The purpose of this Section is to present special development standards and define the manner in which they are applied.

To classify and separate the uses of land, buildings, and structures for implementing the City of Glendale Unified Development Code, the City of Glendale is divided into the zoning and overlay districts listed below.

A.

The location and boundaries of the zoning districts established by this Code shall be designated upon the official "Zoning Map of the City of Glendale." The Zoning Map, together with all data shown on the map and all amendments hereafter adopted, is by reference made a part of this Code.

B.

The Development Services Department shall keep as a digital file the original and all revised versions of the Official Zoning Map. The most recent approved iteration of the map shall be clearly labeled. A copy of the Official Zoning Map shall be available for inspection by the general public in the Development Services Department Office during normal business hours. Access to a digital Zoning Map shall satisfy this requirement.

1.

Any changes to the official Zoning Map shall be considered an amendment to the official Zoning Map and filed in accordance with Section 35.6.207 of this Code.

2.

The official Zoning Map may, from time to time, be republished to delineate any change of zoning approved pursuant to Section 35.6.207 of this Code or any other amendments thereto.

A.

Where there is uncertainty with respect to the boundaries of any zoning district on the Official Zoning Map, the following rules shall apply:

1.

Where district boundaries are indicated as approximately following streets or highway rights-of-way, the center line of such street or highway right-of-way shall be construed to be such boundaries;

2.

Where district boundaries are so indicated that they approximately follow property lines, such lines shall be construed to be the boundary;

3.

Where district boundaries are so indicated that they are approximately parallel to rights-of-way of streets or highways, such district boundaries shall be construed as being parallel thereto, and at such distance therefrom as indicated on the Official Zoning Map.

4.

Such district boundary lines are intended to follow street, alley, lot, or property lines as the same exists at the time of passage of this ordinance, except where such district boundary lines are fixed by specific dimensions shown on the Official Zoning Map in which case such dimensions shall govern. In the event that a vacated street, alley, right-of-way, or easement was a boundary between two districts, the new zoning district boundaries shall be at the new property line, provided, however, that where such vacation does not involve the establishment of new property lines, the zone district boundary shall be fixed at a point along the center line of the vacated street, alley, right-of-way, or easement.

B.

Where the application of the above rules do not clarify the zoning district boundary location the Development Services Director or designee shall make a decision with appeal to the Board of Adjustment.

Agricultural (A-1). The purpose of this district is to accommodate semi-rural or vacant lands, which may be suitable for interim agricultural uses and which may not require the full range of urban services. The district provides for agricultural uses, single-residences, public uses and multi-purpose arenas until transition to suburban or urban land uses in accordance with the General Plan.

Table 2.100-1: Table of Allowed Uses for the Agricultural District, lists land uses and indicates whether they are permitted by right, as a conditional use, as a special use, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8 - Definitions.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted (is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

The following development standards identified in Table 2.100-2 apply to all principal uses and structures in the Agricultural District, except as otherwise expressly stated in this Code. General exceptions to these regulations and rules for measuring compliance can be found in Article 8. Regulations governing accessory uses and structures can be found in Section 35.3.200.

NOTES:

^[1]

Lot width is measured at front setback

^[2]

Two story maximum

^[3]

Parcels zoned A-1 and established after December 16, 1960 and prior to September 13, 1983 that do not meet the minimum lot area shall adhere to the following setbacks:

•

Front yard: A depth not less than established by the main building on the nearest lot within one hundred (100) feet. On a lot that is not within one hundred (100) feet of a lot with an established front yard, the front yard shall not be less than twenty (20) feet.

•

Side yard for interior lots: Two (2) side yards, one side not less than seven (7) feet except on a lot with no access to alley, then it shall be five (5) feet on one side and ten (10) feet on the other.

•

Side yard for corner lots: A ten (10) foot side yard shall be maintained on the street side of the lot, and five (5) feet for the other side.

•

Rear yard: A minimum of fifteen (15) feet.

Parcels zoned A-1 and established after September 13, 1983 and prior to July 23, 1993 that do not meet the minimum lot area shall adhere to the following setbacks:

•

Front yard: A depth not less than established by the main building on the nearest lot within one hundred (100) feet. On a lot that is not within one hundred (100) feet of a lot with an established front yard, the front yard shall not be less than twenty-five (25) feet.

•

Side yard for interior lots: Two (2) side yards, one side not less than fifteen (15) feet in width.

•

Rear yard: A minimum of twenty-five (25) feet.

^[4]

Parcels zoned A-1 and established after December 16, 1960 and prior to September 13, 1983 are allowed a maximum forty percent (40%) lot coverage. Parcels zoned A-1 and established after September 13, 1983 and prior to July 23, 1993 are allowed a maximum twenty percent (20%) lot coverage.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Rural Residence-45 (RR-45). This district seeks to encourage and preserve very low-density residential uses in areas of the city that may not require the full range of urban services. The intent of these districts is to provide a rural character with liberal livestock and animal provisions. Non-residential land uses within the districts are limited in nature to maintain a rural residential character.

Suburban Residence-30 (SR-30). This district seeks to encourage and preserve low density residential uses with a minimum lot size of thirty thousand (30,000) square feet. The intent of these districts is also to reduce land use conflicts between urban and agriculture by providing a transition in intensity between rural and urban residential uses. Nonresidential land uses within the districts are limited in nature to maintain a residential character.

Suburban Residence-17 (SR-17). This district seeks to encourage and preserve low density residential uses with a minimum lot size of seventeen thousand (17,000) square feet. The intent of these districts is also to reduce land use conflicts between urban and agriculture by providing a transition in intensity between rural and urban residential uses. Nonresidential land uses within the districts are limited in nature to maintain a residential character.

Suburban Residence-12 (SR-12). This district seeks to encourage and preserve low density residential uses with a minimum lot size of twelve thousand (12,000) square feet. The intent of these districts is also to reduce land use conflicts between urban and agriculture by providing a transition in intensity between rural and urban residential uses. Nonresidential land uses within the districts are limited in nature to maintain a residential character.

Table 2.200-1: Table of Allowed Uses for the Rural/Suburban Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8 - Definitions.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted (is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

The following development standards identified in Table 2.200-2 apply to all principal uses and structures in rural/suburban residence districts, except as otherwise expressly stated in this Code. General exceptions to these regulations and rules for measuring compliance can be found in Article 8. Regulations governing accessory uses and structures can be found in Section 35.3.200.

NOTES:

^[1]

Lot width is measured at front setback.

^[2]

Applicable to non-residential uses only.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Single Residence-10 (R1-10). The purpose of this district is to provide for the protection of established neighborhoods and promote new single-family residential development with a minimum lot size of ten thousand (10,000) square feet. Certain neighborhood elements such as places of worship, public schools, and other civic uses may also be associated with the Single-Family Residential zoning category.

Single Residence-8 (R1-8). The purpose of this district is to provide for the protection of established neighborhoods and promote new single-family residential development with a minimum lot size of eight thousand (8,000) square feet. Certain neighborhood elements such as places of worship, public schools, and other civic uses may also be associated with the Single-Family Residential zoning category.

Single Residence-7 (R1-7). The purpose of this district is to provide for the protection of established neighborhoods and promote new single-family residential development with a minimum lot size of seven thousand (7,000) square feet. Certain neighborhood elements such as places of worship, public schools, and other civic uses may also be associated with the Single-Family Residential zoning category.

Single Residence-6 (R1-6). The purpose of this district is to maintain the character of undeveloped and developed properties with R1-6 zoning, accommodate certain neighborhood facilities such as churches and schools with existing R1-6 zoning, and to allow the application of new R1-6 zoning only in the special circumstances identified in the required findings for the district.

Single Residence-4 (R1-4). Preserve and provide for urban detached or attached single residence housing. The primary intent of this district is to encourage the establishment of functional and attractively designed patio home developments. The subdivision and housing product shall be designed for rear yard privacy and useable private open space.

Table 2.300-1: Table of Allowed Uses for Single Residence Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8 Definitions.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted(is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

The following development standards identified in Table 2.300-2 apply to all principal uses and structures in single residence districts, except as otherwise expressly stated in this Code. General exceptions to these regulations and rules for measuring compliance can be found in Article 8. Regulations governing accessory uses and structures can be found in Section 35.3.200.

NOTES:

^[1]

Lot width is measured at front setback.

^[2]

Front setback shall be fifteen (15) feet to living area or for side entry garages and/or covered front porch. Front setback shall be twenty (20) feet for front entry garages and carports.

^[3]

Minimum separation between buildings on adjacent lots shall be fifteen (15) feet.

^[4]

For Single-Family Detached uses, minimum separation between buildings on adjacent lots shall be ten (10) feet.

^[5]

For Single-Family Attached uses, side yard setbacks with common walls may be zero (0) feet.

^[6]

Minimum rear setback for parcels approved prior to June 22, 1993 shall be fifteen (15) feet.

^[7]

For all street side setbacks, the minimum street side yard setback shall be ten (10) feet. When an open space tract with a minimum width of five (5) feet is located between the lot and the street, the intent of the additional setback separation is satisfied. However, in no instance shall the building be located any closer to the street side property line than the prescribed internal side yard setback for that property. This will be applied to properties located within conventional subdivisions as well as to those within planned projects (i.e. PRD or PAD).

^[8]

For private alleys established after the effective date (enter date) of this Code, the rear setback for alley-loaded garages may be zero (0) for the garage face only and garage height shall be limited to twelve (12) feet.

^[9]

Limit to two-story maximum.

^[10]

Applicable to non-residential uses only.

^[11]

Fireplaces may encroach into the front, side, and rear setbacks a maximum of two-and-one-half (2½) feet. Bay windows may encroach into front, side, and rear setbacks a maximum of two-and-one-half (2½) feet for a distance not to exceed ten (10) feet on any building elevation. The bay window must maintain a minimum of five (5) feet separation between it and any property line.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Mixed Residence-2 (R-2). This district provides a transition from urban single residence districts to a mixture of residential land uses which include low-density, multiple-residence dwellings. The intent of the district is to preserve and encourage the development of a variety of attached and detached housing units which include private yards and common open space and recreational amenities. The district encourages the clustering of single residence units which can provide a varied residential environment.

