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Home My WebLink AboutBusiness Item 1 - GENP-0327-2017 (Zoning Update) MEMORANDUM DATE: September 13, 2017 TO: Planning Commission BY: Kyle Bell, Associate Planner FROM: Doug Davidson, Deputy Director SUBJECT: Zoning Regulations Update – Table of Contents Outline The following attachments present a draft outline of the proposed re-organization of the Zoning Regulations. In conjunction with implementing the LUCE, a primary goal of the Update is to make the document easier and more clear for the public, staff, and decision makers. The structure of the outline will need to be agreed upon prior to the comprehensive red-lined update; once the structure of the outline is acknowledged any future changes to the organization will compromise the ability of the public to clearly identify changes from the existing regulations. Attachment 2 has been provided as an example from another City to compare and see how a re-organized Zoning Code would flow. Key notes: • The new structure is organized to respond to three key questions a person asks: 1) How can I use my property? 2) What are the development standards? 3) What permits are required, and what is the process for obtaining permits? • Each of Articles 1 through 9 group related provisions to help users navigate the Zoning Regulations based on the above questions. • Article 8 has been created to group housing regulations specific to San Luis Obispo. This is not a structure one typically sees in a modern zoning code; however, it responds to the emphasis the City places on housing production to meet all housing needs, and at appropriate locations in the community. • Provisions in Articles 3 and 4 have been alphabetized (mostly) for ease of reference. • Existing Title 17 provides Purpose and Intent statements for most sections, which is an excellent practice. We propose including the same where they are not currently provided. ATTACHMENTS 1. Table of Contents Outline Memo 2. Sample City Outline PC B1 - 1 August 4, 2017 TO: Doug Davidson, Deputy Director of Community Development, Development Review Kyle Bell, Associate Planner City of San Luis Obispo FROM: MIG Consultant Team RE: Draft Updated Zoning Regulations Outline for Discussion Below we present the MIG consultant team’s recommendation for the reorganization of Title 17 (Zoning Regulations) of the San Luis Obispo Municipal Code. This follows the general approach established in the scope of services. We have indicated references to existing sections of Title 17 to allow staff and the public to see how the existing sections will be moved. New provisions are identified as well; these are recommended to provide greater clarity, to address State law, and to respond to discussions we have had with you to date. Also, the table at the end of this memorandum identifies existing provisions we recommend removing from Title 17. Please note that refinements to the structure will be made based on your review and discussions with the MIG team; hence, we have not renumbered the entire new outline. This outline serves as a guide to the reorganization since a red-lined version of the comprehensive update reorganization will not be prepared. The first step is to reorganize the code per the approved outline. Following approval of the outline, which City staff can publish on the website, work on substantive changes will proceed using track changes or a similar means to identify the substantive changes (such as Word’s compare documents function). Key things we wish you to note:  The new structure is organized to respond to three key questions a person asks: 1) How can I use my property? 2) What are the development standards? 3) What permits are required, and what is the process for obtaining permits?  Each of Articles 1 through 9 group related provisions to help users navigate the Zoning Regulations based on the above questions.  Article 8 has been created to group housing regulations specific to San Luis Obispo. This is not a structure one typically sees in a modern zoning code; however, it responds to the emphasis the City places on housing production to meet all housing needs, and at appropriate locations in the community. Attachment 1 PC B1 - 2 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 2  Provisions in Articles 3 and 4 have been alphabetized (mostly) for ease of reference.  Existing Title 17 provides Purpose and Intent statements for most sections, which is an excellent practice. We propose including the same where they are not currently provided. Please review the proposed outline over the next two weeks. Let’s plan for a call on either August 15 or 22 to discuss. We should schedule up to 90 minutes for the call. Article 1: Enactment, Applicability, and Enforcement New (and Notes) Existing (and Notes) CHAPTER 17.02. PURPOSE AND APPLICABILITY OF THE ZONING REGULATIONS 17.020.010 – Title 17.020.010 – Title 17.020.020 – Purpose and Authority 17.020.020 – Purpose 17.020.030 – General Requirements 17.020.030 – General Requirements 17.020.040– Relationship to Prior Ordinances and Other Codes New 17.020.050 – General Plan Consistency – Regulations Interpretation and Application 17.020.050 – General Plan Consistency – Regulations Interpretation and Application 17.02.060 – Relationship to California Environmental Quality Act Explains how processes are affected by CEQA review. New 17.02.070 – Relationship to Design Guidelines New 17.02.080 – Relationship to Specific Plans New 17.02.090 – Prior Rights and Violations New 17.02.100 – Limitations on Use New 17.02.110 – Severability, Partial Invalidation of the Zoning Regulations New 17.02.120 - Enforcement Chapter 17.72: Enforcement CHAPTER 17.04. INTERPRETATION OF THE ZONING REGULATIONS 17.04.010 – Rules of Interpretation 17.020.040 - Interpretations 17.04.020 – Procedures for Interpretation 17.020.040 - Interpretations 17.04.030 – Uses Not Classified This provides greater clarity on how the Director deals with unclassified uses and formalizes a process for recording interpretations. New 17.04.050 – Text Takes Precedence over Graphics New CHAPTER 17.06. ZONES ESTABLISHED AND ZONING MAP 17.06.010 – Purpose New 17.06.020 – Designation of Zones 17.060.010 – Designation of Zones 17.06.030 – Official Zoning Map 17.06.020 – Areas within the City to Be Designated within a Zone District – Zoning Map to be Part of these Regulations 17.06.040 – Uncertainty of Boundaries New 17.06.050 – Classification of Annexed Lands and Unclassified Property 17.70.050 – Annexation and Prezoning Attachment 1 PC B1 - 3 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 3 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) CHAPTER 17.10. USE REGULATIONS 17.10.010 – Use Regulations Will include provisions for prohibited uses in current 17.22, elsewhere in the Zoning Regulations, and as directed by City staff Regarding the current Table 9 notes, we will look to relocate the notes to the chapters addressing specific zones and we will include a cross reference in the “Specific Use Regulations” in Table 9. 17.22 Use Regulation (Table 9 and introductory text) 17.08.070 – Mineral Extraction Chapter 17.92: Onshore Support Facilities CHAPTER 17.12. AGRICULTURAL (AG) ZONE 17.12.010 – Purpose and Application 17.33.010 – Purpose and Application 17.12.020 – Development Standards 17.33.020 – Property Development Standards CHAPTER 17.14. CONSERVATION/OPEN SPACE (C/OS) ZONE 17.14.010 – Purpose and Application 17.32.010 – Purpose and Application 17.14.020 – Development Standards 17.32.020 – Property Development Standards CHAPTER 17.16. LOW-DENSITY RESIDENTIAL (R-1) ZONE 17.16.010 – Purpose and Application 17.24.010 – Purpose and Application 17.16.020 – Development Standards 17.24.020 – Property Development Standards 17.16.040 – Recreational Vehicle Parking 17.16.050 – Manufactured Housing 17.16.060 – Accessory Dwelling Units 17.21.010 – Accessory Dwelling Units CHAPTER 17.18. MEDIUM-DENSITY RESIDENTIAL (R-2) ZONE 17.18.010 – Purpose and Application 17.26.010 – Purpose and Application 17.18.020 – Development Standards 17.26.020 – Property Development Standards CHAPTER 17.20. MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) ZONE 17.20.010 – Purpose and Application 17.28.010 – Purpose and Application 17.20.020 – Development Standards 17.28.020 – Property Development Standards CHAPTER 17.22. HIGH-DENSITY RESIDENTIAL (R-4) ZONE 17.22.010 – Purpose and Application 17.30.010 – Purpose and Application 17.22.020 – Development Standards 17.30.020 – Property Development Standards CHAPTER 17.24. OFFICE (O) ZONE 17.24.010 – Purpose and Application 17.34.010 – Purpose and Application 17.24.020 – Development Standards 17.34.020 – Property Development Standards CHAPTER 17.26. COMMERCIAL-NEIGHBORHOOD (C-N) ZONE 17.26.010 – Purpose and Application 17.38.010 – Purpose and Application 17.26.020 – Development Standards 17.38.020 – Property Development Standards CHAPTER 17.28. COMMERCIAL-RETAIL (C-R) ZONE 17.28.010 – Purpose and Application 17.40.010 – Purpose and Application 17.28.020 – Development Standards 17.40.020 – Property Development Standards CHAPTER 17.30. COMMERCIAL-COMMUNITY (C-C) ZONE 17.30.010 – Purpose and Application 17.41.010 – Purpose and Application 17.30.020 – Development Standards 17.41.020 – Property Development Standards CHAPTER 17.32. COMMERCIAL-DOWNTOWN (C-D) ZONE 17.32.010 – Purpose and Application 17.42.010 – Purpose and Application 17.32.020 – Development Standards 17.42.020 – Property Development Standards Attachment 1 PC B1 - 4 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 4 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) CHAPTER 17.34. COMMERCIAL-TOURIST (C-T) ZONE 17.34.010 – Purpose and Application 17.44.010 – Purpose and Application 17.34.020 – Development Standards 17.44.020 – Property Development Standards CHAPTER 17.36. COMMERCIAL-SERVICE (C-S) ZONE 17.36.010 – Purpose and Application 17.46.010 – Purpose and Application 17.36.020 – Development Standards 17.46.020 – Property Development Standards CHAPTER 17.40. MANUFACTURING (M) ZONE 17.40.010 – Purpose and Application 17.48.010 – Purpose and Application 17.40.020 – Development Standards 17.48.020 – Property Development Standards CHAPTER 17.42. BUSINESS PARK (BP) ZONE 17.42.010 – Purpose and Application 17.49.010 – Purpose and Application 17.42.020 – Development Standards 17.49.020 – Property Development Standards CHAPTER 17.46. PUBLIC FACILITY (PF) ZONE 17.46.010 – Purpose and Application 17.36.010 – Purpose and Application 17.46.020 – Development Standards 17.36.020 – Property Development Standards 17.46.030 – Public School Tenant Uses 17.36.020 – Public School Tenant Uses CHAPTER 17.52. PLANNED DEVELOPMENT (PD) OVERLAY ZONE 17.52.010 – Purpose 17.50.010 – Purpose 17.52.020 – Applicability 17.50.020 – Application and Procedure 17.52.030 – Preliminary Development Plan Required 17.50.030 – Preliminary Development Plan 17.52.040 – Process for Approval 17.50.040 – Actions of the Planning Commission 17.50.050 – Actions of the Council 17.50.060 – Decision and Findings 17.52.050 – Final Development Plan 17.50.080 – Final Development Plan 17.50.070 – Requirement for Development Plan 17.52.060 – Phasing 17.50.090 – Phasing 17.52.070 – Amendment to Final Development Plan 17.50.100 – Amendment to Final Development Plan 17.52.080 – Revocation of PD Zoning 17.50.110 – Revocation of PD Zoning CHAPTER 17.54. SPECIFIC PLAN (SP) OVERLAY ZONE 17.54.010 – Purpose and Application 17.52.010 – Purpose and Application 17.54.020 – Allowed Uses 17.52.020 – Allowed Uses 17.54.030 – Development Standards 17.52.030 – Development Standards CHAPTER 17.56. SPECIAL FOCUS AREA (S-F) OVERLAY ZONE 17.56.010 – Purpose and Application 17.53.010 – Purpose and Application 17.56.020 – Allowed Uses 17.53.020 – Allowed Uses and Development Standards 17.56.030 - Development Standards 17.53.020 – Allowed Uses and Development Standards 17.56.040 – Subsequent Amendments 17.53.030 – Subsequent Amendments CHAPTER 17.58. HISTORICAL PRESERVATION (H) OVERLAY ZONE 17.58.010 – Purpose and Application 17.54.010 – Purpose and Application 17.58.020 – Allowed Uses 17.54.020 – Allowed Uses 17.56.030 – Development Standards 17.54.030 – Development Standards CHAPTER 17.60. MIXED USE (MU) OVERLAY ZONE 17.60.010 – Purpose 17.55.010 – Purpose 17.60.020 – Application and Procedure 17.55.020 – Application and Procedure Attachment 1 PC B1 - 5 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 5 Article 2: Zones, Allowable Uses, and Development and Design Standards New (and Notes) Existing (and Notes) 17.60.030 – Development and Design Standards We propose to consolidate the MU provisions throughout Title 17 into this chapter to make them easier to use. Also, provisions beyond the current regulations will be included to address LUCE policy and to reflect elimination of the current live/work and work/live provisions. 