The purposes and intent of the residential zones are as follows:

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.10-1 Land Use Regulations--Residential Zones. Table 17.10-1 (Land Use Regulations--Residential Zones) establishes the uses allowed within each residential zone and any permits required to establish the use.

B.    Uses Not Listed. Land uses not listed in Table 17.10-1 (Land Use Regulations--Residential Zones) are not allowed, in compliance with Section 17.04.030 (Uses not classified).

C.    Additional Regulations. The right-hand column in Table 17.10-1 (Land Use Regulations--Residential Zones) indicates additional regulations that may apply to the use. Provisions in other sections of this zoning code may also apply.

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.10-2 Development Standards--Residential Zones. Table 17.10-2 (Development Standards--Residential Zones) establishes parcel and structure standards that apply to all development in the specified zone. Provisions in other sections of this zoning code may also apply.

Specific Standards

1    Garages and carports are allowed a maximum height of fifteen feet.

2    All required yards shall extend the full width or depth of the parcel and shall be open from the ground to the sky, with the following exceptions:

A.    Belt courses, cornices, eaves, sills, fireplace chimneys and other similar architectural features may extend or project into a required side yard not more than seven inches for each one foot of the width of such required side yard and may extend or project into a front or rear yard not more than thirty-six inches.

B.    Uncovered, unenclosed porches, platforms, or landing places which do not extend above the level of the first floor of the building may extend into any front yard not more than six feet and may extend into any side or rear yard not more than three feet.

C.    Open, unenclosed stairways or balconies not covered by a roof or canopy may extend or project into a required front yard not more than thirty-six inches.

3    Covered patios are allowed to encroach up to five feet from the rear property line subject to approval of a minor deviation if they meet the following:

A.    The lot must meet the structure coverage requirement;

B.    Patio cannot be enclosed;

C.    Must maintain a minimum five-foot setback clear to the sky;

D.    The patio roof cannot exceed twelve feet in height with a maximum pitch of two to twelve; and

E.    The applicant shall submit a plot plan for a building permit in addition to the structural renderings.

4    Cul-de-sac and curved parcels within the R-1-7 zone shall have a front yard setback distance of fifteen feet. A curved parcel is a parcel that has frontage of fifty percent or more along a curved street with a curve radius of one hundred feet or less.

5    The structure height in the R-3 zone shall be limited to a single story within seventy-five feet of either an R-1-7 or R-1-12 zone.

6    Building additions or expansions are allowed to encroach up to five feet from the standard front setback subject to the approval of minor deviation.

7    The maximum height of flagpoles, antennas, and similar features shall have a maximum height of eighty feet.

8    Street side setback standards for corner parcels shall apply to both structures and fences.

Figure 17.10-1

Minimum Parcel Dimensions: R-1, R-1-7, R-1-12 Zones

Figure 17.10-2

Minimum Parcel Dimensions: R-2, R-3 Zones

Figure 17.10-3

Yard Requirements: R-1, R-1-7, R-1-12 Zones

Figure 17.10-4

Yard Requirements: R-2, R-3 Zones

(Ord. 24-01 §2(Exh. A-1)).

Construction of accessory structures shall be consistent with the standards established in Chapter 17.22 (Accessory Structures). (Ord. 24-01 §2(Exh. A-1)).

Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations). (Ord. 24-01 §2(Exh. A-1)).

A.    Fences, walls, and hedges shall be consistent with the clear vision triangle provisions established in Section 17.20.030 (Clear vision triangle).

B.    Fences, walls, and hedges shall not exceed seven feet in height in any rear or side yard, except where a six-foot block wall is required.

C.    Fences, walls, and hedges shall not exceed forty-two inches in height in any required front yard area, in compliance with Chapter 17.24 (Fences, Walls, and Hedges).

D.    Swimming pools shall be entirely enclosed by a wall or fence at least five feet in height and be self-closing, or as required by California Building Code.

E.    Fences or structures exceeding seven feet in height, to enclose tennis courts or other game areas, located within the rear half of a lot shall be composed of wire mesh capable of admitting at least ninety percent of light as measured on a calibrated light meter.

