TITLE 10. PLANNING AND ZONING Revised 1/12 Revised 4/12
CHAPTER 1 SUBDIVISIONS
Article 1. General Provisions
10-1.101 Citation and Authority
10-1.102 Purpose
10-1.103 Conformity to General Plan, Specific Plans and Zoning Ordinances
10-1.104 Application
10-1.105 Modification of Requirements
Article 2. Definitions and Responsibilities
10-1.201 Definitions
10-1.202 Responsibilities
Article 3. Maps Required
10-1.301 General
10-1.302 Division of Land--Five or More Parcels
10-1.303 Division of Land--Four or Fewer Parcels (Minor Subdivisions)
10-1.304 Plat Maps
10-1.305 Fees and Deposits
Article 4. Subdivision of Five or More Parcels
10-1.401 Preliminary Maps (Deleted)
10-1.402 Tentative Maps
10-1.403 Final Maps
Article 5. Subdivision of Four or Fewer Parcels (Minor Subdivisions)
10-1.501 Tentative Parcel Map
10-1.502 Parcel Maps
10-1.503 Waiver of Parcel Map Requirements
Article 6. Dedications and Reservations
10-1.601 Dedication of Streets, Alleys and Other Public Rights-of-Way or Easements
10-1.602 Park Land Dedication
10-1.603 School Site Dedication
10-1.604 Reservations
10-1.605 Claims of Excessive Dedications
Article 7. Common Interest Development (Condominium) Conversion
10-1.701 Purpose
10-1.702 Requirements and Procedures
10-1.703 Physical Standards for Condominium Conversions
10-1.704 Tenant Provisions
10-1.705 Effect of Proposed Conversion on the City’s Low- and Moderate-Income Housing Supply
10-1.706 Findings
Article 8. Subdivision Improvements
10-1.801 General
10-1.802 Improvements required
10-1.803 Deferred Improvement Agreements
10-1.804 Design
10-1.805 Access
10-1.806 Improvement Plans
10-1.807 Improvement Agreement
10-1.808 Improvement Security
10-1.809 Construction
10-1.810 Construction Inspection
10-1.811 Completion of Improvements
10-1.812 Acceptance of Improvements
10-1.813 Supplemental Improvement Capacity
Article 9. Reversions to Acreage
10-1.901 General
10-1.902 Initiation of Proceedings
10-1.903 Contents of Petition
10-1.904 Submittal of Petition to City Engineer
10-1.905 City Council Approval
10-1.906 Filing with County Recorder
Article 10. Parcel Mergers
10-1.1001 Mergers Not Required
10-1.1002 Mergers Required
10-1.1003 Notice of Intention to Determine Status
10-1.1004 Hearing on Determination of Status
10-1.1005 Determination of Merger
10-1.1006 Determination When No Hearing Is Requested
10-1.1007 Request to Merge by Property Owner
10-1.1008 Unmerged Parcels
10-1.1009 Request for Determination by Owner
10-1.1010 Fee for Mergers and Unmergers
Article 11. Correction and Amendments of Maps
10-1.1101 Requirements
10-1.1102 Form and Contents
10-1.1103 Submittal and Approval by City Engineer
10-1.1104 Filing with County Recorder
10-1.1105 Fee
Article 12. Vesting Tentative Maps
10-1.1201 Citation and Authority
10-1.1202 Purpose and Intent
10-1.1203 Consistency
10-1.1204 Definitions
10-1.1205 Application
10-1.1206 Filing and Processing
10-1.1207 Expiration
10-1.1208 Vesting on Approval of Vesting Tentative Map
10-1.1209 Development Inconsistent with Zoning - Conditional Approval
10-1.1210 Applications Inconsistent with Current Policies
10-1.1211 Failure to Obtain Design Review Approval
Article 13. Enforcement of Article Provisions
10-1.1301 Prohibition
10-1.1302 Remedies
10-1.1303 Certificate of Compliance
10-1.1304 Notice of Violation
