Chapter 18.16 — RESIDENTIAL ZONE DISTRICTS

§ 18.16.010. Purpose of the residential zone districts. ¶

The purposes of the individual residential zone districts are as follows:

Single-family residential (R-1) zone district: Applied to low density residential neighborhoods, primarily consisting of detached single-family residences and other uses determined to be compatible with single-family uses. The R-1 zone district is consistent with low density general plan designation but may also be applied within the medium density and high density designations on a limited basis when single-family development is mixed with higher density residential uses.

Two-family residential (R-2) zone district: Provides areas similar to the R-1 zone district but also provides for two-family residences, halfplexes or two detached residences on a lot, as well as other uses determined to be compatible with these residential uses. The R-2 zone district is consistent with the low, medium and high density general plan designations provided that the overall density of the project meets the required density.

Neighborhood apartment residential (R-3) zone district: Provides for limited higher density residential development as compared to the R-1 and R-2 zone districts with a level of standards conducive to providing a suitable living environment to those living in multiple-family residences as well as uses compatible with multiple-family neighborhoods. The R-3 district is consistent with the medium and high density general plan designations.

General apartment (R-4) zone district: Provides for all types of multiple-family residential uses as well as a limited amount of low density residential uses, and uses that are considered to be compatible with residential uses. The R-4 zone district is consistent with the medium and high density general plan designations.

(Ord. 1365 § 4 (part), 2014)

§ 18.16.020. Allowable land uses and permit requirements. ¶

Table 18.16.020 identifies the uses of land allowed by each of the residential zone districts. The last column of the table identifies a section of this title that references additional land use regulations or development standards that are applicable to that use. The applicable permit requirements for each use are established by the letter designations as follows:

"P" Designates a permitted use. New development requires a development plan review which is typically a ministerial staff review process that ensures compliance with all city development standards, as provided in Sec. 18.72.010. Larger projects may trigger a more extensive review.
"ZC" Designates that a zoning clearance is needed, which is a ministerial staff review, as provided in Sec. 18.72.020.
"U" Designates that a use permit is required, as provided in Sec. 18.72.030.
"MU" Minor use permit.
Blank Not an allowable use in that zone district.

Table 18.16.020: Allowed Uses and Permit Requirements for the Residential Zone Districts
Land Use		Zone	District		Specifc Use Criteria
	R-1	R-2	R-3	R-4
Residential Uses
Single-family residence	P	P	P	P
Two-family residence (attached or detached)		P	P	P
Halfplex (duplex)		P	P	P
Multiple-family residences			P	P	In the R-3 district: Not to exceed 4 attached or detached residences per lot.
Condominium	P 1	P 1	P	P
Manufactured home park		U	U	U
Stock cooperative residences			P	P
Boarding house			P	P	Not to exceed 10 boarders in addition to the main family.
Emergency shelter			U	U	Section18.96.060
Residential density bonuses	P	P	P	P	Chapter18.97
Renting of rooms	P	P	P	P	Section18.84.050(a)
Residential Accessory Uses
Accessory Dwelling Units	P	P	P	P	Chapter18.90ADUs
Residential care home— small	P	P	P	P
Residential care home— large	U	U	U	U
Home occupation	ZC	ZC	ZC	ZC	Chapter18.93

Table 18.16.020: Allowed Uses and Permit Requirements for the Residential Zone Districts
Land Use		Zone	District		Specifc Use Criteria
	R-1	R-2	R-3	R-4
Day care home (small)	P	P	P	P
Day care home (large)	U	U	P	P
Residential accessory structure	P	P	P	P	Section18.96.010
Keeping of animals	P	P	P	P	Section18.84.050(e)
Swimming pool/spa	P	P	P	P	Section18.84.070(g)
Garage/yard sales	P	P	P	P	Not to exceed 3 days, nor more than twice per year.
Guest house	P	P	P	P
Patio cover	P	P	P	P	Section18.84.070(j)
Nonresidential Uses
Agriculture	P	P	P	P
Bed and breakfast inn	U	U	MU	P	MUP
Religious facility	U	U	U	U
Day care center	U	U	P	P
Golf course/country club, health club	U	U	U	U
Parking for off-site use	U	U	U	U
Professional offces			U	U
Hospital				U
Mortuary				U
Parks	P	P	P	P
Public buildings and facilities	U	U	P	P
Cemetery	U	U	U	U
Senior congregate care facility			P	P
Skilled nursing/intermediate care facility			U	U
Model home	P	P	P	P
Clubs and lodges			U	U
Offces			U	U
Wireless telecommunications facility	P,U	P,U	P,U	P,U	Chapter18.95
Hotel, motel				U