Multiple Residence-3 (R-3). The district provides for medium density urban residential development. The intent of the district is to allow a variety of building types, including apartments, townhouses, and clustered housing.

Multiple Residence-4 (R-4). This district provides for and encourages development of multiple residence dwellings, which include varied project amenities. The intent of the district is to permit high-density urban development with a mixture of uses of a similar intensity.

Multiple Residence-5 (R-5). This district provides high-density urban residential development in locations consistent with the General Plan. This district's intent is to accommodate multi-story residential within downtown and designated activity centers.

Table 2.400-1: Table of Allowed Uses for Multiple Residence Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8 Definitions.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted(is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

NOTES:

^[1]

Dwelling, Single Family Detached uses shall only be permitted for lots that were lawfully established and recorded prior to the date of the passage of this ordinance (insert date) and that do not meet the minimum dimension standards as defined in Table 2.400-2 for the zoning district in which they are located.

The following development standards identified in Table 2.400-2 apply to all principal uses and structures in multiple residence districts, except as otherwise expressly stated in this Code. General exceptions to these regulations and rules for measuring compliance can be found in Article 8. Regulations governing accessory uses and structures can be found in Section 35.3.200.

NOTES:

^[1]

A common lot shall be the original site or lot in which permitted buildings/dwelling, multi-family uses are placed, or in which all subsequent permitted individual lots/dwelling, single-family uses are placed.

^[2]

If a common lot has less area or width than required by the standards below and was lawfully established and recorded prior to the date of the passage of this ordinance (insert date), such lot may be used for any purpose permitted for the zoning district in which the lot is located, subject to all other applicable regulations and standards of this code.

^[3]

Minimum Net Lot Area per Dwelling Unit (square feet).

^[4]

For permitted Single-Family Detached uses as specified in Table 2.400-1, such uses shall adhere to the development standards of the zoning district that is most comparable to the net lot area of the subject parcel, as determined by the Development Services Director or designee.

^[5]

Lot width is measured at front setback of common lot.

^[6]

A perimeter setback shall be provided for the common lot only. Individual lots within a common lot are not subject to setbacks, except interior building separation shall be a minimum of ten (10) feet unless otherwise stated herein or as required by the building code.

^[7]

Perimeter setbacks shall increase by one (1) foot per one (1) foot increase in height over twenty (20) feet, up to a maximum perimeter setback of twenty-five (25) feet.

^[8]

When adjacent to a Single Residence Zoning District, regardless of height, base side and rear perimeter setbacks shall be increased by ten (10) feet.

^[9]

Limit to three-story maximum.

^[10]

Limit to four-story maximum.

^[11]

Limit to five-story maximum.

^[12]

Refer to Section 35.2.800—Special Development Standards for additional building height and FAR regulations for specific locations within the City. In the event of conflict between these standards, the standard that is greatest shall apply.

^[13]

Applicable to multiple family residential and non-residential uses only.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Neighborhood Commercial District (C-1). The intent of the Neighborhood Commercial district is to address on a limited basis the needs of the surrounding residential development by providing goods and services generally described as convenience goods and services. The district is intended for smaller scale uses from retail commercial, personal services, business services, and professional and administrative offices. Businesses which might create a nuisance to the immediate residential area are excluded even though the goods and services they provide may be of the convenience nature.

General Commercial District (C-2). The intent of this district is to accommodate either integrated or freestanding commercial uses and services. Uses serve neighborhood scale and community level needs as well as may attract regional shoppers. The district is characterized by a wide range of retail uses operated within primarily enclosed buildings while incorporating an overall design which furthers a pedestrian orientation. Orientation is to major streets with individual access points, signage, and parking areas.

Heavy Commercial District (C-3). This district accommodates wholesale and service uses which serve more intensive, community or regional scale needs. Uses include those with strong orientation to repair services and intensive retail or wholesale functions which may include outside storage of materials or finished products.

Pedestrian Retail (PR). The intent of the Pedestrian-Retail District is to promote and maintain the character of a pedestrian-oriented retail district by encouraging the maintenance and improvement of the pedestrian environment, protecting and improving the economic viability of the district, ensuring new buildings are designed to be compatible with human scale, and reducing conflicts between pedestrians and vehicular traffic. The district encourages pedestrian retail and service activities where shoppers will visit several stores after parking or arriving by public transit.

Table 2.500-1: Table of Allowed Uses for Commercial Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted (is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

The following development standards identified in Table 2.500-2 apply to all principal uses and structures in commercial districts, except as otherwise expressly stated in this Code.

NOTES:

^[1]

Building setbacks along arterial streets shall be as stated or a minimum of one (1) foot for each one (1) foot of building height, whichever is greatest, unless alternatively specified below. This requirement shall not apply within the PR District.

^[2]

Building setbacks shall be sixty (60) feet when adjacent to residential uses, fifteen (15) feet when adjacent to non-residential uses.

^[3]

For lot areas twenty (20) acres or more in size, side and rear setbacks shall be eighty (80) feet when adjacent to residential uses and twenty-five (25) feet when adjacent to non-residential uses.

^[4]

Refer to Section 35.2.800—Special Development Standards for additional building height and FAR regulations for specific locations within the City. In the event of conflict between these standards, the standard that is greatest shall apply.

^[5]

Unless otherwise permitted in Section 35.2.800—Special Development Standards, additional height may be permitted subject to the following. Side and rear building setbacks shall increase two (2) feet for every one (1) foot of building height over thirty (30) feet when adjacent to a residential use or one (1) foot of additional setback for every one (1) foot of building height when adjacent to a non-residential use. Maximum height shall not exceed fifty-six (56) feet. Any building height above fifty-six (56) feet shall require approval of a conditional use permit.

^[6]

Maximum density in the PR District shall be determined based on the specified land use classification in the General Plan.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Residential Office District (R-O). Provide for low-intensity professional office uses developed on a residential scale. The district serves as a transition between more intense commercial areas and residential land uses. It allows for residential use and office use of residential structures in areas transitioning to limited office uses. The district is to provide compatible residential conversions or new office construction consistent with adjacent residential uses. Site development standards are directed at screening of parking lots and controlled vehicular access.

Commercial Office District (C-O). The commercial office district provides for financial and professional service offices located on arterial streets or adjacent to commercial areas. It may be in proximity to other businesses or provide a transition between commercial uses and adjacent residential development. The intent is to accommodate office development at an intermediate scale with strict performance controls.

General Office District (G-O). Provide for large multiple-story office development which includes a building or cluster of buildings that provide professional office uses, support retail, and office support services. The district is to provide for major employment concentrations with projects designed to be compatible with surrounding residential uses.

Table 2.600-1: Table of Allowed Uses for Professional Office Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted (is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

NOTES:

^[1]

Shall be limited to a single residence occupied by owner or employee of business on the property.

The following development standards identified in Table 2.600-2 apply to all principal uses and structures in Professional Office districts, except as otherwise expressly stated in this Code.

NOTES:

^[1]

See footnote ^[1] in Table 2.600-1 for residential density restrictions.

^[2]

Maximum building size three thousand (3,000) square feet of gross floor area.

^[3]

Setbacks shall increase one (1) foot for every one (1) foot of building height when adjacent to a residential use, but at no time shall be less than minimum setback.

^[4]

Refer to Section 35.2.800—Special Development Standards for additional building height and FAR regulations for specific locations within the City. In the event of conflict between these standards, the standard that is greatest shall apply.

^[5]

Unless otherwise permitted in Section 35.2.800—Special Development Standards, in the C-O and G-O Districts, additional height may be permitted subject to the following. Side and rear building setbacks shall increase two (2) feet for every one (1) foot of building height over thirty (30) feet when adjacent to a residential use or one (1) foot of additional setback for every one (1) foot of building height when adjacent to a non-residential use. Maximum height shall not exceed fifty-six (56) feet. Any building height above fifty-six (56) feet shall require approval of a conditional use permit.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

Business Park District (B-P). The purpose of the Business Park district is to accommodate employment uses including administrative and research industries, offices, and limited manufacturing and support services. This district encourages large scale campus style development with a mixture of uses supported by attractive streetscape and functional pedestrian spaces that are compatible with adjacent or surrounding residential land uses.

Light Industrial District (M-1). This district is intended to accommodate industries involving light manufacturing, assembling, warehousing, and wholesale activities of medium intensity compatible with adjacent properties. Associated office and support commercial uses are also included within this district. The indoor manufacturing or assembly of finished products may occur so long as the primary use of the property is not the basic processing and compounding of raw materials.

Heavy Industrial District (M-2). This district is intended to accommodate intense industries involving manufacturing, warehousing, assembly, and storage. The uses include the production, assembly, and processing of large products as well as those which may generate special impacts on surrounding properties. The district is characterized by outdoor uses and/or storage, industrial processes which involve significant amounts of heat, mechanical and chemical processing, large amounts of materials transfer, and large-scale machinery and structures.

Table 2.700-1: Table of Allowed Uses for Business and Industrial Districts, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in each Zoning District. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

A.

Use Category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

B.

Specific Use Type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in Article 8.

C.

Permitted Uses. "P" in a cell indicates that the use is allowed by right in that zoning district.

D.

Conditional Uses. "C" in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of Section 35.6.208, Conditional Use Permits.

E.

Special Uses. "SU" in a cell indicates the use shall require approval of a Special Use in accordance with Section 35.2.902, Special Use District.

F.

Not Permitted. "X" in a cell indicates that the use is not permitted (is prohibited) in that zoning district.

G.

Use-Specific Standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this Ordinance may also apply.

H.

Non-Specified Uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in Article 8. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under Section 35.6.209.

