§ 9102.09

A.

Purpose. These zones are established to provide for areas designated public facilities, open spaces, and railroad facilities in the City.

B.

PF - Public Facility Zone. The PF zone is intended to accommodate public, semi-public, and institutional uses, including but not limited to offices and facilities used by federal, state, and local government; special districts; public schools; hospitals; colleges and universities; rail stations and railroad rights-of-way; and other public agencies and public utilities. This zone implements the General Plan Public/Institutional designations.

C.

OS-OR - Open Space - Outdoor Recreation Zone. The OS-OR zone is intended to provide areas to be used for active and passive recreational activities, such as parks, golf courses, trails, and the Los Angeles County Arboretum. This zone implements the General Plan Open Space-Outdoor Recreation designation.

D.

OS-RP - Open Space - Resources Protection Zone. The OS-RP zone is intended to identify areas to be used for detention basins, conservation, view shed management areas, sensitive habitat areas, groundwater recharge basins, hillside areas, and special management or regulation because of unusual environmental conditions such as earthquake fault zones, steep slopes, flood zones, high-risk fire areas, and areas required for the protection of water quality. This zone implements the General Plan Open SpaceResource Protection designation.

E.

RR-Rail Right-of-Way Zone. The RR zone applies to that portion of land within railroad rights-of-way, including related structures and uses. The RR zone allows a continuance of railroad transportation facilities and open space uses above or adjacent to railroad rights-of-way.

9102.09.020 - Land Use Regulations and Allowable Uses in PF, OS-OR, OS-RP, and RR Zones.

A.

Table 2-13 (Allowed Uses and Permit Requirements for Special Purpose Zones) establishes the land use regulations for Special Purpose zones and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The regulations for each zone are established by letter designations as follows:

"P" represents permitted (allowed) uses.

"A" represents accessory uses.

"M" designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

"C" designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

"-" designates uses that are not permitted.

B.

Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

C.

Specific Use Regulations. Where the last column in Table 2-13 (Allowed Uses and Permit Requirements for Special Purpose Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

A.

General. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-13 and Table 2- 14 and the development standards in Division 3 (Regulations Applicable to All Zones). Additional regulations are denoted in the right hand column of Table 2-14.

(1)

Additional height may be allowed through the issuance of a Conditional Use Permit pursuant to Section 9107.09 (Conditional Use Permits and Minor Use Permits).

Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and Development Standards) shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code.

9102.09.050 - Other Applicable Regulations.

In addition to the requirements contained in this Section 9102.09 (Public Facilities, Open Space, and Rail Right-of-Way Zones), regulations contained in the following Divisions may apply to development in PF, OSOR, OS-RP, and RR zones.

Division 2 - Zones, Allowable Uses, and Development Standards (Section 9102.11 Overlay Zones).

Division 3 - Regulations Applicable to All Zones - Site Panning and General Development Standards.

Division 4 - Regulations for Specific Land Uses and Activities.

Section 9102.11 - Overlay Zones

9102.11.010 - D - Architectural Design Overlay Zone.

A.

Purpose and Intent. The Architectural Design Overlay zone, indicated on the Zoning Map as "D," is intended to ensure that the development of structures, signs, and landscaping contribute in a positive manner to the aesthetic character of the area in which they are located and do not create unsightly conditions that would be detrimental to other properties and improvements in the vicinity. This zone is additive to the requirements of the underlying zone. Where conflicts may exist between the Architectural

Design Overlay zone and the underlying zone occur, the more restrictive standards shall apply, as determined by the Director.

B.

Site Plan and Design Review. Structures erected or modified to accommodate uses located within this zone shall be subject to Site Plan and Design Review pursuant to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code and the additional requirements of this Section.

C.

Development Standards. All development in the Architectural Design Overlay zone shall conform to standards established for the underlying zone where the overlay is applied. However, the following development features, inclusive, shall be considered in establishing the architectural and landscaping requirements for affected properties:

1.

Height, bulk, and area of buildings.

2.

Setbacks.

3.

Colors and materials on the exterior of structures.

4.

Type and pitch of roofs.

5.

Size and spacing of windows, doors, and other openings.

6.

Size, type and location of signs.

7.

Towers, chimneys, roof structures, flagpoles, radio and television masts.

8.