10-1.1305 Penalties
10-1.1306 Judicial Action
CHAPTER 2 ZONING
PART I. GENERAL PROVISIONS
Article 1. Title, Adoption & Purposes
10-2.1.101 Title
10-2.1.102 Purpose & Intent
10-2.1.103 Adoption of Zoning Provisions
10-2.1.104 Effect of Adoption
10-2.1.105 Adoption of Land Use Guides
Article 2. Establishment of Districts
10-2.1.201 Designation of Land Use Districts
10-2.1.202 Zone Maps Adopted
10-2.1.203 Definitions of Boundaries
10-2.1.204 Use of Land Limited
Article 3. Definitions
10-2.1.301 Purpose & Applicability
10-2.1.302 Rules for Construction of Language
10-2.1.303 Definitions Revised 4/12
Article 4. Use Classifications
10-2.1.401 Purpose & Applicability
10-2.1.402 Uses Not Classified
10-2.1.403 Use Classifications
PART II. BASE DISTRICT REGULATIONS
Article 1. Single Family Residential Districts
10-2.2.101 Purpose & Intent
10-2.2.102 Land Use Regulations
10-2.2.103 Property Development Regulations Revised 4/12
Article 2. Duplex Residential District
10-2.2.201 Purpose & Intent
10-2.2.202 Land Use Regulations
10-2.2.203 Property Development Regulations Revised 4/12
Article 3. Multiple Family Residential Districts
10-2.2.301 Purpose & Intent
10-2.2.302 Land Use Regulations
10-2.2.303 Property Development Regulations Revised 4/12
Article 4. High Density Residential Planned Development District
10-2.2.401 Purpose & Intent
10-2.2.402 Land Use Regulations
10-2.2.403 Permit Required
10-2.2.404 Property Development Regulations Revised 4/12
Article 5. Hillside Planned Development District
10-2.2.501 Purpose & Intent
10-2.2.502 Interim Uses
10-2.2.503 Land Use Regulations
10-2.2.504 Open Space/Agriculture Land Density
10-2.2.505 High Risk Area Density
10-2.2.506 Land Use Regulations Table
10-2.2.507 Permit Required
10-2.2.508 Property Development Regulations Revised 4/12
Article 6. Pedestrian Retail District
10-2.2.601 Purpose & Intent
10-2.2.602 Land Use Regulations
10-2.2.603 Property Development Regulations Revised 4/12
Article 7. Central Retail District
10-2.2.701 Purpose & Intent
10-2.2.702 Land Use Regulations
10-2.2.703 Property Development Regulations Revised 4/12
Article 8. Office Commercial District
10-2.2.801 Purpose & Intent
10-2.2.802 Land Use Regulations
10-2.2.803 Property Development Regulations Revised 4/12
Article 9. Mixed Use Planned Development District
10-2.2.901 Purpose & Intent
10-2.2.902 Land Use Regulations
10-2.2.903 Interim Uses
10-2.2.904 Permit Required
10-2.2.905 Property Development Regulations Revised 4/12
Article 10. Automobile Sales and Service District
10-2.2.1001 Purpose & Intent
10-2.2.1002 Land Use Regulations
10-2.2.1003 Property Development Regulations Revised 4/12
Article 11. Service Commercial District
10-2.2.1101 Purpose & Intent
10-2.2.1102 Land Use Regulations
10-2.2.1103 Property Development Regulations Revised 4/12
Article 12. Business Park District
10-2.2.1201 Purpose & Intent
10-2.2.1202 Land Use Regulations
10-2.2.1203 Property Development Regulations Revised 4/12
Article 13. Community Commercial District
10-2.2.1301 Purpose & Intent
10-2.2.1302 Land Use Regulations
10-2.2.1303 Property Development Regulations Revised 4/12
Article 14. Open Space/Recreation District
10-2.2.1401 Purpose & Intent
10-2.2.1402 Land Use Regulations
10-2.2.1403 Property Development Regulations Revised 4/12
Article 15. Community Facility District
