Chapter 17.42
OVERLAY ZONING
Sections:
17.42.020 Designation Of Overlay Zoning.
17.42.030 Mixed Use Overlay (MUO).
17.42.040 Gateway Overlay (GWO).
17.42.050 Industrial Park Overlay (IPO).
17.42.060 Regional Commercial Overlay (RCO).
17.42.070 Agricultural Research and Development Overlay (RDO).
17.42.080 Special High Density Overlay (SHO).
17.42.010 Purpose:
The overlay zoning established by this title supplements the use regulations and/or development standards of the applicable base zone, where important site, neighborhood, or area characteristics require particular attention in project planning. In the event of a conflict with the regulations of the base zoning district and the overlay zoning, the provisions of the overlay zoning shall govern. The provisions of this section shall apply to all projects with overlay zoning. (Ord. 473 §3, 2007)
17.42.020 Designation Of Overlay Zoning:
Overlay zoning shall be designated by representative symbols within parentheses on the zoning map following the base zoning district. (Ord. 473 §3, 2007)
17.42.030 Mixed Use Overlay (MUO):
A. Purpose And Intent: The purpose of the mixed use overlay (MUO) district is to provide an opportunity for the development of residential units in conjunction with a different underlying land use designation. Areas designated downtown commercial and professional offices are also designated with the mixed use overlay. Areas designated neighborhood commercial and highway commercial shall be considered for the addition of the mixed use overlay on a case-by-case basis. Even if not so designated on the zoning map, the mixed use overlay shall apply to any commercial or professional office property that will incorporate low- or very low-income residential housing units within a commercial or professional office development project. The intent of this district is to provide housing opportunities without reducing available land for commercial and professional office development. Mixed use development is intended to blend residential, commercial, cultural, institutional, or entertainment uses, where those functions are physically and functionally integrated, and allows people to live and work in the same area, increasing the presence of people during extended hours, hence increased social and economic vitality in mixed use areas. The benefits of mixed use development include greater housing variety and density; reduced distances between housing, workplaces, retail businesses, and other destinations; more compact development, stronger neighborhood character, and pedestrian and bicycle-friendly environments.
B. Applicability Of Mixed Use Overlay: Property with the MUO classification on the zoning map is subject to the provisions of this division in addition to those of the underlying zone.
C. Permitted Uses: In addition to the permitted uses in the underlying zoning district, the mixed use overlay establishes residential use as a permitted use. For this section, "mixed use development" means residential units developed in conjunction with another underlying zoning district. Residential uses are permitted on the second and third stories of structures or behind commercial, retail, or professional office frontage on the ground floor. For purposes of this section and the allowable land uses designated in section 17.26.040, emergency shelters, single-room occupancy facilities, and employee housing as defined in chapter 17.80, and residential care facilities as defined in chapter 17.88, may be developed in the retail business (C-R) and highway commercial (C-H) zoning districts with a mixed use overlay without also developing the commercial or retail development otherwise required by the underlying zoning district, subject to issuance of a conditional use permit. Notwithstanding the foregoing, emergency shelters are not allowed uses in the highway commercial (C-H) zoning district. Residential uses as part of a mixed use development are allowed in the C-N neighborhood commercial, C-R retail business, C-H highway commercial, and P-O professional office zoning districts subject to the allowed uses and permit requirements designated in the land use table, Table 17.26-1, of section 17.26.040.
D. Development Standards: Parking must be supplied in accordance with chapter 17.58, "Parking." One residential unit per floor is allowed for every three thousand (3,000) square feet of commercial or office space. Additional units may be granted in accordance with the state density bonus provision, any density bonus ordinance enacted by the city, or by means of a development agreement adopted pursuant to section 17.16.160. The development shall comply with the development standards for the underlying zoning district. The opportunity for mixed use development shall be considered in conjunction with the design review process.
E. Design Review Required: Design review required for all mixed use development within the city per section 17.16.070, "Design Review." (Ord. 533 §2(part), 2018: Ord. 473 §3, 2007).
17.42.040 Gateway Overlay (GWO):
A. Purpose And Intent: Commercial and visitor serving areas that are located at the northern and southern entrances to the community serve as "gateways" to Greenfield. These areas should be made aesthetically attractive since they provide an influential visual statement regarding the character of the community. Such areas should be designed to provide visual amenities that are not required for uses designed to serve more local needs. The purpose of the gateway overlay is to require the provision of attractive signage, additional landscaping, and greater attention to building design and lighting.
B. Applicability Of Gateway Overlay: The "(GWO)" appearing after a zone abbreviation on the zoning map indicates that the property so classified is subject to the provisions of this division in addition to those of the underlying zone.
C. Development Standards: Development subject to the gateway overlay standards requires a higher level of attention to architectural design, landscaping, lighting, and signage. Development within this overlay shall be subject to the design standards established in the city of Greenfield gateway districts design guidelines, incorporated as part of this code by reference.
D. Design Review Required: Design review is required for all new construction, renovations, remodels, improvements, or changes within the GWO districts. (Ord. 473 §3, 2007)
17.42.050 Industrial Park Overlay (IPO):
A. Purpose: The industrial park overlay (IPO) is intended to protect the viewshed of adjacent areas including the gateway areas and EI Camino Real, to ensure that development is attractive and appropriate in appearance, and to ensure property maintenance and proper use.
B. Applicability Of Industrial Park Overlay (IPO) Districts: The" (IPO)-" appearing after a zone abbreviation on the zoning map indicates that the property so classified is subject to the provisions of this division in addition to those of the underlying zone.
C. Development Standards: Development within the industrial park overlay districts requires a higher level of attention to architectural design, landscaping, lighting, and signage. Development within this overlay district shall be subject to the design standards established in the city of Greenfield industrial park design guidelines, incorporated as part of this code by reference.
