Chapter 2 — Zoning Districts and Allowable Uses

The purpose of these regulations are to provide for a full range of housing types and densities consistent with the General Plan, and to enhance and preserve the character of existing residential neighborhoods.

A. Purpose

The purposes of this zoning district are to:

• Provide for residential areas within the city that allow varying densities of single-family homes and other uses compatible with the R-1-4, R-1-7, R-1-9, and R-1-12 zoning districts.

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• Provide for one accessory dwelling unit and one junior accessory dwelling unit consistent with the General Plan and state law.

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• Promote a suitable living environment by maintaining orderly flow of residential traffic and restricting traffic from other sources.

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• Provide space for neighborhood-serving uses.

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• Minimizing noise and disturbances in residential neighborhoods.

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• Ensure adequate light, air and privacy for each dwelling.

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• Avoid overburdening public facilities, including sewer, water, gas, electricity, and schools through an increase of residents to a degree larger than the city’s planned infrastructure can reasonably and responsibly accommodate.

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• Ensure that the scale and design of new development and alterations to existing structures are consistent with the scale, mass, and character of the existing residential neighborhood.

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B. Single-Family Zones

Table 2-1 Single-Family Zones

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C. Permitted Uses

1. The following table sets forth the permits required for each listed use category.

   • a. “P” designates permitted uses.

   • b. “SPR” designates uses that are permitted after review and approval of a site plan review. This is considered a non-discretionary permit.

   • c. “DRA” designates uses that are permitted after review and approval of a director review and approval process.

   • d. “CUP” designates uses that are permitted after review and approval of a conditional use permit.

   • e. “TUP” designates uses that are permitted after review and approval of a temporary use permit.

   • f. “–” designates prohibited uses.

2. In cases where a specific land use or activity is not listed as a permitted use either directly or indirectly, the city manager or designee may assign the land use or activity to a classification per Section 11-8.2 (Use Classifications).

3. Land Uses are defined in Chapter 8 (Definitions/Use classifications). Use classifications not listed in the table or not found to be substantially similar to the uses below are not permitted. The table also notes special requirements that apply to various uses. Section numbers in the righthand column refer to other Sections of this Ordinance.

Table 2-2 Permitted Uses

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D. Development Standards

Development standards for the (R) zoning district shall be as follows.

Table 2-3 Development Standards

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Notes: When adjacent to an R-1 or R-2 zone, the side yard setback shall be increased by 5 feet for each additional story.

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E. Single-Family Objective Design Standards

These objective design standards apply to single family residential developments of 10 more housing units. Regardless of architectural style, all develop shall follow these standards:

1. Street-level frontage articulation. The street frontage shall be architecturally varied to create visual interest and shall include a minimum of two (2) of the following architectural features:

   • a. Recessed entries or entries with an awning or projecting element. The recess and projection shall have a minimum combined depth of five (5) feet (e.g. a three (3)-foot recess and a two (2)-foot projection/awning) and a minimum width of six (6) feet.

   • b. Street level features such as architectural fencing or walls, front porch or patio, elevation changes in front yard, raised planters or window boxes.

   • c. Landscaping in conformance with section 11-3.5.

General Styles

MASSING AND ARCHITECTURAL ELEMENTS

1. Massing reduces the impact of the massive bulk created by large buildings that may not otherwise relate in scale to surrounding development. Vertical articulation and horizontal articulation must be used in designs, when applicable, to mitigate the impact on surrounding development and the overall landscape.

2. Building shall utilize a combination of simple geometric volumes which emphasize clean lines.

3. Varied roofline elevations are required in order to add architectural interest and avoid the appearance or sense of long, monotonous roofline expanses.

4. Mechanical equipment mounted on the roof must be screened and the back of parapets must match the color and materials of the building.

5. The majority of windows are required to relate to the scale of a person if the windows are adjacent to pedestrian paths of travel.

6. Decorative trim elements that add detail and articulation, such as windows surrounds with at least a two-inch depth. They must be designed as an integral part of the design.

MATERIALS AND COLORS

1. Quality long-lasting materials are required for all buildings in order to contribute to the value of the community over the long term.

2. A minimum of two colors per elevation are required.

3. Buildings shall incorporate long-lasting materials as accents or main features such as: brick, stone, cement-fiber stucco, composite panels, and sustainable alternatives.

4. Metal awnings are prohibited

OPTIONAL STYLES

Single family projects which utilize Spanish/Mediterranean, Modern, or Americana architectural styles are subject to the following standards respectively in addition to the objective design

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standards in this document and objective development standards in the zoning code. Proposed projects which do not fall into one of the three styles listed, the applicant shall provide documentation to the Community Development Director stating the proposed architectural style, the objective standards of said architectural style, and the massing, materials, colors, and details of said architectural style.

Spanish / Mediterranean

Spanish architectural style, also known as Mediterranean or Spanish Revival, is characterized by elements inspired by the architecture of Spain, including features such as stucco walls, clay tile roofs, decorative metalwork, and arched windows and doorways. It often incorporates ornamental details, such as colorful tiles, carved wood accents, and courtyards, to create a warm and inviting Mediterranean-inspired atmosphere.

MASSING AND ARCHITECTURAL ELEMENTS

1. Front elevations shall have a projecting 1- or 2-story volume with minimum width of 10 feet and a minimum depth of 3 feet. The projecting volume shall either have a forward-facing gable roof form or a shed roof form.

