This Chapter lists the land uses that may be allowed within the Special Purpose zoning districts established by Section 20-20.020 (Zoning Map and Zoning Districts), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
(Ord. 3677 § 1, 2004)
The purposes of the individual Special Purpose zoning districts
and the manner in which they are applied are as follows.
A.
OSR
(Open Space—Recreation) district. The OSR zoning district is
applied to public park and recreation sites and areas within the City.
The OSR zoning district is consistent with and implements the Parks &
Recreation land use classification of the General Plan.
B.
OSC
(Open Space—Conservation) district. The OSC zoning district
is applied to important open space areas of the City including wetlands,
waterways, hillsides, ridgelines, scenic areas, significant vegetation
areas, wildlife habitat and corridors, community separators, watersheds,
geologic features, natural hazards areas, agricultural land, and areas
that functionally link open space areas. The OSC zoning district is
consistent with and implements the Open Space land use classification
of the General Plan. More specific purposes of the open space District
are to:
1.
Provide
a zoning district for permanently protected open space areas;
2.
Preserve
as open space parcels from which development potential has been sold,
transferred, dedicated, donated, or otherwise removed from the parcel
as recorded on deed, map, development plan, policy statement, easement,
private covenant, or any other legal mechanism;
3.
Provide
for limited development up to one unit per 40 acres or legally existing
parcel in a manner that will preserve and maintain open space benefits;
4.
Protect
rare, threatened, and endangered plants and animals;
5.
Protect
and enhance wildlife habitat;
6.
Provide
sites for education and scientific research;
7.
Control
alteration of the natural environment and terrain in areas of environmental
and scenic significance to the community;
8.
Protect
people and property from geologic, hydrologic, and other natural hazards;
9.
Enhance
and maintain for public welfare and well-being, the public amenities
accrued from the preservation of scenic beauty and environmental quality;
10.
Provide opportunities for low intensity uses and recreational activities
compatible with open space benefits, which may include bird watching,
playing fields for team sports, nature photography and study, wildlife
observation, and scientific research and education.
C.
PI
(Public and Institutional) district. The PI zoning district is applied
to areas appropriate for public facilities, utilities, hospitals,
and public assembly facilities including: public schools, libraries,
government offices, etc. The PI zoning district is consistent with
and implements the Public/Institutional land use designation of the
General Plan.
D.
PD
(Planned Development) district. The PD district is intended to recognize
the advantage that integrated community offers over conventional zoning
techniques in implementing General Plan goals through specific site
developments. The PD district is specifically envisioned as a mechanism
to preserve and/or create distinctive, high quality, single or mixed
use developments that meet or exceed the goals of the General Plan.
The requirements of this district are intended to encourage preservation
of existing amenities and creation of new amenities; provide for a
variety of housing types and densities; and achieve superior relationships
among uses, both within and surrounding the district. The PD district
is intended to be used only where the other zoning districts established
by this Zoning Code cannot achieve these goals.
(Ord. 3677 § 1, 2004; Ord. 4002 § 7, 2012)
A.
Special Purpose districts except PD. Table 2-12 identifies the uses of land allowed by this Zoning Code in the Special Purpose zoning districts except for the PD district, and the land use permit required to establish each use, in compliance with Section 20-21.030 (Allowable Land Uses and Permit Requirements).
Note: where the last column in the table ("Specific
Use Regulations") includes a section number, the regulations in the
referenced section apply to the use. Provisions in other sections
of this Zoning Code may also apply.
B.
PD district land uses and permit requirements. See Section 20-26.060 (PD District Standards).