Notes:

1 One halfplex/duplex only per lot.
2 Employee housing (up to six persons), supportive housing, transitional housing, mobile homes on permanent foundations, and mobile home parks (including condominium and cooperative parks) are allowed and subject only to those restrictions and development standards that apply to other residential dwellings of the same type and number in the same zone.

(Ord. 1365 § 4 (part), 2014; Ord. 1372 §§ 2(A), 2(E), 2(H), 2015; Ord. 1463, 10/7/2025)

§ 18.16.030. R-1 zone district development standards. ¶

Table 18.16.030: R-1 Zone District Development Standards
Minimum lot size	6,000 square feet; 7,000 square feet for corner lots. Except as provided in Sec. 18.84.100. Other exception: Pre-existing lots that are substandard in size are building sites provided other standards are met or a variance is approved.
Minimum lot width	60 feet; 70 feet for corner lots. Cul-de-sac lots may be 40 feet if the width is at least 50 feet at the rear of the front yard. Except as provided in Sec. 18.84.100.
Maximum percentage lot coverage (includes residence(s) and garage)	45% for single story and 40% for two stories. Includes residence(s) and garage.
Minimum yards	Front yard: 20 feet. Interior side yard: 5 feet. Street side yard: 15 feet. Rear yard: 15 feet. Setback from levee: 10 feet. Other criteria and exceptions are provided in Section18.84.070, Yards and fences.
Maximum building height	2.5 stories, not to exceed 35 feet. Other criteria and exceptions are provided in Sec. 18.84.080.
Fences and walls	See Sec. 18.84.070(e).
Off-street parking and loading	See Chap. 18.60.
Required landscaping	Single-family homes: None. All other uses: See Sec. 18.86.030.
Signs	See Chap. 18.64.
Public improvements	See Chap. 11.04.

(Ord. 1365 § 4 (part), 2014; Ord. 1437 § 1, 2022)

§ 18.16.040. R-2 zone district development standards. ¶

Table 18.16.040: R-2 Zone District Development Standards
Minimum lot size	6,000 square feet; 7,000 square feet for corner lots. Except as provided in Sec. 18.84.100. Other exception: Pre-existing lots that are substandard in size are building sites provided other standards are met or a variance is approved.
Minimum lot width	60 feet; 70 feet for corner lots. Cul-de-sac lots may be 40 feet if the width is at least 50 feet at the rear of the front yard.
Maximum percentage lot coverage (includes residence(s) and garage(s)	50% including residence(s) and garage.
Minimum yards	Front yard: 20 feet. Interior side yard: 5 feet.

Table 18.16.040: R-2 Zone District Development Standards
	Street side yard: 15 feet. Rear yard: 15 feet. Setback from levee: 10 feet. Other criteria and exceptions are provided in Section18.84.070, Yards and fences.
Maximum building height	2.5 stories, not to exceed 35 feet. Other criteria and exceptions are provided in Sec. 18.84.080.
Fences and walls	See Sec. 18.84.070(e).
Off-street parking and loading	See Chap. 18.60.
Required landscaping	Single-family homes: None. All other uses: See Sec. 18.86.030.
Signs	See Chap. 18.64.