F.    All fence posts to be placed in the ground shall be treated prior to installation to prevent rot or insect damage.

G.    On property developed with four or more dwelling units, all property lines that adjoin a single-unit residential zone shall construct a seven-foot solid masonry wall along the adjoining property lines. For the purpose of this subsection, when properties are separated by an alley, they are considered to adjoin and a wall shall be constructed along the side of the alley which is in the R-2 or R-3 zones. (Ord. 24-01 §2(Exh. A-1)).

A.    Off-street parking and loading shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

B.    No more than forty percent of any front, side, street side, or rear yard area shall be used for excess parking, beyond what is required by subsection A of this section.

C.    A zoning clearance shall be required for any excess parking proposed beyond what is allowed by subsection B of this section.

D.    Public utility easements shall not be hardscaped, unless permitted by the governing planning permit. (Ord. 24-01 §2(Exh. A-1)).

A.    Single-Family Dwelling Zones. A minimum of fifty percent of the front yard area shall be landscaped with a combination of trees, turf, or shrubbery. Hybrid Bermuda or other grass that requires a minimum of water shall be encouraged. All landscaped areas shall be provided with an automatic irrigation system.

B.    Multifamily Dwelling Zones. On each building site where there are more than ten multi-unit dwellings proposed, there shall be provided landscaped and usable recreational and open space areas equaling at least five percent of the net parcel area or four hundred square feet for each dwelling unit, whichever is deemed most feasible by the director. Usable open space shall mean the area within the project site which is suitable for use by the residents of the residential development, not including parking areas, private patios, required building separations, storage areas, parking access, and/or front and side yards. (Ord. 24-01 §2(Exh. A-1)).

A site plan for new construction of multi-unit dwellings or construction that increases the square footage or the number of units within the R-2 and R-3 zones shall be submitted to the planning division. (Ord. 24-01 §2(Exh. A-1)).

In addition to the standards established in Chapter 17.48 (Single-Unit Dwelling Design Standards), the following architectural standards shall apply to all single-unit dwellings, including mobile homes, in the R-1-7 and R-1-12 zones. Design standards for multi-unit dwelling development are established in Chapter 17.46 (Multi-Unit Dwelling Design Standards).

A.    The minimum width of a primary single-unit dwelling or mobile home shall be twenty feet.

B.    Mobile homes must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974.

C.    All dwelling units shall be attached to a permanent foundation, pursuant to the State Health and Safety Code, Section 18551.

D.    Roofing material shall be composed of composition shingles, ceramic or concrete tile.

E.    Exterior siding material shall be composed of, or look like, wood, masonry, or plaster.

F.    Siding shall extend to the ground, except when a solid concrete or masonry perimeter foundation or retaining wall is used, in which case, the material need only extend to the top of the foundation or wall.

G.    The roof pitch shall not be less than three inches of vertical rise for every twelve inches of horizontal run, or as deemed necessary by the building official. (Ord. 24-01 §2(Exh. A-1)).

The purpose and intent of the commercial, office, and mixed-use zones are as follows:

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.12-1 Land Use Regulations--Commercial, Office, and Mixed-Use Zones. Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) establishes the uses allowed within the commercial, office, and mixed-use zones and any permits required to establish the use.

B.    Uses Not Listed. Land uses not listed in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) are not allowed, in compliance with Section 17.04.030 (Uses not classified).

C.    Additional Regulations. The right-hand column in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) indicates additional regulations that may apply to the use. Provisions in other sections of this zoning code may also apply.

D.    Twenty-Four-Hour Uses. Any use established in Table 17.12-1 (Land Use Regulations--Commercial, Office, and Mixed-Use Zones) that is proposed to operate twenty-four hours a day shall require the approval of a conditional use permit.

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.12-2 Development Standards--Commercial, Office, and Mixed-Use Zones. Table 17.12-2 (Development Standards--Commercial, Office, and Mixed-Use Zones) establishes parcel and structure standards that apply to all development in the specified zone. Provisions in other sections of this zoning code may also apply.

Specific Standards

1    The minimum parcel size for newly created parcels that are without existing structures shall be six thousand square feet. There shall be no minimum parcel size for parcels which contain existing structures.

2    Required yard areas shall not be used for parking or loading activities.

3    Parcels in the CS zone shall have a ten-foot yard area, except those parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this yard area shall be landscaped.

4    A development within the MU zone that abuts residential uses also within the MU zone shall not be subject to this standard. The setback for the use in the MU zone shall be the same as the setback in the adjoining property.

