Chapter 17.16 — DUPLEX, RESIDENTIAL (R-2) DISTRICT

The purpose of the duplex residential (R-2) district is to provide for fully serviced, urban-sized lots for single-family and duplex dwellings and selected related uses. The maximum density is 12 dwellings per acre. This district is consistent with the single-family and duplex and triplex general plan land use designations.

(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following uses are permitted outright in the R-2 district if a building permit, where necessary, is issued:

• A. Single-family residences;

• B. Accessory dwelling units, attached, detached, or junior (17.104.100);

• C. A manufactured home per Section 17.12.020(B) ;

• D. Duplex or two-family residences;

• E. Employee housing with six or less persons;

• F. Community care facility;

• G. Accessory buildings, structures and uses when constructed concurrently or subsequently to the main buildings:

  1. Decks, fences, patios and retaining walls,

  2. Private garages or carports, porte cochere (cover over the driveway at a side yard entrance to the main building for sheltering persons entering or leaving vehicles),

  3. Private swimming pools, hot tubs, and saunas, and

  4. Storage sheds for tools, garden supplies, non- commercial greenhouses and firewood used on site;

• H. Child day care home, up to 14 children.

(Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 24-1044, 9/18/2024)

The following uses are permitted provided an administrative permit is issued subject to the provisions of Section 17.104.060 :

• A. Home occupation;

• B. Second unit only in conjunction with one single-family home on a lot, subject to development standards in Section 17.104.050 .

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following uses are permitted in the R-2 district if a use permit is issued and subject to the provisions of Chapter 17.104 , General Provisions, Conditions, Exceptions and Special Uses:

• A. Large day care home, subject to development standards in Section 17.104.070 ;

• B. Townhouses;

• C. Temporary residential development sales office and contractor's yard;

• D. Church;

• E. Bed and breakfast guest facility, subject to the provisions of Chapter 17.104.080;

• F. Skilled nursing/intermediate care facility serving no more than 15 people; and

• G. Public or private parking lot when adjacent to a "C" or "M" district subject to the development standards of Section 17.100.160 .

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 24-1044, 9/18/2024)

Other uses permitted in the R-2 district are:

• A. The uses allowed by Chapter 17.104 ;

• B. Other uses found to be similar in character and impact to those listed in Sections 17.16.020 — 17.16.040 , as determined by the community development director in accordance with Section 17.116.030 .

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following site development standards apply in the R-2 district:

• A. Minimum Building Site. There shall be at least 3,500 square feet of lot area for each dwelling unit. No more than one family dwelling unit may be constructed on any lot whose area is less than 7,000 square feet, except that any lot of record on the effective date of the zoning ordinance codified in this title (December 2000) which is 6,000 or more square feet may contain two dwelling units. The residential density and area for parcels created after the effective date of this zoning ordinance shall be as follows:

  1. Single-Family Detached. Per site development standards of R-1 zone district as set forth in Section 17.12.060 .

  2. Single-Family Attached. Per Section 17.16.060(F) .

  3. Duplex: 7,000 square feet:

     • a. Interior Lot. Seven thousand square feet and 60 feet minimum width;

     • b. Corner Lot. Seven thousand square feet and 70 feet minimum width.

  4. Maximum Lot Coverage for all Structures. Forty percent).

• B. Yards. The following yard requirements apply:

  1. Front. Twenty feet; except that single-family houses and duplexes constructed with garages having a swing driveway, with the entrance facing the side property line, or with the garage facing the street but set back a minimum of 20 feet, may have a minimum 15 foot setback;

  2. Side. Five feet on interior side and 10 feet on the corner side;

  3. Rear. Ten feet and 1,000 square feet uncovered space on rear one-third of lot.

• C. Maximum Structural Height. The following structural height restrictions apply;

  1. Main Building. Thirty-five feet;

  2. Accessory Building. One story not to exceed 15 feet.

• D. Parking. Parking requirements are as specified in Sections 17.100.010 — 17.100.160 .

