This Chapter establishes the zones applied to property within the City, establishes the City's Zoning Map, and establishes the relationship of the City's Zoning Map to the General Plan.

The following zones listed in Table 9.105.020-1: City of Fowler Zone Districts are established to carry out the purpose of this Title and to implement the goals and policies of the General Plan.

Table 9.105.020-1: City of Fowler Zone Districts

A.

The City of Fowler Community and Economic Development Department shall be responsible for maintaining and updating the City of Fowler Zoning Map. Such map shall be incorporated by reference as the "Zoning Map," a copy of which is on file with the Community and Economic Development Department. The Zoning Map shall establish the location of zone districts within the City of Fowler. The Zoning Map shall be interpreted in compliance with 9.15 (Rules of Interpretation) and shall be amended in compliance with Chapter 9.110 (Zoning Map/Code Amendment).

B.

Table 9.115.030-1: Base Zone District Consistency Matrix lists the relationship between the zones listed in this Title to the zones as adopted on the Zoning Map. New rezone requests shall reflect the zone districts of this Title.

Table 9.115.030-1: Base Zone District Consistency Matrix

The Zoning Map shall implement and be consistent with the City's adopted General Plan. Amendments needed to the Zoning Map for consistency with the General Plan shall be enacted within a reasonable timeframe.

It shall be permissible for properties annexed to the City to continue agricultural operations within any zone where no development is proposed or approved.

The purpose of this Chapter is to establish residential zone districts in the City that provide appropriate locations for various housing densities and types of residential uses. These zones are also intended to provide space for community facilities necessary in residential areas, such as parks, and for institutions or facilities that require a residential environment in accordance with State law.

The following descriptions identify the characteristic uses, intensity of uses, and level of development intended for each zone:

A.

R-1 (Low Density Residential). The R-1 District is characterized by larger lots for single-family residential development with an average lot size of ten thousand (10,000) square feet and a density range of up to three and six tenths (3.6) dwelling units per acre.

B.

R-2 (Medium Low Density Residential). The R-2 District is characterized by single-family development with an average lot size of eight thousand five hundred (8,500) square feet and a density range of three and seven tenths (3.7) dwelling units per acre to five and one-half (5.5) dwelling units per acre.

C.

R-3 (Medium Density Residential). The R-3 District is characterized by primarily single-family development with an average lot size of six thousand (6,000) square feet and a density range of five and six tenths (5.6) dwelling units per acre to eight (8) dwelling units per acre.

D.

R-4 (Medium High Density Residential). The R-4 District is characterized by small-lot single-family development with an average lots size of four thousand five hundred (4,500) square feet. The R-4 zone also accommodates duplexes, triplexes, fourplexes, and multi-family residential development. The R-4 District allows for a density range of eight (8) dwelling units per acre to thirteen and one-half (13.5) dwelling units per acre.

E.

R-MP (Mobile Home Park). The R-MP District is characterized by residential mobile homes located within a unified park. Dwelling units are generally allowed at a density of one (1) per every one thousand five hundred (1,500) square feet of lot area.

F.

RM (High Density Residential). The RM District is characterized by duplexes, triplexes, fourplexes, and multi-family development. The RM zone also accommodates attached single-family development. The allowed density range is thirteen and six tenths (13.6) dwelling units per acre to twenty-one and eight tenths (21.8) dwelling units per acre.

A.

Allowed Use Table. Table 9.120.030-1 identifies allowed uses and corresponding approval requirements for the residential zone districts subject to compliance with all other provisions of this Title. Descriptions of the allowed uses can be found in Article 7 (Definitions) of this Title. The list of uses in Table 9.120.030-1 shall be allowed in one (1) or more of the residential zone districts as indicated in the columns corresponding to each zone.

B.

Approval Requirements. Where indicated with a "ZC" the use shall be allowed subject to approval of a Zone Clearance pursuant to Chapter 9.105 (Zone Clearance). Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Minor C" the use shall be conditionally permitted subject to a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Major C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone.

