Chapter 17.33 — Fair Oaks-Orange Grove Specific Plan

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:

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.

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.

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.

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.

Encourage development and delivery of the arts and cultural programming.

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:

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

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

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

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."

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.

Symbol Permit Requirement Procedure is in Section:

P Permitted use, Code Compliance Certificate required 17.61.020

MC Conditional use, Minor Conditional Use Permit required. 17.61.050

AMC Conditional use, Administrative Minor Conditional Use Permit required. 17.61.050

C Conditional use, Conditional Use Permit required. 17.61.050

AC Conditional use, Administrative Conditional Use Permit required. 17.61.050

E Conditional use, Expressive Use Permit required. 17.61.060

TUP Temporary use, Temporary Use Permit required. 17.61.040

— Use not allowed. (See Section 17.21.030.A regarding uses not listed.)

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.

TABLE 3-13 - ALLOWED USES AND PERMIT REQUIREMENTS FAIR OAKS/ORANGE GROVE RM-16, RM-12, PS, AND OS DISTRICTS

LAND USE (1) PERMIT REQUIREMENT BY ZONE Specific Use
Standards
FGSP -

RM-12 RM-16 PS OS

RESIDENTIAL USES

Accessory dwelling unit P P — — 17.50.275

Junior accessory dwelling unit P P P — 17.50.275.E

Caretakers quarters — — C C

Dormitories — — C —

Fraternity/sorority housing — — C —

Home occupations P P — — 17.50.110

Multi-family housing P (5) P (5) C (3) —

Residential accessory uses and structures P P C — 17.50.250

Residential care facilities, limited (5, 6) P P C (3) —

Single-family housing P (6) P (6) C (3) —

Supportive housing (5, 6) P P C (3) —

Transitional housing (5, 6) P P C (3) —

RECREATION, EDUCATION & PUBLIC ASSEMBLY USES

Clubs, lodges, private meeting halls — — MC MC

Colleges - Nontraditional campus setting — — C —

Colleges - Traditional campus setting — — C —

Commercial recreation - Indoor — — — C 17.50.130

Commercial recreation - Outdoor — — C C 17.50.130

Conference Centers — — C (3) —

Cultural institutions C (2) C (2) C C

Electronic game centers — — — C 17.50.100

Park and recreation facilities C C C C

Religious facilities C (2) C (2) C — 17.50.230

with columbarium MC (2) MC (2) MC — 17.50.230

with temporary homeless shelter C (2) C (2) C — 17.50.230

Schools - Public and private C (2) C (2) C C 17.50.270

Stadiums and arenas — — — C

Street fairs P P P P

Tents TUP TUP TUP TUP 17.50.320

OFFICE, PROFESSIONAL & BUSINESS SUPPORT USES

Offices - Administrative business professional MC (7) MC (7) C (3) — 17.50.170

Offices - Government — — C —

Offices - Medical — — C —

Research and Development (8) — — C — 17.50.240

RETAIL SALES

Alcohol sales - Beer and wine — — C (3) C (3)

Alcohol Sales, Beer and Wine at Restaurants AC (3) AC (3) (including fast food)

Alcohol sales - Full alcohol sales — — C (3) C (3)

Alcohol Sales, Full Alcohol at Restaurants (including AC (3) AC (3) fast food)

Commercial nursery — — — C (4) 17.50.180

Personal property sales P P — — 17.50.190

Restaurants — — C (3) C (3) 17.50.260

Restaurants, fast food — — C (3) C (3) 17.50.260

Restaurants, formula fast food — — C (3) C (3) 17.50.260

Restaurant with limited live entertainment — — P P 17.50.260

Restaurant with walk-up window — — MC (9) MC (9) 17.50.260

Temporary uses TUP TUP TUP TUP

Swap meets — — C C

SERVICES

Charitable institutions — — MC —

Child day-care centers C C C — 17.50.080

Child day-care, large care homes, 9 to 14 persons MC MC C — 17.50.080

Child day-care, small care homes, 1 to 8 persons P P C —

Filming, long-term C C C C

Filming, short-term P P P P

Public safety facilities C (2) C (2) C C

INDUSTRY, MANUFACTURING & PROCESSING USES

Commercial growing areas C C — C (4)

Recycling - Small collection facility — — C C 17.50.220

TRANSPORTATION, COMMUNICATIONS & UTILITY USES

Accessory antenna array — — — P

Utility, major C (2) C (2) C C

Utility, minor P P P P

Wireless telecommunications facilities, major — — C — 17.50.310

Wireless telecommunications facilities, minor MC MC MC — 17.50.310

Wireless telecommunications facilities, SCL — — P — 17.50.310

Notes:
(1) See Section 17.80.020 for definitions of the listed land uses.

