Corcoran City Zoning Code

   A.   The R-1 district is intended to provide living areas at locations designated in the general plan for low density residential uses.

      1.   To promote and encourage a suitable environment for family life.

      2.   To provide space for community facilities needed to complement urban residential areas, and for institutions which require a residential environment in accordance with policies of the general plan and state law.

      3.   To encourage development of vacant or underutilized land within the city.

      4.   Manage the rate of urban expansion at a level which does not exceed the capacity of the city to provide the necessary levels of community services and facilities.

      5.   To establish community design guidelines for new development and revitalization projects that reflect high standards of community development, appearance and image. (Ord. 527, 8-4-1997)

   A.   A single-family residential dwelling. For purposes of this chapter, "single-family residential dwelling" shall not include those structures designed, intended or used, in exchange for consideration, as locations for dwelling, lodging or sleeping purposes by persons intending at the time of initial occupancy to occupy the structure for less than thirty (30) consecutive calendar days (hereinafter "transient residence").

   B.   Raising of fruit and nut trees, vines, vegetables and horticultural specialties on a noncommercial basis as an incidental use to a single-family dwelling.

   C.   Swimming pools for either individual, family or community uses on a noncommercial basis, fenced in accordance with subsection 11-8-5D of this chapter.

   D.   Accessory structures and uses located on the same site as, and incidental to, a permitted use.

   E.   The keeping of animals in accordance with subsection 11-7-2C of this title.

   F.   Small family daycare homes shall be considered a residential use of the property and shall not be considered a change in occupancy for the purposes of local building codes. The number of children permitted in a small family daycare is determined by the Health and Safety Code.

   G.   The following additional uses are permitted under this section, so long as the use serves six (6) or fewer persons and is licensed by the state or county as a provider of the following uses:

      1.   Care facility for the developmentally disabled.

      2.   Community care facility for the elderly.

      3.   Residential care facility for the elderly.

      4.   Drug and alcohol recovery facility.

      5.   Homes for mentally disordered, handicapped persons and neglected children.

      6.   Employee housing as defined by California Health and Safety Code section 17021.

      7.   Family daycare homes for children which do not qualify as "small family daycare homes" under subsection F of this section. (Ord. 527, 8-4-1997; amd. Ord. 535, 2-2-1998; Ord. 581, 3-23-2005; Ord. 583, 5-25-2005)

   A.   Enclosed temporary construction materials storage yards required in connection with the development of a subdivision, temporary subdivision sales offices and signs, and model home display areas in accordance with the regulations prescribed in chapter 16 of this title.

   B.   Gas and electric transmission lines, in accordance with the provisions of chapter 18 of this title, electrical distribution substations, gas regulator stations, communications equipment buildings, public service pumping stations, and elevated pressure tanks.

   C.   Garden structures in accordance with the provisions of subsection 11-8-10C2 of this chapter.

   D.   Mobile homes on permanent foundations designed in accordance with the standards of chapter 10 of this title.

   E.   Single-family dwellings when all street improvements are not yet completed.

   F.   Tennis courts, including related fencing over seven feet (7') in height located on the same site as a permitted or conditional use.

   G.   Accessory structures and uses located on the same site as a use permitted by administrative approval.

   H.   Home occupations in accordance with the provisions of chapter 15 of this title.

   I.   Large family daycare homes; the number of children permitted in a large family daycare is determined by the Health and Safety Code.

      1.   The applicant will provide the city with a list of the names of all property owners within a one hundred foot (100') radius (or the surrounding property owners, including those across the street, if the neighboring property is beyond the 100 foot radius) of the exterior boundaries of the large family daycare property.

      2.   Property owners will be notified of the request for the daycare.

      3.   A hearing before the planning commission will be held only if the applicant or other affected person requests the hearing.

      4.   Large family daycare homes will be required to provide a ten foot by twenty foot (10' x 20') off street loading area.

   J.   A second residential unit consistent with the following:

      1.   Purpose: The purpose of this subsection is to allow for second residential units in single-family residential districts, and to provide a process for second residential units consistent with section 65852.2 of the Government Code.

