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PC R 91-13268 � i : RFSOLUTION NO 9T A RESOLUTION OF THE PLANNING COMNIISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCII, , ADOPT THE 1991 DEVELOPMENT CODE REPLACING TITLE 9 OF . THE MUNICIPAL CODE IN ITS ENTIRETY. : WHEREAS, on May 22, 1990, the City of Arroyo Grande adopted updated Land Use, Housing, Open Space; and Conservation Elements of the General Plan; and � ,. . WHEREAS, Section 65800 of the California Government Code provides for the adoption of zoning laws, ordinances, rules, and regulations by all cities and counties;. and WHEREAS, Section 65860 of the Califorriia Government Code directs Ehat a city's zoning ordinance must be consistent with its General Plan; and � WHEREAS Section 65850 of the California Government Code provides for the adoptiori .. of ordinances by any county or city that regulate the use of buildings, stnictures, and land; signs and billboards; location, height, bulk, number of stories, and size of building and stivctures; size and use of lots, yards, courts, .and other open spaces; percentage of a.lot which may be occupied .; by a building�or structure; or intensity of land use; and . . WHEREAS, Section 65850 of the California Government Code provides for ttie adop'tion : of ordinances by any county or city that establish requirements for o�f=�street parking arid : loading; establish and maintain building setback lines; or create civic districts around civic .- � centers, public parks, public buildings, or public grounds and establish regulations for 'those � districts; and � � WHEREAS, Section 66411 of the California Government Code directs all cities and �� counties to prepare ordinances regulating the design and improvement of subdivisions; and . WHEREAS, Section 66451.11 of the California Government Code provides for adoptiori �, of ordinances by all cities and counties providing for merger of contiguous parcels of common :�_ ownership; and � WHEREAS, Section 65852.2 of the California Government Code allows local agencies to adopt ordinances for the creation of second units; and '. WHEREAS, Section 1597.46 of �the California Health .and Safety Code allows local agencies to regulate large family day care homes; and . WHEREAS, public participation in the development of the Development Code iricluded distribudon of a written overview, holding workshops, and mailing public hearing notice� to all property owners in the City and within 300 feet of the City limits, as showri on the l�test equalized assessment roll; and � WHEREAS, duly noticed public hearings were held by the Planning Commission of the City of Anoyo Grande on October 30 November 20 and December 18 1990 and January 10 and February 19, 1991 at which all interested persons were given the opportunity to be heard; � , and _ . WHEREAS, the Planning Commission at its meeting of even date herewith adopted a: Resolution recommending certification that the Prograrn Environmental Impact Report (Program EIR) prepared for the 1990 General Plan Update and relating to the 1991 Development Code was completed in compliance with CEQA, the State CEQA Guidelines, and the City's Rules and - Procedures and adequately addresses the impacts of the 1991 Development Code and no additional environmental document need be prepared; and � � � .� , WHEREA5, the Planning Commission at its meeting of even date herewitli adopted a'` �' '; Resolution recommending certain findings regarding the environmental impacts of the 1991 � Development Code; and � . � WHEREAS, the Planning Commission has reviewed and considered the information and public testimony presented at the public hearings and in the proposed documents and staff reports. , ' 8�2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the"City ;�: of Anoyo Grande, California to recommend to the City Council adoption of the 1991 Development Code (consisting of the document entitled "City of Anoyo Grande, Preliminary Draft Development Code, October 30, 1990) incorporated herein by reference, the Planning Commission revisions oudined in Attachment "A" _"Planning Commission Recommended Changes to Preliminary Draft Development Code Dated October 30, 1990," and Attachment "B" -"Planning Commission Revised 2/19/91 Preliminary Draft Zoning Map of the City of Arroyo Grande") based on the following: � i, 1. The 1991 Development Code is necessary;.to protect the public health, safety, or welfare and is in the best interests of the City of Anoyo Grande. , 2. The Program Environmental Impact Report prepared for the 1990 General Plan Update identified significant impacts associated with the land use plan. The "�ower densit}►" alternative was included in the EIR in order to assist in the reduction of these impacts to a level of non-significance. There is a direct relationship between the density of the alternatives analyzed in the EIR and the expacted magnitude of environment�l impacts. Therefore, the City Council adopted a General Plari land use plari with a lower density than the previous plan. The 1991 zoning map is consistent with the land use designations and densities contained in the� 1990 land use plan. Impacts reduced in significance because of the selectiou of the "lower density" alternative include the following: :�' ' a. b. c. Traffic and circulation: There are several roadways experiencing a level . of service of "C" or "D" within the City and would require major improvements to , adequately serve future development under the existing zoning inap. The. �'lower density" alternative will result in an approximately 42% increase in vehicle ,: trips/day over exisdng conditions which�is less than all other alternative land us� , plans presented. ' �: Air quality: San Luis Obispo County is designated a nori-attainment area for the . State ozone, particulate and sulphur dioxide standards. The "lower density" ' alternative will generate the least amount of pollutants than a11 other altertiative '; land use plans presented. - Water resources: The City has available water supplies of 3,492 acre-feet which would not support the buildout of the City based on the existing zoning map. �, By� selecting the "lower density" alternative, the water demands will be reduc�d so �. `� they are more in line with available resources. '': d. Numerous other impacts were presented in the EIR tt�at requ�tre mitigation by reducing densities. � � 3. ' Findings for individual � areas where zoning districts were changed from the existitig '� zoning map are listed in "Attachment C" and iricorporated herein by reference: �'` : , 4. The findings, information, and support set forth in the Environmental Impact Report prepared for the 1990 General Plan Update of the Land Use, Housing, Open Space and � Conservation Elements, Development Code, and Resource Management Ordinance and �� the Statement of Significant Environmental Effects and Mitigation IVieasures are incorporated herein by reference and constitute findings of ttie Planning Commission in ,, this matter. - � " . 5. The AGRICULTURE (AG) and AGRICULTURE PRESERVE (A) districts will promote . the retention of agricultural land uses and prime farmland within and adjacent to Airoyo � Grande which is crucial to the maintenance of the rural, small town atmosphere desired by its residents. To this end, Arroyo Grande intends to focus permitted development on exisdng urban areas, and to work with San Luis Obispo County to prevent intrusion of : rural residential development into agricultural areas. � ... ' , : , e �n � �t: - b . :_.. .. � 0 6. The charm of Anoyo Grande's residential areas is a lazge part of the community's appeal. In the past, Anoyo Grande's resi`dential areas were developed with a wide variety of housing types, but recently most have been large single family homes ori large lots, along with conversion of some. older single family:_ neighborhood to multiple family use; little vacant residential land remains within the City limits. Although the City is proud of its residential azeas, it also recognizes the need for a variety of housirig types due to the varying needs of its citizens. This zoning plan provides for a wide range of types to meet the future needs of Arroyo Grande residents. Approximately 23 percent of the land in the City of Anoyo Grande is vacant. Of the vacant lan�, approzimately 80% is proposed to be zoned for residential purposes. 7. The ESTATE RESIDENTTAL (RE) district will provide land use density and development standards that are consistent with the intent of the. existing R-S zone cunently located along Easy Street and Printz Road: Second dwelling units are prohibited in the RE District since it is an area of the City that is not served by the City water or sewer systems but by individual wells and septic systems. 8. The HILLSIDE RESIDENTIAL (RH) district will provide a density and development standards suitable for, areas of the City which have environmental constraints, yet allow clustering in order to protect �the environment. , - � 9. The RURAL RFSIDENTIAL (RR) district will provide one acre lots in order to accommodate rural lifestyles. 10. The SUBURBAN RFSIDENTIAL (RS) district will provide a housing type transitional between rural and urban types. ;_ � � , . 11. The SINGLE FAMILY RESIDENTIAL (SF) district will accommodate the majority of the existing development in the City and provide for residential development on common sized suburban lots. ' � ' The VILLAGE RESIDENTIAL (VR) zoning district will preserve the character of those areas that are historic or close to historic structures. Historical resources add interest, identity, and variety to older neighborhoods and contribute to the area's quality of life by providing a visual focus on the city's rural heritage. ' ,� The CONDOMINIUM/TOWNfIOUSE (MF) and APARTMENTS (MFA) districts will provide a variety of residential products and encourage innovation in housing types with � enhanced amenities ,(common ope� space and recreation areas) or provide transitions between higher intensity and lower intensity uses. . , � .. 