5    Structures up to sixty feet in height may be allowed with the approval of a conditional use permit.

6    Parcels in the CN zone shall have a ten-foot rear yard setback except when the site is adjacent to residential uses, in which case the setback shall be equal to the setback of the adjacent residential use.

7    Parcels in the PA zone shall have five-foot rear yard setback except when the lot abuts a residential dwelling, in which case the setback distance shall be the same as the adjoining residential units. If there are residential units on both sides of the subject parcel with differing yard area, the yard area shall be within the range of the setbacks of the adjoining units. Parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this yard area shall be landscaped.

8    Parcels in these zones and those properties along Whitesbridge Road shall have a twenty-foot front yard setback, except for the following situations:

A.    Parcels fronting Madera Avenue north of Kearney Boulevard shall have a front yard setback of ten feet as measured from the front property line. Parcels fronting Whitesbridge Road shall have a front yard setback of twenty feet, as measured from the front property line. To the maximum extent possible, this area shall be landscaped.

B.    Parcels fronting Madera Avenue between California Avenue and Kearney Boulevard shall be set so that at least one-half of the front property line coincides with a building wall to the maximum extent possible.

9    Floor area ratio (FAR) shall apply to nonresidential uses only.

(Ord. 24-01 §2(Exh. A-1)).

Construction of accessory structures shall be consistent with the standards established in Chapter 17.22 (Accessory Structures). (Ord. 24-01 §2(Exh. A-1)).

Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations). (Ord. 24-01 §2(Exh. A-1)).

A.    Fences, walls, and hedges shall be consistent with the requirements for the zone as established in Chapter 17.24 (Fences, Walls, and Hedges).

B.    A solid masonry wall not less than seven feet in height shall be constructed along the property line which separates this district from a residential district. Developments within the M-U district that abut residential uses also located within the M-U district shall not be subject to this requirement. The requirement for a masonry wall may also be waived when an alley separates this district from a residential district. (Ord. 24-01 §2(Exh. A-1)).

A.    Parking in All Commercial, Office, and Mixed-Use Zones. Off-street parking and loading standards shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

B.    General Commercial (CG) Zone Parking. Parking lots on parcels in the CG zone that front Madera Avenue between California Avenue and Kearney Boulevard, to the extent possible, shall be located to the rear of structures. To the extent possible, access to the parking lots shall be from the alley.

C.    Mixed-Use (MU) Zone Parking. To the extent possible, parking lots in the MU zone shall be located to the side or rear of the parcel. (Ord. 24-01 §2(Exh. A-1)).

A site plan shall be submitted to the planning division for approval before any new structure is constructed, use established, or parking facilities are installed on parcel within the mixed use, commercial, and office zones. This provision shall also apply to all uses proposing to occupy a parcel which does not have adequate parking or related parcel improvements for the use or increase in occupancy intensity. (Ord. 24-01 §2(Exh. A-1)).

The purpose and intent of the industrial zones are as follows:

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.14-1 Land Use Regulations--Industrial Zones. Table 17.14-1 (Land Use Regulations--Industrial Zones) establishes the uses allowed within each industrial zone and any permits required to establish the use.

B.    Uses Not Listed. Land uses not listed in Table 17.14-1 (Land Use Regulations--Industrial Zones) are not allowed, in compliance with Section 17.04.030 (Uses not classified).

C.    Additional Regulations. The right-hand column in Table 17.14-1 (Land Use Regulations--Industrial Zones) indicates additional regulations that may apply to the use. Provisions in other sections of this zoning code may also apply.

D.    Allowed Uses. The allowed uses established in Table 17.14-1 (Land Use Regulations--Industrial Zones) shall be allowed in the subject zones to the extent that the following conditions are not associated with the use:

1.    The use does not involve the disposal of wastewater which, due to its content or flow, will have a significant impact on the city wastewater treatment plant; and

2.    The use would place a significant demand on the city’s water system. The term "significant" shall be determined by the city engineer after a review of the use’s water demand and wastewater treatment requirements.

E.    Twenty-Four-Hour Uses. Any nonresidential use established in Table 17.14-1 (Land Use Regulations--Industrial Zones) that is proposed to operate twenty-four hours a day, and is located within three hundred feet of a residential zone boundary line, shall require the approval of a conditional use permit. For the purpose of this subsection, this distance shall be measured in a straight line from the property line of the parcel in which the twenty-four-hour use is to be proposed to the nearest point on the adjacent residential zone boundary line.