      2.   Objectives: The adopted policy of the city as outlined in the general plan of the city of Corcoran is to encourage a range of housing types, styles, and costs to suit the varying needs and desires. Second residential units will provide a valuable source of affordable housing. Second residential units provide housing for family members, students, the elderly, in home healthcare providers, the disabled and others at below market prices within existing neighborhoods.

      3.   Definition: A "second residential unit" is either a detached or attached dwelling unit which provides complete, independent living facilities for one or more persons. It shall include provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary residence.

      4.   Application: An application for a second residential unit shall be made to the planning and building department on a form prescribed by the department.

      5.   Findings: The administrative approval shall be based on the following findings:

         a.   The second residential unit is consistent with the use regulations of the zone district in which it is located.

         b.   The location of the second residential unit and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or materially injurious to properties or improvements in the vicinity.

         c.   The second residential unit will comply with applicable development standards contained in subsection J6 of this section.

         d.   The lot contains an existing single-family dwelling (primary residence).

         e.   There are no specific adverse impacts to the public health, safety and welfare, such as traffic congestion and overburdening of existing infrastructure that would arise from allowing accessory second dwelling units in addition to any existing or proposed duplex and multiple-family developments within R-1-6, R-1-10, or RA zone districts. 

      6.   Development Standards: A permit shall be issued for a second residential unit on a residentially zoned lot in accordance with the following development standards:

         a.   Ownership: The primary residence shall be owner occupied. A covenant between the city and the applicant shall be recorded with the county recorder prior to the issuance of any building permit. Said covenant shall require the primary residence to be occupied by the lot owner of record.

         b.   Attachment: A second residential unit may be attached to the primary residence or garage or it can be constructed as a detached structure. A garage shall not be converted to a second residential unit unless a replacement garage is constructed on another portion of the parcel.

         c.   Number Of Units: Only one additional residential unit shall be allowed on a lot.

         d.   Lot Coverage: Subject to the maximum parcel coverage limitations set forth in section 11-8-9 of this chapter, lot coverage of both units shall not exceed forty percent (40%).

         e.   Floor Area: The second residential unit shall not exceed one thousand two hundred (1,200) square feet or the square footage of the primary unit whichever is less if the unit is detached, or thirty percent (30%) increased living space if the unit is attached.

         f.   Space Between Buildings: The minimum distance between a detached second residential unit and primary residence shall be ten feet (10').

         g.   Manufactured Housing: Manufactured housing pursuant to Health and Safety Code section 18007 and zoning code section 11-10-4 of this title are permitted as a second residential unit.

         h.   Off Street Parking: Off street parking shall be in accordance with section 11-14-2 of this title.

   One bedroom/studio   1 space

   Two bedroom or larger   2 spaces

         i.   Address: The address of the second residential unit shall be the same as that for the primary residence.

         j.   Roof Pitch: All construction shall be in accordance with the approved plans, and must conform to all building and zoning codes.

         k.   Roof Material: A second residential unit shall have roofing material consistent with the material of the primary residence unless the planning and building director finds that a different standard would be more compatible with the neighborhood.

         l.   Siding Material: A second residential unit shall have the same siding material as the primary residence, and the two (2) residences must be similar in color.

         m.   Roof Overhang: A second residential unit shall have a roof overhang similar to the primary residence.

         n.   Utilities: A second detached residential unit shall have separate utilities, such as sewer, water, or gas.

      7.   Existing Units:

         a.   Second residential units existing prior to the enactment of this subsection J, but for which a conditional use permit has not been previously granted, shall not be considered a legal nonconforming use under this section.

         b.   Second residential units existing prior to the enactment of this subsection J, and for which a conditional use permit was previously granted by the city, shall be considered a legal nonconforming use. (Ord. 527, 8-4-1997; amd. Ord. 535, 2-2-1998; Ord. 570, 8-4-2003)

The following conditional uses may be permitted in accordance with the provisions of chapter 19 of this title:

   A.   Public and quasi-public uses of an educational nature including public and parochial elementary schools, junior high schools, colleges, nursery schools, private nonprofit schools and colleges, churches, parsonages and other religious institutions.

