Chapter 20.230 — INDUSTRIAL ZONES

Section 20.230.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Industrial Zone as established by the Zoning Map, and, specifically, to accomplish the following:

A.

Establish Industrial Zones to provide for a broad range of manufacturing, research and development, warehousing, and service uses in a setting that is conducive to industrial activities.

B.

Provide a conducive setting for industrial activities by protecting them from the adverse impacts of inharmonious internal or adjacent uses.

C.

Minimize the impact of industrial activities on adjacent residential and commercial uses.

D.

Strengthen the City's economic base and provide employment opportunities close to residents of the City and surrounding communities.

Section 20.230.020 - Purpose of Industrial Zones

In addition to the purposes of this Zoning Ordinance and chapter, the purpose of each Industrial Zone follows:

A.

Light Industrial (L-I) Zone. To provide for the grouping of light- and medium-intensity industrial and support service uses in a business-supportive setting. Generally, these areas will not include pedestrian-oriented businesses and will serve the loading, delivery, and indoor warehousing needs of light industrial space. The L-I Zone is intended to implement and be consistent with the LI land use designation of the General Plan.

B.

Business Park (B-P) Zone. To provide a high-quality, attractive campus setting designed for the grouping of uses engaged in research and development/testing, supportive business and professional offices, and compatible light-industrial activities affiliated with research and development/testing. The B-P Zone is intended to implement and be consistent with the BP land use designation of the General Plan.

C.

Industrial (I). To provide a setting for the full range of indoor manufacturing, distribution, warehousing, processing, and general service uses that are adequately served by vehicular arterials and utilities. Industries that use hazardous materials, require heavy equipment, and/or that generate sustained noise levels are deemed appropriate for this Zone, and may be permitted according to the standards of this

chapter. The I Zone is intended to implement and be consistent with the Industrial land use designation of the General Plan.

D.

Industrial 2 (I-2). To provide a setting for the full range of intensive industrial manufacturing, distributing, warehousing, processing, and general service uses, with provision for outdoor storage activities and facilities that service the industrial uses. Active industries and supportive service uses participating in heavy equipment operation, generation of sustained noise levels, warehousing, and/or outdoor or indoor storage and activities are deemed appropriate for this Zone, and may be permitted according to the standards of this chapter. The I-2 Zone is intended to implement and be consistent with the Industrial land use designation of the General Plan.

Section 20.230.030 - Applicability

Land use permit requirements, as detailed in Table 20.230-1, and the regulations and development standards of this section, shall be applicable to the following:

A.

Zones. All existing and new uses, structures, and activities within the L-I, B-P, I, and I-2 Zones.

B.

Transitional Zones. All existing industrial uses and structures that were established prior to the adoption of this Zoning Ordinance, and are continuing to conform to industrial use standards within a Transitional Zone, shall be subject to the regulations of the applicable Industrial Zone of this chapter (as the Initial Zone), established by Table 20.235-1, until such time as the use is transitioned to the Non-Industrial Transitional Zone. See Chapter 20.235 (Transitional Zone).

Table 20.230-1

Permit Requirement Types and Processes

20.205.030.C (Unlisted and Similar Compatible Uses)

Use not allowed.

---

Note: Any land use authorized through a permit approval process identified may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by the Municipal Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted and Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

(Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022)

Section 20.230.040 - Allowable Industrial Uses and Permit Requirements

A.

Permit Requirements. Table 20.230-1 identifies the types of land use permits required to establish land uses in Industrial Zones, consistent with this Zoning Ordinance.

1.

All proposed development projects within the Industrial Zones shall be subject to Site Development Plan Review in conjunction with the permit requirements of Table 20.230-2.

B.

Industrial Land Uses. Table 20.230-2 identifies the land use permit types in all Industrial Zones. Industrial uses are intended to be the primary permitted use, supplemented by light-industrial and business support uses that are complementary to industrial activities.

C.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.230-2; refer to the referenced sections for additional operational standards and regulations applicable to the use. All land uses are also subject to all the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

D.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C (Unlisted and Similar Compatible Uses), the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

Table 20.230-2

Industrial District Permitted Uses

Notes: See Table 20.230-1 for definitions.

All proposed development projects within the Industrial Zones shall be subject to Site Development Plan Review in conjunction with the permit requirements of Table 20.230-2.

2. ;hg;A Director's Permit (DP) shall be required for the establishment of the land use in an existing building to minimize effects on other land uses within the building or site. A Conditional Use Permit (CUP) shall be required for the establishment of a use in conjunction with a new building (development of the building in conjunction with the use).

3. ;hg;Permitted accessory use in conjunction with a primary use on the same industrial Zone parcel. Unit shall be continuously occupied exclusively by a superintendent or a caretaker and his/her immediate family; the unit shall be consistent with the development standards and setback of the R-3 Zone, provide one (1) paved and covered off-street parking space, and shall not be located within a required setback. 4. ;hg;The compounding, processing, packaging, or treatment of food is permitted by right, except fish, lard, meat, pickles, sauerkraut, or vinegar; these uses shall be subject to CUP restrictions.

4. ;hg;Accessory entertainment is allowed in conjunction with Permitted use, subject to 20.425.060.

(Ord. No. 2019-1481, § 3(Exh. A), 1-14-2020; Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022; Ord. No. 20251568, § 2(Exh. B), 12-9-2025)

Section 20.230.050 - Industrial Zone General Development Standards

A.

Development Standard Compliance. The design, construction, or establishment of all new and existing land uses, development of structures, and site improvements in Industrial Zones shall conform to the regulations of Table 20.230-3. Principal and accessory structures shall meet the same development standards unless otherwise modified by this Zoning Ordinance. See Figures 20.230-1, 20.230-2, and 20.230-3 for visual development standard summaries.

B.

B-P Development. B-P development shall be subject to the development standards of Table 20.230-3, Table 20.230-4, and Section 20.230.080 of this Zoning Ordinance.

Table 20.230-3

Industrial Zone Development Standards

Notes: PL = Property Line; R = Residential

All standards are minimums unless otherwise noted.

2. ;hg;Setbacks shall be measured from the back of the right-of-way.

3. ;hg;Applies to all street frontages, primary and corner-side street setbacks.

4. ;hg; All lot development and setbacks shall be subject to the provisions of Chapter 20.300 (Site Planning and General Development); where standards conflict with Chapter 20.300 (Site Planning and General Development Standards), the largest standard shall prevail.

Table 20.230-4

B-P Zone Additional Development Standards

Notes: PL = property line

See Table 20.230-2 and Section 20.230.100 for additional development standards and requirements. All standards are minimums unless otherwise noted. Setbacks shall be measured from the back of the right-of-way.