The following development standards identified in Table 2.700-2 apply to all principal uses and structures in Business and Industrial Districts, except as otherwise expressly stated in this Code. General exceptions to these regulations and rules for measuring compliance can be found in Article 8. Regulations governing accessory uses and structures can be found in Section 35.3.200.

NOTES:

^[1]

Minimum district size is twenty (20) acres.

^[2]

Side and rear building setbacks shall increase two (2) feet for every one (1) foot of building height over thirty (30) feet when adjacent to a residential use or one (1) foot of additional setback for every one (1) foot of building height when adjacent to a non-residential use, unless alternatively specified below.

^[3]

Building setbacks shall be fifty (50) feet when adjacent to an arterial street or above, forty (40) feet when adjacent to a collector street, or twenty-five (25) feet when adjacent to a local street.

^[4]

Building setbacks shall be fifteen (15) feet when adjacent to non-residential uses, sixty (60) feet when adjacent to residential uses.

^[5]

If adjacent to a non-residential use, a building may exceed the maximum height with a Conditional Use Permit. At no point shall any portion of the building project above a line sloping inward and upward at a forty-five-degree angle from the required setback line. All uses and buildings shall comply with applicable FAA and military airspace requirements.

^[6]

Refer to Section 35.2.800—Special Development Standards for additional building height and FAR regulations for specific locations within the City. In the event of conflict between these standards, the standard that is greatest shall apply.

A.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

A.

Purpose. The purpose of this section is to provide the appropriate and necessary off-site and on-site improvements to protect and enhance the livability of properties near the Agua Fria Freeway (Loop 101).

B.

General Requirements.

1.

All residential development and other noise sensitive land uses located within one thousand three hundred twenty (1,320) feet of the Agua Fria (Loop 101) right-of-way boundary shall comply with the provisions of this section.

2.

Residential development shall include single residences, multi-residences and mobile home residences.

3.

Noise sensitive land uses shall also include churches, schools, child care facilities, nursing homes and similar facilities.

4.

All residential development and other noise sensitive uses within one thousand three hundred twenty (1,320) feet of the Agua Fria Freeway right-of-way boundary shall submit a sound attenuation plan prior to rezoning, preliminary plat, lot split, or design review approval.

5.

Billboard Signs and Digital Billboard Signs are prohibited on property located within the Scenic Corridor (see Section 35.2.1009).

C.

Sound Attenuation Plan.

1.

The sound attenuation plan shall include a noise analysis of the property that details the projected freeway noise levels based on the most current projected traffic volumes available from the Maricopa Association of Governments. The time period for the projected traffic volumes and traffic characteristics shall be a minimum of fifteen (15) years from the date of the submittal.

2.

The sound attenuation plan shall include the proposed attenuation measures needed to guarantee that the projected exterior noise levels on the property shall not exceed the (Leq) sixty-two (62) dBA noise level. This noise measurement method is the method used by the Arizona Department of Transportation (ADOT) and the Federal Highway Administration (FHWA).

3.

The sound attenuation plan shall include a certification by an acoustical engineer or registered architect as to the projected noise levels on the site and that the sound attenuation measures will meet the (Leq) sixty-two (62) dBA noise level.

D.

Sound Attenuation Improvements.

1.

Sound attenuation improvements shall include all measures necessary to meet the required standard including freeway noise walls and earthen berms.

2.

The sound attenuation measures shall utilize designs that minimize the visual impact on the site with appropriate use of colors and materials. The landscape plan proposed for any site subject to the freeway development standards shall include additional landscape treatments to minimize the visual impacts of walls or berms.

E.

Administration.

1.

The City Engineer or designee will review the sound attenuation plan and its proposed improvements for compliance with the intent of this section.

2.

The approval of the sound attenuation plan is required prior to any rezoning, preliminary plat, lot split, or design review approval.

3.

If the City Engineer or designee determines that the sound attenuation plan does not meet the intent of this section that decision may be appealed to the Planning Commission consistent with the procedures outlined in Section 35.6.209.

A.

Purpose Statement. The purpose of this district is to encourage new and imaginative concepts in urban design and land development to promote and improve the health, safety, and general welfare of the residents of the City and to create distinct developments with unique urban design, single or mixed uses, and/or substantial additional benefit to the City that would not otherwise be required by this Code. Further, it is the intent of the Planned Area Development (PAD) district to:

1.

Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies.

2.

Encourage residential development to provide a mixture of housing types and designs.

3.

Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses.

4.

Provide a process which relates the urban design and scale of the project to the unique characteristics of the site.

5.

Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development.

6.

Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan.

B.

Qualifying Standards. An application for rezoning to a PAD district shall only be considered if the application meets the following criteria, as determined by the Development Services Director or designee:

1.

The land included in the proposed PAD is under single ownership or control. Single control of property under multiple ownership may be considered when the application includes enforceable agreements, covenants, or commitments that run to the benefit of the City and that the City may require to be recorded if the PAD is approved.

C.

Use Standards

1.

Permitted Uses. Any permitted land use within this Code is allowed subject to consistency with the General Plan and any applicable Specific Area Plan, along with the Specific Land Use Designations within the approved Development Plan. Unless a combination of other zoning districts are referenced for the definition of permitted uses, all permitted uses must be specifically defined in the approval of the PAD.

2.

Uses Subject to Conditions. Specific conditions or requirements for administrative review may be required in conjunction with PAD approval.

3.

Uses Subject to Conditional Use Permit. Specific uses within this Code subject to a conditional use permit may be deferred in conjunction with the PAD approval.

4.

Uses Subject to Temporary Use Permit. Specific temporary uses subject to a Temporary Use Permit may be allowed per Section 35.3.300.

5.

Accessory Uses. Accessory uses are defined by the standard of the zoning district reference within the Development Plan. Any accessory use not included within the referenced zoning district must be detailed specifically within the Development Plan

D.

Development Standards. All standards are established within the approval process including residential density, lot sizes, building setbacks, lot coverage, and building heights, except as follows:

1.

See Section 35.4.300 Signage, standards may be established in the approval of a PAD, however, special sign standards may not deviate from the standards set forth in Section 35.4.310(A) and Section 35.4.310(B). Billboard Signs and Digital Billboard Signs are prohibited on property located within a Scenic Corridor.

E.

Performance Standards. Established by development plan either by referral to zoning districts or specific standards.

F.

Design Guidelines. Design Review is required as outlined in Section 35.6.212 Design Review. The design of the project shall be consistent with any existing guidelines applicable to the land use proposed. This shall include, but not be limited to the following:

1.

Subdivision Design Expectations.

2.

Commercial Design Expectations.

3.

Multi-Family Design Expectations.

4.

Industrial Design Expectations.

5.

All wireless communication facilities are subject to Design Review and must be consistent with wireless communication facilities design guidelines.

G.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and Section 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Procedures—See Section 35.6.200 Procedures for specific process and approval regulations

7.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

A.

Purpose Statement. The purpose of this Special Use (SU) district is intended to accommodate certain land uses which are necessary in urban development, but do not conform to traditional zoning district permitted use classifications. This district allows for the location of these special uses by imposing specific regulations over a defined geographic area. The special use district allows those uses identified to be evaluated and properly located or prohibited so that surrounding properties will not be adversely impacted by such uses. Specific performance requirements will be considered in the evaluation and establishment of any special use.

B.

Qualifying Standards. Minimum requirements for special uses included in this district are:

1.

Cemeteries, ten (10) acres.

2.

Outdoor recreational facilities, three (3) acres or more.

C.

Use Standards

1.

Permitted Uses. All uses permitted within the special use district are subject to the approval of a development plan for the area of the special use. All requirements and standards must be specifically defined and included in the approval of the special use. Any uses or requirements of the previous zoning district are superseded in the approval of the special use. The following uses are permitted in the special use district:

a.

Cemeteries which may include related uses, such as mausoleums, columbariums, crematoriums, mortuaries, and customary accessory uses.

b.

Public utility treatment and generating plants, including nuclear, electrical, wastewater, major electrical substations, and related ancillary offices.

c.

Helistops or heliports.

d.

Golf courses, including customary accessory uses.

e.

Outdoor commercial recreational facilities, including, but not limited to, baseball and batting cages, softball complexes, outdoor arenas, sports stadiums, and amphitheaters.

f.

Sand and gravel extraction, crushing, and/or processing.

g.

Resort hotels.

h.

Radio and television broadcasting towers.

D.

Development Standards. All standards are established within the approval process including lot sizes, building setbacks, lot coverage, and building heights.

E.

Performance Standards. Established by development plan either by referral to zoning districts or specific standards.

F.

Additional Development Standards

1.

Accessory Uses, Buildings and Structures—See Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures for additional development and design regulations.

2.

Parking and loading requirements—See Section 35.4.000 Off-Street Parking and Loading for additional development and design regulations.

3.

Landscaping and Screening requirements—See Section 35.4.100 Landscaping and Section 35.4.200 Screening, Walls, and Fences for additional development and design regulations.

4.

Signage requirements—See Section 35.4.300 Signage for additional development and design regulations.

5.

Exterior Lighting requirements—See Section 35.4.400 Outdoor Lighting for additional development and design regulations.

6.

Procedures—See Section 35.6.200 Procedures for specific process and approval regulations.

7.

Further reference, as appropriate, should be given to the City of Glendale, Approved Building and Fire Codes, Subdivision Guidelines, and Engineering Design Standards.

A.

Purpose Statement. This Planned Residential Development (PRD) overlay district is intended to promote the design and construction of Single-Family or Multi-Family residential development according to an overall development plan. The purpose of this district is to:

1.

Encourage imaginative and innovative planning of residential neighborhoods by providing greater flexibility in design.

2.

Encourage the provision of useable open space and recreation facilities within neighborhoods.

3.

Encourage variation in lot size, lot width, building setback, building orientation, and house product design within neighborhoods.

4.

Establish residential neighborhoods which have a distinct character and convey a sense of place.

5.

Promote the efficient use of land by enabling the development of parcels which would otherwise be difficult to develop.

B.

Qualifying Standards

1.