C.

Additional Requirements. The "Additional Requirements" column in Table 9.120.030-1 identifies the chapter or section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.120.030-1.

D.

Unlisted Uses. The Community Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.120.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one (1) or more zones.

Table 9.120.030-1: Residential Zones — Allowed Uses and Approval Requirements

Notes:

¹  Corner markets shall be allowed on corner lots only.

²  Day care centers shall be "P" when processed as part of a residential development and shall be "Major C" when processed as a stand-alone use.

³  Multi-family shall be "P" when proposed on a corner lot and meeting the General Plan density and shall be "—" on all other lot types.

Unless otherwise specified, Table 9.120.040-1 below lists the minimum development standards (e.g., allowed lot size/dimensions, setbacks, height) for each residential zone district.

Table 9.120.040-1 Residential Zones Development Standards

Notes:

¹  All standards are in feet, unless specifically listed otherwise.

²  Mobile home parks shall be developed in compliance with State of California laws (California Health and Safety Code Section 18200 et. seq.) and regulations (California Code of Regulations, Title 25, Chapter 2, commencing with Section 1000).

³  For cul-de-sac, knuckle, or flag lots, a minimum lot width at the front property line of thirty (30) feet shall be required to ensure adequate access to the property.

⁴  Garages shall be a minimum of twenty (20) feet from property line when accessed from a street. Garages shall be a minimum of ten (10) feet from property line when accessed from an alley.

⁵  Where more than fifty percent (50%) of the linear frontage of lots improved with residential buildings within any block is comprised of lots with less than the minimum front yard requirement, then the minimum front yard for other residential buildings in such block shall be reduced to the average of the actual front yards of all of the lots in such block improved with residential buildings; those lots that have front yards of greater depth than the minimum requirement shall be counted as having the minimum requirement.

⁶  Side Yards providing access to more than one unit shall not be less than ten (10) feet in width.

⁷  Interior side yards shall be a minimum of three (3) feet on one side and a minimum combined eight-foot setback.

A.

Recreational Vehicle Parking and Storage.

1.

Recreational vehicle storage shall mean the keeping for a continuous period of more seventy-two (72) hours on a residential lot without movement of said vehicle.

2.

No recreational vehicle shall be stored in any residential zone, except to the rear of a required front yard or street side yard setback, within an area enclosed by a screen fence or solid wall at least six (6) feet in height, or within a garage.

3.

Recreational vehicles and equipment stored or parked shall be in good repair and in good condition and registered with the Department of Motor Vehicles for use on public roadways. This excludes Planned Nonoperation (PNO) status. The owner of a recreational vehicle shall not park or store such vehicle in such a manner as to create a dangerous or unsafe condition on the property where parked or stored. The ground under and surrounding any parked recreational vehicle shall be improved and kept free of undergrowth, litter, or debris.

4.

Recreational vehicles shall not be used as an accessory structure as defined in Chapter 9.155 of this Code. No recreational vehicle shall be used for the storage of goods, material, or equipment other than those items required for its intended purpose.

5.

Recreational vehicles are not to be occupied or used for living or sleeping while parked or stored provided guests of the property owner or resident may occupy the recreational vehicle, or park one (1) recreational vehicle in addition to those permitted herein, for not more than thirty (30) days in any calendar year.

B.

Inoperable Vehicles. All motor vehicles incapable of movement under their own power, other than in cases of emergency, shall be stored in an entirely enclosed space, garage, or carport.

A.

Front Yard Setbacks. Subdivisions containing three (3) or more lots along the same frontage, not inclusive of knuckle or cul-de-sac lots or lots with a similar curvature, shall provide staggered front yard setbacks. A minimum variation of three (3) feet shall be required to satisfy this standard.

B.

Elevations. Subdivisions containing six (6) or more lots shall provide a minimum of three (3) primary elevations of varying design. To be considered a varying design, each primary elevation shall integrate at least three (3) unique traits from the following list. Only one (1) of the selected traits can be shared with up to one (1) other primary elevation. Mirror images are not considered unique elevations.

