The purpose of the R-1 zones is to establish single-family neighborhoods which provide persons who reside therein a comfortable, healthy, safe and pleasant environment.

1. To continue to preserve historical single-family residential neighborhoods in the community and identified in the adopted General Plan, the following zone(s) are established:
   1. R-1-8 Residential Single-Family. Promotes the development of small residential in association with small agricultural uses like gardens, pastures, horses, and other animals for family food production.
   2. R-1-10 Residential Single-Family. Promotes the development of small residential in association with small agricultural uses like gardens, pastures, horses, and other animals for family food production.
   3. R-1-15 Residential Single-Family. Promotes the development of small residential in association with small agricultural uses like gardens, pastures, horses, and other animals for family food production.
   4. R-1-21 Residential Single-Family. Promotes the development of small residential in association with small agricultural uses like gardens, pastures, horses, and other animals for family food production.
   5. R-1-43 Residential Single-Family. Promotes the development of small residential in association with small agricultural uses like gardens, pastures, horses, and other animals for family food production.
      

1. Schedule of Permitted Uses. The specific uses listed in the following schedule are permitted in the zones as indicated, subject to the general provisions, special conditions, additional restrictions, and exceptions set forth in this Title. Special use conditions can be found in Chapter 19.42 Specific Use Standards for permanent uses and Chapter 19.44 for temporary uses.
2. Procedure for Multiple Uses (Combination of Uses). If a development proposal involves a combination of uses other than accessory uses as identified in Table 19.28.030, the more restrictive provisions of this Title shall apply. For example, if a portion of a development is subject to Conditional Use (“C”) approval and the other portion is subject only to Permitted Use (“P) review, the entire development shall be reviewed and approved by the Conditional Use process.
3. Abbreviations. The abbreviations used in the schedule mean:
   1. P = Permitted Use. This use is allowed in the zone but may be subject to additional restrictions and approval processes as provided in this Title.
   2. C = Conditional Use. This use is conditional because of the unique characteristics or potential impacts on the municipality, surrounding neighbors, or adjacent uses, incompatibility in some areas of the zone, or compatibility only if special provisions or conditions are required to mitigate the detrimental impacts of the use. The Planning Commission is the land use authority for uses with this designation.
   3. X = Prohibited Use. This use is prohibited in this zone. Any use not specifically identified in Table 19.28.030 is prohibited in this zone.
      
      

      Table 19.28.030 - Schedule of Permitted Uses
      Use Categories	R-1-8	R-1-10	R-1-15	R-1-21	R-1-43
      RESIDENTIAL:
      Dwelling, Single Family	P	P	P	P	P
      Dwelling, Manufactured Home	P	P	P	P	P
      Residential facilities for persons with a disability	P	P	P	P	P
      ACCESSORY USES:
      Accessory Uses and Buildings	P	P	P	P	P
      Accessory Dwelling Unit, Internal, subject to Section 19.42	P	X	X	X	X
      Home Occupations, subject to chapter 19.42	P	P	P	P	P
      Home Day Care/Preschool, subject to Section 19.42	P	P	P	P	P
      Household Pets, not including kennels	P	P	P	P	P
      INSTITUTIONAL USES:
      Parks/Open Space	P	P	P	P	P
      Public and Quasi Public	P	P	P	P	P
      Public Utilities, Major	C	C	C	C	C
      Public Utilities, Minor	P	P	P	P	P
      Religious Institutions and Uses	P	P	P	P	P
      Schools, Public	P	P	P	P	P
      Schools, Private/Charter	C	C	C	C	C
      OTHER USES:
      Apiary	X	X	P	P	P
      Gardening for personal use	P	P	P	P	P
      Animals and Fowl for family food production established prior to (The date of the adoption of this ordinance)	X	X	X	P	P
      Animal Rights, one animal unit per 10, 000 square feet	X	X	X	P	P
      Bed and Breakfast Inn	X	X	X	C	C
      Residential Keeping of Chickens or Ducks or Domestic Fowl subject to Chapter 19.42	C	C	P	P	P
      Child Care, Residential and Licensed Family	C	C	C	C	C
      Private, nonprofit recreational grounds and facilities	C	C	C	C	C
      Sportsmen’s Kennel (one-acre minimum lot area)	X	X	C	C	C
      Temporary Construction Office associate with a permitted development project	C	C	C	C	C

1. The minimum lot area and width requirements and maximum density are as follows:
   
   

