TITLE 9. PLANNING AND ZONING

CHAPTER 1. FLOOD CONTROL

      9-1.01–Fees

      9-1.02–Building permits: Applications

      9-1.03–Building permits: Issuance: Conditions

CHAPTER 2. GENERAL PLAN AND SPECIFIC PLANS

Article 1. General Plan

      9-2.101–Defined

      9-2.102–Nature and purpose

      9-2.103–Formulation

      9-2.104–Adoption

      9-2.105–Administration

Article 2. Procedure for Amendments to the General Plan

      9-2.201–Amendment procedures

      9-2.202–Initiation

      9-2.203–Increases on residential densities or commercial acreage

      9-2.204–Limitations on amendments relating to the “Parks, Golf Courses, Open Space” designation.

Article 3. Petitions for Amendments to the General Plan

      9-2.301–Filing: Form: Scope

      9-2.302–Contents

      9-2.303–Fees

      9-2.304–Acceptance

      9-3.305–Urban lot splits

Article 4. Specific Plans

      9-2.401–Authority: Scope

      9-2.402–Specific Plan applications and adoption

      9-2.403–Contents of Specific Plans

      9-2.404–Filing fees

Article 5. Urban Restriction Boundary

      9-2.501–Purpose and findings

      9-2.502–General Plan amendment

      9-2.503–Exemptions for certain projects

      9-2.504–Insertion date

      9-2.505–Severability

      9-2.506–Amendment or repeal

CHAPTER 3. SUBDIVISIONS

Article 1. General Provisions

      9-3.101–Citation and authority

      9-3.102–Applicability

      9-3.103–Modifications of requirements

Article 2. Definitions

      9-3.201–Incorporated and specific definitions

      9-3.202–Advisory Agency

      9-3.203–Appeal Board

      9-3.204–City Engineer

      9-3.205–County Surveyor

      9-3.206–Flag lot

      9-3.207–Geologically hazardous area

      9-3.208–Hillside area

      9-3.209–Lot

      9-3.210–Parcel

      9-3.211–Permanent domestic water supply

      9-3.212–Public service easement (P.S.E.)

      9-3.213–Stock cooperative apartment project

      9-3.214–Subdivider

      9-3.215–Subdivision

      9-3.216–Subdivision Map Act

      9-3.217–Tentative map

      9-3.218–Vesting tentative map

Article 3. Map Requirements

      9-3.301–Subdivisions creating five or more lots or parcels

      9-3.302–Subdivisions creating four or less lots or parcels: Waivers

      9-3.303–Exemptions

      9-3.304–Condominium, community apartment, and stock cooperative apartment projects

      9-3.305–Urban lot splits

Article 4. Processing Fees

      9-3.401–Fees

Article 5. Filing of Tentative Maps

      9-3.501–Preliminary maps and data

      9-3.502–Submission of tentative maps: Environmental documentation

      9-3.503–Preliminary procedure

      9-3.504–Information to be provided on tentative maps: General

      9-3.505–Topography and lots

      9-3.506–Design and improvements

      9-3.507–Documents to be submitted with tentative maps

      9-3.508–Soil and geology reports

      9-3.509–Number of copies

      9-3.510–Acceptance of maps

Article 6. Design and Improvements

      9-3.601–Requirements

      9-3.602–Lots

      9-3.603–Size requirements

      9-3.604–Street rights-of-way

      9-3.605–Utility easements

      9-3.606–Drainage easements

      9-3.607–State highways

      9-3.608–Public water agencies

      9-3.609–Public wastewater agencies

      9-3.610–Street lighting

Article 7. Hearings, Reports, and Appeals, Expirations and Extensions of Approvals