17.55.030 – Development Standards 17.08.072 – Mixed Use Projects B. Mix of Uses C. Maximum Density D. Site Layout and Project Design Standards E. Performance Standards F. Requirements for Use Permit Projects 17.60.040 – Design Considerations 17.087.072.A – Mixed Use Projects: Design Considerations 17.60.050 – Performance Standards 17.087.072.E – Mixed Use Projects: Performance Standards 17.60.060 – Requirements for Use Permit Projects 17.087.072.F – Mixed Use Projects: Requirements for Use Permit Projects CHAPTER 17.62. SPECIAL CONSIDERATION (S) OVERLAY ZONE 17.62.010 – Purpose and Application 17.56.010 – Purpose and Application 17.62.020 – Allowed Uses 17.56.020 – Allowed Uses 17.62.030 – Development Standards 17.56.030 – Development Standards 17.62.040 – Waiver of Use Permit Requirement with Subdivision Map 17.56.040 – Waiver of Use Permit Requirement with Subdivision Map CHAPTER 17.64. AIRPORT (AOZ) OVERLAY ZONE 17.64.010 – Purpose 17.57.010 – Purpose and Intent 17.64.020 – Applicability 17.57.020 – Applicability 17.57.050 – Airport Overlay Zone 17.64.030 – Allowed Uses 17.57.040 – Development Standards and Uses and Table 10 17.64.040 – Development Standards 17.57.040 – Development Standards and Uses 17.64.050 – Procedures for Establishing Uses within the AOZ 17.57.030 – Procedures 17.64.060 – Airspace Protection 17.57.060 – Airspace Protection 17.64.070 – Noise Compatibility Standards 17.57.070 – Noise 17.64.080 – Overflight Notice 17.57.080 – Overflight Notice 17.64.090 – Designated Clear Areas 17.57.090 – Open Land Attachment 1 PC B1 - 6 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 6 Article 3: Regulations and Standards Applicable to All Zones New (and Notes) Existing (and Notes) CHAPTER 17.XX. SITE DEVELOPMENT AND GENERAL DEVELOPMENT STANDARDS  Permitted Projections into Required Setback Areas  Vision Clearance Triangle at Intersections  Height Measurement and Exceptions Regarding the remaining provisions below: Each will be a separate chapter. We have not listed the detailed regulations for each topic. New These provisions may exist in Title 17 today (or elsewhere in the Municipal Code), but we did not see them in our review. Applicability of Other Provisions in the Zoning Regulations 17.02.005 - Applicability of Other Provisions Accessory Structures 17.21.030 – Accessory Structures Building Setback Lines Chapter 17.74: Building Setback Lines (Plan Line) Coverage 17.16.030 – Coverage Creek Setbacks 17.16.025 – Creek Setbacks Density 17.16.010 – Density Fences, Walls, and Hedges 17.16.050 – Fences, Walls, and Hedges= Flood Damage Prevention Chapter 17.84: Flood Damage Prevention Regulations Guest Quarters 17.21.020 – Guest Quarters Off-street Parking and Loading 17.16.060 – Parking Space Requirements and Table 6 17.16.070 – Parking and Driveway Design and Exceptions Outdoor Sales and Storage 17.16.090 – Screening of Outdoor Sales and Storage Night Sky Preservation Chapter 17.23: Night Sky Preservation Performance Standards A. Applicability B. Air Contaminants C. Discharges to Water or Public Sewer System D. Energy Conservation E. Hazardous Materials F. Heat and Cold G. Illumination H. Noise I. Solid Waste J. Vibration Chapter 17.18: Performance Standards New: Applicability (same as 17.18.090 – General and Special Conditions), Hazardous Materials, Cold Property Maintenance Standards Chapter 17.17: Property Maintenance Standards Public Art Requirements for Private Development Definitions could be kept in this section or moved to Definitions chapter. Chapter 17.98: Public Art Requirements for Private Development Street Right-of-Way Dedication and Improvement Chapter 17.76: Street Right-of-Way Dedication and Improvement Water-Efficient Landscape Standards Chapter 17.887: Water Efficient Landscape Standards Attachment 1 PC B1 - 7 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 7 Article 3: Regulations and Standards Applicable to All Zones New (and Notes) Existing (and Notes) We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. Yards 17.16.020 – Yards Attachment 1 PC B1 - 8 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 8 This is the place to consider adding any other uses for which the City has routine conditions it may wish to codify. Also, each land use topic will be a separate chapter; we have not listed the detailed regulations for each topic in this outline. Article 4: Regulations for Specific Land Uses and Activities New (and Notes) Existing (and Notes) Adult Entertainment Businesses We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. Chapter 17.95: Adult Entertainment Businesses Bed and Breakfast Establishments Chapter 17.19: Bed and Breakfast Establishments Convenience Stores 17.08.095 – Convenience Stores Day Care – Large Family (Seven to 14 children) 17.08.100 – Child and Adult Day Care Day Care – Small Family (Eight or fewer children) 17.08.100 – Child and Adult Day Care Day Care Centers – Adult and Children 17.08.100 – Child and Adult Day Care Deemed Approved Alcoholic Beverage Sales 17.11: Deemed Approved Alcoholic Beverage Sales Regulations Electronic Game Amusement Centers 17.08.060 – Electronic Game Amusement Centers Home Occupations 17.08.090 – Home Occupation Homeless Shelters 17.08.110 – Homeless Shelters Homestay Rentals 17.08.140 – Homestay Rentals Motor Fuel and Alcoholic Beverages – Concurrent Sales 17.098.040 - Concurrent Sales of Motor Fuel and Alcoholic Beverages Outdoor Sales on Commercial and Residential Lots 17.08.020 - Outdoor Sales on Commercial and Residential Lots Pools and Pool Equipment - Location 17.08.120 – Location of Pool and Pool Equipment Public Utilities 17.08.080 – Public Utilities Recreational Vehicle as Dwelling Unit—Limitations 17.16.015 – Recreational Vehicle as Dwelling Unit Religious Assembly Uses in Residential Zones Suggest to include performance standards to minimize conflicts in residential neighborhoods New Safe Parking 17.08.115 – Safe Parking Satellite Dish Antenna 17.16.110 – Satellite Dish Antenna Service Stations 17.08.030 – Service Stations Temporary and Intermittent Uses 17.08.010 – Temporary and Intermittent Uses Vending Machines 17.08.050 – Vending Machines Wireless Telecommunications Facilities 17.16.120 – Wireless Telecommunications Facilities Attachment 1 PC B1 - 9 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 9 Article 5: Nonconformities New (and Notes) Existing (and Notes) CHAPTER XX: NONCONFORMING USES Intent 17.10.010 - Intent Regulations 17.10.020 - Regulations CHAPTER XX: NONCONFORMING LOTS Intent 17.12.010 - Intent Regulations 17.12.020 - Regulations CHAPTER XX: NONCONFORMING STRUCTURES Intent 17.14.010 - Intent Regulations 17.14.020 - Regulations Attachment 1 PC B1 - 10 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 10 This is the place to consider adding any other permitting or administrative provisions that would benefit from codification. For example, should the Design Review Process be included here? Does the City have a Zoning Clearance process? Administrative Adjustments? Article 6: Permit Procedures New (and Notes) Existing (and Notes) CHAPTER XX: GENERAL PROVISIONS Purpose and Intent New Discretionary Permits and Action This will include a chart showing the various permits and responsible review/hearing bodies. New Exemptions from Permit Requirements New Additional Permits May Be Required New Burden of Proof and Precedence New CHAPTER XX: PERMIT APPLICATION FILING AND PROCESSING Purpose This new chapter consolidates common provisions from each of the chapters that address how to file applications and how staff goes about reviewing applications before sending them to the responsible review/acting authority. New Authority for Land Use and Zoning Decisions New Multiple Permit Applications New Application Preparation and Filing 17.58.020 – Application Form Application Fees Chapter 17.68: Fees Applicant Indemnification New Initial Application Review New Project Evaluation and Staff Reports New Environmental Review New Reapplication for Denied Permit Application Chapter 17.64: Repeat Applications Inactive Applications Chapter 17.65: Inactive Applications CHAPTER XX: USE PERMITS Purpose and Intent 17.58.010 – Purpose and Intent Procedure – Administrative Use Permit 17.58.030 - Procedures Procedure – Commission Use Permit 17.58.030 - Procedures Conditions of Approval 17.58.050 – Conditions of Approval Criteria for Approval 17.58.060 – Criteria for Approval Required Findings 17.58.040 - Findings Requirement for and Compliance with Use Permits 17.58.070 - Requirement for and Compliance with Use Permits Modification of Use Permit New Permit to Run with the Land New – This states State law. CHAPTER XX: REASONABLE ACCOMMODATION Purpose and Intent 17.61.010 – Purpose and Intent Requests for Reasonable Accommodation 17.61.040 - Requests for Reasonable Accommodation Application Requirements 17.61.050 – Application Requirements Review Authority 17.61.030 – Review Authority Conditions of Approval 17.61.080 – Conditions of Approval Attachment 1 PC B1 - 11 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 11 Article 6: Permit Procedures New (and Notes) Existing (and Notes) Required Findings 17.61.060 - Required Findings Occupancy Requirement 17.61.070 – Performance Standard Modification of Use Permit New Permit to Run with the Land New – This states State law. CHAPTER XX: VARIANCES Purpose and Intent 17.60.010 – Purpose and Intent 17.60.020 – Scope Procedure 17.60.030 - Procedure Burden of Proof New Required Findings 17.60.040 - Findings Expiration 17.60.050 - Expiration Modification of Use Permit New Permit to Run with the Land This states State law. New Attachment 1 PC B1 - 12 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 12 Article 7: Administration of Zoning Regulations New (and Notes) Existing (and Notes) CHAPTER XX: ADMINISTRATIVE RESPONSIBILITY Purpose This is a new chapter that sets forth the responsibilities of the review authorities. New Community Development Director Planning Commission Architectural Review Commission Cross reference to Chapter 2.48 City Council CHAPTER XX: AMENDMENTS - ZONING REGULATIONS AND ZONING MAP Scope 17.70.010 – Scope Authority to Initiate an Amendment 17.70.020 – Initiation Processing, Notice, and Hearings 17.70.030 – Planning Commission Action 17.70.040 – Council Action CHAPTER XX: GENERAL PLAN AMENDMENTS Purpose 17.80.030 – Purpose Authority to Initiate an Amendment 17.80.040 – Initiation of Amendments - Applications Schedule for and Coordination of Amendments 17.80.050 – Schedule for Amendments 17.80.080 – Coordination of Amendments Processing, Notice, and Hearings 17.80.060 – Planning Commission Action 17.80.070 – Council Action CHAPTER XX: APPEALS Standing to Appeal 17.66.010 – Standing to Appeal Time to File Appeal 17.66.020 – Time Limits Content of Appeal Filing 17.66.040 – Content of Appeals Course of Appeals 17.66.030 – Course of Appeals Hearings and Notice 17.66.050 – Hearings and Notice CHAPTER XX: PUBLIC NOTICES AND HEARINGS Purpose This chapter consolidates all similar requirements throughout Title 17 regulating how hearings are noticed, scheduled, and conducted. Notice of Hearing Scheduling of Hearing Hearing Procedure Recommendation by Planning Commission Recommendation by Architectural Review Commission New Cross reference to Chapter 2.48. Coordination of Multiple Appeals on Single Application This is the new process we have discussed to bring forward to the City Council, as one packet, appeals on PC action and ARC action. New Effective Date of Decision Attachment 1 PC B1 - 13 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 13 Article 7: Administration of Zoning Regulations New (and Notes) Existing (and Notes) CHAPTER XX: DEVELOPMENT AGREEMENTS Purpose and Scope 17.94.010 Purpose and Scope Authority 17.94.020 Authority Initiation of Hearings 17.94.030 Initiation of Hearings Applications—Legal Interest 17.94.040 Applications—Legal Interest Fees 17.94.050 Fees Preapplication Review 17.94.060 Preapplication Review Application—Contents 17.94.070 Application—Contents Public Notice 17.94.080 Public Notice Failure to Receive Notice 17.94.090 Failure to Receive Notice Planning Commission Hearing and Recommendation 17.94.100 Planning Commission Hearing and Recommendation City Council Hearing 17.94.110 City Council Hearing City Council Action 17.94.120 City Council Action Development Agreement—Contents 17.94.130 Development Agreement—Contents Development Agreement—Adoption by Ordinance— Execution of Contract 17.94.140 Development Agreement—Adoption by Ordinance—Execution of Contract Recordation of Executed Agreement 17.94.150 Recordation of Executed Agreement Ordinance, Regulations, and Requirements Applicable to Development 17.94.160 Ordinances, Regulations and Requirements Applicable to Development Subsequently Enacted State and Federal Laws 17.94.170 Subsequently Enacted State and Federal Laws Enforcement—Continuing Validity 17.94.180 Enforcement—Continuing Validity Amendment—Time Extension—Cancellation 17.94.190 Amendment—Time Extension— Cancellation Review for Compliance—Director’s Authority 17.94.200 Review for Compliance—Director’s Authority Violation of Agreement—Council Review and Action 17.94.210 Violation of Agreement—Council Review and Action Modification or Termination for Violations 17.94.220 Modification or Termination for Violations Consequences of Termination 17.94.230 Consequences of Termination Irregularity of Proceedings 17.94.240 Irregularity in Proceedings Coordination of Approvals 17.94.250 Coordination of Approvals Attachment 1 PC B1 - 14 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 14 Article 8: Housing-Related Regulations New (and Notes) Existing (and Notes) CHAPTER XX: AFFORDABLE HOUSING INCENTIVES Purpose These may require minor adjustments to conform to recent changes in State law. 17.90.010 – Purpose Definitions We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. 17.90.020 - Definitions Application Process 17.90.030 - Application Process Standard Incentives for Housing Projects 17.90.040 - Standard Incentives for Housing Projects Standard Incentives for Conversion of Apartments to Condominium Projects 17.90.050 - Standard Incentives for Conversion of Apartments to Condominium Projects Alternative or Additional Incentives 17.90.060 - Alternative or Additional Incentives Relationship to Other City Procedures 17.90.070 - Relationship to Other City Procedures Agreements for Affordable Housing 17.90.080 - Agreements for Affordable Housing Fees Because this fee provision is very specific to this process, we recommend keeping it here instead of with the more generic fee provisions. 17.90.090 – Fees Affordability Standards 17.90.100 - Affordability Standards Occupant Qualifications 17.90.110 - Occupant Screening CHAPTER XX: DOWNTOWN HOUSING CONVERSION REGULATIONS Purpose and Intent 17.86.010 - Purpose and Intent Area of Applicability 17.86.020 - Area of Application Definitions We recommend keeping these definitions specific to this chapter here rather than place them in the Definitions chapter. 17.86.030 – Definitions Land Uses Affected 17.86.040 - Land Uses Affected No Net Housing Loss 17.86.050 - No Net Housing Loss Exceptions 17.86.060 - Exceptions Public Hearing Required 17.86.090 – Public Hearing—Notification Conditions of Approval 17.86.080 – Conditions of Approval Required Findings 17.86.070 – Findings Required CHAPTER XX: RESIDENTIAL GROWTH MANAGEMENT REGULATIONS Purpose and Justification 17.88.010 - Purpose and Justification Allocations 17.88.020 - Allocations Periodic City Council Review and Consideration of Revisions 17.88.030 - Periodic City Council Review and Consideration of Revisions CHAPTER XX: INCLUSIONARY HOUSING REQUIREMENTS Purpose 17.91.010 - Purpose Definitions 17.91.020 - Definitions Applicability and Exclusions 17.91.030 - Applicability and Exclusions Attachment 1 PC B1 - 15 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 15 Article 8: Housing-Related Regulations New (and Notes) Existing (and Notes) General Standards 17.91.040 - General Standards Procedures 17.91.050 - Procedures In-lieu Housing Fee 17.91.060 - In-lieu Housing Fee Affordable Housing Fund Established 17.91.070 - Affordable Housing Fund Established Real Property Dedication 17.91.080 - Real Property Dedication Incentives 17.91.090 - Incentives Project Application 17.91.100 - Project Application Conditions of Approval 17.91.110 - Conditions of Development Approval Program Requirements 17.91.120 - Program Requirements Eligibility Screening 17.91.130 - Eligibility Screening Affordability Restrictions 17.91.140 - Affordability Restrictions Shared Equity Purchase Program 17.91.150 - Shared Equity Purchase Program Early Resale of Shared Equity Properties 17.91.151 - Early Resale of Shared Equity Properties Management and Monitoring 17.91.160 - Management and Monitoring Enforcement and Appeals 17.91.170 - Enforcement and Appeals Severability 17.91.180 - Severability Attachment 1 PC B1 - 16 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 16 Article 9: Definitions New (and Notes) Existing (and Notes) CHAPTER XX: DEFINITIONS A Adult Business definitions will be kept in the Adult Business provisions. A B B C C D D E E F F 17.84.020 Definitions (Floodplain Management Regulations) G G H H I I J J K K L A new section will be provided to group all Land Use related (uses listed in Table 9) definitions. L M M N N O O P P 17.989.020 Definitions (Public Art) Q Q R R 17.61.020 Definitions (for Reasonable Accommodation) S S T T U U V V W W X X Y Y Z Z Attachment 1 PC B1 - 17 SAN LUIS OBISPO ZONING REGULATIONS UPDATE draft outline 17 Chapters/Sections Deleted and Why Chapter or Section Reason for Deletion 17.08.130 – Live/Work and Work/Live Units Incorporated into Mixed Use Overlay regulations 17.16.100 – Utility Services Previously deleted by Ord. No. 1353 Chapter 17.20: Residential Occupancy Standards May conflict with federal fair housing law. Other regulations address the concern via regulating the types of housing allowed in each zone, building code limits on occupancy, parking regulations for larger units, and requirements for what constitutes a bedroom. 17.70.060 – Other Requirements Removed since it just states Government Code requirements for urgency ordinances and other provisions. Chapter 17.82: Residential Condominium Development and Conversions Previously deleted by Ord. No. 1490 Chapter 17.93: High-Occupancy Residential Use Regulations May conflict with federal fair housing law. Attachment 1 PC B1 - 18 TOC-1 Table of Contents Article 1: Enactment, Applicability, and Enforcement Chapter 10.02 – Purpose and Applicability of the Zoning Code ......................................................... 1-1 10.02.010 – Title .................................................................................................................................... 1-1 10.02.020 – Purpose and Authority ....................................................................................................... 1-1 10.02.030 – Relationship to Prior Ordinances and Other Codes .......................................................... 1-1 10.02.040 – Relationship to General Plan ............................................................................................. 1-2 10.02.050 – Relationship to California Environmental Quality Act ........................................................ 1-2 10.02.060 – Relationship to Design Guidelines..................................................................................... 1-2 10.02.070 – Relationship to Specific Plans ........................................................................................... 1-2 10.02.080 – Prior Rights and Violations ................................................................................................ 1-2 10.02.090 – Limitations on Use ............................................................................................................. 1-2 10.02.100 – Exemptions for City Projects ............................................................................................. 1-2 10.02.110 – Severability, Partial Invalidation of Zoning Code ............................................................... 1-3 Chapter 10.04 – Interpretation of the Zoning Code .............................................................................. 1-5 10.04.010 – Purpose ............................................................................................................................. 1-5 10.04.020 – Rules of Interpretation ....................................................................................................... 1-5 10.04.030 – Procedures for Interpretation ............................................................................................. 1-5 10.04.040 – Uses Not Classified ........................................................................................................... 1-6 10.04.050 – Text Takes Precedence over Graphics ............................................................................. 1-7 Chapter 10.06 – Zoning Map and Zones ................................................................................................ 1-9 10.06.010 – Purpose ............................................................................................................................. 1-9 10.06.020 – Establishment of Zones ..................................................................................................... 1-9 10.06.030 – Official Zoning Map .......................................................................................................... 1-10 10.06.040 – Uncertainty of Boundaries ............................................................................................... 1-10 10.06.050 – Classification of Annexed Lands and Unclassified Property ........................................... 1-10 Article 2: Zones, Allowable Uses, and Development and Design Standards Chapter 10.10 – Residential Zones (R-E, R-1, R-2, R-3, R-4) ................................................................ 