F.    Above Ground Fuel and Gas Tanks. Above ground fuel and gas storage tanks shall require the approval of a conditional use permit.

(Ord. 24-01 §2(Exh. A-1)).

Table 17.14-2 Development Standards--Industrial Zones. Table 17.14-2 (Development Standards--Industrial Zones) establishes parcel and structure standards that apply to all development in the specified zone. Provisions in other sections of this zoning code may also apply.

(Ord. 24-01 §2(Exh. A-1)).

Construction of accessory structures shall be consistent with the standards established in Chapter 17.22 (Accessory Structures). (Ord. 24-01 §2(Exh. A-1)).

Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations). (Ord. 24-01 §2(Exh. A-1)).

A.    The maximum height of fences, walls, and hedges shall be seven feet. Where a parcel abuts a residential zone a seven-foot solid block, masonry or brick wall shall be erected on the property line between the two zones.

B.    Construction of fences more than seven feet, but not to exceed nine feet, when deemed necessary to protect the public health and safety of surrounding uses, may be approved through a conditional use permit.

C.    Chain-linked fences shall include privacy slats, except where the zone abuts a residential zone. Fences abutting a residential zone shall be of CMU block, seven feet in height.

D.    Any fence requiring barbed wire or any other form of non-electrical privacy or security measure shall be subject to a conditional use permit. (Ord. 24-01 §2(Exh. A-1)).

A.    Parking in All Commercial, Office, and Mixed-Use Zones. Off-street parking and loading standards shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

B.    Industrial and Manufacturing Uses Not Listed. Industrial and manufacturing uses not specifically identified in Chapter 17.28 (Parking, Loading, and Access) parking shall be provided at a ratio of at least one space for every permanent employee on the maximum work shift, one space for each truck operated by the concern and one space for each sales person permanently employed. (Ord. 24-01 §2(Exh. A-1)).

A site plan shall be submitted to the planning division for approval before any new structure is constructed, use established, or parking facilities are installed on parcel within the industrial zones. This provision shall also apply to all uses proposing to occupy a parcel which does not have adequate parking or related parcel improvements for the use or increase in occupancy intensity. (Ord. 24-01 §2(Exh. A-1)).

The purpose and intent of the public and quasi-public zones are as follows:

(Ord. 24-01 §2(Exh. A-1)).

A.    Table 17.16-1 Land Use Regulations--Public and Quasi-Public Zones. Table 17.16-1 (Land Use Regulations--Public and Quasi-Public Zones) establishes the uses allowed within the public and quasi-public zones and any permits required to establish the use.

B.    Uses Not Listed. Land uses not listed in Table 17.16-1 (Land Use Regulations--Public and Quasi-Public Zones) are not allowed, in compliance with Section 17.04.030 (Uses not classified).

C.    Additional Regulations. The right-hand column in Table 17.16-1 (Land Use Regulations--Public and Quasi-Public Zones) indicates additional regulations that may apply to the use. Provisions in other sections of this zoning code may also apply.

(Ord. 24-01 §2(Exh. A-1)).

Table 17.16-2 Development Standards--Industrial Zones. Table 17.16-2 (Development Standards--Public and Quasi-Public Zones) establishes parcel and structure standards that apply to all development in the specified zone. Provisions in other sections of this zoning code may also apply.

(Ord. 24-01 §2(Exh. A-1)).

Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations). (Ord. 24-01 §2(Exh. A-1)).

A.    Fences, walls, and hedges shall be consistent with the sight distance provisions established in Section 17.20.030 (Clear vision triangle).

B.    Fences, walls, and hedges shall not exceed seven feet in height in any rear or side yard.

C.    Fences, walls, and hedges shall not exceed thirty-six inches in height in any required yard area.

D.    Swimming pools shall be entirely enclosed by a wall or fence at least five feet in height. The wall or fence shall be equipped with self-latching gates, the latching mechanism being located not less than four feet above the ground. The fence or wall must be installed and approved by the building division prior to the pool being filled with water, or as required by California Building Code.