      9-3.701–Reports and recommendations

      9-3.702–Hearings and appeals

      9-3.703–Development allotment or reservation of allotment required

      9-3.704–Expiration and extension of tentative map approvals

Article 8. Filing and Approval of Vesting Tentative Maps

      9-3.801–Application

      9-3.802–Filing and processing

      9-3.803–Consistency

      9-3.804–Expiration

      9-3.805–Vesting on approval of vesting tentative map

      9-3.806–Development allotment

Article 9. Final Map and Parcel Map Requirements

      9-3.901–Final map and parcel map requirements

      9-3.902–Preparation: Multiple final maps

      9-3.903–Size and materials

      9-3.904–Boundary lines

      9-3.905–Title sheets

      9-3.906–Key maps and location maps

      9-3.907–Survey data

      9-3.908–Data for lots

      9-3.909–Easements

      9-3.910–Easement dimensioning

      9-3.911–Easement dedications

      9-3.912–Monuments

      9-3.913–Established lines

      9-3.914–City boundaries

      9-3.915–Watercourses

      9-3.916–Lot numbers and parcel numbers

      9-3.917–Title blocks

      9-3.918–Engineers' certificates

      9-3.919–Bearings

      9-3.920–Orientation

      9-3.921–Additional information

      9-3.922–Standard practices

      9-3.923–Limits of errors

      9-3.924–Size of lettering

      9-3.925–Parcel map preparation

      9-3.926–Dedications

      9-3.927–Submission for certification

      9-3.928–Information to be submitted with final maps and parcel maps

      9-3.929–Improvement plans

      9-3.930–Improvement agreements

      9-3.931–Tax Collector's signatures or letters

      9-3.932–Evidence of title

      9-3.933–Deeds

      9-3.934–Off-site easements

      9-3.935–Utility statements

      9-3.936–Wastewater services

      9-3.937–Water services

      9-3.938–Fire Chief's certificate

      9-3.939–Stormwater acceptance easements

      9-3.940–Street rights-of-way

      9-3.941–Park sites

      9-3.942–Storm drain channels

      9-3.943–Private street easements

      9-3.944–Other easements

      9-3.945–Geologic and soils reports

      9-3.946–Filing of maps: Approval: Denial

Article 10. Dedication and Improvement Regulations

      9-3.1001–Requirements

      9-3.1002–Acceptance, rejection, and termination of offers of dedication

      9-3.1003–Improvement agreements: Completion of improvements and acceptance

      9-3.1004–Completion of improvements: Extensions

      9-3.1005–Guarantees

      9-3.1006–Street tree planting

      9-3.1007–Improvement plans

      9-3.1008–Approval of improvement plans

      9-3.1009–Preparation of improvement plans

      9-3.1010–Grading plans included in improvement plans

      9-3.1011–Scale of improvement plans

      9-3.1012–Contents of improvement plans

      9-3.1013–Changes in improvement plans

      9-3.1014–Cost estimates

      9-3.1015–Commencement of improvements

      9-3.1016–Street improvements

      9-3.1017–Drainage improvements

      9-3.1018–Wastewater and water supply systems

      9-3.1019–Fire protection

      9-3.1020–Underground utilities

      9-3.1021–Street name and traffic signs

      9-3.1022–Barricades

      9-3.1023–Underground openings

      9-3.1024–Water wells

      9-3.1025–Fencing

      9-3.1026–As-built plans

      9-3.1027–Improvement standards and specifications

Article 11. Improvement Security

      9-3.1101–Requirement of improvement security

      9-3.1102–Amount of improvement security

      9-3.1103–Exoneration of improvement security

Article 12. Reversions and Mergers

      9-3.1201–Reversions to acreage

      9-3.1202–Initiation of proceedings by owners

      9-3.1203–Initiation of proceedings by the Council

      9-3.1204–Data for reversions to acreage

      9-3.1205–Fees

      9-3.1206–Proceedings

      9-3.1207–Filing

      9-3.1208–Effect of filing reversion maps with the County Recorder

      9-3.1209–Return of fees and deposits and release of securities

      9-3.1210–Mergers of nonconforming contiguous parcels

      9-3.1211–Effective date of mergers

      9-3.1212–Notification of intention to merger: Hearing

      9-3.1213–Request for hearing

      9-3.1214–Procedure for hearing

      9-3.1215–Procedure for determination following hearing

      9-3.1216–Determination when no hearing is requested

      9-3.1217–Mergers and resubdivision

Article 13. Monuments

      9-3.1301–Final map and parcel map monuments

      9-3.1302–Monument construction

      9-3.1303–Monument bonds

      9-3.1304–Notices of setting of final monuments: Payment of engineers and surveyors

Article 14. Environmental Impact and Grading and Erosion Control

      9-3.1401–Environmental impact

      9-3.1402–Grading and erosion control

Article 15. Improvement Fees, Supplemental Capacity, and Reservations

      9-3.1501–Costs of bridges and major thoroughfares

      9-3.1502–Reservations for public uses

      9-3.1503–Costs of drainage and wastewater facilities

      9-3.1504–Other fees: Improvements

      9-3.1505–Supplemental improvements

Article 16. Additional Fees and Dedications: School Facilities and Park and Recreational Purposes

      9-3.1601–Dedication of land and/or payments in lieu of fees for school facilities