2-1 10.10.010 – Purpose ............................................................................................................................. 2-1 10.10.020 – Land Use Regulations ....................................................................................................... 2-2 10.10.030 – Development Standards .................................................................................................... 2-4 10.10.040 – Recreational Vehicle Parking ............................................................................................ 2-8 10.10.050 – Privacy Standards for the R-E and R-1 Zones .................................................................. 2-9 10.10.060 – Site Design and Architectural Standards ......................................................................... 2-10 10.10.070 – Manufactured Housing .................................................................................................... 2-13 10.10.080 – Accessory Dwelling Units ................................................................................................ 2-13 10.10.090 – Density Bonus for Affordable Housing............................................................................. 2-14 10.10.100 – Senior Citizen Housing Developments ............................................................................ 2-16 10.10.110 – Other Applicable Regulations .......................................................................................... 2-17 Chapter 10.12 – Commercial Zones (C-1 and C-2) .............................................................................. 2-19 10.12.010 – Purpose ........................................................................................................................... 2-19 10.12.020 – Land Use Regulations ..................................................................................................... 2-19 10.12.030 – Development Standards .................................................................................................. 2-23 Attachment 2 PC B1 - 19 Table of Contents TOC-2 10.12.040 – Site Design and Architectural Standards ......................................................................... 2-25 10.12.050 – Limitations on Outdoor Use and Storage ........................................................................ 2-26 10.12.060 – Other Applicable Regulations .......................................................................................... 2-27 Chapter 10.14 – Commercial-Manufacturing Zone (CM) .................................................................... 2-29 10.14.010 – Purpose ........................................................................................................................... 2-29 10.14.020 – Land Use Regulations ..................................................................................................... 2-29 10.14.030 – Development Standards .................................................................................................. 2-32 10.14.040 – Site Design and Architectural Standards ......................................................................... 2-34 10.14.050 – Limitations on Outdoor Use and Storage ........................................................................ 2-35 10.14.060 – Other Applicable Regulations .......................................................................................... 2-35 Chapter 10.16 – Public Facilities Zone (PF)......................................................................................... 2-37 10.16.010 – Purpose ........................................................................................................................... 2-37 10.16.020 – Land Use Regulations ..................................................................................................... 2-37 10.16.030 – Development Standards .................................................................................................. 2-37 10.16.040 – Other Applicable Regulations .......................................................................................... 2-39 Chapter 10.18 – Open Space Zone (OS) .............................................................................................. 2-41 10.18.010 – Purpose ........................................................................................................................... 2-41 10.18.020 – Land Use Regulations ..................................................................................................... 2-41 10.18.030 – Development Standards .................................................................................................. 2-42 10.18.040 – Other Applicable Regulations .......................................................................................... 2-42 Chapter 10.20 – Specific Plan Zone ..................................................................................................... 2-43 10.20.010 – Purpose ........................................................................................................................... 2-43 10.20.020 – Establishment of Specific Plan Zones ............................................................................. 2-43 10.20.030 – Accessory Donation Boxes Prohibited ............................................................................ 2-44 Article 3: Regulations Applicable to all Zones Chapter 10.24 – Site Planning and General Development Standards ................................................ 3-1 10.24.010 – Purpose and Applicability .................................................................................................. 3-1 10.24.020 – Permitted Projections into Required Setback Areas ......................................................... 3-1 10.24.030 – Vision Clearance Triangle at Intersections ........................................................................ 3-2 10.24.040 – Height Measurement and Exceptions ................................................................................ 3-2 10.24.050 – Setbacks: Measurement, Standards, and Exceptions....................................................... 3-4 Chapter 10.26 – Accessory Structures .................................................................................................. 3-5 10.26.010 – Purpose and Applicability .................................................................................................. 3-5 10.26.020 – Permit Requirements; Exemptions .................................................................................... 3-5 10.26.030 – Development Standards .................................................................................................... 3-5 10.26.040 – Canopies and Canopy Structures ...................................................................................... 3-6 10.26.050 – Accessory Donation Boxes ................................................................................................ 3-7 Chapter 10.28 – Fences, Hedges, and Walls ......................................................................................... 3-9 10.28.010 – Purpose and Applicability .................................................................................................. 3-9 10.28.020 – Permit Requirements ......................................................................................................... 3-9 10.28.030 – Maximum Permitted Heights ............................................................................................. 3-9 10.28.040 – Measurement of Fence, Hedge, and Wall Height ........................................................... 3-11 10.28.050 – Prohibited Fencing Materials ........................................................................................... 3-13 10.28.060 – Fence and Wall Materials ................................................................................................ 3-13 10.28.070 – Open and Non-View Obscuring Fences .......................................................................... 3-13 10.28.080 – Fences and Solid Walls along a Public Right-of-way ...................................................... 3-14 Attachment 2 PC B1 - 20 Table of Contents TOC-3 Chapter 10.30 – Off-Street Parking and Loading ................................................................................ 3-15 10.30.010 – Purpose ........................................................................................................................... 3-15 10.30.020 – Applicability ...................................................................................................................... 3-15 10.30.030 – Permit Requirements ....................................................................................................... 3-15 10.30.040 – Exemptions ...................................................................................................................... 3-16 10.30.050 – Nonconforming Parking for Detached Single-family Dwellings ....................................... 3-16 10.30.060 – Off-Street Parking Space Requirements ......................................................................... 3-16 10.30.070 – Parking Space and Drive Aisle Dimensions .................................................................... 3-20 10.30.080 – Parking in the R-E, R-1, and R-2 Zones .......................................................................... 3-24 10.30.090 – Parking Lot Location ........................................................................................................ 3-25 10.30.100 – Parking Lot and Structure Design Considerations .......................................................... 3-25 10.30.110 – Shared Parking ................................................................................................................ 3-27 10.30.120 – Compact and Tandem Parking ........................................................................................ 3-28 10.30.130 – Maintenance of Off-Street Parking Facilities ................................................................... 3-28 10.30.140 – Prohibition on Commercial Vehicle Parking in Residential Zones .................................. 3-28 10.30.150 – Parking Restrictions in Commercial Zones ..................................................................... 3-29 10.30.160 – Parking Lot Landscaping ................................................................................................. 3-29 10.30.170 – Bicycle Parking Requirements ......................................................................................... 3-30 10.30.180 – Off-Street Loading Requirements .................................................................................... 3-31 10.30.190 – Downtown Business District Specific Plan ...................................................................... 3-31 Chapter 10.32 – Landscaping ............................................................................................................... 3-33 10.32.010 – Purpose ........................................................................................................................... 3-33 10.32.020 – Delegation ........................................................................................................................ 3-33 10.32.030 – Applicability ...................................................................................................................... 3-33 10.32.040 – Landscape Documentation Plans Required .................................................................... 