10-2.2.1501 Purpose & Intent
10-2.2.1502 Land Use Regulations
10-2.2.1503 Property Development Regulations Revised 4/12
Article 16. Hospital Planned Development District
10-2.2.1601 Purpose & Intent
10-2.2.1602 Land Use Regulations
10-2.2.1603 Permit Required
10-2.2.1604 Property Development Regulations Revised 4/12
Article 17. Planned Development District
10-2.2.1701 Purpose & Intent
10-2.2.1702 Applicability
10-2.2.1703 Initiation of Zone Change
10-2.2.1704 Planned Development Permit
10-2.2.1705 Data Required
10-2.2.1706 Approval of Plans
10-2.2.1707 Zoning
10-2.2.1708 Grading
10-2.2.1709 Design Review Required
10-2.2.1710 Private Storage Space
10-2.2.1711 Building Height
10-2.2.1712 Water Efficient Landscaping Revised 4/12
Article 18. Overlay District
10-2.2.1801 Purpose & Intent
10-2.2.1802 Regulations
Article 19. Summary of Use Regulations
10-2.2.1901 Summary Table of Use Regulations
Article 20. Single Family High-Planned Development District 1 (SFH-PD1)
10-2.2.2001 Purpose & Intent
10-2.2.2002 Land Use Regulations
10-2.2.2003 Property Development Regulations Revised 4/12
10-2.2.2004 Additional Property Development Regulations
PART III. REGULATIONS APPLYING IN ALL OR SEVERAL DISTRICTS
Article 1. Site Regulations
10-2.3.101 Specific Purposes & Applicability
10-2.3.102 Yards, Setbacks and Open Areas
10-2.3.103 Accessory Structures
10-2.3.104 Fences & Walls
10-2.3.105 Frontage
10-2.3.106 Exclusion of Rights-of-Way
10-2.3.107 Home Occupations
10-2.3.108 Animals
10-2.3.109 Bed and Breakfast Inns
10-2.3.110 Building Projections Into Yards
10-2.3.111 Motor Homes, Trailers, Boats, and Buses and Campers
10-2.3.112 Swimming Pools
10-2.3.113 Temporary Tract Offices
10-2.3.114 Corner Lots
10-2.3.115 Irregularly Shaped Lots
10-2.3.116 Paving Requirements for Storage Lots
10-2.3.117 Adult Businesses
10-2.3.118 Temporary Activity Permits
10-2.3.119 Planned Unit Developments and Condominiums
10-2.3.120 Wireless Communication Facilities
10-2.3.121 Regulations for Outdoor Sales, Service, Display
10-2.3.122 Service Stations; Convenience Markets with Gasoline Sales
10-2.3.123 Offsite Distribution for Eating & Drinking Establishments & Specialty Food Shops
10-2.3.124 Elevators
10-2.3.125 Building Permits Required
Article 2. Off-Street Parking & Loading Regulations
10-2.3.201 Purpose and Intent
10-2.3.202 Basic Requirements for Off-street Parking & Loading
10-2.3.203 Provisions for Common Loading and Parking, Parking Space Reduction Offsite Parking
10-2.3.204 Pedestrian Retail Zoning District Parking Regulations
10-2.3.204.1 Pedestrian Retail Zoning District Parking Regulations within a Redevelopment Project Area (Deleted)
10-2.3.205 Community Commercial Zoning District Parking Regulations
10-2.3.206 Off-Street Parking and Loading Spaces Required
10-2.3.207 Parking Area Design Standards
10-2.3.208 Additional Design Standards for Parking Lots and Structures
Article 3. Nonconforming Uses & Structures
10-2.3.301 Purpose
10-2.3.302 Continuation of Nonconforming Uses
10-2.3.303 Continuation of Nonconforming Structures
10-2.3.304 Conditional Use Permit
10-2.3.305 Reconstruction of Nonconforming Structures
10-2.3.306 Nonconforming Lots
10-2.3.307 Nonconforming Lots Created by Eminent Domain
Article 4. Hillside Performance Standards
10-2.3.401 Purpose
