The combining zoning districts established by this article provide guidance for development and new land uses in addition to the standards and regulations of the zoning districts, where important site, neighborhood or area characteristics require particular attention in project planning. The applicability of any combining district to specific parcels is shown on the zoning map as a suffix to the symbol for the primary zoning district.

(`61 Code, § 25.11.1) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those privately-owned properties adjacent to the municipal airport that the city has or may wish to grant a “through-the-fence” access for specific aviation uses.

   (B)   All parcels within the district that wish to obtain “through-the-fence” access must obtain an access agreement with the city. The access agreement will describe the specific uses permitted (e.g. storage hangar or fixed base operator) and define required security and operational requirements for the site.

   (C)   An airport maintenance fee will be charged to all who have through-the-fence access and an existing aviation use. The fees will be set by resolution of the City Council.

   (D)   Failure to comply with the conditions in the access agreement or to pay the airport maintenance fee will be grounds for cancellation of the right of access.

   (E)   Those parcels which have through-the-fence easements as of the date of adoption of the ordinance codified in this chapter shall be exempt from the requirement to obtain an access agreement and pay an annual maintenance fee. However, voluntary participation is encouraged.

   (F)   All parcels that have access to the airport will maintain adequate fencing, gates and signage to prevent inadvertent entry into the airport.

   (G)   In addition to the uses permitted in the district with which the AA is combined, aircraft storage and fueling and buildings within which aircraft storage, construction, maintenance, repair, painting, flight operations scheduling and similar aircraft related uses occur shall be permitted.

(`61 Code, § 25.11.3) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those parcels which are one acre or larger in size that are determined by the Planning Commission to be appropriately sited for low intensity agricultural uses. This combining district shall not be combined with properties zoned or adjoining R-3, R-4, H-C or H-R districts.

   (B)   Uses permitted shall include:

      (1)   Animal husbandry and livestock farming, provided that not more than one horse, bovine, hog, sheep or goat or similar animal shall be kept per acre of lot area;

      (2)   Crop and tree farming and viticulture;

      (3)   The raising of chickens or similar poultry or rabbits provided that the total number of the animals does not exceed 50;

      (4)   The sales of agricultural products produced on the premises provided that no commercial structure other than a temporary stand shall be permitted; and

      (5)   Small commercial kennels, provided that the total number of all dogs on the site does not exceed ten.

   (C)   Commercial kennels harboring more than ten dogs on any one lot require a use permit.

   (D)   Barns, stables, chicken houses, commercial kennels and similar accessory buildings shall be not less than 50 feet from any front or street side property line, not less than ten feet from a side property line and not less than 40 feet from any dwelling.

(`61 Code, § 25.11.7) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties shown within the approach zone safety area of the airport land use plan.

   (B)   Uses shall comply with the land use guidelines specified for the airport approach zone safety area contained within the airport land use plan. Prior to issuance of any development permit for any parcel within the airport approach zone combining district, an aviation easement providing for the continuance of overflight, noise and emissions due to aviation operations, and the right of entry to remove any obstruction to aviation or navigation be granted to the airport operator.

(`61 Code, § 25.11.11) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties or portions thereof that appear within a “special flood hazard area inundated by 100-year flood,” but outside the “floodway” on the flood insurance rate maps prepared by the Federal Emergency Management Agency. This combining district implements the floodplain overlay district recommended in the land use element of the general plan.

   (B)   Uses must comply with Chapter 26 of this code of ordinances.

(`61 Code, § 25.11.13) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties or portions thereof that appear within a “floodway” on the flood insurance rate maps prepared by the Federal Emergency Management Agency. This combining district implements the floodway overlay district recommended in the safety element of the city’s general plan.

   (B)   Uses must comply with Chapter 26 of this code of ordinances.

(`61 Code, § 25.11.14) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties developed or proposed to be developed as mobile home subdivisions with areas of common ownership which are maintained for the common use of the residents within the subdivision. The MHCA combining district shall be combined only with R-4, C-2 or C-3 districts.

   (B)   Uses permitted:

      (1)   One mobile home per lot, the space directly beneath to be enclosed by skirting which provides the required cross ventilation;

      (2)   Private community centers and other facilities, owned and operated by the owners of the lots within the subdivision; and

      (3)   Attached or detached accessory buildings which are incidental to the residential occupancy of the onsite mobile home;

   (C)   Conventionally constructed dwellings are prohibited uses.

   (D)   Lot size:

      (1)   Lot area shall not be less than 3,600 square feet;

      (2)   Minimum lot dimensions shall be 40 feet wide and 90 feet deep;

      (3)   Minimum cul-de-sac frontage shall not be less than 20 feet.

