[Adopted by the City Council of the City of Firebaugh 12-5-2016 by Ord. No. 16-05.[1] Amendments noted where applicable.]
Pursuant to Government Code Section 65000 et seq., a zoning
ordinance is hereby adopted by the City of Firebaugh. The Zoning Ordinance,
hereinafter referred to as the "Ordinance," is a document that regulates
the use of land in the City limits of Firebaugh.
The Ordinance is enacted to protect and promote the public health,
safety and general welfare, and to facilitate the planning of the
City of Firebaugh in a precise and orderly manner consistent with
the Firebaugh General Plan. In support of this purpose, the Ordinance
is adopted in order to implement the following objectives:
a.
Provide standards for the orderly development of Firebaugh;
b.
Conserve natural resources;
c.
Maintain and protect the value of property;
d.
Ensure the provision of adequate open space for light, air, and recreation;
e.
Promote the economic stability of existing land uses that conform
to the General Plan and protect them from intrusions by inharmonious
or harmful land uses;
f.
Permit the development of residential, office, commercial and industrial
land uses in accordance with the general plan in order to strengthen
Firebaugh's economic base;
g.
Protect the character of Firebaugh's downtown and its residential
neighborhoods;
h.
Provide the private sector with a document upon which it can base
investment decisions;
i.
Inform the public where certain types of development will occur in
the community as well as the development standards to which they will
develop;
j.
Coordinate with the County of Fresno with regards to the use of land
within Firebaugh's General Plan planning area, and the standards to
which development will conform if it occurs outside the City limits.
This Ordinance, consistent with Government Code Section 65860,
is the primary document by which the City of Firebaugh implements
the goals, policies and actions of the Firebaugh General Plan.
The Zoning Ordinance shall be composed of zoning and planning
regulations and the Official Zoning Map, hereinafter referred to as
the "Zoning Map." The zoning and planning regulations will control
the use of land, the density (units per acre or person per acre) and
intensity (floor area per acre) of development, the uses and locations
of structures, the height and size of structures, the yard areas around
structures, and development standards for land uses. The Zoning Map
will delineate the location of zone districts inside the Firebaugh
City limits.
This Ordinance shall apply to all property inside the Firebaugh
City limits whether owned by private persons or by public entities,
including the federal government, the State of California or any of
its agencies or political subdivisions; by school districts or special
districts, by any city or county, or by any authority or district
organized under the laws of the State. Lands that are exempt from
these regulations are: public streets and alleys, and railroad rights-of-way.
This Ordinance is the primary tool for implementing the goals,
policies and action programs of the Firebaugh General Plan, the Firebaugh
Subdivision Ordinance[1] and any planned unit developments, specific plans or master
plans. The authority to execute this Ordinance shall be vested with
the City Council, Planning Commission and other named City officials
and public bodies.
a.
The Firebaugh City Council shall be the final authority on zoning
ordinance amendments, appeals, general plan and specific plans and
their amendments, development agreements, and other permit procedures
that may be included in or added to this Ordinance.
b.
The City Council shall also be responsible for appointing persons
to the Planning Commission and other decision-making bodies that may
be named in this Ordinance.
The Firebaugh Planning Commission shall be the final authority
on conditional use permits, site plan review, classification of uses,
and other permits that may be included in or added to this Ordinance.
In addition, the Commission shall provide recommendations to the City
Council by means of a resolution that details findings on zoning ordinance
amendments, general and specific plans and amendments thereto, development
agreements and other permit procedures that may be added to the Ordinance.
The Planning Director, or assigned representative, shall be
the authority on the interpretation, administration and enforcement
of the Ordinance. Further, the Planning Director shall be the final
authority on minor deviations and administrative planning permits.
Other duties of the Director shall include preparation of reports,
resolutions and ordinances that come before the Planning Commission
and City Council.
The Chief Building Official, or assigned representative, shall
be the authority on the interpretation, administration and enforcement
of the Uniform Building Code. Other duties of the Building Official
shall include enforcement of specified provisions of this Ordinance,
securing Ordinance clearance prior to issuing a building permit, notification
of persons who are in violation of specified provisions of this Ordinance
and other responsibilities that may be included in or added to this
Ordinance.
The City Engineer, or assigned representative, shall be the
authority on the interpretation, administration and enforcement of
the Subdivision Ordinance,[1] the City of Firebaugh Improvement Standards Manual, and
other responsibilities that may be included in or added to this Ordinance.
Other duties of the City Engineer shall include preparation of reports
and recommendations on all engineering matters that come before the
Planning Commission and City Council, and notification of persons
who are in violation of specified provisions of this Ordinance.
Where this Ordinance requires a public hearing notice, notice
shall be given in all of the following ways:
a.
A public hearing notice shall be published in a newspaper of general
circulation not less than 10 days prior to said hearing. If there
is no such paper of general circulation, the public hearing notice
shall be posted at least 10 days prior to the hearing in at least
three public places within the City of Firebaugh.
b.
A notice shall be mailed or delivered not less than 10 days prior
to the hearing to the owner of the subject property or the owner's
authorized agent, the project applicant, and to owners of properties
within 300 feet of the subject property as shown on the latest equalized
tax assessment role. If the number of properties exceeds 1,000, the
City of Firebaugh, in lieu of a notice that is mailed or delivered,
may provide a notice by placing a display notice of at least 1/8 page
in at least one newspaper of general circulation at least 10 days
prior to the meeting.
c.
A public hearing notice shall be posted at least 10 days prior to
the hearing in at least three public places within the City of Firebaugh.
The public hearing notice, whether published in a newspaper
of general circulation or posted at a public place within the City,
shall include the following information: date, time and place of the
public hearing; the hearing body or officer that will consider the
public hearing item; and a general description of the project and
its location.
Failure of any person or entity to receive a public hearing
notice shall not invalidate any proceedings or applications authorized
by this Ordinance.
Any public hearing conducted under this Ordinance may be continued.
The Commission or Council shall announce the time and place to which
the hearing is to be continued. No further public hearing notice shall
be required.
Any person dissatisfied with a decision of the Planning Director
or Planning Commission on a planning application may appeal the decision.
The decision of the Planning Director can be appealed to the Planning
Commission, and the Planning Commission's decision to the City Council,
unless otherwise not allowed by this Ordinance.
An appeal of a decision by the Planning Director or Planning
Commission shall be completed by filing a letter with the City Clerk
no later than 10 days after the day on which the decision was made.
The appeal shall state the name of the person appealing the decision,
the decision that is being appealed and the reasons for the appeal,
including an error, abuse or discretion or a decision that is not
supported by the findings in the record.
The filing of an appeal shall have the effect of staying the
issuance of any permit or procedure until such time as the matter
on appeal is resolved.
Upon receipt of an appeal by the City Clerk, a public hearing shall be held within 45 days of the receipt of the appeal. The public hearing notice for the appeal shall comply with the notice requirements detailed in § 25-5 (Public Hearings).
The Planning Commission or City Council shall hold a public
hearing on the matter that is under appeal. The appellate body shall
affirm, modify or reverse the decision under appeal. At the discretion
of the appellate body, the public hearing may be continued.
The Planning Director may appeal a decision of the Planning
Commission to the City Council if the Director finds that:
a.
The action of the Planning Commission constitutes new policies for
the City.
b.
The action is contrary to established City policy.
c.
The action will have a significant fiscal impact on the City.
d.
The action is not in compliance with City zoning or subdivision ordinances.
e.
The action is inconsistent with the Firebaugh General Plan.
When an appeal has been denied by an appellate body, no new
application for the same or substantially same application shall be
filed with the City for 12 months following the final decision on
the appeal.
If the appellate body determines that more complete information or additional facts on the matter previously appealed become evident, the affected party may request reconsideration of the appeal. All costs associated with the reconsideration shall be borne by the applicant. A new public hearing notice will processed consistent with § 25-5 (Public Hearings).
Pursuant to Government Code Section 65800 et. seq., the State
of California grants to the City of Firebaugh the power to apply zoning
to lands within its City limits. The purpose of zoning is to protect
the public health, safety and general welfare. The constitutionality
of zoning has been upheld by the United States Supreme Court since
1926, Euclid v. Amber Realty Company (272 US 365).
Zoning is the division of a city into districts, and the regulation
within those districts of the height, appearance and bulk of buildings
and structures; the area of a lot that may be occupied and the size
of required open spaces; the density and intensity of development;
and the use of buildings and land for commercial, agricultural, industrial,
residential and other purposes.