1.

Integration of front porch or balcony.

2.

Location of front door.

3.

Number and location of windows.

4.

Number of stories.

5.

Roof pitch.

6.

Building orientation.

C.

Colors and Materials. For each unique primary elevation, a minimum of three (3) color and/or material schemes of varying design shall be provided by integrating at least three (3) unique traits from the following list.

1.

Color of elevations.

2.

Wall-covering materials (e.g., wood, stucco).

3.

Wall texture (e.g., smooth, stucco, lace stucco, lap siding).

4.

Roofing material (e.g., tile, shake, composition, metal).

5.

Fascia materials (e.g., present and, if so, decorative or functional).

D.

Adjacent Elevations. No two (2) like elevations shall be placed adjacent to each other. Mirror images are permitted adjacent to each other, except that they shall be unique in their color and materials scheme.

E.

Pedestrian Access. Dedicated pedestrian accessways shall be integrated into the subdivision design and shall provide, at a minimum, a five-foot path of travel from interior streets to adjacent external streets. Pedestrian access shall be achieved from any lot within the subdivision to any major street by a walking distance of no less than one-half (0.5) mile. Pedestrian access shall be achieved from any lot within the subdivision to any park or trail by a walking distance of no less than one-quarter (0.25) mile. Such access shall be achieved through layout of the internal streets, provision of daylighted cul-de-sacs, pedestrian access gates, or other dedicated pedestrian pathways. Such pedestrian accessways shall also accommodate bicycles.

F.

Compatibility with Adjacent Residential. Where new residential development is proposed adjoining existing or approved residential development containing larger lot sizes, the proposed lots located directly abutting the existing or approved lots shall be no less than eighty percent (80%) of the width of the existing or proposed lots. This standard shall apply to lots that are located across a local or minor street but shall not apply to lots located across a major street.

G.

Neighborhood Entry Signage. All vehicular entries to residential subdivisions shall provide entry signage. Entry signage may be located on both corners at the entry or may be located within a median at the entry, subject to approval by the Community Development Director.

H.

Neighborhood Entry Landscaping. All entries to residential subdivisions shall provide enhanced landscaping. Enhanced landscaping shall be demonstrated through the use of distinct plant and tree species as well as the location and pattern of plantings, which shall be unique from the remainder of landscaping along the external street frontages.

I.

Perimeter Tree Plantings. Trees shall be provided every thirty (30) linear feet along the perimeter street frontages where a block wall is required and located a minimum of three (3) feet from the back of sidewalk. Such trees shall be planted at the midpoint between street trees spaced within the public right-of-way to provide alternating trees on either side of the sidewalk.

The following regulations shall apply to multi-family residential development, including residential units proposed as part of a mixed-use development.

A.

Massing. The design of projects containing many buildings shall provide variety in building size and massing as follows:

1.

For sites one-half (0.5) acre or more in size, units shall be provided in multiple buildings with different building footprints. For two (2) to six (6) buildings, there shall be at least two (2) different building footprints. For more than six (6) buildings, there shall be at least three (3) different building footprints.

2.

For sites under one-half (0.5) acre, units may be provided within one building.

B.

Building Elevations. Each wall face of each building shall integrate a new and discrete façade design at least every forty (40) linear feet. Discrete façade designs shall be achieved using at least two (2) of the following design strategies:

1.

Integrate an offset or varying building setback along the building façade. A minimum offset or variation of three (3) feet shall be required to satisfy this standard.

2.

Provision of covered porches and/or balconies.

3.

Varied roof lines.

4.

Façade enhancements (e.g., shutters, banding, mixed materials, window and door trims, attic vents).

C.

Primary Unit Entrance Location. A minimum of one primary entrance for every forty (40) linear feet of street frontage shall be required. Such primary entrances shall be evenly distributed along the street frontage and provide access at the first-floor level. Where mixed-use units are proposed and only provided above or to the rear of a primary commercial use, this standard shall not apply.