6 . ` � . . � 12 13. 14. The MOBILE HOME PARK (MHP) district provides opportunities for those citizens '° desiring a mobile hocne lifestyle and protects existing mobile home parks from easy � conversion. � � � � , . � The SENIOR HOUSING (SR) district provides areas for higher density housing projects specifically designed to meet the needs of senior citizens. �� .,- 15. The GENERAL COMMERCIAL (GC) district provides appropriately located areas for � the general shopping and commercial service needs of area residents and workers. ,_: The HIGHWAY COMMERCIAL (HC) zoriing district provides areas for a variety of visitor serving and auto-related uses in areas along major travel routes. � � 16. The PLANNED DEVELOPMENT (PD) district recognizes existing approved planned development ordinances. ► . . ,� 17. 18 19. The VILLAGE COMMERCIAL (VC) district provides for the establishment of . downtown cominercial and office-related land use types which recognize ` and �t�e ,;. compatible with the historical, small town nature of the original Arroyo Grande Village: �.: 20. The OFFICE PROFFSSIONAL (0) district provides areas for the establishment of , office-based worlcing environments as well as commercial services required . to� support , such offices. � � � 8� � 21. The LIGHT MANUFACTURING/BUSINFSS PARK INDUSTRIAL (I) district provides areas for light industrial, research and development and office-based firms. 22. The PUBLIC/QUASI-PUBLIC FACII:TTIES (PF) district provides areas for the conduct of public and institutional activities. 23. The SPECIFIC PLAN (SP) district provides customized development and use regulations relating to an adopted Specific Plan. ; 24. The DESIGN DEVELOPMENT (D) OVERLAY district provides a mechanism to address special or unique needs or characteristics of particular areas. - 25. The retention of Arroyo Grande's rural, small town character is important to the City and therefore development standards and use regulations were included in tfie Development Code to protect these qualities. 26. Policies 5.1 through 5.4 of the Open Space and Conservation Element require preservation and protection of Anoyo Grande Creek. Dedications along the creek have .. therefore been increased from 10 to 25 feet. - On motion by Commissioner Gallagher; secpnded by Commissioner Souza, and by the following roll call vote, to wit: . AYES: Commissioners Moore, Gallagher, Brandy, Souza and Vices Chairmari Soto NOFS: None � ABSENT: Commissioner Boggess and Chairman Carr �—� the foregoing Resolution was adopted this 19th da , J`''� + � � ,� �Mary Ellen Leininger John S o Planning Commission Clerk Vice Chairman, Planning Commission � � It�SOLUTION NO. �1-1326 ATTACHMENT A RECOMMENDED CHANGES TO PRELIMINARY DRAFT DEVELOPMENT CODE DATED OCTOBER 30, 1990 PAGE SECTION/PARAGRAPH REVISION NUMBER NUMBER 8 9-01.030 Add to last paragraph: "However, the illustrations in the remaining chapters in the Title are part of the ordinance." 12 9-01.080 C.2.b. Revise to read as follows: "In unsubdivided property, where a District boundary divides a lot, the location of the District boundary,.unless the same shall be indicated by dimensions, shall be generally determined by the Planning Director by use of the scale appearing on the Zonin District ma ." 19 9-01.150 B. Add paragraph 3 to read as follows: "Inventory of Illegal/Abandoned Signs a. In compliance with Business and Professions Code 5491.1, the Development Code Compliance Officer shall commence an inventory and identification of illegal or abandoned signs in the City within six (6) months of the date of the original adoption of this Title. b. Illegal signs do not include legally erected but nonconforming advertising displays. An abandoned • sign is any advertising display remaining in place and not maintained for a period of 90 days which no longer advertises or identifies an ongoing business, product, or service available on the business premise where the sign is located. c. The City Council may establish a fee to be paid by all owners or lessees of businesses with onsite signs to cover the actual cost of the inventory. d. Within sixty (60) days after the six-month period referred to in paragraph a. above, the City shall commence abatement of the identified preexisting illegal or abandoned signs." 1 � ,� 19-1 9-01.160 6.4. Replace existing wording with the following: "Any person, firm, or corporation that constructs or erects any building or structure without first receiving the necessary permit, approval, or license shall be subject to a penalty assessment of �10,000 or the cost of removing the structure, whichever is greater. The cost of removing the structure shall be determined by the City Building Official. In addition to the above penalty assessment, the illegal building or structure shall be removed unless an application for the required permit, approval, or license and three times the application fee is submitted to the appropriate City department. If such application is denied, the illegal building or structure shall be removed." 19-1 9-01-160 B. Add paragraph 5. as follows: � "Any person, firm, or corporation that constructs, erects, maintains, or establishes any sign or use without first receiving the necessary permit, approval, or license shall be subject to a penalty assessment of $100.00 or the cost of removing the sign, whichever is greater. The cost of removing the sign shall be determined by the City Building Official. In addition to the above penalty assessment, the illegal sign or use shall be removed or terminated unless an application for the required permit, approval, or license and three times the application fee is submitted to the appropriate City department. If such application is denied, the illegal sign or use shall be removed or terminated." 20 9-01.180 B. Revise first sentence in this paragraph as follows: "Whenever an application for a general plan or zoning amendment, or for a permit, license or approval that requires a public hearing is terminated for any reason, upon request of the applicant, a refund of fees paid shall be made by the Finance Director in accordance with the following schedule." 23 Table 9-02.030-A Add to end of this table the following: "Minor Exceptions" in first column, "150 feet" in second column, and "2" in third column. 24 Table 9-02.030-B Under Administrative Sign Permit, add "ARCH. REVIEW MAY BE REQUIRED" in second column. 25 9-02.030 C.5. Add to end of this paragraph the following: "The letter shall also indicate that in the event the applicant does not wish to resubmit the application, a request can be made to the Finance Department within 90 days of the date of the letter for a refund of fees in accordance with Table 9-01.160=A. Fees not requested for refund within this 90 day period shall be forfeited to the City." 26 9-02.060 Replace "ordinance" with "resolution" in the first sentence. Replace "fees" with "fees and penalties" in the first sentence. 28 9-02.140 C.2.b. Delete the second sentence that reads: • "Such application shall be filed at least thirty (30) days before the tentative map is due to expire." 44 9-03.050 6.2. Add the following: "j. Public/quasi-Public Uses k. Residential Uses 1. Unclassified Uses" 44 9-03.050 B.4. Delete this ara ra h. 45 9-03.050 C.l.b.(1) Replace "(1:30 minimum allowed without approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50)". 46 9-03.050 C.l.b.(1) Add paragraph (h) to read as follows: "The following statement of conformance: `The attached plans are in substantial conformance with all applicable state, local and other laws regulating this type of development."' 46 9-03.050 C.l.b.(2) Revise to read as follows: "Ten (10) blueprints of a grading and drainage plan (folded to 9" x 12" size) if found necessary by the Planning Director or Public Works Director." 46 9-03.050 C.l.b.(4) Revise to read as follows: "Preliminary landscaping plan prepared by a licensed landscape architect or as approved by the Parks and Recreation Director." 48 9-03.050 F.1. Revise to read as follows: "A revision or modification to an approved Conditional Use Permit, such as, but not limited to, change in conditions of approval, expansions, intensification, location, or hours of operation may be requested by an applicant. The applicant shall supply necessary information, as determined by the City, to indicate reasons for the requested change. The requested revision or modification shall be processed in the same manner as the original Conditional Use Permit." 49 9-03.060 6.6. Revise to read as follows: "Residential construction projects of two (2) to four (4) dwelling units on one lot, unless otherwise specified in this Title." 49 9-03.060 C.l.b. Replace "(1:30 minimum allowed without approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 � or 1:50 ". 50 9-03.060 C.l.c. Revise to read as follows: "Five (5) blueprints of a grading and drainage plan (folded to 9" x 12" size) if found necessary by the Planning Director or Public Works Director." , .-�;t�<,�.acr s�frf' , ':;;:y{?,Yi';t...•er� �rr 50 9-03.060 C.l.e. Replace "Landscape plan" with "Preliminary landscaping plan prepared by a licensed landscape architect or as approved by the Parks and Recreation Director, if found necessary by the Plannin Director." 53 9-03.070 D.l.c.(4) Replace "derelict machinery°' with "abandoned or ino erable machinery". 59 9-03.090 D.S. Revise to read as follows: "The use shall not allow customers or clientele to regularly visit dwellings. However, incidental visits may be permitted, such as, but not limited to, the sale of fruits and vegetables or music lessons (if a roved by the Plannin Director ." 59 9-03.090 D.7. Replace "an accessory building" with "a ara e." 59 9-03.090 D.8. Replace "an accessory building" with "a garage." Add the following sentence: "Any hazardous materials to be used in the . home occupation shall be listed on the a lication." 59 9-03.090 D.9. Delete this paragraph and renumber remaining paragraphs accordingly. 