Districts are areas within the City of Firebaugh within which
certain zoning regulations apply. The districts hereby established
and into which the City is divided are as follows:
|
District Symbol
|
Zone District
|
|---|---|
|
UR
|
Urban Reserve
|
|
RA
|
Rural Residential
|
|
R-1
|
Single-Family Residential, minimum lot size of 6,500 square
feet
|
|
R-1-5
|
Single-Family Residential, minimum lot size of 5,000 square
feet
|
|
R-1-4.25
|
Single-Family Residential, minimum lot size of 4,250 square
feet
|
|
R-1 (TN)
|
Single-Family Residential (Traditional Neighborhood Development),
minimum lot size of 6,500 square feet
|
|
R-1-5 (TN)
|
Single-Family Residential (Traditional Neighborhood Development),
minimum lot size of 5,000 square feet
|
|
R-1-4.25 (TN)
|
Single-Family Residential (Traditional Neighborhood Development),
minimum lot size of 4,250 square feet
|
|
R-2
|
Low-Density Multiple-Family Residential, one unit per 3,250
square feet of lot area
|
|
R-3
|
Medium-High-Density Multiple-Family Residential, one unit per
1,500 square feet of lot area
|
|
C-1
|
Neighborhood Commercial
|
|
C-2
|
Central Commercial
|
|
C-3
|
General Commercial
|
|
M-1
|
Light Industrial
|
|
M-2
|
Heavy Industrial
|
|
O
|
Open Space
|
|
G
|
Government
|
|
MHP
|
Mobile Home Park
|
Overlay districts are areas in Firebaugh that may require special
regulations due to unique locational features, architecture, historical
significance, resources or hazards. These districts may be combined
with any of the base districts identified in this Chapter. For purposes
of identification on the Official Zoning Map for Firebaugh, districts
that are joined with an overlay district shall be suffixed with the
name of the overlay district. As an example, the zoning for an area
of Firebaugh that is classified central commercial (C-2) and contains
the historic downtown, which demands unique design regulations, would
read as C-2 (PD), Central Commercial, Planned Development District.
Firebaugh overlay districts are as follows:
|
PD
|
Planned Development
|
a.
The zoning boundaries of the aforementioned districts and overlay
districts shall be shown on the Official Zoning Map of Firebaugh.
The Official Zoning Map shall be a part of this Ordinance and shall
remain on file with the Firebaugh Planning and Building Department.
b.
The Firebaugh Planning and Building Department shall be responsible
for amending the Official Zoning Map when land is annexed into the
City or when property is reclassified from one zone to another.
c.
Zoning
Map amendments.
[Added 10-1-2018 by Ord. No. 18-03]
1.
The Zoning
Map is amended to redesignate one existing parcel currently zoned
R-1 (Single Family Residential) to R-2 (Low Density Multiple Family
Residential) as shown on Map 1.[1] The subject parcel is situated on the northwest corner
of 15th Street and Q Street.
[1]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
2.
The Zoning
Map is amended to redesignate two existing parcels zoned C-1 (Neighborhood
Commercial to R-1-5 (Single Family Residential (5,000 square foot
minimum lot size) and two parcels zoned C-1 (Neighborhood Commercial)
to R-3 (Medium Density Multiple Family Residential) as shown on Map
1.[2] The subject parcels are situated on the east side of North
Dos Palos Road (State Highway 33) on both sides of the Lyon Avenue
alignment. This amendment is conditioned upon the developer dedicating
land for half of the Diaz Street right-of-way and Highway 33 widening
and deferring payment equal to construction costs for half of the
Diaz Street improvement to a later date set by the City.
[Added 2-19-2019 by Ord.
No. 19-01]
[2]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
3.
The Zoning
Map is amended to redesignate nine existing parcels zoned C-2 (Central
Commercial) and R-2 (Low Density Multi Family Residential) to G (Government)
as shown on Map 1.[3] The subject parcels are situated on the east side of O
Street along both sides of 9th Street, extending to Q Street.
[Added 8-5-2019 by Ord.
No. 19-04]
[3]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
4.
The Zoning
Map is amended to redesignate two existing parcels zoned G (Government)
to R-1-5 (Single Family Residential) (5,000 square foot minimum lot
size) as shown on Map 1.[4] The subject parcels are situated on the west side of Clyde
Fannon Road north of the Borboa Lane alignment.
[Added 8-19-2019 by Ord.
No. 19-05]
[4]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
5.
The Zoning
Map is amended to redesignate one existing parcel zoned R-1 (Single
Family Residential) to C-1 (Neighborhood Commercial) as shown on Map
1.[5] The subject parcel is situated on the southeast corner
of N Street and Zozaya Street.
[Added 1-6-2020 by Ord.
No. 19-07]
[5]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
6.
The Zoning
Map is amended to redesignate one existing parcel C-1 (Neighborhood
Commercial) to R-1 (Single Family Residential) as shown on Map 1.[6] The subject parcel is situated on the east side of the
Lyon Avenue alignment, approximately 280 feet north of North Dos Palos
Road.
[Added 4-6-2020 by Ord.
No. 20-01]
[6]
Editor’s Note: Maps adopted with Zoning Map amendments
are on file in the City offices.
Where uncertainty exists as to the boundary of any district
shown on the Zoning Map, the following rules shall apply.
a.
District boundaries shall coincide with either streets, alleys, property
lines or railroad rights-of-way unless otherwise shown on the Zoning
Map.
b.
Where doubt exists as to the location of a district boundary within
a block, the boundary line shall be the nearest interior lot line
existing at the effective date of this Ordinance.
Except as provided for in this Ordinance, no structure or part
thereof shall be erected, altered or enlarged, nor shall any site
or structure be used in a manner other than is included among the
uses hereinafter listed as permitted or conditionally permitted in
the district in which the structure or site is located. In addition,
no structure or part thereof shall be erected, reconstructed, enlarged
or moved into any district that exceeds the development standards
for the district in which the structure is located.
Where property is annexed into Firebaugh or where property is
vacated or abandoned, the following zoning rules shall apply:
a.
Firebaugh may pre-zone unincorporated territory adjoining the City for the purpose of determining the zoning that will apply to such territory in the event of annexation. Zoning of the subject territory will be conducted consistent with § 25-49, Zoning Ordinance Amendments, and will become effective when annexation has been completed.
b.
Unless pre-zoned, all property annexed into the City shall be classified
to the Urban Reserve (UR) district.
c.
All property that lacks zoning because property has been vacated
or abandoned shall be zoned to the center line of the subject property
consistent with the zoning on the adjoining property.
Where more restrictive standards, use regulations or rules are
established by any other applicable statutes, ordinances or regulations
than is established by this Ordinance, the provisions of such statutes,
ordinances or regulations shall govern.
The purpose of the R-1 District is to provide living areas within
Firebaugh where development is consistent with the Firebaugh General
Plan and is generally limited to low-density concentrations of single-family
dwellings, and where regulations are designed to promote the following:
(1) encourage a suitable environment for family life; (2) provide
space for community facilities, including parks, schools, churches
and other facilities that will complement the residential environment;
(3) a circulation system that is pedestrian-friendly, is properly
connected to the community at-large and adjacent residential developments,
and provides for alternative forms of transportation; (4) an attractive
and unique neighborhood design that ranges from streetscape to the
residential dwellings themselves; and (5) the conservation of valuable
resources ranging from water to energy.
In order to adequately plan for single-family development at
various densities, the R-1 district is further divided into the following
subdistricts:
The following uses are permitted by administrative approval, subject to development standards contained in this § 25-15.
a.
Single-family dwellings, including conventional stick-built, and mobile homes/modular homes subject to design standards contained in § 25-15.9 of this chapter.
b.
Accessory buildings and structures, including garages, sheds and
similar.
f.
Small day-care homes (for one to eight children).
g.
Licensed residential care facilities serving six or fewer persons.
h.
Employee housing, subject to the issuance of a permit by the State
of California Department of Housing and Community Development as provided
in California Health and Safety Code Sections 17021.5 and 17030. The
permit shall be prominently displayed in the housing unit and shall
be provided to any peace officer, City inspector or state inspector,
upon demand.
i.
Drainage basins.
j.
Water well sites.
k.
Utility facilities, including electrical substations, elevated pressure
tanks, and communication equipment buildings.
l.
Model homes, subdivision sales offices and temporary construction
materials storage yards associated with the development of a residential
subdivision.
m.
Transitional and supportive housing (six or fewer persons).
n.
Storage of recreational vehicles, motorhome, travel trailer, truck
camper, camping trailer, boat or boat trailer storage.
The following uses shall be permitted upon the granting of a conditional use permit consistent with § 25-51, Conditional Use Permits.
a.
Public and quasipublic uses of an educational or religious type including
public and parochial elementary schools, junior high schools, high
schools and colleges; nursery schools, nonprofit schools and colleges;
churches and other religious institutions.
b.
Licensed senior citizen housing facilities.
c.
Licensed large family day-care facilities (for nine or more children).
d.
Licensed residential care facilities serving more than six persons.
a.
Lot area. The minimum lot size for Firebaugh's single-family residential
districts are as follows:
|
District
|
Minimum Site Area
|
|---|---|
|
R-1
|
6,500 square feet
|
|
R-1-5
|
5,000 square feet
|
|
R-1-4.25
|
4,250 square feet
|
b.
Lot frontage and depth (see also Exhibit 15-1).
1.