2. When pitched roof forms are used, roofs pitches shall not exceed 4.5:12 and include exposed rafter tails or cornices.

3. When pitched roof forms are included, roofs shall utilize clay-colored barrel or S-shaped tiles.

4. Windows shall be taller than they are wide or square with rectangular or arched shapes.

5. Windows facing the street must include multiple panes or lites. Tape-on or snap-on mullions and muntins are not permitted.

MATERIALS AND COLORS

1. Exterior body materials shall consist of stucco with a smooth, sand, or dash finish. Lace, and skip trowel stucco finishes are prohibited.

2. Body colors shall be limited to whites, off-whites, cream, terracotta, ochre, and beige.

3. Accent colors for structural elements such as exposed rafters, and balconies shall be deep browns or stained wood finishes.

4. Minor accents such as window and door trim or shutters shall be painted muted shades of blue, green, rust, and burgundy.

5. Exterior paving materials may include terracotta tile, decorative tile, brick, stone, gravel, or decomposed granite.

ORNAMENTATION AND DETAILS

1. Projects shall incorporate architectural detailing on all elevations visible to the public. A minimum of three (3) of the following ornamental features are required:

   • a. Decorative tile work around doorways, windows, or stair risers.

   • b. Wrought iron/tubular steel features in the form of balcony railings or accents over at least 20 percent of the windows on an elevation.

   • c. Shutters on at least 20 percent of the windows of an elevation.

   • d. At least 1 unique, large window (at least 25 larger than all other windows) or feature window with an archway.

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• e. Terracotta breezeblock openings to garden or courtyard spaces.

• f. Decorative water feature or fountain.

• g. Canvas awnings with wrought iron supports over at least 10 percent of the windows and doors on an elevation.

• h. Terracotta gable vents on all forward-facing gables.

• i. Window boxes, elevated planters, trellises, or pergolas

Modern

Modern architectural style emerged in the early 20th century and emphasizes simplicity, clean lines, horizontality, and the use of modern materials such as glass, steel, and concrete. It seeks to create functional and efficient spaces while embracing minimalist design principles and often blurring the boundaries between indoor and outdoor spaces.

MASSING AND ARCHITECTURAL ELEMENTS

1. Building shall utilize a combination of simple geometric volumes which emphasize clean lines.

2. Roofs should be flat and include parapets to screen roof-mounted equipment. Low-pitched shed roof forms are permitted and shall not exceed a 3:12 slope. Gable and hip roof forms are prohibited.

3. Windows shall consist of a large, rectangular feature window or grouped, utilizing large uninterrupted panes. Simple rectangular and circular shapes shall be implemented. Ornate windows or arched windows shall be prohibited.

4. Windows shall be set flush with the exterior wall.

MATERIALS AND COLORS

1. Exterior body materials shall consist of composite panels; non-terracotta-colored tiles; textured, corrugated, or smooth metal siding; stucco with a smooth, sand, or dash finish. Lace, cat face, and skip trowel stucco finishes are prohibited.

2. Buildings shall incorporate modern materials such as glass, steel, aluminum, composite panels, and sustainable alternatives. Exposed brick, stone, wood, and concrete as accent materials are permitted.

3. Exposed gable vents are prohibited.

CHARACTERISTIC ARCHITECTURAL FEATURES

1. Structures shall be generally without ornamentation and emphasize clean geometric (usually straight) lines. Overly ornate elements such as decorative wrought iron is prohibited.

2. Projects shall incorporate a minimum of three (3) architectural features of modern design on publicly visible elevations:

   • a. Curtain wall or floor to ceiling windows.

   • b. Clerestory windows.

   • c. Cantilevered roofs with a minimum 24-inch overhang.

   • d. Projecting fins / wing walls.

   • e. Breeze block walls.

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• f. Metal screens, shades, or roof projections.

• g. Use of four (4) contrasting colors or materials on an elevation (excluding windows and doors).

• h. A rectangular volume with a minimum dimension of 10 feet (height) by 15 feet (width) that projects forward from the main body of the building by a minimum of 18 inches.

• i. At least one unique, large window (at least 25 percent larger than all other windows).

Americana

Americana architectural style is a modern interpretation of American Farmhouse and draws inspiration from traditional rural farmhouses. It typically features a simple, rectangular massings with a symmetrical facade, a gable roof, and a welcoming front porch.

MASSING AND ARCHITECTURAL ELEMENTS

1. Building shall utilize asymmetrical one-and-a-half (1.5) to three (3)-story massing with at least one, street-facing gable roof form.

2. Individual planes of an elevations facing a public right-of-way shall be symmetrical. The placement of exterior doors to one side of a façade plane shall not be considered as breaking from symmetry.

3. When gable or shed roof pitches are being used, the pitch shall be between 2:12 and 6:12. Flat roof forms may be used. Hip roof forms are prohibited.

4. Roof materials on pitched roofs shall utilize dark colored standing seam metal, flat cement, or composite tiles which mimic the appearance of wood shingles.

5. Windows shall be taller than they are wide. Accent windows of varying shapes and dimensions are permitted.

6. Windows facing the street must include multiple panes or lites or double-hung casement windows. Tape-on or snap-on mullions and muntins are not permitted.

7. Projects shall include a prominent covered entry or porch. Porch or patio roofs shall be supported by square, wood posts or columns.

