Chapter 18.38 — RESIDENTIAL DISTRICTS

The purpose of this chapter is to establish residential zoning districts in the city, along with allowed use and development standards applicable to those districts. These districts are consistent with and implement the city's general plan residential land use categories (estate residential, low density residential, downtown residential, medium density residential, and high density residential).

(Ord. 738 § 1 (Exh. A) (part), 2013)

The following descriptions of each residential zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

• A. Estate Residential (ER) Zoning District. This district is applied to areas of the city where development is limited to very low density concentrations of single-family dwellings. The zone implements the general plan's estate residential land use designation by allowing residential developments at an intensity of at or less than 1.0 dwelling units per gross acre. The ER district is intended to stabilize and protect the low-intensity residential characteristics of the district, to promote and encourage a suitable environment for family life, and to provide for detached single-family dwellings and the services appurtenant thereto.

• B. Low Density Residential (LR) Zoning District. This district is applied to areas of the city where development is limited to low density concentrations of single-family dwellings. The zone implements the general plan's low density residential land use designation by allowing residential developments between 1.1 and 5.0 dwelling units per gross acre. The LR district is intended to stabilize and protect the residential characteristics of the district, to promote and encourage a suitable environment for family life, and to provide for detached singlefamily dwellings and the services appurtenant thereto. This district includes two variations: low density residential, narrow (LR-n) has the standard side yard setbacks of five feet, zero inches, and low density residential, wide (LR-w) which has a minimum building separation of fifteen feet, zero inches. The latter district is intended to require increased separation between single-family homes.

• C. Downtown Residential (DR) Zoning District. The district implements the general plan's downtown residential land use designation by allowing for residential development between 3.1 and 10.0 dwelling units per gross acre. The DR district is intended to stabilize and protect the residential characteristics of the district, to promote and encourage a suitable residential environment, and to provide for single-family detached and attached homes, duplexes, secondary residential units, and the services appurtenant thereto.

• D. Medium Density Residential (MR) Zoning District. This district designates property for the development of a wide range of housing types with a density range between 5.1 and 12.0 dwelling units per gross acre. The zone implements the general plan's medium density residential land use designation and is intended for higher-density single-family homes (attached or detached), condominiums, and small apartment complexes. This district provides a compatible transition between the lower-density residential neighborhoods of

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City of Patterson, CA

ZONING

§ 18.38.020

§ 18.38.030

the city and the commercial centers.

• E. High Density Residential (HR) Zoning District. This district designates property for the development of residential uses with a density between 12.1 and 20.0 dwelling units per gross acre. The zone implements the general plan's high density residential land use designation and is intended for higher-density residential development, such as apartments, condominiums, lofts, and other multi-story residential uses. This district is typically located along major roadways and transit corridors near and adjacent to or within service and employment centers. High-density residential development is designed to be pedestrianand transit-friendly.

• (Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 767 (part), 2014)

Table 18.38.030-1 below identifies allowed uses and corresponding permit requirements for the residential zoning districts subject to compliance with Chapter 18.34 (Land Use Classification) and all other provisions of this title. Descriptions/definitions of the land uses can be found in Division V (Definitions). The special use regulations column in the table identifies the specific chapter or section where additional regulations for that use type are located within this title.

Use regulations in the table are shown with representative symbol by use classification listing: "P" symbolizes uses allowed by right, "CUP" symbolizes uses that require approval of a conditional use permit, and "N" symbolizes uses that are not permitted.

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Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section
18.38.020 for descriptions)
LR Special Use
ER (n,w) DR MR HR Regulations
Residential Uses
Duplexes1 AR AR AR AR AR
Family day care home CUP CUP CUP CUP CUP Chapter 18.63
(large)
Family day care home P P P P P
(small)
Group care facility N N N N CUP
(large)2
Group care facility P P P CUP CUP
(small)2
Live/work units3 CUP N CUP N N Chapter 18.68
Manufactured housing4 P P P P P
Mobile homes P N N N N
(accessory)
Mobile home parks N N N CUP CUP
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City of Patterson, CA