A PRD may be established as an overlay zoning district in any of the Suburban Residence (i.e. SR-30, SR-17, and SR-12), Single Residence (i.e. R1-10, R1-8, R1-7, R1-6, and R1-4), or Multiple Residence (i.e. R-2, R-3, R-4, and R-5) zoning districts.

2.

A PRD overlay shall only be applied in residential use applications. Permitted, non-residential uses in underlying zoning districts shall not be eligible for application of a PRD overlay.

3.

A PRD overlay shall be applied only to contiguous property so as to create a unified and cohesive development.

4.

Any PRD approved prior to the effective date of this Code (insert date) shall remain in effect and be subject to the regulations established at the time of original approval.

C.

Use Standards

1.

Permitted uses. Land use shall conform to the uses permitted in the underlying zoning district. A PRD overlay shall not be used to add, eliminate, or restrict uses permitted in the underlying zoning district regulations.

D.

Development Standards.

1.

The development standards of the underlying zoning district may be amended as part of the PRD approval to address defined opportunities and constraints related to the property, subject to the limitations as stated below. All other provisions of the Unified Development Code and other City adopted policies, codes, and ordinances of general applicability shall apply.

a.

Density—The maximum gross residential density allowed for in the PRD overlay district shall be as specified for the site by the General Plan.

b.

Lot size—The average lot area per dwelling, exclusive of the area occupied by streets, shall not be less than that required by the underlying zoning district regulation otherwise applicable to the site.

c.

Lot width—In no case shall the minimum lot width of the underlying zoning district be reduced by more than five (5) feet, except no lots dedicated to single-family detached land uses shall have a lot width that is less than forty (40) feet. Any lot width for all other permitted residential land use types that are less than forty (40) feet shall further demonstrate enhanced architecture that minimizes the impact of the garage.

d.

Setbacks—The required setbacks of the underlying zoning district may be amended by a maximum of 5 feet, subject to the following additional limitations:

i.

Within Single Residence Districts in no case shall the required front setback be reduced or shall the side setback be less than five (5) feet, except in the R1-4 District were the front living area setback may be reduced and zero (0) side setbacks are permitted. All building separation requirements as specified by the building code shall also apply.

ii.

Within Multiple Residence Districts in no case shall any building or structure be located within fifteen (15) feet of any lot line or within twenty (20) feet of any public right-of-way. All building separation requirements as specified by the building code shall also apply.

e.

Lot coverage—In no case shall the maximum lot coverage exceed the underlying zoning district by more than five percent (5%).

f.

Height—In no case shall the maximum height of the underlying zoning district be increased, except the maximum height may be increased by one (1) foot for every one (1) foot of increased setback, up to the maximum height of the adjacent underlying zoning district or ten (10) feet above the maximum height of the underlying zoning district when adjacent to residential zoning, whichever is less.

g.

Open Space—Required active open space shall be a minimum of five percent (5%) more than the applicable "common area" requirements set forth within the Development Standards for each applicable zoning district.

E.

Application Procedures and Requirements.

1.

All applications for a PRD overlay shall be submitted and processed pursuant to the requirements and procedures in Section 35.6.202 and Section 35.6.207. The procedures for amending an approved PRD shall be the same as for the original approval. As part of the review process, stipulations of approval may be imposed such as, but not limited to, the following:

a.

Timing or phasing of development;

b.

Off-site and on-site improvements;

c.

General Development Standards (i.e. landscaping, parking, walls and screening, and outdoor lighting); and

d.

Design guidelines;

2.

The PRD application shall be accompanied by a scaled development plan which shows at a minimum the following information:

a.

Name of the development.

b.

Existing zoning.

c.

Proposed boundary of the PRD district.

d.

General topography and areas where major grading is proposed.

e.

Preliminary drainage concept.

f.

Accommodations for utilities.

g.

Location of all interior and perimeter streets.

h.

Size, location, and use of public or commonly owned open space and facilities.

i.

Conceptual lot layout or site plan.

j.

The area of any sub-development areas and the number of dwelling units proposed within each area.

k.

A data table which includes the total gross area, total number of units, gross density, area devoted to street rights-of-way, and area proposed for open space use.

l.

All adjacent lots or parcels and improvements within one hundred fifty (150) feet of the site perimeter.

3.

The PRD application shall also be accompanied by a clear and concise project narrative which provides specific details about the proposed development concept. The project narrative shall include at a minimum the following information:

a.

Legal description of the property.

b.

Complete description of the intended nature and character of the development.

c.

Details concerning the purpose, ownership, improvement, and maintenance of all public or commonly owned open space and facilities.

d.

Proposed phasing.

e.

General landscape concept.

f.

Outline of proposed conditions, covenants, and restrictions.

g.

Proposed amended development standards.

h.

Typical lot layouts showing the proposed setbacks for interior, corner, and cul-de-sac lots.

i.

Relationship to surrounding property and proposed screening, buffers, and transitions.

j.

Design concept for perimeter walls, entry features, and common areas;

k.

Proposed cross sections for all interior and perimeter streets.

l.

House product design criteria including type, architectural style, color palette, and exterior materials.

m.

Provisions for on-site and off-site drainage.

4.

Required Findings. All PRD applications shall be reviewed for conformance with the stated purpose of this overlay district. Prior to approval, the City Council shall make the following findings:

a.

The proposal is consistent in substance and location with the development objectives of the General Plan and any adopted specific area plans.

b.

The proposal will be compatible with and complementary to other existing and planned development in the area. Site planning on the perimeter shall provide for the protection of the property from adverse surrounding influences, as well as protection of the surrounding areas from potentially adverse influences within the development.

c.

The proposal meets or exceeds the City's Design Guidelines and Subdivision Design Expectations regarding site planning, architecture, landscaping, building materials and colors, and screening of mechanical equipment.

d.

The proposal will result in a quality living environment and accommodate desired lifestyles.

e.

The proposed project amenities which may include equestrian and pedestrian trails, bike paths, landscaped areas, entry features, decorative theme walls, parks, playgrounds, and other public or commonly owned open space and recreation facilities will be provided in a manner that results in public benefits not otherwise attainable by application of the general regulations of Unified Development Code and any other City adopted policies, codes, and ordinances of general applicability.

f.

The type and quality of house products will be consistent with the intended character of the development.

g.

If development is to be accomplished in phases, the development plan shall coordinate improvement of the open space, the construction of buildings, structures, and improvements in such open space, and the construction of dwelling units in order that each development phase achieves a proportionate share of the total open space and environmental quality of the total planned development.

F.

Conformance.

1.

All development within the PRD shall conform to the Development Plan, project narrative, and any stipulations as approved by the City Council. Any substantive modification shall require an amendment to the PRD.

A.

Purpose Statement. As markets shift, tenant needs change, and architectural requirements advance, buildings can become functionally obsolete. Consequently, these idle buildings adversely impact the economic viability of the neighborhoods and districts that surround them. As the City of Glendale continues to grow and develop, the need to facilitate the reuse of these unoccupied or underutilized buildings for purposes other than which they were originally built or designed for has become imminent.

The purpose of the City of Glendale's Adaptive Reuse Program is to encourage the retention and productive reuse of qualifying buildings by modifying development standards and processes that would otherwise impede their activation and continued use.

B.

Program Goals. Across the City, Glendale has existing buildings that are unoccupied, partially occupied, and/or underutilized. It is the City's goal to create a program to encourage and support property owners and businesses ready to invest in these buildings in order to promote historic preservation, help revitalize neighborhoods and contribute to the economic growth of older portions of the city.

The ancillary impacts of a proactive Adaptive Reuse Program are also intended to foster the development of tax generating businesses, promote the redevelopment of blighted areas, encourage infill development that utilizes existing public infrastructure, and support sustainable development practices by recycling existing buildings.

C.

Applicability. This program applies Citywide subject to the following Tiers based on building size:

1.

Tier 1: Five thousand (5,000) sq. ft. maximum. This can include an addition to the existing building. The addition cannot exceed fifty percent (50%) of the square footage of the existing building and a combined total of five thousand (5,000) square feet.

2.

Tier 2: Greater than five thousand (5,000) sq. ft. to twenty-five thousand (25,000) sq. ft.

3.

Tier 3: Greater than twenty-five thousand (25,000) sq. ft. to one hundred thousand (100,000) sq. ft. and larger buildings or groups of buildings such as a retail center with aggregate square footage over one hundred thousand (100,000) sq. ft.

D.

Eligibility Criteria. Projects must meet all of the following criteria to be eligible for the Adaptive Reuse Program:

1.

The project must reuse all of an existing building. Except Tier I projects may include an addition to the existing building, however, the addition cannot exceed fifty percent (50%) of the square footage of the existing building. (Eligibility of defined tenant spaces in a multi-tenant building shall be determined on a case-by-case basis.)

2.

The building must be permitted and at least twenty (20) years old or been vacant for a minimum of three (3) continuous years.

3.

The new use results in a change of occupancy for the existing building or change from one use classification type to another as defined in the UDC. (Excluded business types include: sexually-oriented businesses, marijuana facility/dispensary, tobacco/smoke shop, check cashing/payday loan, pawn shop, liquor store, bail bonds, substance abuse treatment centers, manufacturing/ fabrication/ assembly of products).

4.

The Development Services Director or designee has the authority to make exceptions on the above criteria.

E.

Program Incentives. Projects that comply with the program eligibility criteria shall utilize the Adaptive Reuse Program Guide to identify specific policies, regulations, and interpretations that may be applicable to their project.

A.

Purpose. Infill is redevelopment or reuse of vacant or underutilized property and/or buildings within an area that is generally already built-up. Such development may face challenges in higher costs of development and/or an inability to meet certain regulatory standards. The purpose of the Infill Development Program is to promote and facilitate the development and redevelopment of infill properties that cannot be reasonably developed using currently adopted zoning, subdivision and engineering standards.

B.

Goals. It is the intent of this district to generally:

1.