(2)  Uses on a site greater than two acres that was established after June 30, 1985, shall require a zone change to PS (Public, Semi-Public). (3)  Limited to accessory facilities of a principal use. (4)  A horticultural or nursery use shall not replace a park or outdoor commercial recreation use. (5)  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. (6)  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. (7)  Limited to buildings designated or listed in the National Register of Historic Places. (8)  Limited to parcels not owned by Pasadena Unified School District or used as a K-12 school as of December 4, 2023. (9)  Minor Conditional Use Permit not required if Walk-Up Window complies with Section 17.50.260.

TABLE 3-14 - ALLOWED USES AND PERMIT REQUIREMENTS FAIR OAKS/ORANGE GROVE CL, C-2, AND C-3
DISTRICTS

LAND USE (1) PERMIT REQUIREMENT BY ZONE Specific Use
Standards
FGSP -

CL-1a CL-1b C-2 C-3a, b, C-3c
d

RESIDENTIAL USES

Accessory dwelling unit — P — P — 17.50.275

Junior accessory dwelling unit — P — P — 17.50.275.E.

Caretakers quarters — P — P —

Dormitories — P — P —

Fraternity/sorority housing — P — P —

Home occupations — P P P — 17.50.110

Mixed-use projects — P (3) — P (3) — 17.33.050.E

Multi-family housing (14) — P — —(12) —

Residential accessory uses and structures — P — P — 17.50.250

Residential care facilities, limited (14, 15) — P — P —

Single-family housing (15) — P (14) — P —

Supportive housing (14, 15) — P — P —

Transitional housing (14, 15) — P — P —

Work/live units — — C (11) C (11) C (11) 17.50.370

RECREATION, EDUCATION & PUBLIC ASSEMBLY USES (2, 9, 10)

Clubs, lodges, private meeting halls (4, 5) MC MC MC MC MC

Colleges - Nontraditional campus setting P (3) P (3) P (3) P (3) P (3)

Colleges - Traditional campus setting C (4) C (4) C (4) C (4) C (4)

with safe parking MC MC MC MC MC 17.50.265

Commercial entertainment E (3) E (3) E (3) E (3) E (3) 17.50.130

Commercial recreation - Indoor C (3) C (3) C (3) C (3) C (3) 17.50.130

Commercial recreation - Outdoor C C C C C 17.50.130

Cultural institutions P (4) P (4) P (4) P (4) P (4)

Electronic game centers C (3) C (3) C (3) C (3) C (3) 17.50.100

Internet access studios C (3) C (3) C (3) C (3) C (3) 17.50.100

Park and recreation facilities C C C C C

Religious facilities C (4) C (4) C (4) C (4) C (4) 17.50.230

with columbarium MC (4) MC (4) MC (4) MC (4) MC (4) 17.50.230

with temporary homeless shelter P P P P P 17.50.230

with affordable housing P P P P (16) P 17.50.230

with safe parking MC MC MC MC MC 17.50.265

Schools - Public and private C (4) C (4) C (4) C (4) C (4) 17.50.270

Schools - Specialized education and training P (3) P (3) P (3) P (3) P (3)

Street fairs P P P P P

Tents TUP TUP TUP TUP TUP 17.50.320

OFFICE, PROFESSIONAL & BUSINESS SUPPORT USESb (2, 9, 10)

Automated teller machines (ATM) P P P P P 17.50.060

Banks and financial services P (3) P (3) P (3) P (3) P (3)

with walk-up service P P P P P 17.50.060

Business support services P (3) P (3) P (3) P (3) P (3)

Offices - Accessory P P P P P

Offices - Administrative business professional P (3) P (3) P (3) P (3) P (3)

Offices - Government P P P P P

Offices - Medical P (3) P (3) P (3) P (3) P (3)

Research and development P P P P P 17.50.240

RETAIL SALES (2, 9, 10)

Alcohol sales - Beer and wine C (6) C (6) — C (6) C (6)

Alcohol sales - Beer and wine at Restaurants AC (6) AC (6) AC (6) AC (6) (including fast food)

Alcohol sales - Full alcohol sales C (6) C (6) — C (6) C (6)

Alcohol sales - Full alcohol sales at AC (6) AC (6) AC (6) AC (6)
Restaurants (including fast food)

Building materials and supplies sales — — — C (3) C (3)

Commercial nurseries C (3) C (3) C (3) C (3) C (3) 17.50.180

Convenience stores C C — C C

Food sales P (3) P (3) — P (3) P (3)

Internet vehicle sales P (3) P (3) P (3) P (3) P (3)