      9-3.1602–Dedication of land for park and recreational purposes

      9-3.1603–Subdividers required to provide park and facilities

      9-3.1604–Application of article provisions

      9-3.1605–Relation of land required to population density

      9-3.1606–Determination of population density

      9-3.1607–Amount of land to be dedicated

      9-3.1608–Amount of fees in lieu of land dedication

      9-3.1609–Credit for private open space

      9-3.1610–Choice of dedication of land or payment of fees or both

      9-3.1611–Designation of development time

      9-3.1612–Limitations on use of land and fees

Article 17. Correction and Amendment of Maps

      9-3.1701–Requirements

      9-3.1702–Form and contents

      9-3.1703–Submittal and approval by the City Engineer

      9-3.1704–Filing with the County Recorder

      9-3.1705–Fees

Article 18. Enforcement of Chapter Provisions

      9-3.1801–Prohibitions

      9-3.1802–Remedies

      9-3.1803–Certificates of compliance

      9-3.1804–Certificates of noncompliance

      9-3.1805–Certificates of compliance and noncompliance: Appeals of determinations of the Community Development Director

CHAPTER 4. ZONING

Article 1. Title, Purpose and Interpretation

      9-4.101–Title

      9-4.102–Purpose

      9-4.103–Interpretation

      9-4.104–Pending actions and proceedings

      9-4.105–Continuation of existing laws

      9-4.106–Public utilities

      9-4.107–City project review

Article 2. Definitions

      9-4.201–Scope

      9-4.202–Definitions

Article 3. Establishment and Designation of Zones

      9-4.301–Use zones

      9-4.302–Sub-zones

      9-4.303–Additional sub-zones

      9-4.304–Establishment

      9-4.305–Uncertainty of zone boundaries

      9-4.306–Ambiguities

      9-4.307–Height Limit Overlay Zone (H)

      9-4.308–Historic Landmark Overlay Zone (HL)

      9-4.309–Establishment and designation of zones

      9-4.310–Mixed-Use Overlay Zone (MUOZ)

Article 4. Rural-Agricultural Zones (R-A)

      9-4.401–Permitted uses (R-A)

      9-4.402–Uses requiring special use permits (R-A)

      9-4.403–Animals and fowl (R-A)

      9-4.404–Previously designated Residential-Agricultural Zone properties (R-A)

      9-4.405–Food cooperatives (R-A)

Article 5. Rural-Exclusive Zones (R-E)

      9-4.501–Permitted uses (R-E)

      9-4.502–Uses requiring special use permits (R-E)

      9-4.503–Animals and fowl (R-E)

      9-4.504–Food cooperatives (R-E)

Article 6. Single-Family Estate Zones (R-O)

      9-4.601–Permitted uses (R-O)

      9-4.602–Uses requiring special use permits (R-O)

      9-4.603–Animals and fowl (R-O)

      9-4.604–Food cooperatives (R-O)

Article 7. Single-Family Residential Zones (R-1)

      9-4.701–Permitting uses (R-1)

      9-4.702–Uses requiring special use permits (R-1)

      9-4.703–Animals and fowl (R-1)

      9-4.704–Food cooperatives (R-2)

Article 8. Two-Family Residential Zones (R-2)

      9-4.801–Permitted uses (R-2)

      9-4.802–Uses requiring special use permits (R-2)

      9-4.803–Food cooperatives (R-2)

Article 9. Residential Planned Development Zones (R-P-D)

      9-4.901–Intent and purpose (R-P-D)

      9-4.902–Permitted uses (R-P-D)

      9-4.903–Uses requiring special use permits (R-P-D)

      9-4.904–Development standards (R-P-D)

      9-4.905–Residential planned development permits (R-P-D)

      9-4.906–Residential Planned Development–Single-Family Detached sub-zone (R-P-D-SFD)

      9-4.907–Density transfer considerations (R-P-D)

      9-4.908–Residential planned development permits: Lands designated SP (R-P-D)

      9-4.909–Development allotment or reservation of allotment required (R-P-D)

      9-4.910–Food cooperatives (R-P-D)

      9-4.911–Residential planned development: Single-family detached dwellings within an R-P-D sub-zone with a density greater than 4.5 dwelling units per net acre

Article 10. Multiple-Family Residential Zones (R-3)

      9-4.1001–Permitted uses (R-3)

      9-4.1002–Additional permitted uses (R-3)

      9-4.1003–Uses requiring special use permits (R-3)