C.

Site Development Plan Review Required. All development in the Industrial Zones, including all projects that comply with the allowed land use and development standards of this chapter, shall be submitted for Site Development Plan Review, per Chapter 20.515 (Site Development Plan Review).

D.

Industrial Development Lot Width. Minimum lot widths established by Table 20.230-3 shall apply to all new development and subdivision of land. The Director may waive the minimum lot width for integrated multibuilding or campus-setting developments.

==> picture [396 x 265] intentionally omitted <==

==> picture [396 x 276] intentionally omitted <==

==> picture [408 x 363] intentionally omitted <==

E.

Additional Setbacks from Residential. Setbacks required by Table 20.230-3 related to "PL Adjacent to any R (Residential) Zone" shall be applied subject to the following:

1.

Apply to property lines (PLs) directly shared with/adjacent to Residential Zones, as denoted by "A" in Figure 20.230-4.

2.

Apply to property lines separated from a Residential Zone by public or private ROWs, as denoted by "B" in Figure 20.230-4.

3.

Do not apply to property lines shared with/adjacent to any non-residential Zones, as denoted by "C" in Figure 20.230-4.

Figure 20.230-4 Additional Setbacks from Residential See Section 20.230.050.E for standards.

==> picture [308 x 264] intentionally omitted <==

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.230.060 - Operational Standards

The provisions of this section further modify and regulate the development form and function of all Industrial Zone land uses (L-I, B-P, I, I-2) listed in Table 20.230-2 and development standards listed in Table 20.230-3 to promote safe, attractive, and compatible development.

A.

Permitted Projections. See Section 20.300.020.G (Permitted Encroachment Standards) for permitted projection standards relevant to Industrial Zones.

B.

Ancillary Retail Sales. Ancillary retail sales shall be allowed in all Industrial Zone, limited to twenty percent (20%) of the gross floor area. Sales shall be directly associated with the manufacture, production, or brand of the primary land use in conjunction with any land use permitted or conditionally permitted by this chapter. Outdoor sales, unless otherwise permitted by this chapter, shall not be permitted.

C.

Architectural Compatibility. All buildings, including secondary and accessory structures, walls, and fences located on a building site, shall be designed and constructed to be architecturally compatible with the primary building.

D.

Delivery Access. Lot frontage for all Industrial Zone parcels shall be adequate to facilitate truck/delivery access and circulation based on single-lot access or shared-lot access/circulation.

E.

Loading Areas. Loading/delivery areas shall not be visible from the street.

1.

Open bay doors shall be oriented away from public view and/or completely screened through a combination of fencing and landscaping, as outlined in this section.

2.

Loading areas for materials, products, or refuse in the front of the building shall be prohibited.

3.

Use of architectural features, decorative fencing, and walls consistent with the design of the primary structure shall be used to shield loading/delivery areas from view.

F.

Indoor Manufacturing. All compounding, processing, packaging, or assembly of articles or merchandise, and treatment of products shall be conducted within a completely enclosed building.

G.

Equipment and Supplies. Equipment and supplies related to building material storage yards, contractor's/construction storage yards, lumberyards, and manufacturing yards shall be conducted entirely inside an enclosed building or buildings, unless the storage premises are entirely enclosed by decorative fences and/or walls, as stipulated in Chapter 20.335 (Walls and Fences).

H.

Outdoor Storage. Outdoor storage shall be limited to the following site coverage and operational standards:

1.

Storage. Outdoor storage shall be limited to materials, products, or equipment used, produced, or manufactured by a permitted use.

2.

Location. Outdoor storage areas shall be located to the rear or side of the main building, away from the street frontage and public ROW.

a.

Outdoor storage areas shall not be located within, or occupy any required parking areas, setback areas, or landscape areas, or be on sidewalks or walkways.

3.

Screening. All materials stored outside shall not be stacked to exceed the height of the screening wall or fence. All storage, equipment, and activities related to outdoor storage shall be completely surrounded on all sides by shielding fencing and/or walls, per the following standards:

a.

Minimum height of six (6) feet required, additional height may be required to properly shield all materials stored behind the fence/wall.

b.

Maximum height shall not exceed ten (10) feet.

c.

Fencing/walls shall be constructed of at least one (1) of the following:

d.

Wood fences are prohibited.

e.

Wall/fencing materials shall be consistent with Chapter 20.335 (Walls and Fences) and Section 20.335.030.E (Prohibited Materials).

4.

Additional Screening Elements. Equipment and supplies related to building material storage yards, contractor's storage yards, lumberyards, and manufacturing yards shall be entirely inside an enclosed building or buildings, unless the premises where such yards are located are entirely enclosed by fences or walls, as described below:

a.

In addition to fencing/wall standards above, all screening fences/walls along a street frontage or adjacent to any other Zone shall employ a minimum of one (1) of the following screening techniques to be used to further shield outdoor storage areas:

i.

Planting with sufficient vines or climbing ivy of an acceptable density to ensure complete view-obstructing screening within one (1) year of planting.

ii.

Combination of landscaped berm and solid masonry block wall meeting height requirements. Trees of the evergreen variety or other year-round, leaf-bearing type shall be planted and shall exceed the minimum height.

iii.

Combination of trees and shrubs of the evergreen variety, or other similar year-round, leaf-bearing type, with proper planting spacing to encroach over the fence. Such plants shall be of such variety and shall be clustered so as to allow only minimal gaps between foliage of mature trees and shrubs within one (1) year after planting.

iv.

Evergreen shrubs or other similar year-round, leaf-bearing shrub, appropriately planted to form a solid hedge with a minimum of eight (8) feet in height within one (1) year after planting.

5.

Site Coverage. Outdoor storage in the Light Industrial (L-I) Zone shall not exceed twenty-five percent (25%) of gross building floor area and shall comply with all of the standards of this section.

6.

Accessory Use. Outdoor storage in all the L-I and I Zones shall be accessory to the primary industrial land use as permitted by Table 20.230-2.

I.

Indoor Activities. Warehousing as a primary land use or accessory activity to the primary land use shall be conducted exclusively in an enclosed building.

J.

Public Visibility. Goods and merchandise stored within warehouse facilities shall not be visible from the public ROW.

K.

Loading Door/Dock Setbacks. Off-site natural buffers or railroad ROWs may be counted in the setback measurement if the project design provides adequate circulation and functionality of the loading dock/door, as determined by the Director during Site Development Plan Review.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.230.070 - Industrial Building Form/Site Development Standards and Guidelines

All L-I, B-P, I, and I-2 Zone development applications shall provide evidence, site plans, and building elevations to show that the proposed project complies with the following building form and site development standards. Failure to comply with these standards shall result in the withholding of all required zoning and building permits. Where reference is made to additional standards, those requirements shall be shown on development applications.