59 9-03.090 D.10. Delete thi;s:;paragraph and renumber remainin �ara ra hs accordin 1. 59 9-03.090 D.13. Delete this ara ra h. 60 9-03.090 F.5. Revise to read as follows: "Medical offices, clinics and laboratories." 63 9-03.100 D.l.b. Replace "(1:30 minimum allowed without approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50 ". 67 9-03.120 B.2. Revise to read as follows: "In any residential District, the Planning Director may decrease minimum setbacks by not more than ten percent (10�0) where such decreases are necessary for significantly im roved site lanning . " 67 9-03.120 B. Add paragraph 5 to read as follows: "Parking. In any district, the Planning Director may waive strict adherence to the parking standards contained in Chapter 9- 12 when a change or expansion in use is proposed in an existing building, or an addition or enlargement is proposed to an existing single family residence, and it is not feasible to provide sufficient on- site arkin on the arcel." 68 9-03.120 C. Add paragraph 3 to read as follows: "Notice of the decision shall be mailed to the applicant and to property owners of parcels within 150 feet of the property for which a Minor Exception has been requested. The notice shall indicate the appeal provisions of Section 9-02.150. Copies of the decision shall also be provided to the Planning Commission, Public Works, and Building and Fire Departments." � 72 9-03.140 C.l.b. Replace "(1:30 minimum allowed without approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50 ". 74 9-03.150 C.l.b. Replace "(1:30 minimum allowed without • approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50)". 76 9-03.160 B. Replace "Architectural Review Committee" with "Architectural Advisory Committee" in the first paragraph. 77 9-03.160 C.1. Replace "may apply" with "shall apply" in the first sentence of this ara ra h. 77 9-03.160 C.2. Add paragraph c to read as follows: "A statistical summary of amount (in square feet or acres) and percentage of project site of total open space, private open space, common open space, and usable open space. Description of all open space areas and proposed recreational amenities." 78 9-03.160 D. Add paragraph 8 to read as follows: "The proposed development complies with all applicable performance standards listed in Section 9-06.050 E." 78-1 9-03.170 C.l.b. Replace "(1:30 minimum allowed without approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50)". 82 9-03.190 D.l.b. Replace "(1:30 minimum allowed without � approval)" with "(approval necessary for use of scale smaller than 1:30, i.e., 1:40 or 1:50 ". 83 9-03.190 D.l.h. Add "prepared by a licensed landscape architect or as approved by the Parks and Recreation Director" after the word "Plan" � 86 9-03.210 A. Delete "; Section 15004 of the Education Code;" from this ara ra h. 88 9-04.040 Delete "and Reversion to Acreage Applications" in the last paragraph. 89 9-04.050 C.6. Revise this paragraph as follows: "Flag lots shall be permitted, even though they do not meet the minimum lot width requirements at the street boundary line, only in the following instances: a. The lot width of the stem of a flag lot shall not be less than 18 feet. b. Flag lots shall be approved only when they conform with the existing character of the neighborhood in which they are proposed to be located. c. The proposed subdivision is a parcel map that creates four or fewer parcels. d. Flag lots shall be utilized only in infill areas." 1 �.:'a Ax r � .�:�c�q, �,.p. . 90 Table 9-04-A Rename as "Table 9-04.050-A". Add an asterisk (*) after each item in the last row of the table. Add as a footnote to the table the following: "* Building and grading not permitted. Subdivision only allowed for property commonly owned by a homeowner's association for o en s ace ur oses." 91 9-04.050 E.2.a.(2) Delete this paragraph and renumber remaining paragra hs accordingly. 91 9-04.050 F. Revise first sentence as follows: "In order to provide for future passive or natural heating or cooling opportunities in a subdivision, the following considerations shall be taken into account to the extent feasible: . " 92 9-04.060 B.l.b. Replace "prepared by a registered civil engineer" with "prepared under the direction of and signed by a registered civil engineer". 92 9-04.060 B.l.b.(2) Replace "registered civil engineer" with " erson". 93 9-04.060 B.l.b. 9 Re lace "100 feet" with "ten 10 feet". 94 9-04.060 Delete this paragraph from this location B.l.b.(21) and renumber. remaining paragraphs accordingly: Insert this paragraph at end of Section 9-04.060 B.l.c. 96 9-04.060 Delete this paragraph and renumber B.l.c. 13 remainin ara ra hs accordin 1. 98 9-04.070 B.l.b. Replace "prepared by a registered civil engineer" with "prepared under the direction of and signed by a registered civil engineer". 98 9-04.070 B.l.b.(2) Replace "registered civil engineer" with " erson". 99 9-04.070 B.l.b. 9 Re lace "100 feet" with "ten 10 feet". 104 9-04.080 B.1. Revise to read as follows: "Each Final Tract Map shall be prepared in accordance with the provisions of Government Code Section 66434 at a scale large enough to show all details clearly and not less than fifty (50) feet to the inch unless approved by the City Engineer." Delete aragra hs a through e. 104 9-04.080 B.2.b. Delete this paragraph and renumber remainin ara ra hs accordin 1. 105 9-04.080 B.2.d. Delete this paragraph and renumber remaining paragraphs accordingly. 105 9-04.080 6.2.e. Delete this paragraph and renumber remainin ara ra hs accordin 1. 105 9-04.080 6.2.f. Delete this paragraph and renumber remaining paragraphs accordingly. 106 9-04.080 6.3.b. Delete this paragraph and renumber remaining paragraphs accordingly. 107 9-04.090 A. Revise last sentence in this paragraph to read as follows: "The form, format, and accompanying material shall be as prescribed by Section 9-04.080 B. for Final Tract Ma s." 109 �-04.100 C.2.a. Replace "uses" with "general uses". 111 9-04.110 Revise this Section as follows: "At the time of making the survey for all Final Maps, the engineer or surveyor shall set sufficient durable monuments as approved by the City Engineer in compliance with the Subdivision Map Act at the following locations to identify all lots to prospective buyers and future owners: 1. Boundary corners; 2. At intervals of not more than 500 feet along boundary lines; 3. At the beginning and ending of property line curves and property intersections at the discretion of the City Engineer; 4. At lot corners and, in addition, a permanent marker shall be set in the top of the curb on the prolongation of the side lot lines; and 5. At other locations as required. Standard monuments shall be placed along the center lines of public streets and alleys at all intersections and at all property intersections or beginning and ending curves. Prior to City Council acceptance of the final map and associated improvements, the City Engineer shall ascertain that the monuments are in place and/or require that the subdivider replace an monuments that ma have been removed. 114 9-04.130 D. Add to end of first paragraph the following: "New condominium projects shall also comply with the performance standards for Planned Unit Developments Section 9-06.050 E. ." 114 9-04.130 D.4. Replace "2300 cubic feet" with "200 cubic feet". 115 9-04.130 E.1. Replace "prior to filing a Notice of Pending Application to Convert" with "60 days prior to filing applications for Tentative Map, Conditional Use Permit, and Architectural Review approval". 115 9-04.130 E.2. Delete first paragraph and replace with the following: "The submittal package for conversion shall include the following items in addition to the required information for a Tentative Map, Conditional Use Permit, and Architectural Review application." Add to end of paragraph a the following: "A signed statement certifying that all tenants have received such notice and that all future tenants will receive such notice shall be attached along with a list of names and addresses of ersons notified." 1 -� i . . ,. ,,.....:: ; ,.... r . . ti �1�K,_:.�.,�,.rz�,-<. _J� ' • ': ✓r •y^ �' 115 9-04.130 E.3. Delete this�paragraph and renumber remainin ara ra hs accordin 1. 116 9-04.130 E.4. Delete this paragraph and renumber remaining paragra hs accordingly. 116 9-04.130 E.8. Replace this paragraph with the following: "The applicant has complied with all applicable provisions of the Subdivision Ma Act." 116 9-04.130 E.lO.be Revise to read as follows: "In the case of condominium conversions, the vacancy factor of apartment rental housing units in the City . " 118 9-04.140 B.l.b.(7) Replace "record owner" with "record owner or lien holder". Replace "registered civil engineer" with "registered civil en ineer or land surve or." 118 9-04.140 B.l.c. Add paragraph (3) to read as follows: "For lot line adjustments within a mobile home park, written authorization from occupants of affected lots, in accordance with Health and Safety Code Section 18610.5." 118 9-04.140 B.4. Replace "contains a legal description of the new parcels" with "contains a legal description=�and illustration or drawing of the adjusted arcels." 119 9-04.140 C. Delete the following paragraphs: "The additional finding shall also be made by the Planning Commission in the affirmative in order to approve a Lot Line Adjustment: 1. The Lot Line Adjustment does not . violate the provisions of the California Land Surveyor's Act (Chapter 15, Division 3 of the Business and Professions Code ." 119 9-04.140 D. Add the following to the end of this paragraph: "A record of survey or other records shall be required pursuant to Section 8762 of the Business and Professions Code if monuments are set at the adjusted lot lines." 123 9-04.160 A.7. Add paragraph g to read as follows: "A copy of the Subdivision Map Act and/or other state and local subdivision laws that were applicable at the time the property was divided." 