The purpose of this Chapter is to establish business zone districts in the City that provide appropriate locations for commercial and office uses. These zones are consistent with and implement the City's General Plan land use categories by providing sufficient and appropriately located land for commercial uses that minimize impacts on residential neighborhoods.

The following descriptions identify the characteristic uses, intensity of uses, and level of development intended for each zone:

A.

C-1 (Neighborhood Commercial). The Neighborhood Commercial District is intended primarily for the provision of retail and personal service facilities to satisfy the needs of the consumer. This district is intended to be located proximal to residential neighborhoods.

B.

C-2 (Community Commercial). The Community Commercial District is the primary commercial district providing a wide range of retail, financial, government, professional, business service, and entertainment uses.

C.

C-3 (General Commercial). The General Commercial District provides for commercial uses that, due to space requirements of the products or services rendered, are focused around highway interchanges or areas adjacent to industrial uses.

A.

Allowed Use Table. Table 9.125.030-1 identifies allowed uses and corresponding approval requirements for the commercial zone districts subject to compliance with all other provisions of this Title. Descriptions of the allowed uses can be found in Article 7 (Definitions) of this Title. The list of land uses in Table 9.125.030-1 shall be allowed in one or more of the commercial zone districts as indicated in the columns corresponding to each zone.

B.

Approval Requirements. Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Minor C" the use shall be conditionally permitted subject to the approval of a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Major C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone.

C.

Additional Requirements. The "Additional Requirements" column in Table 9.125.030-1 identifies the chapter or section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.125.030-1.

D.

Unlisted Uses. The Community Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.125.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one or more zones.

Table 9.125.030-1: Commercial Zones — Allowed Uses and Approval Requirements

Notes:

¹  Only as an accessory use to a primary use.

²  Corner markets shall be allowed on corner lots only.

³  Major C required when more than fifty percent (50%) of the street frontage proposes residential uses on the ground floor, not inclusive of non-habitable residential space such as stairwells.

Unless otherwise specified, Table 9.125.040-1 below lists the minimum development standards (e.g., allowed lot size/dimensions, setbacks, height) for commercial zone districts.

Table 9.125.040-1 Commercial Zones Development Standard

Notes:

¹  Standard in feet unless otherwise noted.

²  Where a commercial lot directly abuts a lot within a residential district, there shall be a minimum setback of ten (10) feet.

The purpose of this Chapter is to establish business zone districts in the City that provide appropriate locations for industrial uses. These districts are consistent with and implement the City's General Plan land use by providing sufficient and appropriately located land for general industrial uses that minimize impacts on surrounding land uses.

The following descriptions identify the characteristic uses, intensity of uses, and level of development intended for each respective industrial zone district:

A.

Business Park (M-P). The M-P District is intended for large campus type professional office uses, such as research and development, laboratories, packaging, printing, prototype manufacturing, administrative and medical offices, and small-scale retail serving as a secondary use.

B.

Light Industrial (M-1). The Light Industrial District is intended for uses such as fabricating, assembly, low intensity warehousing, and other similar uses where all work, materials, and storage is generally conducted indoors.

C.

Heavy Industrial (M-2). The Heavy Industrial District is intended for uses such as manufacturing, processing, assembly, wholesale and storage, trucking terminals, utilities, and similar uses requiring exposed or unenclosed processing and storage of uncovered materials or equipment.

A.

Allowed Use Table. Table 9.130.030-1 identifies allowed uses and corresponding approval requirements for the industrial zone districts subject to compliance with all other provisions of this Title. Descriptions of the allowed uses can be found in Article 7 (Definitions) of the Title. The list of uses in Table 9.130.030-1 shall be allowed in one or more of the industrial zone districts as indicated in the columns corresponding to each zone.

B.

Approval Requirements. Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Minor C" the use shall be conditionally permitted subject to the approval of a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Major C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone.

C.

Additional Requirements. The "Additional Requirements" column in Table 9.130.030-1 identifies the chapter or section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.130.030-1.