The minimum lot frontage and depth requirements for each of Firebaugh's
single-family residential districts are as follows:
|
Table 15-1: Minimum Lot Width and Depth Requirements
| |||
|---|---|---|---|
|
R-1 Zone
|
R-1-5 Zone
|
R-1-4.25 Zone
| |
|
Width: interior lots
|
60 feet
|
50 feet
|
40 feet
|
|
Width: corner lots
|
65 feet
|
55 feet
|
45 feet
|
|
Cul-de-sac/curve frontage lots
|
40 feet
|
40 feet
|
40 feet
|
|
Depth
|
100 feet
|
90 feet
|
No standard, though the depth must be sufficient to meet minimum
lot area requirement of 4,250 square feet
|
|
Exhibit 15-1: Lot Width and Depth Requirements Shown on
Typical Lots
 |
c.
Building height. Residential structures shall not exceed 25 feet/two
stories in height; accessory structures shall not exceed 12 feet in
height.
d.
Yard requirements (see also Exhibit 15-2). Yard setback areas shall
be maintained on lots in the single-family zones as shown in Table
15-2.
|
Table 15-2
| |||
|---|---|---|---|
|
Yard Setback Requirements
| |||
|
R-1 Zone
|
R-1-5 Zone
|
R-1-4.25 Zone
| |
|
Front yard
|
20 feet, minimum, except that a front yard setback of 14 feet
(minimum) is permitted if a front porch is provided that is at least
6 feet deep and 10 feet wide. Regardless, garages and carports facing
a street must be set back at least 20 feet.
|
20 feet, minimum, except that a front yard setback of 14 feet
(minimum) is permitted if a front porch is provided that is at least
6 feet deep and 10 feet wide. Regardless, garages and carports facing
a street must be set back at least 20 feet.
|
10 feet, minimum, except that 20 feet is required for the garage
portion of a dwelling that faces a street
|
|
Side yards
| |||
|
Interior side yard
|
5 feet, minimum
|
5 feet, minimum
|
5 feet, minimum
|
|
Corner lot street side yard
|
10 feet, minimum, except 20 feet required where a garage or
carport faces a street
|
10 feet, minimum, except 20 feet required where a garage or
carport faces a street
|
10 feet, minimum, except 20 feet required where a garage or
carport faces a street
|
|
Rear yard
|
10 feet, minimum
|
10 feet, minimum
|
10 feet, minimum
|
|
(1)
|
Detached accessory structures no taller than 12 feet may have
a zero rear or side yard setback if set back behind the front yard
setback, and behind the side yard setback on the street side yard
of a corner lot.
|
|
(2)
|
There shall be a minimum setback of six feet between accessory
structures and a dwelling.
|
|
(3)
|
Architectural features, including eaves, sills, chimneys, cornices,
and bay windows may extend up to 30 inches into a required yard.
|
|
(4)
|
No building shall be located closer than five feet to an alley.
|
|
(5)
|
Portable carports are prohibited between a dwelling and any
street abutting the lot.
|
|
(6)
|
Swimming pools shall not be located in any required front yard,
or a required side yard on the street side of a corner lot. Swimming
pools located in a rear or side yard must be set back at least five
feet from the rear and side property lines.
|
|
Exhibit 15-2: Yard Setback Requirements in the R-1 Zones
illustrated on typical lot types
 |
a.
Front yards: Fences, walls and hedges in a required front yard setback
area shall not exceed three feet in height, except that a fence or
wall may be four feet in height if more than 50% of the top one-foot
of the structure is see-through (such as wrought-iron).
b.
Rear and side yards: Fences, walls, and hedges in the area behind
the required front yard setback shall not exceed seven feet in height.
c.
Fences on the street side yards of corner lots: Fences, walls and
hedges within the required side yard setback area along the street
side yard of a corner lot shall not exceed three feet in height, except
that a fence or wall may be four feet in height if more than 50% of
the top one-foot of the structure is see-through (such as wrought-iron).
d.
Corner visibility triangle.
1.
Street intersection: No fencing higher than three feet shall be placed
in the corner area of a lot formed by a triangle with its right angle
at corner of the lot adjacent to the street intersection and right
angle sides measuring 30 feet long.
2.
Driveway/street intersection: No fencing higher than three feet shall
be placed in triangular areas situated where a driveway intersects
a street. The affected area is defined as a triangle where the right
angle corner is set at the point where the driveway intersects the
property line, and the right angle sides measure 10 feet long.
e.
Materials such as razor wire and barbed wire are prohibited in residential
zones (except for temporary construction yards associated with a development
project).
a.
In the R-1 and R-1-5 zones a minimum of two covered parking stalls
(within a garage or permanent carport) shall be provided for each
single-family dwelling. Each space shall have a minimum width of 10
feet and a minimum depth of 20 feet. All parking spaces and driveways
shall have a concrete or asphalt surface. Where a garage or carport
is open to a public street, a driveway of at least 20 feet in length
shall be provided between the face of the garage and the back of sidewalk
or property line, whichever distance is greater.
b.
In the R-1-4.25 zone, a minimum of one covered parking stall (within
a garage or permanent carport) shall be provided. Each space shall
have a minimum width of 10 feet and a minimum depth of 20 feet. All
parking spaces and driveways shall have a concrete or asphalt surface.
Where a garage or carport is open to a public street, a driveway of
at least 20 feet in length shall be provided between the face of the
garage and the back of sidewalk or property line, whichever distance
is greater.
c.
A garage or carport shall not be converted to become a habitable
part of the dwelling unless an equivalent number of covered parking
spaces are provided elsewhere on the subject parcel.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
The following standards shall apply to all single-family dwellings,
including manufactured and mobile homes, that are established in the
R-1 districts.
a.
The minimum width of a single-family dwelling or a manufactured or
mobile home shall be 20 feet.
b.
Mobile homes must be certified under the National Manufactured Home
Construction and Safety Act of 1974.
c.
All residential dwellings shall be attached to a permanent foundation.
d.
The roofs of all residential dwellings shall be composed of composition
shingles, ceramic tiles, metal or wood shakes or singles. The pitch
of the roof shall not be less than three inches of vertical rise over
12 inches of horizontal run. The roof overhang shall not be less than
12 inches around the building perimeter.
e.
The exterior siding of all residential dwellings shall be composed
of wood, masonry, plaster, or metal sheathing.
f.
Siding shall extend to the ground, except when a solid concrete or
masonry perimeter foundation or retaining wall is used, in which case
the siding material need only extend to the top of the foundation
or wall.
a.
In order to conserve energy, 75% of all garages in subdivisions constructed
after December 5, 2016, shall be located on the west side of a home
that fronts onto an east/west roadway, and on the north side of a
home that fronts onto a north/south roadway.
b.
In order to conserve energy, all ground-mounted heating/cooling units
in subdivisions constructed after December 5, 2016, shall be located
on the east side of a home that fronts onto an east/west roadway,
and on the north side of a home that fronts onto a north/south roadway.
c.
In order to conserve energy, residents are encouraged to plant deciduous
trees on the south and west sides of their home.
a.
In order to conserve water, not more than 50% of the front yard landscaping
shall be devoted to turf. Shrubs planted in the front yard shall be
drought-tolerant species. Artificial lawn shall be considered as a
landscaping option.
|
Exhibit 15-4
Energy and Water Conservation Measures
 |
a.
The purpose of the R-1 (TN) districts is to provide livable and pedestrian-oriented
residential areas within Firebaugh where development is consistent
with the Firebaugh General Plan and is generally limited to low-density
concentrations of single-family dwellings. A key feature of the Traditional
Neighborhood Zones is the review of architectural character of new
dwellings, and emphasis on careful design to encourage a pedestrian-friendly
neighborhood environment. Regulations in the TN Zones are designed
to promote the following:
1.
An attractive and unique neighborhood design that ranges from streetscape
to the residential dwellings themselves which will be designed to
promote interaction with the neighborhood, including the use of front
porches, and garages set back behind the front plane of the dwelling;
and
2.
Encourage a suitable environment for family life;
3.
Provide space for community facilities, including parks, schools,
churches and other facilities that will complement the residential
environment;
4.
A circulation system that is pedestrian-friendly, is well connected
to the community at large and adjacent residential developments, and
provides for alternative forms of transportation;
5.
The conservation of valuable resources ranging from water to energy.
b.
A key feature of the R-1 (TN) zones is the review of the architectural
character of single-family dwellings, to ensure that homes reflect
styles that are historic to the San Joaquin Valley.
In order to adequately plan for single-family development at
various densities, the R-1 (TN) district is further divided into the
following subdistricts:
The following uses are permitted by administrative approval,
subject to development standards contained in this chapter.
a.
Single-family dwellings, including conventional stick-built, and mobile homes/modular homes subject to design standards contained in § 25-17.9 of this chapter.
b.
Accessory buildings and structures, including garages, swimming pools,
sheds and similar.
e.
Small day-care homes (for one to eight children), subject to standards contained in § 25-41 (Special Uses).
f.
Licensed residential care facilities serving six or fewer persons, subject to standards contained in § 25-41 (Special Uses).
g.
Employee housing, subject to the issuance of a permit by the State
of California Department of Housing and Community Development as provided
in California Health and Safety Code Sections 17021.5 and 17030. The
permit shall be prominently displayed in the housing unit and shall
be provided to any peace officer, City inspector or state inspector,
upon demand.
h.