126 9-05.020 B. Replace "have been signed" in the firat sentence with "have been or should be signed". Add second paragraph to read as follows: "The following conditione shall exist to qualify for an agricultural preserve contract under the Land Conservation Act ' of 1965: 1. The agricultural use is coneistent with the General Plan. 2. The exieting uaee conform with the A (Agriculture Preserve) Dietrict. 3. The property has been under agricultural production for a period of five (5) years prior to the date of application for the contract. 4. The property ahall consist of not lesa than ten (10) acrea under eingle ownership or joint ownership. 5. Minimum contract length ia ten (10) years. Requests from property ownere for the establishment of an agricultural preserve may be considered at the same time as the petitfon for a zoning diatrict amendment to the A A riculture Preaerve Dietrict." 135 Table 9-06.040-A, Re�lace "NP" in columns MF and MFA with Item A.1. "P". Add footnote to table ae follows: " If parcel area ie below minimum buildin site area." 135 Table 9-06.040-A Add "Condominium (air space) (CUP Required)" ae item A.4. Insert "NP" in columna RE, RH, RR, RS, SF, VR, and MHP. Insert "C" in columns MF, MFA, and SR. Renumber remainin items accordin 1. 140 Table 9-06.050-A, Replace "45,000" in column RH with Item 2. "49,000". 140 Table 9-06.050-A, Replace "20 "' in column SF with "10' (1- Item 8 story), 15' (2-etory)." Replace "15"' in column VR with "10' (1- etor 15' 2-stor " 141 Table 9-06.050-B, Replace "'7200 in column MHP with "5 Item 2 acres`" 141 Table 9-06.050-B, Replace "20 "' in columns MF, MFA, and SR Item 6 with "10'." 141 Table 9-06.050-B, Replace "15 "' in columne MF, MFA, and SR Item 7 with "10'." 141 Table 9-06.050-B, Replace "15"' in column MF with "Average Item 8 15'*." Replace "20 "' in columns MFA and SR with "Average 15' Add footnote "h" as followa: "For two- story buildings average rear yard setback ehall be 20 feet. Average includes all buildings along rear property line and is sub'ect to Cit a roval." 141 Table 9-06.050-B, Replace "15"' in columns MFA and SR with Item 11. "10"' 141 Table 9-06.050-A Delete this footnote and reletter and B Footnote d. remainin footnotes accordin 1. 142 Table 9-06-050-A Add to thie footnote the following: "The and B, Footnote e. above FAR's ehall not apply to condominium or PUD projects where the proposed lot coneiste of a buflding footprint." - ,:: :Y ..:,. 3: r ±; � � 142 9-06.050 B.1. Reviee to read as followe: "Public and quasi-public ueee within any reeidential district ehall maintain a minimum aetback of 50 feet measured from the property line from an sin le famil diatrict." 143 9-06.050 B.3 Delete this paragraph and renumber remainin ara ra hs accordin 1. 143 9-06.050 B.7. Replace "50 feet" in the first sentence with "20 feet". Delete "or use" from firet sentence. Delete last eentence. 143 9-06.050 D. Add paragraph 3 as follows: "Mobile home parka existing as of the date of the original adoption of this ordinance shall not be deemed nonconforming by reason of failure to meet the minimum development etandards prescribed in this section or Table 9-06.050-B, provided that the regulatione of this section shall apply to the enlargement or expansion of a mobile home ark." 144 9-06.050 E. Delete paragraphs 2, 3, 4, and 5. Renumber paragraph 6 to paragraph 4. Insert the following paragraphs: "2. Lot size, lot width, and lot depth for each unit ahall be determined through the Planned Unit Development review procese. 3. Building eetbacks required by the underlying zoning district may be reduced or waived for lota created through a Planned Unit Development, provided the lot coverage requirements of the district are met for the project. In no case shall the minimum separation between buildinge on adjacent lots be less than 10 feet or less than required by other etate or local lawe; excepting, however, for adjacent lots where a common wall ia shared in a zero lot line attached project. 5. A Planned Unit Development must meet the following performance atandards in order to be approved: a. The project shall be unobtruaive and environmentally compatible with adjacent property. b. The project shall provide all infrastructure neceasary to support the project. c. The project ahall provide adequate emergency facilitiea and access. d. Circulation systems shall be deaigned to promote amooth- flowing and nonconflicting vehicular and pedestrian traf f ic . e. The project ahall provide adequate and well-landacaped parking and ample drainage facilities. f. The project shall provide screening, ae required, to separate different land uses, minimize nuisances to and from adjacent property, and guarantee convenient accese to reaerved o en s ace. 10 i ,, g. A property ownere' aesociation and covenants shall be eatablished to ensure that common areae are owned and maintained by Planned Unit Development property ownere. h. All signa ahall be appropriately integrated with the overall architectural theme of the development. i. Pedeatrian/bike patha ehall provide safe, convenient routes within the development and link with other eyetems on the perimeter of the eite. Unobstructed vieibility shall be provided from and of these pathe at intersections. j. Recreational facilities shall comply with city etandards, be made available to residents,. and shall be maintained by local property ownere. The project ahall be designed to group dwellinga around common open apace and/or recreational featurea. k. Planned Unit Development deaign must promote an attractive streetscape and discourage monotonous atreets dominated by asphalt, concrete, garages, and cars. 1. Open space ehall be provided in accordance with Table 9- 06.050-C and the following requirements: (1) The area of each parcel of common open space designed for active recreational purposes ahall be of such minimum dimeneions as to be functionall usable. _11 (2) Common open apace parcels shall be located convenient to the dwelling unite they are intended to serve. However, because of noise generation, they ahall be eited with aensitivity to surrounding development. (3) Developed Common Open Space - The Planning Commiesion and/or City Council (if project ia appealed or Council ie decision-making body) may require the installation of recreational facilities, taking into consideration: (a) The character of the open space land; (b) The estimated age and the recreation needs of pereone likely to reside in the development; (c) Proximity, nature, and excesa capacity of existing municipal recreation facilities; and (d) The coat of the recreational facilitiea. 12 (4) Undeveloped common open space - Aa a general principle, undeveloped open epace should be left in its natural etate. A developer may make certain improvements euch ae the cutting of trails for walking or jogging, or the provieions of picnic areas, etc. In addition, the Planning Commission and/or City Council (if project is appeale or Council is deciaion-making body) may require a developer to make other improvemente, such as removing dead or dieeased trees, thinning treea or other vegetation to encourage more desirable growth, and grading and aeeding. (5) The Planning Commission may permit minor deviations from open space standarde when it can be determined that: (a) The objectives underlying theae atandarde can be met without etrict adherence to them; and/or (b) Becauae of peculiaritiee in the tract of land or the facilitiea proposed, it would be unreasonable to require strict adherence to these standards. 13 �, . (6) Any lande dedicated for open space purposea shall contain appropriate covenants and deed restrictione approved by the City Attorney ensuring that: (a) The open space area will not be further subdivided in the future; (b) The use of the open space will continue in perpetuity for the purpose specified; (c) Appropriate provieions will be made for the maintenance of the open space; and (d) Common undeveloped open space shall not be turned into a commercial _ enterprise admitting the general public at a fee. (7) The type of ownership of land dedicated for common open epace purpoaes shall be aelected by the developer, aubject to approval of the Planning Commisaion. Type of ownership may include, but is not necessarily limited to, the following: (a) The City, subject to acceptance by the City Council; (b) Other public juriedictions or agenciea, subject to their accevtance; _14 (c) Quasi-public organizationa, subject to their acceptance; (d) Homeowner, condominium, or cooperative ' associationa or organizations; or - (e) Shared, undivided interest by all property owners in the aubdiviaion. (8) If the open space is owned and maintained by a homeowner or condominium aseociation, the developer ehall file a declaration of covenanta and reatrictions that will govern the aseociation, to be submitted with the Planned Unit Development application. The provisions shall include, but are not necessarily limited to, the following: (a) The homeownere association must be established before the homea are sold; (b) Membership must be mandatory for each home buyer and any successive buyer; (c) The open space restrictions must be permanent, not just for a period of years; (d) The association muet be responsible for _ liability insurance, local taxes, and the maintenance of recreational and . other facilitiee; (e) Homeownera must pay their pro rata ahare of the cost, and the aeseasment levied by the association can become a lien on the property if allowed in the master deed establishing the homeownere association; and (f) The aesociation must be able to adjuet the assessment to meet changed needs. 15 144 Insert the following table: : Table 9-06.050-C Open Space Requirements for Planned Unit Developmentr �L GENERAL REQUIREMENT Private Open Space 100 - 224 225 - 499 500 - 999 +1000 avera e s.f. er lot Common Open Space 35$ 30$ 10$ 0$ (minimum $ of project area Usable Open Space� 40$ 40$ 45$ 45$ (Private + Common) (minimum $ of project area ` See Chapter 9-18 for OPEN SPACE definitions. 