The River Ranch overlay districts provide an avenue by which the city and developers can utilize flexible development standards to design and implement projects such that the benefits of the projects to the public, the city, and the project proponent are greater than what would normally be possible under the standard regulations.

(Ord. No. 13-07, § 2, 1-28-2014)

The River Ranch overlay districts shall be utilized only within the plan area delineated by the River Ranch Specific Plan. Within an overlay district, the development permitted uses, conditionally-permitted, development standards, and other regulations of the underlying zone district shall apply, except as modified herein.

A.

The underlying zone district applied to property shall be consistent with the land use plan contained within the specific plan.

B.

The specific area of application of a particular overlay district shall be coterminous with the overlay districts described in the specific plan.

C.

Within the plan area, any land within the city limits shall be rezoned to include the corresponding overlay district prior to, or concurrently with, any application for a development permit.

D.

Within the plan area, any land outside of the city limits that is proposed for development and subsequent annexation shall be prezoned to include the corresponding overlay district prior to, or concurrently with, said proposal for development and/or annexation.

(Ord. No. 13-07, § 2, 1-28-2014)

Procedure for application of the River Ranch overlay districts shall be in accordance with Section 17.08.050 of this title. Unless expressly modified within this chapter, the administrative provisions governing development of property within the overlay districts shall be governed by the provisions of the underlying zone district.

(Ord. No. 13-07, § 2, 1-28-2014)

The Town Center is intended as a gateway into and an activity center within the specific plan area.

A.

Applicable Zone Districts—C-3, P-F.

B.

Development Standards.

1.

Floor-Area Ratio (FAR). FAR shall be a maximum of 0.4.

2.

Mixed-Use. Mixed use development (commercial-residential; office-residential) is permitted within the C-3 zone district subject to the provisions of Section 17.08.090 of this title. Any commercial or office uses contained within a mixed use development shall have frontage on, and be oriented towards, a public street.

3.

Off-street parking shall be provided at a ratio of three and one-half spaces per one thousand (1,000) square feet of building space. For sites or developments with multiple uses and/or buildings wherein shared parking would be provided, the applicant or applicants shall prepare a shared parking plan for review and approval by the city engineer.

4.

Location of off-street parking areas.

a.

On Derrick Avenue, off-street parking may be located in front of buildings.

b.

On streets other than Derrick Avenue, off-street parking areas shall be located behind or to the side of buildings.

c.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

(Ord. No. 13-07, § 2, 1-28-2014)

The Industrial Park is intended to provide a consolidated location for job creation through manufacturing, warehousing, related industrial uses, and limited commercial activity. It also serves as a buffer area between the specific plan area and existing and proposed correctional facilities to the south and southwest.

A.

Applicable Zone Districts—M-1, C-3.

B.

Development Standards.

1.

Floor-Area Ratio (FAR). FAR shall be a maximum of 0.5.

2.

Off-Street Parking. Off-street parking requirements will be based upon the estimated number of employees and customers per the designed use. Final parking requirement shall be subject to approval by the city engineer.

3.

On-Street Parking. On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

(Ord. No. 13-07, § 2, 1-28-2014)

The Boulevard District is intended as a medium-high density residential area, and includes the primary east-west corridor within the plan area. A commercial center is oriented at the east end of this corridor, and limited mixed-use development is allowed within the residential areas.

A.

Applicable Zone Districts—R-2, C-2, R-3 (for mixed-use).

B.

Development Standards.

1.

Floor-Area Ratio (FAR). Within areas zoned C-2, FAR shall be a maximum of 0.3.

2.

Mixed-Use. Mixed-use development (commercial-residential; office-residential) is conditionally-permitted within the R-3 zone district subject to the provisions of Section 17.08.050 of this title. Any commercial or office uses contained within a mixed-use development shall have frontage on, and be oriented towards, a public street.

3.

Off-Street Parking.

a.

For residential uses, the provisions of the applicable district (i.e. R-2, R-3, or R-3-A) shall apply.

b.

For mixed-use development, the applicant or applicants shall prepare a shared parking plan for review and approval by the city engineer.

c.

For commercial uses within the C-2 area, parking shall be provided at a ratio of three and one-half spaces per one thousand (1,000) square feet of building space. For sites or developments with multiple uses and/or buildings wherein shared parking would be provided, the applicant or applicants shall prepare a shared parking plan for review and approval by the city engineer.

3.

Location of Off-Street Parking Areas.

a.

Off-street parking areas, aside from those serving single dwellings, shall be located behind or to the side of buildings.

b.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

4.

Residential Density Accommodations. Mixed-use developments or developments that qualify for and receive certification through the Leadership in Energy and Environmental Design (LEED) program are eligible for a ten (10) percent variation above or below the allowable number of units per acre designated by the general plan.

5.

Building Height. Mixed-use structures may contain up to four stories, and shall not exceed fifty (50) feet in height.

(Ord. No. 13-07, § 2, 1-28-2014)

Residential North largely represents the typical single-family detached housing neighborhood, while allowing for single-family attached housing as well.

A.

Applicable Zone Districts—R-1, R-2, P-F, O.

B.

Development Standards.