MATERIALS AND COLORS

1. Exterior body materials shall consist of horizontal clapboard siding, shiplap, or board and batten paneling. Stucco may be permitted as the body material on primary volumes provided minor volumes are treated with clapboard, shiplap, or board and batten paneling. Stucco shall have a smooth, sand, or dash finish. Lace, cat face, and skip trowel stucco finishes are prohibited.

2. Body colors may be earth tones, whites, greys, or muted blues or greens.

3. Accent materials may include brick, stone, board and batten paneling, shiplap, or clapboard siding.

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A. Purpose

The purpose of the multi-family zoning districts is to allow areas for medium and high-density residential development that provide a variety of housing options and opportunities for all residents. These zoning districts also allow a mixture of other compatible uses including mixed-use development.

B. Multi-Family Zones

Table 2-4 Multi-Family Zones

C. Permitted Uses

The following table sets forth the permits required for each listed use category.

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• a. “P” designates permitted uses.

• b. “SPR” designates uses that are permitted after review and approval of a site plan review. This is considered a non-discretionary permit.

• c. “DRA” designates uses that are permitted after ministerial review and approval of a director review and approval process.

• d. “CUP” designates uses that are permitted after review and approval of a conditional use permit.

• e. “TUP” designates uses that are permitted after review and approval of a temporary use permit.

• f. “–” designates prohibited uses.

• In cases where a specific land use or activity is not listed as a permitted use either directly or indirectly, the City Manager or designee may assign the land use or activity to a classification per Section 11-8.2 (Use Classifications) are defined in Chapter 8 (Definitions/Use classifications). Use classifications not listed in the table or not found to be substantially similar to the uses below are not permitted. The table also notes special requirements that apply to various uses. Section numbers in the right-hand column refer to other Sections of this Ordinance.

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Table 2-5 Permitted Uses

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1 Pharmacies are permitted as an accessory use but shall not be the primary use. The site plan submitted for pharmacies must show the relationship of any pharmacy to surrounding residential uses, if any, and the appearance of commercial development shall be avoided 2 Veterinarians are prohibited as an office use in all multi-family zones. 3 The following uses are only permitted on the first floor of a multi-family building as part of a mixed-use projects, occupying no more than fifty percent (50%) of the first floor.

D. Development Standards

Development standards for the multi-family zoning districts shall be as follows:

Table 2-6 Development Standards

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1 The buildable area, or percentage of a lot, which may be occupied by any buildings, shall not exceed a total amount of forty five percent (45%) except a minor variance of five percent (5%) of the buildable area or percentage of a lot, which may be occupied by any buildings, may be approved at the discretion of the Community Development Director where such additional lot coverage will not, in the opinion of the Community Development Director, adversely affect the aesthetics of the local area. Such variances may be applied only to structures already possessing a certificate of occupancy that are increasing their existing lot coverage. Lots exceeding the minimum required area as stated in Subsection I above may be allowed to use seventy percent (70%) of the excess lot for buildable area, provided that the total lot coverage does not exceed forty five percent (45%) where such additional lot coverage will not, in the opinion of the Community Development Director or designee, adversely affect safety or the aesthetics of the local area.

2 Subdivisions that abut a railroad or railroad rights-of-way shall be required to construct a seven (7) foot block wall to mitigate operating noise from railway services.

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1 The buildable area, or percentage of a lot, which may be occupied by any and all buildings, shall not exceed fifty five percent (55%) except a minor variance of five percent (5%) of the buildable area or percentage of a lot, which may be occupied by any buildings, may be approved at the discretion of the Community Development Director where such additional lot coverage will not, in the opinion of the Community Development Director, adversely affect the aesthetics of the local area. Such variances may be applied only to structures already possessing a certificate of occupancy that are increasing their existing lot coverage. Lots exceeding the minimum required area as stated in Subsection I above may be allowed to use seventy percent (70%) of the excess lot for buildable area, provided that the total lot coverage does not exceed fifty five percent (55%) where such additional lot coverage will not, in the opinion of the Community Development Director or designee, adversely affect safety or the aesthetics of the local area.

exceeding the minimum required area as stated in Subsection I above may be allowed to use seventy percent (70%) of the excess lot for buildable area, provided that the total lot coverage does not exceed fifty five percent (55%) where such additional lot coverage will not, in the opinion of the Community Development Director or designee, adversely affect safety or the aesthetics of the local area.

2 The buildable area, or percentage of a lot, which may be occupied by any and all buildings, shall not exceed a total amount of sixty five percent (65%) except at the discretion of the Community Development Director. The buildable area may exceed sixty five percent (65%) where such additional lot coverage will not, in the opinion of the Community Development Director or designee, adversely affect safety or the aesthetics of the local area.

3Subdivisons that abut a railroad or railroad rights-of-way shall be required to construct a seven (7) foot block wall to mitigate operating noise from railway services.

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4 In R-3 exceedance of the height standard will be granted upon the approval of a Conditional Use Permit (subject to section 11-6.7) not to exceed the maximum height requirement of R-4.

E. Multi-Family Objective Design Standards

Multi-family and mixed-use projects which utilize Spanish/Mediterranean, Modern, or Americana architectural styles are subject to the following standards respectively in addition to the objective design standards in this document and objective development standards in the zoning code. Proposed projects which do not fall into one of the three styles listed, the applicant shall provide documentation to the Community Development Director stating the proposed architectural style, the objective standards of said architectural style, and the massing, materials, colors, and details of said architectural style.