   B.   Public and private charitable institutions, hospitals, sanitariums, rest homes and nursing homes.

   C.   Public uses of an administrative, recreational, public service or cultural type, including city, county, state or federal administrative centers and courts, libraries, museums, art galleries, police and fire stations and other public buildings, structures and facilities, public playgrounds, parks and community centers.

   D.   Expansion of an existing nonconforming use in accordance with chapter 17 of this title.

   E.   Repealed.

   F.   Public and private golf courses. (Ord. 527, 8-4-1997; amd. Ord. 570, 8-4-2003; Ord. 581, 3-23-2005)

   A.   Fences or walls not exceeding seven feet (7') in height may be erected along side and rear property lines, and along any portion of the street side yard of a corner lot. See figure at end of section 11-2-3 of this title. A building permit shall be required for any fence in excess of six feet (6') in height.

   B.   Fences or walls not exceeding three feet (3') in height may be erected within any portion of the required front yard. A fence or wall not exceeding four feet (4') in height may be located in the front yard, provided that the top one foot (1') is at least fifty percent (50%) open. See figure at the end of section 11-2-3 of this title.

   C.   No fence, wall or hedge exceeding three feet (3') in height may be located within any area of a corner lot on the street side of a diagonal line connecting points located twenty five feet (25') along the property line as measured from the intersection of the property lines at the street corner. See figure at end of section 11-2-3 of this title.

   D.   The minimum fencing requirement for all swimming pools shall be in accordance with the uniform building code as adopted by the city. (Ord. 527, 8-4-1997)

   A.   The minimum site area for the R-1-6, single-family residential district shall be six thousand (6,000) square feet.

   B.   The minimum site area for the R-1-10, single-family residential district shall be ten thousand (10,000) square feet.

   C.   The minimum site area for the R-1-12, single-family residential district shall be twelve thousand (12,000) square feet. (Ord. 527, 8-4-1997)

   A.   Each parcel, except corner lots and those fronting on cul- de-sacs or loop out streets, shall have not less than sixty feet (60') of frontage on a public street.

   B.   Parcels fronting on cul-de-sacs or loop out streets shall have not less than forty feet (40') of frontage on a public street provided that the width of the parcel at the front yard setback line is at least sixty feet (60').

   C.   Corner parcels shall have a minimum of sixty five feet (65') of frontage on a public street.

   D.   The minimum depth of all parcels shall be ninety feet (90'). (Ord. 527, 8-4-1997)

Only one dwelling is permitted per legal parcel except as provided in subsection 11-8-3J of this chapter. (Ord. 570, 8-4-2003)

Maximum coverage of all parcels by any structure(s) shall be forty percent (40%). (Ord. 527, 8-4-1997)

   A.   Front Yard: The minimum front yard shall be twenty feet (20'), provided that the distance from the center line of a public street to the rear of the required front yard shall not be less than fifty feet (50').

      1.   On a parcel situated between sites improved with buildings where said buildings are set back less than the minimum distance required by this Section, the minimum front yard shall be the average depth of the front yards on the improved sites abutting the site.

      2.   Carports or garages attached to the main building may be set within fifteen feet (15') of a front property line where the garage opening is perpendicular to the curb line requiring a curved driveway approach.

      3.   The front yard setback shall not be less than twenty feet (20') allowing for a minimum of fifteen feet (15') to the dwelling or attached garage if the vehicle entrance to the garage is perpendicular to the curb line requiring a curved driveway or the attached garage vehicle entrance is parallel and a minimum of twenty five feet (25') from the property line. This provision is to promote varied setbacks in the development of new housing development and is not intended to allow for consistent fifteen feet (15') setbacks on all lots.

   B.   The minimum rear yard shall be ten feet (10').

      1.   Accessory and garden structures less than seven feet (7') in height may be located within any portion of a required rear yard.