E.    Fences or structures exceeding seven feet in height, to enclose tennis courts or other game areas, located within the rear half of a lot shall be composed of wire mesh capable of admitting at least ninety percent of light as measured on a calibrated light meter. (Ord. 24-01 §2(Exh. A-1)).

Off-street parking and loading shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access). (Ord. 24-01 §2(Exh. A-1)).

The purposes and intent of the combining zones are as follows:

(Ord. 24-01 §2(Exh. A-1)).

A.    Application of the PD Combining Zone. PD combining zones shall comply with the following:

1.    The PD combining zone may be combined with any of the residential, office, commercial, or industrial zones established in this division. For purposes of identification, all established PD combining zones shall be suffixed by the zoning notation of the zone with which it is combined (i.e., PD-R-1, PD-R-3).

2.    Existing uses in PD combining zones shall continue to be governed by this section, but no additional PD combining zones shall be established. Modifications or expansions to an existing use within existing PD zones shall require an amendment to the development plan permit approved for the use and approval of any other applicable planning permit. New uses within an existing PD zone may be allowed as permitted by subsection B of this section (PD Combining Zone Land Use Regulations).

B.    PD Combining Zone Land Use Regulations. PD combining zones shall comply with the following:

1.    Uses Allowed by Right. All uses identified as an allowed by right use (P) in the R-1, R-2, and R-3 zones in Table 17.10-1 (Land Use Regulations--Residential Zones), or those uses designated by the land use element of the general plan, shall be allowed.

2.    Uses Requiring a Conditional Use Permit. All uses identified as requiring a conditional use permit (CUP) in the R-1, R-2, and R-3 zones in Table 17.10-1 (Land Use Regulations--Residential Zones), shall also require the approval of a conditional use permit.

C.    PD Combining Zone Development Standards. The following development standards together with other applicable standards specified in this zoning code shall apply to all land and structures within the PD combining zone:

1.    Minimum Parcel Area. The minimum parcel size for a PD combining zone parcel is two acres.

2.    Density. The average number of dwelling units per net area shall not exceed the density allowed by the base zone, unless the applicant can demonstrate that additional usable common open space beyond the five percent requirement can be achieved. If so, the commission or council may grant a density bonus. This density bonus shall be based on the following standards:

a.    Net Useable Open Space. PD combining zones shall provide the following:

i.    Six to ten percent: Six percent density bonus;

ii.    Eleven to twenty-five percent: ten percent density bonus;

iii.    Over thirty-five percent: two hundred twenty percent density bonus.

b.    Useable common open space is those portions of the project site which are suitable for common use by the residents of the development. This open space shall not include parking areas, private patios, building separations, or storage areas.

3.    Height. The maximum height of a structure shall be consistent with the base zone requirements.

4.    Average Parcel Size. The average parcel size of a single-unit residential subdivision that is processed under the PD combining zone shall be that of the minimum parcel size of the base zone (i.e., the R-1-7 zone has a minimum parcel size of seven thousand square feet therefore the average parcel size shall be seven thousand square feet). Average parcel size shall be calculated by adding the square footage of all parcels designated for single-unit dwelling use and dividing that number by the number of single-unit dwelling parcels.

5.    Percentage of Lots Below Minimum Parcel Size of Base Zone. The percentage of parcels designated for single-unit dwellings that are below the minimum parcel size of the base zone shall not be more than thirty-three percent of the total lots designated for single-unit dwelling uses.

6.    Parcel Width. The minimum parcel width of a single-unit dwelling lot that has an R-1-7 base zone shall not be less than sixty-five feet, one hundred feet for the R-1-12 zone, and one hundred twenty feet for the RR zone. Not more than thirty-three percent of the single-unit dwelling parcels shall have a parcel width less than the base zone standard.

7.    Parcel Depth. The minimum parcel depth of a single-unit dwelling parcel that has an R-1-7 base zone shall be one hundred feet; one hundred twenty feet for the R-1-12 and RR zone districts.

8.    Side Yard Setback. Not more than twenty-five percent of the parcels in a single-unit dwelling subdivision shall deviate from the side yard setback standard of the base zone nor shall any of these parcels have a side yard setback that is less than five feet on interior parcels, ten feet on street side parcels, or fifteen feet on reverse corner parcels.

