Article 20. Single-Family High-Planned Development District 1 (SFH-PD1)

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10-2.2.2001 Purpose and Intent.

The purpose of this Planned Development District is to ensure that future development in this area will be compatible with the existing single-family, detached neighborhood and not exacerbate existing traffic, parking and off-site drainage conditions. The intent is to allow the development of higher density, single-family homes on smaller lots at a density of 6 to 9 dwelling units per net acre while preserving the single-family character of the existing homes. Maximum effort should be made to aggregate as many parcels as possible, to share vehicular access, and to minimize the number of streets intersecting with First Avenue or Hall Lane. (§1, Ord. 1908, eff. 10/16/97)

10-2.2.2002 Land Use Regulations. Revised 10/24

In the following table, the letters in the "Use Regulation" column are defined as follows:

P

=

A permitted use.

L

=

A use permitted subject to certain limitations prescribed by the "Use Regulations" that immediately follow the table.

U

=

A use permitted on approval of a Conditional Use Permit.

Letters in parentheses in the "Additional Regulations" column are described in the "Additional Regulations" section following the "Use Regulations". Where a Use Regulation or a letter in parenthesis is opposite a use classification heading, the referenced regulations shall apply to all use classifications under the heading. Land uses not listed are not permitted.

LAND USE

USE REGULATIONS

ADDITIONAL REGULATIONS

A. Residential Use Classifications

 

(A)(B)(C)(G)(J)

1. Adult Day Care Home

P

 

2. Congregate Living Facility

 

 

3. Family Day Care Home

 

 

a. Small Family Day Care Home

P

(D)

b. Large Family Day Care Home

L(1)

(D)

4. Group Residential

 

 

5. Multiple-Family Residential

 

 

6. Residential Care Home

P

 

7. Accessory Dwelling Units

 

 

a. Accessory Dwelling Unit

P

(I)

b. Junior Accessory Dwelling Unit

P

(I)

8. Single-Family Residential

P

 

9. Supportive Housing

L(10)

 

10. Transitional Housing

L(10)

 

B. Commercial Use Classifications

 

 

1. Commercial Cannabis Business

 

 

a. Commercial Cannabis Cultivation

 

 

b. Commercial Cannabis Distribution

 

 

c. Commercial Cannabis Manufacturing

 

d. Commercial Cannabis Retail Dispensary

 

 

(1) With Cannabis Delivery

 

 

e. Nonstorefront Delivery-Only Operation

 

 

f. Commercial Cannabis Testing Laboratory

 

 

2. Visitor Accommodations

 

 

a. Bed and Breakfast Inns

U

(E)

C. Community Facility Use Classifications

 

 

1. Adult Day Care Facility

U

 

2. Child Day Care Facility (Day Care Center)

U

(D)

3. Park and Recreation Facilities

L(2)

 

4. Public Safety Facilities

U

 

5. Recycling Facilities

 

 

a. Collection Facility

 

 

(1) Reverse Vending Machine

L(3)

(F)

(2) Small Collection Facility

L(3)

(F)

6. Religious Assembly

U

 

7. Residential Care Facility

L(4)

 

8. Schools, Public or Private

U

 

9. Utilities, Minor

P

 

D. Accessory Uses

 

 

1. Accessory Living Quarters

L(5)

 

2. Accessory Structure

L(6)

(A)

3. Accessory Uses

L(7)

 

a. Garage Sales

P

 

b. Home Occupations

L(7)

(B)

c. Personal Cannabis Cultivation

L(9)

(H)

E. Temporary Uses

 

 

1. Arts and Crafts Shows, Outdoor

L(8)

 

2. Christmas Tree Sales

L(8)

 

3. Civic/Community Events

L(8)

 

4. Farmers Markets

L(8)

 

5. Live Entertainment Events

L(8)

 

6. Pumpkin Sales

L(8)

 

7. Swap Meets, Non-Recurring

L(8)

 

USE REGULATIONS

L(1)

Permitted subject to the issuance of a Large Family Day Care Home Permit by the Zoning Administrator.

L(2)

Private neighborhood swim centers, owned and operated by and for the residents of the neighborhood in which such uses are located, are permitted upon approval of a Conditional Use Permit. All other uses within this classification are permitted.

L(3)

Reverse vending machines used by occupants of single family homes, duplex units and multiple family housing projects for the sole collection and storage of recyclable material generated by on-site residents are permitted. Reverse vending machines and small collection facilities are permitted in Community Service Facilities (see Part III, Article 7. Recycling Facilities. For the definition of "Community Service Facilities") upon approval by the Community Development Director. Storage containers must be enclosed or placed out of view of any public right-of-way.