Encourage flexibility in the development, redevelopment, investment and reinvestment of infill properties in a manner that is consistent with the Goals and Policies of the Glendale General Plan.

2.

Encourage the use of innovative approaches to development that utilize compatible and sustainable development practices.

3.

Facilitate the development, redevelopment, and use of properties in Glendale where public infrastructure is already in place.

C.

Establishment. The Infill Development Program shall apply to the specified boundaries of the Infill Incentive District as established by the City Council and identified on the official zoning map of the City of Glendale, kept on file at the Development Services Department.

D.

Applicability. Except as otherwise expressly stated, the Infill Development Program regulations of this section apply to zoning districts only within the boundaries of the Infill Incentive District, to all new permitted uses and structures, and all building alterations and site modifications that require a building permit.

All of the provisions of the City code that would apply to a non-infill project shall apply to infill projects except as specifically modified by this Section. If there is a conflict between the standards of this Section and the provisions of any applicable overlay district or plan area district, the overlay district or area plan district standards shall supersede the standards of this Section.

E.

Eligibility Criteria. Projects must meet all of the following criteria to be eligible for the Infill Development Program:

1.

Parcels and/or buildings must be located within the boundaries of the established Infill Incentive District.

2.

Parcels shall be twenty (20) acres or less in size.

3.

The Development Services Director or designee, has the authority to make exceptions on the eligibility criteria within the city's Infill Development Program upon a finding that it is in the best interest of the city.

F.

Program Incentives. Projects that comply with the Program eligibility criteria shall utilize the Infill Development Plan to identify specific policies, regulations, and interpretations that may be applicable to their project.

A.

Purpose Statement. The Airport Impact Overlay district seeks to protect the public health, safety, and general welfare of the area surrounding the Glendale Municipal Airport by minimizing exposure to high noise levels and the hazards generated by airport operations. Also, it is to further the development of property surrounding the airport in a manner compatible with the continued operation of the airport. The district shall overlay other zoning districts where it is applied so that any parcel of land lying in the Airport Impact Overlay District shall also lie in one (1) or more of the other zoning districts. Should any conflict arise, the more strict regulation shall apply.

B.

Overlay Districts and Boundaries.

1.

Airport Noise Overlay Districts and Clear Zones. For purpose of administering these regulations, there shall be three (3) airport noise overlay areas and one (1) clear zone overlay area, identified below, within the Airport Impact Overlay District for the Glendale Municipal Airport. The boundaries for these noise overlays and clear zones shall be defined in the Official Zoning Maps.

a.

Airport Noise Overlay-1 (ANO-1). The area between the post 2010 65 (ldn) and 70 (ldn) noise contour lines developed by the application of day/night average sound level of methodology of sound measurement (ldn).

b.

Airport Noise Overlay-2 (ANO-2). The area between the post 2010 70 (ldn) and 75 (ldn) noise contour lines developed by the application of day/night average sound level of methodology of sound measurement (ldn).

c.

Airport Noise Overlay-3 (ANO-3). The area within the post 2010 greater than 75 (ldn) noise contour line as developed by the application of day/night average sound level of methodology of sound measurement (ldn).

d.

Clear Zone Overlay (CZO). The area at the end of Runway 19-1 and the future parallel runway which must be maintained clear of any structures or obstructions according to Federal Aviation Administration standards.

i.

Lots Divided by Airport District Boundaries. Whenever a lot of record is divided by an airport district boundary, the development shall conform to land use and design criteria of the more restrictive district in accordance with all City codes and regulations.

C.

Taxiway Access and Operations. Any development proposing taxiway access shall be approved by the Development Services Director or designee and Airport Manager.

D.

Certification of Noise Attenuation.

1.

Certification. Prior to issuance of a building permit in any airport noise overlay area, a certification by an acoustical engineer or registered architect shall be required specifying that construction practices and the materials of the structure will achieve the interior noise level required by the noise attenuation standards indicated in Section 35.2.1004(D)(2). The engineer or architect shall submit relevant information to permit the City building officials to verify that the proposed measures will achieve interior noise level standards.

2.

Noise Attenuation Standards. The noise level reduction measures must be incorporated into the design and construction of the principal buildings where people work or are otherwise received, in order to achieve a maximum interior noise level of forty-five (45) decibels. This requirement includes all offices and areas which serve the public. Any land use within a building with a self-generated noise level in excess of forty-five (45) decibels is not subject to this standard.

a.

Airport Noise Overlay-1—Noise Level Reduction of twenty (20) decibels.

b.

Airport Noise Overlay-2—Noise Level Reduction of twenty-five (25) decibels.

c.

Airport Noise Overlay-3—Noise Level Reduction of thirty (30) decibels.

3.

Inaccurate Data. False or inaccurate data shall be cause for rendering null and void any building permits and may result in non-issuance of an occupancy permit.

4.

City Liability. The City of Glendale, its employees and officers shall not be held liable for any permit issued on the basis of false information.

E.

Avigational Easements and Release. Prior to issuance of any building or development permit for property within the Airport Impact District, the owner of said property shall provide the City of Glendale with an avigational easement over the subject property and release the City of Glendale from all liability for any and all claims for damages originated from dust, noise, vibration, fumes, fuel and lubricant particles, etc. The avigational easement and release forms shall be available from the City of Glendale.

F.

Additional Height and Safety Regulations.

1.

Height. Any development or construction of buildings or structures shall submit a Federal Aviation Administration Form 7460-1 to the local Federal Aviation Administration office for review. A positive recommendation from the Federal Aviation Administration stating the development has no negative effect on the airport or navigational airspace must be reviewed prior to commencing construction.

2.

Construction or establishment of any building, structure, or use shall comply with the height limits as determined by the zoning district identified by the Official Zoning Map of the City of Glendale, or with the height limits specified by the Airport Runway Approach Clearance Map as defined, whichever places the greater restriction.

3.

Hazard Marking and Lighting. The Federal Aviation Administration shall determine whether the construction in, or existence of any building, structure, or plant material constitutes a hazard to an aircraft operation in the vicinity of the airport. When such determination is made, the owner of the structure, pole, tower, tank, or plant material shall at his own expense, reduce in height or install, operate, and maintain such markers and lights that may be necessary to indicate to aircraft operators the presence of an airport hazard.

4.

Communication Facilities. Any activity within this district which may create an electrical interference with communications between the airport facility and the aircraft is prohibited unless approved by the Federal Aviation Administration.

G.

Administration.

1.

The Development Services Director or designee shall review all requests for building and development within the Airport Impact Overlay Zone for compliance with this ordinance prior to issuance of any permit.

2.

The Airport Manager shall be informed of all requests for development within the Airport Impact Overlay District. The Development Services Director or designee shall forward a copy of all applications with attended information to the Airport Manager prior to the issuance of any permits. The Airport Manager shall verify receipt of such information and, within ten (10) working days, forward any comments concerning the requests to the Development Services Director or designee.

3.

Residential rules and CC&R language for developments within the Airport Impact Overlay District shall be subject to review and comment by the Airport Manager.

A.

Purpose Statement. This district is intended to provide for and preserve mobile/manufactured home subdivisions and mobile/manufactured home park developments which are compatible with the surrounding neighborhood. These developments shall provide adequate recreational, storage, and service facilities within the development. The district shall be in addition to and overlay any residential zoning districts.

B.

Qualifying Standards. All uses are subject to either an approved subdivision plat in accordance with the Subdivision Ordinance or Site Development Plan, and Design Review in accordance with Section 35.6.212 shall be required prior to development.

C.

Occupancy of Mobile Homes and Vehicles Prohibited Except in Authorized Areas. No person shall occupy any mobile/manufactured home or recreational vehicle in the city except in a mobile/manufactured home park, a mobile/manufactured home subdivision or as authorized otherwise.

D.

Limitation on Parking or Storage of Mobile/Manufactured Homes or Recreational Vehicles.

1.

No person shall park or store any mobile/manufactured home on any lot or parcel of land which is situated outside of an improved mobile/manufactured home park or mobile/manufactured home subdivision.

2.

Any recreational vehicle which is parked or stored shall not be used as permanent living quarters or for the operation of any business.

E.

Development Standards.

1.

Mobile/Manufactured Home Parks.

a.

Minimum size of such mobile/manufactured home park shall be ten (10) net acres.

b.

The current setback requirements and spacing standards of this district shall be met prior to replacing mobile homes or travel trailers in an existing nonconforming park. No permits shall be issued without a scaled development plan on file showing existing improvements and locations of all units.

c.

The minimum space size for a mobile/manufactured home shall be three thousand (3,000) square feet; for a travel trailer or motor home, one thousand (1,000) square feet.

d.

There shall be a distance of not less than twenty (20) feet between the front or rear of a mobile/manufactured home or travel trailer and not less than five (5) feet between fixed canopies.

e.

Travel trailers and motor homes shall constitute no more than fifteen percent (15%) of total spaces. These spaces must be delineated on the approved development plan for each mobile home park. These spaces should be located together and not spread throughout the park. These spaces shall not be continuously occupied for more than six (6) months.

f.

No mobile/manufactured home, travel trailer, or accessory building shall be placed or built within fourteen (14) feet of the side of another mobile/manufactured home, travel trailer, or accessory building.

g.

There shall be a seven (7) foot setback from all interior drives, roadways, and exterior perimeters to the nearest edge of any mobile/manufactured home or travel trailer.

h.

No more than one (1) mobile/manufactured home, travel trailer, or motor home shall be placed on each space.

i.

Off-street parking for at least two (2) automobiles shall be provided in each space or on each lot or on a separate designated parking area within the mobile/manufactured home park.

j.

Interior private streets shall not be less than thirty (30) feet in width.

k.

Screening shall be provided around the exterior of the mobile home park by a minimum six (6) foot masonry wall.

l.

All mobile/manufactured homes shall be skirted in a uniform manner.

m.

No mobile/manufactured home space shall be located within twenty (20) feet of a property line. Such area shall be maintained as a landscape buffer area which can be used for recreation or as part of a retention area.

n.