      9-4.1004–Residential planned development permits (R-3)

      9-4.1005–Food cooperatives (R-3)

Article 10.5 Mixed-Use (MU) and Mixed-Use Overlay (MUOZ) Zones

      9-4.1050–Purpose (MU/MUOZ)

      9-4.1051–Permitted uses (MU/MUOZ)

      9-4.1052–Development standards (MU/MUOZ)

Article 11. Commercial Office Zones (C-O)

      9-4.1101–Purpose (C-O)

      9-4.1102–Permitted uses (C-O)

      9-4.1103–Uses requiring special use permits (C-O)

      9-4.1104–Planned development permits (C-O)

      9-4.1105–Signs (C-O)

      9-4.1106–Height regulations (C-O)

      9-4.1107–Area regulations (C-O)

      9-4.1108–Off-street parking (C-O)

      9-4.1109–Landscaping, lighting, and storage (C-O)

Article 12. Neighborhood Shopping Center Zones (C-1)

      9-4.1200–Purpose (C-1)

      9-4.1201–Uses requiring development permits (C-1)

      9-4.1202–Uses requiring special use permits (C-1)

      9-4.1203–Development permits: Conditions and limitations (C-1)

      9-4.1204–Development permits: Issuance (C-1)

      9-4.1205–Nonresidential buildings in redevelopment areas

Article 13. Highway and Arterial Business Zones (C-2)

      9-4.1300–Purpose (C-2)

      9-4.1301–Uses requiring development permits (C-2)

      9-4.1302–Uses requiring special use permits (C-2)

      9-4.1303–Development permits: Conditions and limitations (C-2)

      9-4.1304–Development permits: Issuance (C-2)

      9-4.1305–Nonresidential buildings in redevelopment areas

Article 14. Community Shopping Center Zones (C-3)

      9-4.1400–Purpose (C-3)

      9-4.1401–Permitted uses (C-3)

      9-4.1402–Uses requiring special use permits (C-3)

      9-4.1403–Uses requiring development permits (C-3)

      9-4.1404–Development permits: Conditions and limitations (C-3)

      9-4.1405–Development permits: Issuance (C-3)

      9-4.1406–Nonresidential buildings in redevelopment areas

Article 15. Regional Shopping Center Zones (C-4)

      9-4.1500–Purpose (C-4)

      9-4.1501–Permitted uses (C-4)

      9-4.1502–Uses requiring special use permits (C-4)

      9-4.1503–Uses requiring development permits (C-4)

      9-4.1504–Development permits: Conditions and limitations (C-4)

      9-4.1505–Development permits: Issuance (C-4)

Article 16. Industrial Park Zones (M-1)

      9-4.1601–Purpose (M-1)

      9-4.1602–Permitted uses (M-1)

      9-4.1603–Uses requiring special use permits (M-1)

      9-4.1604–Uses requiring development permits (M-1)

      9-4.1605–Development permits: Conditions and limitations (M-1)

      9-4.1606–Development permits: Issuance (M-1)

Article 17. Light Manufacturing Zones (M-2)

      9-4.1701–Permitted uses (M-2)

      9-4.1702–Uses requiring special use permits (M-2)

      9-4.1703–Development permits: Issuance (M-3)

      9-4.1704–Development permits: Conditional limitations (M-2)

Article 18.    Design Review: Requirements and Procedure

      9-4.1800–Purpose

      9-4.1801–Architectural design review required

      9-4.1802–Precise plan of design required

      9-4.1803–Single-family detached residential and individual townhouse and condominium exceptions

      9-4.1804–Commercial, industrial, institutional exceptions

      9-4.1805–Precise plan of design applications

      9-4.1806–Architectural design review guidelines

      9-4.1807–Design review criteria

      9-4.1808–Design review procedure

      9-4.1809–Appeals

      9-4.1810–Inapplicability of article to repainting of residences

      9-4.1811–Exceptions for redevelopment projects

Article 19. Condominium Conversions, Mobile Home Park Subdivisions
and Mobile Home Park Changes of Use

      9-4.1901–Purpose and intent

      9-4.1902–Definitions

      9-4.1903–Procedure

      9-4.1904–Condominium conversions

      9-4.1905–Mobile home park subdivisions

      9-4.1906–Mobile home park change of use

      9-4.1907–Denial for coercive acts

Article 20. Mobile Home Park Development Zones

      9-4.2001–Purpose (T-P-D)

      9-4.2002–Permitted uses (T-P-D)