TABLE 2-12
Allowed Land Uses and Permit Requirements for Special Purpose
Districts*
|
P
MUP
CUP
S
—
|
Permitted Use, Zoning Clearance required
Minor Conditional Use Permit required
Conditional Use Permit required
See Specific Use Regulations for requirement
Use not allowed
| ||
---|---|---|---|---|
LAND USE (1)
|
PERMIT REQUIRED BY ZONE
|
Specific Use Regulations
| ||
OSR
|
OSC
|
PI
| ||
AGRICULTURAL, OPEN SPACE, AND RESOURCE-BASED USES
| ||||
Agricultural accessory structure
|
CUP
|
CUP
|
—
|
|
Animal keeping—Livestock
|
S
|
S
|
S
|
20-42.040
|
Crop production, horticulture, orchard, vineyard
|
CUP
|
CUP
|
—
|
|
Open space, public or private
|
CUP
|
CUP
|
—
|
|
Wildlife or botanical preserve or sanctuary
|
CUP
|
CUP
|
—
|
|
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
| ||||
Storage—Accessory
|
P
|
P
|
P
|
|
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
| ||||
Golf course/country club, public or quasi-public
|
CUP(3)
|
—
|
MUP
|
|
Library, museum
|
MUP
|
MUP
|
P
|
|
Meeting facility, public or private
|
MUP
|
MUP
|
CUP
|
|
Park, playground
|
P
|
P
|
P
|
|
School, public or private
|
MUP
|
MUP
|
CUP
|
|
Sports and entertainment assembly facility
|
CUP
|
—
|
CUP
|
|
Studio—Art, dance, martial arts, music, etc.
|
CUP
|
—
|
CUP
|
|
Theater, auditorium—Public
|
CUP
|
—
|
P
|
|
RESIDENTIAL USES (See Section 20-28.080, Senior Housing (-SH) combining district, for specific requirements regarding proposed senior housing developments)
| ||||
Accessory dwelling unit
|
S(3)
|
S
|
—
|
20-42.130
|
Animal keeping—Domestic and exotic
|
S
|
S
|
S
|
20-42.040
|
Caretaker unit
|
CUP(3)
|
—
|
—
|
|
Community care facility—6 or fewer clients
|
P(3)
|
P
|
CUP
|
20-42.060
|
Community care facility—7 or more clients
|
—
|
—
|
CUP
|
20-42.060
|
Emergency shelter
|
CUP
|
CUP
|
CUP
|
|
Home occupation
|
S(3)
|
S
|
—
|
20-42.070
|
Junior accessory dwelling unit
|
S
|
S
|
—
|
20-42.130
|
Mobile home/manufactured housing unit
|
P(3)
|
CUP
|
—
|
20-42.094
|
Multi-family dwellings
|
MUP(3)
|
—
|
—
|
|
Organizational house
|
—
|
—
|
CUP
|
|
Residential accessory structures and uses
|
P(3)
|
P
|
—
|
20-42.030
|
Single-family dwelling
|
P(3)
|
CUP
|
—
|
|
Single-family dwelling, attached
|
MUP(3)
|
—
|
—
|
|
Supportive housing(4)
|
P
|
—
|
—
|
|
Transitional housing
|
CUP(3)
|
CUP
|
CUP
|
|
RETAIL TRADE
| ||||
Restaurant, café, coffee shop—Counter ordering
|
MUP
|
—
|
MUP
|
|
Restaurant, café, coffee shop—Outdoor dining
|
MUP
|
—
|
MUP
|
20-42.160
|
Restaurant, café, coffee shop—Serving alcohol (no
bar)
|
MUP
|
—
|
MUP
|
20-42.160
|
Restaurant, café, coffee shop—Table service
|
MUP
|
—
|
MUP
|
|
SERVICES—BUSINESS, FINANCIAL, PROFESSIONAL
| ||||
ATM
|
—
|
—
|
P
|
|
Medical service—Clinic, urgent care
|
—
|
—
|
P(2)
|
|
Medical service—Doctor office
|
—
|
—
|
MUP
|
|
Medical service—Health care facility
|
—
|
—
|
MUP
|
20-42.060
|
Medical service—Hospital
|
—
|
—
|
CUP
|
|
Medical service—Integrated medical health center
|
—
|
—
|
P(2)
|
|
Medical service—Lab
|
—
|
—
|
P(2)
|
|
Office—Accessory
|
P(3)
|
P
|
P
|
|
Office—Government
|
MUP(3)
|
MUP
|
P
|
|
Office—Professional
|
—
|
—
|
MUP
|
|
SERVICES—GENERAL
| ||||
Accessory services
|
—
|
—
|
P
|
20-42.024
|
Cemetery, mausoleum, columbarium
|
—
|
—
|
P
|
|
Child day care—Small family day care home
|
P(3)
|
P
|
P
|
|
Child day care—Large family day care home
|
MUP(3)
|
MUP
|
—
|
20-42.050
|
Child day care—Child care center
|
MUP
|
MUP
|
MUP
|
20-42.050
|
Extended hours of operation (11:00 p.m. to 6:00 a.m.)
