.

3. Number and location of windows.

4. Number of stories.

5. Roof pitch.

6. Building orientation.

C. Colors and Materials. For each unique primary elevation, a minimum of three (3) color and/or material schemes of varying design shall be provided by integrating at least three (3) unique traits from the following list.

1. Color of elevations.

2. Wall-covering materials (e.g., wood, stucco).

3. Wall texture (e.g., smooth, stucco, lace stucco, lap siding).

4. Roofing material (e.g., tile, shake, composition, metal).

5. Fascia materials (e.g., present and, if so, decorative or functional).

D. Adjacent Elevations. No two (2) like elevations shall be placed adjacent to each other. Mirror images are permitted adjacent to each other, except that they shall be unique in their color and materials scheme.

E. Pedestrian Access. Dedicated pedestrian accessways shall be integrated into the subdivision design and shall provide, at a minimum, a five-foot path of travel from interior streets to adjacent external streets. Pedestrian access shall be achieved from any lot within the subdivision to any major street by a walking distance of no less than one-half (0.5) mile. Pedestrian access shall be achieved from any lot within the subdivision to any park or trail by a walking distance of no less than one-quarter (0.25) mile. Such access shall be achieved through layout of the internal streets, provision of daylighted cul-de-sacs, pedestrian access gates, or other dedicated pedestrian pathways. Such pedestrian accessways shall also accommodate bicycles.

F. Compatibility with Adjacent Residential. Where new residential development is proposed adjoining existing or approved residential development containing larger lot sizes, the proposed lots located directly abutting the existing or approved lots shall be no less than eighty percent (80%) of the width of the existing or proposed lots. This standard shall apply to lots that are located across a local or minor street but shall not apply to lots located across a major street.

G. Neighborhood Entry Signage. All vehicular entries to residential subdivisions shall provide entry signage. Entry signage may be located on both corners at the entry or may be located within a median at the entry, subject to approval by the Community Development Director.

H. Neighborhood Entry Landscaping. All entries to residential subdivisions shall provide enhanced landscaping. Enhanced landscaping shall be demonstrated through the use of distinct plant and tree species as well as the location and pattern of plantings, which shall be unique from the remainder of landscaping along the external street frontages.

I. Perimeter Tree Plantings. Trees shall be provided every thirty (30) linear feet along the perimeter street frontages where a block wall is required and located a minimum of three (3) feet from the back of sidewalk. Such trees shall be planted at the midpoint between street trees spaced within the public right-of-way to provide alternating trees on either side of the sidewalk.

The following regulations shall apply to multi-family residential development, including residential units proposed as part of a mixed-use development.

A. Massing. The design of projects containing many buildings shall provide variety in building size and massing as follows:

1. For sites one-half (0.5) acre or more in size, units shall be provided in multiple buildings with different building footprints. For two (2) to six (6) buildings, there shall be at least two (2) different building footprints. For more than six (6) buildings, there shall be at least three (3) different building footprints.

2. For sites under one-half (0.5) acre, units may be provided within one building.

B. Building Elevations. Each wall face of each building shall integrate a new and discrete façade design at least every forty (40) linear feet. Discrete façade designs shall be achieved using at least two (2) of the following design strategies:

1. Integrate an offset or varying building setback along the building façade. A minimum offset or variation of three (3) feet shall be required to satisfy this standard.

2. Provision of covered porches and/or balconies.

3. Varied roof lines.

4. Façade enhancements (e.g., shutters, banding, mixed materials, window and door trims, attic vents).

C. Primary Unit Entrance Location. A minimum of one primary entrance for every forty (40) linear feet of street frontage shall be required. Such primary entrances shall be evenly distributed along the street frontage and provide access at the first-floor level. Where mixed-use units are proposed and only provided above or to the rear of a primary commercial use, this standard shall not apply.