A common area of five hundred (500) square feet for each rental space shall be provided and approved for recreation, laundry, and service purposes.

o.

No boat, motor home, or travel trailer shall be permitted to be stored on any rental space. Such storage area shall be provided by the park at a ratio of fifty (50) square feet for each rental space.

p.

Mobile/manufactured home parks may include accessory storage buildings, office buildings, recreational facilities, laundry facilities, and other common facilities use provided for park residents.

2.

Mobile/Manufactured Home Subdivision.

a.

Minimum size for mobile/manufactured home subdivisions shall be ten (10) net acres.

b.

Mobile/manufactured home subdivision density, yard, area, and sign requirements shall be determined by the underlying residential district.

c.

No more than one (1) mobile/manufactured home shall be placed on any lot and no mobile/manufactured home shall be used for anything other than a single residence dwelling.

d.

All mobile/manufactured homes shall be mounted and anchored to a continuous masonry foundation in accordance with approved standards.

e.

No mobile/manufactured home containing less than six hundred (600) square feet shall be used as a dwelling.

f.

Approval of all mobile/manufactured home subdivisions shall be subject to the provisions of the subdivision ordinance.

A.

Purpose Statement. The purpose of this ordinance is to support the identification, preservation, and enhancement of the city's significant historical, architectural, cultural, and archaeological resources in the interest of the welfare of the citizens of Glendale by:

1.

Protecting, preserving, and enhancing the significant elements of the city's historical, architectural, cultural, and archaeological heritage;

2.

Encouraging the identification and recognition of significant historic resources;

3.

Encouraging the sensitive adaptation of historic properties to modern uses;

4.

Assuring that new construction, additions, alterations, and demolitions to both historic and non-historic properties within Historic Preservation Districts are carried out in a manner which is not detrimental to the historic integrity of these districts;

5.

Encouraging the identification and protection of prehistoric and historic archaeological resources;

6.

Protecting and preserving those properties within the city which may not have popular appeal, but are valuable to the community in terms of tourism, education, neighborhood character and identity, and economic development;

7.

Preserving and enhancing the city's attractiveness to potential home buyers, tourists, businesses wanting to relocate, and other visitors, thereby supporting and promoting commercial development and economic benefit to the city's economy; and

8.

Encouraging the stabilization, rehabilitation, and conservation of the existing housing stock, including the prevention of needless demolition of structurally sound buildings in order to strengthen the city's neighborhoods.

B.

Effect of Historic Preservation (HP) Zoning Designation.

1.

The Historic Preservation District is an overlay zone. Permitted uses and development standards shall be regulated by the underlying zoning district.

2.

The development standards for the underlying zoning district may be superseded by the design guidelines adopted at the time of the district designation. This includes, but is not limited to, the size, height, locations and number of signs, the location of off-street parking, required screening and landscaping, the height of fences and walls, and the number of required off-street parking and loading spaces.

3.

When a building permit is sought from the City to demolish, alter, remodel, move, build, or otherwise develop or landscape property in a Historic Preservation District, issuance of the permit shall be deferred until after a Certificate of No Effect is issued by the Historic Preservation Officer or a Certificate of Appropriateness is obtained from the Historic Preservation Commission.

4.

Plans showing the scope of the proposed work shall be submitted at the time of application for a Certificate of No Effect or a Certificate of Appropriateness. An approved plan shall be binding upon the applicant and their successors and assignees. No building permit shall be issued for any building or structure not in accordance with the plan, except that temporary facilities shall be permitted in conjunction with construction. No structure or other element specified on the plan shall be eliminated, altered, or provided in another manner, unless an amendment is approved in conjunction with the procedures for original approval.

5.

Nothing in this ordinance shall be construed to prevent ordinary maintenance or repair, including painting, of any structure in the Historic Preservation District, which does not alter or modify the historic character of the structure.

C.

Certificate of No Effect.

1.

All requests for building permits located within a Historic Preservation District shall be referred to the Historic Preservation Officer.

2.

The Historic Preservation Officer shall issue a Certificate of No Effect if it is determined that:

a.

The proposed work is minor and clearly within design guidelines adopted at the time of Historic Preservation District designation; and

b.

The proposed work will not diminish, eliminate, or adversely impact the historic character of the subject property or its affect on the district.

3.

Approval of a Certificate of No Effect authorizes the issuance of permits required by the City Building Codes.

4.

If a Certificate of No Effect is not issued, a Certificate of Appropriateness shall be required.

D.

Certificate of Appropriateness.

1.

The Historic Preservation Commission shall review the application and shall conduct a public hearing within sixty (60) days of the filing of an application for a building permit. Notice of the application shall be posted on the property at least fifteen (15) days before the date set for the public hearing. The HP Commission shall either grant or deny the application, or grant it with stipulations. This application shall be deemed approved if the initial hearing is not held within sixty (60) days of the date of application.

2.

The Historic Preservation Commission shall evaluate all proposals in accordance with the Secretary of the Interior's Standards for Rehabilitation and the adopted design guidelines for the district. A Certificate of Appropriateness shall be granted if the HP Commission determines that the proposed work:

a.

Is compatible with the relevant historic, cultural, educational, or architectural qualities characteristic of the property; and

b.

Does not diminish or adversely impact the integrity of the district; or

c.

Qualifies for a Certificate of Economic Hardship.

3.

Any person aggrieved by the Historic Preservation Commission's decision may, within seven (7) working days of this action appeal to the City Council. If appealed, the matter shall be set for a public hearing before the City Council. Notice of the hearing shall be sent to the applicant at least fifteen (15) days prior to the hearing and shall be posted on the property fifteen (15) days prior to the hearing.

4.

The City Council shall limit its review of the case to the record of the Historic Preservation Commission, as established by the staff report, any exhibits, minutes and/or transcripts, and any audio/visual tape of the proceedings. New testimony will not be accepted for consideration, however, each side may make a limited presentation on the evidence in the record of the HP Commission. Such presentation shall be limited to a maximum of five (5) minutes per side unless greater time is granted by the Mayor. The City Council will conduct its review in accordance with the evaluation criteria established by Subsection B of this section. Except as otherwise provided herein, City Council members who review written communications or engage in verbal communications which are not part of the HP Commission's record shall disclose any such communications during the appeal public hearing. City Council must make its decision within sixty (60) days of the filing of an appeal or the application is deemed approved. At this public hearing, the City Council may do one (1) of the following:

a.

Affirm the decision of the Historic Preservation Commission.

b.

Reverse the decision of the Historic Preservation Commission; or

c.

Remand the application to the Historic Preservation Commission for reconsideration.

5.

Approval of a Certificate of Appropriateness authorizes the issuance of permits required by the City's Building Code. A Certificate of Appropriateness expires one (1) year from the date of issuance.

E.

Certificate of Economic Hardship.

1.

A Certificate of Economic Hardship may be granted by the Historic Preservation Commission or by the City Council on appeal. Separate standards for obtaining a Certificate of Economic Hardship are established for investment or income producing and non-income producing properties. Non-income producing properties shall consist of owner-occupied single-family dwellings and non-income producing institutional properties.

2.

The basis to establish economic hardship for an income producing property shall be the inability of a property taken as a whole to obtain a reasonable rate of return in its present condition or if rehabilitated.

3.

Economic hardship in regard to a non-income producing property shall be found when the property owner demonstrates that the property has no beneficial use as a single-family dwelling or for an institutional use in its present condition or if rehabilitated.

4.

Demonstration of an economic hardship shall not be based on or include any of the following circumstances:

a.

Willful or negligent acts by the owner;

b.

Purchase of the property for substantially more than market value;

c.

Failure to perform normal maintenance and repairs;

d.

Failure to diligently solicit and retain tenants;

e.

Failure to provide normal tenant improvements.

5.

Demonstration of an economic hardship may be viewed in light of or include the ability and diligence of the property owner at the time of acquisition, to determine the potential historic significance or existing Historic Preservation District designation of the subject property.

6.

In order to properly assess a request for Certificate of Economic Hardship, the Commission shall request and receive from the applicant all information it deems necessary. This may include, but is not limited to, the following:

a.

A report from a licensed engineer or architect with experience in rehabilitation as to the structural soundness of the building(s) on the property, their suitability for rehabilitation, and possible new uses for the property;

b.

The assessed value of the land and improvements according to the two (2) most recent assessments;

c.

The real estate taxes paid during the previous two (2) years;

d.

All appraisals obtained by the owner or applicant in connection with his purchase, financing, or ownership of the property;

e.

Any listing of the property for sale or rent, price asked and offers received, if any;

f.

All building and fire code violations which have been listed on the property for the last two (2) years.

g.

Any federal, state, or local citation(s) which have determined the building to be a nuisance under applicable law; and

h.

If the property is income-producing:

i.

Annual gross income from the property for the previous two (2) years;

ii.

Itemized operating and maintenance expenses for the previous two (2) years; and

iii.

Annual cash flow, if any, for the previous two (2) years.

7.

The procedures for obtaining a Certificate of Economic Hardship shall be the same for obtaining a Certificate of Appropriateness.

8.

If a Certificate of Economic Hardship is issued, a Certificate of Appropriateness shall be granted.

F.

Demolition and Moving of Buildings and Structures. It is the intent of this ordinance to preserve the historic and architectural resources within Historic Preservation Districts. However, it is recognized that there can be circumstances beyond the control of a property owner which may result in the necessary demolition of a structure within an Historic Preservation District. These circumstances include a building which constitutes an imminent safety hazard, which involves a resource whose loss does not diminish or adversely effect the integrity of the district, or which imposes an economic hardship on its owners.

1.

No permit shall be issued to move or demolish all or any part of a house, building, or other structure in a Historic Preservation District without approval of a Certificate of Appropriateness as established in Section 35.2.1006 of this ordinance.

2.

