Beaumont Municipal Code Ch. 17.B.16 Overlay Zones and Standards

A. General Purpose. This Chapter establishes additional standards for defined areas (i.e., overlay zones) that are applied in addition to standards provided in the base zones. The overlay zone standards are intended to ensure that proposed uses and development are consistent with the General Plan.

B. Transit Oriented District (TOD) Overlay. The Transit Oriented District (TOD) Overlay applies to the area around a future Metrolink transit station. The allowed uses and development standards are intended to be conducive to a transit-friendly environment, including a mix of residential and commercial uses within a walkable and transit accessible setting.

C. Higher Density Overlay (HDO). The Higher Density Overlay applies to properties subject to rezoning as identified in the City's Housing Element and mapped on the City's Zoning Map.

D. Housing Sites Overlay (HSO). The Housing Sites Overlay applies to properties identified in the City's Housing Element as housing sites in zones where no minimum density previously applied.

E. Downtown RSF Overlay (D-RSF). The Downtown RSF Overlay applies to RSF-zoned properties located in the Downtown area.

F. Downtown RTN Overlay (D-RTN). The Downtown RTN Overlay applies to RTN-zoned properties located in the Downtown area.

Table 17.B.16.020-A (Overlay Zones Use Regulations) sets the land use regulations for overlay zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Community Development Director shall make a determination regarding similar use consistent with Subsection 17.A.04.020.G (Determination of Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.

Table 17.B.16.020-A: Overlay Zones Use Regulations 1 "P" = Permitted Use "M" = Minor Conditional Use Permit required "-" = Not Allowed "C" = Conditional Use Permit required

Table Notes:

1

Uses regulations for all other overlay zones besides the TOD overlay zone are provided by the base zone.

2

State-licensed facilities require a Conditional Use Permit.

3

Applies to parking lots or structures that are primary uses, as defined in Division 17.E (Definitions).

Table 17.B.16.030.A (Other Zones Development Standards) establishes the development standards for other zones.

Table 17.B.16.030-A: Overlay Zones Development Standards ft = feet sf = square feet du = dwelling unit ac = acres n/a = not applicable

Table Notes:

1

Applies to nonresidential uses only.

2

The maximum setback may be waived by Community Development Director under the following conditions:

•

Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s);

•

The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or

•

A larger area is required to preserve existing mature trees or natural features.

A. Transit Oriented District (TOD) Overlay. The following standards apply in the TOD Overlay.

1. Maximum Block Length. Block length is limited to 400 feet measured from curb edge to curb edge. A block length of up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided, or the Community Development Director finds that:

a. The location and configuration of the lot makes a mid-block pedestrian connection infeasible or impractical; and

b. Safe and convenient pedestrian connections are provided throughout the site consistent with applicable pedestrian access requirements in this Title.

2. Culs-de-Sac and Dead-End Streets. Culs-de-sac and dead-end streets are not allowed unless the Community Development Director makes the following findings:

a. Unique physical circumstances exist that prevent a connected a connected street system; and

b. A cul-de-sac or dead-end street is necessary to provide access to lots or buildings in a manner consistent with City standards.

3. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Access and Circulation).

B. Higher Density Overlay (HDO). The following applies in the Higher Density Overlay:

1. Owner-occupied and rental multiple family uses are allowed as permitted uses (by right) regardless of the affordability level of the units.

2. 100 percent residential use is allowed.

3. A minimum of 50 percent of the floor area in mixed-use projects must be occupied by residential use.