A.

The Parkside overlay district is included in the zoning ordinance to implement the Parkside at Brisbane Village Precise Plan ("Parkside Precise Plan") adopted by city council Resolution No. 2017-50 and to achieve the following purposes:

1.

To create an overlay zoning district for the Parkside subarea that provides for residential development within certain properties located with the Crocker Industrial Park consistent with the Parkside Precise Plan and the City's General Plan while preserving the underlying TC-1 Crocker Park Trade Commercial District designation applicable to those properties;

2.

To encourage redevelopment of existing office and warehouse uses within the Parkside subarea with new residential development at sufficient minimum densities so as to provide opportunities for new affordable housing within the city;

3.

To ensure that new residential development within the Parkside subarea is consistent with the scale and form of the city's built environment and provides amenities for new and existing residents alike;

4.

To respect the pedestrian scale and setting of the surrounding Central Brisbane and Crocker Industrial Park subareas;

5.

To protect the community health and safety by establishing development regulations to eliminate potential conflicts between new residential uses and surrounding trade commercial uses in the Crocker Industrial Park; and

B.

To achieve the purposes of this chapter, the Parkside overlay district is divided into two geographical areas, namely: The PAOZ-1 district consisting of those properties within the Parkside subarea along the south side of Park Place, and the PAOZ-2 district consisting of those properties within the Parkside subarea along the west side of Park Lane, as shown on the city's zoning map adopted pursuant to Chapter 17.04 of this title.

(Ord. No. 624, § 3, 2-1-18)

The following are permitted uses in the PAOZ-1 and PAOZ-2 districts:

(Ord. No. 624, § 3, 2-1-18; Ord. No. 653, § 20, 10-15-20; Ord. No. 665, § 9, 11-4-21)

There are no conditionally permitted uses.

(Ord. No. 624, § 3, 2-1-18)

Development regulations for the PAOZ-1 district are as follows:

A.

Lot Area. There is no minimum lot area.

B.

Density of Development. The minimum development density for any site shall be twenty (20) dwelling units per acre and the maximum development density shall be twenty-eight (28) dwelling units per acre.

C.

Lot Dimensions. There are no minimum lot dimensions.

D.

Setbacks. The minimum required setbacks for any building shall be as follows:

1.

Front: Five (5) feet minimum, fifteen (15) feet maximum.

2.

Side: Five (5) feet minimum, ten (10) feet maximum.

3.

Street Side: Ten (10) feet minimum and maximum.

4.

Rear: Fifteen (15) feet minimum.

5.

Any architectural projection (including lobbies, porches, stoops, canopies, and other entry-related architectural features) may extend up to two (2) feet into the required front setback area.

E.

Lot Coverage. There is no maximum lot coverage.

F.

Floor Area Ratio. There is no maximum floor area ratio.

G.

Height.

1.

Buildings and Architectural Features. The maximum building height shall be thirty-eight (38) feet and three (3) stories. Architectural features, including chimneys, elevators, towers, turrets, eaves, skylights or roof windows, utilities, utility penthouses, and solar panels, are allowed to project up to a maximum of ten (10) feet above the maximum building height.

2.

Fences and Walls. Fences and walls in front yards shall be no more than three (3) feet in height from the adjacent sidewalk. Fences and walls in side yards shall not exceed six (6) feet in height. Deviations from maximum fence and wall heights shall require approval by the planning commission as provided in Section 17.32.050.B.5. of this title.

H.

Landscaping Requirements. Not less than thirty percent (30%) of the lot area shall be landscaped. New and rehabilitated, irrigated landscapes are subject to the water conservation in landscaping ordinance (refer to Chapter 15.70) or the latest state provisions, whichever is more effective in conserving water. Landscaping shall conform to the development standards established in Section 3.5 of the Parkside Precise Plan. The addition of an attached or detached accessory dwelling unit greater than eight hundred (800) square feet shall not result in a loss of the required landscaping. The addition of an attached or detached accessory dwelling unit that is eight hundred (800) square feet or less may result in a loss of the required landscape area.

I.

Open Area Requirements. At least four hundred (400) square feet of open area shall be provided for the dedicated use of each dwelling unit. The open area requirement shall not be met by shared or communal open areas. The addition of an attached or detached accessory dwelling unit greater than eight hundred (800) square feet shall not result in a loss of the required open areas. The addition of an attached or detached accessory dwelling unit that is eight hundred (800) square feet or less may result in a loss of the required open area.