148 9-07.020 C. Replace "corporate and administrative" with "corporate, administrative, and medical." 148 Table 9-07.030-A Ineert "P -.Permitted" into the Legend of thie table.� 150 Table 9-07.030-A Insert row between items C.17 and C.18 to read as followa: "Electronic equipment ealea and service". Under column GC insert "C", under column VC inaert "C", under column O insert "NP", and under column HC inaert "C". Renumber remaining items accordin 1 . 150 Table 9-07.030-A, Replace "NP" in columne VC and O to "C". Item C.33. 151 Table 9-07.030-A, Delete this row and renumber remaining Item C.46. items accordin 1. 151 Table 9-07.030-A, Delete letters in all columna. Item E. Add Item E.1. as followe: "With Drive- Thru Window"; insert "C" in columne GC and HC; inaert "NP" in columns VC and O. Add Item E.2. as followe: "Without Drive- Thur Window"• insert "C" in all columns. 152 Table 9-07.030-A, Replace "one gueet room per acre" with "40 Item J.2e uest rooms er acre". 153 Table 9-07.030-A, Add the following as item 4: "Commercial Section M use allowed in district/existing historic reaidential uae". Place "NP" in columna GC, O, and HC. Place "C" in VC column. Renumber existin item 4 as item 5. 153 Table 9-07.030-A, Replace "9-02.100" with "9-03.100^. Item N. 153 Table 9-07.030-A Add a row to the end of table to read ae follows: "** See related atandarde in Cha ter 9-11." 154 Table 9-07.040-A, Replace "20,000" in columna GC and HC with Item 1. "10 000." 154 Table 9-07.040-A, Replace "10 "' in columna GC, O, and HC Item 5. with "0'�". Add footnote a to read as followa: "Larger aetbacka may be required based on . special requiremente liated in Section 9- 0.7.040 B., surrounding development, or buildinq code regulations." 16 154 Table 9-07.040-A, Replace "10 "' in columna GC, O, and HC Item 7. with "0''. " 154 9-07.040 A.1. Move this aection before Table 9-07.040-A. Replace "provide a aetback" in the first sentenc• of thie paragraph with "provide a front buildin setback". 17 , -r 155 9-07.040 B.1. Revise to read as followa: "Wherever a lot in any commercial Dietrict abute a lot in any residential District, a minimum building eetback of 20 feet measured from the property line ahall be required. A minimum of 10 feet of this setback area shall be landscaped; the remaining area may be used for required off-atreet arkin ." 155 9-07.040 B.2. Reviae to read as followe: "In any commercial Diatrict, a two-story addition closer than 50 feet to an existing single family residence ehall require Plot Plan Review by the Planning Director prior to iesuance of a buildin ermit." 160 Table 9-08.030-A, Replace "9-03.xxx" with "9-03.100 Item G. 161 9-08.030 I. Move and rename this section 9-08.040 C. 162 9-08.030 I.2.e. Delete this paragraph and renumber remainin ara ra hs accordin 1. 164 Table 9-08.040-A, Revise to read as follows: "When an , Footnote a. Induetrial District abute or is situated across a etreet from a property in any Reeidential Dietrict, a minimum building setback of 50 feet measured from the property line shall be required from such Residential District. The 15 feet of the aetback located adjacent to the street or Residential Diatrict boundary line shall be landacaped; the remainder of the aetback area within the eite may be used for off-etreet parking purpoeee. A three- foot high wall, berm, or combination wall/berm shall be conetructed within the landscaped area along etreet aetbacks; along all other lot linea adjacent to Residential Districts, walle ehall be conetructed in accord with the provieions of Section 9-10.070 B." 180 Table 9-09.040-A, Replace "C" with "PP" in column PF. Item C.l. 181 9-09.040 C.2.a. Reviae to read as follows: "Wherever a lot in any Public/Quasi-Public Diatrict abute a lot in any Reeidential District, a minimum building setback of 20 feet measured from the property line shall be required. A minimum of 10 feet of said eetback area nearest the Residential District boundary shall be landscaped and the remaining area may be used for re ired off-street arkin .'° 181 9.09.040 C.2.b. Revise to read as follows: "In the Public/Quasi-Public District, a two-story addition closer than 50 feet to an exieting single family residence ehall require Plot Plan Review by the Planninq Director prior to iasuance of a building ermit." 194 9-10.030 A. inaert the following as paragraph 3 and renumber remaining paragraphe: "Garagea Garagea with front entrances shall be located not leas than 20 feet from the property line providing accese. Garagee with side entrancea ahall be located not less than 15 feet from the property line rovidin accese." 198 9-10.070 A. Add the following paragraph to this section: "For double frontage�lota, it is generally recommended.that a:wall or fence three (3) feet in height may be located along any rear etreet yard unlesa otherwise approved by the Architectural Advisor Committee." � 200 9-10.100 B.3.a. Insert "Except for eervice stationa that diapenae gasoline, which are exiating legal nonconforming uaee or usee made nonconforming by adoption of thie Title," before the firat sentence. Add to end of this paragraph the following: ^Service atationa that ' diapenae gaeoline, which are exieting legal nonconforming uses or uses made nonconforming by adoption of thie Title, may apply for a Conditional Use Permit, pureuant to Section 9-03.050, to allow enlar ement or ex anaion of the facilit ." 201 9-10.100 B.3.b. Insert the followinq before the beginning of this paragraph: "Single Family Residencee �1�.,. Ineert the following after this paragraph: (2) A detached single family residence existing as a nonconforming use in a multiple family zoning diatrict may be continued as a eingle family residential uee and may be altered or rebuilt, provided that the aetbacka of the district in which it is located are met." 209 Chapter 9-10 Add Section 9-10.150 "Utility Meters" to read as follows: "Only one electric and one gas meter shall be allowed on any lot zoned for sin le famil uaee." 216 9-11.070 Add the lollowing paragraph before paragraph 1: "The purpose of these standards is to ensure that bed and breakfast inne located in Reaidential Districts conform to the exieting residential character and do not create an adveree im act on ad'acent ro erties." 217 9-11.070 Revise the last sentence of paragraph 11 ae follows: "The words "hotel", "motel", or "bed and breakfaet" shall not be allowed." 226 9-11.140 C. Add paragraph 11 to read as followe: "Only one electric and one gas meter shall be allowed on the property and shall serve both the primary residence and second unit." 237 9-12.020 A.2. Replace With the following: "Where it ia not feasfble to provide sufficient on-site parking on a parcel when a change or expansion in use is propoaed in an exieting building, approval of a Minor Exception requeet ehall be required. Concurrent proceseing of all related applicatione shall occur in accordance with Section 9-02.070 of thie Title." 19 237 9-12.020 A. Add paragraph 3 to read aa follows: "For all development other than a single family reeidence, where it is not feasible to provide sufficient on-site parking on a parcel when an addition or enlargement of an existing building is proposed, approval of a Variance requeet shall be required. Where it is not feasible to provide sufficient on-eite parking on a parcel when an addition or enlargement of an existing single family residence is propoeed, approval of a Minor Exception request ahall be required. Concurrent proceseing of all related applicatione ehall occur in accordance with Section 9- 02.070 of thie Title." 238 9-12.030 Replace "provided for in thie Chapter" with "provided for in Section 9-12.050 of this Cha ter." 239 9-12.060 l.f. Delete Visitor Parkin re uirement. 241 9-12.060, 3.e. Add to the end of this paragraph: "Open area shall include any salea office but shall not include vehicle repair areas. The requirement for vehicle repair facilitiee ehall be in addition to the spaces required for outdoor eales and rental areas." 247 9-12.130 3.b. Revise to read as follows: "All planted areas shall be continuously maintained in a healthy, growing conditfon, ahall receive regular pruning, fertilizing, mowing, and trimming, and ehall be kept free of weede and debrie by the owner or pereon in poaseseion of such areas. Any damaged, dead, or decaying plant material shall be replaced within thirty (30) days from the date of dama e." 264 Figure 9-13.030-A Insert "Pedestrian Scale" under the diagram of the combined canopy and under- cano si n. 265 9-12.030 D. Delete paragraph 2. Delete numbering of ara ra h 1. 266 9-12.030 Add Paragraph F to read aa follows: "Accessory Signs Signs that advertise products or servicee sold on the premisea, such as beer, shall be considered acceasory signa and do not count towards the permitted eignage listed in Table 9-13.060-A. Acceasory signs ehall be reatricted to 20$ or lesa of the window or wall area on which it is placed. The design, number, and eize of acceseory signa shall be reviewed and approved aa part of an Administrative Sign Permit or Planned Sign Program by the Architectural Advisory Committee. The Architectural Advisory Committee may recommend approval of accessory signs if the following findings are made: 1. The proposed general deaign, arrangement, texture, colora, and lighting placement are consiatent with the purpoeee and regulations of this chapter and any applicable deaign guidelines; and 2. The appropriateness of the propoaed accesaory sign is compatible to other aigns and other atructurea on the remises and conti uous area." 269 9-13.040 12. Revise to read as follows: "`Open' and `Closed' Signa - one (1) sign per entrance no larger than one (1) equare foot in area." 20 270 9-13.050 18. Delete "or changeable copy" from thie ara ra h. 289 9-14.060 R. Replace "ten (10) feet" with "twenty-five (25) feet". Insert after "etream bank" the followings ",areae deaignated as environmentally eensitive based on a • biology report prepared by a qualified biologiet,". Replace "`open space' or `green belt'" with "`open apace', flood control or ` reen belt'" 299 9-15.050 In firat sentence of firat paragraph replace "approvals of residential, ' commercial, . . ." with "discretfonary land use approvals of residential, commercial ^ 331 9-18.030 Revise definition of "Open Space" to read as follows: "Land used for recreation, resource protection, amenity, and/or buffers and dedicated, deaignated, or reserved for public or private use. Open epace may include, but is not limited to, lawne, decorative planting, walkways, active and paesive recreation areas, playgrounds, fountains, awimming pools, wooded areae, and water couraes. open epace ehall not be deemed to include driveways, parking lote, other surfacea designed or intended for vehicular travel, or areas covered by buildings or accessory etructures (except recreational structures . 