D.

Unlisted Uses. The Community and Economic Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.130.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one (1) or more zones.

Table 9.130.030-1: Industrial Zones — Allowed Uses and Approval Requirements

Unless otherwise specified, Table 9.130.040-1 below lists the minimum development standards (e.g., allowed lot size/dimensions, setbacks, height) for industrial zone districts.

Table 9.130.040-1: Industrial Zones Development Standard

Notes:

¹  Standard in feet unless otherwise noted.

²  Where a commercial lot directly abuts a lot within a residential district, there shall be a minimum setback of ten (10) feet.

The purpose of this Chapter is to establish zone districts in the City that provide appropriate locations for open space, public facility, and conservation related uses. These zone districts are consistent with and implement the City's General Plan land use categories and are generally located throughout the City.

The following descriptions identify the characteristic uses, intensity of uses, and level of development intended for each zone:

A.

Open Space (O). This designation determines areas of permanent open spaces, parks, trails, and/or areas precluded from major development.

B.

Public Facilities (PF). This designation indicates areas owned and maintained by public or institutional agencies such as facilities owned by the City, schools, hospitals, and other facilities which support the general public.

A.

Allowed Use Table. Table 9.135.30-1 identifies allowed uses and corresponding approval requirements for the Open Space and Public Facilities zone districts subject to compliance with all other provisions of this Title. Descriptions of the allowed uses can be found in Article 7 (Definitions) of this Title. The list of land uses on Table 9.135.30-1 shall be allowed in the Open Space or Public Facilities zone district as indicated in the columns corresponding to each zone.

B.

Approval Requirements. Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Minor C" the use shall be conditionally permitted subject to the approval of a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Major C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone. Where indicated with a "—", the use is prohibited within the zone.

C.

Additional Requirements. The column labeled "Additional Requirements" in Table 9.135.030-1 identifies the Chapter or Section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.135.030-1.

D.

Unlisted Uses. The Community and Economic Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.135.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one or more zones.

Table 9.135.030-1: Open Space and Public Facilities Zones - Allowed Uses and Approval Requirements

Unless otherwise specified, Table 9.135.040-1 below lists the minimum development standards (e.g., allowed lot size/dimensions, setbacks, height) for the Open Space and Public Facilities zone districts.

Table 9.135.040-1 Open Space and Public Facilities Zones Development Standard

Notes:

¹  Standard in feet unless otherwise noted.

²  Where a commercial lot directly abuts a lot within a residential district, there shall be a minimum setback of ten (10) feet.

The purpose of this Chapter is to establish a Form Based Code zone district in the City that provides appropriate locations for a mix of both commercial and residential uses. The zone district is consistent with and implements the City's General Plan land use categories by providing sufficient and appropriately located land for commercial and residential uses within central Fowler.

The following description identifies the characteristic uses, intensity of uses, and level of development intended for the zone:

A.

Form Based Code Area (FBC). The Form Based Code zone district is intended to foster a vibrant central district within Fowler to achieve the vision set forth in the General Plan. This greater emphasis on physical form is intended to produce attractive and enjoyable public spaces complemented with a mix of uses.

A.

Allowed Use Table. Table 9.140.030-1 identifies allowed uses and corresponding approval requirements for the Form Based Code zone district subject to compliance with all other provisions of this Title. Descriptions of the allowed land uses can be found in Article 7 (Definitions) of this Title.

B.

Approval Requirements. Where indicated with an "M" the use shall be allowed subject to approval of a Ministerial Plan Review pursuant to Chapter 9.55 (Ministerial Plan Review). Where indicated with a "P" the use shall be a permitted subject to approval of a Site Plan Review pursuant to Chapter 9.85 (Site Plan Review). Where indicated with a "Min C" the use shall be a permitted subject to approval of a Minor Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "Maj C" the use shall be conditionally permitted subject to the approval of a Major Conditional Use Permit pursuant to Chapter 9.35 (Conditional Use Permit). Where indicated with a "—", the use is prohibited within the zone.