General Styles

Massing and Architectural Elements

1. One of the following architectural elements that add visual interest, scale, and character, such as recessed or projecting balconies, trellises, recessed windows, verandas, and porches.

2. Individual planes of an elevation facing a public right-of-way shall be symmetrical. The placement of exterior doors to one side of a façade plane shall not be considered as breaking from symmetry.

3. Vertical articulation and horizontal articulation must be used in designs, when applicable, to mitigate the impact on surrounding development and the overall landscape.

4. Building shall utilize a combination of simple geometric volumes which emphasize clean lines.

5. Mechanical equipment mounted on the roof must be screened and the back of parapets must match the color and materials of the building.

6. Windows shall be taller than they are wide. Accent windows of varying shapes and dimensions are permitted.

7. Use window styles with one of the following details including trim, shutters, flower boxes, and balconies to articulate the façade.

8. For building with two or more stories, locate windows where they will not directly align with existing neighboring windows, to the extent feasible for any particular room.

9. Window and door type, material, shape, and proportion shall be dictated by the architectural style of the building.

10. All light fixtures shall be architecturally compatible with the building design.

11. Security lighting fixtures should not project above the fascia or roofline of the building and not be substituted for parking lot or walkway lighting fixtures.

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Materials and Colors

1. Quality long-lasting materials are required for all buildings. Exterior wall materials shall include at least two of the following materials: concrete based wood siding, concrete based shingle siding, stucco, brick, and stone.

2. A minimum of three colors per elevation are required.

3. Use contrasting colors to accentuate details such as trim, windows, doors, and key architectural elements.

OPTIONAL STYLES

Multi-family projects which utilize Spanish/Mediterranean, Modern, or Americana architectural styles are subject to the following standards respectively in addition to the objective design standards in this document and objective development standards in the zoning code. Proposed projects which do not fall into one of the three styles listed, the applicant shall provide documentation to the Community Development Director stating the proposed architectural style, the objective standards of said architectural style, and the massing, materials, colors, and details of said architectural style.

Spanish / Mediterranean

Spanish architectural style, also known as Mediterranean or Spanish Revival, is characterized by elements inspired by the architecture of Spain, including features such as stucco walls, clay tile roofs, decorative metalwork, and arched windows and doorways. It often incorporates ornamental details, such as colorful tiles, carved wood accents, and courtyards, to create a warm and inviting Mediterranean-inspired atmosphere.

Massing and Architectural Elements

1. Each publicly-facing elevation shall have a projecting 1- or 2-story volume with minimum width of 10 feet and a minimum depth of 3 feet. The projecting volume shall either have a forwardfacing gable roof form or a shed roof form. Building massing shall create a usable courtyard space enclosed on at least one side or one or more terrace(s).

2. When pitched roof forms are used, roofs pitches shall not exceed 4.5:12 and include exposed rafter tails or cornices.

3. When pitched roof forms are included, roofs shall utilize clay-colored barrel or S-shaped tiles.

4. Windows shall be taller than they are wide or square with rectangular or arched shapes.

5. Windows facing the street must include multiple panes or lites. Tape-on or snap-on mullions and muntins are not permitted.

Materials and Colors

1. Exterior body materials shall consist of stucco with a smooth, sand, or dash finish. Lace, and skip trowel stucco finishes are prohibited.

2. Body colors shall be limited to whites, off-whites, cream, terracotta, ochre, and beige.

3. Accent colors for structural elements such as exposed rafters, and balconies shall be deep browns or stained wood finishes.

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4. Minor accents such as window and door trim or shutters shall be painted muted shades of blue, green, rust, and burgundy.

5. Exterior paving materials may include terracotta tile, decorative tile, brick, stone, gravel, or decomposed granite.

Ornamentation and Details

1. Projects shall incorporate architectural detailing on all elevations visible to the public. A minimum of three (3) of the following ornamental features are required:

   • a. Decorative tile work around doorways, windows, or stair risers.

   • b. Wrought iron/tubular steel features in the form of balcony railings or accents over at least 20 percent of the windows on an elevation.

   • c. Shutters on at least 20 percent of the windows of an elevation.

   • d. At least 1 unique, large window (at least 25 larger than all other windows) or feature window with an archway.

   • e. Terracotta breezeblock openings to garden or courtyard spaces.

   • f. Decorative water feature or fountain.

   • g. Canvas awnings with wrought iron supports over at least 10 percent of the windows and doors on an elevation.

   • h. Terracotta gable vents on all forward-facing gables.

   • i. Window boxes, elevated planters, trellises, or pergolas

Modern

Modern architectural style emerged in the early 20th century and emphasizes simplicity, clean lines, horizontality, and the use of modern materials such as glass, steel, and concrete. It seeks to create functional and efficient spaces while embracing minimalist design principles and often blurring the boundaries between indoor and outdoor spaces.

Massing and Architectural Elements

1. Building shall utilize a combination of simple geometric volumes which emphasize clean lines.

2. Roofs should be flat and include parapets to screen roof-mounted equipment. Low-pitched shed roof forms are permitted and shall not exceed a 3:12 slope. Gable and hip roof forms are prohibited.