Personal property sales — — — P P 17.50.190

Restaurants P (3) P (3) — P (3) P (3) 17.50.260

Restaurants, fast food C (3) C (3) — C (3) C (3) 17.50.260

Restaurants, formula fast food C (3) C (3) — C (3) C (3) 17.50.260

Restaurants with limited live entertainment P P — P P

Restaurants with walk-up window MC MC MC (17) MC (17) 17.50.260
(17) (17)

Retail sales P (3) P (3) — P (3) P (3)

Seasonal merchandise sales P P P P P 17.50.180

Significant tobacco retailers C (3) C (3) C (3) C (3) C (3) 17.50.330

Temporary uses TUP TUP TUP TUP TUP

Vehicle services - Automobile rental (3) — — C (13) C (13) C (13)

Vehicle services - Service stations (3, 7) — — C C C 17.50.290

SERVICES (2, 9, 10)

Adult day-care, limited — P — P —

Animal services - Boarding — — — C C

Animal services - Grooming C (3) C (3) P (3) P (3) P (3)

Catering services P (3) P (3) P (3) P (3) P (3)

Charitable institution (2, 4) C C C C C

Child day-care centers P P P P P 17.50.080

Child day-care, large care homes, 9 to 14 — P — P — 17.50.080 persons

Child day-care, small care homes, 1 to 8 — P — P — persons

Drive-through business - nonrestaurants C C C C C 17.50.090

Drive-through business - restaurants C C C C C 17.50.090

Emergency shelters — MC — MC — 17.50.105

Emergency shelters, limited — P — P — 17.50.105

Laboratories P (3) P (3) P (3) P (3) P (3)

Low barrier navigation centers — P — P — 17.50.153

Maintenance or repair services P (3) P (3) P (3) P (3) P (3)

Massage establishments C (3) C (3) C (3) C (3) C (3) 17.50.155

Personal improvement services P (3) P (3) P (3) P (3) P (3)

Personal services P (3) P (3) P (3) P (3) P (3)

Personal services - Restricted C (3) C (3) C (3) C (3) C (3) 17.50.200

Printing and publishing C (3) C (3) P (3) P (3) P (3)

Printing and publishing, limited P (3) P (3) P (3) P (3) P (3)

Public safety facilities C (4) C (4) C (4) C (4) C (4)

Vehicle services - Washing/detailing, small P P P P P 17.50.290 scale

INDUSTRY, MANUFACTURING & PROCESSING USES (2, 9, 10)

Commercial growing grounds P (3) P (3) P (3) P (3) P (3) 17.50.180

Industry, restricted (3, 8) — — C C C

Industry, restricted, small scale (3, 8) P P P P P

Industry, standard (3) — — — (8) — —

Recycling - Small collection facility C C C C C 17.50.220

Wholesaling, distribution, & storage (3) — — C — —

Wholesaling, distribution, & storage, small- P P P P P scale

TRANSPORTATION, COMMUNICATIONS & UTILITY USES

Accessory antenna array P P P P P

Communications facility (2, 3, 9, 10) — — P P P

Commercial off-street parking (2, 10) C C C C C

Utility, major C C C C C

Utility, minor P P P P P

Wireless telecommunications facilities, major C C C C C 17.50.310

Wireless telecommunications facilities, minor MC MC MC MC MC 17.50.310

Wireless telecommunications facilities, SCL P P P P P 17.50.310

Notes:

(1)  See Section 17.80.020 for definitions of the listed land uses.

(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)

Development feature Requirement by Zoning District

FGSP- FGSP- FGSP- FGSP- FGSP- FGSP-
RM-12 RM-16 CL-1b C-3a C-3b C-3d

Maximum density 2 d.u./lot 16 d.u./acre 16 d.u./acre 40 d.u./acre 32 d.u./acre 32 d.u./acre

with density bonus N.A. See Chapter 17.43 (Density Bonus, Waivers, and Incentives)

Minimum lot area for new lots 7,200 sf 7,200 sf 7,200 sf Determined bysubdivision 10,000 sf process  with density bonus 5,400 sf See Chapter 17.42 See Chapter 17.42

Minimum lot width for new lots 55 ft 55 ft 55 ft 60 ft

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:

District 1. Between Montana Street and Washington Boulevard;

District 2. Between Washington Boulevard and Mountain Street; and

District 3. Between Mountain Street and Maple Street.

TABLE 3-15 - FAIR OAKS/ORANGE GROVE DEVELOPMENT STANDARDS

Development feature Requirement by Zoning District

FGSP-RM-12 FGSP-RM-16 FGSP-PS FGSP-OS

Minimum lot size (1) Minimum area and width for new lots.

