Chapter 17.24 — R-2 RESIDENTIAL TWO-FAMILY ZONE

The residential two-family or R-2 zone is intended to apply in areas of the city where it is reasonable to permit and protect low-density residential developments. The regulations of this chapter and provisions of Chapter 17.76 shall apply in all residential two-family or R-2 zones.

(Ord. 2007-05 § 3 (part))

Principal permitted uses in the R-2 zone are as follows:

A.

Single-family dwellings, two-family dwellings and triplexes;

B.

Renting of one room to not more than two persons not employed on the premises;

C.

Second dwellings in accordance with the provisions of Section 17.76.130;

D.

Pre-manufactured structures in accordance with the provisions of Section 17.76.120;

E.

Community care facilities with six or fewer persons as provided by California H&S Code Section 1569.13;

F.

Small family day care homes;

G.

Large family day care homes subject to the provisions of Section 17.76.070;

H.

Crop and tree farming;

I.

Agricultural worker housing;

J.

Supportive housing;

K.

Transitional housing.

L.

Accessory dwelling units and junior accessory dwelling units subject to the provisions of Section 17.76.130.

(Ord. 2007-05 § 3 (part))

(Ord. No. 2014-02, § III; Ord. No. 2018-03, Exh. A; Ord. No. 2019-05; Ord. No. 2020-06, (Exh. B))

Administratively permitted uses in the R-2 zone are as follows:

A.

Home occupations in accordance with the provisions of Section 17.76.060;

B.

Yard sales as defined and permitted in Section 17.76.160;

C.

One detached storage building or shop in accordance with the provisions of Section 17.24.060(E);

D.

Patio covers and shade structures that satisfy the provisions of Section 17.24.060(F);

E.

Tract sales offices in conjunction with sale of lots in a subdivision subject to provisions of Section 17.76.140.

F.

Crop and tree farming between two and ten (10) acres in size. Must comply with the city's administrative guidelines for implementation of general plan agricultural buffering policies.

G.

Electric vehicle charging stations.

(Ord. 2007-05 § 3 (part))

(Ord. No. 2019-05; Ord. No. 2022-17.4002, Exh. A)

Conditional uses requiring use permits in the R-2 zone are as follows:

A.

Multiple dwellings (apartments, townhouses, condominium and fourplex development) greater than four families per structure;

B.

Guest houses and servants' quarters;

C.

Public and private noncommercial recreation facilities;

D.

Public and private schools, churches, public parks, public buildings and golf courses;

E.

Temporary dwelling for the convalescence of the immediate family members in accordance with the provisions of Section 17.76.040;

F.

Public utility buildings and uses;

G.

Private institutions, including day care centers, rest homes, sanitariums, convalescent homes, homes for the elderly and similar operations;

H.

Home occupations not consistent with the provisions of Section 17.76.060;

I.

Communication towers and support facilities in accordance with the provisions of Chapter 17.85;

J.

Mobile home parks and subdivisions subject to a minimum of four thousand, five hundred (4,500) square feet for each space or lot.

K.

Crop and tree farming between eleven (11) and twenty (20) acres in size. Must comply with the city's administrative guidelines for implementation of general plan agricultural buffering policies.

(Ord. 2007-05 § 3 (part))

(Ord. No. 2019-05)

Lot requirements in the R-2 zone are as follows:

A.

Minimum lot area: six thousand (6,000) square feet for interior lots, seven thousand (7,000) square feet for corner lots, but not less than four thousand, five hundred (4,500) square feet for each dwelling unit;

B.

Minimum lot width: sixty (60) feet for interior lots, seventy (70) feet for corner lots;

C.

Maximum lot depth: three times lot width;

D.

Maximum building coverage: sixty (60) percent.

(Ord. 2007-05 § 3 (part))

Design requirements for structures in the R-2 zone are as follows:

A.

Minimum building width: twenty (20) feet;

B.

Minimum roof slope: 3:12;

C.

