Riverbank City Zoning Code
SINGLE-FAMILY RESIDENTIAL
DISTRICT R-1 ZONE
§ 153.030 REGULATIONS.
§ 153.031 USES PERMITTED.
(A) One single-family dwelling or one manufactured home provided that the manufactured home meets the following restrictions:
(1) Manufactured homes may be installed only if no more than ten years has elapsed between the date of manufacture and the date of application for a permit to install the manufactured home.
(2) Manufactured homes must be on a foundation system approved by resolution of the City Council.
(3) All manufactured homes shall be subject to review and approval by the Community Development Director with respect to orientation on the lot, siding material, roofing materials and roof overhang to ensure, to the greatest extent feasible, compatibility with surrounding structures. A pictorial representation of the proposed manufactured home shall be submitted with the application.
(4) No other dwelling units (i.e. single family, duplex, multiple family, apartments or dwelling groups) shall be allowed on the same lot.
(Ord. 87-11, passed 7-27-87; Am. Ord. 2002-001, passed 1-28-02)
(B) Accessory buildings are normally incidental to a single-family dwelling provided that such buildings are constructed concurrent with, or subsequent to the construction of the single-family dwelling. NORMALLY INCIDENTAL shall be deemed to mean that, in addition to a garage (either attached or detached), the maximum size of the accessory building shall be determined by maximum lot coverage.
(1) A detached accessory building, other than a covered patio as defined herein, may occupy not more than 50% of a required rear yard, subject to the following requirements within an "R" district:
(a) No detached accessory building shall be closer than six feet to the main building, exclusive of roof covering;
(b) No detached accessory building shall be allowed within the required yard areas, exclusive of roof covering;
(c) Seven and one-half feet shall be the maximum height for a "shed" located at the setback line. A shed height may be increased one and one-half feet for every one foot back from the setback line to a maximum height of 15 feet;
(d) A detached gazebo shall not be located closer than six feet to the main building exclusive of roof covering; shall not exceed a maximum height of 15 feet.
(Ord. 88-14, passed 11-28-88; Am. Ord. 2004-001, passed 6-14-04)
(C) Family day care centers limited to six paying guests.
(D) Family day care centers for seven to 12 paying guests when the following criteria are met:
(1) At least one off-street parking space shall be provided for each employee.
(2) There are no other day care centers for more than six paying guests within 300 feet of the exterior boundaries of the subject site.
(3) In addition to the required employee parking, there shall be provided at least two off-street parking spaces for loading and unloading of guests. These spaces shall be so located that vehicles head in and head out without using the public street for maneuvering, loading or unloading.
(F) Public parks and public buildings.
(G) Temporary real estate office and sign (not to exceed 100 square feet in area) may be located on any new subdivision for a period of not more than two years from the date of recording of the map of the subdivision upon which the office and sign are located. This time limit shall automatically be extended under the conditions in § 153.285(A)(1)(g) of this chapter.
(H) Temporary construction buildings to house tools and equipment or containing supervisory office in connection with construction projects during active construction on the same property.
(I) Residential care homes in which no more than six persons not of the immediate family are provided with food, shelter and care for compensation, but not including hospitals, clinics or similar institutions devoted primarily to diagnosis and treatment of disease or injury.
(K) Garage sales, as defined in § 153.003.
(L) Temporary uses such as a circus, carnival, fair or festival provided that they meet the following requirements:
(1) The use shall be temporary in nature and shall not last more than four days.
(2) The organizers of the event shall notify the Riverbank Police Services Division of their intentions at least 30 days prior to the scheduled beginning of the event.
(3) A business license shall be obtained as required by § 110.18 of the City Code.
(4) Licenses will only be issued to local businesses or shopping centers when conducted on the same property as the business/shopping center or to local nonprofit organizations.
(M) Temporary mobile home for ill or aged family members as regulated by § 153.219 of the City Code.
(N) Accessory dwelling unit meeting §§ 153.325 et seq.
(O) One duplex on a corner lot, provided that the front door and garage of each unit faces a different street and that garages are recessed five feet from living quarters subject to an architectural and site plan review application approved by the Community Development Director.
(P) Employee housing (no more than six workers per unit and no more than 12 units or 36 beds), farmworker housing, transitional housing, supportive housing.