• E. Outdoor Trash Storage. All outdoor trash storage and collection facilities other than standard containers for individual residential use are required to be enclosed by a solid masonry wall or view-obscured fence at least one foot higher than the trash container.

• F. Townhouses. Yard and building site standards may vary for townhouses through issuance of a use permit, provided the density permitted by the general plan is not exceeded.

• G. Parking. Parking requirements as specified in Sections 17.100.010 — 17.100.160 . For each newly constructed single-family and duplex or two-family residence, two covered parking spaces in a carport or garage; each space shall be a minimum of 10 feet in width and 20 feet in depth of unobstructed area. Washing machines, dryers, water heaters, stairways, supporting columns, steps or other obstructions shall not be located within the required parking space.

0** — 17.100.160 . For each newly constructed single-family and duplex or two-family residence, two covered parking spaces in a carport or garage; each space shall be a minimum of 10 feet in width and 20 feet in depth of unobstructed area. Washing machines, dryers, water heaters, stairways, supporting columns, steps or other obstructions shall not be located within the required parking space.

• H. Architectural and Site Plan Review. An applicant for a use permit shall submit architectural drawings, the elevations of all buildings and a site plan which indicates how the standards listed in this section will be met. Development plans are also subject to the City of Susanville Design Guidelines, adopted July 17, 2002, as may be amended. This submittal shall be made on a form prescribed by the community development director and shall include such additional plans, drawings and information as the planning commission from time to time may require by resolution. Such drawings and site plans shall be considered by the planning commission at a public meeting. The planning commission must find that the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the city. The planning commission may approve, conditionally approve or disapprove the plans. Architectural and site plan review will be a part of the use permit process and the director's approval shall occur as set forth by the terms and conditions of the use permit.

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

Chapter 17.20. DUPLEX AND TRIPLEX RESIDENTIAL (R-3 AND R-3(A)) DISTRICT

The purpose of the duplex and triplex residential (R-3 and R-3A) district is to provide areas for residential development that promote flexibility in site design and type of unit. Selected related uses are also allowed. The maximum density for residential dwellings is 12 dwellings per acre in areas which have the services and facilities necessary for medium density residential uses. Duplexes and triplexes are permitted by right while structures with more than three dwellings are allowed with a use permit. Single-family homes may be located in the R-3(A) district only. The density of a singlefamily development cannot exceed seven dwellings per acre. Generally the R-3(A) zoning will only be applied to areas that are predominately developed with single-family homes. Multiple structures, excluding single-family dwellings, may locate on one lot, with a maximum density of 12 dwellings per acre. The R-3 and R-3(A) district is consistent with the duplex and triplex general plan designation. Only the R-3 district is consistent with the multiple family general plan designation. (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following uses are permitted outright in the R-3 district if a building permit, where necessary, is issued:

• A. Accessory dwelling units, attached, detached, and junior (17.104.100);

• B. Duplex or two-family residences;

• C. Triplex;

• D. Single-family residences, manufactured homes per Section 17.12.020(B) and all uses permitted by right or with an administrative permit in the R-3 district, are permitted on parcels that are zoned R-3(A), (single-family homes are not allowed in the R-3 zone district);

• E. Employee housing with six or less persons;

• F. Accessory buildings and uses commonly found in residential development, including a swimming pool, tennis courts, clubhouse, etc.;

• G. Child daycare home, up to 14 children;

• H. Community care facility.

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 24-1044, 9/18/2024)

The following uses are permitted in the R-3 district if an administrative permit is issued, and subject to the provisions of Section 17.104.060 :

• A. Home occupation (allowed in R-3 and R-3(A) zones);

• B. Second unit in R-3(A) zone, only in conjunction with one single-family home on a lot, subject to development standards in Section 17.104.050 .

