Chapter 17.235 — Combining/Overlay Zones

This chapter provides regulations for development and new land uses in the combining/overlay zones established by Section 17.200.020 (Zones Established). The combining/overlay zones are intended to provide guidance for development and new land uses in addition to the standards and regulations of the primary zones, where important site, neighborhood, economic development, or compatibility issues require particular attention in project planning.

(Ord. 24-13, 10/1/2024)

• A. Mapping of combining/overlay zones. The symbols for combining/overlay zones in Section 17.200.020 (Zones Established) shall be used on the Zoning Map to indicate the applicability of combining/overlay zones to specific sites. Each combining/overlay symbol shall be appended as a suffix to the symbol for the primary zone on the Zoning Map. For example, RL-6HE represents an 6th Cycle Housing Element Overlay Zone in the Residential Low-Density Zone.

• B. Allowed land uses. A land use normally allowed in the primary zone shall be allowed within a combining/overlay zone subject to any additional requirements of the combining/overlay zone, unless otherwise provided in a specific combining/overlay zone.

• C. Permit requirements. Development and new land uses within a combining/overlay zone shall obtain the planning permits required for the primary zone, unless otherwise provided in a specific combining/overlay zone.

• D. Development standards. Development and new land uses within a combining/overlay zone shall comply with all applicable requirements of the primary zone, unless otherwise provided in a specific combining/overlay zone.

• E. Conflict between standards and regulations. In the event of a conflict between the provisions of this section and any other provision of this Development Code, this section shall control.

• (Ord. 24-13, 10/1/2024)

• A. Purpose. The -RAAB Combining/Overlay Zone is applied to various areas of the City that have both low-density residential uses and lowintensity nonresidential uses. The intent is to establish standards that allow the continued and expanded use and operation of the lowintensity nonresidential uses and that will ensure the compatibility of these uses with low-density residential uses. The -RAAB combining/overlay zone is consistent with the Rural Residential and Low-Density Residential land use designation in the General Plan.

• B. Applicability. The -RAAB Overlay may be applied only to properties in the RR (Rural Residential) and RL (Low-Density Residential) Zones.

• C. Allowed uses. In addition to the uses allowed in the RR (Rural Residential) and RL (Low-Density Residential) zones in compliance with Table 2-2 (Allowed Uses and Permit Requirements in Residential Zones), cottage businesses shall also be allowed within the -RAAB Combining/Overlay Zone.

• D. Development standards. All cottage business shall be located, developed, and operated in compliance with Section 17.430.140 (Cottage Businesses).

• (Ord. 24-13, 10/1/2024)

• A. Purpose. The 6th Cycle Housing Element Overlay Zone (-6HE) is established to assist in implementation of the requirements of the 20212029 Housing Element (6th Cycle). It is intended that the -6HE Overlay Zone is to be applied to properties identified in the adopted 20212029 Housing Element as potential lots to accommodate a portion of the City's unmet lower-income Regional Housing Needs (RHNA) to ensure that appropriate analysis and disclosure of the 6th Cycle Housing Element is maintained.

• B. Applicability. The provisions of this section shall apply to all activities (e.g., additions, alterations, new construction, reconstruction, redevelopment, remodeling, site modification, etc.) within the -6HE Combining/Overlay Zone that require approval of a site plan and design review in compliance with Chapter 17.630 (Site Plan and Design Review) and water efficient landscape and irrigation approval per Chapter 17.325 (Water Efficient Landscape and Irrigation). If there is a perceived conflict between the provisions of this section and those of the underlying zone, the provisions of this section shall prevail.

• C. Allowed uses. The uses allowed within the -6HE combining/overlay zone shall be the same as those of the underlying zone, unless modified by this section.

• D. Development and use standards of base zone not affected. The -6HE Overlay Zone does not change the use and development standards of the underlying base zone.

• E. Additional requirements for residential development. The following regulations shall apply to the use of a lot designated with the -6HE Combining/Overlay Zone when the proposed development includes a residential component:

  1. The minimum residential density shall be 20 dwelling units per net acre.

  2. Residential uses shall occupy at least 50% of the total gross floor area of a mixed-use development.

  3. For developments in which 20% or more of the units are affordable to lower income households (income and affordability levels set forth in Sections 50079.5 , 50093 , and 50105 of the Health and Safety Code shall apply), owner-occupied and rental multi-family uses shall be permitted.

  4. An applicant for a project pursuant to this section may apply for a density bonus in accordance with Government Code Section 65915 .

• F. Change of zone. A property owner may petition for a change of zone to remove the -6HE Overlay designation; however, such application would require replacement consistent with the 6th Cycle Housing Element Program and applicable state law.

• (Ord. 24-13, 10/1/2024)