A request for a demolition permit shall be exempt from these requirements if the Building Safety Director determines, according to the criteria set forth in the Uniform Code for the Abatement of Dangerous Buildings, that the building is an imminent safety hazard to the public and that necessary repairs would be impractical. The Building Safety Director shall first notify the Historic Preservation Officer in writing before issuing the demolition permit.

3.

If demolition approval is not granted, then no demolition permit shall be issued for a period of one (1) year, unless a subsequent demolition approval has been requested and granted. A subsequent demolition application may be made and granted for a property which has previously been the subject of a one (1) year demolition permit denial if new facts or circumstances can be presented in support of the application.

4.

Upon denial of a demolition approval, the Historic Preservation Officer shall contact the property owner to determine what assistance might be available to place the property into productive use. If a feasible rehabilitation or use is not found for the property, the Historic Preservation Officer shall investigate methods of private or public acquisition of the property.

5.

If demolition approval is granted on any basis other than that of an imminent hazard, economic hardship, or upon expiration of a restraint of demolition, a demolition permit shall not be issued until a redevelopment or reuse plan for the property has received a Certificate of Appropriateness. Vacant land or non-use shall not be considered responsive to this requirement. A redevelopment or reuse plan shall consist of a site plan illustrating building locations, parking, walls, and landscaping, as well as elevations showing roof lines, doors, windows, and other architectural details. A redevelopment or reuse plan shall also meet the requirements of Design Plan Review as required by the underlying zoning district.

6.

A demolition approval may be conditioned on stipulations which provide for rights of access to the property for the purposes of documentation or for agreed upon removal of artifacts.

A.

Purpose Statement. The purpose of the Senior Citizen Overlay District ("SCO") is to provide for a residential community conducive to the lifestyle and sensitive to the particular needs of senior citizens, retirees and persons of advanced age. This District is intended to be utilized for existing and proposed planned residential developments that were/will be developed, advertised and sold and rented under age specific restrictions for persons fifty-five (55) years of age or older in compliance with the provisions of the Arizona Fair Housing Act, the Federal Fair Housing Act, and the Housing for Older Persons Act of 1995 as they may hereafter be amended ("Fair Housing Acts").

B.

Application Procedures and Requirements.

1.

SCO may be established as an overlay zoning district in any of the Rural Residential (RR), Suburban Residential (SR), Urban Residential (R-I), Multiple Residence (R-2, R-3, R-4, R-5) or Planned Area Development (PAD) zoning districts.

2.

All applications to establish SCO shall be submitted and processed pursuant to the requirements and procedures in Section 35.6.207; except that applicants are limited to the property owner(s) or Homeowners' Association. The procedures for amending an approved SCO shall be the same as for the original approval. Applications to remove the SCO for any particular development may be initiated by the City Council or Planning Commission or any other applicant as authorized by Section 35.6.207.

3.

An application for SCO will be considered only after the submission of the following materials:

a.

Submission of either of the following:

i.

A petition signed by one hundred percent (100%) of the owners of property within the proposed district agreeing to the SCO District; or

ii.

Documentation for existing developments that all of the property within the proposed district has been, since the beginning of the project, and will continue to be developed, advertised and sold or rented under age specific restrictions as required by the Fair Housing Acts. Documentation for new developments that all of the property within the proposed District is and will continue to be developed, advertised and sold or rented under age specific restrictions as required by the Fair Housing Acts and the SCO District requirements. This documentation may include items such as advertisements, sales agreements, lease agreements and a subdivision's deed restrictions (CC&R's—Conditions, Covenants and Restrictions).

b.

Submission of all of the following:

i.

Documentation that at the time of application, at least eighty percent (80%) of the dwelling units are occupied by at least one (1) person fifty-five (55) years of age or older per unit, regardless of any legal, nonconforming rights that may exist, as required by the Fair Housing Acts. Newly constructed housing developments or facilities need not comply with this requirement until twenty-five percent (25%) of the units in the development or facility are occupied. This documentation of occupancy shall be by reliable surveys and affidavits which shall be admissible in administrative and judicial proceedings for the purposes of such verification; and

ii.

Documentation for existing developments that a Homeowners' Association or management agency or association publishes and adheres to policies that demonstrate the intent of the Fair Housing Acts. Documentation for new developments that a Homeowners' Association or management agency or association has prepared published documents which will be adhered to that demonstrate the intent of the Fair Housing Acts; and

iii.

Documentation for existing developments that a Homeowners' Association or management agency or association is actively enforcing age restrictive deed restrictions or lease agreements on other types of residential developments within the proposed district that are in conformance with the Fair Housing Acts and SCO District requirements. Documentation for new developments that a Homeowners' Association or management agency or association will be actively enforcing age restrictive deed restrictions or lease agreements on other types of residential developments within the proposed district that are in conformance with the Fair Housing Acts and SCO District requirements; and

iv.

A certification by the applicant(s) or authorized representative of the applicant(s) that SCO is not being applied for an underlying reason that would violate or circumvent the Fair Housing Acts or the Federal Rehabilitation Act of 1973 and that, to the best of the signer's information and belief, the development meets or at completion will meet the requirements for exemption for housing for older persons under the Fair Housing Acts.

c.

On residential communities which meet the intent of the SCO as outlined in Section 35.2.1007(A), the SCO may be established as follows:

i.

For existing developments the SCO may be applied only to entire subdivisions, mobile home parks, or multiple residence communities with defined boundaries. No minimum acreage is required. The SCO District precludes exception parcels.

ii.

For new developments SCO may be established only on parcels of twenty (20) or more contiguous acres in the Rural Residential (RR), Suburban Residential (SR), Urban Residential (R-1) and Planned Area Development (PAD) Zoning Districts. New SCO developments in the Multiple Residence (R-5, R-4, R-3, R-2) Zoning Districts may only be established on parcels of ten (10) or more contiguous acres. SCO Zoning may only be applied to entire subdivisions, mobile home parks, or multiple residence communities with defined boundaries. The SCO District precludes exception parcels.

C.

Permitted Uses.

1.

Land use shall conform to the uses permitted in the underlying zoning district.

2.

Any persons residing in any dwelling unit for a period of time exceeding one hundred twenty (120) days in any twelve (12) month period shall be considered a resident of the SCO District.

3.

Age Guidelines/Requirements

a.

Each dwelling unit, if occupied, shall be occupied by at least one (1) person fifty-five (55) years of age or older.

b.

No person under eighteen (18) years of age shall reside in any dwelling unit for a period of time exceeding one hundred twenty (120) days in aggregate in a twelve (12) month period which starts the first day of the documented occupancy by such person.

D.

Supplementary Provisions.

1.

Except as to the matters specifically identified in this Section, the development standards and all other provisions and regulations of the underlying zoning district shall apply to property within the SCO District.

2.

Developments within the SCO District must comply with the mandates of the Fair Housing Acts as they pertain to housing for persons fifty-five (55) years of age or older and other applicable provisions.

3.

A General Plan Amendment or Specific Plan is required prior to approval of SCO on developments of more than one hundred sixty (160) contiguous acres to address issues of provision of adequate and appropriate City services, any special or different infrastructure and public facility needs, and impacts of the development.

E.

Required Findings.

1.

All SCO applications shall be reviewed for conformance with the stated purpose of this overlay district. Prior to approval, the Planning Commission and City Council shall make the following findings:

a.

The proposal is in compliance with the intent of SCO District to create a community for persons fifty-five (55) years of age or older.

b.

The proposal will not adversely impact other existing and/or planned land uses, infrastructure or public facilities, or the planning or development of school sites in the vicinity.

c.

The proposal will provide the same infrastructure standards (such as street widths, sidewalks, and utilities) and land use amenities (such as parks, employment and retailing) as normally planned for in non-SCO developments.

F.

Administration.

1.

Enforcement. Enforcement of the SCO District shall occur only when reasonable efforts have been undertaken by a Homeowners' Association or management agency or association to enforce a subdivision's deed restrictions (CC&R's—Conditions, Covenants, and Restrictions) or lease agreements on other types of residential developments and certification has been submitted to the City by a Homeowners' Association or management agency or association that the development still complies with the Fair Housing Acts. Reasonable efforts by a Homeowners' Association or management agency or association to enforce a subdivision's deed restrictions or lease agreements shall be documented as follows:

a.

Registered letter of written notification to the resident(s) and owner(s), if different, of the unit(s) not in compliance stating the reasons for non-compliance with the subdivision's deed restrictions or lease agreements on other types of residential developments and a copy of the deed restrictions or lease agreements.

b.

Records showing repeated efforts to enforce a subdivision's deed restrictions or lease agreement on other types of residential developments against a non-complying resident or owner.

2.

The burden of proof and the provision of evidence supporting claims of exemption from familial status requirements of the Fair Housing Acts shall be the responsibility of the qualifying residential development. The City of Glendale, in granting SCO, does not assume responsibility for gathering initial qualifying data, nor for maintaining data that may be required to prove that the qualifying residential development meets requirements of the Fair Housing Acts on any date that an allegation of discrimination in housing is brought forth. It shall be the responsibility of the qualifying residential development to prove that the requirements of the Fair Housing Acts were met on any given date. Information provided to the City by the Homeowners' Association or management agency or associations shall include:

a.

Verification of occupancy by reliable surveys and affidavits which shall be admissible in administrative and judicial proceedings for the purposes of such verification including the name and birth date of each occupant and the corresponding address of each unit within the SCO development.

b.

From the list of occupants required in Section 35.2.1007(F)2.a, provide a list of non-conforming uses in the SCO development from the effective date of SCO approval including the date the nonconforming use was established.

c.

Information necessary to prove that the development is in compliance with the requirements of the Fair Housing Acts including documentation that policies are published and adhered to that demonstrate the intent of the Fair Housing Acts.

3.

At all times, at least eighty percent (80%) of the dwelling units shall be occupied by at least one (1) person fifty-five (55) years of age or older per unit, regardless of any legal, nonconforming rights that may exist, as required by the Fair Housing Acts.

4.

Revocation. Failure to comply with the conditions, stipulations or terms of the approval of an existing SCO District, is a violation of this Ordinance and will be enforced in accordance with Section 35.6.207.

