City of West Sacramento, CA Chapter 17.08 RESIDENTIAL ZONES

§ 17.08.010 Purpose and Applicability.

The purposes of the Residential Zones are to:

A. Provide for a full range of housing types consistent with the General Plan;

B. Preserve, protect, and enhance the character of the City's different residential neighborhoods;

C. Enhance the quality of life for City residents;

D. Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding residences and appropriate to the physical and aesthetic characteristics of proposed locations; and

E. Provide sites for public and semi-public land uses such as parks, schools, day care, and other community uses that will serve City residents and will complement surrounding residential development.

Additional purposes of each Residential Zone:

Residential Rural Estates (RE). The RE Zone is intended to provide for residential development on large lots and provide a transition between agricultural lands and residential designated lands. This zone provides for residential development of up to one unit per 2.5 acres. Allowed uses include detached single units and accessory dwelling units, limited agricultural uses, public and quasi-public uses, and other uses that may be appropriate in a rural residential area. This zone implements the Rural Estates (RE) General Plan Land Use Designation.

Residential-Rural Agricultural (RRA). The RRA Zone is intended to provide areas for rural residential development with limited agricultural uses and limited on-site water and sewer systems. This zone provides for residential development of between 0.5 and 1.0 units per acre. Allowed uses include detached single units and accessory dwelling units, limited agricultural uses, public and quasi-public uses, and other uses that may be appropriate in a residential-rural agricultural area. This zone implements the Rural Residential General Plan Land Use Designation.

Residential One Family (R-1-A/B). The R-1 Zone is intended to provide areas for single-unit dwellings and to protect the characteristics of existing single-unit neighborhoods. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium density residential environment. Residential densities shall be in the range of 1.1 to 6.0 units per gross acre. This zone implements the Low-Density Residential General Plan Land Use Designation.

Residential-Medium Density (R-2). The R-2 Zone is intended to provide areas for a variety of housing types at densities in the range of 6.1 to 12.0 units per acre. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium density residential environment. Residential densities shall be in the range of 6.1 to 12.0 units per gross acre. This zone implements the Medium-Density Residential General Plan Land Use Designation.

Residential-Medium High Density (R-2.5). The R-2.5 Zone is intended to provide areas for a variety of housing types at densities in the range of 12.1 to 20.0 units per acre. Types of dwelling units include attached and detached single-unit dwellings, townhomes, condominiums, two-unit dwellings, multi-unit developments, and apartments. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a medium high density residential environment. This zone implements the Medium High-Density Residential General Plan Land Use Designation.

Residential-Multifamily (R-3). The R-3 Zone is intended to provide areas for a wide variety of high-density residential development. Housing types include single-unit attached, townhouses, condominiums, and apartment buildings at densities ranging from 20.1 to 50.0 units per acre. This zone also provides for public and quasi-public uses, and similar and compatible uses that may be appropriate in a higher-density residential environment. This zone implements the High Density Residential General Plan Land Use Designation.

(Ord. 19-1 § 3)

§ 17.08.020 Land Use Regulations.

Table 17.08.020, Land Use Regulations—Residential Zones, sets the land use regulations for the Residential Zones. Land uses are defined in Chapter 17.50, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially like the uses below may be allowed pursuant to Conditional Use Permit approval. Section numbers in the right-hand column refer to other sections of this title.