|
—
|
—
|
MUP
|
|
Mortuary, funeral home
|
—
|
—
|
P
|
|
Public safety facility
|
CUP
|
CUP
|
P
|
|
Social service organization
|
—
|
—
|
P
|
|
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
| ||||
Broadcasting studio
|
—
|
—
|
MUP
|
|
Parking facility, public or commercial
|
—
|
—
|
MUP
|
|
Taxi or limousine dispatch facility
|
—
|
—
|
MUP
|
|
Telecommunications facilities
|
S
|
S
|
S
|
20-42.044
|
Utility facility
|
MUP
|
MUP
|
MUP
|
|
Utility infrastructure
|
P
|
P
|
P
|
|
Key to Zoning District Symbols
| |
---|---|
OSR
|
Open—Recreation
|
OSC
|
Open—Conservation
|
PI
|
Public and Institutional
|
Notes:
| |
---|---|
(1)
|
See Division 7 for land use definitions.
|
(2)
|
Any new uses shall be directly affiliated with an existing hospital;
otherwise a MUP is required for a new use.
|
(3)
|
Not permitted in the Southeast Greenway area.
|
(4)
|
Supportive housing is allowed only when the proposed use meets
each of the requirements of Assembly Bill 2162, as specified in Goverrment
Code Section 65651.
|
*
|
The land use and permit requirements set forth in this table shall be waived for all land uses approved under the provisions of Chapter 20-16, Resilient City Development Measures.
|
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3766 § 1 Exh. A, 2006; Ord. 3968 § 5, 2011; Ord. 3997 § 4, 2012; Ord. 4001 § 5, 2012; Ord.
4002 § 5, 2012; Ord. 4042 § 2, 2015; Ord. 2017-024 §
4; Ord. 2018-012 § 3; Ord. 2019-009 § 3; Ord. 2020-001 § 6; Ord. 2021-012 § 16)
Subdivisions, new land uses and structures, and alterations
to existing land uses and structures, shall be designed, constructed,
and established in compliance with the requirements in Table 2-13,
in addition to any other applicable Requirements of this Division,
and the development standards (e.g., landscaping, parking and loading,
etc.) in Division 3 of this Zoning Code.
TABLE 2-13—OS AND PI DISTRICT DEVELOPMENT STANDARDS
| ||
---|---|---|
Development Feature
|
Requirement by Zoning District
| |
OSR, OSC
|
PI (3)
| |
Minimum lot size
|
Minimum area and width for parcels proposed in new subdivisions.
| |
Area
|
Determined by CUP, but shall be large enough to protect open
space resource
|
10,000 sf
|
Width, depth
|
Determined by CUP
|
None required (1)
|
Residential density
|
Maximum number of dwelling units allowed on a parcel.
The actual number of units will be determined by the City through
subdivision or land use permit approval.
| |
Maximum density
|
1 unit per 40 acres; or 1 unit per legal lot less than 40 acres
|
Determined by CUP for student housing
|
Setbacks
|
Minimum setbacks required. See Section 20-30.110 for setback measurement instructions.
| |
Front
|
Determined by CUP
|
15 ft (2)
|
Side—Interior, each
|
5 ft (2)
| |
Side—Corner
|
15 ft (2)
| |
Rear
|
15 ft (2)
| |
Lot coverage
|
Maximum percentage of total lot area that may be covered
by structures.
| |
Maximum coverage
|
1% or 6,000 sf, whichever is greater (maximum coverage applies
to both structures and non-native vegetation)
|
65%
|
Height limit
|
Maximum allowable height of structures. See Section 20-30.070 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
| |
Maximum height
|
35 ft; non-residential structures may be authorized greater
height by CUP
|
35 ft
|
Landscaping
|
See Chapter 20-36 (Landscaping Standards)
| |
Parking
|
See Chapter 20-38 (Parking and Loading)
| |
Signs
|
See Chapter 20-38 (Signs)
|
Notes:
| |
---|---|
(1)
|
Subdivision or Conditional Use Permit approval may establish
specific requirements for minimum lot area and/or dimensions based
on the characteristics of the site or surroundings, environmental
constraints, and/or other issues.
|
(2)
|
The Design Review process may require larger setbacks.
|
(3)
|
Each PI zoning district development standard may be reduced
by Conditional Use Permit approval based upon the project's appropriateness
of location, accessibility, traffic impacts, existing site conditions,
design compatibility with adjacent land uses, natural and built constraints,
and other potential community impacts.
|
(Ord. 3677 § 1, 2004)
A.
