16.16.010 Purpose.
   A.   Purpose. The purpose of this chapter is to provide guidance for development and new land uses in addition to the standards and regulations of the primary zoning district, where important area, neighborhood or site characteristics require particular attention in project planning.
   B.   Applicability. The applicability of any overlay zoning district to specific sites is shown by the overlay zoning map symbol established by Section 16.06.010 (Zoning Districts Established). The provisions of this chapter apply to development and new uses in addition to all other applicable requirements of this development code. In the event of any perceived conflict between the provisions of this chapter and any other provision of this development code, this chapter shall control.
   C.   The Combining and Overlay Districts Include the Following:
      1.   MPO (Master Plan) Overlay District. The MPO designation is applied to appropriate parcels with unique characteristics or circumstances that require additional development review. The district is subject to the density of the base zoning district and provides for clustering of residential dwelling units within projects in compliance with the master development plan process.
         a.   Master Development Plan Required. For any project with a master plan overlay designation, a master development plan shall be prepared pursuant to Chapter 16.64 of the development code, except that a specific plan shall be required for commercial or industrial zoned property with a master plan overlay, for the mixing of residential and non-residential land uses, or as required by the city pursuant subsection (C)(1)(c) of this section.
         b.   Applicable Residential Zones. A master plan overlay is restricted to the following residential zones:
            Rural Residential (RR);
            Estate Residential 1 (ER-1);
            Estate Residential 2 (ER-2);
            Single-Family 1 (SF-1).
         c.   Specific Plan May be Required for Certain Projects. Projects in a master plan overlay may re-quire the preparation of a specific plan if required by the city, in accordance with state law, when the following occur:
The project site is of sufficient size to effectively utilize density transfers to protect and preserve significant open space areas; and/or
The project site contains environmentally sensitive habitat or species or has significant geographic constraints or requires extensive public utility extensions that necessitate detailed long-range planning to ensure adequate protection of resources and the efficient provision of public services, infra-structures, and/or utilities.
Specific plans shall comply with the density provisions of the underlying land use designation.
         d.   Development Standards. The following standards (Table 16.16-1) shall apply. Modifications to these standards, except for minimum lot size, may be considered as part of the review and approval of a master development plan provided in subsection (C)(1)(g) of this section:
Land Use Designation/Zone
Minimum Lot Size
Applicable Standards(1)
Rural Residential (RR)
20, 000 sq. ft.
Estate Residential 1 (ER-1)
10,000 sq. ft.   
Estate Residential (ER-2)
7,200 sq. ft.
Single-Family (SF-1)
5,000 - 6,000 sq. ft.(2)
(1)   See Table 16.08-1 "Use Table For Residential (Single-Family) Zoning Districts"; Table 16.08-3 “Residential (Single-Family) Zones General Development Standards”; and Section 16.08.030 "Single-family Residential Design Standards and Parameters" for additional standards. In addition to the above-described standards, all applicable standards pertaining to single-family residential development, including but not limited to landscaping, parking etc. shall apply.
(2)   Five thousand (5,000) square foot lots may be allowed for up to ten (10) percent of the project and six thousand (6,000) square foot lots may be allowed for up to twenty (20) percent of the project.
      e.   Modifications to Development Standards. Modifications to development standards may be approved in order to allow greater flexibility in dealing with site-specific issues, such as preservation of environmentally sensitive areas, efficient use of infrastructure, and allow for the inclusion of on-site amenities such as open spaces, enhanced landscaping and recreational opportunities. As the number and extent of any proposed development standard modifications increase, it is expected that the number and extent of the public amenities would expand accordingly.
      f.   Project Amenities. The development project shall provide public benefit beyond that normally required of a similar development outside of an MPO by the provision of such things as equestrian facilities, public open space, on and/or off site infrastructure improvements, public playgrounds, trails and other recreational facilities, or other beneficial public use facilities to the satisfaction of the city council as part of the master development plan review process.
      g.   Modifications to Standards for Public Benefit. Modifications to the standards specified herein may be approved in order to allow greater flexibility in reaching the objectives of the master plan and to meet the needs of a particular site. Any modifications must demonstrate that the public benefit is being provided.
   3.   SHO (Scenic Highway) Overlay District. The SHO designation is applied to the I-15 and I-215 corridors, as defined in the Master Plan of State Highways Eligible for Official Scenic Highway Designation, to provide protection for scenic qualities of historic significance with appropriate conservation plans. The SHO designation is consistent with the scenic highway/special corridor designation in the conservation and open space element of the general plan.
(Ord. 574-22, Exhibit B-3 (part), 2022; Ord. 293 § 1 (part), 2004; Ord. 182 § 2 (part), 1997)