A.

Building Design.

1.

Avoid monolithic building forms. Varied roof lines and wall planes shall be used to create architectural interest.

2.

Design exteriors to hide undesirable qualities of a proposed use (e.g., storage, ventilation systems).

B.

Architectural Treatments.

1.

Reduce large building volumes to a scale consistent with the existing setting through the use of massing, design, and architectural features/elements. See Section 20.230.070.C (Architectural Features).

2.

Define main entryways clearly, and smoothly integrate them with the building and landscaping.

3.

Design entries to serve as aesthetic focal points of the building and be inviting to visitors.

4.

Create varying patterns of shade, sunlight, and depth through varied wall planes, offsets, or recessed openings in combination with window groupings, recesses, awnings, and shade structures.

5.

Treat the exterior of all buildings and structures with consistent architectural treatments and complementary permanently colored materials/treatments throughout the parcel.

6.

Enhance the character and scale of the building through the design, shape, and slope of roof forms. Roof colors, where visible to the pedestrian, shall be coordinated with those of surrounding wall planes.

7.

Reduce visual prominence of fasteners by using architectural panels, concealed fasteners, or other types of metal wall systems.

8.

Reduce visual prominence of downspouts, unless they are used as a legitimate architectural detail, by coating the downspouts to match the wall color or concealing them within the walls.

9.

For new structures, additions, expansions, and remodeling, landscaping shall not be used to mask substandard building design.

C.

Architectural Features. Architectural features are, generally, nonstructural design features that enhance the building elevation and provide massing and height relief.

1.

Architectural features are permitted to exceed the maximum building height, consistent with the standards of Tables 20.230-3 and 20.230-4.

2.

Massing of architectural features shall be limited to thirty percent (30%) of the linear roof square footage.

3.

Architectural features shall enhance the overall design of the building and may include parapet walls, tower elements, unique roof treatments, and similar features; all features shall be architecturally compatible with the primary building's design.

D.

Materials.

1.

Tilt-up concrete shall be designed with varied textures and color blocking.

2.

All exterior wall elevations facing any street or street frontage shall integrate architectural enhancements; one hundred percent (100%) usage of tilt-up concrete shall not be permitted.

3.

Masonry block with textured surfaces is permitted.

4.

Use of architecturally enhancing materials, including glass, is encouraged. Use of a single material (such as one hundred percent (100%) glass) on exterior walls shall be discouraged and subject to Site Development Plan Review.

5.

All outside and roof equipment, including overhead, rolling, and service doors, shall be painted or designed to be consistent with the architectural theme of the building.

6.

Metal buildings, sheet or corrugated metal, asbestos, and similar materials used on exterior walls are prohibited. See Section 20.400.140 (Metal Buildings) for additional regulations.

7.

Architectural features or treatments, including upgraded steel or metal, may be permitted where the metal/steel feature is consistent with the architectural theme and improves the design overall, as approved in Site Development Plan Review.

E.

Circulation Standards.

1.

Ingress and Egress. All ingress and egress shall take place on paved ROWs or paved private easements. Circulation shall be designed to allow for turning around, and allow for proper circulation to prevent backing of vehicles onto streets, to the satisfaction of the City Engineer and Fire Marshal.

2.

Driveways. Driveway spacing shall be determined by the City of San Marcos Street Design Criteria standards or its successor.

a.

Maximum of one (1) driveway for each property abutting the street is allowed, unless otherwise approved by the City Engineer.

b.

Complexes of two (2) or more buildings sharing access to a public street may be permitted two (2) driveways, as approved by the City Engineer. Shared driveways and reciprocal driveway access configurations are required where possible and feasible.

c.

Driveways shall be thirty (30) feet wide measured at the property line to properly facilitate all passenger and cargo vehicle movements. Driveway widths based on site configuration shall be approved by the City Engineer during Site Development Plan Review.

d.

Driveways shall provide a minimum of twenty (20) feet landscaped throat distance measured from the back of the ROW line. This minimum shall be increased as deemed necessary by the Site Development Plan Review process.

e.

All driveways and site access shall meet City's line-of-sight standards.

f.

Driveways shall conform to the City's "Radius Type Driveway" standards unless otherwise approved by the City Engineer.

3.

Loading Areas. All loading facilities and maneuvering areas shall be on-site and shall comply with the standards of Chapter 20.340 (Off-Street Parking and Loading).

F.

Equipment Screening. Equipment screening is required for all structures within the Industrial Zones, per the standards of Section 20.400.090 (Equipment Screening).

G.

Lighting Standards. Appropriate lighting for access and safety is required for all structures within the Industrial Zones, per the standards of Chapter 20.300 (Site Planning and General Development Standards). All lights shall be shielded and directed away from adjacent residential uses.

Section 20.230.080 - B-P Zone Development Standards

The B-P development standards as required by this section provide further design and development standards to promote the development of high-quality, aesthetically attractive business parks. Specifically, these standards are designed to accomplish the following:

A.

Provide a conducive setting for corporate and business activities by incorporating design, open space, and employee amenities into project development.

B.

Improve the overall aesthetic quality of business park developments.

C.

Strengthen the City's economic base through the provision of high-end corporate and business developments.

The following B-P design and development standards shall apply to the development, redevelopment, and modification of all land uses and structures within the B-P Zone. These are in addition to the standards of Section 20.230.070 (Industrial Building Form/Site Development Standards and Guidelines), and shall comply with the land use permissions of Table 20.230-2 and development standards of Tables 20.230-3 and 20.230-4.

A.

Street Frontage Setback. Site design and landscape features that enhance the quality, usability, and visual aesthetic of the development shall be permitted within the street frontage setback between the front façade/entry and the street frontage. The following items shall be allowed within the street frontage setback:

1.

Walkways;

2.

Architectural fences, walls, or planters; maximum height three (3) feet;

3.

Landscaping, including vegetation, benches, and water features;

4.

Bicycle pathways;

5.

Architectural projections without footings; maximum of three (3)-foot projection permitted.

B.

Building Height/Setback Modifications. Variation in setbacks and building heights is encouraged.

1.

Building setbacks shown in Table 20.230-3 and Table 20.230-4 shall apply to B-P Zone development. Buildings or building elements shall be permitted to exceed thirty-five (35) feet in height to a maximum of sixty (60) feet, with additional setback requirements shown below.

2.

Building height increases are permitted based on building setback modifications (Table 20.230-4). Buildings shall be permitted to exceed thirty-five (35) feet in height where building setback from the street property line is increased a maximum of one (1) foot for every one (1) foot of building height over thirty-five (35) feet.