Plot plan, landscaping and automobile parking areas.

9.

The relation to existing structures in the general vicinity and area.

Lighting of structures, signs, and grounds.

D.

Establishment of Design Standards. Concurrent with the proceedings for the establishment of property in the Architectural Design Overlay zone, the Commission shall investigate the nature, location, and extent of the properties and improvements within the area to be so classified, and in its recommendation for applying the Architectural Design Overlay zone shall recommend regulations governing the structures, signs, landscaping, and other improvements to be constructed or maintained upon a property to accomplish the purpose specified in Subsection 9102.11.010.A (Purpose and Intent). Concurrent with the adoption of an ordinance establishing property in the Architectural Overlay zone, the Council shall, by Resolution, determine and establish regulations it finds to be necessary and reasonable to accomplish the purposes specified in Subsection 9102.11.010.A (Purpose and Intent).

E.

Compliance of Plans.

1.

Commercial and Industrial. Plans of the exterior architectural design and appearance of all structures, plot plans, landscape plans, advertising plans, parking area plans, and structure setback plans shall comply with the regulations determined and established by the Council in compliance with Subsection 9102.11.010.D (Establishment of Design Standards), and no building permit shall be issued for plans which do not clearly comply with the regulations, unless such plans are approved by the Commission.

2.

Residential. The following areas are subject to application of the Architectural Design Overlay zone and the regulations promulgated by Council Resolutions applicable to areas as designated by reference to the applicable Homeowners Association. All property, residents, and occupants within each area are subject to this Section and applicable City Council Resolutions. Specific property descriptions with reference to each respective association and are subject to the Ordinance codified in this Section and related Resolutions are on file with the Planning Department.

a.

Santa Anita Village Association: North of Huntington Drive, west of Baldwin Avenue, east of Michillinda Avenue and generally south of Hugo Reid Drive.

b.

Rancho Santa Anita Residents Association: Generally North of Hugo Reid Drive, west of Colorado Street, east of Michillinda Avenue, and south of Colorado Street.

c.

Rancho Santa Anita Property Owners Association: North of Foothill Boulevard, west of Baldwin Avenue, east of Michillinda Avenue, and south of Orange Grove Avenue.

d.

Highland Oaks Home Owners Association: North of the commercial properties fronting on Foothill Boulevard, south of the northerly City limit, east of Santa Anita Avenue, and west of Los Angeles County Flood Control District extending to the east end of Sycamore Avenue, but excluding those properties located in Tract 15073 (1500 to 1538 and 1503 to 1537 Highland Oaks Drive) and 1501 Highland Oaks Drive and 307 A, B, C and D Foothill Boulevard.

e.

Santa Anita Oaks Association: North of Foothill Boulevard; west of Santa Anita Avenue; east of Baldwin Avenue, and south of Orange Grove Avenue.

3.

Appeals.

a.

Commercial and Industrial. In the event that the Director determines that plans submitted do not clearly comply with the regulations established by the Council in compliance with Subsection 9102.11.010(D) (Establishment of Design Standards), the person submitting plans may, within 30 days after a decision, appeal in writing to the Commission for approval of the plans.

b.

Residential. Concerning all appeals to the Commission or Council in compliance with the Resolutions referred to above, failure to comply with the procedural requirements outlined in the Resolutions shall constitute grounds for the Commission or Council to reverse any decision of the Architectural Review Board/Committee (ARB), or remand to the ARB any decision made by the ARB that has been appealed.

F.

Regulations for New Homeowners Associations. Prior to the consideration of any application or request to apply the Architectural Design Overlay zone to any area of the City where it does not apply, any prospective or pending Homeowners Association shall follow those formation criteria established by Resolution of the Council.

Proof of substantial compliance with the formation criteria established by Resolution is a necessary prerequisite to the required review and action necessary for the Council to apply the Architectural Design Overlay zone and enact the Resolutions of regulation for the overlay zone, if approved, in compliance with Subsection 9102.11.010.D (Establishment of Design Standards).

9102.11.020 - DO Downtown Overlay Zone.

A.

Purpose and Intent. The Downtown Overlay Zone (DO) is the extension of the General Plan's Downtown focus area. The Downtown Overlay Zone is intended to provide opportunities for more intense, high-quality development in the areas including and surrounding the downtown core.