PATTERSON CODE

§ 18.38.030

§ 18.38.030

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Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section
18.38.020 for descriptions)
LR Special Use
ER (n,w) DR MR HR Regulations
Multiple-family units N N CUP P P
Single-family, second P P P N N Chapter 18.66
units
Single-family units P P P CUP CUP
Single-family units, N CUP CUP P CUP
attached1
Transitional housing CUP CUP CUP CUP CUP
Agriculture, Resource, and Open Space Uses
Agricultural uses5 N N N N N
Recreation, Education, and Public Assembly Uses
Child-care center CUP6 CUP6 CUP6 CUP CUP Chapter 18.63
Community garden and/ CUP CUP CUP CUP CUP
or farmer's market
Country clubs and CUP CUP CUP CUP CUP
related uses
Emergency shelters CUP CUP CUP CUP CUP
Golf courses CUP CUP CUP CUP CUP
Golf driving ranges CUP CUP CUP CUP CUP
Museums/Libraries CUP CUP CUP CUP CUP
Parks, plazas, and CUP CUP CUP CUP CUP
playgrounds
Places of worship CUP CUP CUP CUP CUP
Public facility CUP CUP CUP CUP CUP
7 see note see note see note see note see note Chapter 18.90
Temporary uses
Utility, Transportation, and Communication Uses
Communication CUP CUP CUP CUP CUP
equipment buildings
Electric substations8 CUP CUP CUP CUP CUP
Public utility structures8 CUP CUP CUP CUP CUP
Retail, Service, and Office Uses
Home occupations9, 10 AR AR AR AR AR
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City of Patterson, CA

ZONING

§ 18.38.030

§ 18.38.040

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Table 18.38.030-1 Permitted Use Matrix for Residential Districts
Residential Zoning District (See Section
18.38.020 for descriptions)
LR Special Use
ER (n,w) DR MR HR Regulations
Personal services N N N N CUP
Automobile and Vehicle Uses
Vehicle storage (large)11 see note see note see note see note see note
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Table Notes:

1. Duplexes and halfplexes may be permitted with administrative use review (AR) on corner lots larger than seven thousand square feet.

2. Facility shall be state licensed.

3. See land use classifications in Chapter 18.96 for definition of live/work quarters.

4. Manufactured house on permanent foundations, subject to provisions.

5. Agricultural uses to include livestock farming and dairying.

6. Only permitted as an accessory use defined as a place of worship or public facility.

7. See Chapter 18.90.

8. Includes electronic substations, including microwave facilities in conjunction therewith.

9. Storage, corporation, and repair yards prohibited.

10. Requires a business license and subject to the provisions in Chapter 18.64.

11. No overnight storage or parking of vehicles with a curb weight higher than ten thousand pounds.

(Ord. 738 § 1 (Exh. A) (part), 2013)

The following development standards are applicable to the residential zoning districts. These standards, along with other development standards (e.g., landscaping requirements, signs, parking standards) in this title and city-adopted design guidelines, are intended to assist property owners and project designers in understanding the city's minimum requirements and expectations for high quality development.

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Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER LR-n LR-w DR MR HR
Density (units per gross acre)1
Minimum none 1.1 1.1 3.1 5.1 12.1
Maximum 1.0 5.0 5.0 10.0 12.0 20.0
Setbacks (minimum)2
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City of Patterson, CA

PATTERSON CODE

§ 18.38.040

§ 18.38.040

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Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER LR-n LR-w DR MR HR
Front yard—general 20' 20' 20' 20' 20' 25'
Front yard—living area3 15' 15' 15' 15' 15' —
Side—interior lot 5' 5' 5' 5' 5' 15'
Side—street side/ corner lot 10' 10' 10' 10' 10' 25'
Rear yard 20' 20' 20' 20' 20' 20'
Rear—setback to alley 5' 5' 5' 5' 5' 5'
ROW
Distance Between Buildings
Distance between main 10' 10' 10' 10' 10' 10'
building and accessory
buildings
Distance between accessory 10' 10' 10' 10' 10' 10'
buildings
Distance between main 10' 10' 10' 10' 25' 25'
buildings
Distance between any wall 10' 10' 10' 10' 35' 35'
of a main building
containing living room
windows and any other wall
of a main building
Distance between wall of a 15' 10' 15' 10' n/a n/a
single-family home and
neighboring single-family
home (primary structure
only)
Lot Area4, 8
Minimum 12,000 sf 6,000 sf 6,000 sf 6,000 sf 9,000 sf5, 6 10,000 sf
Corner Minimum 14,000 sf 7,000 sf 7,000 sf 7,000 sf n/a n/a
Lot Dimensions (minimum)
Width/frontage—interior 60' 45' 45' 45' 50'5 70'
lot
Width/frontage—corner lot 70' 70' 70' 70' 70'5 70'
Average width—cul-de-sac 60' 45' 45' 45' 50'5 70'
Frontage—cul-de-sac 40' 35' 35' 35' 35' 50'
Depth 100' 70' 70' 70' 70' 100'
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City of Patterson, CA

