§ 17.33

This Chapter lists the land uses that may be allowed within the zoning districts established by the Fair Oaks/Orange Grove Specific Plan (FGSP), determines the type of land use permit/approval required for each use, and provides standards for site layout and building size.

The purposes of the FGSP zoning districts are to implement the Fair Oaks/Orange Grove Specific Plan by balancing and optimizing economic development, historic preservation, and the maintenance of local community culture, and to:

A.

Protect, support and preserve the surrounding residential neighborhoods within the specific plan area by establishing appropriate land uses, development standards, and design guidelines;

B.

Improve the appearance of the area to enhance the quality of life for local residents and opportunities for employment and business development;

C.

Allow a mix of uses that provides for viable commercial and residential development and supports efforts to revitalize the area;

D.

Create a pedestrian-friendly environment that balances the needs of pedestrians and vehicular traffic, recognizing the status of Fair Oaks Avenue as a Principal Mobility Corridor;

E.

Build upon and enhance existing and new community-serving facilities (parks, libraries, community centers, schools, etc.) to respond to the needs of the community; and

F.

In District FGSP-CL-1:

1.

Help stabilize the business climate by complementing the residential uses in this segment of the corridor with new and enhanced neighborhood-serving commercial uses as select nodes while serving the needs of nearby residents.

2.

Update the overall corridor appearance through streetscape improvements, increased enforcement of housing property maintenance and Zoning Code (Code Compliance) efforts, land-use strategies, and implementation of development standards.

3.

Retain and protect existing community-serving facilities including the Community Health Center, La Pintoresca Park, and Library.

G.

In District FGSP-C-2:

Expand opportunities for employment-generating and community-serving resources (i.e., Robinson Park, Jackie Robinson Center, the City's One Stop Career Services Center, Fire Station #36, etc.) to respond to the needs of the surrounding residents.

2.

Encourage a mix of land uses to increase the potential for a synergy between existing and future commercial and light industrial uses to build on the "business park" concept.

3.

Encourage development and delivery of the arts and cultural programming.

4.

Maintain existing housing and create housing opportunities within the district by providing for work/live housing in appropriate areas.

H.

In District FGSP-C-3:

1.

Build on the historical function of this area as a commercial and neighborhood center.

2.

Create a pedestrian-oriented and transit-oriented district to support businesses and residential uses in the area.

3.

Provide for commercial and mixed-use development along Fair Oaks Avenue to maintain compact urban character.

4.

Provide for commercial retail and office, residential, and mixed-use development at the intersection of Fair Oaks Avenue and Orange Grove Boulevard and along Orange Grove Boulevard.

The standards of the FGSP zoning districts apply to proposed development and new land uses in the following areas, as shown on the Zoning Map.

A.

FGSP-RM-12. Fair Oaks/Orange Grove Specific Plan - Multi-Family Residential District, 2 units per lot.

B.

FGSP-RM-16. Fair Oaks/Orange Grove Specific Plan - Multi-family Residential District, 16 units per acre.

C.

FGSP-OS. Fair Oaks/Orange Grove Specific Plan - Open Space District.

D.

FGSP-PS. Fair Oaks/Orange Grove Specific Plan - Public and Semi-Public District.

E.

FGSP-CL-1a. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 1, Subdistrict "a."

F.

FGSP-CL-1b. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 1, Subdistrict "b."

G.

FGSP-C-2. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 2.

H.

FGSP-C-3a. Fair Oaks/Orange Grove Specific Plan -Limited Commercial District 3, Subdistrict "a."

I.

FGSP-C-3b. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 3, Subdistrict "b."

J.

FGSP-C-3c. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 3, Subdistrict "c."

K.

FGSP-C-3d. Fair Oaks/Orange Grove Specific Plan - Limited Commercial District 3, Subdistrict "d."

17.33.040 - FGSP District Land Uses and Permit Requirements

A.

Allowable land uses and permit requirements. Table 3-14 identifies the uses of land allowed by this Zoning Code in each FGSP zoning district, and the land use permit required to establish each use, in compliance with Section 17.21.030 (Allowable Land Uses and Permit Requirements). The land use permit requirements established by Table 3-14 are as follows.