331 9-18.030 Revise definition of ��Open Space ' (Private)" to read as followe: "Ueable open space which adjoins and ie directly accesaible to a reaidential or non- residential unit; may be reserved for the exclusive use of the reeidents, owners, or lessees of the unit and their viaitors, cuetomere, or employees; and which is maintained by a private entity. Private - open space includes private patioe or balconies and front, rear, or side yarda on a lot designed for single family detached or attached houein ." 331 9-18.030 Insert definition of "Open Space (Common) to read as followe: '�Open space within a project owned, designed, and aet aside for use by all occupante of the project or by occupants of a deaignated portion of the project. Common open space is not dedicated to the public and ie owned and maintained by a private organization made up of the open epace ueers. Common open space includes common recreation facilities, open landscaped areas, greenbelte, but excluding pavement or driveway areae, or parkway landacaping within ublic ri ht-of-wa .� 331 9-18.030 Revise the definition of "Open Space (veable)" to read as follows: "outdoor or unenclosed area on the ground, or on a roof, balcony, deck, porch, or terrace, deeigned and acceseible for outdoor living, recreation, pedestrian access, or landscaping, but excluding parking facilitiee, drivewaye, utility or service areae." 21 � I�� 331 9-18.030 _ Insert the following_illustration: -�;.^�"�' r� �^- � : .,. • k : ,�•;:�.:,s;::' e t. .,. :,•;::; . . I �'� ,.� �. ' _ Y , . ,s,''; , , � _ _ ...., � '��^'�:i;i....4 — iil � 0� .;�:y ' / � �/ , ^ �� ••''� � ^fi"i ��.� "'. � �MMON CPEEf1 4PAGC � , .�5:• i: ��', 1 � :,; • � j;:... :; . • . '�t� J � � } fK�vwT6 cPeN ��fusE ;.<,:/;>:� ;`�Y: ..� �� ufanCw-C Gfb►1 5fi� (� � � i• /r�.: ��'';. . �uui � , � � : ti: ; '1."� ; � . �. '�+, '• '��!. t � � �t •.��..• u .:�'r' i ��. . �)�':` � � • 2"� ' •04� • p . �.► ^*� :� '� � / �l .'♦ � � y �.� •�u�u ,`y "� , � . . . �•/ "�.� �, } �%'�'. dl /:' ,. • � . � � .: ..�.:�� L ��c��nur ��u� �„y�tAIJ�� •YJ�. �� • G��4• 335 9-18.030 Add the following definition: "Siqn (Accesaory): Sign announcing only brand or type of products or servicea offered on a remises." L 341 9-18.030 Revise the�definition of "Yard (Front)" to read ae followe: "Yard extending the full width of a eite between the eide lot lines, whose depth ia measured from the front property line to a line parallel thereto at a distance equal to the required front yard setback. On a private atreet where the front property line ie coterminous with the centerline of the street, the front yard setback shall be measured from back of sidewalk. If there is no sidewalk, the front yard setback ie meaeured from back of curb or avement.'° 342 9-18.030 Inaert the following illuatration: FRONT YARD SE�'RACK ALONO PRiVATE STREETS . .. P�. - ,�o..o. �.:o: '� 'o:.'p .o:;. , ,. .. . . n � . '0 . � ��' o, ��. � r � �� °. • o• • � � �.a� • •o a - .q� p �, .. � •t FHONT YARD SEIBACK i ': � a�•• - ----- ------ I :°•' � . ; i � �• ��.o . ' , ... � o o• 1 � �' � �• . .. . . . i >- , o _ . i � : �;j. . �; - ... 1 .o• . ° � �. ', •�.`.�� • - STREET PAVEh1ENT � •;� - . ... .�' .° . "�• . I�/�I = S I DEWALK 22 342 9-18.030 Reviee the definition of "Yard (Rear)" to read ae follows: "Yard extending acroas the full width of a eite between the eide lot lines, whose depth ie measured from the rear property line and a line parallel thereto at a distance equal to the � required rear yard setback. However, on a corner lot, the rear yard shall extend ' only to the side yard abutting the street." 342 9-18.030 Revise the definition of "Yard (Side)" to read as follows: ^Yard extending from the rear line of the required front yard (or the front property line of the site where no front yard is required) to the front line of the required rear yard (or the rear property line of the eite where no rear yard ia required), whoee width is measured from the eide property line and a line parallel thereto at a diatance equal to the required eide yard setback. However, the side yard on the street side of a corner lot ehall extend to the rear lot line." 342 9-18.030 Add the following definition: "Yard (Street Rear, Double Frontage Lot): Yard extending acroes the full width of a eite between the side lot lines, whose depth ie measured from the property line not providing vehicular accees to a public street, to a line parallel thereto at a dietance equal to the required rear yard setback. However, on a corner double frontage lot, the street rear yard shall extend only to the side yard abutting a street." _ 23 � 342 9-1a.030 Ynsert the following illustration: ILLUSTRATION OF YARDS FOR �OUBLE FRONTAOE LOTS •o . .- . ,. FRONT YARD � � FRONT YARD :•��•.�`•'��' ; ( • . •; %: � :�� •� 'L •.i . ./ i � .� ' • ' .0:. - .:,: �o�':,: . . .� • �, � ♦d .•-;•�'•,•• � �� '. �o. '�,�•.�' ,�•��0�• p• � �•�P .�O• �,�. �•� •. •~ ��.•.�• •!OI' .. � '.�. ••� •.o�: •', ' �: �. •• .�.��;� �.�'�.� • � �p.��.I P •-•• �•I. ��.�: •�� • • � • �r. O �•'1.,�, • .�•o�.� �4��',:� • , �.o:!;��; �• ..• ' ..��•�:. ' • ', o �;°''. ..••°.•.•'• ;•• � '�� PROPERTY�LINEp .: •• .:::• ;: :• ..',; ...-.•..',� , . . •. % • . • o :•''°, . :•`'•� '�• PROVIDING VEHICULAR;;;.o•:o;�:•,•• . •.�.�•° ��.e'' •'•�' •::• ��': ACCESS :°�'''.:-'o:°'; .:�.� . . , , •o- :•�. . ... . :�•r . o . • ..; ._ , . •, , .o. ' "''•';''�•��•' •� ';;''%� � • ' ' FRONT PROPERTY LINE '' : •°•'•',�; ��;;' �Q. p•-.�:q .o 'o,• . • •I, •0 ••;. '� ''.; • � ��'•,o;. �.°�• NOT PROVIDING VEHICULAR ; �•o. °, o : e :�:,: o �;� ACCESS . " .' :;;�' ��. :;� � . =o�. .�;, ;' •, .': . .o �' _ _ ., .. ,,,. •. . . ..;.': -, �;.•.. ° . 1 ' o . •; • .0 • �o • •�:,'o . � ••q' �� .��.o' ., ' 0• �• � • e. ' �''j. �.� •�.� •. � � �� •� �; ..o o '.�. .��•�. �i•�' :Q• .O. ' .0 .�:.o •n•,�.P.�•e .V:��1 �f � I ��' f - ri �' �:� �' •.�.�.�. . •p � • STREET REAR YARD 1 STREET REAR YARD � ��':-: '•''��' -�-----------� -�--� --------- � —�-� ;�:;��. � � . � � � �.o•:,ol•:'.�: . I 1 � � :.; . o'•: :: o :.° �� I � � � � �� o�:e!' ;�•♦ � ��. I � 0 �Q O•�'��•�•a � I,� �� ' � � �� a,•� �• o :� �-� ' } • } I 1 �" ' o . ,� ��e ` • • � � � � ,' •.�;�;�:: .•'.• i �� •� �,' �: �� °'••`•'�••` .. .�� I �� ,� �N ,°.�' �.o' �;� 'CCI 1� � � IF •. i,��•o �. a �O Oi W. •:: O� � �� Iw��°'..,: •.o�'' °C I I u,� W � 1 oC ' �: ..�'. . ;. w � — �F— F—� IF—'.':.'..��;•... Z; — i Z Z � � �� . :�' •`' '° � � � � � ;i.o:��.o�'. I � • I i �°' � �� Q,• o ' •, � � 1 � I �• ' i �--' -----J----' ---------1- •.�:�.�,.;�:•;� ... . •�o; �''o•...�Q • .o. '�' �� • •� ••o ;� ::�=o�. ';..;' .�'�•:';� �o.•:;• , STREET/SIDEWALK PAVEMENT 24 Appendix D-2.12 Delete exietinq text. Include text for a 2 deeign overlay for Oakcrest Estatee to allow R-1 etandarde to be utilized. Appendix D-2.14 Add design overlay for Tract No. 1050 to 2 clarify development etandarde pertaining to thie twin home subdivision. Appendix D-2.15 Add design overlay for Tract No. 398 to 2 clarify development etandarde pertaining to this twin home subdivision. Appendix D-2.16 Add deaign overlay for Tract No. 954 to 2 clarify development atandards pertaining to this eubdiviafon that wae approved usin "O tional Desi n Standarda". Appendix D-2.17 Add design overlay for Tract No. 1395, 2 Pacific Pointe, to clarify development standarde pertaining to this twin home subdivision. Appendix D-2.18 Add deeign overlay for Tract Nos. 501 and 2 525 to clarify development atandarda ertainin to thie twin home aubdivieion. 25 ATTACHMENT "C" TO PLANNING COMMISSION RESOLUTION N0. 91-1326 FINDINGS FOR SPECIFIC AREAS PRUPOSED TO BE CHANGED A. The findings listed below relate to general changes to the zoning map of the City of Arroyo Grande: 1. All changes to the Zoning Map were made to maintain consistency with the General Plan Land Use Element adopted on May 22, 1990. 2. Areas that were changed from AP (AGRICULTURAL PRESERVE) to AG (GENERAL AGRICULTURE) or A(AGRICULTURE PRESERVE) reflect the existence of Williamson Act contracts. Those areas with contracts will be zoned A(AGRICULTURE PRESERVE). Those areas without � contracts will be zoned AG (GENERAL AGRICULTURE). 3. Areas that were changed from A(AGRICULTURE) to AG (GENERAL AGRICULTURE) or A(AGRICULTURE PRESERVE) reflect the existence of Williamson Act contracts. Those areas with contracts will be zoned A(AGRICULTURE PRESERVE). Those areas without contracts will be zoned AG (GENERAL AGRICULTURE). 4. Areas that were changed from A(AGRICULTURE) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel (such as a church, school, library, etc.j or to preserve the areas along the Arroyo Grande and Tally Ho creeks. 5. Areas that were changed from A(AGRICULTURE) to RH (HILLSIDE RESIDENTIAL) did not have their density changed. The type of use was changed from agriculture to residential since the properties are located on non-prime farmland and residential development would have been allowable under the old land use category and zoning district. 