Zones established. The City of Stanton shall be divided into zones that implement the Stanton General Plan. The zones established by this Zoning Code and their relationship to the General Plan land use designations are identified in Table 2-1 (Zones That Implement General Plan Land Use Designations) and are shown on the Zoning Map. Each lot of land within the City shall be located within a zone identified on the City of Stanton Zoning Map.

Zoning map adopted. The Council hereby adopts the City of Stanton Zoning Map (hereafter referred to as the "Zoning Map"), which is on file with the Department. The Zoning Map is hereby incorporated into this Zoning Code by reference as though it were fully included here. The Zoning Map shall be interpreted in compliance with Chapter 20.105 (Rules of Interpretation) and amended in compliance with Chapter 20.610 (Amendments).

Permit and approval requirements. A planning permit or other approval or authorization required by this Article shall be obtained before the issuance of a required building permit, grading permit, or other construction related permit; other permits identified in the Municipal Code; and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in Section 20.205.050 (Exemptions from Permit Requirements).

Development standards, conditions of approval. Each land use and structure shall comply with the development standards in Article 2; applicable standards and requirements in Article 3 (General to All Zones) and Article 4 (Standards for Specific Land Uses); and any applicable conditions imposed by a previously approved planning permit.

Legal lot. The site of a proposed development or new land use shall be a lot that was legally created in compliance with the Subdivision Map Act (Government Code Sections 66410 et seq.) and Municipal Code Title 16 (Subdivisions) or as a result of a public taking.

Allowable land uses. Tables 2-2, 2-5, 2-7, 2-9, and 2-11 in Chapters 20.210 through 20.230 indicate the uses of land allowed in each zone and the type of planning permit, approval, or authorization required for each use. Each land use is defined in Article 7 (Definitions).

Permit requirements. All tables use the following symbols to indicate the permit requirements:

Site Plan and Design Review required. All construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall require Site Plan and Design Review approval in compliance with Chapter 20.530 (Site Plan and Design Review). Residential room additions or expansions, or construction of accessory dwelling units are excluded from this requirement.

Applicable regulations. Where the last column in the tables ("Specific Use Regulations") includes a Section number, the regulations in the referenced section apply to the use; however, provisions in other Sections of this Zoning Code may also apply.

General requirements for exemption. The land uses, structures, and activities identified in subsection B, are exempt from the planning permit requirements of this Zoning Code only when:

Exempt activities and land uses. The following are exempt from the planning permit requirements of this Zoning Code when established and conducted in compliance with subsection A.

Residential Estates (RE) Zone. The RE zone is applied to areas appropriate for detached single-family dwellings on large lots. Other related uses, including noncommercial agricultural activities, community services, second dwelling units, and accessory facilities, may also be allowed.

Single-Family Residential (RL) Zone. The RL zone is applied to areas appropriate for a range of detached single-family residential dwellings on standard suburban lots, together with appropriate accessory structures and uses. The RL zone preserves and protects a single-family residential character while allowing mobile and modular homes, accessory dwelling units, condominiums, townhomes, public facilities, and other uses that are compatible with low density single-family neighborhoods.

Medium Density Residential (RM) Zone. The RM zone is applied to areas appropriate for neighborhoods with a variety of housing types including attached and detached single-family residential dwelling units, duplexes, triplexes, fourplexes, cluster housing subdivisions, condominiums, townhomes, mobile home parks, as well as accessory structures and uses. The RM zone may also allow nonresidential uses that complement and serve the immediate neighborhood, including schools, parks, libraries, and public facilities. Quasi-residential uses (e.g., convalescent hospitals, group residential homes, etc.) are also allowed.

High Density Residential (RH) Zone. The RH zone is applied to areas appropriate for a variety of multi-family attached housing types (e.g., apartments, garden-style units, condominiums, townhomes, senior housing, etc.), as well as accessory structures and uses, primarily located on larger lots along arterial highways. The RH zone may also allow nonresidential uses that complement and serve the immediate neighborhood, including schools, parks, libraries, and public facilities. Quasi-residential uses (e.g., convalescent hospitals, supportive housing, transitional housing, etc.) are also allowed. In accordance with the Residential Land Resources Appendix of the General Plan Housing Element and Section 65583.2 of the California Government Code, properties in the RH district may be developed at a net density of thirty dwelling units per acre or greater in order to meet the lower-income growth needs.

Allowed Land Uses.

Density thresholds. Development in residential zones shall comply with the minimum and maximum density thresholds indicated in Table 2-3 (Development Standards for Residential Zones) and the following:

Approval procedures. For those projects that require approval of a Site Plan and Design Review in order to develop up to the maximum allowable density threshold, the following shall apply:

Incentives to allow density up to the maximum threshold.