See Section 17.33.050.A Determined through the subdivision process

Setbacks Minimum setbacks required. See Section 17.40.160 for setback measurement,
allowed projections and encroachments into setbacks, and exceptions to setbacks.

District 1 Between Montana Street and Washington Boulevard

Front N.A.   15 ft As required by
Conditional Use Permit approval
Sides, corner side, rear As required by
17.22.060, Table 2-
4

District 2 Between Washington Boulevard and Mountain Street

Front N. A. 10 ft As required by
Conditional Use Permit approval
Sides, corner side, rear As required by
17.22.060, Table 2-
4

District 3 Between Mountain Street and Maple Street

Front As required by N.A. As required by
17.22.040, Table 2- Conditional Use Permit approval
Sides, corner side, rear 3

Height limit Maximum height of main structures. See 17.40.060 for height measurement, and
exceptions to height limits. All structures shall also comply with the encroachment
plane requirements of 17.40.160.

District 1 (see above) As required by As required by As required by
17.22.040, Table 2- 17.22.060, Table 2- Conditional Use Permit approval
District 2 3 4

District 3 32 ft N.A.

Accessory structures Nonresidential uses shall meet the same standards as the principal structure;for
residential uses see Section 17.50.250 (Residential Accessory Uses and Structures)

Landscaping Chapter 17.44 (Landscaping)

Parking Chapter 17.46 (Parking and Loading)

Signs Chapter 17.48 (Signs)

Other applicable standards Chapter 17.40 (General Property Development and Use Standards) Article 5 (Standards for Specific Land Uses)

Notes:

(1)  See Section 17.40.030 regarding development on an undeveloped lot and Section 17.40.040 regarding development on a substandard lot. (2)  In subdistrict C-3, the height of buildings with offices - administrative business professional and mixed use projects shall be measured to the top plate.

TABLE 3-15 - FAIR OAKS/ORANGE GROVE DEVELOPMENT STANDARDS

Development feature Requirement by Zoning District

FGSP-CL-1a, b FGSP-C-2 FGSP-C-3a, b, c, d

Minimum lot size (1) Minimum area and width for new lots.

Determined through the subdivision process, except as provided for a specific zone
by Section 17.33.050.A.

Setbacks Minimum setbacks required. See Section 17.40.160 for setback measurement,
allowed projections and encroachments into setbacks, and exceptions to setbacks.

Front 15 ft for residential in CL- 10 ft 5 ft
1b; 5 ft for nonresidential

Corner Side As required by Section 17.22.060 for residential; 5 ft. for nonresidential.

Side or Rear 15 ft. and shall not project within the encroachment plane (17.40.160.D.3) when
adjacent to an RS or RM zone unless the adjacent lot is a PK overlay which is used
for parking; none required otherwise.

Height limit Maximum height of main structures. See 17.40.060 for height measurement, and
exceptions to height limits. All structures shall also comply with the encroachment
plane requirements of 17.40.160.

Maximum height (2) As required by Section 36 ft 40 ft and 3 stories for
17.22.060 for residential; office structures in C-3a,
36 ft for nonresidential b, and c on Fair Oaks
and mixed use projects Avenue; 36 ft elsewhere

Accessory structures Non-residential uses shall meet the same standards as the principal structure;for
residential uses see Section 17.50.250 (Residential Accessory Uses and Structures)

Landscaping Chapter 17.44 (Landscaping)

Parking Chapter 17.46 (Parking and Loading)

Signs Chapter 17.48 (Signs)

Other applicable standards Chapter 17.40 (General Property Development and Use Standards) Article 5 (Standards for Specific Land Uses)

Notes:

(1)  See Section 17.40.030 regarding development on an undeveloped lot and Section 17.40.040 regarding development on a substandard lot. (2)  In subdistrict C-3, the height of buildings with offices - administrative business professional and mixed use projects shall be measured to the top plate.

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:

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.

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:

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 commercial-retail, commercial-office, community facility such as community room or health fitness, and other uses permitted with frontage on a major street.

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:

Lot Area Allowable Number
of Units

3,999 sq.ft. or less 2

4,000 to 5,499 sq. 3 ft.

5,500 to 6,999 sq. 4 ft.

7,000 to 8,499 sq. 5 ft.

8,500 to 9,999 sq. 6 ft.

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.

Setback Minimum Requirement

Front 5 ft. for nonresidential portion; 10 ft. for the residential portion in CL-1 and C-3

Side 5 ft. for a minimum distance of 40 ft. from the front setback line

Corner Side 5 ft.

Rear 5 ft. except when adjacent to residential zoning district, setback shall be 15 ft.; 15 foot rear yard may be reduced to 5 ft. when adjacent to an alley

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.

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.

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)