C.

Additional Requirements. The "Additional Requirements" column in Table 9.140.030-1 identifies the Chapter or Section where additional regulations for that specific use are located within this Title. Uses for which additional requirements are listed shall only be allowed upon satisfaction of the applicable additional requirements. Such additional requirements may allow for review and approval through a process other than noted in Table 9.140.030-1.

D.

Unlisted Uses. The Community and Economic Development Director may make a determination pursuant to Chapter 9.80 (Similar Use Determination) that uses not listed in Table 9.140.030-1 which have substantially similar characteristics to a listed allowed use may be permitted or conditionally permitted within one or more zones.

Table 9.140.030-1: Form Based Code — Allowed Uses and Approval Requirements

Notes:

¹  Only as an accessory use to a primary use and may not be visible from the street.

²  Limited to roof-mounted solar facilities only.

³  Major C required when more than fifty percent (50%) of the street frontage proposes residential uses on the ground floor, not inclusive of non-habitable residential space such as stairwells.

A.

Development Standards. Development standards for the Form Based Code zone district are contained in Table 9.140.040-1. These standards shall apply to all parcels within the FBC district, except when altered by the design standards identified in Section 9.140.050 (FBC Commercial Core Design Standards).

Table 9.140.040-1: FBC Development Standards

Notes:

¹  Standard in feet unless otherwise noted.

B.

Building Footprint. The maximum building footprint for each building shall be twenty thousand (20,000) square feet.

C.

Waiver of Off-Street Parking.

1.

Parking Exemption Area. Off-street parking shall not be required for buildings located within the Off-Street Parking Exemption Area boundary, as shown in Figure 9.140.040-1: Off-Street Parking Exemption and Parking Reduction Areas.

2.

Parking Reduction Area. Off-street parking requirements shall be reduced by fifty percent (50%) within the Off-Street Parking Reduction Area boundary, as shown in Figure 9.140.040-1: Off-Street Parking Exemption and Parking Reduction Areas.

Figure 9.140.040-1: Off-Street Parking Reduction and Parking Exemption Areas

D.

Lighting.

1.

Exterior lights shall be mounted between six (6) feet and fourteen (14) feet above adjacent grade.

2.

All lots with alleys shall have lighting fixtures that illuminate the alley but shall not cause glare in adjacent lots.

E.

Shared Facilities.

1.

Curb cuts for driveway access shall be limited to no more than one (1) per one hundred fifty (150) feet of street frontage. Shared driveway access shall be required to meet this standard. When driveway access is shared, a cross access agreement shall be required.

2.

Waste storage enclosures required pursuant to Chapter 9.190 (Waste Storage Facilities) shall be shared between properties where feasible to minimize the number of storage facilities required. When shared waste storage facilities are shared, a shared use agreement shall be required.

F.

Streetscape.

1.

Each streetscape shall have street trees planted at an average spacing not greater than thirty (30) feet on center.

2.

Streetlights shall be installed in accordance with the City street light standard for downtown.

3.

Air compressors, mechanical pumps, exterior water heaters, utility and telephone company transformers, meters or boxes, garbage cans, storage tanks, and similar equipment shall not be stored or located within any streetscape area, unless below grade.

A.

Applicability. The following design standards shall apply only to parcels located within the FBC Commercial Code, as shown in Figure 9.140.050-1: FBC Commercial Core.

Figure 9.140.050-1: FBC Commercial Code

B.

Building Setbacks.

1.

Non-residential and mixed-use buildings where residential is located above non-residential uses shall be located within zero (0) feet to five (5) feet of the property line.

2.

Residential buildings where residential is located on the first floor facing the street frontage shall be located within five (5) feet to eight (8) feet of the property line.

C.

Varied Building Elevations.

1.

Non-Residential Elevations. For non-residential or mixed-use buildings where residential is located above non-residential uses, each wall face of each building shall integrate a new and discrete façade design at least every fifty (50) linear feet. Discrete façade designs may include:

a.

