The base districts establish the basic land use and property development regulations applicable to all property within the City as provided under Section 11-1-6 of this Title. The combining districts provide additional regulations which are to be exercised over certain lands in order to meet special community health, safety, welfare, environmental or development objectives described by the General Plan. Combining district regulations apply in addition to the base zone and other regulations of this Title.

The base and combining districts established by this Title are hereby designated as follows:

A.   Base Districts:

 

(Ord. 527, 8-4-1997)

Whenever any uncertainty exists as to the boundary of a zoning district as shown on the zone plan, the following regulations shall control:

   A.   Where a boundary line is indicated as following a street, alley, railroad right of way, drainage channel or other watercourse, the center line of such street, alley, railroad right of way, drainage channel or other watercourse shall be considered to be the boundary line.

   B.   Where a boundary line is indicated as following a lot line or property line, it shall be construed as following such lot line or property ownership line.

   C.   Where a boundary line is not indicated as following a street or alley and does not follow or coincide approximately with a lot line or property ownership line, the boundary line shall be determined by the use of the scale designated on the zone plan.

   D.   Where further uncertainty exists, the Planning Commission, upon written application or on its own motion, shall determine the location of the boundary in question, giving due consideration to the location indicated on the Zone Plan and the objectives of the Zoning Code and the purposes set forth in the district regulations and the General Plan. (Ord. 527, 8-4-1997)

Except as otherwise provided in this Title:

   A.   No structure or part thereof shall be erected, altered, added to or enlarged, nor shall any site or structure be used, designated or intended to be used for any purpose, or in any manner other than is included among the uses hereinafter listed as permitted or conditional in the district in which such structure, land or premises is located.

   B.   No structure or part thereof shall be erected, nor shall any existing structure be altered, enlarged or rebuilt or moved into any district, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, site area and building location regulations hereinafter designated for the district in which such structure or open space is located.

   C.   No yard or other open space on one site shall be considered as providing a yard or open space for a structure on any other site.

   D.   Two (2) or more contiguous lots may be combined and used as though a single site. Such combination of lots shall be deemed to be a single site for all purposes of this Title, provided that the following do not exist:

      1.   No existing structure or any improvement which depends for compliance with this Title shall be located across the lot line without first having obtained a lot line adjustment or merging the parcels to create a single lot as provided for in Title 12 of this Code.

      2.   No proposed structure or any improvement which depends for compliance with this Title shall be constructed across the lot line without first having obtained a lot line adjustment or merging the parcels to create a single lot as provided for in Title 12 of this Code.

   E.   A lot, or lots, may be divided into parts consistent with Title 12 of this Code provided that each part is equal to or exceeds the minimum lot area requirements of this Title, and so long as such parts are used as though separate lots they shall be deemed to be separate lots under all provisions of this Title.

   F.   No deed or conveyance of any portion of a site shall be made which reduces the site area, yards, off-street parking spaces or other minimum requirements of this Title, without the prospective grantor and grantee first recording, in the office of the Kings County Recorder, a covenant for the benefit of the City agreeing that such site shall continue to be maintained, operated and used as though a single site so long as any part thereof depends on the other for compliance with the provisions of this Title. (Ord. 527, 8-4-1997)

   A.   All territory annexed to the City which was previously classified by the County in a particular zoning district may be retained by the City if such classification is also provided for by this Title and is consistent with the General Plan.

   B.   All territory which is annexed to the City which was previously classified by the County as being within the County's UR-Urban Reserve Zoning District shall be classified by the City, upon annexation, in accordance with the following schedule:

 

   C.   Where property to be annexed to the City was classified previously by the City under prezoning provisions of State law and this Title such prezoning classification shall become effective at the same time that the annexation becomes effective.

   D.   All territory which becomes unzoned through abandonment of a public street, alley or railroad right of way shall immediately become classified the same as the property adjoining the street, alley or railroad right of way. (Ord. 527, 8-4-1997)

   A.   Zoning districts shall be applied to all public and private property in a manner that is consistent with applicable policies and land use arrangements set forth in the Corcoran General Plan.

   B.   All actions and procedures pertaining to the granting or denial of various permits or other entitlements provided for by this Title, including use permits, site plan reviews, planned unit developments, and amendments, shall be consistent with applicable policies and land use arrangements set by the Corcoran General Plan.

   C.   Where ambiguity or uncertainty exists concerning how best to achieve consistency with the General Plan, the Planning Commission shall make a written determination in accordance with the procedures prescribed in Chapter 17 of this Title. (Ord. 527, 8-4-1997)