Hesperia Municipal Code Art. V Residential Development Standards

Footnotes:

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Editor's note— Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, amended Article V in its entirety to read as herein set out. Former Art. V, §§ 16.16.140—16.16.205, pertained to the multiple-family residence district. See the ordinance list and disposition tables for full derivation.

In all residential land use designations, the general plan shall be used to determine the required density. Densities in the general plan are calculated using gross lot area. However, in determining lot size minimums, net lot area shall be used in the R1 and R3 designations and for properties below one acre in the RR designation; and gross lot area shall be used in the A1 and A2 designations and for properties one acre or more in the RR designation.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

The development standards in this table shall be required within each land use designation:

Notes:

1. SLS shall stand for small lot subdivision.

2. Exceptions are noted in Section 16.20.060.

3. The maximum building height shall be eighteen (18) feet to a depth of twenty (20) feet from the street property line. For corner lots, all street-facing sides shall meet this requirement.

4. Minimum lot size and width/depth requirements shall not apply to townhome and condominium units.

5. The minimum lot area shall be designated by a number following the designation symbol on the general plan land use map; numbers less than one hundred (100) shall indicate acres, and numbers more than one hundred (100) shall indicate minimum square feet of area required per lot.

6. Exception in Section 16.16.130(B).

7. Adequate visibility for vehicular and pedestrian traffic at all ninety (90) degree angle intersections of public rights-of-way and private driveways shall be maintained by limiting the height of any walls, fences, monument signs or other man-made visual obstructions to less than thirty-six (36) inches within a clear sight triangular area at the corner as illustrated in Section 16.20.045.

8. The setback shall be open and unobstructed from finished grade or from such other specified level at which the yard is required, to the sky, except for buildings/structures allowed in the yard by the table in Section 16.20.075. The architectural projections listed in this section must be attached to the principal building allowed on the lot.

9. In computing depth of a rear yard where such yard opens into an alley, one-half of the width of such alley may be assumed to be a portion of the required rear yard.

10. A zero setback on one of the interior sides with shared party walls between adjacent attached units and the creation of usable yard space on the other side shall be permitted.

11. Lot coverage shall mean the percentage of lot surface area occupied by any building or structure.

12. Refer to Section 16.20.025 through 16.20.030.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2017-11, § 3(Exh. A), 6-20-17; Ord. No. 2021-01, 3(Exh. A), 6-1-21; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)

A. Purpose and Intent. Small lot subdivisions are permitted in the R1 designation by which densities are supported in the general plan. These subdivisions are primarily developed and constructed by a single development entity as for-sale housing and provide an important housing type for first-time home buyers, empty nesters, and small families. Variation in building form and massing will play a significant role in making such developments attractive and positive contributors to the residential neighborhoods in Hesperia.

B. Minimum Lot Size and Dimensions. For projects less than ten acres, the minimum lot size and dimensions for new small lot subdivisions are as listed below:

1. The minimum width of an interior lot shall be fifty (50) feet, a minimum depth of seventy-five (75) feet and a minimum net area of four thousand five hundred (4,500) square feet.

2. The minimum width of a corner lot shall be sixty (60) feet, a minimum depth of seventy-five (75) feet and a minimum net area of four thousand five hundred (4,500) square feet.

For projects ten acres or more, the minimum lot size and dimensions for new small lot subdivisions are as follows:

1. A minimum net area of three thousand (3,000) square feet and an average net area of four thousand (4,000) square feet among the proposed lots within the project.

2. The minimum width of an interior lot shall be forty (40) feet, a minimum depth of sixty (60) feet and

3. The minimum width of a corner lot shall be fifty (50) feet, a minimum depth of sixty (60) feet.

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C. Usable Private Yard Space.

1. A minimum of two hundred (200) square feet per dwelling unit with no dimension less than ten feet shall be provided.

2. Ten percent of the lineal length of the total perimeter wall area of dwelling units accessible to a side and rear yard shall contain penetrable openings such as sliding glass doors that open into usable, private open space.

D. Common Usable Open Space.

1. A minimum of five hundred (500) square feet per residential unit within the small lot subdivision shall be designated and permanently reserved as usable common open space for use by residents of the small lot development. This required open space shall be suitably improved for its intended purposes and all landscaped areas shall be provided with a permanent irrigation system to maintain such areas.

2. Common usable open space area amenities include, but are not limited to the following: swimming pool, spa, community recreation room, sports courts for tennis, basketball, racquetball, volleyball, barbecue areas, community gardens or play areas with a slope of less than five percent. Areas used for providing site drainage and water retention cannot be used as part of the common usable open space area requirements described herein.

E. Driveways and Garages. In addition to the off-street parking requirements and standards set forth in Chapter 16.20, Article IV (Parking and Loading Standards), the following shall apply:

1. Garages shall be located to prevent vehicles from projecting into the street/sidewalk right-of-way. In order to prevent vehicles from blocking sidewalk areas, the driveway shall have a depth minimum of twenty (20) feet and width minimum of sixteen (16) feet.

2. The following exception to the above-mentioned standards shall apply: No overnight parking (during the hours of ten p.m. and seven a.m.) is allowed within the street yard setback(s), except on the approved driveway.