1.

Off-Street Parking. The provisions of the applicable district (e.g. R-1, R-2) shall apply.

2.

Location of Off-Street Parking Areas.

a.

Off-street parking areas, aside from those serving single dwellings, shall be located behind or to the side of buildings.

b.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

3.

Residential Density Accommodations. Developments that qualify for and receive certification through the Leadership in Energy and Environmental Design (LEED) program are eligible for a ten (10) percent variation above or below the allowable number of units per acre designated by the general plan.

(Ord. No. 13-07, § 2, 1-28-2014)

The Regional Commercial district provides a location for regional-serving retail- and entertainment-oriented center, along with high-density residential development.

A.

Applicable Zone Districts—C-3, R-3, R-3-A, O.

B.

Development Standards.

1.

Floor-Area Ratio (FAR). FAR shall be a maximum of 0.4.

2.

Commercial Uses. Within the C-3 zone district, the following shall apply:

a.

Permitted Uses.

i.

Animal care, sales, and service, including veterinary;

ii.

Bakeries;

iii.

Banks;

iv.

Delicatessens;

v.

Department stores;

vi.

Hotels and motels;

vii.

Jewelry stores;

viii.

Music, dance, and art studios, including retail sales of associated merchandise;

ix.

Pharmacies (no drive-thru service);

x.

Professional offices;

xi.

Restaurants;

xii.

Signs;

xiii.

Sporting goods stores;

xiv.

Supermarkets.

b.

Uses Permitted Subject to a Conditional Use Permit.

i.

Bars;

ii.

Check cashing businesses;

iii

Dance halls;

iv.

Drive-thru restaurants;

v.

Parking structures;

vi.

Pharmacies (with drive-thru service);

vii.

Restaurant/bars;

viii.

Theaters/cinemas.

c.

Addition of Permitted Uses. The provisions of Section 17.08.030 of this title shall apply, excepting that the authority for determining compatibility and making the necessary findings shall be vested in the city manager, or, by extension, his designee. Further, the provisions of Section 17.08.030(B)(3) shall not apply.

3.

Mixed-Use. Mixed use development (commercial-residential; office-residential) is permitted within the C-3 zone district subject to the provisions of Section 17.08.090 of this title. Mixed-use development (commercial-residential; office residential) is conditionally-permitted within the R-3 and R-3-A zone districts subject to the provisions of Section 17.08.050 of this title. Any commercial or office uses contained within a mixed-use development in a residential zone district shall have frontage on, and be oriented towards, a public street.

4.

Off-Street Parking.

a.

For residential uses, the provisions of the applicable district (i.e. R-3 or R-3-A) shall apply.

b.

For mixed-use development, the applicant or applicants shall prepare a shared parking plan for review and approval by the city engineer.

c.

For commercial uses within the C-3 area, parking shall be provided at a ratio of between two and one-half and five spaces per one thousand (1,000) square feet of building space. For sites or developments with multiple uses and/or buildings wherein shared parking would be provided, the applicant or applicants shall prepare a shared parking plan for review and approval by the city engineer.

5.

Location of Off-Street Parking Areas.

a.

Off-street parking areas, aside from those serving single dwellings, shall be located behind or to the side of buildings.

b.

Parking serving commercial uses within the C-3 zone district may be oriented towards San Benito Road/Oller Street/State Route 180.

c.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

6.

Residential Density Accommodations. Mixed-use developments or developments that qualify for and receive certification through the Leadership in Energy and Environmental Design (LEED) program are eligible for a ten (10) percent variation above or below the allowable number of units per acre designated by the general plan.

(Ord. No. 13-07, § 2, 1-28-2014)

This area, located physically near the center of the plan area, provides a mix of residential units along with a large regional park.

A.

Applicable Zone Districts—R-1, R-2, O.

B.

Development Standards.

1.

Off-Street Parking. The provisions of the applicable district (i.e. R-1 or R-2) shall apply.

2.

Location of Off-Street Parking Areas.

a.

Off-street parking areas, aside from those serving single dwellings, shall be located behind or to the side of buildings.

b.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

3.

Residential Density Accommodations. Developments that qualify for and receive certification through the Leadership in Energy and Environmental Design (LEED) program are eligible for a ten (10) percent variation above or below the allowable number of units per acre designated by the general plan.

(Ord. No. 13-07, § 2, 1-28-2014)

The Residential South district provides for lower-density residential development that serves as a transition to the agricultural areas to the south of the plan area.

A.

Applicable Zone Districts—R-1, P-F, O.

B.

Development Standards.

1.

Off-Street Parking. The provisions of the R-1 district shall apply.

2.

Location of Off-Street Parking Areas.

a.

Off-street parking areas, aside from those serving single dwellings, shall be located behind or to the side of buildings.

b.

On-street parking is permissible in areas utilizing a specific plan street standard that accommodates on-street parking.

3.

Residential Density Accommodations. Developments that qualify for and receive certification through the Leadership in Energy and Environmental Design (LEED) program are eligible for a ten (10) percent variation above or below the allowable number of units per acre designated by the general plan.

(Ord. No. 13-07, § 2, 1-28-2014)