Requirements for rezoning. A rezoning of property to the OSC zoning district in compliance with Chapter 20-50 (General Plan, Zoning Map, and Zoning Code Amendments) shall be subject to the following requirements.
1.
Eligible
sites. The OSC district may be applied to:
a.
An area designated as Open Space or Low Density/Open Space in the
General Plan;
b.
A site with special open space areas such as creeks, hillsides, ridges, wetlands, or other areas as described in the purpose statement for the OSC zoning district in Section 20-26.010;
c.
A site that contains, or is thought to contain, natural resources
or natural hazards. If important natural resources or natural hazards
are demonstrated not to exist on the parcel, a property owner may
request a rezoning to an appropriate zoning district consistent with
the underlying land use designation of the General Plan; or
d.
A site for which development potential no longer is attached to the
land.
2.
Application
requirements. The application for rezoning shall include a map of
existing land uses within 300 feet of the site, in addition to the
information and materials normally required by the Department for
a rezoning application.
(Ord. 3677 § 1, 2004)
A.
Requirements for rezoning. A rezoning of property to the PD zoning district in compliance with Chapter 20-50 (Permit Application Filing and Processing) shall be subject to the following requirements, including the concurrent filing and approval of a Development Plan and Policy Statement.
1.
Minimum
site area for rezoning. The site proposed for rezoning to the PD district
shall be a minimum of 15 acres.
2.
Application
requirements. The application for rezoning shall include the following
information and materials, in addition to those normally required
by the Department for a rezoning application.
a.
Project description. A written and/or diagrammatic project description
that provides sufficient information to evaluate the merits of the
proposed zoning, including a statement of how proposed Residential
development will comply with the City's affordable housing and growth
management requirements.
b.
Site features map. A site features map depicting the existing topography,
structures and natural features including areas of significant vegetation.
Properties within 300 feet of the site shall be included on the site
features map.
c.
Infrastructure. A description of the infrastructure necessary for
each phase of the proposed project.
d.
Policy Statement. A Policy Statement that provides the following
information for each land use area proposed in the Development Plan,
organized and formatted as required by the Department:
(1)
Permitted uses, allowable accessory uses, and uses allowed with Conditional
Use Permit approval;
(2)
Subdivision regulations including minimum lot area and dimension
requirements;
(3)
Site planning and development regulations establishing maximum densities,
setback and building height requirements for primary and accessory
structures, site coverage limits (including paved areas, except for
those on single-family detached residential lots), and parking requirements;
and
(4)
Design guidelines.
e.
Development Plan. A Development Plan that identifies the following,
consistent with the Policy Statement:
(1)
The location of each land use area proposed within the site, including
any proposed open space and common areas;
(2)
Major circulation features within the development; and
(3)
Site features affecting site development, including site features
to be preserved in their natural state, or modified as specified by
the Development Plan.
3.
Design
Review Board review and recommendation. Prior to a hearing by the
Commission on a rezoning to the PD zoning district, the proposed Policy
Statement and Development Plan shall be reviewed by the:
a.
Design Review Board (DRB), who shall recommend to the Commission
whether the project will comply with the findings required by Subsection
A.4.b and the City's Design Guidelines; and
b.
The Community Development Advisory Committee (DAC), in the case of
a Policy Statement and Development Plan that involves the proposed
subdivision of the site.
The comments and recommendations of the DRB and/or DAC, as applicable,
shall be forwarded to the Commission.
|
4.
Commission review and decision. In establishing the PD district, the Commission shall hold a public hearing on the proposed Policy Statement and Development Plan at the same time as the hearing required for the rezoning by Chapter 20-66.
a.
After the hearing, the Commission may recommend Council approval
of the Policy Statement, development Plan, and rezoning, or approval
subject to conditions and/or modifications, or the Commission may
deny the application. A Commission denial shall be final unless appealed
to the Council.
b.
The Commission may recommendation approval or conditional approval
if it first finds that the proposed PD district will promote development
of a distinctive project of the highest quality as evidenced by specific
findings which may include the following:
(1)
Preservation of natural amenities including creeks, hillsides and
significant vegetation;
(2)
The creation of new amenities such as recreational and/or community
facilities;
(3)
Diversity in the proposed mix of housing types and densities;
(4)
Development regulations that will ensure a superior relationship
among uses within the district as well as those surrounding the district;
(5)
Preservation and protection of the quality of living for areas surrounding
the proposed planned community; and
(6)
Accommodation of non-auto oriented modes of transportation including
pedestrian walkways, bicycle paths and transit routes/stops.