3. Windows shall consist of a large, rectangular feature window or grouped, utilizing large uninterrupted panes. Simple rectangular and circular shapes shall be implemented. Ornate windows or arched windows shall be prohibited.

4. Windows shall be set flush with the exterior wall.

Materials and Colors

1. Exterior body materials shall consist of composite panels; non-terracotta-colored tiles; textured, corrugated, or smooth metal siding; stucco with a smooth, sand, or dash finish. Lace, cat face, and skip trowel stucco finishes are prohibited.

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2. Buildings shall incorporate modern materials such as glass, steel, aluminum, composite panels, and sustainable alternatives. Exposed brick, stone, wood, and concrete as accent materials are permitted.

3. Exposed gable vents are prohibited.

Characteristic Architectural Features

1. Structures shall be generally without ornamentation and emphasize clean geometric (usually straight) lines. Overly ornate elements such as decorative wrought iron is prohibited.

2. Projects shall incorporate a minimum of three (3) architectural features of modern design on publicly visible elevations:

   • a. Curtain wall or floor to ceiling windows.

   • b. Clerestory windows.

   • c. Cantilevered roofs with a minimum of 24-inch overhang.

   • d. Projecting fins / wing walls.

   • e. Breeze block walls.

   • f. Metal screens, shades, or roof projections.

   • g. Use of four (4) contrasting colors or materials on an elevation (excluding windows and doors).

   • h. A rectangular volume with a minimum dimension of 10 feet (height) by 15 feet (width) that projects forward from the main body of the building by a minimum of 18 inches.

   • i. At least one unique, large window (at least 25 percent larger than all other windows).

Americana

Americana architectural style is a modern interpretation of American Farmhouse and draws inspiration from traditional rural farmhouses. It typically features a simple, rectangular massings with a symmetrical facade, a gable roof, and a welcoming front porch.

Massing and Architectural Elements

1. Building shall utilize asymmetrical one-and-a-half (1.5) to three (3)-story massing with at least one, street-facing gable roof form.

2. Individual planes of an elevation facing a public right-of-way shall be symmetrical. The placement of exterior doors to one side of a façade plane shall not be considered as breaking from symmetry.

3. When gable or shed roof pitches are being used, the pitch shall be between 2:12 and 6:12. Flat roof forms may be used. Hip roof forms are prohibited.

4. Roof materials on pitched roofs shall utilize dark colored standing seam metal, flat cement, or composite tiles which mimic the appearance of wood shingles.

5. Windows shall be taller than they are wide. Accent windows of varying shapes and dimensions are permitted.

6. Windows facing the street must include multiple panes or lites or double-hung casement windows. Tape-on or snap-on mullions and muntins are not permitted.

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7. Projects shall include a prominent covered entry or porch. Porch or patio roofs shall be supported by square, wood posts or columns.

Materials and Colors

1. Exterior body materials shall consist of horizontal clapboard siding, shiplap, or board and batten paneling. Stucco may be permitted as the body material on primary volumes provided minor volumes are treated with clapboard, shiplap, or board and batten paneling. Stucco shall have a smooth, sand, or dash finish. Lace, cat face, and skip trowel stucco finishes are prohibited.

2. Body colors may be earth tones, whites, greys, or muted blues or greens.

3. Accent materials may include brick, stone, board and batten paneling, shiplap, or clapboard siding.

F. Additional Regulations

R-2-A/R-2 Zones

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a. Site Planning

• i. Every lot shall have a front yard with a minimum depth of twenty feet (20'), extending across the full width of the lot, or twenty five percent (25%) of the depth of the lot, whichever is less, except that when a lot is adjacent to or abuts a lot fronting on the same street zoned R-A, R-1-7, R-1-7, R-1-9, or R-1-12, the required front yard setback of the adjacent or abutting lot shall apply for a minimum distance of the first fifty feet (50') extending across the front of the lot.

• ii. Side Yard Oriented Dwellings. In addition to the regulations specified in the table above, the following regulations shall apply when dwelling units front or rear upon side yards:

  • When dwelling units rear upon a side yard with direct access by door to the dwelling unit, the required side yard shall be ten feet (10'). Porches and steps shall be permitted, provided, not less than five feet (5') of the width of the required side yard shall be completely free of structures. Side yards shall not be used for parking.

  • When dwelling units front upon a side yard, the required width of the side yard shall not be less than fifteen feet (15'). Porches and steps shall be permitted. Side yards shall not be used for parking.

b. Off Street Parking

• i. All parking spaces shall be accessible from a driveway connecting with a public way. Off street parking facilities for five (5) or more spaces shall be designed so that vehicles do not have to back into a street or into a public way.

• ii. Parking spaces shall be provided with continuous concrete curbing, acting as wheel stops at the ends of spaces when abutting buildings or landscape areas, or other parking spaces. Vehicles shall be permitted to overhang a maximum of two feet (2') when adjacent to a minimum landscaped area or sidewalk of six feet (6') or more in width.

• iii. The parking of inoperable vehicles, towable trailers and boats and vehicles with a rating in excess of one ton in open or carport spaces shall not be permitted.

• iv. There shall be adequate on-site turning areas, with all-weather surfaces, on lots facing on and having access to major and secondary highways to permit motor vehicles to head into the street.

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c. Private Open Space

• i. Private open space provided for individual dwelling units shall be a minimum of one hundred seventy-five (175) square feet for first floor units as ground floor private open space or eighty (80) square feet minimum for second floor units as balconies.