      9-4.2003–Senior mobile home park overlay zone (SMHP)

      9-4.2004–Development permits: General conditions and limitations (T-P-D)

      9-4.2005–Occupancy limitations & rentals

      9-4.2006–Age verification & compliance procedures

      9-4.2007–Duty of mobile home park residents to comply with age verification request

      9-4.2008–Duty of mobile home park owners/operators to comply with age reporting requirement and certification

Article 21. Uses Allowed by Zone

      9-4.2101–Purpose

      9-4.2102–Permitted uses in specific plan areas

      9-4.2103–Matric key

      9-4.2104–Permitted use matrix - Residential zones

      9-4.2104.5–Permitted use matrix - Mixed-use zones and mixed-use overlay zones

      9-4.2105–Permitted use matrix - Non-residential zones

      9-4.2106–Limitations on specific uses

      9-4.2107–Findings for approval of entitlements for permitted uses

Article 22. Objective Design Standards for Residential Development

      9-4.2201–Intent and purpose

      9-4.2202–Applicability

      9-4.2203–Definition of terms

      9-4.2204–Relationship to other ordinances

      9-4.2205–Objective design standards

Article 23. Sign Regulations

      9-4.2301–Purpose and intent

      9-4.2302–Permit required

      9-4.2303–Definitions

      9-4.2304–Construction, maintenance, and removal

      9-4.2305–Residential zones

      9-4.2306–Residential zones: New subdivisions

      9-4.2307–Trailer Park Development Zones (T-P-D)

      9-4.2308–Commercial and industrial zones

      9-4.2309–Commercial and industrial zones: General requirements

      9-4.2310–Special use permits

      9-4.2311–Nonconforming signs

      9-4.2312–Signs seal program: Exceptions

      9-4.2313–Outdoor display of merchandise

Article 24. Off-Street Parking

      9-4.2401–Intent and purposes

      9-4.2402–Parking spaces required

      9-4.2403–Computation of off-street parking spaces

      9-4.2404–General installation requirements of parking areas

      9-4.2405–General design standards of parking areas

      9-4.2405.5–Parking structures: General design guidelines

      9-4.2406–Applicability of Amendments

Article 25. Height, Yard, Area, and Building Conditions and Exceptions

      9-4.2501–Building height

      9-4.2502–Building height: Exceptions

      9-4.2503–Yards: General

      9-4.2504–Front yards

      9-4.2505–Side yards

      9-4.2506–Side yards where two-family, multiple, or row dwellings front or rear on a side yard

      9-4.2507–Reduced side yards

      9-4.2508–Rear yards

      9-4.2509–Projections into required yards

      9-4.2509.1–Setback reductions in residential areas

      9-4.2509.2–Electrical, barbed wire, broken glass, etc. in fencing

      9-4.2509.5–Area requirements for accessory buildings

      9-4.2510–Lot area

      9-4.2511–Substandard reverse-corner and wedge-shaped lots

      9-4.2512–Lot splits

      9-4.2513–Building setback lines for property adjoining roads, streets, and highways

      9-4.2514–Structures within mapped roads, streets, and highway rights-of-way

      9-4.2515–R Zone restrictions

      9-4.2516–Transportable facilities for dwelling purposes

      9-4.2517–(Repealed)

      9-4.2518–Home occupations

      9-4.2519–Garage sales and boutique sales

      9-4.2520–Food cooperatives

      9-4.2521–Accessory dwelling units

      9-4.2522–Fire protection

      9-4.2523–Restaurant outdoor customer dining areas

      9-4.2524–Residential Sports Facilities

      9-4.2525–Emergency shelters

      9-4.2526–Reasonable accommodations for persons with disabilities

      9-4.2527–Transitional and supportive housing

      9-4.2528–Self-storage facilities

      9-4.2529–Replacement housing requirements and occupant protections

Article 26. Community Park and Recreational Facilities

      9-4.2601–Purpose

      9-4.2602–Residential developers to provide park and recreational facilities

      9-4.2603–Application of article provisions

      9-4.2604–Relation of land required to population density

      9-4.2605–Determination of population density

      9-4.2606–Amount of land to be dedicated

      9-4.2607–Amount of fees in lieu of land dedication

      9-4.2608–Credit for private open space

      9-4.2609–Choice of dedication of land or payment of fees or both

      9-4.2610–Designation of development time

      9-4.2611–Limitations on use of land and fees

Article 27. Nonconforming Buildings and Uses

      9-4.2701–Nonconforming uses of land

      9-4.2702–Nonconforming buildings: Nonresidential

      9-4.2702.5–Nonresidential buildings: Nonresidential buildings in redevelopment areas

