Base Zoning: Every parcel throughout the city has a base zoning district that establishes the primary type and intensity of land use for the parcel, along with development regulations for that particular type and intensity of land use.

Overlay Zoning: Overlay zoning supplements base zoning districts to allow more flexibility from the standard provisions of the underlying base zone, to ensure preservation of a particular feature where special circumstances are needed, or to specify additional standards or guidelines for an area. In the event of conflict between the base zoning district regulations and the overlay zoning regulations, the provisions of the overlay zoning district regulations shall apply.

Where a zoning district's boundaries approximately follow lot, alley or street lines, such lot lines and street and alley centerlines shall be construed as the district boundaries;

If a district boundary divides a parcel and the boundary line location is not specified by distances printed on the zoning map, the location of the boundary will be determined by using the scale appearing on the zoning map; and

Where a public street or alley is officially vacated or abandoned, the property that was formerly in the street or alley will be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned street or alley.

No building or structure shall be erected and no existing building shall be moved, altered, added to, or enlarged, nor shall any land, building, or premises be used or designated for any purpose or in any manner other than is permitted in the zoning district in which such building, land or premises is located.

No building shall be erected, reconstructed or structurally altered to exceed in height the limit designated in this title for the zoning district in which such building is located.

No building shall be erected, nor shall any existing building be altered, enlarged or rebuilt, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, building site area, and building location regulations designated in this title for the zoning district in which such building or open space is located.

No yard or other open space abutting any building and provided for the purpose of complying with the provisions of this title shall be considered as providing a yard or open space for any other building on any other building site.

The characteristics of, and activities associated with, the proposed use are equivalent to one or more of the listed uses, and will not involve a higher level of activity or population density than the uses listed in the district;

The proposed use will be consistent with the purposes of the applicable zoning district; and

The proposed use will be consistent with the general plan and any applicable specific plan. Determinations shall be made in writing and shall contain the facts that support the determination. The department shall maintain all such determinations on record at the public counter for review by the general public. All recorded determinations shall be provided to the planning commission, city council, city manager, city attorney, and city clerk as an information item within thirty (30) days of the director's determination. The director's decision may be appealed as provided in section 17.14.060, "Appeals", of this title.

Residential Estate (R-E): The residential estate zoning district designation is applied to areas of the city intended to accommodate very low density single-family residential uses in a semirural setting. The district implements the residential estate general plan land use designation. Residential densities shall be within the range of 1.0 to 2.0 dwelling units per acre with a minimum parcel size of fifteen thousand (15,000) square feet. Property with this designation should serve as a transitional residential district between open space or agricultural uses and standard single-family neighborhoods.

Single-Family Residential (R-L): The single-family residential zoning district designations are applied to areas of the city intended to accommodate low density single-family residential neighborhoods. Typical development includes detached (and in some cases attached) single-family homes. Permitted uses include single-family homes, second units, and compatible neighborhood support facilities. This district implements the single-family residential general plan land use designation with an allowed density range of 1.0 to 7.0 dwelling units per acre with a minimum parcel size of six thousand (6,000) square feet. Property with this designation should be located near other residential properties, schools, parks/open space, and neighborhood commercial services with low impact office and light industrial uses nearby. This district may include detached and attached housing types, as well as cluster developments. Building heights in this district are typically one and two (2) stories. Development standards allow for a variety of housing types.

Multiple-Family Residential (R-M): The multiplefamily residential zoning district is intended to accommodate higher density single-family and lower density multi-family residential neighborhoods. This district accommodates a variety of housing types with a density range between 7.0 and 15.0 dwelling units per acre. Detached and attached single-family homes, duplexes, townhomes, condominiums, row houses, and garden apartments are permitted. Development standards for this district allow significant design flexibility to encourage a broad range of housing types and are intended to ensure compatibility and connectivity with surrounding neighborhoods and uses. Residential structures are typically one and two (2) stories in height (3 stories in some cases) with greater lot coverage than the low density single-family residential districts. The R-M district should serve as a transitional residential district between lower density single-family neighborhoods and high density residential districts, office buildings, commercial uses, or light industrial uses. R-M sites should be located near arterial or collector roads. This district implements the medium density residential general plan land use designation.

High Density Infill (R-H): The high density residential zoning district is applied to areas of the city intended to accommodate higher density multi-family development such as apartments and condominiums. This designation may also include high density single-family development types such as townhomes and other attached housing types. High density detached homes may also be considered in the R-H district on a case by case basis with a conditional use permit request. This district implements the high density residential general plan land use designation. Residential densities shall be in the range of twelve (12) to twenty one (21) dwelling units per acre. Property with this designation should be located near other multi-family sites, office, commercial uses, or light industrial areas. Additionally, multi-family residential sites should be located along thoroughfare, arterial, or collector roads or near existing or planned public transit stops. Standards for these districts promote attractive residential development that is compatible with surrounding neighborhoods, while at the same time carefully regulating uses to assure compatible development that limit impacts on surrounding uses. Development is typically two (2) stories in height (3 stories in some cases) with greater lot coverage than the medium density residential districts.