   Table 19.28.040 - Lot Area, Width and Yard Requirements
   Zone	Minimum Lot Area	Minimum Lot Width	Density
   R-1-8	8,000 Square Feet	65 feet at a distance 25 feet from the front lot line	4.5 Units per acre
   R-1-10	10,000 Square Feet	80 feet at a distance 30 feet from the front lot line	4.0 Units per acre
   R-1-15	15,000 Square Feet	80 feet at a distance 30 feet from the front lot line	2.5 Units per acre
   R-1-21	21,780 Square Feet	100 feet at a distance 30 feet from the front lot line	2.0 Units per acre
   R-1-43	43,560 Square Feet	100 feet at a distance 30 feet from the front lot line	1.0 Units per acre

The following development standards apply to all primary residential and non-residential structures.

1. Required Yards.
   1. Dwellings. The minimum yard requirements for a Primary Residential Dwelling are as follows:
      
      

      Table 1 19.28.050 - Primary Residential Dwelling Setbacks
      Zone	Front Yard	Side Yard, Interior	Side Yard, Corner Lot	Rear Yard
      R-1-8	25 Feet	8 Feet or 11/5 split	20 Feet	25 Feet
      R-1-10, R-1-15, R-1-21	30 Feet	10 Feet	20 Feet	30 Feet
      R-1-43	30 Feet	15 Feet	20 Feet	30 Feet

      1. Unless attached to a dwelling on an adjacent lot.
      2. Five (5) feet on one side and 11 feet on the garage or driveway side.
      3. Homes with a garage existing prior to the adoption of this ordinance may maintain a 15’ rear setback.
   2. The minimum yard requirements for a main building other than residential are as follows:
      
      

      Table 2 19.28.050 - Non-Residential Main Building Setbacks
      Zone	Front Yard	Side Yard	Rear Yard
      R-1-8	25 Feet	20 Feet	25 Feet
      R-1-10, R-1-15, R-1-21, R-1-43	30 Feet	20 Feet	30 Feet

2. Projections into Required Yards. The following structures may be erected on or projected into any required yard:
   1. Fences and walls that conform with this code;
   2. Landscape elements including trees, shrubs and other plants;
   3. Necessary appurtenances for utility services associated with minor public utilities;
   4. Planter boxes or masonry planters not exceeding twenty-four inches (24”) in height;
   5. Cornices, eaves, belt courses, buttresses and other similar architectural features may project into any yard not more than two feet (2’);
   6. Bay windows, cantilevered floors and fireplace structures may project into any yard not more than two feet (2’), provided that they are not wider than eight feet (8’) wide;
   7. Porches, door stoops, awnings, fire escapes and stairways may project into an interior side yard not more than two-feet (2’) and a front, rear, or corner side yard not more than four-feet (4’);
   8. An attached deck may encroach up to four feet (4’) into a rear yard if it is accessed from and appurtenant to the ground floor of a residential structure; and
   9. Accessory structures subject to section 19.28.060.
3. Building Height. Except as otherwise specifically provided in this Title a building or structure may not exceed the following height:
   1. Thirty feet on property if the slope of the original ground surface exceeds fifteen percent, or the property is located in the hillside protection zone. The slope shall be determined using a line drawn from the highest point of elevation to the lowest point of elevation on the perimeter of a box which encircles the foundation line of the building or structure. Said box shall extend for a distance of fifteen feet or to the property line, whichever is less, around the foundation line of the building or structure. The elevation shall be determined using a certified topographic survey with a maximum contour interval of two feet.
   2. Thirty-five feet on all other properties. Refer to 19.28.060 for maximum heights for accessory structures.
   3. A dwelling may not contain less than one (1) story.

1. Accessory Structure Location and Setback Requirements. The location and minimum setback requirements for an accessory structure in a single-family residential zone are as follows:
   1. Shall be located in the side or rear yard and 6 feet away from the dwelling. No accessory structure may be located within the required front yard or between the main building and a street.
   2. Shall be located at least one foot (1’) from an interior side property line, measured from the nearest portion of the structure, including eaves and overhangs. When the accessory structure is located in a side yard between two existing main buildings, the accessory structure must be located at least 5 feet from the property line.
   3. Shall be twenty feet (20’) from a street facing side property line. No accessory structure may be located between the main building and a street.
   4. Shall be located at least one foot (1’) from the rear property line, except that if the rear yard is adjacent to the side yard of an adjacent lot, the minimum setback shall be ten feet (10’) from the adjoining side yard.
   5. No part of any accessory structure may be placed within one foot (1’) of the property line, including eaves, cantilevers and other protrusions from the structure.
2. Accessory Structure Height Requirements. A building which is accessory to a single-family dwelling may not exceed twenty feet (20’) in height. For each foot (1’) of height over fourteen feet (14’), accessory structures shall be set back from the side and rear property lines an additional foot (1’) to allow a maximum height of twenty feet (20’).
   