• ii. Of the required private open space, each patio or balcony shall contain a minimum dimension of six feet (6') by nine feet (9').

d. Common Open Space

• i. On each site developed with multi-family buildings, there shall be provided landscaped and usable common open space for recreational and leisure activities equaling at least three hundred (300) square feet per dwelling unit, with a minimum of twenty five percent (25%) of the lot coverage of the total development site.

• ii. Common open space should be a minimum of twelve feet (12') in its smallest horizontal dimension and should not be less than one hundred seventy-five (175) square feet in total area.

R-3-A/R-3 Zones

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a. Site Planning

• i. The subject use is similar to other uses permitted in the district within which it is proposed to be allowed; The minimum area of a lot shall be six thousand (6,000) square feet, except that corner lots shall contain seven thousand (7,000) square feet of area and reversed corner lots shall contain seven thousand five hundred (7,500) square feet of area.

• ii. Every lot shall have a front yard with a minimum depth of fifteen (15'), extending across the full width of the lot, or twenty five percent (25%) of the depth of the lot, whichever is less, except that when a lot is adjacent to or abuts a lot fronting on the same street zoned R-A, R-1-4, R-1-7, R-1-9, or R-1-12, the required front yard setback of the adjacent or abutting lot shall apply for a minimum distance of the first fifty feet (50') extending across the front of the lot.

b. Off Street Parking

• i. All parking spaces shall be accessible from a driveway connecting with a public way. Off street parking facilities for five (5) or more spaces shall be designed so that vehicles do not have to back into a street or into a public way.

• ii. Parking spaces shall be provided with continuous concrete curbing, acting as wheel stops at the ends of spaces when abutting buildings or landscape areas, or other parking spaces. Vehicles shall be permitted to overhang a maximum of two feet (2') when adjacent to a minimum landscaped area or sidewalk of six feet (6') or more in width.

• iii. The parking of inoperable vehicles, towable trailers and boats and vehicles with a rating in excess of one ton in open or carport spaces shall not be permitted.

• iv. There shall be adequate on-site turning areas, with all-weather surfaces, on lots facing on and having access to major and secondary highways to permit motor vehicles to head into the street.

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c. Private Open Space

• i. Private open space provided for individual dwelling units shall be a minimum of one hundred fifty (150) square feet for first floor units as ground floor private open space or sixty (60) square feet minimum for second floor units as balconies.

• ii. Of the required private open space, each patio or balcony shall contain a minimum dimension of six feet (6') by nine feet (9').

d. Common Open Space

• i. On each site developed with multi-family buildings, there shall be provided landscaped and usable common open space for recreational and leisure activities equaling at least three hundred (300) square feet per dwelling unit, with a minimum of twenty five percent (25%) of the lot coverage of the total development site.

• ii. Common open space should be a minimum of twelve feet (12') in its smallest horizontal dimension and should not be less than one hundred seventy-five (175) square feet in total area.

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R-4 Zone.

a. Site Planning

• i. The subject use is similar to other uses permitted in the district within which it is proposed to be allowed; The minimum area of a lot shall be six thousand (6,000) square feet, except that corner lots shall contain seven thousand (7,000) square feet of area and reversed corner lots shall contain seven thousand five hundred (7,500) square feet of area.

• ii. Every lot shall have a front yard with a minimum depth of fifteen (15'), extending across the full width of the lot, or twenty five percent (25%) of the depth of the lot, whichever is less, except that when a lot is adjacent to or abuts a lot fronting on the same street zoned R-A, R-1, R-1-9, or R-1-12, the required front yard setback of the adjacent or abutting lot shall apply for a minimum distance of the first fifty feet (50') extending across the front of the lot.

b. Off Street Parking

• i. All parking spaces shall be accessible from a driveway connecting with a public way. Off street parking facilities for five (5) or more spaces shall be designed so that vehicles do not have to back into a street or into a public way.

• ii. Parking spaces shall be provided with continuous concrete curbing, acting as wheel stops at the ends of spaces when abutting buildings or landscape areas, or other parking spaces. Vehicles shall be permitted to overhang a maximum of two feet (2') when adjacent to a minimum landscaped area or sidewalk of six feet (6') or more in width.

• iii. The parking of inoperable vehicles, towable trailers and boats and vehicles with a rating in excess of one ton in open or carport spaces shall not be permitted.

• iv. There shall be adequate on-site turning areas, with all-weather surfaces, on lots facing on and having access to major and secondary highways to permit motor vehicles to head into the street.

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• v. The Community Development Director or designee has discretion to reduce off-street parking requirements by up to fifteen percent (15%) where such reduction is needed to meet other building requirements or to improve overall project design.

c. Private Open Space

• i. Private open space provided for individual dwelling units shall be a minimum of (60) square feet minimum for second floor and higher units as balconies.

d. Common Open Space

• i. On each site developed with multi-family buildings, there shall be provided landscaped and usable common open space for recreational and leisure activities equaling at least three hundred (300) square feet per dwelling unit, with a minimum of twenty five percent (25%) of the lot coverage of the total development site.

• ii. Common open space should be a minimum of twelve feet (12') in its smallest horizontal dimension and should not be less than one hundred seventy-five (175) square feet in total area.