Note: the right column in the tables ("Specific Use Standards") will show a section number for regulations that apply to the particular use listed, in addition to the other general standards of this Zoning Code.

(2) Uses subject to limitations on hours of operation. See Section 17.40.070 (Hours of Operation). (3) Conditional Use Permit approval required for new construction exceeding 25,000 sq. ft. See Section 17.61.050.J for additional requirements. (4) Uses on a site greater than two acres that were established after June 30, 1985, shall require a zone change to PS (Public, Semi-Public). (5) A club or lodge established prior to September 9, 1996 is a permitted (P) use. (6) Alcohol sales is limited to sales for on-site consumption that is accessory to a principal use such as a restaurant. Alcohol sales in conjunction with the following uses is prohibited: nightclubs (commercial entertainment) and billiard parlors (commercial recreation - indoor). (7) Vehicle/equipment repair is limited to uses which provide limited services such as oil changes, window tinting, replacement of air filters, installation of car stereos and alarms, and other related services. All repairs shall occur within an enclosed building, overnight parking or storing of vehicles receiving services shall be within an enclosed building. (8) An industrial use established prior to December 29, 2002, is a permitted (P) use. (9) If within 300 feet of an R District this use shall be limited to 10 one-way truck trips by large trucks per day per 6- day work week. This restriction shall apply to new uses and uses that expand by more than 30 percent of the gross floor area. This restriction shall not apply if the site or the adjacent R District is within 500 feet of a freeway. (10) No more than five large trucks (except trucks associated with vehicle services - sales and leasing) shall be stored on each lot. This restriction shall apply to new uses or uses which expand by more than 30 percent of the gross floor area. (11) The residential component of a work/live unit shall be counted as part of the allowable density. (12) In C-3d multi-family housing is permitted. (13) Fair Oaks Ave: allowed on the west side, south of Orange Grove Boulevard and allowed on both sides, north of Orange Grove Boulevard. Orange Grove Boulevard: allowed on both sides, west of Fair Oaks Ave. Incidental maintenance is not allowed. (14) Two units on a lot shall meet the development standards of the RM-12 district, Section 17.22.040, except as shown in Table 3-15. (15) A single-family use shall meet the development standards of the RS-6 district, Section 17.22.040, except as shown in Table 3-15. (16) Not permitted in FGSP-C-3d zone. (17) Minor Conditional Use Permit not required if Walk-Up Window complies with Section 17.50.260.

(Ord. No. 7435, § 11, 10-28-2024; Ord. No. 7420, § 3, 4-15-2024; Ord. No. 7418, § 2, 2-26-2024; Ord. No. 7414, § 2, 9- 11-2023; Ord. No. 7402, § 2, 9-19-2022; Ord. 7326 § 6, 2018; Ord. 7321 § 3 (Exh. 1), 2018; Ord. 7313 § 8, 2017; Ord. 7300 § 8 (Exhs. 8, 9), 2017; Ord. 7255 §§ 8 (Exh. 7), 9 (Exh. 8), 2015; Ord. 7210 § 6, 2011; Ord. 7164 § 8, 2009; Ord. 7160 §§ 7, 18, 2009: Ord. 7135 § 6 (Exh. 6), 2008; Ord. 7099 §§ 17 (Exh. 16), 18 (Exh. 17), 2007; Ord. 7050 § 2 (Exh. 1), 2006; Ord. 7009 § 14, 2005)

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 of this Section, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Articles 4 (Site Planning and General Development Standards) and 5 (Standards for Specific Land Uses). Principal and accessory structures shall meet the same development standards unless otherwise modified in this Zoning Ordinance.

A.

Residential density and lot size requirements. Where allowed by Section 17.33.040 (FGSP District Land Uses and Permit Requirements), residential uses shall comply with the following maximum density and minimum lot size requirements; except that in the PS zone, maximum density shall be established by the Conditional Use Permit approval required for all

residential development, and minimum lot size requirements shall be established by Conditional Use Permit and/or subdivision approval, as applicable. (Ord. 7009 §§ 15-16, 2005)

B.