      2.   Where construction involves more than one story, including decks, balconies, garden structures, and other related platforms with a floor level over five feet (5') in height, the rear yard shall be increased by ten feet (10') for each additional story measured from the second story (step back). See figure at the end of Chapter 2 of this Title.

      3.   Any mechanical equipment shall be located a minimum of five feet (5') from a rear property line abutting any residential district.

   C.   Side Yards: The minimum side yard shall be five feet (5') subject to the following conditions and exceptions:

      1.   On a reversed corner lot, the side yard adjoining the street shall be not less than one-half (1/2) the required front yard on the adjoining key lot or ten feet (10') whichever is less.

      2.   Accessory and garden structures less than seven feet (7') in height, may be located in any portion of a required side yard, subject to approval under the provisions of Chapter 18 of this Title, except in the street side yard of a reversed corner lot, provided that any mechanical equipment shall be located a minimum of five feet (5') from a side property line abutting an interior lot in any residential district.

      3.   Where construction involves more than one story, the side yard shall be increased by five feet (5') for each additional story, provided, however, that the side yard on the street side of a corner lot, that is not a reverse corner lot, need not be greater than five feet (5'). Second story setback shall be measured from the second story (step back). See figure at the end of Chapter 2 of this Title.

      4.   Garages on the street side yard of a corner lot shall be set back fifteen feet (15') from the property line where the street right of way is at least sixty feet (60') in width and the sidewalk is adjacent to the curb, or where the garage or carport opening is perpendicular to the curb line and requires a curved driveway approach. In all other cases the garage or carport shall be set back a minimum of twenty feet (20') from the front property line.

      5.   Where a garage is located with access from an alley, it shall be set back a minimum of five feet (5') from the alley right of way. (Ord. 527, 8-4-1997)

The minimum distance between structures shall be ten feet (10') except as otherwise provided by the City's Building Code. (Ord. 527, 8-4-1997)

No building or structure shall have a height greater than thirty five feet (35') except as may be required under the provisions of Chapter 19 of this Title. (Ord. 527, 8-4-1997)

No sign or outdoor advertising structure of any character shall be permitted except as prescribed in Chapter 16 of this Title. (Ord. 527, 8-4-1997)

   A.   A minimum of two (2) off-street parking spaces shall be provided for each dwelling unit with at least one space inside within a garage.

   B.   A parking space shall be an area for the parking of a motor vehicle, plus those additional areas and facilities required to provide for the safe ingress and egress from said space.

   C.   All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage or carport. (Ord. 527, 8-4-1997)

All uses shall be subject to the general provisions and exceptions prescribed in Chapter 17 of this Title.

   R-1 ZONE DEVELOPMENT STANDARDS

 

R-1 Zone Development Standards (cont.)

 

R-1 Zone Development Standards (cont.)

(1)   Provided that the distance from the center line of the public street is not less than 50 feet.

(2)   Where a new building is to be constructed between lots with existing residential structures, the front yard shall not be less than the average front yards of the 2 abutting lots.

(3)   More than one story and other related platforms with floor level over 5 feet, rear yard shall increase by 10 feet for each additional story. Step back allowed.

(4)   Any mechanical equipment shall be located a minimum of 5 feet from rear property line.

(5)   15 foot setback allowed where garage is attached to a main structure and the garage opening is perpendicular to the curb line requiring a curved driveway.

(6)   More than one story side yard shall be increased by 5 feet for each additional story. If the side yard is on the street side of a corner lot and is not a reverse corner lot, its yard does not need to be greater than 5 feet. Step back on second story allowed.

(7)   Any mechanical equipment shall be located a minimum of 5 feet from side property line abutting an interior lot on any residential street.

(8)   Where garage is located with access from an alley, it shall be set back a minimum of 5 feet from the alley right of way.

(9)   Where street right of way is at least 60 feet in width, and the sidewalk is adjacent to the corner, or where the garage or carport opening is perpendicular to the curb line requiring a curved driveway.

(10)   Unless otherwise provided in City Building Code.

(Ord. 527, 8-4-1997)