Thus, low-rise buildings and elements shall be permitted at standard setbacks, with taller buildings and elements permitted at increased setbacks. See Figure 20.230-5.

Section 20.230.090 - Design Standards

B-P Zone development, redevelopment, and building

modifications shall be subject to the following building, site, and performance standards, in addition to the standard Industrial Zone requirements of this chapter. See Figure 20.230-6 for an example of articulated facades/wall plane offsets, shielded interior loading area, and outdoor plaza areas.

A.

Building and Siting Design. Site layouts, including building massing and placement, shall be "organic" rather than "monolithic." Square and rectangular building floor plans and design shall be avoided.

1.

Figure 20.230-5 Height-Based Setback Modification

==> picture [204 x 186] intentionally omitted <==

Articulate building facades that are visible from the street.

2.

Emphasize the main building entrance and tie the entry into the overall mass and building composition. Entries shall not appear as an "add on" or afterthought.

3.

Organize the site layout to relate buildings to each other in a campus-like setting. This can be accomplished by creating outdoor plazas and functional gathering places to include amenities such as architecturally compatible shaded coverings, structures, and benches that could be located between or in front of buildings and by grouping loading areas interior to the building layout. See Figure 20.230-6.

4.

Driveway entrances from the street frontage shall be enhanced with design features. Design feature enhancements may include paving materials, medians, wider landscape strips, enhanced landscape features, architectural monument (non-signage) features, and similar improvements that highlight the entrance to the parcel/campus.

5.

Separate public/visitor areas from truck delivery and maneuvering areas, where possible.

B.

Materials. Establish thematic design and materials for buildings, signage, walls, and landscaping treatments throughout the development to solidify the campus-like setting.

Buildings should have a related thematic design that does not override the company/corporate branding.

2.

Tilt-up concrete with textures and colors is allowed, subject to a maximum coverage of fifty percent (50%) of the materials used on the elevations visible from the public ROW.

Figure 20.230-6 B-P Zone "Campus-Like" Setting

==> picture [300 x 252] intentionally omitted <==

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

Section 20.230.100 - Business Park Amenity Space Standards

Within the B-P Zone, common amenity space shall be developed in addition to the landscape requirements of Chapter 20.330 (Water Efficient Landscape Standards). The building design of any individual parcel or development shall incorporate common amenity space, and shall comply with the following standards and restrictions:

A.

Applicability. These requirements shall apply to all new development and/or addition of floor area equal to twenty percent (20%) or more of an existing building.

1.

The amenity space requirement may be waived by the Director where written findings can be made that there is not a feasible way to satisfy the requirement either on the lot of the development or on another contiguous, eligible lot within the B-P Zone.

B.

Area Ratio. Common amenity space shall be provided at a ratio of one (1) square foot of amenity space to fifty (50) square feet of building floor area (1:50), consistent with the requirement of Table 20.230-4.

C.

Design. Common amenity space may be composed of indoor or outdoor area(s) or combined areas designed to provide a wide variety of recreational and open space opportunities for workers, visitors, and members of the general public. These amenity spaces may include plazas, courtyards, urban gardens, view and sun terraces, urban parks, greenhouses, atriums, sport courts, outdoor seating, and small sitting areas.

1.

Such area(s) shall be on the same site as the building or may, subject to Site Development Plan Review, be located off-site on public or private property in a location within the B-P Zone.

2.

These areas shall be well-maintained at no public expense, and must be operated in a manner to enhance use of the amenity area by the general public. Amenity space may include areas obstructed by overhead horizontal projections, bays, or overhanging balconies, as long as these do not obstruct pedestrian movement, block required sunlight access, or prevent the proper functioning of the amenity area.

D.

Floor-to-Area Ratio. Common amenity space floor area shall not be counted in the calculation of allowable gross floor area (floor-to-area ratio (FAR)) for the building, whether the feature is an integral part of the building, an open feature, or an enclosed space.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

CHAPTER 20.235 - TRANSITIONAL ZONES

The purpose of this chapter is to specify the allowable uses, requirements, timing, and threshold requirements for properties designated as a Transitional Zone as established by the Zoning Map and Regulating Plan. Transitional Zones are consistent with the intent of the General Plan to foster a vigorous and healthy economy, support the retention of existing businesses, and promote the revitalization and redevelopment of appropriate business areas to meet the diverse needs of the existing and future San Marcos population. Specifically, Transitional Zones are intended to accomplish the following:

A.

Promote the transition from existing developed industrial uses to future planned uses.

B.

Support the business climate of the City while enabling quality and timely redevelopment.

C.

Strengthen the City's economic base by providing a conducive setting for the continuation of existing developed industrial uses.

D.

Maintain the operational continuity of existing developed industrial uses and allow expansion of these uses within the applicable Industrial Zone (herein after, "Initial Zone") until such time as the property is voluntarily redeveloped.

E.

Facilitate the transition of the property to the future allowable use (herein after, "Future Zone"), as identified on the Zoning Map and Regulating Plan.

F.

Prevent nonconforming land uses and structures within the Transitional Zones.

Section 20.235.020 - Applicability

Each Transitional Zone is designed to protect the existing developed industrial land use and facilitate a transition to the future planned land use consistent with the Future Zone. In all Transitional Zone designations, the following applicability standards shall apply:

A.

Eligible Properties. The standards of this chapter shall be limited to those existing industrial properties identified on the Zoning Map and Regulating Plan. Activities consistent with this chapter are permitted on the existing industrial use parcel and associated parcels where all the following criteria are met:

1.

contiguous to the subject Transitional Zone property;

2.

owned by the same property owner as the industrial use on the effective date of this Zoning Ordinance;

3.

used for nonstructural activities (permitted outdoor storage, parking, general operations outside of a building, etc.) associated with the existing developed industrial use or the parcel is undeveloped or developed with an existing industrial structure(s); and

4.

identified as Transitional Zone by the Zoning Map and Regulating Plan.

B.

Permitted Development Activities. Existing developed industrial property designated as Transitional Zone by the Zoning Map and Regulating Plan shall be allowed to continue to function as a conforming industrial use pursuant to the Initial Zone regulations until the property owner makes a determination to change the use to the "Future Zone." See Table 20.235-1 for the Initial Zone applicable to each Transitional Zone. Continuation of permitted development activities shall include development, partial demolition, reconstruction, expansion, and renovation activities. Buildout to the full extent of the Initial Zone standards is permitted in Transitional Zones prior to transition to Future Zone development.

C.