TABLE 17.08.020: LAND USE REGULATIONS—RESIDENTIAL ZONES
"P" = Permitted use "C" = Conditional Use Permit required "M" = Minor Use Permit required "-" Use not allowed
Use Classification	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Residential Uses
Residential Housing Types	See subclassifications below
Single-Unit Dwelling, Detached	P	P	P	P	M	C
Single-Unit Dwelling, Attached	-	-	P	P	P	M
Two-Unit Dwelling	-	-	P	P	P	C
Multi-Unit Residential	-	-	-	P	P	P
Accessory Dwelling Unit	P	P	P	P	P	P	See §17.30.040, Accessory Dwelling Units
Tiny Home on Wheels	P	P	P	P	P	—
Family Day Care	See subclassifications below
Small	P	P	P	P	P	P
Large	P	P	P	P	P	P
Group Residential	-	-	C	C	P	P
Manufactured Home Park	-	-	-	C	C	C
Residential Care Facilities	See subclassifications below
Small	P	P	P	P	P	P
Large	M	M	M	P	P	P
Residential Facility, Assisted Living	-	-	-	P	P	P
Single-Room Occupancy	C	C	C	C	P	P	See §17.30.200, Single-Room Occupancy
Supportive Housing	Transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone.
Transitional Housing
Public/Semi-Public Uses
Colleges and Trade Schools	-	-	-		C	C
Community Assembly	See below
Less than 5,000 sq. ft.	-	-	P	P	P	P
5,000 sq. ft. or greater	-	-	M	M	M	M
Cultural Institutions	See below
Less than 5,000 sq. ft.	M	M	P	P	P	P
5,000 sq. ft. or greater	M	M	M	M	M	M
Day Care Centers	M	M	M	P	P	P
Hospitals and Clinics	See subclassification below
Skilled Nursing Facility	-	-	-	-	M	M
Park and Recreation Facilities	P	P	P	P	P	P
Schools (TK-12)	C	C	C	C	C	C
Commercial Uses
Animal Care, Sales, and Services	See subclassification below
Boarding/Kennels	C	C	-	-	-	-
Farmer's Markets	-	-	M	M	M	M	See §17.30.110, Farmer's Markets
Lodging	See subclassification below
Short-Term Rental	P	P	P	P	P	P
Transportation, Communication, and Utility Uses
Communication Facilities	See subclassification below
Telecommunication	See §17.30.240, Wireless Telecommunication Facilities
Agricultural and Extractive Uses
Agriculture	See subclassifications below
Animal Production	C	C	-	-	-	-
Crop Production	P	P	-	-	-	-
Horticultural Production	C	C	-	-	-	-
Urban Agriculture	See subclassifications below
Aquaculture	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Community Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, less than 1 acre	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Market Garden, 1 acre or more	M	M	M	M	M	M	See §17.30.230, Urban Agriculture
Private Garden	P	P	P	P	P	P	See §17.30.230, Urban Agriculture
Other Uses
Accessory Uses and Structures	See §17.30.030, Accessory Uses and §17.22.020, Accessory Buildings and Structures
Animal Keeping	See §17.30.060, Animal Keeping
Home Occupations	See §17.30.120, Home Occupations
Nonconforming Use	See Chapter 17.26, Nonconforming Uses, Structures, and Lots
Recharging Stations	See §17.30.180, Recharging Stations
Solar Energy Systems	See §17.30.210, Solar Energy Systems
Temporary Uses	See §17.30.220, Temporary Uses

(Ord. 19-1 § 3; Ord. 24-9, 4/30/2025; Ord. 25-7, 7/16/2025)

§ 17.08.030 Development Standards.

Table 17.08.030, Development Standards—Residential Zones, prescribes the development standards for the Residential Zones. Individual letters in parenthesis refer to subsections that directly follow the table. Additional regulations are also denoted in the right-hand column. Section numbers in this column refer to other sections of this title.

TABLE 17.08.030: DEVELOPMENT STANDARDS—RESIDENTIAL ZONES
Standard	RE	RRA	R-1	R-2	R-2.5	R-3	Additional Regulations
Lot and Density Standards
Minimum/Maximum Density (units/acre)	0.4	1	1.1 - 6	6.1 - 12	12.1 - 20	20.1 - 50
Minimum Lot Size (square feet, unless otherwise indicated)	2.5 acres (A)	1 acre	R-1A: 5,000 R-1B: 6,000	5,000	10,000	20,000	In the R-1, R-2, R-2.5, and R-3 Zones, smaller lots may be allowed through Conditional Use Permit approval pursuant to §17.08.040.C, Small Lot Single-Unit Development
Minimum Lot Width (feet)	100	100	50	50	80	100
Corner Lot (feet)	110	110	60	60	90	110
Maximum Lot Coverage (% of lot)	25	25	50	50	60	70
Building Form and Location
Maximum Height (feet)	30(B)	30(B)	30(B)	45(B)	55(B)	65(B)	See §17.22.070, Height and FAR Exceptions
Minimum Setbacks (feet)	Certain setback requirements in the R-2, R-2.5, and R-3 zones differ whether the development is located north or south of the Deep Water Ship Channel (DWSC).
Front	30	20	R-1A: 20 R-1B: 15	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10			See §17.22.050, Encroachments into Required Setbacks, and §17.27.090.B.3, Driveway Length
Street Side	20	16	R-1A: 15 R-1B: 10	N of DWSC: Major arterials: 20, Other streets: 15 S of DWSC: 10
Interior Side	10	10	5(C)	5(C)	N of DWSC: 8(C) S of DWSC: 5(C)
Rear	20	20	R-1A: 10(C) R-1B: 15(C)	10(C)	N of DWSC: 8(C) S of DWSC: 15(C)
Alley	20	20	5	5	5	5
Open Space Standards
Minimum Open Space (square feet per unit)	N/A	N/A	N/A	200, of which 100 must be private	150, of which 50 must be private	150, a minimum of 50% of the units must have 50 sf of private open space	See §17.22.090, Open Space