(`67 Code, § 10-3-2) (Ord. 87-11, passed 7-27-87; Am. Ord. 2003-014, passed 11-10-03; Am. Ord. 2008-008, passed 9-8-08; Am. Ord. 2017-010, passed 10-24-17; Am. Ord. 2023-003, passed 1-24-23)
§ 153.032 USES PERMITTED WITH A USE PERMIT.
(A) Churches and other religious institutions (excluding open-air or tent).
(B) Schools, public utility, quasi-public buildings.
(C) Public or private automobile parking lots when adjacent to a C or M district or to a PD district when used for commercial or industrial purposes.
(D) Mobile home park which meets the “Mobile Home Park Standards” as adopted by resolution of the City Council.
(E) Family day care centers for seven to 12 paying guests when the requirements of § 153.031(D) of this chapter are not met.
(`67 Code, § 10-3-3) (Ord. 92-06, passed 7-13-92; Am. Ord. 97-03, passed 1-27-97; Am. Ord. 2003-014, passed 11-10-03; Am. Ord. 2008-008, passed 9-8-08; Am. Ord. 2017-010, passed 10-24-17)
§ 153.033 BUILDING REQUIREMENTS.
(A) Height limit.
(1) For dwellings and other main buildings, including accessory dwelling units – 35 feet.
(2) For accessory buildings and structures:
(a) Sheds: A subordinate structure or building used primarily for storage purposes, of a height no greater than 15 feet and the total square footage of which does not exceed 120 square feet. Sheds that exceed 120 square feet shall require a building permit;
(b) Gazebos 15 feet: An accessory building consisting of a detached, covered, free-standing, open-air structure not exceeding 300 square feet; and
(c) Skate ramps (half-pipes and similar structures):
1. For purposes of this section, HALF PIPE means a smooth-surfaced outdoor structure shaped like a trough and used in gravity extreme sports such as skateboarding, freestyle BMX, or in-line skating. Portions of the half-pipe may be located below ground, but in no case shall any portion of the half-pipe exceed four feet in height above ground level excluding hand rails. If a change in elevation has occurred since the original construction of the dwelling unit, for example a dirt pad constructed, the height of the half-pipe excluding hand rails shall be two feet less than the top of a surrounding six foot privacy fence.
2. Ramps shall be constructed with sound- dampening materials such as insulation, foam-board sheathing, rammed earth, and similar. Consistent with the general plan’s noise element, the recurring impulse noises created by ramps shall not exceed 55 dBA between the hours of 7:00 a.m. and 10:00 p.m. or 40 dBA between 10:00 p.m. and 7:00 a.m. Noise measurements shall be taken at a side or rear property line.
(B) No fence (excluding wire fences and non-solid fences which do not limit visibility as determined by the Planning Director) shall be constructed in excess of eight feet in height within any side or rear yard, except fences within the side or rear yard which enclose electrical substations which may be constructed to the heights required by law.
(1) Architectural accent fences. Small architectural accent fences within the required ten foot front yard setback, are allowed to be constructed no higher than three feet out to the back of the sidewalk. They shall be constructed and maintained so to be harmonious with the neighborhood. In no case may a utility meter be enclosed. Fences shall remain a minimum of three feet from all sides of a fire hydrant.
(2) Front yard courtyards. Courtyard is defined as an uncovered area partly or wholly enclosed by buildings or walls and used primarily for supplying access, light, and air to the dwelling. Walls shall not enclose more than two sides of the courtyard. Courtyard walls shall be no higher than four feet six inches. Front yard courtyard fences shall be constructed of material and colors consistent and complementary to the design of the main structure. Courtyards shall be determined by the Community Development Director and it is recognized that not all dwelling types will have a courtyard. Courtyard fences shall be located no closer than 13 feet behind the front property line.
(3) Solid fences, walls, hedges and retaining walls. Solid fences, walls, hedges and retaining walls not more than seven feet in height may occupy any required yard or other space, except that fences, walls, hedges and retaining walls shall be no higher than three feet when located in the required front yard setback area, in the required setback areas along the side street of a corner lot and along the rear or side lot line of a reversed corner lot where it abuts the front yard of the adjoining key lot. Walls and retaining walls over four feet in height require engineering and a permit.