Varied roof lines.

b.

Façade enhancements (e.g., shutters, banding, mixed materials, window and door trims, attic vents).

2.

Residential Elevations. For residential buildings where residential is located on the first floor facing the street frontage, the standards of Section 9.120.070, Subsection (B), Building Elevations, shall apply.

3.

Public Entrance Insets. Building insets shall be provided to the primary public entrance for each tenant space and shall be a minimum of six (6) feet in width but no more than three (3) feet in depth.

D.

Materials. The following materials are permitted:

1.

Primary Materials. A minimum of seventy-five percent (75%) of the façade shall be comprised of one of the following primary materials:

a.

Brick or tile masonry.

b.

Native stone (or synthetic equivalent).

c.

Hardie-Plank siding.

d.

Stucco (smooth finish).

2.

Accent Materials. No more than twenty-five percent (25%) of the façade shall be comprised of accent materials. Accent materials may include any of the following materials:

a.

Pre-cast masonry (for trim and cornice elements).

b.

Gypsum Reinforced Fiber Concrete (for trim elements).

c.

Metal (for beams, lintels, trim elements and ornamentation).

d.

Split-faced block (for piers, foundation walls and chimneys).

E.

Roofs and Parapets.

1.

Materials. The following roof materials are permitted:

a.

Clay or concrete (faux clay).

b.

Tile (barrel or flat roman).

c.

Slate.

d.

Metal.

e.

Dimensional asphalt shingles.

2.

Roof Pitch. Roof pitches shall be between 2:12 and 10:12. Roofs behind parapet walls are not subject to this standard.

3.

Eaves.

a.

Eaves and rakes shall overhang a minimum of eighteen (18) inches. This standard shall not apply when a parapet wall is constructed.

b.

Cornices and soffits may be a combination of wood, vinyl, or metal.

c.

Brackets shall be a minimum of four (4) inches by four (4) inches.

4.

Parapets. Parapet walls are allowed only for non-commercial buildings and shall extend around the entire building when used.

F.

Windows

1.

Materials. The following materials are permitted:

a.

Windows shall be of anodized aluminum, wood, clad wood, vinyl, or steel.

b.

Window glass shall be clear, with adequate light transmission. One (1) specialty window is permitted per tenant space and may be stained, opalescent, or glass block.

c.

Window screens shall be black or gray.

d.

Screen frames shall match the window frame material or be a dark anodized material.

2.

The following requirements apply to all windows:

a.

Exterior shutters shall be no more than one-half (0.5) the width of the window and shall be operable.

3.

The following requirements apply to all non-residential, ground floor windows, including doors containing glass panes:

a.

A minimum of sixty percent (60%) of the windowpane surface area shall allow views into the ground floor of the building for a depth of at least fifteen (15) feet.

b.

Windows shall not be made opaque by window treatments (excepting operable sunscreen devices within the conditioned space).

G.

Doors. The following requirements apply to all non-residential, ground floor doors:

1.

Doors shall be of wood, clad wood, or steel and may include glass panes.

2.

Double-height entryways that span more than one (1) story are not allowed.

3.

Doors shall not be recessed more than three (3) feet behind the shop-front windows and, in any case, shall have a clear view and path to a forty-five-degree (45°) angle past the perpendicular from each side of the door.

H.

Awnings and Overhangs. When an awning or overhang is incorporated into a building, the following requirements shall be met:

1.

Awnings shall maintain a minimum eight-foot and a maximum ten-foot clear height above the sidewalk.

2.

Awnings shall be a minimum of six (6) feet in depth extending from the building façade; however, in no such case shall the awning be closer than three (3) feet to the curb face.

3.

Materials shall be limited to canvas cloth or equivalent (no shiny or reflective materials), metal, wood, or glass.

The purpose of this Chapter is to establish overlay districts that operate in conjunction with the land use and zoning districts upon which they are mapped to provide special development standards and allowed uses.

A.