      9-4.2703–Nonconforming buildings: Residential

      9-4.2704–Nonconforming uses of conforming buildings

      9-4.2705–Nonconforming uses of nonconforming buildings

      9-4.2706–Nonconforming uses of land and buildings

      9-4.2707–Nonconforming lots

Article 28. Variances and Permits

      9-4.2801–Variances: Authorized

      9-4.2802–Permits, filing applications and payment of fees

      9-4.2802.5–Conditions on certain special use permits

      9-4.2803–Review and action on applications

      9-4.2804–Authority of the Community Development Director to approve permit applications

      9-4.2805–Administrative actions

      9-4.2806–Hearings: Procedure

      9-4.2807–Appeals of administrative decisions to the Planning Commission

      9-4.2808–Appeals to Council

      9-4.2809–Implementation

      9-4.2810–Former procedures superseded

      9-4.2811–Revocation

      9-4.2812–Expiration

      9-4.2813–Reapplications

      9-4.2814–Granting for certain land and uses

      9-4.2815–Oil and gas permits: Conditions

      9-4.2816–Exempt housing projects

      9-4.2817–Inactive planning applications

Article 29. Amendments

      9-4.2901–Scope

      9-4.2902–Initiation

      9-4.2903–Applications: Form

      9-4.2904–Applications: Filing fees

      9-4.2905–Applications: Acceptability and effect of signatures

      9-4.2906–Applications: Permanent records

      9-4.2907–Additional area

      9-4.2908–Commission hearings

      9-4.2909–Commission hearings: Time

      9-4.2910–Commission hearings: Notices

      9-4.2911–Commission hearings: Investigations

      9-4.2912–Commission hearings: Continuance

      9-4.2913–Commission hearings: Rules of conduct

      9-4.2914–Commission recommendations

      9-4.2915–Commission recommendations: Majority vote required: Finality

      9-4.2916–Council hearings

      9-4.2917–Council hearings: Modification of Commission recommendations

      9-4.2918–Council hearings: Decisions

      9-4.2919–Reapplications

      9-4.2920–Urgency interim ordinances

      9-4.2921–Prezoning unincorporated territory

Article 30. Enforcement, Violations and Penalties

      9-4.3001–Conflicting licenses, permits, and certificates

      9-4.3002–Annexed property

      9-4.3003–Nonconforming buildings and uses

      9-4.3004–Enforcement: Appeals

      9-4.3005–Violations

      9-4.3006–Abatement of nuisances

      9-4.3007–Noncompliance with permits or zone clearance: Stop orders

Article 31. Hillside Planned Development Zones (H-P-D)

      9-4.3100–Purpose and policy (H-P-D)

      9-4.3101–Hillside areas defined: Application of article provisions (H-P-D)

      9-4.3102–Permitted uses (H-P-D)

      9-4.3103–Hillside Planned Development Single-Family Detached sub-zone (H-P-D–S-F-D)

      9-4.3104–Uses requiring special use permits (H-P-D)

      9-4.3105–Density (H-P-D)

      9-4.3106–Grading Control (H-P-D)

      9-4.3107–Open space ownership and maintenance (H-P-D)

      9-4.3108–Development standards (H-P-D)

      9-4.3109–Permits (H-P-D)

      9-4.3110–Application for hillside plan development permit

      9-4.3111–Permit hearing processing

      9-4.3112–Development allotment or reservation of allotment required (H-P-D)

Article 32. Public, Quasi-Public, and Institutional Lands and Facilities Zone (P-L)

      9-4.3200–Purposes (P-L)

      9-4.3201–Uses requiring development permits (P-L)

      9-4.3202–Uses requiring special use permits (P-L)

      9-4.3203–Development permits: Conditions and limitations (P-L)

      9-4.3204–City projects reviewed by Planning Commission (P-L)

Article 33. Height Limit Overlay Zone (H)

      9-4.3300–Purpose (H)

      9-4.3301–Height limits (H)

      9-4.3302–Front yards (H)

      9-4.3303–Side yards (H)

      9-4.3304–Rear yards (H)

      9-4.3305–Area requirements (H)

Article 34. Historic Landmark Overlay Zone (HL)

      9-4.3400–Purpose (HL)

      9-4.3401–Delineation of historic landmarks or sites (HL)