Drainage basins.
i.
Water well sites.
j.
Utility facilities, including electrical substations, elevated pressure
tanks, and communication equipment buildings.
k.
Model homes, subdivision sales offices and temporary construction
materials storage yards associated with the development of a residential
subdivision.
l.
Transitional and supportive housing (six or fewer persons).
The following uses shall be permitted upon the granting of a conditional use permit consistent with § 25-51, Conditional Use Permits.
a.
Public and quasipublic uses of an educational or religious type including
public and parochial elementary schools, junior high schools, high
schools and colleges; nursery schools, nonprofit schools and colleges;
churches and other religious institutions.
b.
Licensed senior citizen housing facilities.
c.
Licensed large family day-care facilities (for nine or more children).
a.
Lot area (see also Exhibit 17-1). The minimum lot size for Firebaugh's
single-family residential (TN) districts are as follows:
|
District
|
Minimum Site Area
|
|---|---|
|
R-1
|
6,500 square feet
|
|
R-1-5
|
5,000 square feet
|
|
R-1-4.25
|
4,250 square feet
|
b.
Lot frontage and depth (see also Exhibit 15-1).
1.
The minimum lot frontage and depth requirements for each of Firebaugh's
single-family residential (TN) districts are as follows:
|
Table 15-1: Minimum Lot Width and Depth Requirements
| |||
|---|---|---|---|
|
R-1 Zone
|
R-1-5 Zone
|
R-1-4.25 Zone
| |
|
Width: interior lots
|
60 feet
|
50 feet
|
40 feet
|
|
Width: corner lots
|
65 feet
|
55 feet
|
45 feet
|
|
Cul-de-sac/curve frontage lots
|
40 feet
|
40 feet
|
40 feet
|
|
Depth
|
100 feet
|
90 feet
|
No standard, though the depth must be sufficient to meet minimum
lot area requirement of 4,250 square feet
|
 Zone.doc--Image-1.tif.png) |
c.
Building height. Residential structures shall not exceed 25 feet/two
stories in height; Accessory structures shall not exceed 12 feet in
height.
d.
Yard requirements (see also Exhibit 17-2). Yard setback areas shall
be maintained on lots in the Traditional Neighborhood R-1 Zones as
shown in Table 17-2.
|
Table 17-2
| |||
|---|---|---|---|
|
Yard Setback Requirements
| |||
|
R-1 (TN) Zone
|
R-1-5 (TN) Zone
|
R-1-4.25 (TN) Zone
| |
|
Front yard
|
15 feet minimum, except that garages and carports shall be set
back at least 20 feet. All dwellings shall include a front porch at
least 8 feet deep that spans at least 1/2 the width of the facade
of the dwelling. In no case shall a garage or carport extend forward
of the remainder of the dwelling.
|
15 feet minimum, except that garages and carports facing a street
shall be set back at least 20 feet. All dwellings shall include a
front porch at least 8 feet deep that spans at least 1/2 the width
of the facade of the dwelling. In no case shall a garage extend forward
of the remainder of the dwelling.
|
10 feet minimum, except that garages and carports shall be set
back at least 20 feet. All dwellings shall include a front porch at
least 8 feet deep that spans at least 1/2 the width of the facade
of the dwelling. In no case shall a garage extend forward of the remainder
of the dwelling.
|
|
Side yards
| |||
|
Interior side yard
|
5 feet, minimum
|
5 feet, minimum
|
5 feet, minimum
|
|
Corner lot street side yard
|
10 feet minimum, except 20 feet required for that portion of
a dwelling where a garage or a carport faces a street. The facade
of a dwelling facing a street side yard on a corner lot shall have
a usable porch at least 6 feet deep, spanning at least 1/4 the width
of the facade.
|
10 feet minimum, except 20 feet required for that portion of
a dwelling where a garage or carport faces a street. The facade of
a dwelling facing a street side yard on a corner lot shall have a
usable porch at least 6 feet deep, spanning at least 1/4 the width
of the facade.
|
10 feet minimum, except 20 feet required for that portion of
a dwelling where a garage or carport faces a street. The facade of
a dwelling facing a street side yard on a corner lot shall have a
usable porch at least 6 feet deep, spanning at least 1/4 the width
of the facade.
|
|
Rear yard
|
10 feet, minimum
|
10 feet, minimum
|
10 feet, minimum
|
|
Special requirements:
| |
|
(1)
|
Detached accessory structures no taller than 12 feet may have
a zero rear or side yard setback if set back behind the front yard
setback, and behind the side yard setback on the street side yard
of a corner lot.
|
|
(2)
|
There shall be a minimum setback of six feet between accessory
structures and a dwelling.
|
|
(3)
|
Architectural features, including eaves, sills, chimneys, cornices,
and bay windows may extend up to 30 inches into a required side yard.
|
|
(4)
|
No building shall be located closer than five feet to an alley.
|
|
(5)
|
Portable carports are prohibited between a dwelling and any
street abutting the lot.
|
|
(6)
|
The front of any garage or carport shall not exceed 50% of the
width of the facade of the dwelling of which it is a part.
|
|
Exhibit 17-2: Yard Setback Requirements in the R-1 (TN),
R-1-5 (TN) and R-1-4.25 (TN) Zones on Typical Lots
 Zone.doc--Image-2.tif.png) |
a.
Front yards: Fences, walls and hedges in a required front yard setback
area shall not exceed three feet in height, except that a fence or
wall may be four feet in height if more than 50% of the top one-foot
of the structure is see-through (such as wrought-iron).
b.
Rear and side yards: Fences, walls, and hedges in the area behind
the required front yard setback shall not exceed seven feet in height.
c.
Fences on the street side yards of corner lots: Fences, walls and
hedges within the required side yard setback area along the street
side yard of a corner lot shall not exceed three feet in height, except
that a fence or wall may be four feet in height if more than 50% of
the top one-foot of the structure is see-through (such as wrought-iron).
d.
Corner visibility triangle.
1.
Street intersection. No fencing higher than three feet shall be placed
in the corner area of a lot formed by a triangle with its right angle
at corner of the lot adjacent to the street intersection and right
angle sides measuring 30 feet long.
2.
Driveway/street intersection. No fencing higher than three feet shall
be placed in triangular areas situated where a driveway intersects
a street. The affected area is defined as a triangle where the right
angle corner is set at the point where the driveway intersects the
property line, and the right angle sides measure 10 feet long.
 Zone.doc--Image-3.tif.png)
a.
In the R-1 (TN) and R-1-5 (TN) Zones a minimum of two covered parking
stalls (within a garage or permanent carport) shall be provided for
each single-family dwelling. In the R-1-4.25 (TN) zone a minimum of
one covered parking stall (within a garage or permanent carport) shall
be provided for each single-family dwelling. Each space shall have
a minimum width of 10 feet and a minimum depth of 20 feet. All parking
spaces and driveways shall have a concrete or asphalt surface. Where
a garage or carport is open to a public street, a driveway of at least
20 feet in length shall be provided between the face of the garage
and the back of sidewalk or property line, whichever distance is greater.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
The following standards shall apply to all single-family dwellings,
including manufactured and mobile homes, that are established in the
R-1 districts.
1.
Single-family dwellings shall be designed utilizing an architectural
style that is traditional to the history of the San Joaquin Valley.
Historical residential architectural styles that are acceptable include:
2.
Consideration may be given to the use of other architectural styles
if they are found to be reflective of local history and consistent
with the objectives of this chapter, as determined by the Planning
Director.
b.
Design standards.
1.
The minimum width of a single-family dwelling or a manufactured or
mobile home shall be 20 feet.
2.
Mobile homes must be certified under the National Manufactured Home
Construction and Safety Act of 1974.
3.
All residential dwellings shall be attached to a permanent foundation.
4.
The roofs of all residential dwellings shall be composed of composition
shingles, ceramic tiles, metal or wood shakes or shingles. The pitch
of the roof shall not be less than three inches of vertical rise over
12 inches of horizontal run. The roof overhang shall not be less than
12 inches around the building perimeter.
5.
The exterior siding of all residential dwellings shall be composed
of wood, masonry, plaster, or metal sheathing.
6.
Siding shall extend to the ground, except when a solid concrete or
masonry perimeter foundation or retaining wall is used, in which case
the siding material need only extend to the top of the foundation
or wall.
[1]
Editor's Note: Illustration of the Design Standards and Guidelines
for this Zone are included as an attachment to this chapter.
a.
In order to conserve energy, 75% of all garages in subdivisions constructed
after December 5, 2016, shall be located on the west side of a home
that fronts onto an east/west roadway, and on the north side of a
home that fronts onto a north/south roadway.
b.
In order to conserve energy, all ground-mounted heating/cooling units
in subdivisions constructed after December 5, 2016, shall be located
on the east side of a home that fronts onto an east/west roadway,
and on the north side of a home that fronts onto a north/south roadway.
c.
In order to conserve energy, residents are encouraged to plant deciduous
trees on the south and west sides of their home.
a.