Minimum roof overhang: twelve (12) inches;

D.

A carport or enclosed garage for each dwelling unit shall be provided for all new construction as follows:

Single-family: Two onsite covered spaces. At least one space shall be equipped with a dedicated 208/ 240 volt electrical outlet to allow for installation of a level 2 electric vehicle charging station.

Duplex or triplex: One covered and one uncovered on-site space. At least one space shall be equipped with a dedicated 208/ 240 volt electrical outlet to allow for installation of a level 2 electric vehicle charging station.

When required, a two-space carport or garage shall be at least twenty (20) feet by twenty (20) feet (interior dimensions) with a minimum sixteen (16) foot wide garage door.

The maximum height for a detached garage or carport is fifteen (15) feet. Additional height above fifteen (15) feet may be granted up to a maximum of twenty-five (25) feet whereby an additional one foot of building setback is provided for each additional foot of building height.

Each required covered and uncovered parking space shall be paved and shall be a minimum of ten (10) foot by twenty (20) foot (except as otherwise provided in Section 17.76.100 of this code). Driveway access from street to all on-site parking spaces shall be paved;

E.

A single detached storage or shop building shall meet the following criteria:

The storage or shop building shall conform to the maximum building coverage requirements,

The height of the storage building shall not exceed fifteen (15) feet,

The roof pitch and construction materials of the building shall be similar to that of the dwelling unit,

Shall not be located in any required front yard (closest to the front property line) or in front of the primary structure, whichever distance is greater,

Consistent with setbacks for this zone district;

F.

Patio covers and shade structures shall meet the following criteria. Those not meeting these criteria shall meet the yard, height and design criteria for main buildings:

Set back a minimum of ten (10) feet from the rear and side yard property line,

Open on at least two sides,

Maximum height: twelve (12) feet,

Minimum six-foot spacing on support posts shall be provided;

G.

Heating and air conditioning units may be located in the side yard of those lots where a dwelling exists at the time of adoption of the ordinance codified in this chapter;

H.

At a minimum, the following landscaping is required:

The required front yard shall be landscaped and not used for parking. The only area not landscaped within the required front yard is the driveway access to the required parking area, which shall not exceed twenty- five (25) feet in width;

Landscaping within the front setback area shall include one, fifteen (15) gallon-sized tree for each fifty (50) feet of frontage. At least one of the trees must be planted within seven feet of the sidewalk. At least one gallon-sized shrub must be planted for each five feet of frontage;

In addition to the required trees and shrubs, the landscaped area may also be planted with lawn or ground cover plants. Other decorative non-plant ground covers may be used as long as they do not exceed twenty-five (25) percent of this landscaped area;

Turf shall not be planted on sloped areas which exceed a slope of one-foot vertical elevation change for every four feet of horizontal length.

Climate adapted plants that require occasional to no summer water (average WUCOLS plant factor 0.3*) shall be planted for seventy-five (75) percent of the plant area. Use of flowering plant varieties known to benefit honeybees is encouraged;

Other decorative non-plant ground covers may be used as long as they do not exceed twenty-five (25) percent of this landscaped area. Gravel, colored rock, walk-on bark, and similar materials shall be used in combination with the live groundcover in all non-turf areas as a mulch to control weeds and conserve or retain water until a living groundcover has achieved full coverage;

All plants utilized for landscaping must be planted either directly into the native soil of the front yard, or, if compostable pots are used and it is so desired, the compostable pot may be planted into the soil along with the plant;

A minimum three-inch layer of mulch shall be applied on all remaining exposed soil surfaces;

Where landscaping is provided, adequate irrigation and maintenance thereof shall be provided, including replacement of dead trees, shrubs, vines or other ground cover required pursuant to this section.

*WUCOLS: Water Use Classification of Landscape Species published by the University of California Cooperative Extension and the Department of Water Resources 2014.

(Ord. 2007-05 § 3 (part))

(Ord. No. 2015-01, § 1(Exh. A); Ord. No. 2020-04 (Exh. A); Ord. No. 2022-02, Exh. A)

A.

