Los Banos, CA Zoning Ordinance

The purpose of the Medium Density Residential District (R-2) is to stabilize and maintain the residential character of the district and permit a suitable environment for family living on a smaller scale by permitting a higher density, with up to three families to the building site, while maintaining individual privacy, open space, and facilities.

(§ 4.22, Ord. 342, as amended by § 38, Ord. 1095, eff. November 20, 2010)

The following uses shall be permitted in the Medium Density Residential District:

(a)

Triplexes, duplexes, attached or detached single-family dwellings;

(b)

Public schools;

(c)

Public parks and playgrounds;

(d)

Employee housing that complies with California Health and Safety Code Sections 17008 and 17021.5 and other applicable provisions of the Employee Housing Act – limited to employee housing of six or fewer employees;

(e)

Group home;

(f)

Residential care facility for up to six unrelated persons;

(g)

Special needs housing for up to six unrelated persons;

(h)

Transitional and/or supportive housing for up to six unrelated persons;

(i)

Accessory buildings if secondary to primary use;

(j)

Home occupations;

(k)

Small family day care homes and large family day care homes;

(l)

Public utility distribution and transmission line towers and poles and underground facilities for the distribution of gas, water, communications, and electricity;

(m)

Emergency homeless shelters.

(§ 4.22, Ord. 342, as amended by § 10, Ord. 917, eff. June 6, 1997; § 39, Ord. 1095, eff. November 20, 2010; § 7, Ord. 1182, eff. May 1, 2020; § 6, Ord. 1188, eff. December 2, 2020; and § 6, Ord. 1189, eff. December 2, 2020)

The following uses shall be permitted in the Medium Density Residential District subject to securing a use permit:

(a)

Parochial schools;

(b)

Private academic schools when teaching an approved academic curriculum;

(c)

Home occupations involving an employee or employees, advertising of the residence and/or customers on site;

(d)

Churches and public uses;

(e)

Public utility uses, but not including storage or corporation yards;

(f)

Ducks, pigeons, geese, and chickens serving as household pets or 4H or FFA animal projects, in a number deemed appropriate;

(g)

Day care centers;

(h)

Employee housing that complies with California Health and Safety Code Sections 17008 and 17021.5 and other applicable provisions of the Employee Housing Act – employee housing for more than six employees;

(i)

Residential care facility for more than six unrelated persons;

(j)

Special needs housing for more than six unrelated persons;

(k)

Transitional and/or supportive housing for more than six unrelated persons; and

(l)

Mobile home parks (subject to requirements of Article 17 of this chapter).

(§ 4.22, Ord. 342, as amended by § 7, Ord. 914, eff. April 19, 1997; § 7, Ord. 915, eff. April 19, 1997; § 11, Ord. 917, eff. June 6, 1997; § 40, Ord. 1095, eff. November 20, 2010; § 2, Ord. 1101, eff. December 2, 2011; § 5, Ord. 1174, eff. September 20, 2019; § 8, Ord. 1182, eff. May 1, 2020; § 7, Ord. 1188, eff. December 2, 2020; and § 7, Ord. 1189, eff. December 2, 2020)

The maximum height of buildings in the Medium Density Residential District shall be thirty (30′) feet.

(§ 4.22, Ord. 342, as amended by § 42, Ord. 1095, eff. November 20, 2010)

Building sites for dwellings in the Medium Density Residential District shall be a minimum of 4,000 square feet.

(§ 4.22, Ord. 342, as amended by § 43, Ord. 1095, eff. November 20, 2010)

The width of lots for dwellings in the Medium Density Residential District shall be a minimum of forty (40′) feet for interior lots and forty-five (45′) feet for corner lots.

(§ 4.22, Ord. 342, as amended by § 44, Ord. 1095, eff. November 20, 2010)

Not more than 70% of the total lot area shall be devoted to main and accessory building areas, parking areas, driveways and patios, the remaining 30% shall be devoted to landscaping, lawns and outdoor recreational facilities (i.e., swimming pools).

(§ 4.22, Ord. 342, as amended by § 2, Ord. 345; and § 45, Ord. 1095, eff. November 20, 2010)

The minimum setbacks from property lines for structures and fences and walls exceeding three (3′) feet in height except as otherwise provided for in this code, shall be as follows:

(a)

Front yard, twenty (20′) feet except that for lots that front on a cul-de-sac bulb the setback may be reduced to ten (10′) feet.

(b)

Side yards:

(1)

Interior—Five (5′) feet; fence zero feet.

(2)

Street—Ten (10′) feet for building structures; fence zero feet except that on reverse corner lots, twenty (20′) feet for building structures and fence fifteen (15′) feet.

(3)

Where a dwelling unit is located on a lot so that the main entrance is located on the side of the building, the required side setback, from the front setback line to such entrance, shall be not less than ten (10′) feet.

(c)

Rear yards:

(1)

Single story, accessory structures, ten (10′) feet;

(2)

Two or more stories and second story decks, twenty (20′) feet; fences zero feet.

(d)

Where four or more lots in a block have been improved with buildings (not including accessory buildings) on or before January 15, 1964, the minimum required front setback shall be the average of the improved lots if such setback is more or less than the requirements set forth for such districts.

For irregularly shaped lots, the rear setback may be reduced to one-half the required setback if the average setback is equal to or greater than that required by this section.

(§ 4.22, Ord. 342, as amended by § 2, Ord. 881, eff. January 21, 1995; § 2, Ord. 908, eff. October 18, 1996; and § 46, Ord. 1095, eff. November 20, 2010)

The following regulations governing the placement of all dwellings, including manufactured housing, on lots zoned medium density use shall apply:

(a)

The unit shall be a minimum width of twenty (20′) feet containing not less than 800 square feet.

(b)

The unit shall be placed on a permanent foundation approved by the Building Inspector as to material and height above grade. However, the foundation exposure shall not exceed that of surrounding units in the area.

(c)

The unit shall be covered with an exterior material customarily used on conventional dwellings.

(d)

The roof materials for manufactured housing shall consist of customarily accepted materials used in residential neighborhoods and conventional housing.

(e)

The unit shall be subject to all the provisions of this chapter applicable to residential structures, including the exceptions set forth in this article.

(f)

No housing shall be occupied until all conditions have been met and a final inspection has been made.

(g)

The main building and garage or carport shall extend a minimum distance of 50% across the lot width.

(h)

A garage or carport shall be constructed of materials compatible to those of the main building.

(i)

The unit shall have a minimum of a twelve (12″) inch roof overhang which shall be architecturally integrated into the design of the unit.

(§ 48, Ord. 1095, eff. November 20, 2010)