In order to conserve water, not more than 50% of the front yard landscaping
shall be devoted to turf. Shrubs planted in the front yard shall be
drought-tolerant species. Artificial lawn shall be considered as a
landscaping option.
|
Exhibit 17-4
Energy and Water Conservation Measures
 Zone.docImage8.tif.png) |
The purpose of the R-2 and R-3 districts is to provide living
areas within Firebaugh where development is consistent with the Firebaugh
General Plan and is limited to medium- and high-density concentrations
of multifamily dwellings along with other uses suitable to the intent
of the Zone, and where regulations are designed to promote the following:
a.
A suitable environment for family life, recognizing that a significant
part of the multifamily population is adult, including senior citizens;
b.
Space for community facilities, including parks, schools, churches
and other facilities that will complement the residential environment;
c.
Attractive and unique development projects that encompass well-designed
buildings with ample landscape and off-street parking;
d.
The conservation of valuable resources ranging from water to energy;
and
e.
Housing that is affordable to low- and moderate-income households
and to households that have special housing needs.
The following uses are permitted in the R-2 and R-3 Zones, subject
to development standards contained in this title.
a.
Single-family dwellings, duplexes and triplexes.
b.
Multifamily complexes.
c.
Employee housing, subject to the issuance of a permit by the State
of California Department of Housing and Community Development as provided
in California Health and Safety Code Sections 17021.5 and 17030. The
permit shall be prominently displayed in the housing unit and shall
be provided to any peace officer, City inspector or State inspector,
upon demand.
d.
Emergency Shelter (R-3 Zone only).
e.
Single-room-occupancy units.
f.
Supportive housing.
g.
Transitional housing.
i.
Small day-care homes.
j.
Mobile homes subject to design standards contained in § 25-15, R-1 Zone (Conventional Single-Family Residential Zones).
k.
Licensed group care homes (six or fewer persons).
l.
Drainage basins.
m.
Water well sites.
n.
Utility facilities, including electrical substations, elevated pressure
tanks, and communication equipment buildings, except for wireless
telecommunications facilities.
o.
Model apartments and rental offices associated with the development
of a multifamily development.
p.
Incidental and accessory structures and uses located on the same
site as the permitted use including private garages and carports;
storage buildings; garden structures, greenhouses; and recreation
rooms, hobby shops and swimming pools.
r.
Enclosed temporary construction materials storage yards associated
with the development of an apartment complex.
The following uses shall be permitted upon the granting of a use permit consistent with § 25-5, Conditional Use Permits.
a.
Public and quasipublic uses of an educational or religious type including
public and parochial elementary schools, junior high schools, high
schools and colleges; nursery schools, nonprofit schools and colleges;
churches and other religious institutions.
b.
Public and private charitable institutions, hospitals, convalescent
homes, sanitariums, or rest homes for mental, drug or alcoholic cases.
c.
Public uses of an administrative, recreational, pubic service or
cultural type including City, county, state or federal administrative
centers and courts, libraries, museums, art galleries, police and
fire stations and other public buildings, structures and facilities;
public playgrounds, parks and community centers.
d.
Rest homes and nursing homes; boardinghouses and rooming houses.
e.
Emergency shelters.
f.
Bed-and-breakfast.
No multifamily uses may be established on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review.
a.
Unit density. The maximum unit densities for Firebaugh's multifamily
residential districts are as follows:
|
District
|
Maximum Unit Density
|
|---|---|
|
R-2
|
One dwelling per 3,250 square feet of lot area.
|
|
R-3
|
One dwelling per 1,500 square feet of lot area. Residential
development on parcels larger than 3/4 acre shall have a minimum density
of 20 units per acre to ensure affordability, consistent with state
affordability standards, unless it can be demonstrated that affordability
can be achieved with a lesser density.
|
|
Exhibit 19-1: Key Development Standards in the R-2/R-3
Zones
 |
b.
Lot frontage, depth and area.
2.
The minimum lot depth for newly-established lots in the R-2 and R-3
zones is 100 feet.
3.
The minimum area of all newly-created lots for each of Firebaugh's
multifamily residential districts are as follows:
|
District
|
Minimum Lot Area
|
|---|---|
|
R-2
|
6,500 square feet, minimum
|
|
R-3
|
7,500 square feet, minimum
|
c.
Building height. The maximum height of all structures shall be 25
feet (two stories); the maximum height of accessory structures shall
be 12 feet.
d.
Lot coverage.
|
District
|
Coverage
|
|---|---|
|
R-2
|
50% maximum
|
|
R-3
|
80% maximum
|
e.
Yard requirements. Yard requirements (building setbacks) for structures
in the R-2 and R-3 zones shall be as follows:
|
Front yard:
|
15 feet, minimum
|
|
Side yards:
| |
|
Interior side yard:
|
5 feet, minimum
|
|
Corner lot street side:
|
10 feet, minimum, except 20 feet required where a garage or
carport opens to a street.
|
|
Rear yard:
|
10 feet, minimum
|
|
Special requirements:
| |
|
(1)
|
Detached accessory structures no taller than 12 feet may have
a zero rear or side yard setback if set back behind the front yard
setback, and behind the side yard setback on the street side yard
of a corner lot.
|
|
(2)
|
Architectural features, including eaves, sills, chimneys, cornices,
and bay windows may extend up to 30 inches into a required side yard.
|
|
(3)
|
No building shall be located closer than five feet to an alley.
|
|
(4)
|
Portable carports are prohibited between a dwelling and any
street abutting the lot.
|
|
(5)
|
Garage/carport setback: A garage or carport that opens to a
public street shall be set back a minimum of 20 feet from the back
of sidewalk or property line, whichever distance is greater.
|
f.
Minimum distance between buildings on the same lot: The minimum distance
between a structure used for human habitation and another structure
(such as another dwelling, detached garage, carport, or storage shed,
etc.) shall be 10 feet.
g.
Building orientation and porch requirements (also see Exhibit 19-3).
Buildings on a site situated closest to public street(s) shall be
oriented with ground floor units facing onto the street, with the
front door opening onto a usable porch measuring at least eight feet
wide and six feet deep.
|
Exhibit 19-3: Front Orientation and Porch Requirement
 Ground floor units along streets shall be oriented to face the
street with the front door opening onto a usable porch.
|
a.
Front yards: Fences, walls and hedges in a required front yard setback
area shall not exceed three feet in height, except that a fence or
wall may be four feet in height if more than 50% of the top one-foot
of the structure is see-through (such as wrought-iron).
b.
Rear and side yards: Fences, walls, and hedges in the area behind
the required front yard setback shall not exceed seven feet in height.
c.
Fences on the street side yards of corner lots: Fences, walls and
hedges within 10 feet of the property line along the street side yard
of a corner lot shall not exceed three feet in height, except that
a fence or wall may be four feet in height if more than 50% of the
top one-foot of the structure is see-through (such as wrought-iron).
d.
Corner visibility triangle.
1.
Street intersection: No fencing higher than three feet shall be placed
in the corner area of a lot formed by a triangle with its right angle
at corner of the lot adjacent to the street intersection and right
angle sides measuring 30 feet long.
2.
Driveway/street intersection: No fencing higher than three feet shall
be placed in triangular areas situated where a driveway intersects
a street. The affected area is defined as a triangle where the right
angle corner is set at the point where the driveway intersects the
property line, and the right angle sides measure 10 feet long.
e.
Materials such as razor wire and barbed wire are prohibited in residential
zones (except for temporary construction yards associated with a development
project).
a.
For multifamily dwellings, a minimum of 1.5 parking stalls per dwelling
shall be provided on-site. One stall per unit shall be covered with
a carport or garage. All parking spaces, driveways and parking lots
shall have a concrete or asphalt surface, consistent with the Firebaugh
Improvement Standards. Parking lots shall be designed to preclude
backing on vehicles onto public streets.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
The following standards shall apply to all multifamily developments.
a.
The architectural design of multifamily developments to the best
extent possible should be compatible with adjacent residential neighborhoods.
Compatibility may involve the use of materials, color, scale, roof
pitch, and other physical features that would assist in blending the
new multifamily development with surrounding residential uses.
b.
The architectural design of multifamily developments that are not
adjacent to or within existing residential neighborhood shall consider
the following design standards:
1.
Long, unbroken building facades and box-like building forms are discouraged.
Building facades should be varied by alternating building planes,
building material, color and building heights (see Exhibit 19-4).
Other approaches to providing attractive multifamily structures could
involve alternating the patterns of window and door opening; the use
of projections such as balconies, porches and awnings; and changing
setbacks and softening the building facade with tree plantings.
2.
Setbacks should be varied with individual structures.
3.
The roof lines of multifamily structures should be altered to provide
a varied horizontal view.
|
Exhibit 19-5: Preferred Site Planning Concepts for Multifamily
Design
 |
4.
There should only be a maximum of two adjacent multifamily units
with identical wall and roofline planes.
5.
It is important that door and window openings be articulated on the
face of the multifamily structure. Articulation can include framing,
insets or shutters for windows and insets, framing and color for doorways.
6.
Materials used for multifamily developments should be durable and
of low maintenance. Where possible, exterior siding should provide
a distinctive appearance, such as lap siding, shingle siding, river
rock, brick, or flagstone.