3-34 10.32.050 – Landscape Water Use Standards .................................................................................... 3-36 10.32.060 – Landscape Requirements – Commercial, Industrial, and Institutional Development ...... 3-37 10.32.070 – Landscape Requirements – Residential Development ................................................... 3-38 10.32.080 – Compliance with City Street Tree Plan ............................................................................ 3-38 10.32.090 – Landscape Installation and Maintenance Standards....................................................... 3-38 Chapter 10.34 – Signs ............................................................................................................................ 3-41 10.34.010 – Purpose ........................................................................................................................... 3-41 10.34.020 – Applicability ...................................................................................................................... 3-41 10.34.030 – General Provisions .......................................................................................................... 3-41 10.34.040 – Message Neutrality .......................................................................................................... 3-42 10.34.050 – Definitions ........................................................................................................................ 3-42 10.34.060 – Permit Required ............................................................................................................... 3-47 10.34.070 – Exempt Signs and Sign Maintenance Activities .............................................................. 3-48 10.34.080 – Regulations for Exempt Signs ......................................................................................... 3-50 10.34.090 – Prohibited Signs ............................................................................................................... 3-52 10.34.100 – General Development Standards for All On-site Signs ................................................... 3-54 10.34.110 – Open Space Zone - Number of Allowed Signs and Allowable Sign Area ....................... 3-54 10.34.120 – Residential Zones - Number of Allowed Signs and Allowable Sign ................................ 3-54 10.34.130 – Commercial and Industrial Zones - Number of Allowed Signs and Allowable Sign Area 3-56 10.34.140 – Master Sign Programs ..................................................................................................... 3-61 10.34.150 – Temporary Signs ............................................................................................................. 3-62 10.34.160 – Signs Utilizing Non-Roman Alphabet .............................................................................. 3-64 10.34.170 – Electronic Display Billboards ........................................................................................... 3-64 10.34.180 – Sign Performance Standards .......................................................................................... 3-68 10.34.190 – Sign Maintenance Requirements .................................................................................... 3-68 10.34.200 – Nonconforming Signs, Amortization and Abatement of Signs ........................................ 3-69 10.34.210 – Signs Prohibited on Public Property within the Public Right-of-way ............................... 3-70 10.34.220 – Emergency Abatement of Signs ...................................................................................... 3-71 Attachment 2 PC B1 - 21 Table of Contents TOC-4 Chapter 10.36 – Property Maintenance ................................................................................................ 3-73 10.36.010 – Statement of Need and Purpose ..................................................................................... 3-73 10.36.020 – Applicability ...................................................................................................................... 3-73 10.36.030 – Relationship to Other Laws ............................................................................................. 3-73 10.36.040 – General Maintenance Provisions ..................................................................................... 3-74 Chapter 10.38 – Performance Standards ............................................................................................. 3-77 10.38.010 – Applicability ...................................................................................................................... 3-77 10.38.020 – Air Quality, Dust and Dirt ................................................................................................. 3-77 10.38.030 – Hazardous Materials ........................................................................................................ 3-77 10.38.040 – Heat and Cold .................................................................................................................. 3-78 10.38.050 – Mechanical Devices ......................................................................................................... 3-78 10.38.060 – Noise ................................................................................................................................ 3-78 10.38.070 – Odor ................................................................................................................................. 3-78 10.38.080 – Outdoor Light and Glare .................................................................................................. 3-78 10.38.090 – Outdoor Storage, Refuse Areas, and Service Areas ....................................................... 3-78 10.38.100 – Vibration ........................................................................................................................... 3-78 10.38.110 – Enforcement .................................................................................................................... 3-78 Chapter 10.40 – Transportation Demand Management ...................................................................... 3-81 10.40.010 – Purpose ........................................................................................................................... 3-81 10.40.020 – Applicability ...................................................................................................................... 3-81 10.40.030 – Findings Required Prior to Permit Issuance .................................................................... 3-81 10.40.040 – Employment Generation Factors ..................................................................................... 3-81 10.40.050 – Transportation Demand and Trip Reduction Measures .................................................. 3-82 10.40.060 – Equivalent Facilities or Measures .................................................................................... 3-83 10.40.070 – Maintenance of Facilities ................................................................................................. 3-83 10.40.080 – Implementation and Monitoring ....................................................................................... 3-83 Article 4: Regulations for Specific Land Uses and Activities Chapter 10.50 – Standards for Specific Land Uses and Activities ..................................................... 4-1 10.50.010 – Purpose and Applicability .................................................................................................. 4-1 10.50.020 – Accessory Uses ................................................................................................................. 4-2 10.50.030 – Alcohol Sales ..................................................................................................................... 4-2 10.50.040 – Animal and Poultry Keeping .............................................................................................. 4-3 10.50.050 – Cyber/Internet Cafés ......................................................................................................... 4-5 10.50.060 – Day Care – Large Family (Seven – 14 children) ............................................................... 4-8 10.50.070 – Day Care – Small Family (Eight or fewer children) ......................................................... 4-10 10.50.080 – Day Care Centers – Children (15 or more children) ........................................................ 4-10 10.50.090 – Drive-through and Drive-up Facilities .............................................................................. 4-11 10.50.100 – Game Arcades ................................................................................................................. 4-14 10.50.110 – Home Occupations .......................................................................................................... 4-16 10.50.120 – Religious Assembly Uses in Residential Zones .............................................................. 4-17 10.50.130 – Public Dancing in Residential Zones ............................................................................... 4-19 10.50.140 – Recycling Facilities .......................................................................................................... 4-20 10.50.150 – Secondhand Stores ......................................................................................................... 4-23 10.50.160 – Service Stations ............................................................................................................... 4-23 10.50.170 – Smoke Shops .................................................................................................................. 4-25 10.50.180 – Tattoo and Body Piercing Establishments ....................................................................... 4-26 10.50.190 – Vehicle Sales ................................................................................................................... 4-28 10.50.200 – Wireless Communications Facilities ................................................................................ 4-30 Attachment 2 PC B1 - 22 Table of Contents TOC-5 Article 5: Nonconformities Chapter 10.60 – General Nonconforming Provisions ........................................................................... 5-1 10.60.010 – Intent and Purpose ............................................................................................................ 5-1 10.60.020 – Establishment of Lawful Nonconforming Status: Nonconforming Uses, Structures and Parcels ................................................................................................................................................... 5-1 10.60.030 – Continuation of Incidental Nonconformity .......................................................................... 5-2 10.60.040 – No Reversion to Nonconformance .................................................................................... 5-2 Chapter 10.62 – Nonconforming Parcels ............................................................................................... 5-3 10.62.010 – Continuation of Nonconforming Parcel .............................................................................. 5-3 10.62.020 – Modification of Nonconforming Parcels ............................................................................. 5-3 10.62.030 – Use of Nonconforming Parcels for Single-Unit Dwellings ................................................. 