§ 11.04

The General Plan provides broad land use and design guidance through the designation of land use designations and placetypes. General Plan policies on placetypes relate to the form and placement of buildings and the public realm, and guide planning, zoning, and development efforts. The General Plan establishes the following placetypes:

(1)

Rural center. The General Plan provides for Rural Centers throughout the foothill and mountain portions of the County. Land use, design, and location of rural centers would be the subject of new or revised rural Community Plans. The County's intent for rural centers is to provide a variety of activities and services needed or anticipated to be needed by the local population. The rural center placetype is located within the rural community General Plan land use designation.

(2)

Neighborhood center. The intent is to develop and redevelop neighborhoods in a way that allows most residents to be within walking or bicycling distance of daily destinations (school, shops, parks, etc.). To meet this goal, the County intends for higher-activity land uses, such as schools, parks, retail and commercial services, offices, civic uses, and apartments to be clustered together in an area serving the surrounding existing or planned neighborhood. Neighborhoods developed within the valley growth boundary will focus higher-density

residences and destination land uses in neighborhood centers. Neighborhood centers will be developed in both infill and new growth neighborhoods. The neighborhood center placetype is located within the valley neighborhood General Plan land use designation.

(3)

Commercial center. In the vicinity of the areas where a commercial center is identified, important design features include bicycle lanes or pathways, sidewalks, and transit access, in addition to vehicular access. The location of parking is important, in order to ensure multi-modal access, as is a highly connected transportation network with shorter block lengths. The commercial center placetype is primarily located within the commercial mixed-use General Plan land use designation.

(4)

Mixed-Use Corridor. There is a mix of residential, commercial, and civic uses along North Beale Road, McGowan Parkway, Lindhurst Avenue, and Olivehurst Avenue where the County envisions additional infrastructure improvements to encourage new development and redevelopment. The County's intent is to coordinate with transit providers, school districts, water and wastewater providers, and other agencies to improve infrastructure capacity and public services in and around these mixed-use corridors, with a focus on providing high-quality bicycle, pedestrian, and transit facilities. These public investments will be designed to support additional mixed-use development in and around these corridors. The mixed-use corridor placetype is located within the valley neighborhood General Plan land use designation.

(5)

Employment center. Employment centers are intended to be located within areas designated "Employment" on the County's land use diagram. Employment village areas would also have one or more employment centers, as well. The precise location and design of employment centers depends on follow-on detailed planning and project entitlement review. There will be safe and convenient bike, pedestrian, and transit access to and from employment centers and surrounding planned development areas, and surrounding communities.

(6)

The following table identifies the General Plan land use designation and zoning districts by placetype. These placetypes may also be created as part of a specific plan, community plan, area plan, planned development or cluster development.

(Ord. No. 1624)

The County shall be classified into districts or zones, the designation and regulation of which are set forth in this Code and as follows:

(1)

Base zoning districts. Base zoning districts into which the County is divided are established as shown in Table 11.04.020, base and overlay zoning districts.

(2)

Overlay zoning districts. Overlay zoning districts, one or more of which may be combined with a base district, are established as shown in Table 11.04.020, base and overlay zoning districts.

(3)

References to classes of base districts. Throughout the article, the following references apply:

a.

A district or agricultural district means one or more of the following zoning districts: AE Exclusive Agricultural, AR Agricultural/Rural Residential, or AI Agricultural Industrial.

b.

Rural community district means one or more of the following zoning districts: RC Rural Commercial, RR Rural Residential, or RE Residential Estate (located outside the valley growth boundary).

c.

R district or residential district means one or more of the following zoning districts: RE Residential Estate (within the valley growth boundary), RS Single Family Residential, RM Medium Density Residential, or RH High Density Residential.

d.

Non-residential district means any base zoning district except Residential districts, RR Rural Residential, and RE Residential Estate (outside valley growth boundary).

e.

MX district or mixed-use district means one or more of the following zoning districts: DC Downtown Core, EC Employment Center, CMX Commercial Mixed-Use or NMX Neighborhood Mixed-Use.

f.

C district or commercial district means one or more of the following zoning districts: GC General Commercial.

g.

I district or industrial district means one or more of the following zoning districts: IC Industrial Commercial, IG General Industrial, or IL Light Industrial.

h.

NR district or natural resource district means one or more of the following zoning districts: EX Extractive, TP Timberland Production, or RPR Resource Preservation and Recreation.

i.

S district or special purpose district means one or more of the following zoning districts: PF Public Facility, SP Specific Plan, CP Community Plan, or SE Sports and Entertainment.

(Ord. No. 1556; Ord. No. 1613; Ord. No. 1624)

The boundaries of the zoning districts established by this Code are not included in this Code but are shown on the official zoning map maintained by the Planning Director. The official zoning map, together with all legends, symbols, notations, references, zoning district boundaries, map symbols, and other information on the maps, have been adopted by the Board of Supervisors and are hereby incorporated into this Code by reference, together with any amendments previously or hereafter adopted, as though they were fully included here.

(Ord. No. 1624)

If an uncertainty exists as to the boundaries of any district shown on the official zoning map, the following rules shall apply:

(1)

Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams or railroads shall be construed to follow such centerlines.

(2)

Boundaries indicated as approximately following lot lines, county limits, city limits, or extraterritorial boundary lines shall be construed as following such lines, limits or boundaries.

(3)

In the case of unsubdivided property or where a district boundary divides a lot and no dimensions are indicated, the following shall apply:

a.

Lots greater than one acre. The location of such boundary shall be determined by the use of the scale appearing on the official zoning map.

b.

Lots less than one acre. The lot shall be deemed to be included within the zone which is the more restrictive.

(4)

In the case of any remaining uncertainty, the Planning Director shall determine the location of boundaries.

(5)

Where any public street or alley is officially vacated or abandoned, the regulations applicable to each parcel of abutting property shall apply to that portion of such street or alley added thereto by virtue of such vacation or abandonment.

(6)

Where any private right-of-way or easement of any railroad, railway, transportation or public utility company is vacated or abandoned and said property is unclassified, said property shall be automatically classified as being in the public facilities district.

(Ord. No. 1624)