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following uses are permitted in the R-3 and R-3(A) district is a use permit is issued:

• A. Rooming house or boardinghouse or dwelling group;

• B. Private club, fraternity, sorority or lodge, except those for which the chief activity is a service customarily carried on by a business;

• C. Church;

• D. Day care center;

• E. Bed and breakfast guest facility, subject to the provisions of Section 17.104.080 ;

• F. Skilled nursing/intermediate care facility;

• G. Public or private parking lot when adjacent to a "C" or "M" district subject to the development standards of Section 17.100.160 ;

• H. Single-family residences, except those constructed in developments exceeding seven dwellings per acre, that exist as of the effective date of the ordinance codified in this title (December 2000) are permitted and may be maintained and reconstructed if destroyed but no new single-family residences shall be constructed on vacant parcels in the R-3 zone district;

• I. Fourplexes and multifamily with more than four dwellings per structure;

• J. Townhouse.

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006; Ord. 24-1044, 9/18/2024)

Other uses permitted in the R-3 and R-3(A) district are other uses found to be similar in character and impact to those listed in Sections 17.20.020 — 17.20.040 , as determined by the community development director in accordance with Section 17.116.030 . (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)

The following site development standards apply in the R-3 and R-3(A) district:

• A. Minimum Building Site. There shall be at least 3,500 square feet of lot area for each dwelling unit, except that lots 6,000 square feet in area or more that existed prior to the effective date of the ordinance codified in this title (December 2000) may be developed with a duplex. Lots created after the effective date of the ordinance codified in this title shall contain at least 3,500 square feet of lot area for each dwelling unit, except as noted below.

Single-Family Detached. Per site development standards of R-1 zone district as set forth in Section 17.12.060 .

Single-Family Attached. Per Section 17.20.060(L) ;

• B. Maximum Lot Coverage for all Structures. Forty percent.

• C. Yards. The following yard requirements apply:

  1. Front. Fifteen feet, except for garages facing the street a minimum setback of 20 feet is required for the garage;

  2. Side. Five feet on interior side and 10 feet on the corner side;

  3. Rear. Fifteen feet.

• E. Landscaping. Landscaping requirements are as specified in Section 17.96.040 .

• F. Outdoor Lighting. Outdoor lighting requirements are as specified in Section 17.96.050 .

• G. Parking. Parking requirements are as specified in Sections 17.100.010 — 17.100.160 . For each newly constructed single-family residence and duplex or two-family residence, two covered parking spaces in a carport or garage, each space shall be a minimum of 10 feet in width and 20 feet in depth of unobstructed area. Washing machines, dryers, water heaters, stairways, supporting columns, steps or other obstructions shall not be located within the required parking space.

• H. Outdoor Trash Storage. All outdoor trash storage and collection facilities other than standard containers for individual residential use shall be enclosed by a solid masonry wall or viewobscuring fence at least one foot higher than the trash container.

• I. Architectural and Site Plan Review. Except for a single family home, a manufactured home, a duplex or a two-family residence on an individual lot, an applicant for either a building permit or a use permit shall submit architectural drawings, the elevations of all buildings and a site plan which indicates how the standards listed in this section will be met. Development plans are also subject to the City of Susanville Design Guidelines, adopted July 17, 2002, as may be amended. This submittal shall be made on a form prescribed by the community development director and shall include such additional plans, drawings and information as the planning commission from time to time may require by resolution. Such drawings and site plans shall be considered by the planning commission at a public meeting. The planning commission must find that the architectural and general appearance of such buildings or structures and grounds are in keeping with the character of the neighborhood and will not be detrimental to the orderly and harmonious development of the city. The planning commission may approve, conditionally approve or disapprove said plans. If a use permit is required, architectural and site plan review will be a part of the use permit process, and the director's approval shall occur as set forth by the terms and conditions of the use permit.

• J. Locational Criteria. R-3(A) zoning will only be applied to areas that are predominately developed with single-family homes.

• K. Fourplexes and multifamily dwellings that contain four or more dwellings per structure or more than six dwellings per lot are subject to Section 17.104.110 , multifamily development standards.

• L. Townhouses. Yard and building site standards may vary for townhouses through issuance of a use permit, provided the density permitted by the general plan is not exceeded.

• (Ord. 00-866 § 2, 2000; Ord. 06-932 § 1, 2006)