F. Streets.

1. All streets within a small lot subdivision shall be fifty-four-foot right-of-way and thirty-foot curb-to-curb.

2. A four-foot sidewalk between back of curb and utility easement shall be provided.

3. A three-foot utility easement between the sidewalk and property line shall be provided.

4. No signs, vaults, utilities, hydrants, etc. may be located on the sidewalk.

5. All streets within small lot subdivisions shall be public.

G. Walls, Fences and Hedges. Decorative walls and fences are permitted in the setbacks as follows:

1. In no event shall any fence, wall or hedge obscure any clear sight triangle.

2. In the street yard setback, a wall, fence or hedge shall not exceed thirty-six (36) inches in height above grade when view-obscuring. However, non-view-obscuring estate-type decorative fences may be constructed in the street yard setback up to a maximum height of seventy-two (72) inches. A non-view-obscuring estate-type fence is defined as a fence with solid masonry pillars with ornamental metal fencing between. The masonry pillars shall not be more than thirty (30) inches in width and shall not be placed less than eight feet apart.

3. The wall or fence height shall not exceed six feet in the rear and interior side yard setbacks.

4. Both sides of all perimeter walls should be architecturally treated. Appropriate materials include ornamental metal grillwork, decorative masonry, stone and brick. Chain link is not considered a decorative material and shall not be used.

H. Homeowner Associations. Homeowner associations shall maintain small lot subdivisions that provide common amenities.

I. Miscellaneous.

1. Connection to sewer is required;

2. No undeveloped residential lot sales will be allowed, developer shall construct all homes within small lot subdivisions;

3. Small lot subdivisions are subject to Article VI in this chapter.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

A. Multiple-family Residence (R3) Designation. The multiple-family residence designation is established to provide areas for multi-family housing in a garden setting such as courtyard apartments, condominiums and walk-up townhomes.

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B. Development Standards. All property in the R3 designation shall be developed according to the following standards:

1. Residential Density. The gross residential density permitted in this zone is 15—30 units/acre.

2. Minimum Living Area. The minimum living area for residential units shall be as follows:

Minimum Floor Area Requirements for Multiple-family Units

3. If the development contains multiple buildings, the minimum distance between buildings shall be as follows:

Notes:

1. The sides of buildings that face each other shall not include openings. Openings in this case shall mean windows and doors.

2. Windows, doors, as well as patios/balconies or similar features shall be oriented so as not to have a direct line-of-sight into adjacent units.

3. No minimum distance shall be required for accessory structures, such as carports.

4. Usable Open Space. The required amount of private and common open space is as follows:

a. Private Usable Open Space: Each dwelling unit shall have a minimum private usable open space of one hundred (100) square feet, accessible directly from the living area of the unit. A rectangle inscribed within each private usable open space shall have no dimension less than eight feet. Private usable open space for ground floor units shall be in the form of a fenced yard or patio, or an uncovered deck, with no more than fifty (50) percent of ground level space covered by an overhang balcony or patio roof. Private usable open space for above ground level units shall have at least one exterior side open above the level of railing or fencing. All balconies and patios that front a public street shall have opaque balcony/railing enclosures to screen items being stored on the balcony or patio.

b. Common Usable Open Space: At least two hundred (200) square feet of common usable open space shall be provided per dwelling unit. Common usable open space may be divided into more than one area, however, each area shall be a minimum of one thousand (1,000) square feet and a rectangle inscribed within each shall have no dimension less than twenty-five (25) feet. All required common open space shall be suitably improved for its intended purposes and all lawn and landscaped areas shall be provided with a permanent irrigation system to maintain such areas. Each multi-family development shall include, but not be limited to, two of the following recreational amenities, or equivalent, as approved by the reviewing authority:

i. Tot lot with multiple play equipment.

ii. Pool and spa.

iii. Barbecue facility equipped with grill, picnic benches, etc.

iv. Exercise room.

v. Court facilities (e.g., tennis, volleyball, basketball, etc.).

vi. Clubhouse.

vii. Common gardening area.

viii. Other recreational amenities not listed above, may be considered in lieu of those listed subject to reviewing authority review and approval.

c. All recreation areas or facilities required by this section shall be maintained by private homeowners' associations, property owners, or private assessment districts subject to the reviewing authority's approval.

C. Parking. In addition to the off-street parking requirements and standards set forth in Chapter 16.20, Article IV (Parking and Loading Standards), the following apply:

1. Except for required landscaped areas, parking and loading is permitted in the interior side yard and rear yard setbacks.

2. Driveways, drive aisles and interior streets shall not be used for any purpose that would prevent vehicle access to parking spaces, inhibit vehicular circulation, or emergency response.

3. Parking areas should be designed in a way to allow room for turnarounds and prevent backing onto public streets.

D. Trash Collection Areas.

1. Centralized trash/recyclable materials collection areas shall be provided for all multi-family residential development projects. All such required areas shall be enclosed and screened pursuant to the requirements of this section and in accordance with city standards.

2. All trash/recyclable materials collection enclosure areas shall be easily accessible to residents and tenants, including easy pedestrian access for the disposal of materials and collection by refuse vehicles.

3. The collection area(s) shall be enclosed on three sides by a minimum six-foot tall decorative masonry wall. The wall materials used shall be complementary in color and style to architectural components of the development they serve. The fourth side of the enclosure shall be enclosed with an opaque, self-latching gate.

E. Miscellaneous.

1. All new construction shall be subject to the general and specific standards contained in Chapter 16.20, Article V (General Performance Standards).

2. Connection to sewer is required.

3. Decorative walls and fences shall be subject to Section 16.16.125(G).

4. Refer to Article VII of this chapter for site and architectural design standards and guidelines for residential uses.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2016-06, § 4(Exh. A), 10-4-16; Ord. No. 2017-11, § 3(Exh. A), 6-20-17; Ord. No. 2019-08, § 3(Exh. B), 6-4-19; Ord. No. 2025-06, § 3(Exh. A), 11-4-25)