5-3 Chapter 10.64 – Nonconforming Structures .......................................................................................... 5-5 10.64.010 – Continuation of Nonconforming Structure ......................................................................... 5-5 10.64.020 – Modifications or Expansions of Nonconforming Structure................................................. 5-5 10.64.030 – Destruction of Nonconforming Structure ........................................................................... 5-6 10.64.040 – Seismic Retrofitting ............................................................................................................ 5-7 10.64.050 – Discontinuance of Nonconforming Structure ..................................................................... 5-7 10.64.060 – Off-site Relocation ............................................................................................................. 5-7 Chapter 10.66 – Nonconforming Uses ................................................................................................... 5-9 10.66.010 – Continuation of Nonconforming Use.................................................................................. 5-9 10.66.020 – Modifications or Expansions of Nonconforming Uses ....................................................... 5-9 10.66.030 – Nonconforming Use May Not Be Substituted with another Nonconforming Use .............. 5-9 10.66.040 – Discontinuance of Nonconforming Use ............................................................................. 5-9 Chapter 10.68 – Nonconforming Signs ................................................................................................ 5-11 10.68.010 – Nonconforming Signs ...................................................................................................... 5-11 Chapter 10.72 – Miscellaneous Nonconforming Provisions ............................................................. 5-13 10.72.010 – Nonconforming Parking ................................................................................................... 5-13 Article 6: Permit Procedures Chapter 10.80 – General Provisions ....................................................................................................... 6-1 10.80.010 – Purpose and Intent ............................................................................................................ 6-1 10.80.020 – Discretionary Permits and Actions ..................................................................................... 6-1 10.80.030 – Exemptions from Permit Requirements ............................................................................. 6-3 10.80.040 – Additional Permits May Be Required ................................................................................. 6-4 10.80.050 – Burden of Proof and Precedence ...................................................................................... 6-5 Chapter 10.82 – Permit Application Filing and Processing ................................................................. 6-7 10.82.050 – Purpose ............................................................................................................................. 6-7 10.82.060 – Authority for Land Use and Zoning Decisions ................................................................... 6-7 10.82.070 – Multiple Permit Applications .............................................................................................. 6-7 10.82.080 – Application Preparation and Filing ..................................................................................... 6-8 10.82.090 – Application Fees ................................................................................................................ 6-9 10.82.100 – Applicant Indemnification ................................................................................................... 6-9 10.82.110 – Initial Application Review ................................................................................................. 6-10 10.82.120 – Project Evaluation and Staff Reports............................................................................... 6-11 10.82.130 – Environmental Review ..................................................................................................... 6-11 Attachment 2 PC B1 - 23 Table of Contents TOC-6 Chapter 10.84 – Conditional Use Permits and Minor Use Permits .................................................... 6-13 10.84.010 – Purpose ........................................................................................................................... 6-13 10.84.020 – Applicability ...................................................................................................................... 6-13 10.84.030 – Review Authority .............................................................................................................. 6-13 10.84.040 – Application Requirements ................................................................................................ 6-14 10.84.050 – Project Review, Notice, and Hearing ............................................................................... 6-14 10.84.060 – Findings and Decision ..................................................................................................... 6-14 10.84.070 – Conditions of Approval .................................................................................................... 6-15 10.84.080 – Use of Property before Final Action................................................................................. 6-15 10.84.090 – Modification of Permit ...................................................................................................... 6-15 10.84.100 – Periodic Review ............................................................................................................... 6-15 10.84.110 – Permit to Run with the Land ............................................................................................ 6-15 10.84.120 – Post Decision Procedures ............................................................................................... 6-16 Chapter 10.88 – Planned Development Permits ................................................................................. 6-17 10.88.010 – Purpose ........................................................................................................................... 6-17 10.88.020 – Applicability ...................................................................................................................... 6-18 10.88.030 – Application Filing, Processing, and Review ..................................................................... 6-18 10.88.040 – Review Authority .............................................................................................................. 6-18 10.88.050 – Project Review, Notice, and Hearing ............................................................................... 6-18 10.88.060 – Findings and Decision ..................................................................................................... 6-19 10.88.070 – Planned Development Permit Amendments ................................................................... 6-20 10.88.080 – Specific Development Standards .................................................................................... 6-20 10.88.090 – Development Schedule ................................................................................................... 6-21 10.88.100 – Conditions of Approval .................................................................................................... 6-21 10.88.110 – Use of Property before Final Action................................................................................. 6-21 10.88.120 – Post Decision Procedures ............................................................................................... 6-21 Chapter 10.90 – Reasonable Accommodations .................................................................................. 6-23 10.90.010 – Purpose ........................................................................................................................... 6-23 10.90.020 – Applicability ...................................................................................................................... 6-23 10.90.030 – Application Requirements ................................................................................................ 6-23 10.90.040 – Review Authority .............................................................................................................. 6-24 10.90.050 – Review Procedures.......................................................................................................... 6-24 10.90.060 – Findings and Decision ..................................................................................................... 6-24 10.90.070 – Acknowledgment ............................................................................................................. 6-25 Chapter 10.94 – Site Plan and Design Review .................................................................................... 6-27 10.94.010 – Purpose and Intent .......................................................................................................... 6-27 10.94.020 – Applicability ...................................................................................................................... 6-27 10.94.030 – Review Authority .............................................................................................................. 6-28 10.94.040 – Application Filing, Processing, and Review ..................................................................... 6-30 10.94.050 – Findings and Decision ..................................................................................................... 6-31 10.94.060 – Conditions of Approval .................................................................................................... 6-32 10.94.070 – Acknowledgment ............................................................................................................. 6-32 10.94.080 – Issuance of Other Required Permits and Approvals ....................................................... 6-32 10.94.090 – Minor Changes by the Director ........................................................................................ 6-33 10.94.100 – Post Decision Procedures ............................................................................................... 6-33 Chapter 10.96 – Temporary Use Permits ............................................................................................. 6-35 10.96.010 – Purpose ........................................................................................................................... 6-35 10.96.020 – Definition .......................................................................................................................... 6-35 10.96.030 – Applicability ...................................................................................................................... 6-35 10.96.040 – Exempt Temporary Uses ................................................................................................. 6-35 10.96.050 – Allowed Temporary Uses ................................................................................................ 6-36 10.96.060 – Application Filing, Processing, and Review ..................................................................... 