Timing of Transition. The existing developed industrial use shall be permitted to operate as a conforming industrial use until such time as either of the following operational actions is undertaken on existing developed industrial use:

1.

replaced with a new operation that is not consistent with the existing developed industrial use or the permitted uses of the Initial Zone, or

2.

an application is approved for redevelopment of the property to the Future Zone designation.

D.

Rezoning Required. Any operational action described in Section 20.235.020.C shall require the transition of the property from the Initial Zone to the Future Zone. Transition of the property shall require the submittal of an application to rezone the property/parcel to the Future Zone as established by the Zoning Map and Regulating Plan (see also Table 20.235-1). The rezone designation shall be consistent with the General Plan land use.

Rezoning of property to a Future Zone not identified for that property by the Zoning Map, Regulating Plan, or Table 20.235-1 shall not be permitted unless a General Plan amendment and concurrent Zoning Map and Regulating Plan amendment(s) are processed.

E.

Discontinuation of Use. Upon rezoning of the property to the Future Zone identified by this chapter, the property shall no longer be permitted to continue operation as its Initial Zone land use or revert to Initial Zone uses or regulations.

Table 20.235-1

Transitional Zones Defined

Notes: Transitional Zone regulations shall only apply to a property designated as a Transitional Zone by the Zoning Map and Regulating Plan.

Section 20.235.030 - Transitional Zones Defined

In addition to the purposes of this Zoning Ordinance and chapter, each Transitional Zone is intended to provide for the protection and stability of the existing developed industrial land use activities until such time as the property is transitioned to the future use. Table 20.235-1 establishes the Initial and Future Zones for each Transitional Zone, and identifies the applicable regulations chapter for each Initial Zone.

A.

Applicable Regulations

1.

Initial Zone Regulation. Ongoing operation and activities of an existing developed industrial use, as identified in Section 20.235.020.A (Eligible Properties), shall be regulated by the applicable zoning chapter for the Initial Zone identified for the Transitional Zone in Table 20.235-1. Zone regulations applicable to the existing developed industrial use prior to the adoption of this Zoning Ordinance shall not be applicable to the ongoing operation and maintenance of Initial Zone uses within Transitional Zones; the regulations of Chapter 20.230 (Industrial Zones) and Chapter 20.220 (Commercial Zones) shall apply to all Initial Zone uses.

2.

Future Zone Regulation. Following the rezone of the property or properties to the Future Zone, the property shall be regulated by the Future Zone identified in Table 20.235-1 and the chapter noted in the "Future Zone Regulations" column of Table 20.235-1.

Section 20.235.040 - Transitional Use Regulations

In a Transitional Zone, the following uses may be permitted:

A.

Existing Developed Industrial Uses. Activities associated with the ongoing operation of an industrial use existing as of the effective date of this Zoning Ordinance, as provided for by this chapter, shall be an allowable conforming use under the identified Initial Zone regardless of the permit requirements identified for the applicable use in the Initial Zone permitted uses table (Industrial Initial Zones see Table 20.230-2; Commercial Initial Zones see Table 20.220-2).

B.

Permit Requirements. Existing operations will be permitted to conduct development, demolition, reconstruction, expansion, and renovation activities subject to the following:

1.

the regulations and permit requirements of the Initial Zone, or

2.

where the industrial use is not an allowed use under the Initial Zone, consistent with Section 20.235.040.A (Existing Developed Industrial Uses), these activities shall require a CUP, subject to the standards and process of Chapter 20.500 (Permits and Applications Process).

C.

Accessory Uses. Additional accessory uses consistent with the Initial Zone shall be subject to the permit requirements of the Initial Zone.

D.

Wireless Telecommunications Facilities. New wireless telecommunications facilities may locate in the transitional zone subject to the provisions of Chapter 20.465, however no wireless telecommunication facility may be installed on a vacant parcel.

E.

New Future Zone Primary Uses. New Future Zone primary uses shall not be permitted to be established or commence on parcels within Transitional Zones until rezoning to the Future Zone has been completed, except as modified by this chapter. At the time of rezoning and transition, only land uses permitted in the Future Zone may be established.

(Ord. No. 2014-1398, 8-12-2014)

Section 20.235.050 - Development Standards for Established Uses/Businesses

A.

Buildout of Existing Uses. Activities identified in Section 20.235.020.B (Permitted Development Activities) may be permitted to the full extent of the development envelope as established by the Initial Zone, and

shall be subject to the same setbacks and approval process of the Initial Zone regulations. Building permits shall be required, and all current Building Code regulations shall be enforced.

B.

Applicable Standards. All operational, building/site, setbacks, and open space standards of the Initial Zone shall apply to industrial uses and development.

C.

Nonconforming Status. The regulations and limitations of Chapter 20.345 (Nonconforming Uses and Structures) shall not be applicable to industrial uses within any Transitional Zone. Ongoing activities and buildout associated with the industrial use that is consistent with the Initial Zone shall not be considered nonconforming.

Section 20.235.060 - Compatible Uses

In evaluating the compatibility of uses in Transitional Zones with uses or projects proposed on surrounding properties, the City shall consider the uses allowed by the Future Zone for parcels in the Transitional Zones, rather than the existing uses, unless a failure to consider the existing use would endanger the safety and welfare of the proposed uses on adjacent parcels, in which case both the existing developed industrial use and the Future Zone uses would be considered for compatibility purposes.

CHAPTER 20.240 - PUBLIC, INSTITUTIONAL, AND OPEN SPACE ZONES[[1]]

Footnotes:

--- ( 1 ) ---

Editor's note— Ord. No. 2025-1568, § 2(Exh. B), adopted Dec. 9, 2025, amended the title of Ch. 20.240 to read as herein set out. The former Ch. 20.240 was entitled "Public and Institutional Zones."

Section 20.240.010 - Purpose of Chapter

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Public and Institutional Zones as established by the Zoning Map, and specifically to accomplish the following:

A.

Promote orderly and harmonious development of public facilities to adequately meet the needs of the San Marcos community.

B.

Provide civic and open space facilities consistent with the goals and policies of the General Plan.

C.

Implement the Parks (P) and Open Space (OS) land use designations of the General Plan.

D.

Promote the health, safety, and welfare of the San Marcos community by minimizing adjacency conflicts and establishing open space areas that are accessible to the entire community.

Section 20.240.020 - Purpose of Public and Institutional Zones

In addition to the purposes of this Zoning Ordinance and chapter, the purpose of each Public and Institutional Zone follows:

A.

Public Institutional (P-I) Zone. To provide a district for the orderly and harmonious development of public facilities to adequately meet the needs of the San Marcos community. Appropriate P-I Zone uses may include maintenance, public buildings, recreation facilities, schools, and utility installations. The P-I Zone is intended to implement and be consistent with the Public/Institutional (PI) land use designation of the General Plan.