A. Clustered Housing. In the RE Zone, smaller lots, at a minimum of 1.25 acres, may be approved through a Planned Development (PD) Permit pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, to accommodate clustered housing development.

B. Maximum Height, First Floor Plate. For detached single unit dwellings the first floor plate height shall not exceed 12 feet in the front one-third of the structure.

FIGURE 17.08.030.B: MAXIMUM HEIGHT, FIRST FLOOR PLATE

C. Zero Lot Line Option.

1. All or part of the setback requirements of interior yards along property lines adjoining other private lots may be waived with the written approval of the City and the property owner of the lot adjoining the yard which is being encroached upon. This written agreement shall take the form of a zero lot line agreement which shall be recorded on the chain of title of both properties involved. The zero lot line agreement shall describe in detail the extent of said waiver. Zero lot line agreements may be executed between private property owners only. Swimming pools are not eligible for zero lot line agreements.

2. Approval of a zero lot line agreement shall be subject to the following requirements:

a. All building and fire code requirements resulting from the waiver of the setback requirement shall be met by the construction;

b. Approval by the Fire Chief of the City of West Sacramento to ensure that adequate fire-fighting access is retained shall be obtained; and

c. Where the setback is reduced to less than three feet, a maintenance access easement of five feet in width shall be provided on the adjoining property.

D. Zero lot lines shall be recorded to be considered executed. Applicants shall submit all completed documents ready for recordation, staff will deliver or have a title company send to the County Recorder.

(Ord. 19-1 § 3; Ord. 25-7, 7/16/2025)

§ 17.08.040 Supplemental Regulations.

A. Paving. In the R-1, R-2, and R-2.5 zones, impervious surfaces including parking, walkways and paved patio areas shall cover no more than 50% of the entire front yard that is not covered by a residential structure. Landscaped (pervious) area shall include a combination of well-maintained ground cover, shrubs, hedges, trees, and other pervious vegetation that shall not be paved. Permanent structures, including, but not limited to, retaining walls, fences, arbors, trellises, shall not be constructed in public service easements.

B. Attached Single Unit and Multi-Unit Development. All attached single-unit and multi-unit development shall meet the following development standards.

1. Building Entrances.

a. Orientation. All units located along public rights-of-way shall have the primary entrance facing this right-of-way. Exceptions to this requirement may be approved for projects where the project site is located on major arterials carrying high traffic volumes and/or streets that do not allow on-street parking.

b. Projection or Recess. Building entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of 30 square feet. Exceptions to this requirement may be approved for alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry.

FIGURE 17.08.040.B.1.b: PROJECTION OR RECESS, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

c. Dwelling Unit Access. Exterior entrances to units shall be in a form of individual or shared entrances at the ground floor of the building. Unit entrances above the ground floor are also permitted; however, no exterior access corridor located above the ground floor may provide access to five or more units.

2. Building Design. Buildings shall include adequate design features to create visual variety and avoid a large-scale and bulky appearance.

a. Roof Line. The roof line at each elevation shall demonstrate an offset of at least 18 inches for each one to three units exposed on that elevation. Large, continuous roof planes are prohibited.

FIGURE 17.08.040.B.2.a: ROOF LINE, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

b. Window Trim or Recess. Trim at least one-half inch in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall. Foam is not a permitted trim material.

FIGURE 17.08.040.B.2.b: WINDOW TRIM OR RECESS, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

c. Façade Articulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 25 horizontal feet of wall. Building entrances and front porches may count towards meeting this requirement.