7.
Stairways should be designed as an integral part of the overall multifamily
development. Materials used on the building should be incorporated
into the stairway design (see Exhibit 19-6). Stairways should not
be a dominant exterior feature on the building and should be sited
so that they are not visually prominent.
|
Exhibit 19-6: Stairways
 |
c.
Parking lots and carports or garages should be designed to blend
in with the overall multifamily project.
1.
Long, unbroken rows of parking spaces are discouraged. Where possible,
these rows should be broken by landscaped islands, buildings, or garages.
2.
Carports should contain design elements that make the structures
visually interesting, such as gabled roofs or articulated support
beams.
3.
Parking lots should be screened from adjacent properties with a seven-foot
solid block wall that is softened with landscaping.
d.
Special design treatment should be given to the entryways and street
corners of multifamily projects.
1.
The street corners of multifamily projects should be enhanced visually
with features like landscaping, walls, lighting, fountains, trellises,
signage, public art, etc.
2.
Project entryways should be given special treatment such as stamped
concrete driveways, metal gates with pilasters or landscaped medians.
e.
All common areas shall be provided with landscaping and an automated irrigation system. Landscaping shall be consistent with § 25-43, Landscaping, Irrigation and Grading.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and a metal gate. An arbor should be constructed over the trash
enclosure, to improve appearance. The exterior to the enclosure shall
be landscaped.
g.
All roof-mounted mechanical equipment shall be screened from view.
h.
Where a multifamily development abuts a single-family use or a commercial
use, a seven-foot solid block wall shall be constructed along the
property line common to the two land uses.
a.
To the greatest extent possible, buildings should be designed with
the greatest building length running east and west to take advantage
of passive solar design opportunities (see Exhibit 19-7).
b.
All ground-mounted heating/cooling units shall be located on the
east side of a building that fronts onto an east/west roadway, and
on the north side of a building that fronts onto a north/south roadway
(this locational feature will conserve energy).
c.
The landscaping plan for the multifamily complex should feature the
planting of deciduous trees on the south and west sides of the residential
complex (this locational design feature will conserve energy).
|
Exhibit 19-7: Energy Conservation
 |
a.
All residential projects that contain more than 2,500 square feet of landscaped area shall comply with the regulations contained in § 25-43, Landscaping, Irrigation and Grading.
b.
Not more than 50% of the front yard landscaping shall be devoted
to turf. Shrubs planted in the front yard shall be drought-tolerant
species (These design features will conserve water).
c.
All front yard landscaping shall be provided with an automated irrigation
system that employs water-conserving irrigation features.
a.
The purpose of the Neighborhood Commercial district is to provide
for the development of small-scale, low-intensity commercial uses
that serve the daily needs of residential neighborhoods that are in
close proximity to the shopping center. The design of neighborhood
commercial centers shall be of a scale and design that is compatible
with the surrounding residential neighborhoods. In addition, the design
of the center should provide for pedestrian access from surrounding
neighborhoods.
b.
The types of permitted and conditional uses that would be allowed
in a neighborhood commercial center would be limited to uses that
local residents would require on a daily basis including small-scale
grocery stores, barber and beauty shops, clothes cleaning establishments,
banks, restaurants and similar compatible uses.
The following uses are permitted in the C-1 district.
a.
Accessory uses incidental to a permitted or conditionally permitted
use existing on the site.
b.
Automated teller machine (stand-alone or associated with a bank).
c.
Banks and financial institutions.
d.
Check-cashing services.
e.
Clubs, lodges and meeting rooms.
f.
Day care, small- and large-family.
g.
Drainage basins.
h.
Health/athletic clubs.
j.
Multiple-family dwellings, provided that the use shall be developed in accordance with property development standards of the "R-3" District, § 25-19.
k.
Offices (administrative, business, medical, general, governmental
and professional).
l.
Personal services businesses. Commercial establishments that provide
services of a personal nature, including:
m.
Retail stores and service establishments that supply commodities
or services that meet the needs of residents in the community. Permitted
uses include:
1.
Bakeries, retail.
2.
Clothing, shoes, jewelry and accessory stores.
3.
Confectionary (candy) stores.
4.
Convenience grocery stores (except that stores selling alcoholic
beverages require a conditional use permit).
5.
Florists.
6.
Food stores.
7.
Gift shops.
8.
Hardware and home improvement stores.
9.
Health food stores.
10.
Hobby shops.
11.
Ice cream shops.
12.
Jewelry stores.
13.
Office supply stores.
14.
Pet shops.
15.
Pharmacy/drug stores (except those with a drive-through are not permitted
in the C-2 zone).
16.
Photo studios and photographic supplies, art galleries.
17.
Sporting goods stores.
18.
Supermarkets.
19.
Tobacco stores.
20.
Toy stores.
21.
Variety stores.
n.
Restaurants and cafes, including drive-through and drive-in restaurants.
o.
Veterinarian offices.
p.
Video arcades.
q.
Other uses similar in nature and intensity to those permitted, as
determined by the City Planner.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
a.
Churches.
b.
Communications buildings and structures, except for wireless telecommunications
facilities.
c.
Electrical transmission and distribution substations.
d.
Liquor stores and convenience markets that sell alcoholic beverages.
e.
Parking lots.
f.
Service stations.
g.
Temporary assembly/entertainment uses, including tent revivals, carnivals,
circuses.
h.
Water pump stations.
i.
Other uses similar in nature and intensity as determined by the City
Planner subject to granting of a conditional use permit.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review, (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of commercial structures shall
be 35 feet/two stories; the maximum height of accessory structures
shall be 15 feet.
c.
Yards.
1.
Front: 10 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a front property
line, and also the side property line for the street side yard on
corner lots.
2.
Side: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet, or where
the site is a corner lot, in which a ten-foot setback is required
on the street side yard.
3.
Rear: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet.
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Exhibit 21-1: Zoning Standards
 |
a.
Front, side and rear yards: Fences, walls, and hedges shall not exceed
seven feet in height along any front, side or rear property line.
b.
Where a property zoned C-1 abuts a residential district, a seven-foot
solid block masonry wall shall be constructed between the two uses.
Where appropriate, openings should be provided to allow pedestrians
to travel between the two uses.
a.
Uses in the C-1 District shall provide off-street parking consistent with § 25-45, Auto and Bicycle Parking and Loading.
b.
Parking lots constructed in C-1 district shall be designed and constructed
so that within five years of construction, 50% of the parking lot
is shaded by trees.
c.
Parking lots shall be separated from buildings by raised sidewalks
or curbing.
d.
Parking lots shall be designed to accommodate solid waste pick-up.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
A landscaping and irrigation plan shall be submitted on all neighborhood commercial developments to the City Planner for review and approval consistent with the standards in § 25-43 (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall show a tree-planting scheme
in the parking lot that will result in 50% of the parking lot being
shaded within five years.
c.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
d.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
e.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
All processes, businesses and services shall be conducted entirely
within a completely enclosed structure, except for off-street parking
and off-street loading areas, gasoline sales, outdoor dining areas
and nurseries.
New development in the C-1 zone shall be designed consistent with the guidelines shown in § 25-27 (Commercial Development Design Guidelines).
The C-2 district is intended to help strengthen the vitality
and character of Firebaugh's downtown commercial district by establishing
an appropriate list of permitted uses, regulating the size and location
of buildings, parking lots, landscaping and other improvements, in
a manner that promotes a vibrant pedestrian-oriented shopping environment.
In general, new buildings shall front onto the public sidewalk, with
on-site parking located to the rear or side of buildings. Large merchandise-display
windows are required along the public sidewalk, as opposed to blank
building walls.
The following uses are permitted in the C-2 district:
a.
Accessory uses incidental to a permitted or conditionally permitted
use existing on the site.
b.
Automated teller machine (stand-alone or associated with a bank).
c.
Automobile sales (conducted entirely within a building).
d.
Banks and financial institutions.
e.
Business, professional and trade schools.
f.
Check-cashing services.
g.
Clubs, lodges and meeting rooms.
h.
Day care, small- and large-family.
i.
Funeral parlors/mortuaries.
j.
Health/athletic clubs.
k.
Hotels/motels.
m.
Multiple-family dwellings, provided that the use shall be developed in accordance with property development standards of the "R-3" District, § 25-19.
n.
Offices (administrative, business, medical, general, governmental
and professional).
o.
Personal services businesses. Commercial establishments that provide
services of a personal nature, including:
1.
Barber and beauty shops.
2.
Cleaners.
3.
Fortune telling, hypnotists and palm reading.
4.
Locksmiths.
5.
Mail/delivery stores.
6.
Massage and physical therapy businesses practiced by individuals
certified by the state.
7.
Laundry (self-serve).
8.
Music, dance, gymnastics and martial arts studios.
9.
Tattoo shops.
p.
Retail stores and service establishments that supply commodities
or services that meet the needs of residents in the community. Permitted
uses include:
1.
Bakeries, retail.
2.
Clothing, shoes, jewelry and accessory stores.
3.
Confectionary (candy) stores.
4.