L(4)

Permitted if the occupants of the facility meet the definition of handicapped under the Fair Housing Act, otherwise not permitted. Parking, as required in Part III, Article 2. Off-site Parking and Loading Regulations. shall be provided. The development regulations (other than parking) for a residential care facility shall be the same as required for the Residential Use Classifications in Sec. 10-2.2.103.

L(5)

Accessory living quarters, as defined in Part I, Article 4. Use Classifications, are living quarters within an accessory structure, without kitchen facilities. Accessory living quarters are permitted subject to the standards in Sec. 10-2.3.103. Accessory Structures.

L(6)

Accessory structures are permitted subject to the standards in Sec. 10-2.3.103. Accessory Structures.

L(7)

Home Occupations are permitted subject to the approval of a Home Occupation Permit (see Sec. 10-2.3.107. Home Occupations). For all other accessory uses, see the use regulation for the primary use classification.

L(8)

Permitted in private country clubs and golf courses, neighborhood swim centers, cultural institutions, park and recreation facilities, religious assembly, and schools subject to the approval of a Temporary Activity Permit (see Sec. 10-2.3.118. Temporary Activity Permits).

L(9)

Personal cannabis cultivation is permitted subject to the regulations outlined by Article 14 of Part III of the Zoning Ordinance.

L(10)

Supportive and transitional housing are subject only to those requirements and restrictions that apply to the residential use classification under which they operate (e.g., multiple-family residential, single-family residential, residential care home, etc.).

ADDITIONAL USE REGULATIONS

(A)

See Sec. 10-2.3.103. Accessory Structures.

(B)

See Sec. 10-2.3.107. Home Occupations.

(C)

See Sec. 10-2.3.108. Animals.

(D)

See Part III, Article 6. Child Day Care Facilities.

(E)

See Sec. 10-2.3.109. Bed and Breakfast Inns.

(F)

See Part III, Article 7. Recycling Facilities

(G)

See Part III, Article 9. Inclusionary Housing.

(H)

See Part III, Article 14. Personal and Commercial Cannabis Activities.

(I)

See Part III, Article 5. Accessory Dwelling Units.

(J)

See Part III, Article 15. Qualified Senate Bill 9 Properties.

(§1, Ord. 1908, eff. 10/16/97; §21, Ord. 2129, eff. 7/3/14; §§7(1), (39)—(41), Ord. 2183, eff. 9/8/18; §9, Ord. 2188, eff. 3/8/19; §16, Ord. 2210, eff. 10/22/21; §5(1), Ord. 2216, eff. 7/2/22; §10, Ord. 2234, eff. 11/17/23; §3(18), Ord. 2243, eff. 9/7/24)

10-2.2.2003 Property Development Regulations.

The following schedule prescribes development regulations for this Planned Development Zoning District. The symbol "NA" indicates that there is no restriction for that particular development regulation or it is not applicable in this District. Letters in parentheses refer to the "Additional Development Regulations" following the schedule.

CLASSIFICATION

DEVELOPMENT REGULATIONS

ADDITIONAL REGULATIONS

A. Minimum Lot Area

4,840 sq ft

D(1), D(2), D(3), D(5), D(6)

B. Minimum Lot Width

50 feet

D(1), D(2), D(3), D(5), D(6), D(10)

C. Minimum Lot Frontage

50 feet

D(1), D(2), D(3), D(4), D(5), D(6), D(10)

D. Minimum Setbacks

 

D(1),D(2), D(3), D(4), D(5), D(6)

1. Front

20 feet for driveway approach;

18 feet for remainder of the structure, exclusive of open porches

D(6)

2. Side

0 feet

D(6)

3. Corner Side

15 feet

D(6), D(7)

4. Rear

15 feet

D(6)

E. Maximum Height

25 feet; 2 stories

 

F. Density

6 to 9 du/net acre

 

G. Maximum Lot Coverage

50%

D(6)

H. Maximum Floor Area Ratio/per unit (including garage)

.55

D(6)

I. Minimum Distance Between Main Structures

10 feet

 

J. Placement of Mailboxes

 

D(8)

K. Temporary Tract Offices

See Sec. 10-2.3.113.

 

L. Fences and Walls

See Sec. 10-2.3.104.

 

M. Antennas

See Sec. 10-2.3.120.

 

N. Non-Conforming Conditions

See Part III, Article 3.

 

O. Recycling Facilities

See Part III, Article 7.