D. Employment Requirement: New development in the industrial park overlay (IPO) must create new permanent full time jobs (40 hours worked per week) or the hourly equivalent within city limits. The number of full time jobs created must be at least six (6) full time jobs per gross acre of land developed or one full time job for every two thousand (2,000) square feet of gross floor area, whichever is greater. Exceptions based on hardship may be granted by the planning commission on a case by case basis.
E. Design Review Required: Design review is required for all new construction, renovations, remodels, improvements, or changes within the IPO districts. (Ord. 473 §3, 2007)
17.42.060 Regional Commercial Overlay (RCO):
Highway commercial areas that are intended to draw from a regional market should provide amenities beyond those required for uses that are designed to serve more local needs. Regional commercial development must be developed in a manner that enhances the community.
A. Purpose: The purpose of the regional commercial overlay (RCO) is to require increased standards for parking spaces, additional landscaping, and greater attention to buffering commercial uses from nearby residential and agricultural uses. In order to ensure regional commercial development that enhances the community, a design overlay that addresses such requirements is provided for areas designated for this type of development.
B. Applicability Of Regional Commercial Overlay: The "(RCO)" appearing after a zone abbreviation on the zoning map indicates that the property so classified is subject to the provisions of this division in addition to those of the underlying zone.
C. Development Standards: Development within the regional commercial overlay requires a higher level of attention to architectural design, landscaping, lighting, and signage, and higher ratios of parking. Development within this overlay shall be subject to the design standards established in the city of Greenfield citywide design guidelines, incorporated as part of this title by reference.
Parking requirements for this overlay are 4.5 parking spaces per one thousand (1,000) square feet of net retail space. (Ord. 473 §3, 2007)
17.42.070 Agricultural Research And Development Overlay (RDO):
A. Purpose: The purpose of the agricultural research and development overlay (RDO) district is to allow for greater flexibility and creativity in the development of agriculturally related industrial sites and to encourage compatible development within the overlay district.
B. Applicability of Research and Development Overlay (RDO) Districts: The (RDO) appearing after a zone abbreviation on the zoning map indicates that the property so classified is subject to the provisions of this article in addition to those of the underlying zone.
C. Permitted Uses: The agricultural research and development overlay district alters the permitted uses in the zoning district under which the overlay district is located. Any uses permitted in the district, or portion thereof so overlaid, shall be permitted subject to all provisions applicable to the district as hereinafter set forth. In addition, buildings within the district may be constructed, altered, enlarged or reconstructed for any of the following specified uses and uses customarily accessory to such uses: educational, manufacturing, assembling, packaging, agricultural research and development, processing, fabrication, warehousing, wholesaling, and accessory parking.
D. Development Standards: Development within the agricultural research and development overlay districts shall be consistent with the underlying light industrial zoning district with the exception of maximum lot coverage. The agricultural research and development overlay districts shall limit maximum lot coverage to fifty percent (50%). Development within this overlay shall be subject to the design standards established in the city of Greenfield research and development districts design guidelines, incorporated as part of this code by reference.
E. Design Review Required: Design review is required for all new construction, renovations, remodels, improvements, or changes within the RDO districts per section 17.16.070, Design Review.
Article VI of the zoning code includes all definitions associated with the preceding articles. The following definitions are relevant to the proposed RDO, and therefore should be added to Article VI:
"Agricultural" means relating to or used in or promoting agriculture or farming. The use of land for production of crops, including horticulture, floriculture and viticulture, but excluding the raising of livestock for commercial purposes and excluding any other uses such as would create offensive and noxious odors. All methods of production and management of livestock, crops, vegetation, and soil include, but are not limited to, the related activities of tillage, fertilization, pest control, harvesting and marketing.
"Agricultural research and development" means the systematic study and application of knowledge or understanding to determine the means by which a recognized and specific need may be met for the productive development of processes and designs to be used in the future production of agriculturally related goods and services. Such efforts may, by necessity, include the limited assembly or fabrication of physical models or prototypes in an amount necessary solely for the purpose of establishing the criteria by which such products, commodities or services may be reproduced in quantities in such a manner as to best serve their intended purpose. The end result is the development toward the production of useful materials, devices, and systems or methods, including design, development, and improvement of prototypes and new processes to meet these specific requirements.
"Agricultural research and development, facility" means an establishment engaged in laboratory, scientific, or experimental testing and development related to new products, new uses for existing products, or improving existing products for agriculturally related goods and services. Does not include establishments engaged in efficiency surveys, management studies, consumer surveys, economic surveys, advertising, promotion, or research in connection with literary, historical, or similar projects. Facilities include land, buildings, and fixed capital equipment and the acquisition, design, and construction of, or major repairs or alterations to, all physical facilities for use in agricultural research and development activities. (Ord. 474 §3 (Exh. A), 2007).
17.42.080 Special High Density Overlay (SHO).
A. Purpose and Intent: The purpose of the special high density overlay (SHO) is to provide an opportunity for the development of affordable rental and for sale residential units at a higher density than typically allowed in the high density residential district (R-H).
B. Applicability of Special High Density Overlay: Property with the SHO classification on the zoning map is subject to the provisions of this chapter in addition to those of the underlying R-H district.
C. Permitted Uses: Permitted uses must be consistent with those uses allowed in the underlying R-H district.
D. Development Standards: The SHO overlay modifies the underlying R-H district by requiring a range of densities between twenty (20) and twenty-one (21) units per acre. Development subject to the SHO must meet all other standards in the underlying R-H district.
E. Design Review Required: Design review in SHO districts must be consistent with design review required in the underlying R-H district. (Ord. 477 §3(Exh. A), 2007).