1. No combination of buildings, including accessory structures and other structures, may not cover more than forty percent (40%) of the area of the lot or parcel of land.
2. An accessory structure or group of accessory structures may not cover more than twenty-five percent (25%) of the rear yard.
3. Concrete, asphalt and other impervious surfaces may not cover more than fifty percent (50%) of the front and rear yard area between a structure and a property line. This includes both the required setback area and any other yard area between the main building and the property boundary. Any lot less than 40’ wide may install one driveway that exceeds the fifty percent (50%) impervious surface rule.

1. The term "fence" includes any tangible barrier, latticework, screen, wall, hedge, or continuous growth of shrubs or trees with the purpose of, or having the effect of, preventing passage or view across the fence line. Notwithstanding the provisions of this section, a fence, wall, screen, hedge or other material serving as a fence, may not create a sight distance hazard to vehicular or pedestrian traffic as determined by the city engineer.
2. Front Yard/Side Yard. A fence made of materials which are sight obscuring may be built to a maximum of three feet (3') in any required front/side yard perimeter. A fence made of materials which are not sight obscuring (at least fifty percent (50%) open) may be built to a maximum of four feet (4') in any required front/side yard. If an existing home is located on the property, the front/side yard perimeter is measured from the front property line to the front edge of the existing home. The fencing may slope upward to connect with a higher rear yard fence. The length of a sloped fence section may not exceed ten feet (10').
3. Rear Yard. A fence in a rear yard may be built to a maximum of seven feet (7'). If an existing home is located on the property, the rear yard perimeter is measured from the front edge of the existing home to the rear property line.
4. Corner Lots. A fence not more than seven feet (7') high may be constructed in the rear yard adjacent to a public street on a corner lot, if it does not obstruct clear view of intersecting streets or the clear sight triangle.
5. Clear Sight Triangle. At intersections of alleys and driveways (this includes private driveways and adjacent private driveways), the triangle shall be defined by drawing a line between two (2) points that are a minimum of ten feet (10') from the intersection along the property lines. At intersections of public streets, the triangle shall be defined by drawing a line between the two (2) points that are a minimum of forty feet (40') from the intersection along the property lines.
6. Larger Clear Sight Triangle. Larger clear vision triangles may be required if local streets enter arterial streets, major collector streets, or parkways, except that "clear sight triangles" need not be maintained at signed or signalized intersections in the community center. "Clear sight triangles" may also be waived at signed or signalized intersections in neighborhood centers.
7. Grade Differences. If there is a difference in the grade of the properties on either side of a fence, wall or other similar structure, the height of the fence shall be measured from the natural grade of the property upon which it is located at the base of where the fence will sit.
8. Retaining Walls. If a retaining wall protects a cut below or a fill above the natural grade and is located on the line separating lots or properties, such retaining wall may be topped by a fence, wall or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed. Retaining walls below a fence in the rear yard shall not count toward the maximum height calculation for the fence.
9. Double Frontage Lots. A fence or wall may be erected in the rear yard of a double frontage lot.
10. Fire Hydrants and Mailboxes. Fire hydrants and mailboxes shall be accessible from the public streets and may not be enclosed by fences. The location of the fire hydrant shall be in accordance with the uniform fire code.
11. Exceptions. The provisions of this Section may be waived with respect to certain other fences including tennis court backstops or patio enclosures as approved by the Planning Commission, if it is determined that the fences do not create a hazard or violation of other sections of the municipal ordinances, in no case may is a fence permitted where the fence disrupts the flow of water into the ground or storm water facilities.
12. Sidewalk Setback. If a sidewalk or paved trail exists parallel to the fence, the fence shall be setback at least twelve inches (12") from the back of the sidewalk. The area between the fence and sidewalk shall be landscaped or covered with mulch, bark, gravel or landscape rocks and include a weed barrier.
13. Double Fencing. Double fencing is permitted in the rear yard of a property. Fences constructed in the rear of yard a property must be within twelve inches (12”) of any adjacent parallel fence.