   (E)   Setbacks, height limit and parking requirements:

      (1)   Front, side and rear yards shall be a minimum of five feet;

      (2)   When a lot borders a public street, the minimum setback for any structure shall be 20 feet from the public street right-of-way;

      (3)   The height limit shall be 25 feet;

      (4)   Parking shall comply with Article XXIII.

   (F)   Subdivision standards:

      (1)   Private roads servicing the lots shall not be less than 24 feet in width and paved with asphalt concrete over a structural section approved by the Director of Public Works;

      (2)   A standard rolled curb shall be required on all private streets in the subdivision;

      (3)   Screen planting and fencing may be required as a condition of subdivision approval on the exterior boundaries of the subdivision;

      (4)   An owner’s association shall be formed to maintain and operate all common areas provided for the use and enjoyment of all property owners and guests;

      (5)   The subdivision shall be served with city utilities, consisting of water and sewer services, through one common meter or discharge point. It shall be the responsibility of the owner’s association to pay the charges levied by the city. Other public utilities such as electric power or gas may be served through a common meter or to individual meters, as the utility company may elect;

      (6)   Community recreation facilities may be required in any mobile home combining district. At the time as the tentative subdivision map is presented to the Planning Commission, the Commission shall consider the need for the recreational facilities, taking into consideration:

         (a)   The size of the subdivision;

         (b)   The availability of recreation facilities in the immediate vicinity;

         (c)   Whether the subdivision will be restricted to adult occupancy or have unrestricted occupancy; and

         (d)   Any other consideration deemed pertinent by the Commission.

      (7)   If the commission determines recreational facilities should be included, it shall recommend that adequate “common area” lot or lots be shown on the subdivision map. Those common areas may be for open space(s), clubhouse(s), swimming pool(s), play field(s) and storage facility(ies) for recreational vehicles, boats or motor vehicles.

   (G)   (1)   Subject to the provisions of the California Health and Safety Code Title 25 and any other applicable law, rule or regulation, the common areas, consisting of all facilities and land within the subdivision not located upon the individual lots which are intended for sale, shall be owned and operated by a landowner’s association.

      (2)   The provisions for maintenance and operation of the common areas shall be as set forth in a declaration of covenants, conditions and restrictions, which shall be first approved by the Planning Commission and the City Council, and then recorded with the County Recorder concurrently with the final subdivision map. In the event of failure by the owner’s association to maintain and/or operate the commonly owned areas, the city may assume the maintenance and/or operation of those facilities, but shall not be obligated to do so.

      (3)   If the city assumes the obligation of maintenance and/or operation the cost thereof shall be a lien upon all of the property within the subdivision.

   (H)   (1)   A mobile home park which satisfies the requirements of this section may be converted to a condominium or planned development, as defined in the state code.

      (2)   Should an existing park apply for conversion, the entire park must be included.

(`61 Code, § 25.11.15) (Ord. 915, passed 6-20-2000)

   (A)   The NFS combining district is to be applied to those parcels that are not to be further subdivided, when physical, environmental, statutory or other limitations are applicable and disclosure to potential property owners is desired. This combining district may be combined with any residential district when parcels exceeding two times the minimum parcel size are proposed.

   (B)   All uses normally permitted in the district with which the NFS district is combined, except that no additional parcels may be created after the NFS combining district is applied.

(`61 Code, § 25.11.17) (Ord. 915, passed 6-20-2000)

   (A)   The NR combining district is intended to be applied to those lands identified as environmentally sensitive, due to the presence of greenways, riparian habitat, wetlands, slopes exceeding 20%, or those lands designated on development plans to remain predominately as open space or buffer area between conflicting land uses. This combining district implements the “greenway” and “fillslope” overlay districts as recommended in the land use element of the general plan.

   (B)   All uses normally permitted in the district with which the NR district is combined shall require approval of a use permit.

(`61 Code, § 25.11.19) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties shown within the overflight safety zone of the municipal airport’s land use plan.

   (B)   Uses shall comply with the land use guidelines specified for the overflight safety zone contained within the municipal airport’s land use plan.

(`61 Code, § 25.11.23) (Ord. 915, passed 6-20-2000)

   (A)   This combining district is intended to be applied to those properties shown within the clear zone or the runway protection zone of the municipal airport’s land use plan.

   (B)   Uses shall comply with the land use guidelines specified for the clear zone or the runway protection zone safety area contained within the municipal airport’s land use plan.

(`61 Code, § 25.11.27) (Ord. 915, passed 6-20-2000)