A. Purpose

The purpose of the commercial (C) zoning district is to provide sites for a full range of convenient retail and service uses needed to accommodate Selma residents and visitors.

B. Zones

The commercial land uses shall promote a full range of commercial activity appropriate for the community.

1. Neighborhood Commercial (C-1)

This designation includes convenience commercial and neighborhood shopping centers providing a range of necessary day-to-day retail goods and services. This designation also includes the development of non-retail businesses and professional offices.

2. Community Commercial (C-2)

The designation includes sites for a wide range of retail commercial uses that have a broad customer base as well as smaller retail and service businesses.

3. Commercial Service (C-3)

This designation includes a wide range of commercial activities that include business with both retail and service components.

4. Commercial Regional (C-R)

This designation is designed to provide development opportunities for those uses that attract customers from the region.

5. Highway Commercial (C-H)

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This designation includes several types of uses distinguishable because of their service orientation to the highway traveler. Highway Commercial designations are limited to the areas surrounding the SR 99 interchanges.

6. Central Business District (CBD)

The purpose of the Central Business District (CBD) is to foster the appropriate downtown businesses, shopping, dining, and other related uses through the continued use of existing structures and enable compatible enhancement and redevelopment where reuse is not feasible.

7. Planned Medical Development (P-M-D)

This designation is designed to provide development opportunities for medical oriented offices and businesses in close proximity to the existing hospital. The clustering of medical related professional services will provide convenient access to the public and to the professionals who provide the services.

C. Permitted Uses

The following table sets forth the permits required for each listed use category.

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• a. “P” designates allowed uses.

• b. “SPR” designates uses that are permitted after review and approval of a site plan review process. This is considered non-discretionary.

• c. “DRA” designates uses that are permitted after a director review and approval of a project application. This is a discretionary permit.

• d. “CUP” designates uses that are permitted after review and approval of a conditional use permit application. This is a discretionary permit.

• e. “TUP” designates uses that are permitted after review and approval of a temporary use permit.

• f. “–” designates prohibited uses.

In cases where a specific land use or activity is not listed as a permitted use either directly or indirectly, the City Manager or designee may assign the land use or activity to a classification per Section 11-8.2. (Use Classifications)

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Table 2-7 Permitted Uses

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Use Types C-1 C-2 C-3 C-R C-H PMD CBD Special Requirements (if any)

Notes: Use classifications not listed in the table or not found to be substantially similar to the uses below are not permitted.

Limitations on Uses (applies to all districts and uses)

1. No businesses dealing in wholesale or used goods or commodities shall be permitted, except in the case of articles taken in trade or sale of new merchandise on same premises. Thrift stores shall be an exception to this subsection. (Ord. 743, 4-5-1976)

2. No products shall be made unless incident to a permitted use and sold at retail on the same premises.

3. When any exterior wall of a building faces a street or property classified in any R zone, all exterior walls thereof shall be treated and finished in a similar manner.

4. When an exterior wall of a building faces abutting property in an R zone, no sign shall be placed on such wall or on any portion of the lot between the wall and the R zone. (Ord. 533, 6-5-1961)

5. In areas which are immediately adjacent to residences located in R zones, there shall be no loading to or unloading from vehicles or conveyances between the hours of nine o'clock (9:00) P.M. and six o'clock (6:00) A.M., excepting perishable goods and items related thereto in the sale or processing thereof. (Ord. 662, 6-16-1969)

6. No more than two service stations may be located on the corners of the same intersection.

D. Commercial Development Standards

Table 2-8 Development Standards

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Notes: Side interior yard setback shall be 5 ft when the side property line abuts a residential property.

A. Purpose

The purpose of the Industrial (M) zoning district is to provide for a full range of compatible manufacturing and industrial uses essential to the development and maintenance of a strong economic base in a manner that does not conflict with surrounding uses.

B. Zones

Light Manufacturing Zone (M-1)

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The M-1 Zoning District identifies areas appropriate for light industrial uses that provide a job base, affordable space for small-scale industrial and manufacturing businesses, and a center of economic activity for the City that would not typically utilize major manufacturing processes. Allowable land uses include, manufacturing, processing, warehousing, distribution, assembly, storage of products. The M-1 zoning district is consistent with the Light Industrial land use designation of the General Plan.

2. Heavy Manufacturing Zone (M-2)

The M-2 Zoning District identifies areas appropriate for heavy industrial uses that provide a job base, affordable space for small-scale industrial and manufacturing businesses, and a center of economic activity for the City that allow for the development of facilities and businesses engaged in intense manufacturing and fabrication. Allowable uses include, a wide variety and range of heavy manufacturing, the processing of limited raw materials, and large-scale assembly establishments where the mixture of limited light industrial uses would not be appropriate or compatible. The M-2 zoning district is consistent with the Heavy Industrial land use designation of the General Plan.

C. Permitted Uses

The following table sets forth the permits required for each listed use category.

• “P” designates allowed uses.

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2. “SPR” designates uses that are permitted after review and approval of a site plan review process.

3. “DRA” designates uses that are permitted after review and approval of a director review and approval process.

4. “CUP” designates uses that are permitted after review and approval of a conditional use permit.

5. “TUP” designates uses that are permitted after review and approval of a conditional use permit.

6. “–” designates prohibited uses.

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In cases where a specific land use or activity is not listed as a permitted use either directly or indirectly, the city Manager or designee may assign the land use or activity to a classification per Section 11-8.2 (Use Classifications).