Overlay Designations. The establishment of or amendment to an overlay district shall be processed in accordance with Chapter 9.110 (Zoning Code/Map Amendment).

B.

Conflicting Provisions. Where the uses, regulations, or standards established by an overlay district conflict with provisions of the underlying zoning district, including other provisions of this Title, the uses, regulations, or standards as approved by the overlay district shall apply.

A.

Intent and Purpose. The Highway Beautification Overlay District is intended to promote attractive development along Highway 99. The regulations of this overlay district seek to balance the economic health of the community with a visually improved corridor.

B.

Applicability.

1.

The Highway Beautification Overlay District shall apply to all property within three hundred (300) feet of the outside boundaries of the Highway 99 right-of-way.

2.

Any new use or expansion of an existing use approved after the effective date of this ordinance located within the Highway Beautification Overlay District boundaries shall be subject to the provisions of this Section.

C.

Allowed Uses. Allowed uses shall be those uses allowed in the underlying zone district.

D.

Development Standards. The development standards of the underlying district shall apply to all land and structures within the Highway Beautification Overlay District, except as follows:

1.

Landscaping and screening. A minimum 20-foot landscaped setback shall be provided along the Highway 99 right-of-way. One (1) tree shall be planted within the landscape setback for every twenty-five (25) linear feet of parcel frontage directly adjacent to the Highway 99 right-of-way. Trees, shrubs, and other plants within the landscape area shall be of species consistent with the Highway 99 Beautification Master Plan.

2.

Signs. The following signs shall be permitted subject to the approval of a Sign Permit and are allowed in addition to those signs allowed within the underlying zone district pursuant to Chapter 9.75 (Signs).

i.

Number of freestanding signs. On lots that abut Highway 99 right-of-way, no more than two (2) freestanding signs shall be allowed per parcel. One (1) freestanding sign shall be permitted facing the highway, and one (1) freestanding sign shall be permitted facing the street that the lot fronts. On lots that do not abut Highway 99 right-of-way, only one (1) freestanding sign shall be permitted.

ii.

Size of freestanding sign. The maximum permitted area for freestanding signs is three (3) square feet of sign area for every foot the sign is set back from Highway 99 right-of-way, to a maximum of two hundred (200) square feet in area. The maximum permitted area for freestanding signs shall be dependent on the distance that the sign is set back from the highway and shall be calculated using the following formula: Three (3) square feet of sign area shall be permitted for every one (1) foot that the sign is set back from the highway, to a maximum area of two hundred (200) square feet.

iii.

Height of freestanding sign. The maximum permitted height of freestanding signs shall be dependent on the distance that the freestanding sign is set back from Highway 99 right-of-way and shall be calculated using the following formula: One (1) foot of sign height shall be permitted for every one (1) foot that the sign is set back from the highway, to a maximum height of thirty-five (35) feet.

3.

Architectural Standards. Any building wall visible from the highway shall be detailed and treated equally in terms of appearance to the front of the building.

4.

Trash and Recycling Areas. Trash and recycling areas shall be situated on the site so that they are not visible from the highway. When this is not possible, the trash and recycling areas shall be screened from view of the highway by a masonry wall or other method acceptable to the City.

5.

Loading Areas. Loading areas shall be situated on the site so that they are not visible from the highway. When this is not possible, the loading areas shall be screened from view from the highway by a masonry wall or other method acceptable to the City.

A.

Intent and Purpose. This Section lists all of the adopted Planned Developments established by the City.

B.

Applicability. The following Planned Development Overlays have been approved by the City. They are designated on the official Zoning Map of the City and hereby incorporated into this Title in their entirety by reference.

a.

R-2/PD-1.

b.

R-1-6/PD-2.

C.

Allowed Uses and Approval Requirements. The allowed uses and approval requirements of each Planned Development Overlay are adopted by ordinance and shall be maintained and kept on file for public review by the Community Development Department.

D.

Development Standards. The standards and conditions of approval of each Planned Development are adopted by resolution and shall be maintained and kept on file for public review by the Community Development Department.