9.    Duplex Locations. All duplexes shall be located on corner parcels. The front door of each dwelling unit in a duplex shall face a different street. The city may require one duplex for every twenty single-unit dwelling parcels contained in a subdivision. Duplex units shall have the same setback requirements as adjacent single-unit dwellings, except in the case of the side yard between a duplex and single-unit dwelling. This side yard shall be twelve feet.

10.    Street Width. Single-unit dwelling subdivisions may have local streets that have a minimum right-of-way width of fifty-six feet, thirty-six feet paved width; cul-de-sac streets shall have a minimum right-of-way width of fifty-two feet, thirty-two feet paved width.

11.    Subdivision Parks. In consideration of the greater need for public recreational space in higher density residential zones, the city requires that certain improvements will be made to the city’s park system. This may be accomplished in one of two methods as selected by the commission and subject to the council’s approval, based upon the needs of the park system and the impact of the proposed development. The value of these improvements shall be based upon the cost and park development of one average size parcel for every thirty lots within a subdivision. The commission and council shall determine whether property dedication and development or the payment of an in-lieu fee for acquisition or development of nearby recreational facilities would best serve the recreational needs of residents. The amount of any in-lieu fee shall be based upon the value of the parcel dedication and development costs referenced above as determined by the city engineer provisions for dedication and development or payment shall be made in a subdivision agreement.

D.    Processing Requirements. All development on the PD combining zone district shall be subject to the development plan review permit as required in Chapter 17.96 (Development Plan Review Permit).

E.    Accessory Structures. Construction of accessory structures shall be consistent with the standards established in Chapter 17.22 (Accessory Structures).

F.    Signs. Signs shall be consistent with the requirements of Chapter 17.30 (Sign Regulations).

G.    Fences, Walls, and Hedges. PD combining zones shall comply with the following standards:

1.    Fences, walls, and hedges shall be consistent with the sight distance provisions established in Section 17.20.030 (Clear vision triangle).

2.    Fences, walls, and hedges shall not exceed seven feet in height in any rear or side yard.

3.    Fences, walls, and hedges shall not exceed forty-two inches in height in any required yard area.

4.    Swimming pools shall be entirely enclosed by a wall or fence at least five feet in height. The wall or fence shall be equipped with self-latching gates, the latching mechanism being located not less than four feet above the ground. The fence or wall must be installed and approved by the building division prior to the pool being filled with water, or as required by California Building Code.

5.    Fences or structures exceeding seven feet in height, to enclose tennis courts or other game areas, located within the rear half of a lot shall be composed of wire mesh capable of admitting at least ninety percent of light as measured on a calibrated light meter.

H.    Parking. PD combining zones shall comply with the following standards:

1.    Off-street parking and loading shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

2.    All parking for residential uses shall be screening from adjacent public rights-of-way. Such screening may include dense plantings, fences, hedges, or grade separation.

Figure 17.18-1

Example of Planned Development

I.    Required Findings. The commission may combine the PD combining zone with a base district if all the following findings are made:

1.    The proposed project is consistent with the general plan;

2.    The standards of density, parcel area and dimensions, structure coverage, yard spaces, height of structures, off-street parking, and landscaped areas are consistent with the objectives of this zoning code;

3.    A homeowners association or maintenance district has been formed to maintain the common area of the residential development;

4.    The development will not generate more traffic than the streets in the vicinity can carry without congestion and the local infrastructural systems and utilities are not overloaded;

5.    Any unique features of a site are considered in the overall design of the planned development; and

6.    Development in this zone is demonstratively superior to the development that could occur under the base zone regulations. (Ord. 24-01 §2(Exh. A-1)).

A.    Application of the SD Combining Zone. The SD combining zone allows both single-unit and multi-unit residential dwelling development. The SD combining zone designation shall be suffixed with the zoning notation of the minimum parcel size permitted by that specific zone (i.e., SD-R-5, SD-R-4.5, SD-R-3.5, SD-R-2.5).

B.    SD Combining Zone Land Use Regulations. SD combining zones shall comply with the following land use regulation standards:

1.    Uses Allowed by Right. If a land use is permitted by right in the base zone, than it shall be permitted by right in the SD zone.

2.    Uses Requiring a Conditional Use Permit. If a land use requires a conditional use permit in the base zone, than it shall also require a conditional use permit in the SD zone.