B.

Open Space (OS) Zone. To provide a district for the dedication and preservation of active recreation and passive open space areas to serve the San Marcos community. Uses in the OS Zone shall be limited to dedicated open space areas with limited maintenance and utility features as needed for the safety and quality of the open space. The OS Zone is intended to implement and be consistent with the Open Space (OS) land use designation of the General Plan.

Section 20.240.030 - Applicability

Land use permissions, as detailed in Table 20.240-1, and the regulations and development standards of this chapter, shall be applicable to all existing and new uses, structures, and activities within the P-I and OS Zones.

Table 20.240-1

Permit Requirement Types and Processes

Note: Any land use authorized through a permit approval process identified in Table 20.240-1 may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by the Municipal Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted or Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

(Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022)

Section 20.240.040 - Allowable Public and Institutional Uses and Permit Requirements

A.

Permit Requirements. Table 20.240-1 identifies the types of land use permits required to establish land uses in the P-I Zone, consistent with this Zoning Ordinance. All permit requirements shall be subject to the process standards of Chapter 20.500 (Permits and Applications).

B.

Public and Institutional Land Uses. Table 20.240-2 identifies the permitted land uses in the P-I Zone. Public and Institutional uses are intended to be primarily for the purposes of public facilities, recreation, and open space.

C.

Permanent General Plan Open Space. Areas designated as permanent open space by the General Plan shall be conserved as such. Activities and structures within permanent open spaces shall be limited to existing, maintenance, and similar structures. Land uses regulated by Table 20.240-2 shall not be applicable to General Plan designated permanent open spaces.

D.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.240-2; refer to the referenced sections for additional operational standards and regulations applicable to the use. All land uses are also subject to all the following standards: Chapters 20.320 (Signs on Private Property), 20.330 (Water Efficient Landscape Standards), 20.335 (Walls and Fences), 20.340 (Off-Street Parking and Loading), and 20.400 (Specific Use Standards).

E.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.030.C, the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

Table 20.240-2

Public-Institutional Zone Permitted Uses

For permit types, see Table 20.240-1.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

The design, construction, or establishment of all new and existing land uses, development of structures, and site improvements in the P-I Zone shall conform to the regulations of Table 20.240-3. Principal and accessory structures shall meet the same development standards, unless otherwise modified by this Zoning Ordinance.

A.

Site Development Plan Review Required. All development in the P-I Zone, including all projects that comply with the allowed land use and development standards of this chapter, shall be submitted for Site Development Plan Review to the Planning Division; see Chapter 20.515 (Site Development Plan Review).

B.

Stories; Building Height. Building height and associated story limit may be permitted to be increased subject to demonstration of land use need for the additional height and Planning Commission approval.

C.

Architectural Features. Architectural elements (such as towers, clocks, columns, chimney, etc.) exceeding the forty-five (45)-foot building height shall not comprise more than twenty percent (20%) of the roof area.

Table 20.240-3

Public-Institutional Zone Development Standards

Notes:

1. All standards are minimums unless otherwise noted.

2. Setbacks shall be measured from the back of the right-of-way.

D.

Structure Height. Public and institutional uses that require a structure other than a building (such as utilities, antennas or communication towers, or wind energy systems) shall have structure height determined based on the needs of the use subject to associated government regulations and use needs at the time of Site Development Plan Review.

E.

Building Front. Public and institutional buildings open to the public are encouraged to orient the building entry and active architecture toward the primary ROW exposure.

(Ord. No. 2025-1568, § 2(Exh. B), 12-9-2025)

CHAPTER 20.245 - RESIDENTIAL MANUFACTURED HOME PARK ZONE

The purpose of this chapter is to specify the allowable uses, requirements, and development standards within the Residential Manufactured Home Park (R-MHP) Zone, as established by the Zoning Map, and, specifically, to accomplish the following:

A.

Permit mobile/manufactured home parks, mobilehome parks, and recreational vehicle parks that conform to the State Mobilehome Parks Act (Division 13, Part 23.1 of the California Health and Safety Code, commencing with Section 18200) or the implementing state guidelines (Title 25, Part 1, Chapter 2 of the California Administrative Code; hereinafter referred to as "Title 25") and Section 18300 of the State Health and Safety Code.

B.

Establish regulations for the establishment, maintenance, and operation of mobile/manufactured home parks and recreational vehicle parks in the City.

C.

Ensure that these parks are developed to appropriate standards and maintained compatible to adjacent property and uses.

D.

Implement the Low Density Residential (LDR) and Low Medium Density Residential (LMDR) land use classification of the General Plan.

Section 20.245.020 - Applicability

The regulations and development standards of this section shall be applicable to all existing and new uses, structures, and activities within the R-MHP Zone.

This chapter is adopted pursuant to Section 18300 of the State Health and Safety Code. Nothing in this chapter shall be construed to legalize any act made illegal by Title 25, the State Mobilehome Parks Act. Applications shall be processed with a Specific Plan, as required by this chapter and pursuant to the regulations of Chapter 20.535 (Specific Plans) of this Zoning Ordinance.

Section 20.245.030 - Allowable Mobile/Manufactured Home Uses and Permit Requirements

The construction, development, or expansion of a mobile/manufactured home park shall be in compliance with Title 25. All provisions of this chapter are intended to be compliant with Title 25; where inconsistencies between this chapter and Title 25 occur, the provisions of Title 25 shall prevail. For the purpose of this section, a mobile/manufactured home is as defined in Section 18211 of the State Health and Safety Code.

A.

Permit Requirements. Table 20.245-1 identifies the types of land use permits required to establish land uses in the R-MHP Zone, and mobile/manufactured homes on individual lots in other Residential Zones, consistent with this Zoning Ordinance.

Table 20.245-1

Permit Requirement Types and Processes

Note: Any land use authorized through a permit approval process identified in Table 20.245-1 may also require Site Development Plan Review, a Building Permit, and/or other permit(s) required by the Municipal Code. For unlisted and similar uses, see Section 20.205.030.C (Unlisted or Similar Compatible Uses). All uses, including, but not limited to, "P", "DP" and "CUP" must pay applicable Public Facilities Fees and annex into all applicable Community Facilities Districts.

(Ord. No. 2021-1512, § 2(Exh. B), 1-11-2022)

B.

Mobilehome Land Uses. Table 20.245-2 identifies the permitted land uses and required permit types in the Manufactured Home Park Zone. Residential uses meeting the needs of park residents are intended to be the primary permitted use, supplemented by recreation, amenity and services uses complementary to residential living in mobilehome parks.