(4) Corner lots. Within the front or street side yard of a corner lot in any district there shall be no solid fence, wall or hedge height greater than three feet nor any obstruction other than a post, building column or tree not more than two feet in diameter, between the height of three feet six inches and ten feet above the top of the curb, or if no curb exists, above maximum street grade.
(5) Transparent fences. Notwithstanding any other regulation herein, fences with 90% transparency no higher than four feet may occupy the required front setback area along the side street of a corner lot and along the rear or side lot line or a reverse corner lot where it abuts the front yard of the adjoining key lot. Vision through the fence shall remain totally unobstructed at all times.
(6) Fence height. The height of a fence shall be measured from the higher property elevation.
(7) Sight distance triangle - obstructions. No obstruction to view in excess of three feet in height shall be placed in any corner or reverse corner lot within a triangular area formed by the extension of the lot line to a point of intersection and a line connecting them at a distance of 30 feet to said intersection. Except for natural land formations, a sight distance triangle for a driveway with a distance of ten feet from back of sidewalk towards the dwelling and ten feet along the sidewalk in either direction shall be maintained free of obstructions in excess of three feet in height.
(8) Fence permits. A fence permit, issued by the Community Development Department shall be obtained prior to the erection of any fence over six feet in height within the city.
(Ord. 87-11, passed 7-27-87; Am. Ord. 2004-001, passed 6-14-04)
(C) Yards and open spaces required.
(1) Front yard and side yard of a corner lot - not less than ten feet from the planned right-of-way line provided that no vehicle opening of any building is closer than 20 feet to the property line or planned right-of-way line toward which the opening faces. Corner lot driveways shall not be located on the half of the lot frontage nearest the radius return, or closer than 20 feet to said radius return.
(2) Side or rear yard when lot abuts an arterial - ten feet.
(3) Side or rear yard, interior lots all other cases - five feet.
(4) Detached accessory buildings - six feet from any other buildings.
(5) A detached accessory building or structure other than a covered patio as defined herein, may not occupy more than 50% of a required rear yard, subject to the following requirements:
(a) Within an "R" District, no detached accessory building shall be closer than six feet to the main building, exclusive of roof covering.
(b) Within the R-1 District, no skate ramp (half-pipes and similar structures) shall be closer than 12 feet to any property line and a minimum of six feet from other structures.
(Ord. 90-01, passed 1-22-90; Am. Ord. 2004-001, passed 6-14-04)
(D) Lot coverage. No more than 50% of the lot may be covered by buildings.
(F) Minimum building size.
(1) Single-family dwellings and mobile homes – 900 square feet.
(2) All other uses - no minimum size.
(G) Building site area and density required.
(1) Maximum permissible density is eight dwelling units per net acre.
(2) Minimum area - 6,000 square feet.
(3) Minimum width, interior lot – 55 feet.
(4) Minimum width, corner lot – 65 feet.
(5) Minimum depth – 100 feet unless otherwise approved by the Planning Commission or City Council, whichever is the final decision-making body. Plot plans of lots for which less than the minimum depth is requested, may be required to ensure that the lot is usable for residential purposes.
(Ord. 87-11, passed 7-27-87)
(H) Open space requirements. All multiple residential uses of two or more dwelling units on one lot shall provide a fenced playground (or other open space in the case of an adult-only facility) of at least 50 square feet per unit with a minimum area of 300 square feet provided regardless of the number of units. This area shall not be a lineal open space but should have a width to depth ratio not exceeding one to two (1:2). Except in very large complexes (more than 50 units) this required open space shall be in one location.
(1) Allowed uses include playgrounds, walking and biking paths/trails, picnic areas, and community flower and vegetable gardens.
(2) Open space can be managed by a third party using land trusts or conservation easements.
(`67 Code, § 10-3-4) (Ord. 2004-001, passed 6-14-04)
(I) Landscape areas. No more than 50% of a residential front yard shall be paved and no more than 50% of a rear yard shall be paved. An interior side yard may be paved if a minimum of one foot is left unpaved along the side property line.
(J) Driveways. The minimum distance between approaches serving the same parcel of land shall be 20 feet. The minimum setback of a driveway to a side property line is five feet and from a dwelling unit three feet.
(Am. Ord. 2017-010, passed 10-24-17; Am. Ord. 2018-005, passed 8-28-18)