C.    SD Combining Zones Development Standards. SD combining zones shall comply with the following development standards unless otherwise specified by the development plan review permit (see Chapter 17.96):

1.    Table 17.18-1 Development Standards--Smart Residential Development Combining Zones. Table 17.18-1 (Development Standards--Smart Residential Development Combining Zones) establishes parcel and structure standards that apply to all development in the specified SD combining zones. Provisions in other sections of this zoning code may also apply.

2.    Architectural Style. The elevation drawings of structures to be constructed in the SD combining zones shall be submitted as part of the development plan review permit, to be approved by the commission.

3.    Public Streets and Alleys. SD combining zones shall comply with the following standards:

a.    Street Width. Residential subdivisions may have local streets that have a paved minimum width of thirty-two feet (curb to curb) and include additional on-street parking within the right-of-way. One-way streets shall have a minimum width of twenty feet and the left travel lane shall be marked as a fire lane with no parking allowed.

b.    Parkways. Tree-lined parkways shall be installed with a minimum width of seven feet and a sidewalk with a minimum width of five feet. Sidewalks may be in or partially in an access easement outside the right-of-way.

c.    Connectivity. All streets and public walks shall be designed to maximize connections of both street and walkways to surrounding collector and arterial streets to provide maximum walkability within neighborhoods and help dilute traffic congestion and speed. Cul-de-sacs are generally discouraged and should be used only where necessitated by shape of the overall property being subdivided.

d.    Alleys. Alleys shall have a paved width of twenty feet. Connecting driveways shall be provided with adequate sight distance on either side of the driveway.

e.    Traffic Calming Devices. Traffic calming devices such as bulb-outs are encouraged at all intersections and roundabouts are encouraged where appropriate as an alternative to a four-way stop.

i.    "Bulb-outs" refers to curb extensions that serve to narrow roadways to slow traffic, shorten the exposed distance pedestrians must walk to cross intersections, create parking pockets and discourage parking on street corners.

ii.    "Roundabouts" refers to a type of road junction where traffic yields upon entering traffic that streams circularly around a central island. Statistically safer than traditional intersections, roundabouts also eliminate excessive stopping and idling which has been proven to be a major contributor to air pollution.

4.    Private Streets and Alleys. Where a project uses private streets, the requirements for sidewalks and parkways adjacent to the private street may be waived by a majority vote of the commission as a whole.

5.    Open Space/Parks. In the SD combining zones, common open space shall be provided on site at a ratio of four acres per one thousand residents. Where the parks and community services director finds that a neighborhood park is not necessary because of proximity to the location of a community park, an in lieu fee shall be paid. The amount of said fee shall be determined by the master fee schedule and shall be identified in a subdivision agreement.

6.    Residential Unit Design. SD combining zones shall comply with the following standards:

a.    Garages. The elevation of a garage nearest a street shall be set back to the extent necessary to be practical and safe.

b.    Corner Parcels. Residential dwelling units situated on corner parcels should encourage a design that orients the garage and the front door to face different streets, except for duplexes. In the case of a corner parcel home with an alley, the garage may be accessed from the alley.

7.    Landscaping and Open Space. SD combining zones shall comply with the following standards:

a.    A minimum of forty percent of the front yard area shall be landscaped with a combination of trees, turf, or shrubbery. Hybrid Bermuda or other grass that requires a minimum of water shall be encouraged. Plant material shall be varied in size, shrubs from one to five gallons, and trees from fifteen to twenty-four-inch boxes.

b.    All landscaped areas shall be provided with an automatic irrigation system.

c.    At least two parkway trees shall be required on both the front and side street frontage of each parcel with a maximum spacing of one fifteen-gallon tree per forty feet.

d.    Deciduous trees shall be planted along the south and west facing structure walls to allow solar access during the winter.

e.    Trees should be located where they will screen views by residents of parking lots, back yards and patios.

f.    On-site common open space shall be centrally located to promote visibility from surrounding units. Benches, shading, waste receptacles, lighting, and a drinking fountain should be incorporated into this open space feature.

g.    Deviation from the above landscaping requirements may be considered by the commission in order to meet state MWELO requirements or other state governing mandates necessary to preserve water usage.