ZONING

§ 18.38.040

§ 18.38.040

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Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER LR-n LR-w DR MR HR
Height (maximum)7 7
Primary Structure/Unit 2 stories 2 stories 2 stories 3 stories 2 stories 3 stories
(32') (32') (32') (45') (32') (45')
Accessory Structure 1 story 1 story 1 story 1 story 1 story 1 story
(12') (12') (12') (12') (12') (12')
Lot Coverage (maximum impervious surface)
Maximum 40% 70% 70% 80% 75% 75%
Maximum (front yard) 60% 60% 60% 75% 60% 60%
Maximum footprint9 9 25% 35% 35% 35% n/a n/a
Landscaping See regulations in Chapter 18.78
Lighting See regulations in Chapter 18.80
Fences, Walls and See regulations in Chapter 18.70
Screening
Parking and Loading See regulations in Chapter 18.76
Signs See regulations in Chapter 18.82
Projections and See regulations in Sections 18.60.030 and 18.60.040
Encroachments
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Table 18.38.040-1 Development Standards for Residential Districts
Residential Districts (See Section 18.38.020 for descriptions)
ER LR-n LR-w DR MR HR
Height (maximum)7 7
Primary Structure/Unit 2 stories 2 stories 2 stories 3 stories 2 stories 3 stories
(32') (32') (32') (45') (32') (45')
Accessory Structure 1 story 1 story 1 story 1 story 1 story 1 story
(12') (12') (12') (12') (12') (12')
Lot Coverage (maximum impervious surface)
Maximum 40% 70% 70% 80% 75% 75%
Maximum (front yard) 60% 60% 60% 75% 60% 60%
Maximum footprint9 9 25% 35% 35% 35% n/a n/a
Landscaping See regulations in Chapter 18.78
Lighting See regulations in Chapter 18.80
Fences, Walls and See regulations in Chapter 18.70
Screening
Parking and Loading See regulations in Chapter 18.76
Signs See regulations in Chapter 18.82
Projections and See regulations in Sections 18.60.030 and 18.60.040
Encroachments
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Table Notes:

1. Project may be eligible for a bonus as described in Chapter 18.88.

2. See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Section 18.60.040.

3. Active living space (bedrooms, living rooms, dining areas, porches, etc.) may be set back a minimum of fifteen feet. Garages shall be set back a minimum of twenty feet.

4. For uses requiring a conditional use permit, the planning commission may establish alternative minimum lot sizes.

5. Minimum lot size requirements for single-family units in this district shall be three thousand five hundred square feet. Minimum lot dimensions shall be the same as the minimum dimensions in the LR-n district.

6. Only permitted on corner lots.

7. See Sections 18.60.030 and 18.60.040 for permitted projections into setbacks and exceptions to height limitations. A height increase may also be granted to allow for exceptional architecture or for unique architectural features (e.g., clock tower, church steeple, etc.) through the adjustment process (Section 18.16.110 (Minor adjustment)).

8. The anti-monotony provisions in Section 18.38.050(B) apply to all lots smaller than ten thousand square feet.

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City of Patterson, CA

PATTERSON CODE

§ 18.38.040

§ 18.38.050

Table Notes:

9. Only applies to single-family residential structures. This is the maximum ground floor footprint for the primary residential structure (including attached garages) and does not include accessory structures.

Figure 18.38.040-1 Maximum Residential Footprint

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• (Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 848, 2020)

• A. Applicability. The following provisions apply to all residential lots smaller than ten thousand square feet in size. These are considered minimum standards and additional requirements may by applied during the residential design review process.

• B. Provisions:

  1. No building permit shall be issued for a single-family dwelling that is similar in appearance to any dwelling on either side of the same street within a two-lot distance. For example, as illustrated in Figure 18.38.050-1 below, all of the homes in dark grey must have different features as identified in this section from the home identified by the white subject parcel.

Figure 18.38.050-1 Repeating Home Plans not Permitted

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2. Similarity shall be avoided by implementing a minimum of three of the following:

   • a. Vary the lot width by more than ten feet;

   • b. Vary the lot size by more than twenty-five percent;

   • c. Vary the roof type and/or significantly change the roof pitch;

   • d. Increase the building or roof height by more than eight feet;

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City of Patterson, CA

ZONING

§ 18.38.050

§ 18.38.050

• e. Use a different color pallet (e.g., wall, trim and roof color) and/or wall materials and textures;

• f. Vary the front setback distance by more than five feet;

• g. Significantly alter the shape of the front elevation silhouette;

• h. Change the relative location, sizes or windows and doors in the front elevation;

• i. Change the relative location of the garage door, if included on the front elevation;

• j. Change the housing architectural style; and/or

• k. Utilize a covered front porch.

Figure 18.38.050-2 Anti-Monotony Provisions

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City of Patterson, CA

PATTERSON CODE

§ 18.38.050

§ 18.38.050

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(Ord. 738 § 1 (Exh. A) (part), 2013)

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City of Patterson, CA