Minimum yards in the R-2 zone are as follows:

Main buildings:

Front: twenty (20) feet;

Rear: twenty (20) feet;

Side: five feet. Side setback on a corner lot facing the street shall not be less than twenty (20) feet.

Accessory buildings:

Front: thirty-five (35) feet;

Rear: twenty (20) feet, unless otherwise specified herein;

Side: five feet, unless otherwise specified herein. Side setback on a corner lot facing a street shall not be less than twenty (20) feet.

B.

Exceptions to the minimum yards established above are as follows:

Cornices, eaves, canopies, bay windows, chimneys and similar architectural features may extend a maximum of two and one-half feet into such yards. Uncovered porches or stairways, fire escapes or landings may extend a maximum of six feet into front or rear yards and three feet into side yards.

Detached accessory buildings shall not be located within five feet of any main building, nor within five feet of a side lot line, nor encroach on any easement. Accessory buildings attached to main buildings shall be structurally a part thereof and shall comply with main building yard requirements.

If the property abuts a public alley, the rear setback shall be as detailed in Table: R-2 Structure Setbacks of this section.

The rear setback for a detached garage that meets the following requirements shall be as detailed in Table: R-2 Structure Setbacks of this section:

a.

The height shall not exceed fifteen (15) feet;

b.

The roof pitch and construction materials of the garage shall be similar to that of the dwelling unit; and

c.

The garage walls shall be parallel and/or perpendicular to the property lines. Any garage wall which is both parallel to and within twenty (20) feet from the property line(s) shall be approved by the city building official.

Where more than one-half of the block is occupied with buildings, the required front yard may be reduced to the average of those of the improved sites, but in no case shall be less than twelve (12) feet.

If any building is so located on a lot that the front faces any side lot line, it shall be at least twenty (20) feet from such side lot line.

Outdoor swimming pools and spas located within ten (10) feet of any side yard, rear yard or structure, shall be set back from said side yard, rear yard or structure a distance equal to the depth of the pool within said ten (10) foot area, but in no instance shall the setback be less than five feet. Pools and spas shall not be located in a required front yard.

See Section 17.76.190 - Fence standards for fence height and setback regulations.

R-2 STRUCTURE SETBACKS

Yard Structure Setback

Front House/Main Building 20

Garage 20

Accessory Structure Not allowed

Pool or spa Not allowed

Side (interior lot) House/Main Building 5

Garage 5

Patio covers and shade structures 5

Accessory 5

House facing side yard 25

Side yard facing street House/Main Building 20 (corner lot)

Garage (at same front plane as house) 20

Garage (behind rear plane of house, with alley 10
access only)

Accessory structure (same plane as house) 20

Accessory structure (behind rear plane of house) 10

Rear House/Main Building 20

Garage (detached, no alley) 10

Garage (on alley) Zero, if min. 24' backup
available into alley

Garage or accessory structure in rear yard abutting Zero
land on which no structure can be built (example:
abutting US Bureau of Reclamation ditch right-of-
way)

Accessory structure (on alley) Zero

Accessory structure (no alley):

Less than or equal to 120 square foot footprint, and Zero
less than or equal to six feet tall

Metal sided and roofed

Structure less than or equal to six feet tall Zero

Metal sided and roofed

Structure greater than six feet tall 1' for each foot of height
above six feet, up to ten
feet

Non-metal sided and roofed structure greater than Minimum 5', plus 1' for
120 square feet and greater than six feet tall each foot of height
above 6', up to 10'

Patio covers and shade structures 10

(Ord. 2007-05 § 3 (part))

(Ord. No. 2015-01, § 1(Exh. A); Ord. No. 2021-01, (Att. B))

Maximum building height in the R-2 zone is thirty-five (35) feet except where otherwise restricted herein for specified accessory buildings.

(Ord. 2007-05 § 3 (part))