J.

Building Design. All buildings shall substantially comply with the building design standards established in Section 3.3 of the Parkside Precise Plan. Projects that do not comply with those building design standards shall be subject to design review as set forth in Section 17.27.060.B., in addition to any other discretionary review required by the specific deviations.

K.

Site Design. All projects shall substantially comply with the site design standards established in Section 3.4 of the Parkside Precise Plan. Projects that do not comply with those site design standards shall be subject to design review as set forth in Section 17.27.060.B., in addition to any other discretionary review required by the specific deviations.

L.

Parking. Required on-site parking for single-family dwellings shall be two (2) spaces per dwelling, both of which shall be in an enclosed garage. For multiple-family dwellings, accessory dwelling units, and junior accessory dwelling units, required on-site parking and additional guest parking shall be provided as set forth in Section 17.34.020 of this title.

1.

Design Requirements. Off-street parking facilities shall comply with the design standards as set forth in Table 1, which appears immediately following this section.

M.

Recycling Area Requirements.

1.

Adequate, accessible and convenient areas for depositing, collecting and loading recyclable materials in receptacles shall be provided. The area shall be located and fully enclosed so as to adequately protect neighboring uses from adverse impacts such as noise, odor, vectors, wind-blown litter or glare. The area shall be designed to prevent storm water run-on to the area and runoff from the area, and roofs shall be designed to drain away from neighboring properties. A sign clearly identifying all recycling and solid waste collection and loading areas and the materials accepted therein shall be posted adjacent to all points of direct access to the area.

2.

These requirements shall apply to all new residential buildings having five (5) or more dwelling units, institutional buildings and city facilities (including buildings, structures, and outdoor recreation areas owned by the city) where solid waste is collected and loaded. These requirements shall also apply to an existing development project for which building permit applications are submitted within a twelve-month period that collectively add thirty percent (30%) or more to the existing floor area of the development project.

(Ord. No. 624, § 3, 2-1-18; Ord. No. 653, § 21, 10-15-20)

Development regulations for the PAOZ-2 district are as follows:

A.

Lot Area. There is no minimum lot area.

B.

Density of Development. The minimum development density for any site shall be twenty-four (24) dwelling units per acre and the maximum development density shall be twenty-eight (28) dwelling units per acre.

C.

Lot Dimensions. There are no minimum lot dimensions.

D.

Setbacks. The minimum required setbacks for any building shall be as follows:

1.

Front: Five (5) feet minimum, twenty (20) feet maximum.

Any architectural projection (including lobbies, porches, stoops, canopies, and other entry-related architectural features) may extend up to two (2) feet into the required front setback area.

2.

Side: Five (5) feet minimum.

Upper floor second and third-story balconies may extend up to two (2) feet into the required side setback area.

3.

Street Side: Ten (10) feet minimum and maximum.

4.

Rear: Fifteen (15) feet minimum.

E.

Lot Coverage. The maximum coverage by all structures on any lot shall be sixty percent (60%); provided, however, pursuant to state law, the maximum lot coverage shall not preclude a housing development project of at least three (3) units but not more than ten (10) units that otherwise meets the requirements of this chapter and Government Code Section 65913.11, as such requirements are determined by the building official; in such instance, no variance shall be required.

F.

Floor Area Ratio. There is no maximum floor area ratio.

G.

Height.

1.

Buildings and Architectural Features. The maximum building height shall be forty (40) feet and three (3) stories. Architectural features, including chimneys, elevators, towers, turrets, eaves, skylights or roof windows, utilities, utility penthouses, and solar panels, are allowed to project up to a maximum of ten (10) feet above the maximum building height.

2.

Fences and Walls. Fences and walls in front yards shall be no more than three (3) feet in height from the adjacent sidewalk. Fences and walls in side yards shall not exceed six (6) feet in height. Deviations from the fence and wall heights shall require approval by the planning commission as set forth in Section 17.32.050(B)(5) of this title.

H.