B.

Allowed Uses. Any use permitted in the Downtown Overlay zone will conform to use regulations established within the zone to which the overlay is applied.

C.

Development Standards. All development regulations in the Downtown Overlay zone will conform to standards established within the underlying zone where the overlay is applied, with the following exceptions:

1.

Maximum Floor Area Ratio (FAR). Maximum FAR shall be 1.0 for non-residential uses.

2.

Maximum Structure Height. Structure height shall be limited to 48 feet.

9102.11.030 - DTP - Downtown Parking Overlay Zone.

A.

Purpose and Intent. The Downtown Parking Overlay Zone, indicated on the Zoning Map as "DTP," is intended to provide opportunities for economic development within the Downtown area through shared parking mechanisms and the reduction in certain parking requirements.

B.

Located Onsite. All required surface parking spaces shall be provided in a surface lot or parking garage located on the same building site or within the same development, except where allowed by Section 9102.11.030.C (Off-Site Parking), below.

C.

Off-Site Parking. Off-site parking for new uses or new nonresidential construction may be permitted on either a privately owned property or public property through the Site Plan and Design Review process or other applicable discretionary review permit process for an individual use or development project, subject to Section 9103.07.090 and the following regulations:

1.

Location of Off-Site Parking. An off-site parking facility serving a use within the Downtown Parking Overlay Zone shall be located within the Downtown Parking Overlay Zone.

Irrevocable Access and/or Parking Easement. If parking is provided at an off-site location, an irrevocable access and/or parking easement shall be obtained on the other site for use and benefit of the site in issue. Such access and/or parking agreement, when fully exercised, shall not diminish the available parking capacity of the site subject to the easement to less than required by this Chapter.

D.

Change in Use. No additional parking is required when there is a change in use within the Downtown Parking Overlay Zone. This requirement does not apply to any development that was previously approved under a Conditional Use Permit or Minor Use Permit.

E.

Parking Modifications for New Structures and Expansions. Property owners in the Downtown Parking Overlay Area may request an Administrative Modification to reduce the required off-street parking requirement, pursuant to Section 9107.05 (Administrative Modifications).

F.

Elimination of Parking Minimums. No minimum off-street parking spaces shall be required for an expansion to an existing commercial use that is 3,000 square feet or less on a property that is zoned Central Business District (CBD) and within 150 feet from the City's public parking lot. The distance shall be measured from property lines to property lines. Any addition that is more than 3,000 square feet, may request an Administrative Modification under Subsection 9102.11.030(E) and shall not rely on the City's parking supply, or make an in lieu payment pursuant to the requirements in Section 9103.07.090 (Shared/Joint Use, Off-Site Parking, and In-Lieu Parking).

(Ord. No. 2375, § 4(Exh. A), 4-6-21; Ord. No. 2401, Exh. A, 4-15-25)

9102.11.040 - H Special Height Overlay Zone.

A.

Purpose and Intent. The Special Height "H" Overlay zone is intended to regulate all structures within the Overlay Zone that exceed the height restrictions as outlined in the underlying zone without requiring review and approval of a Variance.

B.

Allowed Uses. Any use permitted in the Special Height Overlay zone will conform to use regulations established within the underlying zone.

C.

Development Standards. Subject to approval of a Conditional Use Permit pursuant to the requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits), the height of structures within the Special Height Overlay Zone may exceed the standards of the underlying zone as follows:

Height Limit. Any structure in Zone H may, by complying with the provisions of this section, exceed the height limitation applicable to the underlying zone in which it is located; provided, however, that no structure shall in any event exceed the following height limits:

a.

Zone H4 - 45 feet.

b.

Zone H5 - 55 feet.

c.

Zone H6 - 65 feet.

d.

Zone H7 - 75 feet.

e.

Zone H8 - 95 feet.

9102.11.050 - RF Residential Flex Overlay Zone.

A.

Purpose and Intent. The Residential-Flex "RF" Overlay Zone is established to provide for greater flexibility in land use planning and to maximize the housing types and styles at a more affordable price range than may be possible under the strict application of other sections of this Division. The RF Overlay Zone provides the option to build a residential project in a commercial zone. Given the state of commercial development throughout the City and region, there are locations that may benefit from this flexibility; also, a residential project may serve as a catalyst for other types of development in the surrounding area. The RF Overlay Zone is intended to maintain compatibility between residential and non-residential uses on adjacent lots through development standards and design guidelines. The standards in this section are applicable to stand-alone residential projects only; all other projects are subject to the requirements of the underlying zoning designation.