Table 20.245-2

Manufactured Home Permitted Uses

For permit types, see Table 20.245-1.

C.

Additional Use Regulations. In addition to the regulations, development standards, and provisions of this chapter, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" column of Table 20.245-2; refer to the referenced sections for additional operational standards and regulations applicable to the use.

D.

Prohibited Uses. When a use is not specifically listed, that use is prohibited. However, consistent with Section 20.205.020.C, the Director shall have the authority to determine whether the proposed use shall be permitted or conditionally permitted based on the finding that the proposed use is similar to and no more detrimental than a particular use permitted in the Zone.

E.

Permit Processing. Use permit requirements established by Table 20.245-2 may be waived when land uses are established and processed as part of a Specific Plan. When new uses are established or existing uses modified within an existing park, the permit requirements shall be processed individually.

F.

Restrictions. The land uses regulated in Table 20.245-1 shall be further regulated by Title 25, the "Additional Use Regulations" indicated, and the following provisions:

Limit of one (1) mobile/manufactured home or recreational vehicle per space.

2.

Maximum mobile/manufactured home height shall not exceed two (2) habitable stories.

3.

No mobile/manufactured home shall be used for any commercial purposes.

4.

All accessory structures and land uses (non-mobile/manufactured home structures), including recreation buildings, and other facilities shall be designed for and limited to use by residents of the mobile/manufactured home park and their guests.

Section 20.245.040 - Development Standards

A.

Area and Density Standards. Parks filed under this section shall be consistent with the standards of Table 20.245-3. The minimum space size shall be 3,300 square feet, excluding interior access drives.

Table 20.245-3

Permit Requirement Types and Processes

B.

Specific Plan. A Specific Plan is required for all new park development or expansions, and modifications of existing parks. An R-MHP Specific Plan shall be prepared pursuant to Chapter 20.535 (Specific Plans). The developer shall describe and/or illustrate, to the satisfaction of the City Council, all of the following information:

1.

General Criteria. A Park Development Plan shall be provided in accordance with the requirements for a tentative subdivision map; the plan shall include a preliminary grading plan and preliminary soils report.

Site Planning and Design Criteria:

a.

Site Planning. A mobilehome park shall be designed and developed in a manner compatible with and complementary to existing and potential residential development in the immediate vicinity of the project site. Site planning on the perimeter shall give consideration to protection of the property and its residents from adverse surrounding influences, as well as protection of the surrounding areas from potentially adverse influences within the development. A mobilehome park shall relate harmoniously to the topography of its site, make suitable provision for preservation of water courses, wooded areas, hillsides, and similar natural features and areas, and shall otherwise be so designed as to use such natural features and amenities to best advantage.

b.

Space Width. Each space shall have a minimum width of forty-five (45) feet.

c.

Perimeter Setbacks:

i.

A side yard and rear yard setback of a least fifteen (15) feet from the exterior boundary of the mobilehome park.

ii.

A setback of fifty (50) feet from the center line of any street along the exterior boundary of the mobilehome park, except that when such street has a ROW greater than sixty-six (66) feet, a setback of twenty (20) feet shall be maintained from the nearest edge of the street ROW.

d.

Interior Setbacks:

i.

Front yard: Minimum three (3) feet extending across the entire width of the space.

ii.

Side yard: Minimum three (3) feet along the entire length of the space.

iii.

Rear yard: Minimum three (3) feet across the entire width of the space.

These yards shall not be encroached upon except by a fence.

e.

Sewer and Water. Each mobile/manufactured home lot in a mobilehome park shall be provided with water and sewer connections in accordance with Title 25 and the California Plumbing Code. Water shall be provided by a water supplier having a valid permit from the California Department of Health Services. Public sewers shall be provided by a public agency that obtained discharge requirements approved by the appropriate California Water Quality Control Board. Individual sewage disposal systems shall be approved by the Department of Health Services.

f.

Fire Protection. On- and off-site fire hydrants and other fire protection facilities shall be installed as specified in the Permit and shall be of a type approved by the San Marcos Fire Protection District.

g.

Night Lighting. Artificial light shall be provided and maintained for walks, driveways, parking areas, and other facilities as specified in Title 25 to ensure safe and convenient nighttime use.

h.

Signs. At the main entrance, one (1) sign shall display the park name, located a minimum of twenty-five (25) feet from the property line, with a maximum sign area of thirty-two (32) square feet and a maximum height of fifteen (15) feet. The sign shall be internally or externally illuminated.

i.

Access. New mobile/manufactured home parks shall have direct vehicular access from a public ROW; this requirement does not apply to park expansions. All mobile/manufactured home lots and recreation facilities shall have access only from an interior access drive. Paved surfaces shall be maintained in compliance with Municipal Code Section 17.26.030(202).

j.

Parking. Sufficient off-street parking and loading shall be provided for each use as prescribed in Chapter 20.340 (Off-Street Parking and Loading), plus one (1) guest parking space for each four (4) mobile/manufactured home spaces.

k.

Fencing and Landscaping. Each mobilehome park shall be entirely enclosed at its boundaries along a public ROW by a solid masonry wall that shall conform to the setback requirements for the Zone applicable to the adjacent property.

l.

Recreation Facilities. Permanent recreational facilities with a gross floor area equal to a factor of forty (40) square feet times the number of mobilehome spaces in the park shall be provided. Additional usable active

recreation areas totaling two hundred (200) square feet per mobilehome space shall also be provided in the park.

C.

Sanitary Facilities for Recreational Vehicle Parks. Sanitary facilities for a recreational vehicle park shall be in accordance with the regulations of Title 25 and the California Plumbing Code, and subject to the following:

1.

The availability of a potable water supply from a public utility or a distributor holding a valid permit from the state. Water supplies from other sources shall be approved by the San Diego County Department of Health.

2.

Sewer connections to recreational vehicle spaces in accordance with the requirements of Chapter 5, Title 25, and as approved by the San Diego County Department of Health.

3.

A trailer sanitation station shall be provided.

4.

Toilets, showers, and associated facilities for the exclusive use of the occupants of the recreational park shall be provided.

5.

Laundry facilities shall be provided.

6.

All plumbing provided shall be designed to accommodate all recreational vehicles and shall not be restricted to California-approved vehicles only.

D.

Exterior Maintenance. The developer shall enter into an agreement with the City regarding the maintenance of the exterior of the property, including landscape areas (both improved and natural) and fencing. The agreement shall be approved by the City Attorney with respect to form and content, and shall, at a minimum, contain the following provisions:

1.