      9-4.3402–Archaeological sites: Special provisions (HL)

      9-4.3403–Regulations (HL)

      9-4.3404–Appeals (HL)

Article 35. Protected Ridgeline Overlay Zone Regulations (PR)

      9-4.3500–Purpose (PR)

      9-4.3501–Protected ridgeline zone (PR)

      9-4.3502–Protected ridgeline development standards

      9-4.3503–Commercial/industrial zone specific plan alternative

      9-4.3504–Site planning/information submitted

Article 36. Open Space Zone (OS)

      9-4.3600–Purposes (OS)

      9-4.3601–Uses requiring development permits (OS)

      9-4.3602–Uses requiring special use permits (OS)

Article 37. Urban Lot Splits and Two-Unit Housing Developments

      9-4.3701–Intent and purpose

      9-4.3702–Applicability

      9-4.3703–Definition of terms

      9-4.3704–Eligibility

      9-4.3705–Urban lot split - planning permit and application requirements

      9-4.3706–Urban lot split - standards and requirements

      9-4.3707–Two-unit housing development - planning permit and application requirements

      9-4.3708–Two-unit housing development - standards and requirements

Article 38. Special Use Permit for Rental of Dwelling

      9-4.3800–Special use permit to rent dwelling

Article 39. Highway and Arterial Business/Auto Mall Zone (C-2/AM)

      9-4.3900–Purpose (C-2/AM)

      9-4.3901–Permitted uses (C-2/AM)

      9-4.3902–Uses requiring special use permits (C-2/AM)

      9-4.3903–Development permits: Standards, conditions and limitations (C-2/AM)

Article 40. Transportation Demand Management (TDM) Standards for New Development

      9-4.4001–Purpose, authorization and intent

      9-4.4002–Definitions

      9-4.4003–Transportation demand and trip reduction standards and measures

      9-4.4004–Applicability of TDM development standards

      9-4.4005–Review of transit impacts

      9-4.4006–Monitoring

Article 41. Temporary uses

      9-4.4100–Purpose

      9-4.4101–Uses permitted subject to a temporary use permit

      9-4.4102–Application

Article 42. Oak Tree Preservation and Protection

      9-4.4201–Purpose

      9-4.4202–Definitions

      9-4.4203–Oak tree preservation

      9-4.4204–Permit required

      9-4.4205–Exemptions

      9-4.4206–Processing of permits: Standards for granting or denying permits

      9-4.4207–Conditions on removal

      9-4.4208–Non-liability of City

      9-4.4209–Enforcement

Article 43. Landmark Tree Preservation and Protection

      9-4.4301–Purpose

      9-4.4302–Definitions

      9-4.4303–Landmark tree preservation

      9-4.4304–Permit required: Exemptions

      9-4.4305–Processing of permits: Standards for granting or denying permits

      9-4.4306–Conditions on removal

      9-4.4307–Nonliability of City

      9-4.4308–Penalties

      9-4.4309–Tree valuation

      9-4.4310–Designation of historic trees

Article 44. Wireless Communications Facilities

      9-4.4401–Purpose

      9-4.4402–Permits required

      9-4.4403–Compliance with policies

CHAPTER 5. ENVIRONMENTAL IMPACT ASSESSMENT AND ENVIRONMENTAL QUALITY PROTECTION

Article 1. Purpose

      9-5.101–Purpose

      9-5.102–Specific provisions

Article 2. Continuity and Ratification

      9-5.201–Ratification of prior City requirements

      9-5.202–Ratification of prior reports

      9-5.203–Continuity

Article 3. Notice Requirements

      9-5.301–Notice of draft environmental documents

CHAPTER 6. LIABILITY FOR ANNEXATION FEES

      9-6.01–Recitals

      9-6.02–Inhabited annexations (twelve or more registered voters)