B.

Allowed Uses. In addition to the land use regulations of the underlying zone, [residential developments are allowed] by-right when 20 percent or more of the units are affordable to lower income households on sites identified as part of the Residential Flex Overlay Zone. By-right development will not require a CUP, planned unit development permit, or other discretionary review or approval except for the City's Subdivision requirements and Objective Development Standards. Refer to Section 9103.15.030 of the Code for additional incentives and concessions for affordable housing development.

C.

Development Standards. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-15 (Development Standards for Residential Flex Overlay Zone) and the development standards in Division 3 (Regulations Applicable to All Zones - Site Planning and General Development Standards). Additional regulations are denoted in the right hand column of Table 2-15 (Development Standards for Residential Flex Overlay Zone).

ucted, and/or established in compliance with the requirements in Table 2-15 (Development Standards for Residential Flex Overlay Zone) and the development standards in Division 3 (Regulations Applicable to All Zones - Site Planning and General Development Standards). Additional regulations are denoted in the right hand column of Table 2-15 (Development Standards for Residential Flex Overlay Zone).

Notes:

(1) Refer to Section H for additional setback provisions.

(2) Residential units are permissible if affordable units are provided per the City's Density Bonus requirements (Section 9103.15). Properties with the CG zone with a Residential Flex Overlay may only be developed with residential uses if identified in the available sites list within the 6[th ] Cycle Housing Element Update on file in the Development Services Department. A property within the CG Zone, but which is not listed in the available sites list, may be consolidated with an adjacent lot/s identified in the available sites list where all properties are under the same ownership. Consolidation of a site not on the available sites list will be subject to a Site Plan and Design Review—Director (Minor Review) (Section 9107.19.030).

D.

No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area.

E.

Parking Requirements. New residential development in the R-F Overlay Zones shall require a minimum of 1 space per studio unit and 1.5 spaces per unit. Unless parking reductions or modifications are allowed in compliance with provisions identified, parking spaces shall be provided in compliance with Table 3-3 (OffStreet Parking Requirements: Residential Uses).

F.

Laundry Facilities. If an area for installation of laundry facilities is not provided in every unit, a common laundry area shall be provided with a minimum of one washer and one dryer for each eight units. The common laundry area shall be centrally located to the units served.

G.

Open Space.

1.

Type. Open space shall be in the form of private or common open space via balconies, courtyards, atgrade patios (rear and side of the units), rooftop gardens, or terraces.

2.

Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.

3.

Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer.

H.

Special Setback and Stepback Requirements. The purpose and intent of this section is to provide minimum standards for property line setbacks and building stepbacks in cases where existing residential development is adjacent to new construction within the RF Overlay to protect adjacent residential neighborhood integrity and character. These special requirements apply to residential uses that were in existence at the time of adoption of these special provisions. The following standards shall apply:

1.

Adjacent to Existing Residential.

a.

10-foot minimum building setback from property line (See "A" in Figure 2-B).

b.

3-foot minimum building stepback for building heights greater than 30 feet (See "B" and "C" in Figure 2-B), when significant adjacent view impacts can be demonstrated.

c.

Appropriate planting, trees or other natural materials shall be provided within the view plane of adjacent residential uses.

i.

All plantings or other natural materials shall be at full maturity within 1 year of installation and shall be maintained in a manner that preserves its natural state.

ii.

Planting materials shall be primarily evergreen and shall limit shedding or loss of leaves during winter months.

iii.

Deciduous trees and plantings shall be limited in a manner that does not demonstrably impact the screening from adjacent properties.

2.

Exceptions. Special exceptions may be granted to setback, stepback and screening requirements through the processing of a modification application if the following can be demonstrated by the project applicant. All exception requests shall be subject to the provisions of the City's adopted Objective Design Standards.

a.

The setback standards preclude the applicant from reaching minimum densities and can be demonstrated conclusively by the applicant.

b.

The standards preclude the development of affordable housing units and can be demonstrated conclusively by the applicant.

c.