Convenience grocery stores (except that stores selling alcoholic
beverages require a conditional use permit).
5.
Florists.
6.
Food stores.
7.
Furniture stores/mattress shops and upholstery shops.
8.
Gift shops.
9.
Hardware and home improvement stores.
10.
Health food stores.
11.
Hobby shops.
12.
Ice cream shops.
13.
Jewelry stores.
14.
Office supply stores.
15.
Pet shops.
16.
Pharmacy/drug stores (except those with a drive-through are not permitted
in the C-2 Zone).
17.
Photo studios and photographic supplies, art galleries.
18.
Sporting goods stores.
19.
Supermarkets.
20.
Tobacco stores.
21.
Toy stores.
22.
Variety stores.
q.
Restaurants and cafes (except drive-through or drive-ins, which are
not permitted in the C-2 Zone).
r.
Social service and counseling centers.
s.
Veterinarian offices.
t.
Video arcades.
u.
Other uses similar in nature and intensity to those permitted, as
determined by the City Planner.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
a.
Bars.
b.
Churches.
c.
Communications buildings and structures, except for wireless telecommunications
facilities.
d.
Dancing associated with a restaurant or nightclub.
e.
Liquor stores and convenience markets that sell alcoholic beverages.
f.
Live music associated with a facility that serves alcoholic beverages.
g.
Pawn shops and secondhand stores/used goods stores.
h.
Parking lots.
i.
Other uses similar in nature and intensity as determined by the City
Planner subject to granting of a conditional use permit.
The C-2 Zone is designed to foster a pedestrian-oriented shopping
district in downtown Firebaugh, with uses such as stores, restaurants,
offices and gathering places. Towards this end, the zone does not
allow automobile-oriented uses that are allowed in other commercial
zones, such as auto repair and tire shops and uses with drive-through/drive-up
windows.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
The following standards shall apply to all parcels being developed
in the C-2 Zone, except that any parcels zoned C-2 that are located
outside the downtown planning area (generally bounded by N Street
on the west, Fourteenth Street on the south, Q Street on the east,
and 8th Street on the north) shall be developed to standards of the
C-3 (General Commercial) Zone.
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of commercial structures shall
be 35 feet/two stories; the maximum height of accessory structures
shall be 15 feet.
c.
Yards (see also Exhibit 23-1).
1.
Front: New buildings shall be placed so that at least 1/2 of the
property line along a public street shall adjoin a building wall.
2.
Side: None required except that buildings on corner lots shall be
placed so that at least half of the side lot line along a public street
shall adjoin a building wall.
3.
Rear: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet.
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Exhibit 23-1: Building Placement Standards
 |
a.
Front, side and rear yards: Fences, walls, and hedges shall not exceed
seven feet in height along any front, side or rear property line.
b.
Where a property zoned C-2 directly abuts a residential district,
a seven-foot solid block masonry wall shall be constructed between
the two uses. Where appropriate, openings should be provided to allow
pedestrians to travel between the two uses.
a.
The number of on-site parking spaces required for uses in the C-2 district may be reduced by up to 100% of the parking requirement for the particular use, as shown in § 25-45, Auto and Bicycle Parking and Loading; however, where the reduction results in more than 25 spaces, the use shall require a conditional use permit, consistent with § 25-51, Conditional Use Permits.
b.
On-site parking shall be located to the rear or to the side of the
building, except parking lots on corner lots shall be located to the
rear or the interior side of the building.
c.
Parking lots constructed in C-2 district shall be designed and constructed
so that within five years of construction, 50% of the parking lot
is shaded by trees.
d.
Parking lots shall be separated from buildings by raised sidewalks
or curbing.
e.
Parking lots shall be designed to accommodate solid waste pick-up.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
A landscaping and irrigation plan shall be submitted on all developments to the City Planner for review and approval consistent with the standards in § 25-43 (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall show a tree-planting scheme
in the parking lot that will result in 50% of the parking lot being
shaded within five years.
c.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
d.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
e.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
All processes, businesses and services shall be conducted entirely
within a completely enclosed structure, except for off-street parking
and off-street loading areas, outdoor dining areas and nurseries.
New development in the C-2 Zone shall be designed consistent
with the following Design Guidelines.
a.
General concepts. New development in the downtown should reinforce
the area's unique pedestrian-oriented shopping environment. Positive
design elements that exist in the downtown area include:
1.
Storefronts located immediately behind the sidewalk;
2.
Stores with large windows that permit window shopping;
3.
Awnings and arcades that provide shade for pedestrians;
4.
A variety of stores in a small area - facilitating pedestrian shopping;
5.
Off-street parking is located to the rear or to the side of buildings;
6.
Architectural styles that reflect Firebaugh's history and that of
the San Joaquin Valley.
b.
Site planning concepts.
1.
Consistent with standards of the C-2 Zone, new buildings in the downtown
must be located along the front property line, at the back of the
sidewalk. On-site parking must be located to the rear or to the side
of buildings.
2.
New development on corner lots must be situated immediately at the
corner (rather than the parking lot being located on the corner).
3.
Usable open spaces such as courtyards and plazas with outdoor seating,
landscaping, water features, etc. are encouraged. Pedestrian corridor
access (paseos) should be provided to link rear parking lots to the
street. Sidewalk dining is also encouraged (see Exhibit 23-2), as
long as a sufficient distance from the curb is maintained (usually
eight feet, minimum).
4.
Side and rear setbacks should be determined on a case-by-case basis.
In most cases it is preferred that downtown buildings be designed
to cover the entire lot, with no side yard setbacks.
|
Exhibit 23-2
 Sidewalk dining helps to add life to the downtown streetscape.
|
c.
Architectural design.
1.
The following urban design elements are considered most desirable
for new downtown development or redevelopment (see Exhibit 23-3):
(a)
Significant wall articulation (e.g. insets, alternating with
columns, etc.);
(b)
A variety of surface textures, provided that they are appropriate
to the particular architectural style of the building;
(c)
Large display windows at street level for the display of merchandise
and to allow shoppers to see inside the store. Windows must extend
across the majority of the wall and a significant vertical distance;
(d)
Overhangs and arcades or awnings;
(e)
Regular window placement;
(f)
Pedestrian-scale signs that compliment the style and character
of the individual building.
|
Exhibit 23-3
Desirable Facade Elements for Downtown Buildings
 This graphic displays some of the most desirable elements of
good downtown building design
|
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Exhibit 23-4: Display Windows
 Large display windows help to make the downtown a more inviting
place. Windows should extend a significant width and height of the
wall.
|
2.
The following design elements are considered undesirable and should
be avoided for new downtown development or redevelopment:
(a)
Large, blank unarticulated walls;
(b)
Highly reflective surfaces of buildings;
(c)
Reflective window tinting;
(d)
A mix of unrelated styles (e.g., rustic wood shingles with polished
chrome) on the same building;
(e)
Highly visible outdoor storage, equipment and loading areas;
(f)
Large, flashy signs that are out of scale and character with
the building.
(g)
Contemporary "ultra-modern" styles and materials.
d.
Building mass and scale.
1.
The height and scale of new development should be compatible with
the scale of surrounding development. Scale is the relationship between
the size of the structure and the size of adjoining structures. Scale
is also the manner in which the proposed building's size relates to
the size of a human being. Large-scale building elements can appear
overwhelming if situated in a visual environment that is predominantly
smaller in scale.
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Exhibit 23-5: Building Height and Scale
 The height and scale of new developments should be compatible
with the scale of surrounding development
|
2.
The scale of a large building should be broken up or reduced by creating
horizontal emphasis of the building. This can be accomplished through
the proper use of window patterns, roof overhangs, the use of trim
moldings, awnings, eaves, or other ornamentation, by using a combination
of complimentary colors, and through the use of landscaping.
3.
Blank solid walls of buildings visible from public view, including
bland areas above cantilevered canopies, should be avoided. If such
walls are necessary for interior or structural reasons, the structure
wall shall be treated with some form of articulation such as larger
awnings, cornice bands, dentils or similar materials.
4.
The facades of adjacent structures should be considered in the design
of new buildings to avoid clashes in architectural style and materials.
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Exhibit 23-6: Building Compatibility
 |
5.
Buildings with flat or oversimplified facades (e.g., straight rooflines
without definition) should utilize parapet walls and/or cornice detailing
to give greater stature to the building as well as the entire block
on which the structure is located.
6.
Canopies and awnings are desirable elements in the downtown and are
encouraged to shelter the openings of each building from sun and rain.
New canopies and awnings should be respectful of the style and character
of the structure on which they are attached, particularly in terms
of materials and colors. The highest point of a canopy or its support
structure shall not be higher than the midpoint of the space between
the second story window sills and the top of the first floor store
front window, awning, canopy or transom. Awnings should also be set
inside vertical elements on the building such as columns, pilasters
or storefronts that are indented.
|
Exhibit 23-7: Window Awnings
 Window awnings are a desirable element, when properly scaled.
|
7.
Awnings, trellises and other accessory structures that do not restrict
pedestrian or vehicular movement may project into the public right-of-way,
subject to clearance requirements specified in the Zoning Ordinance.