6-37 Attachment 2 PC B1 - 24 Table of Contents TOC-7 10.96.070 – Director’s Review ............................................................................................................. 6-38 10.96.080 – Findings and Decision ..................................................................................................... 6-38 10.96.090 – Conditions of Approval .................................................................................................... 6-39 10.96.100 – Extensions for Temporary Use Permits ........................................................................... 6-40 10.96.110 – Condition of Site Following Temporary Use .................................................................... 6-40 10.96.120 – Post Decision Procedures ............................................................................................... 6-40 Chapter 10.98 – Variances and Minor Variances ................................................................................ 6-41 10.98.010 – Purpose ........................................................................................................................... 6-41 10.98.020 – Applicability ...................................................................................................................... 6-41 10.98.030 – Review Authority .............................................................................................................. 6-42 10.98.040 – Application Filing, Processing, and Review ..................................................................... 6-42 10.98.050 – Findings and Decision ..................................................................................................... 6-44 10.98.060 – Denial of Minor Variance ................................................................................................. 6-45 10.98.070 – Precedents ....................................................................................................................... 6-45 10.98.080 – Burden of Proof................................................................................................................ 6-45 10.98.090 – Conditions of Approval .................................................................................................... 6-45 10.98.100 – Use of Property before Final Action................................................................................. 6-45 10.98.110 – Post Decision Procedures ............................................................................................... 6-45 Chapter 10.100 – Zoning Clearances ................................................................................................... 6-47 10.100.010 – Purpose ......................................................................................................................... 6-47 10.100.020 – Applicability .................................................................................................................... 6-47 10.100.030 – Review Procedure ......................................................................................................... 6-48 10.100.040 – Post Decision Procedures ............................................................................................. 6-48 Chapter 10.102 – Permit Implementation, Time Limits, and Extensions .......................................... 6-49 10.102.010 – Purpose ......................................................................................................................... 6-49 10.102.020 – Conformance to Approved Plans ................................................................................... 6-49 10.102.030 – Effective Dates of Permits ............................................................................................. 6-49 10.102.040 – Acknowledgement and Acceptance of Conditions ........................................................ 6-50 10.102.050 – Applications Deemed Approved .................................................................................... 6-50 10.102.060 – Permits to Run with the Land ........................................................................................ 6-50 10.102.070 – Expiration ....................................................................................................................... 6-51 10.102.080 – Time Extensions ............................................................................................................ 6-52 10.102.090 – Changes to an Approved Project................................................................................... 6-53 10.102.100 – Resubmittals .................................................................................................................. 6-54 10.102.110 – Covenants for Easements ............................................................................................. 6-55 Article 7: Zoning Code Administration Chapter 10.110 – Administrative Responsibility ................................................................................... 7-1 10.110.010 – Purpose ........................................................................................................................... 7-1 10.110.020 – Planning Agency .............................................................................................................. 7-1 10.110.030 – City Council ...................................................................................................................... 7-1 10.110.040 – Planning Commission ...................................................................................................... 7-1 10.110.050 – City Manager ................................................................................................................... 7-2 10.110.060 – Director ............................................................................................................................ 7-2 Chapter 10.112 – Amendments (General Plan, Zoning Code, and Zoning Map) ............................... 7-3 10.112.010 – Purpose ........................................................................................................................... 7-3 10.112.020 – Initiation of Amendment ................................................................................................... 7-3 10.112.030 – Processing, Notice, and Hearings ................................................................................... 7-3 10.112.040 – Commission's Action on Amendment .............................................................................. 7-4 Attachment 2 PC B1 - 25 Table of Contents TOC-8 10.112.050 – Council's Action on Amendment ...................................................................................... 7-4 10.112.060 – Findings and Decision ..................................................................................................... 7-5 10.112.070 – Effective Dates ................................................................................................................. 7-6 Chapter 10.114 – Appeals........................................................................................................................ 7-7 10.114.010 – Purpose ........................................................................................................................... 7-7 10.114.020 – Appeal Subjects and Jurisdiction..................................................................................... 7-7 10.114.030 – Filing and Processing of Appeals .................................................................................... 7-8 10.114.040 – Judicial Review .............................................................................................................. 7-10 Chapter 10.116 – Public Notices and Hearings ................................................................................... 7-11 10.116.010 – Purpose ......................................................................................................................... 7-11 10.116.020 – Notice of Hearing ........................................................................................................... 7-11 10.116.030 – Scheduling of Hearing ................................................................................................... 7-13 10.116.040 – Hearing Procedure......................................................................................................... 7-13 10.116.050 – Recommendation by Commission ................................................................................. 7-13 10.116.060 – Decision and Notice ....................................................................................................... 7-14 10.116.070 – Effective Date of Decision ............................................................................................. 7-14 Chapter 10.118 – Development Agreements ....................................................................................... 7-15 10.118.010 – Purpose ......................................................................................................................... 7-15 10.118.020 – Application ..................................................................................................................... 7-15 10.118.030 – Application Filing, Processing, and Review ................................................................... 7-16 10.118.040 – Contents of Development Agreement ........................................................................... 7-17 10.118.050 – Findings Required.......................................................................................................... 7-18 10.118.060 – Execution and Recordation ........................................................................................... 7-19 10.118.070 – Amendment and Cancellation of Development Agreements ........................................ 7-20 10.118.080 – Annual Review ............................................................................................................... 7-20 10.118.090 – Effect of Development Agreements ............................................................................... 7-22 10.118.100 – Approved Development Agreements............................................................................. 7-22 10.118.110 – Judicial Review - Time Limitation .................................................................................. 7-23 Chapter 10.120 – Specific Plans ........................................................................................................... 7-25 10.120.010 – Purpose ......................................................................................................................... 7-25 10.120.020 – Method of Adoption........................................................................................................ 7-25 10.120.030 – Applicability .................................................................................................................... 7-25 10.120.040 – Minimum Project Area ................................................................................................... 7-25 10.120.050 – Initiation of Specific Plans .............................................................................................. 7-25 10.120.060 – Pre-Application Conference, Application Filing, and Initial Review ............................... 7-26 10.120.070 – Preparation and Content ............................................................................................... 