Unique site conditions or factors that may preclude the ability to comply with setback standard and/or the installation of landscape screening.

==> picture [408 x 221] intentionally omitted <==

Figure 2-B: Setback and Step Back Provisions

I.

Design Review.

1.

Applicability. Structures erected or modified to accommodate the land uses allowed by this Section shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code.

2.

Design Review Criteria. The project design shall be compatible with the scale and quality of development within the underlying zone and surrounding area. In conducting a review of projects subject to the requirements of this Section, the Review Authority may utilize design guidelines/criteria that have been adopted by the City in order to provide guidance to project proponents on how to best achieve the City's expectations for quality development; implementation of the applicable General Plan goals and policies; and maintenance of the public health, safety, general welfare and property throughout the underlying zone. Existing land uses shall be considered in the review of projects utilizing the Residential Flex Overlay Zone. Neighborhood Serving Retail, such as supermarkets/grocery stores shall be retained and integrated into new projects to the extent feasible to maintain commercial retail and services to serve the needs of the local and surrounding community.

(Ord. No. 2400, § 4(Exh. A), 2-20-24; Ord. No. 2401, Exh. A, 4-15-25)

9102.11.060 - RTE Race Track Event Overlay Zone.

A.

Purpose and Intent. The Race Track Event "RTE" Overlay Zone is established to regulate the use of portions of the property occupied by the Santa Anita Racetrack so that such use does not adversely affect

the use of adjacent properties zoned for residential use.

B.

Allowed Uses. All temporary and special event uses permitted in Section 9102.07 (Special Use Zone) are permitted in the Race Track Event Overlay Zone, except as otherwise restricted by the provisions of Subsections 9102.07.020 (Land Use Regulations and Allowable Uses) and 9102.11.060.C (Restriction on Development Standards).

C.

Restriction on Development Standards. No equipment or apparatus shall be placed or maintained within 100 feet of any adjacent residentially-zoned property line.

9102.11.070 - P Vehicle Parking Overlay Zone.

A.

Purpose and Intent. The Vehicle Parking "P" Overlay zone is established to allow for the development of structures and areas for off-street parking as a stand-alone use.

B.

Allowed Uses. In addition to the uses permitted in the underlying zone, the open air, temporary parking of private, transient vehicles is allowed in the P Overlay zone, provided that such surface parking uses conform with Section 9103.07 (Off-Street Parking and Loading).

C.

Development Standards. All development regulations in the P Overlay zone shall conform to the standards established for the underlying zone.

9102.11.080 - Downtown Mixed Use Overlay Zone.

A.

Purpose and Intent. The Downtown Mixed Use Overlay Zone (DMU) is established as an overlay on commercial manufacturing (C-M) zoned parcels adjacent to the existing Downtown Mixed Use Zone in the Downtown area. The DMU Overlay Zone provides opportunities for high density residential projects in a commercial zone to revitalize the downtown district. Given the state of commercial development throughout the City and region, there are locations that may benefit from this flexibility; also, a residential project may serve as a catalyst for other types of development in the surrounding area. The Downtown Mixed Use Overlay Zone is intended to provide opportunities for more intense residential uses on commercial parcels that encourages transit-oriented development in proximity to transit centers, employment centers, and commercial uses.

B.

Allowed Uses. Any use permitted in the Downtown Mixed Use Overlay Zone will conform to the use regulations established within the zone to which the overlay is applied. Residential uses are allowed subject

to the development standards mentioned in Section 9102.11.080(C)(1) below.

C.

Development Standards. All development regulations in the Downtown Mixed Use Overlay zone will conform to the standards established within the underlying zones where the overlay is applied, with the following exceptions:

1.

Utilize development standards for Downtown Mixed Use (DMU) zones if a residential project is developed with units affordable to low- and lower- income households. Refer to Table 2-11 Development Standards for Downtown Zones.

D.

Incentives for Affordability Provisions. Allow residential developments by-right when 20 percent or more of the units are affordable to lower income households. By-right development will not require a MUP, planned unit development permit, or other discretionary review or approval except for the City's subdivision requirements and Objective Design Standards. Refer to Section 9103.15.030 of the Code for additional incentives and concessions for affordable housing development.

(Ord. No. 2400, § 4(Exh. A), 2-20-24)

Section 9102.13 - Specific Plans