10-2.3.402 Definitions
10-2.3.403 Applicability
10-2.3.404 Approval Required
10-2.3.405 Exemptions
10-2.3.406 Permitted Densities
10-2.3.407 Property Development Standards
10-2.3.408 Conditions of Approval
10-2.3.409 Required Findings for Project Approval
Article 5. Second Family Residential Units
10-2.3.501 Purpose
10-2.3.502 Location
10-2.2.503 Property Development Standards
10-2.3.504 Minor Use Permit
10-2.3.505 Application
Article 6. Child Day Care Facilities
10-2.3.601 Purpose
10-2.3.602 Exclusions
10-2.3.603 Small Family Day Care Homes
10-2.3.604 Large Family Day Care Homes
10-2.3.605 Large Family Day Care Homes – Permit Issuance
10-2.3.606 Day Care Center
Article 7. Recycling Facilities
10-2.3.701 Purpose
10-2.3.702 Definitions
10-2.3.703 Exemptions
10-2.3.704 Permits Required
10-2.3.705 Criteria, Standards, and Procedure for Small Facilities
10-2.3.706 Criteria, Standards, and Procedure for Larger Facilities
10-2.3.707 Responsibilities of Property Owners and Supermarkets
10-2.3.708 Modifications to Facility
10-2.3.709 Appeals, Revocation
Article 8. Concurrent Sales of Gasoline and Alcoholic Beverages
10-2.3.801 Purpose
10-2.3.802 Conditional Use Permit Required
10-2.3.803 Procedures
Article 9. Inclusionary Housing
10-2.3.901 Purpose
10-2.3.902 Definitions
10-2.3.903 Inclusionary Units or Fee Required
10-2.3.904 Number of Inclusionary Units – Ownership Projects
10-2.3.905 Affordable Housing Impact and In-Lieu Fees
10-2.3.906 Alternatives
10-2.3.907 Credit for Additional Affordable Units
10-2.3.908 Inclusionary Unit Standards
10-2.3.909 Inclusionary Housing Agreement
10-2.3.910 Adjustments
Article 10. Density Bonus Ordinance
10-2.3.1001 Purpose
10-2.3.1002 Title
10-2.3.1003 Density Bonus Entitlement
10-2.3.1004 Incentives or Concessions
10-2.3.1005 Waiver or Modification of Development Standards
10-2.3.1006 Density Bonus for Land Donation
10-2.3.1007 Density Bonus for Child Care Facilities
10-2.3.1008 Revised Parking Standards
10-2.3.1009 Affordability Requirements
10-2.3.1010 Development Standards and Limitations
10-2.3.1011 Density Bonus Application Procedure
10-2.3.1012 City Review of Density Bonus Application
10-2.3.1013 Density Bonus Housing Agreement
10-2.3.1014 Public Hearing
Article 11. Water Efficient Landscaping
10-2.3.1101 Purpose Revised 4/12
10-2.3.1102 Applicability Revised 4/12
10-2.3.1103 Landscape Plan Required Revised 4/12
10-2.3.1104 Irrigation Plan Required Revised 4/12
10-2.3.1105 Soil Analysis Required Revised 4/12
10-2.3.1106 Development Standards Revised 4/12
10-2.3.1107 Maximum Water Use Revised 4/12
10-2.3.1108 Operation and Maintenance Revised 4/12
10-2.3.1109 Self-Certification Revised 4/12
10-2.3.1110 Existing Landscaping Revised 4/12
PART IV. ADMINISTRATION
Article 1. Planning Agency
10-2.4.101 Composition of Planning Agency Revised 1/12
10-2.4.102 Responsibilities of City Council Revised 1/12
10-2.4.103 Responsibilities of Planning Commission Revised 1/12
10-2.4.104 Responsibilities of Design Review Commission
10-2.4.105 Creation and Responsibilities of Zoning Administrator Revised 1/12
10-2.4.106 Responsibilities of the Planning Manager and Planning Staff Revised 1/12
Article 2. Applications
10-2.4.201 Application Form Revised 1/12
10-2.4.202 Application Fee
10-2.4.203 Required Data
10-2.4.204 Determination of Complete Application