      9-6.03–All annexations

CHAPTER 7. EXEMPTED CHARGES FOR LOW
INCOME SENIOR CITIZEN HOUSING

       9-7.01–Exempted charges for low income senior citizen housing

CHAPTER 8. DEDICATION OF LAND AND/OR PAYMENT
OF IN LIEU FEES FOR SCHOOL FACILITIES

      9-8.01–Findings and purpose

      9-8.02–Definitions

      9-8.03–Application of chapter provisions

      9-8.04–Findings required

      9-8.05–Dedication of land or payment of fees required

      9-8.06–Choice of dedication or payment of fees: Procedures

      9-8.07–Limitations on use of land and fees

      9-8.08–Schedules specifying use of land or fees

      9-8.09–Reports by the school district

CHAPTER 9. TIME LIMITATIONS FOR JUDICIAL REVIEWS OF CITY DECISIONS OR ACTIONS TAKEN

      9-9.01–Time limitations for judicial reviews of City decisions or actions taken

CHAPTER 10. AFFORDABLE HOUSING

Article 1. General Provisions

      9-10.101–Intent and purpose

      9-10.102–Definitions

Article 2. Affordable Housing Trust Fund

      9-10.201–Creation of the Affordable Housing Trust Fund

      9-10.202–Revenue to Fund

      9-10.203–Purpose and use of monies in the Fund

      9-10.204–Administration of the Fund

Article 3. Inclusionary Housing Program

      9-10.301–Purpose and intent

      9-10.302–Applicability

      9-10.303–Exemptions

      9-10.304–Inclusionary Housing Plan

      9-10.305–Standards for inclusionary units

      9-10.306–Alternative Compliance Procedures

      9-10.307–Inclusionary housing incentives

      9-10.308–General requirements for inclusionary units

Article 4. Nonresidential Development Linkage Fees

      9-10.401–Purpose

      9-10.402–Applicability

      9-10.403–Exemptions

      9-10.404–Nonresidential use categories

      9-10.405–Assignment of specific use to nonresidential use categories

      9-10.406–Method of calculation

      9-10.407–Determination and payment of fees

      9-10.408–Adjustment and review of fees

      9-10.409–Use of linkage fees

Article 5. Density Bonus Program

      9-10.501–Purpose and intent

      9-10.502–Eligibility for density bonus

      9-10.503–Incentives, modifications or waivers

      9-10.504–Density bonus or incentive for child care facility

      9-10.505–Density bonus or incentive for condominium conversions

      9-10.506–Density bonus plan

      9-10.507–City review and approval of density bonus plan

      9-10.508–General requirements for density bonus affordable units

Article 6. Compliance Procedures

      9-10.601–Affordable housing agreement

      9-10.602–Affordable unit restrictions

      9-10.603–Implementation, monitoring and enforcement

      9-10.604–Wavier requirements

Article 7. Incentives for Small and Underutilized Parcels

      9-10.701–Purpose and intent

      9-10.702–Eligibility for incentives

      9-10.703–Incentives

CHAPTER 11. DEVELOPMENT AGREEMENTS

      9-11.01–Authority

      9-11.02–Applications

      9-11.03–Fees

      9-11.04–Qualification as an applicant

      9-11.05–Review of application

      9-11.06–Public hearings

      9-11.07–Notice requirements

      9-11.08–Failure to receive notice

      9-11.09–Determination by Planning Commission

      9-11.10–Decision by City Council

      9-11.11–Approval and effective date of a development agreement

      9-11.12–Recordation

      9-11.13–Periodic review required

      9-11.14–Proceedings for amending, modification or termination

CHAPTER 12. PUBLIC HEARING AND ENVIRONMENTAL REVIEW NOTICE REQUIREMENTS

Article 1. Purpose

      9-12.101–Applicability: Notices of application and public hearing notices

      9-12.102–Applicability: Environmental review notices

      9-12.103–Intent

Article 2. Notices of Applications and Public Hearing Notices

      9-12.201–Contents of notice

      9-12.202–Notice requirements

      9-12.203–Notice by mailing or delivery: Category 1 applications

      9-12.204–Notice by mailing or delivery: Five-hundred-foot radius

      9-12.205–Notice to local agencies

      9-12.206–Notice to homeowners and property owners associations

      9-12.207–Notice by posting with a small sign

      9-12.208–Notice by posting with a large sign

      9-12.209–Notice by publication (legal advertising section)

      9-12.210–(Repealed)

Article 3. Environmental Review Notices

      9-12.301–Contents of notice

      9-12.302–Notice requirements

CHAPTER 13. DISPOSITION OR LEASE OF PROPERTY
HELD BY THE CITY FOR OPEN SPACE PURPOSES

Article 1. General

      9-13.101–Purpose

      9-13.102–Definitions

      9-13.103–City Council authority

Article 2. Disposition of Open Space Property

      9-13.201–Public hearing required

      9-13.202–Notice requirements

      9-13.203–Consolidation of hearings

Article 3. Exceptions

      9-13.301–Transfer to other agencies for open space purposes

      9-13.302–Minor open space adjustments

ZONING MAPS

APPENDIX A. SPECIFIC PLAN NO. 15