A.

Purpose Statement. The Overlay District provides an alternate set of development requirements to encourage development and redevelopment within the Glendale Centerline.

The intent is to facilitate private business investment, job creation, and the development of shopping and recreational opportunities in the Glendale Centerline. The Overlay District will facilitate a development review process that supports economic development initiatives, creates flexible development standards to support development or redevelopment of small and irregular parcels of land; will employ strategies to balance the protection of existing neighborhoods with new development; recognizes that distinct districts may be identified in the Glendale Centerline and provides the flexibility to implement unique development standards in each district; allows certain land uses to support investment and opportunity; and, prohibits certain land uses which may otherwise inhibit investment and improvement of individual properties.

Because it is the intent of the Overlay District to provide an alternative set of land uses and development standards in addition to the land uses and development standards within the existing zoning districts, the land uses and development standards shall serve only as an alternative to the existing land uses and development standards and shall not be combined with any land uses or development standards in the existing zoning district.

At the pre-application meeting with the City's Development Review Team, the property owner can decide to meet all conditions of the property's existing zoning, or choose to meet all conditions of the property's Overlay District. Should development of property occur under the Overlay District any and all requirement of the underlying zoning district are superseded in the approval of development according to the Overlay District. No combination of existing zoning and Overlay District land uses and/or development standards shall be permitted. Further, once development occurs under the Centerline Overlay District, it shall require a public hearing, as defined in Section 35.6.207, to opt out of the Centerline Overlay District. It is important to remember that the property owner may continue to utilize the existing zoning within the Glendale Centerline boundaries unless the Overlay District is selected.

The Overlay District is intended to be applied only in the Glendale Centerline, and as such is not appropriate to be approved outside of the geographic area bounded by Myrtle Avenue on the north, 43rd Avenue on the east, Ocotillo Road on the south, and 67th Avenue on the west.

B.

Distinct character areas within the Glendale Centerline Overlay District. Within the Glendale Centerline Overlay District there are four (4) character areas, each with their own unique development standards:

C.

Permitted uses.

D.

Development standards.

NOTES:

^[1]

No minimum lot size is required, but each lot must have a minimum of twenty-five (25) feet of frontage on a public street. For the purpose of this section, an alley is not considered a public street.

^[2]

Thirty (30) feet to property within a residential zoning district, which includes Agricultural, Single Residence, Mixed Residence, or Multiple Residence, or a detached single-family dwelling unit.

^[3]

Maximum height of accessory structures is fifteen (15) feet.

^[4]

A maximum Floor Area Ratio (FAR) of 4.0 can be achieved through performance incentives given for the following amenities: public art, open space, LEED certified buildings, and shared parking at the rate of .50 additional FAR for each amenity provided.

^[5]

A maximum FAR of 4.0 can be achieved through performance incentives given for the following amenities: public art, open space, LEED certified buildings, adaptive reuse, and shared parking at the rate of .50 additional FAR for each amenity provided.

^[6]

A maximum FAR of 4.0 can be achieved through performance incentives given for the following amenities: public art, open space, LEED certified buildings, adaptive reuse, and compatible architecture at the rate of .50 additional FAR for each amenity provided.

E.

Performance Standards. The following standards and restrictions shall apply to all properties within this district:

1.

Unless otherwise prohibited or regulated by any other ordinance, provision, agreement, or conditional use permit, outdoor displays are permitted subject to the following restrictions and may be required to be screened from public view:

a.

All products displayed outdoors shall be customary, accessory, and incidental to those sold and displayed in a primary business being conducted in a permanent building on the property.

b.

Outdoor displays shall not interfere with pedestrian access-ways, fire lanes, parking spaces, driveways, landscape areas, or traffic visibility at driveway entries and street intersections.

c.

All pedestrian access-ways must maintain a minimum unobstructed dimension of five (5) feet in width, unless as otherwise required by the City of Glendale Approved Building and Fire Codes.

d.

Items shall not obstruct the normal ingress and egress, including handicapped access, from the business or any other property.

e.

Hours of daily operations shall be limited to the normal business hours of the primary business.

2.

All sales transactions and service activities shall be within an enclosed permanent building on the property, except parking lots.

3.

There shall be no manufacturing, compounding, processing, or treatment of products, except as otherwise permitted, and other than that which are clearly incidental to a retail store or business.

4.

Outdoor Sidewalk Cafes.

a.

Purpose. It is the policy of the City to encourage the establishment of outdoor sidewalk cafes on private property and within public rights-of-way.

b.

Outdoor sidewalk cafes are permitted on any public right-of-way within the Overlay District upon application and issuance of any required permits.

c.

Standards.

i.

Outdoor sidewalk cafes must not obstruct sidewalk pedestrian traffic or create public health and safety hazards. All sidewalks must maintain the minimum dimensions as specified by this Code or required by the City of Glendale Approved Building and Fire Codes.

ii.

Outdoor sidewalk cafes may be open, partially covered, or enclosed by means of umbrellas, awnings, canopies, or similar protective structure subject to the requirements found in the City of Glendale Approved Building and Fire Codes.

iii.

Outdoor sidewalk cafes must be used only as seating areas. Storage, kitchen, or restroom uses are not allowed. The seating must be movable.

iv.

All outdoor sidewalk cafes must be level with the sidewalk, and handicap accessible.

v.

Decorative/accent lighting may be incorporated into the outdoor cafe structure, awning, canopy, etc., and must meet all Glendale City Code requirements.

5.

Any change to the exterior color of the building shall be subject to Design Review approval.

F.

Parking.

1.

Due to the pedestrian nature of the Glendale Centerline Overlay District, there are no off-street parking requirements in the Beet Sugar and Historic Downtown character areas for businesses located within this zoning district when development is in conformance with the Glendale Centerline Overlay District rather than the underlying zoning district.

2.

Parking Space Dimension. All parking spaces shall be striped as specified by the City of Glendale Engineering Design Standards.

G.

Signs.

1.

Refer to Section 35.4.300.

A.

Purpose Statement. The Scenic Corridor seeks to protect view corridors, preserve existing natural areas, washes, rivers, creeks, desert, hills and mountains. The Scenic Corridor prohibits Billboard Signs and Digital Billboard Signs.

B.

Loop 101 Scenic Corridor.

1.

Boundaries:

a.

Both sides of that portion of the Loop 101 (Agua Fria Freeway) located between 51st Avenue and Bell Road. The Scenic Corridor extends ¼-mile on both sides of the freeway. This distance is measured from the freeway right-of-way.

C.

Permitted Land Uses.

1.

Land use shall conform to the uses permitted in the underlying zoning district, except that Billboard Signs and Digital Billboard Signs are prohibited.

A.

Intent and Applicability.

1.

Intent. It is the intent of the Sonorita Community Overlay District to acknowledge the historical residential use in the area, promote the continuance and limited expansion of single-family residential uses by encouraging the maintenance and improvement of the residential environment, protecting and improving the vitality of the community. The Overlay District encourages continued residential uses in the community.

It is also the intent to facilitate single-family residential redevelopment in the Sonorita community. The Sonorita Community Overlay District will facilitate a development review process which encourages redevelopment and residential additions; will employ strategies to balance the protection of the existing community with new development; provides flexibility to implement unique development standards in the community; allows certain land uses to support investment and opportunity.

It is the intent of the Sonorita Community Overlay District to permit residential uses and establish residential development standards in addition to the existing permitted uses and development standards within the existing zoning district.

The Sonorita Community Overlay District does not hinder a property owner's ability to utilize existing zoning.

2.

Applicability. The Sonorita Community Overlay District will apply only to the geographic area bounded by Grand Avenue on the north and east, Maryland Avenue on the south, and 59th Avenue on the west.

B.

Boundaries. The Sonorita Community Overlay District is bounded by Grand Avenue on the north and east, Maryland Avenue on the south, and 59th Avenue on the west which is zoned M-1 (Light Industrial).

C.

Existing Zoning.

1.

The existing zoning in the Sonorita Community Overlay District is M-1 (Light Industrial). The Sonorita Community Overlay District affirms that existing zoning and in no way limits a property owner from utilizing the uses and standards associated with the M-1 District.

D.

Permitted uses.

1.

An existing detached single-family home which is the only dwelling unit on the lot, parcel, or parcels it is constructed on.

E.

Uses Subject to Conditions for Single-Family Homes.

1.

Home Occupations (Class I): See Section 35.3.204(G).

F.

Accessory Uses for Single-Family Homes. Uses which are customary and incidental to the principal use of the property. All accessory uses are subject to Section 35.3.200.

1.

Fences and walls.

a.

Front yard: Maximum height - three (3) feet.

b.

Side or rear yard: Maximum height - six (6) feet, except eight (8) feet when abutting an arterial street.

2.

Garage or enclosed storage.

3.

Swimming pool.

4.

Satellite earth station.

5.

Amateur radio tower.

6.

Home Occupation (Class I); see Section 35.3.204(G).

7.

Yard sales, subject to Section 35.3.300.

8.

Household pets.

G.

Development Standards for Single-Family Homes.

1.

Minimum Net Lot Area: Six thousand (6,000) square feet.

2.

Minimum Lot Width: Fifty (50) feet.

3.

Minimum Lot Depth: Eighty (80) feet.

4.

Minimum Setback:

a.

Front: Fifteen (15) feet to livable, twenty (20) feet to garage or carport.

b.

Rear: Ten (10) feet.

c.

Side: Three (3) feet and three (3) feet.

d.

Street Side: Three (3) feet.

5.

Maximum Structure Height: Thirty (30) feet.

6.

Maximum Percentage Lot Coverage: Eighty percent (80%).

H.

Parking for Single-Family Homes.

1.

Due to the pedestrian nature of the Sonorita Community Overlay District, there are no off-street parking requirements for single-family homes in the Overlay District.

I.

Prohibited uses. No new single-family homes will be permitted to be built in the Sonorita Community Overlay District.