7-27 10.120.080 – Application Processing .................................................................................................. 7-28 10.120.090 – Adoption of Specific Plan ............................................................................................... 7-28 10.120.100 – Amendment of Specific Plan ......................................................................................... 7-29 Chapter 10.122 – Permit Revocations and Modifications .................................................................. 7-31 10.122.010 – Purpose ......................................................................................................................... 7-31 10.122.020 – Revocations ................................................................................................................... 7-31 10.122.030 – Modifications .................................................................................................................. 7-31 10.122.040 – Authority to Revoke or Modify ....................................................................................... 7-31 Attachment 2 PC B1 - 26 Table of Contents TOC-9 Article 8: Reserved Article 9: Definitions Chapter 10.132 – Definitions ................................................................................................................... 9-1 10.132.010 – General ............................................................................................................................ 9-1 10.132.020 – “A” Definitions .................................................................................................................. 9-2 10.132.030 – “B” Definitions .................................................................................................................. 9-5 10.132.040 – “C” Definitions .................................................................................................................. 9-5 10.132.050 – “D” Definitions .................................................................................................................. 9-7 10.132.060 – “E” Definitions .................................................................................................................. 9-8 10.132.070 – “F” Definitions ................................................................................................................ 9-11 10.132.080 – “G” Definitions ................................................................................................................ 9-12 10.132.090 – “H” Definitions ................................................................................................................ 9-12 10.132.100 – “I” Definitions .................................................................................................................. 9-13 10.132.110 – “J” Definitions ................................................................................................................. 9-13 10.132.120 – “K” Definitions ................................................................................................................ 9-14 10.132.130 – “L” Definitions ................................................................................................................. 9-14 10.132.140 – “M” Definitions ................................................................................................................ 9-19 10.132.150 – “N” Definitions ................................................................................................................ 9-19 10.132.160 – “O” Definitions ................................................................................................................ 9-20 10.132.170 – “P” Definitions ................................................................................................................ 9-21 10.132.180 – “Q” Definitions ................................................................................................................ 9-23 10.132.190 – “R” Definitions ................................................................................................................ 9-23 10.132.200 – “S” Definitions ................................................................................................................ 9-25 10.132.210 – “T” Definitions ................................................................................................................ 9-27 10.132.220 – “U” Definitions ................................................................................................................ 9-28 10.132.230 – “V” Definitions ................................................................................................................ 9-29 10.132.240 – “W” Definitions ............................................................................................................... 9-30 10.132.250 – “X” Definitions ................................................................................................................ 9-32 10.132.260 – “Y” Definitions ................................................................................................................ 9-32 10.132.270 – “Z” Definitions ................................................................................................................ 9-32 List of Tables Table 2-1 Use Regulations for Residential Zones ............................................................................... 2-2 Table 2-2 Residential Development Standards ................................................................................... 2-4 Table 2-3 Allowed Uses and Permit Requirements ........................................................................... 2-20 Table 2-4 Development Standards for C-1 and C-2 Zones ............................................................... 2-24 Table 2-5 CM Zone - Allowed Uses and Permit Requirements ......................................................... 2-30 Table 2-6 Development Standards for CM Zone ............................................................................... 2-33 Table 2-7 PF Zone - Allowed Uses and Permit Requirements .......................................................... 2-37 Table 2-8 Development Standards for PF Zone ................................................................................ 2-38 Table 2-9 OS Zone - Allowed Uses and Permit Requirements ......................................................... 2-41 Table 2-10 Development Standards for Os ZONE .............................................................................. 2-42 Table 3-1 Permitted Projections and Encroachments into Required SETBACK AREAS .................. 3-1 Table 3-2 Fences, Hedges, and Walls - Maximum Heights ............................................................ 3-10 Table 3-3 Off-Street Parking Requirements ..................................................................................... 3-17 Table 3-4 Required dimensions for standard parking lanes and stalls ............................................ 3-22 Attachment 2 PC B1 - 27 Table of Contents TOC-10 Table 3-5 Required dimensions for Non-standard parking lanes and stalls ..................................... 3-22 Table 3-6 Additional Dimensions for 45º HerringBone ..................................................................... 3-23 Table 3-7 Driveway Width ................................................................................................................. 3-24 Table 3-8 Bicycle Parking Requirements ......................................................................................... 3-30 Table 3-9 Number and Size of Loading Space Required ................................................................... 3-32 Table 3-10 Tenant Signs Allowed IN R-2, R-3, AND R-4 Zones ........................................................ 3-55 Table 3-11 Freestanding Signs........................................................................................................... 3-56 Table 6-1 Review Authority .................................................................................................................... 6-8 Table 6-2 Review Authority for Site Plan and Design Review ............................................................. 6-29 Table 6-3 Types of Minor Variances AllOwed ..................................................................................... 6-42 Table 7-1 Applicable Government Code Sections............................................................................... 7-11 List of Figures Figure 2-1 Reverse Corner Lots – Special Setback Requirements.................................................... 2-6 Figure 2-2 Types of Lots ..................................................................................................................... 2-8 Figure 3-1 Vision Clearance Triangle ................................................................................................. 3-2 Figure 3-2 Roof Types and Measurement of Structure Height ........................................................... 3-2 Figure 3-3 Measurement of Height on Through Lots ......................................................................... 3-3 Figure 3-4 Front Yard Setback Fence Height ................................................................................... 3-11 Figure 3-5 Front Yard Setback Fence Height ................................................................................... 3-11 Figure 3-6 Measurement of Fence or Wall Height............................................................................ 3-12 Figure 3-8 Dimensions for 45º Herringbone Parking ........................................................................ 3-23 Figure 3-9 Parking Lot Configurations .............................................................................................. 3-26 Figure 3-10 Height of a Sign ............................................................................................................. 3-43 Figure 3-11 Types of Signs ................................................................................................................. 3-46 Figure 3-12 Measurement of Sign Area ............................................................................................. 3-47 Figure 4-1 Drive-through Intersection Distance Requirement ............................................................. 4-12 Figure 9-1 Alley ...................................................................................................................................... 9-3 Figure 9-2 Attic....................................................................................................................................... 9-4 Figure 9-3 Berm ..................................................................................................................................... 9-5 Figure 9-4 Fence ................................................................................................................................. 9-11 Figure 9-5 Lot Types ............................................................................................................................ 9-18 Figure 9-6 Lot Measurements .............................................................................................................. 9-18 Figure 9-7 Setbacks ............................................................................................................................. 9-26 Figure 9-8 Structure Types .................................................................................................................. 9-27 Attachment 2 PC B1 - 28