FIGURE 17.08.040.B.2.c: FAÇADE ARTICULATION, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

d. Façade Detailing and Materials. All visible building façades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials or other design elements, in an integrated composition. Each side of a building that is visible from a public right-of-way shall be designed with a complementary level of detailing and quality of materials.

e. Building Colors. A unified palette of quality materials shall be used on all sides of buildings. Every building shall have at least two complementary colors. Every building shall have at least two complementary colors.

f. Transition Areas. Where new multi-unit development is built adjacent to existing lower-scaled residential development, the façade facing the existing lower-scaled residential development shall be designed to provide architectural relief and interest, while also respecting the scale of adjacent neighbors.

i. Height. Full-height recesses, a minimum of two feet deep, shall be provided along the façade to break the building into smaller discrete masses.

FIGURE 17.08.040.B.2.f.i: FULL-HEIGHT RECESSES, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

ii. Window and Balcony Placement. Windows shall be offset to avoid direct sightlines into and from neighboring properties. Balconies and other private open space shall be positioned so they minimize views into neighboring properties.

FIGURE 17.08.040.B.2.f.ii: WINDOW AND BALCONY PLACEMENT, ATTACHED SINGLE-UNIT AND MULTI-UNIT DEVELOPMENT

3. Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet. The required private storage space may be used for bicycle parking.

4. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards.

a. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

b. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planner or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

c. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

d. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

e. Pedestrian Walkway Design.

i. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

ii. Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable by a raised crosswalk, a different paving material, or similar method.

iii. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.

C. Small Lot Single-Unit Development. Detached single-unit development located on lots less than the minimum lot size established for zones allowing single-family or multifamily residential uses may be approved with a Conditional Use Permit subject to the following standards. Small lot single-unit development that does not meet the following standards may be approved through a Planned Development pursuant to Chapter 17.18, Planned Development (PD) Overlay Zone, or a PD Permit if the development is proposed within an existing PD Overlay Zone.

1. Development Standards. Small lot single-unit development is subject to the development standards and supplemental regulations of the base zone except as specified below.

a. Maximum Density. Density shall be determined by the base zone.

b. Minimum Lot Size. The minimum lot size is 2,000 square feet.

c. Minimum Lot Width. 25 feet.

d. Minimum Lot Depth. 50 feet.

e. Maximum Lot Coverage. 75%.

f. Setbacks.

i. Perimeter Setbacks. The minimum setbacks from the property lines on the perimeter of the small lot single-unit development shall be the required setbacks of the underlying base zone.

ii. Interior Street Setbacks. The minimum setbacks from the back of sidewalk of any interior street shall be 18 feet to the garage door and 10 feet to any living area or covered porch.

iii. Side Yard Setbacks. The side yard setback shall be a minimum of three feet. For attached units, a minimum side yard setback of 10 feet shall be provided at the end of the row of the attached units.

iv. Rear Yard Setbacks. Rear yard setback shall be a minimum of 10 feet.

2. Entrances.

a. Dwelling units that abut a public right-of-way or private street shall orient the primary entry-way toward the street.

b. Dwelling units located in the interior of the development shall orient the primary entryway toward and visible from a pedestrian pathway that is connected to a public right-of-way or private street.

c. There shall be a minimum eight-foot separation between the primary entryway of a unit and the adjacent building wall of a neighboring unit.

FIGURE 17.08.040.C.2: ENTRANCES, SMALL LOT SINGLE UNIT DEVELOPMENT

3. Open Space. Open space shall be provided pursuant to the open space requirements of the underlying base zone. In the R-1 Zone, open space shall be provided pursuant to the open space requirements of the R-2 Zone.

4. Parking.

a. Garages shall not be oriented to face perimeter streets.

b. Required parking shall be provided on each lot, within a common parking area, or in a combination of the two.

c. A maximum of one driveway curb cut shall be permitted for each 50 feet of perimeter street frontage.

5. Pedestrian Circulation. Pedestrian pathways a minimum three feet wide shall be provided from the public right-of-way to all primary entryways and common areas, guest parking, and centralized trash enclosures.

6. Required Findings. A Conditional Use Permit for a small lot single-unit development shall only be approved if the following findings are made in addition to any other findings required by this Code:

a. The development will result in an intensity that is no higher than otherwise permitted in the zone and open space standards that are no less than required for a similar development within the zone;

b. The design of the development provides for a comprehensive and harmonious arrangement of buildings, open spaces, circulation ways, parking, and development amenities; and

c. The project relates to the existing and planned land use and circulation plans of the community and does not constitute a disrupting element in the development pattern of the neighborhood.