6. Areas that were changed from R-A-B-1 (RESIDENTIAL AGRICULTURE) to RR (RURAL RESIDENTIAL) or RS (SUBURBAN RESIDENTIAL) were revised to be consistent.with the general plan designation and existing uses or densities on the parcel or surrounding area. 7. Areas that were changed from R-A-B-1 (RESIDENTIAL AGRICULTURE) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with the existing use on the parcel (such as a school). 8. Areas that were changed from R-A-B-2 (RESIDENTIAL AGRICULTURE) to RR (RURAL RESIDENTIAL) were revised to be consistent with the general plan designation and existing uses or densities on the parcel or surrounding area. 9. Areas that were changed from R-A-B-3 (RESIDENTIAL AGRICULTURE) to RH (HILLSIDE RESIDENTIAL), RR (RURAL RESIDENTIAL), RS (SUBURBAN RESIDENTIAL), OR SF (SINGLE FAMILY RESIDENTIAL) were revised to be consistent with the general plan designation and existing uses or densities on the parcel or surrounding area. Zoning districts of properties that were changed to a less dense category were done to protect public health and/or safety based on existing or potential infrastructure or resource limitations. U 10. Areas that were changed from R-A-B-3 (RESIDENTIAL AGRICULTURE) to AG (GENERAL AGRICULTURE) were revised to be consistent with the general plan designation and to preserve prime agricultural land. The R-A- B-3 zoning was inconsistent with the previous general plan, therefore, no change to land use has been made. 11. Areas that were changed from R-A-B-3 (RESIDENTIAL AGRICULTURE) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcels or to preserve the area along the Arroyo Grande and Tally Ho creeks. 12. The change from R-S (RESIDENTIAL SUBURBAN) to RE (ESTATE RESIDENTIAL) is predominately a name change only. The existing R-S standards were retained whenever possible. 13. Areas that were changed from R-1 (SINGLE FAMILY RESIDENTIAL) to RR C-1 _J (RURAL RESIDENTIAL), RS (SUBURBAN RESIDENTIAI), SF (SINGLE FAMILY RESIDENTIAL), VR (VILLAGE RESIDENTIAL), MF (CONDOMINIUM/TOWNHOUSE), or MFA (APARTMENTS) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. Zoning districts of properties that were changed to a less dense category were done so as to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 14. Areas that were changed from R-1 (SINGLE FAMILY RESIDENTIAL) to GC (GENERAL COMMERCIAL), 0(OFFICE PROFESSIONAL), or VC (VILLAGE COMMERCIAL) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. 15. Areas that were changed from R-1 (SINGLE FAMILY RESIDENTIAL) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel or to preserve areas along the Arroyo Grande and Tally Ho creeks. 16. Areas that were changed from R-2 (DUPLEX RESIDENTIAL) to SF (SINGLE FAMILY RESIDENTIAL) were revised to make the land use consistent with existing uses or densities on the parcel or the surrounding area. Zoning districts of properties that were changed to a less dense category were .done so as to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 17. Areas that were changed from R-2 (DUPLEX RESIDENTIAL) to MF (CONDOMINIUM/TOWNNOUSE) were revised to a less dense category so as to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 18. Areas that were changed from R-2 (DUPLEX RESIDENTIAL) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel or to preserve areas along the Arroyo Grande and Tally Ho creeks. 19. Areas that were changed from R-2 (DUPLEX RESIDENTIAL) to VC (VILLAGE COMMERCIAL) were revised to make the zoning district consistent with the general plan and with uses or densities in the surrounding area. 20. Areas that were changed from R-3 (MULTIPLE FAMILY RESIDENTIAL) to SF (SINGLE FAMILY RESIDENTIAL), VR (VILLAGE RESIDENTIAL), or MF (CONDOMINIUM/TOWNHOUSE) were revised to make the land use consistent with existing uses or densities on the parcel or the surrounding area. Zoning districts of properties that were changed to a less dense category were done so as to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 21. Areas that were changed from R-3 (MULTIPLE FAMILY RESIDENTIAL) to MFA (APARTMENTS) were revised to a less dense category so as to protect public health and/or safety based on existing. or potential infrastructure or resource limitations. 22. Areas that were changed from R-3 (MULTIPLE FAMILY RESIDENTIAL) to MHP (MOBILE HOME PARK) were revised in order to preserve existing affordable housing opportunities and make the designation consistent with the existing land use. 23. Areas that were changed from R-3�(MULTIPLE FAMILY RESIDENTIAL) to SR (SENIOR HOUSING) were revised in order to provide affor.dable housing opportunities and/or to make the zoning district consistent with the existing uses on the parcel. 24. Areas that were changed from R-3 (MULTIPLE FAMILY RESIDENTIAL) to GC (GENERAL COMMERCIAL), VC (VILLAGE COMMERCIAL), or 0(OFFICE PROFESSIONAL) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. 25. Areas that were changed from R-3 (MULTIPLE FAMILY RESIDENTIAL) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses (such as a church) on the parcel. C-2 26. Areas that were changed from C-1 (NEIGHBORHOOD COMMERCIAL) to GC (GENERAL COMMERCIAL) were rev.ised since the C-1 commercial district was combined into one general commercial category. 27. Areas that were changed from C-2 (GENERAL COMMERCIAL) to SF (SINGLE FAMILY RESIDENTIAL) or MF (CONDOMINIUM/TOWNHOUSE) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. 28. Areas that were changed from C-2 (GENERAL COMMERCIAL) to GC (GENERAL COMMERCIAL) were revised to be consistent with the general plan designation. 29. Areas that were changed from C-2 (GENERAL COMMERCIAL) to VC (VILLAGE COMMERCIAL) were revised because the properties are located in the historic Arroyo Grande village. 30. Areas that were changed from C-2 (GENERAL COMMERCIAL) to 0(OFFICE PROFESSIONAL) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. Zoning districts of properties that were changed to a less intense category were done so as to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 31. Areas that were changed from C-2 (GENERAL COMMERCIAL) to HC (HIGHWAY COMMERCIAL) were revised to make the zoning district consistent with existing uses or densities on the parcel. 32. Areas that were changed from C-2 (GENERAL COMMERCIAL) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel (such as fire station, park) or to preserve areas along the Arroyo Grande and Tally Ho creeks. 33. Areas that were changed from C-3 (HIGHWAY SERVICE) to GC (GENERAL COMMERCIAL) were revised to be consistent with existing uses on the parcel or the surrounding area. Zoning districts of properties that were changed to a less intense category were done to protect public health and/or safety based on existing or potential infrastructure or resource limitations. 34. Areas that were changed from C-3 (HIGHWAY SERVICE) to HC (HIGHWAY COMMERCIAL) were revised to make the zoning district consistent with existing uses or densities on the parcel or the surrounding area. 35. Areas that were changed from C-3 (HIGHWAY SERVICE) to MHP (MOBILE HOME PARK) were revised in order to preserve exis.ting affordable housing opportunities and to make the designation consistent with the existing land use. 36. Areas that were changed from P-C (PROFESSIONAL COMMERCIAL) to SF (SINGLE FAMI.LY RESIDENTIAL) or MF (CONDOMINIUM/TOWNHOUSE) were revised to make the zoning district consistent with existing uses on the parcel. 37. Areas that were changed from P-C (PROFESSIONAL COMMERCIAL) to GC (GENERAL COMMERCIAL) were revised to make the zoning district consistent with existing uses on the parcel. 38. Areas that were changed from P-C (PROFESSIONAL COMMERCIAL) to 0 (OFFICE PROFESSIONAL) were revised to be consistent with the general plan designation. 39. Areas that were changed from P-C (PROFESSIONAL COMMERCIAL) to SR (SENIOR HOUSING) were revised in order to provide affordable housing opportunities. These sites are located in areas that meet the needs of senior ci'tizens - public transit, medical facilities, and shopping availability. 40. Areas that were changed from C-B-D (CENTRAL BUSINESS DISTRICT) to 0 (OFFICE PROFESSIONAL) were revised to provide a transition from more intense commercial uses to residential uses.. 41. Areas that were changed from C-B-D (CENTRAL BUSINESS DISTRICT) to VC (VILLAGE COMMERCIAL) were revised in order to preserve and enhance C-3 the historic Arroyo Grande village. 42. Areas that were changed from C-B-D (CENTRAL BUSINESS DISTRICT) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel or to preserve areas along the Arroyo Grande and Tally Ho creeks. 43. Areas that were changed from P-M (PLANNED INDUSTRIAL) to RR (RURAL RESIDENTIAL) or SF (SINGLE FAMILY) were revised since industrial uses are not appropriate in those locations because of proximity to residential areas. 44. Areas that were changed from P-M (PLANNED INDUSTRIAL) to GC (GENERAL COMMERCIAL) or VC (VILLAGE COMMERCIAL) were revised since industrial uses are not appropriate in those locations because of proximity to residential areas and/or the Arroyo Grande creek. 45. Areas that were changed from P-M (PLANNED INDUSTRIAL) to I(LIGHT MANUFACTURING/BUSINESS PARK INDUSTRIAL) were revised to be consistent with the general plan designation. 46. Areas that were changed from P-M (PLANNED INDUSTRIAL) to PF (PUBLIC FACILITY) were revised to make the zoning district consistent with existing uses on the parcel (such as city yard) or to preserve areas along the Arroyo Grande and Tally Ho creeks. 47. Areas that were changed from 0(OPEN SPACE) to PF (PUBLIC FACILITY) were revised to be consistent with the general plan designation. 48. Areas that were changed from P-D (PLANNED DEVELOPMENT) to PD-1.1, PD-1.2, PD-1.3, PD-1.4, or PD-1.5 were revised to recognize the following approved planned developments: Oak Park Acres, Rancho Grande, Royal Oaks Estates, Wildwood Ranch, and Okui/Herb Phillips project. 49. Areas that were changed from P-D (PLANNED DEVELOPMENT) to RS (SUBURBAN RESIDENTIAL), SF (SINGLE FAMILY RESIDENTIAL) or M F (CONDOMINIUM/TOWNHOUSE) were revised to be consistent with the general plan designation and to reflect the existing or proposed density. 