Table 2-9 Permitted Uses

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D. Development Standards

Development standards for the (M) zoning district shall be as follows:

Table 2-10 Development Standards

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E. Additional Regulations

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• A minimum of 20 feet of landscaping shall be required for all new industrial development adjacent to arterial streets.

2. A minimum 10-foot landscaped setback shall be required for all new industrial development adjacent to collector and local streets.

3. All outdoor storage areas shall be screened from adjacent public rights-of-way which are classified as arterial streets or larger by the Selma General Plan Circulation Element.

4. All new industrial developments or substantially rehabilitated industrial buildings shall provide adequate trash enclosures.

5. All new proposed uses on lands zoned for industrial uses shall be subject to site plan review requirements as set forth in the City of Selma Zoning Code, in addition to any other permitting requirements. Site plan application materials, including exterior elevations, shall be prepared by a licensed architect or similarly qualified professional.

6. All new industrial developments shall provide sidewalks that conform to City standards.

A. Purpose

The purpose of the combining zoning districts is to provide more refined zoning and development regulation for specific areas in the City that have unique attributes, development history, or are historic in nature. The combining zoning districts serve as an overlay to the base zoning district and include additional development regulations for all applicable uses and projects. The following are the combining zones:

• Pioneer Village Zone

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2. Citywide Specific and Precise Plans Zones

B. Pioneer Village Zone

The following regulations shall apply in the PV Pioneer Village Zone (PV Zone), unless otherwise provided in this Chapter.

Permitted Uses

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The establishment or operation of any of the following uses in the PV Zone shall not be permitted unless a conditional use permit and a Master Plan have been approved under the provisions of this section.

• a. All uses permitted in the residential, commercial, and industrial zones.

• b. PV Zone Indoor and outdoor displays of items commonly considered of historic interest.

• c. No uses shall be permitted except those uses designed and operated primarily for the purpose of creating or supporting a functioning historic display.

• d. No use shall be permitted except those which are consistent with the adopted Master Plan.

2. Development Standards

The establishment or operation of any of the following uses in the PV Zone shall not be permitted unless a conditional use permit and a Master Plan have been approved under the provisions of this section.

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• a. Access shall be designed to insure safe and convenient vehicular and pedestrian movement, to, from and within the development. The development shall have access to a public street.

• b. Yards shall be adequate in size to provide for planned landscaping to insure adequate spacing for fire protection purposes and to insure safe sight distance for movement within the development.

• c. Landscaping shall be provided and maintained. Plants and related materials shall be arranged in a manner which is consistent with and complementary to the building design and materials.

• d. The number of parking spaces required shall be established by the Planning Commission at the time the conditional use permit is issued.

3. Master Plan Requirement

A Master Plan showing the extent and character of the entire proposed development shall be submitted. The Master Plan shall be submitted with the conditional use permit application. The plan, or accompanying narrative, shall include sufficient information to determine that all requirements of this section have been met, including but not limited to the following:

• a. Proposed uses;

• b. Development standards showing setbacks, yards and landscaping;

• c. Heights of buildings and structures, if known;

• d. Architectural design or theme;

• e. Development phasing;

• f. Services and facilities supporting proposed uses, including vehicular access and parking.

4. Site Plan Review

Before any building or structure is erected or parcel created under the provisions of this section, a site plan reflecting all conditions of approval shall have been submitted to and approved by the City Engineer/Planner. Such site plan shall encompass all that area shown on the approved Master Plan.

5. Exemptions

Events at Pioneer Village shall not be subject to the requirements of Section 11-3-4 (Off Street Parking) of this Code. Instead, they shall be subject to duly approved policies of the Pioneer Village Commission.

C. Citywide Specific Plans and Precise Plans

Parcels located within a designated City Specific Plan or Precise Plan shall adhere to the allowed use and development standards as specified in each plan unless otherwise determined by the Community Development Director.

A. Purpose

The purpose of the open space (OS) zoning district is to provide for open space areas which serve as utility or infrastructure systems, reservoirs, or retailing basins, and recreational uses. The OS zoning district is also to provide for government services and facilities and quasi-public facilities such as fire

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stations, airports, domestic water treatment and storage, schools and accredited secondary educational facilities, cemeteries, and philanthropic and nonprofit organizations.

This designation is for a variety of active and passive public recreational facilities and for city-owned open space facilities. This includes natural open spaces and areas which have been designated as environmentally and ecologically significant. Other allowed uses in this designation include supporting structures such as recreation centers, gymnasiums, community meeting facilities and small-scale retail uses that support outdoor recreation, such as restaurants, refreshment stands, or sporting equipment and rental vendors. Facilities such as those described above are not restricted to being located on lands designated Open Space/Park.

B. Permitted Uses

The following table sets forth the permits required for each listed use category.

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• a. “P” designates allowed uses.

• b. “SPR” designates uses that are permitted after review and approval of a site plan review process.

• c. “DRA” designates uses that are permitted after review and approval of a director review and approval process.

• d. “CUP” designates uses that are permitted after review and approval of a conditional use permit.

• e. “–” designates prohibited uses.

In cases where a specific land use or activity is not listed as a permitted use either directly or indirectly, the city manager or designee may assign the land use or activity to a classification per Section 11-8.2 (Use Classifications).

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Table 2-11 Permitted Uses

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