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 single-family 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 the city and the commercial centers.

tween 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 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 pedestrian- and 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.

Table 18.38.030-1 Permitted Use Matrix for Residential Districts

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.

ing 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.

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.

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;

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

Chapter 18.42. COMMERCIAL AND MEDICAL/PROFESSIONAL OFFICE DISTRICTS

The purpose of this chapter is to establish commercial and office 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 commercial and medical/professional office land use categories as shown in Table 18.42.030-1. (Ord. 738 § 1 (Exh. A) (part), 2013)

The following descriptions of each commercial and medical/professional office zoning district identify the characteristic uses, intensity of uses, and level of development intended for that district.

• A. Neighborhood Commercial (NC) Zoning District. The NC district is applied to areas where there is a high concentration of housing to support the neighborhood center concept in the city's general plan by providing commercial uses that serve daily needs (e.g., retail and personal services) within close proximity to residential uses. This zoning district encourages development that is pedestrian-oriented and is well connected to surrounding residential neighborhoods.

• B. Highway Service Commercial (HSC) Zoning District. The HSC district is consistent with the highway service commercial land use designation in the general plan. This district is applied to locations along highways and is intended to provide businesses and services to meet the needs of the traveling public.

• C. Downtown Core (DC) Zoning District. The DC district is consistent with the downtown core land use designation in the general plan. The purpose of the DC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The DC district is intended to guide and regulate commercial development within the historic downtown area.

• D. General Commercial (GC) Zoning District. The GC district is consistent with the general commercial land use category in the general plan. The purpose of the GC district is to stabilize, improve, and protect the characteristics of commercial businesses and to provide adequate locations for stores, shops, and offices which are supplying commodities or performing services for residents of the city as a whole. The GC district is intended to guide and regulate general commercial development.

• E. Medical/Professional Office (MPO) Zoning District. The MPO district is consistent with the medical/professional office land use designation in the general plan. The purpose of the MPO district is to provide for concentrations of hospitals, medical facilities, auxiliary uses, and medical services and to encourage the orderly and harmonious development of these facilities, which are performing services for residents of the city as a whole. The MPO district is intended to guide and regulate medical, professional office, and similar and compatible development.

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

Table 18.42.030-1 below identifies allowed uses and corresponding permit requirements for the commercial and medical/professional office 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: "AR" symbolizes uses permitted through administrative review, "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.

Table Notes:

1. When combined as a joint use (i.e., shops below and units above).

2. Facility shall be state licensed.

3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/work units.

4. No significant storage or corporation yards permitted.

Table Notes:

5. Parks, plazas and other types of open space are only permitted as accessory to another use.

6. Two-dimensional artworks smaller than ten square feet may be permitted through the administrative use review process.

7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.

8. Auctions are not to include animals and shall be conducted within an enclosed building only.

9. Permitted when accessory to a hotel, motel, or restaurant.

10. Any use involving potentially hazardous materials is subject to administrative review (AR).

11. Includes laboratories that are ancillary to the primary use.

12. Permitted without a use permit if ancillary to a fueling station.

13. The city further identifies the parcels of land located within the city limits, south of Poppy Avenue, bounded by Poppy Avenue to the north, Highway 33 to the east, Bartch Avenue to the south, and the irrigation canal to the west, located in the general commercial zone, as an acceptable zone to establish a cannabis dispensary, subject to a conditional use permit, and located at least three hundred feet from a residentially zoned district.

• (Ord. 738 § 1 (Exh. A) (part), 2013; Ord. 802 § 2, 2017; Ord. 807 § 1, 2017)

The following development standards are applicable to the commercial and medical/professional office 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.

Table 18.42.040-2 Development Standards for Commercial and Medical/Professional Office Districts

Table Notes:

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

2. The maximum impervious surface ratio may be exceeded by a factor of five percent if other LID provisions are implemented (see Chapter 18.78 (Landscaping)). See additional regulations for setbacks and encroachments for accessory structures, fireplaces, architectural features, patios, decks, and fences in Chapter 18.60 (General Development Standards).

3. No parking shall be placed between the building and the front property line.

4. Minimum side yard setback is five feet when abutting alleys and ten feet when abutting residential districts. Minimum rear yard setback is ten feet when abutting alleys or residential districts.

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

6. See Chapter 18.60 (General Development Standards) 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 minor adjustment process (Section 18.16.110 ).

(Ord. 738 § 1 (Exh. A) (part), 2013)

For major development projects as defined in Chapter 18.98 , application shall be made for planned development approval. Project review shall include, but shall not be limited to, architecture, site plan, consistency with goals and objectives of the general plan and environmental and economic impacts on the community. In addition, such large-scale development shall be fully consistent with the community design guidelines and downtown physical design plan, adopted October 2002, as may be amended from time to time. Exception: Projects within the West Patterson business park master plan area shall not be subject to this requirement.

Major development projects as defined at Chapter 18.98 , once constructed, shall be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership. This shall include but shall not be limited to landscaping, graffiti removal, painting, grounds and parking lot maintenance, lighting and other visual aspects of the project site.

(Ord. 767 (part), 2014)