(7)
Other project features that the Planning Commission believes should
be acknowledged.
5.
Council
review and decision. Upon receipt of a Commission recommendation for
approval, or approval subject to conditions and/or modifications,
the Council shall hold a public hearing on the zoning application,
including the proposed Policy Statement and Development Plan. Following
the public hearing, the Council shall either adopt an ordinance changing
the zoning on the site to the PD district, and approve the Policy
Statement and Development Plan subject to conditions and/or modifications
as the Council deems appropriate, or the Council may deny the application.
B.
Effect
of Policy Statement and Development Plan. All proposed development
and new land uses within a PD district shall comply with the approved
Policy Statement and Development Plan. In the event an inconsistency
is found between the Policy Statement and Development Plan, the regulations
established in the Policy Statement shall govern development of the
site. A request to modify, change or revise any approved Development
Plan or Policy Statement shall be processed in the same manner as
any other zone change application.
C.
Allowable land uses. Allowable land uses within the PD district shall be limited to those identified in the adopted Policy Statement or Development Plan. The uses authorized by the City through the approval of a Policy Statement and Development Plan shall be limited to those that are consistent with the General Plan land use classification applicable to the site. Animal keeping shall comply with Section 20-42.040 unless the Policy Statement allows for different uses in which case the least restrictive regulations would apply. Where a Policy Statement or Development Plan does not include a list of allowable land uses, the most similar standard zoning district and its list of allowable land uses shall apply.
D.
Land
use permit requirements. The adopted Policy Statement or Development
Plan shall specify whether each allowable use is permitted, or requires
Minor Use Permit, or Conditional Use Permit approval; except that
the re-occupancy of an existing building with a use permitted in the
Policy Statement or Development Plan that is similar or less intense
than the previous approved use of the building shall be permitted,
as determined by the Director. The Director's determination shall
be based on criteria including the following:
1.
Pedestrian
and vehicular traffic;
2.
Parking
requirements;
3.
Number
of employees/clients;
4.
Nuisance
factors including noise, odors, fumes, dust, dirt, litter, vibrations,
etc.; and
5.
The
consistency of the proposed use with the other permitted uses identified
in the Policy Statement or development Plan.
E.
Site
planning and development standards. Proposed development shall occur,
and new land uses shall be established on a site within the PD zoning
district only in compliance with the development standards (e.g.,
minimum parcel size, building site area, lot coverage, setbacks, height
limits, parking requirements, open space requirements, etc.) identified
by the approved Policy Statement and Development Plan.
1.
Setback
requirements. Unless specifically stated in the Policy Statement or
Development Plan, single-family dwellings shall comply with the following
setback requirements.
a.
Front yard setback: 15 feet, except that garages and carports opening
onto a street shall have a minimum distance of 19 feet between the
opening and the rear of a public sidewalk or 19 feet from property
line or adopted plan line, whichever is greater, except that detached
accessory buildings shall have a 50-foot front yard.
b.
Side yard setback: five feet, except that:
(1)
Two story portions of the structure shall be set back 10 feet; and
(2)
When the street side lot line of a corner lot is the continuation
of the front lot line of an adjacent lot, portions of a single-family
dwelling located within the rear 20 feet of the corner lot shall be
set back a minimum of 15 feet from the street side lot line.
c.
Rear yard setback: five feet.
2.
Allowable
variation of standards with rezoning to PD. In considering a proposed
Development Plan and Policy Statement, the Commission and Council
may require higher standards or allow different standards for the
PD district than are required by other residential zoning districts
with respect to density, uses, heights, parking, traffic circulation,
landscaping, lot sizes, and other standards, provided that the modified
standards, requirements and regulations are consistent with the General
Plan.
F.
Minor
modifications. Minor modifications to an approved PD project that
do not increase approved density, change approved uses, or substantially
change the approved Policy Statement or Development Plan may be authorized
through Minor Use Permit approval.
(Ord. 3677 § 1, 2004; Ord. 3711 § 1 Exh. A, 2005; Ord. 3994 § 3, 2012; Ord. 3995 § 6, 2012)