10-2.4.205 Environmental Review
10-2.4.206 Hearing Schedule
Article 3. Notices and Hearings
10-2.4.301 Public Hearings
10-2.4.302 Notice of Public Hearings
10-2.4.303 Written Request for Notice
10-2.4.304 Contents of Notice
10-2.4.305 Conduct of Hearings
Article 4. Decision
10-2.4.401 Time for Taking Action
10-2.4.402 Decision
10-2.4.403 Findings
10-2.4.404 Improvements for Traffic
10-2.4.405 Refiling After Denial
10-2.4.406 Effective Date
10-2.4.407 Termination
10-2.4.408 Transfer to Planning Commission
10-2.4.409 Transfer to City Council
10-2.4.410 Transfer to Planning Commission
10-2.4.411 Appeals of Design Review Commission Decisions
10-2.4.412 Appeals of Planning Commission Decisions
10-2.4.413 Revocation
Article 5. Appeals
10-2.4.501 Standards for Appeals
10-2.4.502 Appeals of Zoning Administrator Decisions
10-2.4.503 Appeals of Planning Commission Decisions and Design Review Commission Decisions
10-2.4.504 Appeals of Staff Decisions
Article 6. Conditional Use Permits
10-2.4.601 Purpose
10-2.4.602 Application
10-2.4.603 Comments by Design Review Commission
10-2.4.604 Notice and Public Hearing
10-2.4.605 Findings
10-2.4.606 Decision
10-2.4.607 Appeal
10-2.4.608 Modification or Revocation
Article 7. Special Use Permits
10-2.4.701 Purpose
10-2.4.702 Findings
10-2.4.703 Conditions
10-2.4.704 Special Uses
10-2.4.705 Procedures
Article 8. Minor Use Permits
10-2.4.801 Purpose
10-2.4.802 Application
10-2.4.803 Notice and Public Hearing
10-2.4.804 Findings
10-2.4.805 Decisions
10-2.4.806 Appeal
Article 9. Variances
10-2.4.901 Purpose
10-2.4.902 Application
10-2.4.903 Notice and Public Hearing
10-2.4.904 Findings
10-2.4.905 Decision
10-2.4.906 Appeal
Article 10. Planned Development (P-D) Permits
10-2.4.1001 Purpose
10-2.4.1002 Application
10-2.4.1003 Comments by Design Review Commission
10-2.4.1004 Notice and Public Hearing by Planning Commission
10-2.4.1005 Findings
10-2.4.1006 Recommendation by Planning Commission
10-2.4.1007 Notice and Public Hearing by City Council
10-2.4.1008 Decision
10-2.4.1009 Permit Amendments
Article 11. Hillside Planned Development (H-P-D) Permit
10-2.4.1101 Purpose
10-2.4.1102 Definitions
10-2.4.1103 Application
10-2.4.1104 Procedures
10-2.4.1105 Findings
10-2.4.1106 Conditions
10-2.4.1107 Density
10-2.4.1108 Percentage Open
10-2.4.1109 Grading Control
10-2.4.1110 Open Space/Agriculture Land Density
10-2.4.1111 High Risk Area Density
Article 12. Design Review
10-2.4.1201 Purpose
10-2.4.1202 Requirement for Design Review Approval
10-2.4.1203 Exceptions
10-2.4.1204 Application
10-2.4.1205 Notice and Public Hearing
10-2.4.1206 Findings
10-2.4.1207 Decision
10-2.4.1208 Appeal
10-2.4.1209 Transfer of Duties
10-2.4.1210 Delegation of Authority
Article 13. Amendments (Rezoning)
10-2.4.1301 Purpose
10-2.4.1302 Initiation of Amendment Proposal
10-2.4.1303 Notice and Public Hearing
10-2.4.1304 Recommendation by Planning Commission
10-2.4.1305 Transfer to City Council
10-2.4.1306 Notice and Public Hearing by City Council
10-2.4.1307 Decision by City Council
10-2.4.1308 Prezoning
10-2.4.1309 Interim Ordinances
Article 14. Development Agreements
10-2.4.1401 Purpose
10-2.4.1402 Procedures and Requirements
Article 15. Enforcement
10-2.4.1501 Conformance with Chapter
10-2.4.1502 Enforcement Responsibility and Authority