Site planning and building standards. New land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and established in compliance with the following requirements. Some of the requirements are based on the location of the site within one of three districts established by the Fair Oaks/Orange Grove Specific Plan:

1.

District 1. Between Montana Street and Washington Boulevard;

2.

District 2. Between Washington Boulevard and Mountain Street; and

3.

District 3. Between Mountain Street and Maple Street.

C.

Building entries. Building entries shall be oriented to and accessible from the major street frontage, and directly accessible from a public sidewalk. Entries may be set back a maximum of 15 feet from the street property line to the doorway. On corner lots with multiple buildings, the front entry shall be oriented towards the front yard. On interior lots with multiple buildings, at least 51 percent of the entries shall face the front yard.

D.

Parking lots and driveways. Parking lots and driveways shall comply with the following requirements:

1.

For parcels that have 200 feet in width or more of street frontage, parking lots and structures may occupy up to 40 percent of the street frontage.

2.

For parcels less than 200 feet in width of street frontage, only one driveway shall be permitted.

E.

Mixed-use development. Mixed-use development shall comply with the following requirements:

1.

Ground floor frontage. A minimum of 20 percent of the ground floor frontage, excluding driveways and pedestrian entries, shall be devoted to nonresidential uses. Nonresidential components shall include such uses as commercialretail, commercial-office, community facility such as community room or health fitness, and other uses permitted with frontage on a major street.

2.

Density. Density shall be determined by the underlying zoning district. For lots less than 10,000 square feet in area, the following shall be the maximum number of units permitted:

3.

Setbacks. Mixed-use projects shall comply with the following setbacks. The Zoning Administrator shall determine the front for such projects based on the character of the neighborhood.

Parking. The total off-street parking spaces required shall be the sum of the required spaces for each use classification. Required parking and loading spaces for the non-residential component of the mixed-use development shall be according to the parking standards provided by Chapter 17.46. Parking shall not be visible from a street. The Zoning Administrator may modify this requirement for secondary streets.

5.

Open space. Every project shall provide usable open space not less than 150 square feet per dwelling unit. The minimum open space may be met through a combination of common and private open space. Required open space may be located at grade or above grade. Private above-grade patios and rooftop recreational areas may be included as open space. Driveways, parking areas, and front yards (exclusive of area devoted to patios and balconies) shall not be counted as open space. Landscaped setback areas (excluding front yards) over six feet in width may count toward open space.

a.

Common open space. At least 25 percent of this required minimum open space must be common open space. Common open space shall be accessible to all residents of a residential building or development. Common open space shall be open to the sky except for arbors, trellises, or similar amenities. Recreation rooms at least 600 square feet in area may qualify as common open space. A common open space area shall measure a minimum of 400 square feet in area, with no horizontal dimension less than 20 feet. Overhangs, balconies, and other projections may encroach into this 20-foot dimension up to 5 feet. Common open areas shall incorporate recreational amenities such as benches, sitting areas, children's play areas, spas, swimming pools, ball courts, tables, and barbecue areas.

b.

Private open space. A private open space shall be contiguous with the dwelling unit and maintain an eight-foot clearance under any projections. A private open space shall measure at least 35 square feet in area with no horizontal dimension less than seven feet, to be counted toward the minimum open space requirement.

6.

Fences and walls. Each project shall meet the following requirements for fences and walls. All fences and walls shall be measured from existing grade.

a.

A fence or wall in a required setback adjoining a street property line shall not exceed four feet in height except that a fence or wall may extend an additional two feet provided that the fence does not come closer than half the distance to the street property line and the total length of the six-foot fence does not exceed 50 percent of the building frontage.

b.

A six-foot solid fence or wall adjoin an interior property line abutting an RS District.

c.

Solid fences or walls along the rear property line or interior side property line shall not exceed 6 feet in height. Open decorative fences (i.e., one that is not more than 50 percent filled) may extend an additional 18 inches in height when not abutting an RS District.

(Ord. 7160 §§ 18, 19, 2009; Ord. 7050 § 3 (Exh. 2), 2006; Ord. 7035 § 6 (Exh. 7), 2006; Ord. 7099 §§ 15, 16, 2005)

Chapter 17.34 - North Lake Specific Plan