 

P. Parking and Loading

See Part III, Article 2

2 covered, off-street parking spaces

D(11)

Minimum Distance between curb cuts

22 feet; except at the radius end of a cul-de-sac

Q. Signs

See Title 10. Chapter 8

 

R. Preservation of Trees

See Title 3. Chapter 8.

 

S. Hillside Performance Standards

See Part III, Article 4.

 

T. Design Review

 

D(9)

U. Stormwater Control

See Title 9, Chapter 16

 

V. Landscaping

See Part III, Article 11.

 

 

(§1, Ord. 1908, eff. 10/16/97; §2, Ord. 2037, eff. 12/17/04; §22, Ord. 2108, eff. 4/7/12)

10-2.2.2004 Additional Property Development Regulations. Revised 9/24

1. The main entry feature (which shall not be the garage door) must be prominently placed on the elevation facing the street.

2. Driveways shall be constructed of an alternate paving surface such as stamped/colored concrete, interlocking pavers, etc., to provide variety when a large portion of the front elevation of such projects is devoted to driveways and entry walkways.

3. Repetitive streetscape appearance shall be avoided by providing variations between the front elevations and through the landscaping plans.

4. Initial landscaping shall be submitted and approved as part of the Design Review approval process.

ADDITIONAL DEVELOPMENT REGULATIONS

D(1)

For development of uses (other than Residential Care Facilities) within the Community Facility Use Classifications, the minimum lot area, lot width, lot frontage and setbacks are to be determined by the Planning Commission in approval of the Conditional Use Permit. The development regulations for a Residential Care Facility shall be the same as required for the Residential Use Classifications.

D(2)

See Sec. 10-2.3.106. Exclusion of Rights of Way.

D(3)

In the event that more than one half of the front lot line is a concave curve, the minimum lot frontage shall be not less than one half of the required lot width, and the actual width of the lot measured at the rear line of the required front yard shall be not less than 80% of the required lot width.

D(4)

See Sec. 10-2.3.102. Yards, Setbacks and Open Areas.

D(5)

Refer to the Zoning Map for Future Street Line Setbacks.

D(6)

Property Development Standards for single family homes on lots larger than 7,260 square feet are as follows:

Property North of Geary Road

 

Lot Width and Frontage

80 feet

Lot Depth

100 feet

Front yard

20 feet

Side yards

Interior - Sum of both side yards must be 15 feet

Corner - If corner lot abuts the sides of two interior lots, same as required front yard

Rear yard

10 feet

Maximum Lot Coverage

35%

Property South of Geary Road

 

Lot Width and Frontage

75 feet

Lot Depth

95 feet

Front yard

20 feet

Side yards

Interior - Sum of both side yards must be 15 feet

Corner - If corner lot abuts the sides of two interior lots, same as required front yard

Rear yard

10 feet

Maximum Lot Coverage

40%

D(7)

The side yard on the street side of a reversed corner lot shall be not less than the required front yard in the district in which such lot is located.

D(8)

No mailbox shall be placed within the minimum required depth of the front yard in the sidewalk area between the curb and property line unless the regulations of the U.S. Postal Service specifically mandate such placement. The Chief of Code Enforcement may grant an exception to the above restriction upon request by the applicant wherein special circumstances applicable to the property such as size, shape, or location of buildings justify the exception.

D(9)

Design Review - Except for those single-family dwellings and accessory structures exempted from the provisions of this notice, no new building shall be constructed or moved onto any building site, nor shall any existing nonresidential building be enlarged, remodeled or otherwise altered on the exterior, nor shall any landscaping previously required pursuant to any permit be altered, nor shall any parking layout or dimension be altered until the design plan and site plan have received design review approval pursuant to Part IV, Article 12, Design Review.

The Design Review Authority, in determining the appropriateness of the design of proposed projects subject to Discretionary Design Review pursuant to Part IV, Article 12, Design Review, shall take into consideration:

a. The ability of the project to retain single-family character by reducing building masses, and maximizing compatibility to the site and with adjacent uses; and

b. Adequacy of open space areas, landscaped areas, and the buffering of adjacent uses.

D(10)

The Planning Commission may decrease the minimum lot width or minimum lot frontage provided that findings can be made for adequate on-street parking for at least one parking space per unit, exclusive of required parking.

D(11)

One on-street parking space shall be available for each dwelling unit, exclusive of required parking. These spaces can be provided on public roadways in front of or behind the dwelling units, or in small parking lots scattered throughout the site.

(§1, Ord. 1908, eff. 10/16/97; §4, Ord. 2239, eff. 7/5/24)