Submittal requirements. In addition to the submittal requirements in Chapter 20.530 (Site Plan and Design Review), the Director may request additional information to properly evaluate the need, appropriateness, or impact of the proposed density bonus and to permit a finding that the proposed bonus is justified and, if granted, would not negatively impact the surrounding area.

Purpose. The purpose of this section is to allow and appropriately regulate two-unit projects in accordance with Government Code Section 65852.21.

Definition. A "two-unit project" means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this section.

Application.

Approval.

Requirements. A two-unit project must satisfy each of the following requirements:

Fire-Hazard Mitigation Measures.

Separate Conveyance.

Regulation of Uses.

Notice of Construction.

Deed Restriction. The owner must record a deed restriction, on a form approved by the City, that does each of the following:

Specific Adverse Impacts.

Remedies. If a two-unit project violates any part of this Code or any other legal requirement:

Commercial Neighborhood (CN) Zone. The CN zone is applied to areas appropriate for small-scale commercial service uses and neighborhood shopping centers that serve residents in immediately surrounding neighborhoods. The CN zone allows a range of uses including small food markets (floor area less than 25,000 square feet), drug stores, retail stores, hardware stores, restaurants, offices, child-care, and community facilities. The uses are designed and operated in a manner that is compatible with the character of the surrounding residential areas. Development is both pedestrian-oriented and auto-oriented.

Commercial General (CG) Zone. The CG zone is applied to areas appropriate for general commercial and daily shopping needs of a broad market area. The CG zone allows a wide range of retail sales, entertainment, business, professional, and commercial service uses along major transportation corridors and intersections. Development is generally auto-oriented.

Allowed Land Uses.

Site Plan and Design Review Required. All construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall require Site Plan and Design Review approval in compliance with Chapter 20.530 (Site Plan and Design Review).

Applicable Regulations. Where the last column in the tables ("Specific Use Regulations") includes a Section number, the regulations in the referenced section apply to the use; however, provisions in other Sections of this Zoning Code may also apply.

BP (Business Park) Zone. The BP zone is applied to areas appropriate for single-tenant and multi-tenant offices that include corporate headquarters, research and development, product development, and general professional and administrative uses with no frequent truck traffic. The zone encourages working environments that are of a "campus" type character, which includes landscaped open space between buildings, screened service areas, uniform signs, and a unified design theme for building architecture and site landscaping. Uses may also include small convenience or service-commercial activities intended to meet the needs of the on-site employee population (limited to 15 percent of the square footage of the development).

IG (Industrial General) Zone. The IG zone is applied to areas appropriate for light industry and manufacturing, heavy commercial service-type facilities, and warehousing facilities that are not proposed to be located in a "campus" type environment. Proximity to major arterial highways is essential or desirable due to the large volumes of vehicle and truck traffic that these uses may generate. Activities are located within enclosed buildings and typically have little or no potential of creating noise, smoke, dust, vibration, or other environmental impacts or pollution.

Allowed land uses.

Open Space/Buffer (OS) Zone. The Open Space/Buffer (OS) zone is applied to areas that cannot accommodate habitable structures or permanent uses (e.g., utility corridors, flood control channels, etc.) but that are appropriate for low-intensity public recreational uses or interim commercial agricultural activities, including plant nurseries, field crops, and limited related storage activities.

Parks and Recreation (PR) Zone. The Parks and Recreation (PR) zone is applied to areas appropriate for active and passive public and private recreational uses, including pedestrian trails, bicycle paths, parks, and playing fields.

Public/Institutional (PI) Zone. The Public/Institutional (PI) zone is applied to areas appropriate for a wide range of public and quasi-public uses including schools, hospitals, libraries, civic centers, cultural facilities, maintenance and infrastructure operating facilities.

Solid Waste Transfer (SW) Zone. The Solid Waste Transfer (SW) zone is applied to areas appropriate for the location and operation of solid waste transfer stations and related accessory uses.

Specific Plan (SP) Zone. The SP zone is applied to areas appropriate for all projects of five acres or more in size as well as areas that are designated as Specific Plan on the General Plan, both of which warrant a comprehensive set of land use policies and standards designed for the unique features of an area within specific project boundaries. A specific plan shall be prepared in compliance with Government Code Sections 65450 et seq., and shall include detailed conditions, programs, and regulations that address specific site constraints and opportunities, including buffering, traffic, noise, and other land use compatibility impacts. Allowed densities and uses are based on the underlying General Plan designation per lot or, in the absence of a designation, the densities and uses identified in the Specific Plan.

Allowed Land Uses.