10-2.4.1503 Penalty for Violation
10-2.4.1504 Public Nuisance
10-2.4.1505 Injunction
10-2.4.1506 Revocation
10-2.4.1507 Cumulative Remedies
10-2.4.1508 Enforcement of Conditions; Fee
10-2.4.1509 Interpretation, Purpose and Conflicts
10-2.4.1510 Judicial Review
CHAPTER 3 STREET NAMES AND ADDRESSES
Article 1. Street Names
10-3.101 Changing Street Names
10-3.102 New Street Names
10-3.103 Street Naming Committee
10-3.104 New Addresses
10-3.105 Address Changes
10-3.106 Duties of City Clerk
CHAPTER 4 DESIGN REVIEW - (Repealed)
(See Sec. 10-2.4.104 - Administration, Design Review)
CHAPTER 5 IN LIEU DEVELOPMENT FEE - CORE AREA (Repealed)
CHAPTER 5 TRAFFIC IMPACT FEE
Article 1. General Provisions
10-5.101 Purpose
10-5.102 Citywide Traffic Fee to Help Mitigate Future Traffic Impacts
10-5.103 Limited Use of Fees
10-5.104 Developer Construction of Facilities
10-5.105 Fee Adjustments
CHAPTER 6 WATER SUPPLY SYSTEMS
10-6.101 Adoption-by-Reference of County’s Approved Water Supply Systems Ordinance
10-6.102 Penalties
CHAPTER 7 SEWER SYSTEMS
10-7.101 Definitions
10-7.102 Sewer Connection Required
10-7.103 Prohibitions
10-7.104 Subdivisions
10-7.105 Building Permits
10-7.106 Approval of Individual Systems
10-7.107 Fees
10-7.108 Authority of Health Officer
10-7.109 Penalties
CHAPTER 8 SIGN REGULATIONS
10-8.101 Intent and Purpose
10-8.102 Definitions
10-8.103 Review and Permit Required
10-8.104 General Regulations
10-8.105 Special Provisions
10-8.106 Exempt Signs
10-8.107 Prohibited Signs
10-8.108 Temporary Signs
10-8.109 Master Sign Programs
10-8.110 Illumination
10-8.111 Exceptions
10-8.112 Non Conforming Signs
10-8.113 Enforcement
CHAPTER 9 GENERAL PLAN AND SPECIFIC PLANS
10-9.101 Purpose
10-9.102 Contents of General Plan
10-9.103 Contents of Specific Plan
10-9.104 Initiation of Amendment
10-9.105 Preliminary Review by City Council
10-9.106 Referral to Public Entities
10-9.107 Notice and Public Hearing
10-9.108 Recommendation by Planning Commission
10-9.109 Transfer to City Council
10-9.110 Notice and Public Hearing by City Council
10-9.111 Decision by City Council
10-9.112 Delivery to Public
10-9.113 Limitation on Amendments
10-9.114 Administration of General Plan
10-9.115 Specific Plan Administration
CHAPTER 10 PUBLIC ART
10-10.100 Purpose and Goals
10-10.101 Definitions
10-10.102 Public Art Fee Requirement
10-10.103 Public Art on Private Development
10-10.104 Use of In-Lieu Fund
10-10.105 Maintenance and Removal of Works of Art
10-10.106 Exemptions
CHAPTER 11 PUBLIC IMPROVEMENT REIMBURSEMENTS
10-11.101 Purpose and Intent
10-11.102 Special Charges - Established; When Payable
10-11.103 Special Charges - Facilities to Which Applicable
10-11.104 Special Charges - Amounts
10-11.105 Special Charges - Lands to Which Applicable
10-11.106 Identification of Reimbursable Agreements or Resolutions
CHAPTER 12 DEDICATIONS FOR PARK PURPOSES
10-12.100 Purpose and Intent
10-12.101 Imposition of Dedication Requirement
10-12.102 Use of the Land of Fee
10-12.103 Collection of the Fee
CHAPTER 13 FEE ON COMMERCIAL DEVELOPMENT FOR AFFORDABLE HOUSING
10-13.101 Purpose
10-13.102 Definitions Index
10-13.103 Commercial Development Project Housing Impact Fee
10-13.104 Adjustments
10-13.105 Mixed Use Projects
10-13.106 Conversions
10-13.107 Use of Funds
10-13.108 Alternative to Payment of a Housing Impact Fee