D. Metal Storage Containers. Metal storage containers may not be used as permanent storage in Residential Zones. Metal storage containers may be allowed on a temporary basis in connection with a valid building permit in any zone in the City.

E. Tiny Homes on Wheels. Tiny Homes on Wheels (THoW) may be deployed as a primary dwelling unit or as an accessory dwelling unit (ADU). THoWs used as primary dwelling units are subject to the site development standards in the underlying zoning district. THoWs used as ADUs are subject to those standards contained within Section 17.30.040 (Accessory Dwelling Units). All THoWs regardless of primary or accessory status are also subject to:

1. Public Utilities. THoWs shall be connected to the City water and sewer systems or on an approved well and/or septic system where City services are not available.

2. Administrative Approval. A proposed THoW must receive administrative approval from the Community Development Department prior to being transported to the project site. Fees for said approval shall be per the adopted fee schedule contained within the Book of Fees and applied proportionally.

3. Maximum Floor Area. The maximum square footage of habitable floor space for a THoW shall be 399 square feet including loft areas (if any).

4. Address. THoWs shall obtain a separate address with issuance of an electrical permit.

5. Qualifying Features. THoWs shall include a bathroom, kitchen, and a sleeping area.

6. Certification. THoWs shall comply with standards set forth in California Health and Safety Code Section 18027.3 (i.e., ANSI 119.5 and NFPA 1192). A THoW shall be certified by a recognized national certification body as complying with these standards and a certified label shall be placed on the tiny homes on wheels to demonstrate compliance.

7. One Story. THoWs are limited to one story. Lofts up to 48 inches in height do not constitute a second story.

8. Screened Undercarriage. A THoW's undercarriage, including wheels, axles, tongue, and hitch, shall be concealed from view from adjacent grade level streets and adjacent residentially zoned properties.

9. Egress. THoWs shall have a minimum of two means of egress, one of which shall be the main entrance and one of which shall be in each sleeping area (may be a window with appropriate dimensions).

10. Appearance and Design. THoW shall resemble conventional residential structure rather than a recreational vehicle. This shall be done by incorporating design features and materials typically used for houses (e.g., siding, roofing, pitched roofs, eaves, residential windows, etc.). THoWs shall be mounted on a wheeled trailer chassis and designed and built to look like a conventional residential structure, using conventional building materials, and is thus architecturally distinct from traditional mobile homes and recreational vehicles.

See example below:

11. Living Area Extensions. The roof and all exterior walls shall not be fixed with slide-outs, tip-outs, or other forms of mechanically articulating room area extensions.

12. Energy. THoWs shall incorporate an electrical subpanel and connected to the power grid. Building permits will be required.

13. Mechanical Equipment. All mechanical equipment shall be incorporated into the structure other than solar energy panels or collectors.

14. Tie Down. A THoW shall be tied down with anchors or otherwise stabilized as designed by the manufacturer.

15. Porches and Decks. Structures such as porches, decks, sheds, and gazebos shall be designed to detach from the tiny homes on wheels. Uncovered porches or decks less than 30 inches in height and less than 200 square feet do not require building permits. Permanent roofed structures and other accessory structures shall meet the requirements of Section 17.22.020.

16. Wind Loads. A THoW shall be constructed to withstand minimum wind loads for the proposed parking location.

17. Parking Pad. The wheels shall be skirted or removed and shall sit with leveling or support jacks on a paved durable surface designed in accordance with Title 17 (Zoning) of the WSMC.

18. Parking. THoWs shall not require additional parking when proposed as an ADU.

19. Pedestrian Access. An all-weather surface pedestrian path from the street frontage to the main entrance of the tiny homes on wheels shall be provided.

20. Emergency and Rescue Openings. All THoWs shall have emergency escape and rescue openings sufficient to ensure emergency escape, including a means of escape, if not an exterior passage door, from each sleeping space that provides an opening of sufficient size to permit the unobstructed passage, with its major axis parallel to the plane of the opening and horizontal at all times, of an ellipsoid generated by rotating about the minor axis an ellipse having a major axis of 24 inches (610 mm) and a minor axis of 17 inches (432 mm).

(Ord. 19-1 § 3; Ord. 20-4 § 2; Ord. 22-21 § 2; Ord. 24-1, 1/17/2024; Ord. 24-9, 4/30/2025)