Available for review. Specific plans are adopted by the Council and shall be shown on the zoning map with a Specific Plan (-SP) land use zoning district designation. All adopted Specific Plans are available for review at the Department.

Adopted plans. The following symbols appear as a prefix on the zoning map to identify the various specific plan areas that have been adopted by the Council:

Purpose. The purpose of this Chapter is to provide regulations that implement the goals and policies of the General Plan, Livable Beach Boulevard Mobility Plan, Business Development Marketing Plan, and other similar long-range planning documents aimed at encouraging mixed-use development within the City.

Intent. The mixed-use overlay zones are intended to:

Relationship between overlay zone standards and base zone standards. For property within a mixed-use overlay zone, the regulations in this Chapter allow mixed-use development as an alternative to the type of development allowed under the base (underlying) zone standards.

Site Plan and Design Review required. In order to exercise the option to develop under the provisions in this Chapter, approval of a Site Plan and Design Review shall be required in compliance with Chapter 20.530 (Site Plan and Design Review). In granting the approval, the review authority shall find that:

Applicable regulations after completion of development. Once a property is developed in compliance with the provisions of this Chapter, the provisions of this Chapter completely supersede the provisions of the underlying base zone. Whenever the requirements of the overlay zone impose a more or less restrictive standard than the provisions of the base (underlying) zone, the requirements of the overlay zone shall govern.

Relationship to Livable Beach Boulevard Mobility Plan. Projects on property in any mixed-use overlay zone that has frontage directly along Beach Boulevard, whether developed in compliance with the underlying base zone standards or the standards in this Chapter, shall be subject to the guidelines in the Livable Beach Boulevard Mobility Plan. If there is a conflict between the standards in this Chapter and the guidelines in the Livable Beach Boulevard Mobility Plan, the standards of this Chapter shall apply.

Use of photographs. Photographs and illustrations are included in this Chapter for illustrative purposes only. Specific development standards in this Chapter are the controlling language for purposes of development regulation.

General Mixed-Use (GLMX) Overlay Zone. The GLMX Overlay Zone is generally located along a 2.5 mile-long corridor formed by Beach Boulevard and along a one-mile stretch of the south side of Katella Avenue to the east and west of Beach Boulevard. The intent is to provide walkable activity centers that serve surrounding single-family residential neighborhoods with a mix of retail, office, service, and additional multi-family residential uses. Vertical and horizontal mixed-use development up to three stories in height is allowed. Appropriate residential development includes multi-family residential uses located above or behind commercial or office uses. Stand-alone residential development may be permitted in some portions of the General Mixed-Use Overlay Zone. Appropriate commercial development includes ground floor level retail and office uses. Stand-alone multi-family development and nonresidential development are allowed as a component of a mixed-use project that is designed as an integrated development with different uses in multiple buildings. See Figure 2-1 (Example Development in General Mixed-Use (GLMX) Overlay Zone).

North Gateway Mixed-Use (NGMX) Overlay Zone. The NGMX Overlay Zone applies to the northernmost end of Beach Boulevard along Starr Street. The intent is to provide opportunities for the coordinated development of an area with a village-style character that offer a diverse range of complimentary commercial, office, and residential uses that serve Stanton's northern residential areas and the neighboring Anaheim areas. Vertical and horizontal mixed-use development is allowed up to three stories in height. Commercial or live-work uses are encouraged on the ground floor of buildings facing Beach Boulevard with office or residential components on upper floors. Stand-alone commercial development is also allowed facing Beach Boulevard. Stand-alone multi-family residential development is allowed in other locations. Only residential uses are allowed to face Fern Street in order to provide a transition between the mixed-use area and adjacent single-family residential zones. Multi-family residential uses are encouraged to serve as a transition between those nonresidential uses and adjacent single-family residential development. See Figure 2-2 (Example Development in North Gateway Mixed-Use (NGMX) Overlay Zone).

South Gateway Mixed-Use (SGMX) Overlay Zone. The SGMX Overlay Zone applies to the southern stretch of Beach Boulevard between Garden Grove Boulevard and Catherine Avenue. This area is bisected by Beach Boulevard and serves as the main entryway into Stanton for travelers arriving from the Garden Grove Freeway (State Road 22) and from communities further south on Beach Boulevard. The intent is to provide highly active urban environments that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. The emphasis is on freeway-oriented commercial and office development with supporting urban-style multifamily residential development. Vertical and horizontal mixed-use development up to seven stories in height is allowed. Uses may range from regional mall anchor stores, government offices, and corporate headquarters to specialty retail and higher-density housing. See Figure 2-3 (Example Development in South Gateway Mixed-Use (SGMX) Overlay Zone).

Allowed land uses.