Neighborhood Commercial (C-N): The neighborhood commercial district is designed to foster low intensity neighborhood oriented commercial development adjacent to, integrated within, or at the entrances to residential neighborhoods. It is intended to promote a mix of retail goods and services and low intensity mixed use development. Neighborhood commercial properties should be developed with buildings that are similar in scale to nearby residences. Development should be pedestrian oriented with entrances and windows oriented to the sidewalk/street.

Retail Business (C-R): The retail business designation is intended to allow for medium to high intensity uses with a wide range of retail, entertainment, office, services, and professional uses. Mixed use facilities are permitted in compliance with the requirements set forth in section 17.42.030, "Mixed Use Overlay (MUO)", of this title. Development should be pedestrian oriented and located on sites adjacent to other commercial uses, office uses or higher density residential development. When located adjacent to single-family residential, vehicles using the commercial site should not have a direct impact on the entrances to the neighborhood, but pedestrian connections should be provided. C-R sites should be located downtown, along arterials, or at major intersections. Development should provide a pleasant visual atmosphere, a safe and comfortable environment for pedestrians, and include parking for alternative modes of transportation including bicycles and motorcycles. Any projects proposed in the C-R district will be well designed using superior construction materials and methods. Any proposals shall coordinate new construction and renovation projects with other buildings and structures in the vicinity as to siting, architectural design, color selection and landscape design, and the inclusion of other features that will enhance the neighborhood in which the buildings, structures and other improvements are to be located, by requiring the implementation of the downtown design guidelines (October 2001) in all areas zoned C-R. All site plans, building elevations, signage, architectural and design features, off street parking facilities and landscaping shall be designed, approved, and constructed in accordance with the adopted downtown design guidelines (October 2001), included herein by reference.

Highway Commercial (C-H): Development in the highway commercial district is expected to be grouped near State Highway 101. Uses in this district should be designed to serve primarily city residents but have regional draw. Uses in the C-H zone should be destination places with a diverse mix of uses and activities. Potential uses within the zone may include gas stations, restaurants, large scale retail, hotels, and entertainment venues. These uses benefit from proximity to freeway interchanges to accommodate higher traffic volumes associated with "destination" places. All site plans and building elevations shall be designed and approved, and all signage, architectural and design features, off street parking facilities and landscaping shall be designed and constructed, in accordance with the highway commercial design guidelines, included herein by reference.

Light Industrial (I-L): The light industrial district is intended for low to medium intensity uses that involve processing, packaging, machining, repair, fabricating, distribution, warehousing and storage, research and development, and similar uses which do not result in significant impacts from noise, odor, vibration, smoke, or other pollutants. These uses should, when possible, be combined in development projects that incorporate various uses to minimize travel and transport for goods and services related to and required to support the industrial use. This approach is also designed to help reduce regional commuter traffic by providing employment opportunities for residents of Greenfield within the city limits. In addition, the development standards are designed to promote attractive construction that is compatible with the surrounding area. Sites designated for I-L uses should be located on medium to large size sites along thoroughfares, arterials, or collectors adjacent to other office, industrial, commercial or higher density residential uses. Residential uses of any kind are prohibited in this district with the exception of a caretaker residence. There should be sufficient and clearly defined parking and loading areas. Adequate and secure parking for bicycles shall be provided. Facilities shall have separate visitor entrances with walkways separated from vehicle circulation that connect with visitor parking and with the public right of way.

Heavy Industrial (I-H): The heavy industrial district allows for industrial uses that, due to potential impacts such as noise, dust, odor, and vibration, would not be appropriate in the light industrial areas. Heavy industrial uses would include processing of agricultural products, winery facilities not open to the public, and agricultural support facilities such as box making facilities, packaging plants, equipment repair, trucking companies, manufacturing, fabrication, cement batch plants, asphalt plants, and other heavy industrial uses. Sites designated for heavy industrial uses should not be located near residential development. Furthermore, residential uses of any kind are prohibited in this district with the exception of a caretaker residence. Development standards are designed to limit noise, odors, traffic, hazardous materials, and other health and safety risks as well as ensure safe, functional, and environmentally sound development. There should be sufficient and clearly defined parking and loading areas with separate circulation for trucks and passenger vehicles. Adequate and secure parking for bicycles shall be provided. Facilities shall have separate visitor entrances with walkways separated from vehicle circulation that connect with visitor parking and with the public right of way.

Public And Quasi-Public Land Use (P-QP): The public and quasi-public district is used to support the needs of the community through governmental, civic, cultural, health, education, and infrastructure uses. These facilities should be located in a manner that best serves the community's interests, allows for adequate transit, bicycle, and pedestrian access to minimize trip generation and maximize community convenience. This designation includes properties owned by agencies such as schools, libraries, fire stations, and privately owned transportation and utility corridors such as power transmission line. In specific locations, mixed use projects may be determined to be consistent with this designation.