50. Areas that were changed from P-D (PLANNED DEVELOPMENT) to GC (GENERAL COMMERCIAL) were revised to be consistent with the general plan designation. 51. Areas that were changed from P-D (PLANNED DEVELOPMENT) to PF (PUBLIC FACILITY) were revised to reflect the proposed site of Rancho Grande Park. 52. Areas that were changed from P-D (PLANNED DEVELOPMENT) to RR (RURAL RESIDENTIAL) were revised to be consistent with the general plan and existing and proposed uses on the parcel or the surrounding area. 53. Design Overlay D is placed on those properties subject to Ordinance 153 C.S., which restricts parcels to a minimum size of five acres. 54. Design Overlay D-2.2 is placed on those properties subject to Ordinance 329 C.S. 55. Design Overlay D-2.3 is placed on those properties subject to Ordinance 135 C.S., which restricts the development to a maximum of 39 lots. 56. F�� Design Overlay D-2.4 is placed on those properties subject to the Village Design Guidelines. Design Overlay D-2.5 is placed on those properties subject to Ordinance 85 C.S., which restricts the height of buildings 58. Design Overlay D-2.6 is placed on those properties subject to Ordinance 360 C.S., whi.ch restricts the height of buildings, minimum building site and lot dimensions, and front yard setbacks. I � C-4 �: ;��- 59. 60. 61. 62. Design Overlay D-2.7 is pl�aced on those properties subject to Ordinance 138 C.S., which restricts the height of buildings. Design Overlay D-2.8 is placed on�`'properties that are part of Tract Map 1513, which was approved using optional design standards. Design Overlay D-2.9 is placed on properties that are part of Tract Map 517, which was approved using optional design standards. Design Overlay D-2.10 is placed on properties that are part of Tract Map 599, which was approved using optional design standards. 63. Design Overlay D-2.11 is placed on those properties that will be subject to Traffic Way Design Guidelines and are subject to the Village Design Guidelines in the interim. 64. Design Overlay D-2.12 is placed on those properties that are part of Tract Map 555, to allow existing R-1 District standards to be utilized on the remaining vacant lots in this subdivision. Homes in • this tract are all being built by one builder, Ed Dorfman, and building plans have already been developed for the vacant lots based on the R-1 standards. 65. Design Overlay D-2.13 is placed on property required in the Land Use Element of the General Plan to be conditionally zoned. 66. Design Overlay D-2.14 is placed on those properties that are part of Tract Map 1050 and subject to Conditional Use Permit No. 82-335, which permit a twin home subdivision. 67. Design Overlay D-2.15 is placed on those properties that are part of Tract Map 398, to clarify development standards that were conditions of approval. 68. ;:�� Design Overlay D-2.16 is placed on those properties that are part of Tract Map 954, which was approved using optional design standards. Design Overlay D-2.11 is placed on those properties that are part of Tract Map 1395, which was approved using optional design standards. 70. Design Overlay D-2.18 is placed on those properties that are part of Tract Map 501 and 525 to clarify development standards that were conditions of approval. 71. Areas designated to prepare specific plans need documentation of proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, parks, or other essential facilities proposed to be located within or need to support the land uses planned for the area. C-5 B. The findings listed below relate to specific parcels brought to the Planning Commission's attention by the property owner. 1. PARCEL ADDRESS - 1200 Grand Avenue APN - 77-111-049 EXISTING GP - General Commercial EXISTING ZONING - C-2 and PM PROPOSED ZONING - GC FINDINGS - Industrial land uses are not appropriate proposed, zoning is consistent with the General Plan 1990. in this area. The adopted on May 22, 2. PARCEL ADDRESS - 1169 and 1171 Ash APN - 71-182-046 and 060 EXISTING GP - Condominium/Townhouse (9 du/ac) EXISTING ZONING - R-3 PROPOSED ZONING - MF FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. Higher density would overtax existing or planned City infrastructure and/or resources such as water, sewer, roads, and air quality. 3. PARCEL ADDRESS - 522 E. Branch, 404-410 E. Branch; 520 E. Branch APN - 07-501-006, 07-494-011, 07-494-013, and 07-494-014; 07-501-007 EXISTING GP - Village Commercial � EXISTING ZONING - PM PROPOSED ZONING - VC-D-2.4 FINDINGS - Industrial uses are not appropriate in this area of the City because of its proximity to residential areas and Arroyo Grande creek. The proposed zoning is consistent with the General Plan adopted on May 22, 1990. 4. PARCEL ADDRESS - 295 Alder (Alder House) APN - 077-204-001 EXISTING GP - Senior Housing (11 du/ac - 25 du/ac for residential care facilities and low income housing) EXISTING ZONING - R-3 PROPOSED ZONING - SR FINOINGS - The proposed designation is consistent with the existing use on the site (senior residential care facility). The proposed zoning is consistent with the General Plan adopted on May 22, 1990. 5. PARCEL ADDRESS - Cherry Avenue and Branch Mill APN - 07-621-054 EXISTING GP - General Agriculture EXISTING ZONING - RAB-3 PROPOSED ZONING - AG FINDINGS - The existing zoning (RA63) is inconsistent with the General Plan and since a,City's General Plan takes precedence over its zoning ordinance, the existing RA63 zoning is invalid. The proposed AG zoning district is consistent with the General Plan. The majority of this property consists of prime farmland. The property is located in an area of agricultural operations. 6. PARCEL ADDRESS - Parcels on Pearwood Avenue APN - 07-441-034 and 035 EXISTING GP - Hillside Residential (1 du/1.5 ac) EXISTING ZONING - RAB-3 PROPOSED ZONING - RH FINDINGS - The topography of this area precludes assigning a higher density. 7. PARCEL ADDRESS - Fair Oaks and Arroyo Grande Creek APN - 06-341-018 EXISTING GP - General agriculture (10 ac. min.) EXISTING ZONING - A PROPOSED ZONING - AG FINDINGS - The property is used for agricultural purposes and is located on prime agricultural soils. The proposed zoning is consistent with the General Plan adopted on May 22, 1990. 8. PARCEL ADDRESS - Myrtle St. and Arroyo APN - 07-522-008 EXISTING GP - Single Family Residential that the site be conditionally zoned to Grande Creek (4.5 du/ac) with the requirement only allow two units. C-6 EXISTING ZONING - RAB-1 � PROPOSED ZONING - RR FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. , � 9. PARCEL ADDRESS - 535 Traffic Way APN - 07-621-046 EXISTING GP - Mobilehome Park (6.5 du/ac) EXISTING ZONING - C-3 PROPOSED ZONING - MHP FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990 and consistent with Housing Element Program 2.1 regarding conservation of existing mobile home parks. The site is suitable for this type of development. 10. PARCEL ADDRESS - 311 Noguera Place APN - 07-565-019 EXISTING GP - Single Family Residential (4.5 du/ac) EXISTING ZONING - R-1 PROPOSED ZONING - SF FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. No major change in uses or density is proposed. 11. PARCEL ADDRESS - 357 Tally Ho Rd. APN - 07-241-006 EXISTING GP - Rural Residential (1 du/ac) EXISTING ZONING - RAB-3 PROPOSED ZONING - RR FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. No change is allowable density is proposed. 12. PARCEL ADDRESS - 162 Fairview APN - 77-092-011 EXISTING GP - Single Family Residential (4.5 du/ac) EXISTING ZONING - C-2 PROPOSED ZONING - SF FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. Commercial uses are not appropriate at this location. 13. PARCEL ADDRESS - 410 S. Elm street APN - 77-241-015 EXISTING GP - Multi-family Apartments (11 du/ac) EXISTING ZONING - R-3 PROPOSED ZONING - MFA FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. Higher density would overtax existing or planned City infrastructure and/or resources such as water, sewer, roads, and air quality. 14. PARCEL ADDRESS - 512\508 Grand Ave. APN - 06-173-003 EXISTING GP - General Commercial EXISTING ZONING - C-3 (Highway Service) PROPOSED ZONING - HC FINDINGS - The majority of uses that are allowed in the existing zone are allowed in the proposed zone. 15. PARCEL ADDRESS - 425 Traffic Way APN - 07-553-039 EXISTING GP - General Commercial EXISTING ZONING - C-3 (Highway Service) PROPOSED ZONING - HC-D-2.11 FINDINGS - The site is located along a major highway. The majority of uses that are allowed in the existing zone are allowed in the proposed zone. 16. PARCEL ADDRESS - 1097 Farroll Rd. APN - 71-291-005 EXISTING GP - Condominium/Townhouse (9 du/ac) ` EXISTING ZONING - R-2 PROPOSED ZONING - MF FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. 17. PARCEL ADDRESS - Oakcrest Estates C-7 1 APN - 07-861-044, 051, 057, 058, 07-871-010, 011, 017-022, 024-031, 033, 040 EXISTING GP - Suburban Residential (2:5 du/ac) EXISTING ZONING - R-1 PROPOSED ZONING - RS-D-2.12 FINDINGS - A design overlay is necessary to ensure that vacant lots in the subdivision are built according to the same standards as the existing homes. 18. PARCEL ADDRESS - 1203 Grand Ave. � APN - 77-141-018 EXISTING GP - General Commercial EXISTING ZONING - C-2 PROPOSED ZONING - GC FINDINGS - The proposed zoning is consistent with the General Plan ad�opted on May 22, 1990. 19. PARCEL ADDRESS -.1294 Grand Ave. APN - 77-091-009 EXISTING GP - General Commercial EXISTING ZONING - C-2 PROPOSED ZONING - GC FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. 20. PARCEL ADDRESS - 303 S. Halcyon APN - 06-391-042 EXISTING GP - Office Professional and Single Family Residential (4.5 du/ac) EXISTING ZONING - PC and R-1 PROPOSED ZONING - 0 and SF �� FINDINGS - The proposed zoning is consistent with the General Plan adopted on May 22, 1990. ' 21. PARCEL ADDRESS - 653 Woodland Drive APN - 06-445-004 . EXISTING GP - Single Family Residential (4.5 du/ac) EXISTING ZONING - R-1 PROPOSED ZONING - SF FINDINGS - No major change in uses or density is proposed. d C-8 !I