(Ord. 1365 § 4 (part), 2014; Ord. 1437 § 1, 2022)

§ 18.16.050. R-3 zone district development standards. ¶

Table 18.16.050: R-3 Zone District Development Standards
Minimum and maximum density	New development must be within the density range allowed by the appropriate general plan designation.
Minimum lot size	6,000 square feet; 7,000 square feet for corner lots. Except as provided in Sec. 18.84.100. Other exception: Pre-existing lots that are substandard in size are building sites provided other standards are met or a variance is approved.
Minimum lot width	60 feet; 70 feet for corner lots. Cul-de-sac lots may be 40 feet if the width is at least 50 feet at the rear of the front yard.
Maximum percentage lot coverage (includes residences)	55%.
Minimum yards	Front yard: 20 feet. Interior side yard: 5 feet. Street side yard: 15 feet. Rear yard: 15 feet. Setback from levee: 10 feet. Other criteria and exceptions are provided in Section18.84.070, Yards and fences.
Maximum building height	Within 25 feet of an R-1 or R-2 district: 2.5 stories not to exceed 30 feet. Greater than 25 feet from an R-1 district: 3 stories, not to exceed 40 feet. Other criteria and exceptions are provided in Sec. 18.84.080.
Minimum distance between buildings	Front to any side or rear: 20 feet. All others: 10 feet.
Open space/recreation areas 1	100 square feet per residential unit.
Walkways	Walkways shall link residential units with recreational and other internal facilities as well as other residential units.
Fences and walls	See Sec. 18.84.070(e).

Table 18.16.050: R-3 Zone District Development Standards

Table 18.16.050: R-3 Zone District Development Standards
Off-street parking and loading	See Chap. 18.60.
Required landscaping	Single-family homes: None. All other uses: See Sec. 18.86.030.
Signs	See Chap. 18.64.
Trash enclosures	See Chap. 18.61.

Notes:

1 Open space/recreation criteria:

Areas that may be included are private or common patios, decks, balconies, recreation rooms, roof areas designed to accommodate a leisure activity, swimming pool/spa areas and other types of landscaped recreation or leisure areas.

Areas that do not qualify are front and street side yards, driveways and parking areas and associated landscaping, clothes drying areas, building entryways and walkways between buildings. To qualify as open space/recreation area the space must be a minimum of six feet by ten feet.

(Ord. 1365 § 4 (part), 2014; Ord. 1437 § 1, 2022)

§ 18.16.060. R-4 zone district development standards. ¶

Table 18.16.060: R-4 Zone District Development Standards
Minimum and maximum density	New development must be within the density range allowed by the appropriate general plan designation.
Minimum lot size	6,000 square feet; 7,000 square feet for corner lots. Except as provided in Sec. 18.84.100. Other exception: Pre-existing lots that are substandard in size are building sites provided other development standards are met or a variance is approved.
Minimum lot width	60 feet; 70 feet for corner lots. Cul-de-sac lots may be 40 feet if the width is at least 50 feet at the rear of the front yard.
Maximum percentage lot coverage (includes residences)	55%.
Minimum yards	Front yard: 20 feet. Interior side yard: 5 feet. Street side yard: 15 feet. Rear yard: 15 feet. Setback from levee: 10 feet. Other criteria and exceptions are provided in Section18.84.070, Yards and fences.
Maximum building height	Within 25 feet of an R-1 or R-2 district: 2.5 stories not to exceed 30 feet. Greater than 25 feet from an R-1 district: 4 stories, not to exceed 50 feet. Other criteria and exceptions are provided in Sec. 18.84.080.
Minimum distance between buildings	Front to any side or rear: 20 feet. All others: 10 feet.
Open space/recreation areas 1	100 square feet per residential unit.

Table 18.16.060: R-4 Zone District Development Standards
Walkways	Walkways shall link residential units with recreational and other internal facilities as well as other residential units.
Storage facilities, accessory buildings	Cannot be located within required yard areas.
Fences and walls	See Sec. 18.84.070(e).
Off-street parking and loading	See Chap. 18.60.
Required landscaping	Single-family homes: None. All other uses: See Sec. 18.86.030.
Signs	See Chap. 18.64.
Trash enclosures	See Chap. 18.61.

Notes:

1 Open space/recreation criteria:

Areas that do not qualify are front and street side yards, driveways and parking areas and associated landscaping, clothes drying areas, building entryways, walkways between buildings. To qualify as open space/recreation area the space must be a minimum of six feet by ten feet.

(Ord. 1365 § 4 (part), 2014; Ord. 1437 § 1, 2022)