Landscaping Requirements. Not less than twenty percent (20%) of the lot area shall be landscaped. New and rehabilitated, irrigated landscapes are subject to the provisions of the water conservation in landscaping ordinance (refer to Chapter 15.70) or the latest state provisions, whichever is more effective in conserving water. Landscaping shall conform to the development standards established in Section 3.5 of the Parkside Precise Plan. The addition of an attached or detached accessory dwelling unit greater than eight hundred (800) square feet shall not result in a loss of the required landscaping area. The addition of an attached or detached accessory dwelling unit that is eight hundred (800) square feet or less may result in a loss of the required landscape area.

I.

Open Area Requirements. At least one hundred (100) square feet of open area per dwelling unit shall be provided. The open area may be met through a combination of common or private open areas provided on-site. Open areas shall be usable and shall support residents' passive and/or active use. The computation of open areas may include amenities and structures designed to enhance usability, such as swimming pools, rooftop gardens or decks, fountains, planters, benches, and usable landscaping. The addition of an attached or detached accessory dwelling unit greater than eight hundred (800) square feet shall not result in a loss of the required open areas. The addition of an attached or detached accessory dwelling unit that is eight hundred (800) square feet or less may result in a loss of the required open area.

J.

Building Design. All buildings shall substantially comply with the building design standards established in Section 3.3 of the Parkside Precise Plan. Projects that do not comply with those building design standards shall be subject to design review as set forth in Section 17.27.060(B), in addition to any other discretionary review required by the specific deviations.

K.

Site Design. All projects shall substantially comply with the site design standards established in Section 3.4 of the Parkside Precise Plan. Projects that do not comply with those site design standards shall be subject to design review as set forth in Section 17.27.060(B), in addition to any other discretionary review required by the specific deviations.

L.

Parking. Required on-site parking and additional guest parking shall be as established in Section 17.34.020 of this title for multiple-family developments and accessory dwelling units.

1.

Design Requirements. Off-street parking facilities shall comply with the design standards as set forth in Table 1, which appears immediately following this section.

2.

Short-term and long-term parking for bicycles in the PAOZ-2 district shall be provided as follows: Long-Term: 1/10 units; Short-Term: 1/20 units. Bicycle parking design shall conform to the standards established in Section 3.4 of the Parkside Precise Plan.

M.

Recycling Area Requirements.

1.

Adequate, accessible and convenient areas for depositing, collecting and loading recyclable materials in receptacles shall be provided. The area shall be located and fully enclosed so as to adequately protect neighboring uses from adverse impacts such as noise, odor, vectors, wind-blown litter or glare. The area shall be designed to prevent storm water run-on to the area and runoff from the area, and roofs shall be designed to drain away from neighboring properties. A sign clearly identifying all recycling and solid waste collection and loading areas and the materials accepted therein shall be posted adjacent to all points of direct access to the area.

2.

These requirements shall apply to all new residential buildings having five (5) or more living units, institutional buildings and city facilities (including buildings, structures, and outdoor recreation areas owned by the city) where solid waste is collected and loaded. These requirements shall also apply to existing development project for which building permit applications are submitted within a twelve-month period that collectively add thirty percent (30%) or more to the existing floor area of the development project.

(Ord. No. 624, § 3, 2-1-18; Ord. No. 653, § 22, 10-15-20; Ord. No. 695, § 5, 4-17-25)

A.

Administrative Design Review. The proposed construction of any principal structure, as defined in Section 17.02.755 of this title, in the PAOZ districts in compliance with the development standards set forth in Section 17.27.040 of this chapter and Chapter 3 of the Parkside Precise Plan shall be subject to administrative design review by the zoning administrator to confirm consistency with the design guidelines set forth in Chapter 4 of the Parkside Precise Plan.

B.

Design Review by the Planning Commission. The proposed construction of any principal structure, as defined in Section 17.02.755 of this title, in the PAOZ districts that does not comply with the development standards set forth in Section 17.27.040 of this chapter or the development standards set forth in Chapter 3 of the Parkside Precise Plan shall be subject to the approval of a design permit in accordance with Chapter 17.42 of this title, and shall be consistent with the design guidelines set forth in Chapter 4 of the Parkside Precise Plan. The application for a design permit shall be processed concurrently with any other required application for a discretionary permit.

Table 1.

Parking Design Requirements for Parkside Overlay District

(Ord. No. 624, § 3, 2-1-18)