The owner/developer shall agree, for current use and for successors, to maintain the landscaping in an attractive, living, and weed free condition, and that all accessory structures shall be in a painted or otherwise attractive condition.

The City shall have the right, but not the obligation, to maintain the landscaping and external fencing in an attractive condition upon failure of the owner/developer or successors to do the same. The City shall be allowed to commence such repair and maintenance only after sixty (60)-day written notice is provided to the owner/developer or successors.

3.

The owner/developer agrees, for current use and for successors, to reimburse and compensate the City for the expense in repairing and maintaining the landscape and external fencing.

E.

Existing Parks. Parks in existence at the time of annexation to the City may also be rezoned to the R-MHP Zone. Parks that are rezoned pursuant to the subsection shall not be required to comply with the provision of this chapter unless the park is expanded. Existing parks seeking to expand shall be exempt from the provision of Section 20.245.040.A (Area and Density Standards).

Section 20.245.050 - Manufactured Homes on Residential Lots

Mobile/Manufactured homes and mobilehome subdivisions shall be permitted to be placed on individual lots outside of the R-MHP Zone where the mobile/manufactured home conforms with all the development standards of the applicable Zone and all the following standards. This section addresses the need to increase the supply and variety of housing types available to the public.

A.

Effect on Conversion. A mobile/manufactured home that has been placed on a foundation system pursuant to this Zoning Ordinance shall be deemed to be a mobile/manufactured home and subject to local property taxation pursuant to Section 18551 of the Health and Safety Code and Section 109.7 of the Revenue and Taxation Code.

B.

Eligibility. A mobile/manufactured home shall not be located on a permanent foundation on a private lot unless it meets both of the following:

1.

Was constructed after September 15, 1971, and was issued an insignia of approval by the California Department of Housing and Community Development, or was constructed after July 1, 1976, and was issued an insignia of approval by the U.S. Department of Housing and Urban Development; and

2.

Has not been altered in violation of applicable codes.

C.

Criteria. Mobilehomes located on a foundation system on a private lot shall meet the following requirements:

Be occupied only as a residential use type.

2.

Be subject to all provisions of this Zoning Ordinance applicable to residential structures.

3.

Meet all requirements for the applicable Zone.

4.

Be attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the Health and Safety Code.

D.

Surrender of Registration. Subsequent to applying for the required building permits, and prior to occupancy, the owner shall request a certification from the Building Division that a certificate of occupancy be issued pursuant to Section 18551(b)(2) of the California Health and Safety Code. Thereafter, any vehicle license plate, certificate of ownership, and certificate of registration issued by a state agency is to be surrendered to the appropriate state agencies. Any mobile/manufactured home that is permanently attached with underpinning or foundation to the ground must bear a California insignia or federal label, pursuant to Section 18550(b) of the Health and Safety Code.

E.

Building Permit. Prior to installation of a mobile/manufactured home on a permanent foundation system, the mobile/manufactured home owner or a licensed contractor shall obtain a building permit from the Building Division. To obtain such a permit, the owner or contractor shall comply with all requirements of Section 18551(a) of the State Health and Safety Code.

F.

Required Landscaping. Landscaping shall be required for all R-MHP Zones and all mobile/manufactured homes on individual lots in other Residential Zones consistent with the standards of Chapter 20.330 (Water Efficient Landscape Standards).

CHAPTER 20.250 - SPECIFIC PLAN AREA ZONE

The purpose of this chapter is to provide a framework for the Specific Plan Area (SPA) Zone through a standard process and general regulations and, specifically, to accomplish the following:

A.

Implement the goals, objectives, and policies of the General Plan.

B.

Provide a planning process for the initiation, review, and regulation of comprehensively planned urban communities affording flexibility to the developer in a context of City review that ensures provision of necessary public services and facilities.

C.

Establish a development review framework for comprehensibly planned communities pursuant to the authority provided in Government Code Section 65450 for the preparation of Specific Plans.

Section 20.250.020 - Purpose of Specific Plan Area Zone

In addition to the purposes of this Zoning Ordinance and chapter, the purpose of the SPA Zone is as follows:

A.

Specific Plan Area (SPA) Zone. To provide the opportunity for a creative, comprehensive planning approach for the use and development of land through innovative building types and site design. This Zone affords flexibility to the developer in a context of City review that ensures comprehensive planning and the provision of necessary public services and facilities. The SPA Zone is intended to implement and is consistent with the SPA land use designation of the General Plan.

Section 20.250.030 - Applicability

This chapter, including all standards and processes, is applicable to all new development within undeveloped SPA Zone(s) identified by the Zoning Map. SPA Zones that are regulated by an existing adopted Specific Plan shall be exempt from this chapter; all activities within such areas shall be subject to the existing standards and procedures of the applicable Specific Plan.

Section 20.250.040 - Specific Plan Required

New development within undeveloped SPA Zones shall require the application, processing, and adoption of a Specific Plan, subject to the provisions of Chapter 20.535 (Specific Plans).

A.

Minimum Size. Minimum development size for a Specific Plan shall be determined by the following conditions, consistent with Chapter 20.535 (Specific Plans):

1.

Minimum development size for a Specific Plan shall be five (5) acres of contiguous property, or

2.

Less than five (5) acres may be permitted by the Director where the property is adjacent to any of the following:

a.

An existing Specific Plan property, or

b.

The entire contiguous block or site of an existing undeveloped SPA Zone property, or

c.

The entire contiguous block or site of a Mixed Use Zone property, or

d.

The property has been designated on the General Plan Land Use map as "Specific Plan" or as a "Special Consideration" property, which requires a Specific Plan for any future development or redevelopment of the site.

B.

Concurrent Mapping. A Zone amendment shall be processed if the property is not already zoned SPA, consistent and concurrent with the Specific Plan.

Section 20.250.050 - Allowable SPA Land Uses

The allowable land uses and all applicable land use regulations for implementation within the SPA Zone shall be established by the Specific Plan for the Zone, subject to the standards and conditions of Chapter 20.535 (Specific Plans).

A.

Compatibility. All uses shall be compatible with the intent of this Zoning Ordinance.

B.

Uses Required. SPA Zone Specific Plans on properties with the General Plan land use designation of "Mixed Use" shall include a mixed use component. All other properties that are designated with a "Special Consideration" designation on the General Plan Land Use map shall include a development proposal that is consistent with the General Plan land use, which may include residential, senior residential, commercial, or industrial development.

C.

Silent Regulations. Where the regulations of a Specific Plan are silent or not specifically referenced, the comparable regulations of this Zoning Ordinance and all adopted ordinances, regulations, standards, and guidelines of the City shall apply, subject to the Director's discretion, unless otherwise declared by the Planning Commission.