8.    Fences, Walls, and Hedges. SD combining zones shall comply with the following standards:

a.    All fencing visible from the street shall contain pilasters, columns, or posts. These pilasters shall generally be placed as follows: where two fences intersect, where a fence and a gate intersect or at the corner of a parcel. Fencing that does not conform to this requirement must first be approved by the commission.

b.    Fences or walls that surround a parking lot shall be landscaped with plant material, such as vines and shrubs that mask these hard surfaces.

c.    Decorative wrought-iron fencing is encouraged, especially between on-street parking and the living units.

d.    Gates and pedestrian opening(s) into the project shall be accentuated with pilasters, landscaping, trellises, lighting, and/or entry identification signs.

9.    Trash Enclosures--Multi-Unit Dwelling Developments. SD combining zones shall comply with the following standards:

a.    Trash enclosures shall be constructed of solid masonry material or other material(s) and designed as approved by the planning commission. They shall be designed so that walk-in access is permitted by tenants without having to open the gates.

b.    Trash enclosure(s) shall have decorative heavy gauge metal gates and be designed to hide or screen refuse containers. A concrete apron shall be constructed from the trash enclosure to a point of dumpster pickup by the waste removal truck.

c.    Landscaping shall be provided to screen and to visually "soften" trash enclosures.

d.    The dimensions of the trash enclosure shall be consistent with city’s improvement standards and have provisions for recyclable waste.

10.    Parking. SD combining zones shall comply with the following standards:

a.    Off-street parking and loading shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

b.    No more than forty percent of any front, side, street side, or rear yard area shall be used for excess parking, beyond what is required by subsection (C)(10)(a) of this section.

c.    A zoning clearance shall be required for any proposed excess parking.

d.    Public utility easements shall not be hardscaped, unless permitted by the governing planning permit.

11.    Processing Requirements. All development on the SD combining zone district shall be subject to the development plan review permit as required in Chapter 17.96 (Development Plan Review Permit). (Ord. 24-01 §2(Exh. A-1)).

A.    IBA Combining Zone Land Use Regulations. IBA combining zones shall comply with the following standards:

1.    Uses Allowed by Right. Uses allowed by right (P) in the IBA combining zone shall be determined by the underlying M-2 base zone.

2.    Uses Requiring an Administrative Use Permit. Uses requiring an administrative use permit (AUP) in the IBA combining zone shall be determined by the underlying M-2 base zone.

3.    Uses Requiring a Conditional Use Permit. Uses requiring a conditional use permit (CUP) in the IBA combining zone shall be determined by the underlying M-2 base zone.

B.    IBA Combining Zone Development Standards. The following development standards together with applicable standards specified in the base M-2 zone shall apply to all land and structures in the IBA combining zone:

1.    Minimum Parcel Size. A parcel of land abutting Madera Avenue shall have a minimum area of two acres.

2.    Height. The maximum height of any structure shall be determined by the base zone.

3.    Yard Setback Areas.

a.    Front yard: fifty feet.

b.    Rear yard: Determined by base zone.

c.    Side yard: Determined by base zone.

4.    Structure Coverage. No requirement.

5.    Parcel Dimensions. That portion of a parcel fronting onto Madera Avenue shall have a minimum width of two hundred sixty-five feet.

6.    Landscaping. The first ten feet from Madera Avenue towards the front yard setback line shall be landscaped, provided with irrigation and maintained in a neat and orderly fashion. Sixty-five percent of the landscaped area shall be composed of turf or groundcover as deemed acceptable by state-adopted regulations.

C.    Signs. Requirements for signs shall be consistent with the standards specified in Chapter 17.30 (Sign Regulations).

D.    Fences, Walls, and Hedges. IBA combining zones shall comply with the following standards:

1.    Fences, walls, and hedges shall not be allowed in the front setback area of any parcel located in the IBA combining zone. Any fencing visible from Madera Avenue shall be of decorative wrought iron or block wall.

2.    Fences, walls, and hedges shall be consistent with the sight distance provisions established in Section 17.20.030 (Clear vision triangle).

3.    Fences, walls, and hedges shall not exceed seven feet in height in any rear or side yard.

E.    Parking. Off-street parking and loading shall be consistent with the requirements of Chapter 17.28 (Parking, Loading, and Access).

F.    Processing Requirements. All development on the IBA combining zone district shall be subject to the development plan review permit as required in Chapter 17.96 (Development Plan Review Permit). (Ord. 24-01 §2(Exh. A-1)).