In general, awnings should be no less than eight feet above the sidewalk.
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Exhibit 23-8: Awnings over the public sidewalk
 |
8.
Existing historically significant buildings should be maintained.
Any physical changes shall be done in a manner that is consistent
with the original architectural style.
9.
For safety, identification and convenience, entrances of buildings
and parking areas shall be well illuminated.
10.
Rooftop mechanical equipment (e.g., air-conditioning units)
should be screened from view from the public right-of-way through
the use of parapets, cornices or other treatments. Mechanical equipment
should not be mounted on street arcades, in front windows or other
visible locations.
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Exhibit 23-9: Screening Roof Equipment
 |
a.
The purpose of the General Commercial district is to provide for
a wide variety of commercial and service business that cater to the
daily needs of Firebaugh and the surrounding area.
b.
New development in this Zone will occur in buildings and complexes
that exhibit high standards of design, including sites where generous
amounts of landscaping, screening of outdoor storage, repair and assembling
areas from the public's view and where the impact of noise, vibrations,
and light on surrounding properties are minimized.
The following uses are permitted in the C-3 district:
a.
Accessory uses incidental to a permitted or conditionally permitted
use existing on the site.
b.
Auction houses.
c.
Automated teller machine (stand-alone or associated with a bank).
d.
Automobile and motorized vehicle businesses, including:
e.
Banks and financial institutions.
f.
Business, professional and trade schools.
g.
Cabinet shops, welding/blacksmith shops, signs shops, glass stores.
h.
Check-cashing services.
i.
Clubs, lodges and meeting rooms.
j.
Contractor storage yards.
k.
Contractor supply stores.
l.
Day care, small- and large-family.
m.
Drainage basins.
n.
Feed stores and agricultural supply stores.
o.
Food/meat lockers.
p.
Fuel storage.
q.
Funeral parlors/mortuaries.
r.
Health/athletic clubs.
s.
Hotels/motels.
t.
Janitorial and maintenance services.
v.
Multiple-family dwellings, provided that the use shall be developed in accordance with property development standards of the R-3 district, § 25-19.
w.
Movie theaters.
x.
Offices (administrative, business, medical, general, governmental
and professional).
y.
Pawn shops/secondhand stores.
z.
Personal services businesses. Commercial establishments that provide
services of a personal nature, including:
1.
Barber and beauty shops.
2.
Cleaners.
3.
Fortunetelling, hypnotists and palm reading.
4.
Locksmiths.
5.
Mail/delivery stores.
6.
Massage and physical therapy businesses practiced by individuals
certified by the State.
7.
Laundry (full and self-serve).
8.
Music, dance, gymnastics and martial arts studios.
9.
Tattoo shops.
aa.
Retail stores and service establishments that supply commodities
or services that meet the needs of residents in the community. Permitted
uses include:
1.
Bakeries, retail.
2.
Clothing, shoes, jewelry and accessory stores.
3.
Confectionary (candy) stores.
4.
Convenience grocery stores (except that stores selling alcoholic
beverages require a conditional use permit).
5.
Florists.
6.
Food stores.
7.
Furniture stores/mattress shops and upholstery shops.
8.
Garden shops and nurseries.
9.
Gift shops.
10.
Gun shops.
11.
Hardware and home improvement stores.
12.
Health food stores.
13.
Hobby shops.
14.
Ice cream shops.
15.
Jewelry stores.
16.
Office supply stores.
17.
Pet shops.
18.
Pharmacy/drug stores.
19.
Photo studios and photographic supplies, art galleries.
20.
Sporting goods stores.
21.
Supermarkets.
22.
Tobacco stores.
23.
Toy stores.
24.
Variety stores.
bb.
Repair shops for electronics, appliances, upholstery, garden equipment,
etc.
cc.
Restaurants and cafes, including drive-through and drive-in restaurants.
ee.
Storage buildings, mini-storage facilities.
ff.
Social service and counseling centers.
gg.
Taxidermists.
hh.
Towing services.
ii.
Veterinarian offices, kennels, boarding facilities.
jj.
Video arcades.
kk.
Wholesale businesses.
ll.
Other uses similar in nature and intensity to those permitted, as
determined by the City Planner.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
a.
Churches.
b.
Communications buildings and structures, including wireless telecommunications
facilities.
c.
Electrical transmission and distribution substations.
d.
Liquor stores and convenience markets that sell alcoholic beverages.
e.
Recycling centers.
f.
Temporary assembly/entertainment uses, including tent revivals, carnivals,
circuses.
g.
Water pump stations.
h.
Other uses similar in nature and intensity as determined by the City
planner subject to granting of a conditional use permit.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of commercial structures shall
be 35 feet/two stories; the maximum height of accessory structures
shall be 15 feet.
c.
Yards.
1.
Front: 10 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a front property
line, and also the side property line for the street side yard on
corner lots.
2.
Side: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet, or where
the site is a corner lot, in which a ten-foot setback is required
on the street side yard.
3.
Rear: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet.
|
Exhibit 25-1: Zoning Standards
 |
a.
Front, side and rear yards: Fences, walls, and hedges shall not exceed
seven feet in height along any front, side or rear property line.
b.
Where a property zoned C-3 abuts a residential district, a seven-foot
solid block masonry wall shall be constructed between the two uses.
Where appropriate, openings should be provided to allow pedestrians
to travel between the two uses.
a.
Uses in the C-3 district shall provide off-street parking consistent with § 25-45, Auto and Bicycle Parking and Loading.
b.
Parking lots constructed in C-3 district shall be designed and constructed
so that within five years of construction, 50% of the parking lot
is shaded by trees.
c.
Parking lots shall be separated from buildings by raised sidewalks
or curbing.
d.
Parking lots shall be designed to accommodate solid waste pick-up.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
A landscaping and irrigation plan shall be submitted on all neighborhood commercial developments to the City Planner for review and approval consistent with the standards in § 25-43 (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall show a tree-planting scheme
in the parking lot that will result in 50% of the parking lot being
shaded within five years.
c.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
d.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
e.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
All processes, businesses and services shall be conducted entirely
within a completely enclosed structure, except for off-street parking
and off-street loading areas, gasoline sales, outdoor dining areas
and nurseries.
New development in the C-3 zone shall be designed consistent with the guidelines shown in § 25-27 (Commercial Development Design Guidelines).
The purpose of this § 25-27 is to set forth design guidelines for commercial development in Firebaugh that will work to achieve high standards of project design. These regulations complement the standard site development regulations listed in the individual zone district chapters. These design regulations are general in nature and may be interpreted with some flexibility in their application to specific projects. Issues addressed in this chapter include site planning, parking and circulation, landscaping, walls, building design, signs and lighting.
The following guidelines apply to all development occurring
within the C (commercial) districts and are intended to facilitate
high-quality development that complements the character of Firebaugh.
a.
Large project site design.
1.
Large sites (such as shopping centers) should be designed to be pedestrian-friendly,
reduce the visual dominance of parking lots, and highlight the appearance
of the building facade. The following general principles should be
followed:
(a)
Avoid large expanses of parking lot. Parking areas should be
screened with smaller buildings set forward toward the street (see
diagram below).
(b)
Pedestrian plazas and walkways should be provided in the site
design.
(d)
Effort should be made to establish pedestrian connections with
adjacent commercial areas and surrounding residential neighborhoods.
b.
Parking lot strategies. Where screening of the parking lot as previously
illustrated is not possible, as many pedestrian amenities should be
included in the parking lot and building exterior as possible. The
graphic below illustrates various elements that should be considered,
including:
c.
Corner lot design. Corner lots present special opportunities for
good project design. The diagrams below and to the right illustrate
a preferred design strategy for a commercial corner-lot location.
Desirable design strategies include:
1.
Situate buildings against the street corner with parking to the rear.
2.
To the extent practical, buildings should feature large display windows
and entrances along the street sidewalk.
3.
Provide a pedestrian plaza at the corner.
4.
Establish pedestrian connections from the parking lot to the street.
5.
Pedestrian walkways through parking lots should be maximized.
 |
d.
"Big Box" facade design strategies. Large stand-alone commercial
stores should be designed to avoid the appearance of a large box-like
structure. Architectural detailing on exterior walls, such as insets,
varied wall planes, alternating colors and the use of "liner shops"
is recommended. Other site and parking design guidelines from this
chapter should also be utilized.
 |
e.
Mixed use. Firebaugh encourages developers to consider projects that
combine commercial and residential uses on one site. Mixed-use projects
can either be horizontal (with commercial and residential on separate
portions of a site, as illustrated to the right), or vertical (typically
with commercial/office on the ground floor and residential on upper
floors, illustrated below).
|
Vertical Mixed Use
 Vertical mixed use project has retail commercial and offices
on the ground floor, with dwelling units above.
|
|
Horizontal Mixed Use
 Example of a horizontal mixed use project - a shopping center
with a multifamily project tucked into one corner. A pedestrian paseo
allows residents to walk directly into the shopping center.
|
f.
Small commercial sites. Small commercial sites (generally smaller
than one acre) present special design opportunities. A streetscape
should not dominated by parking lots. Toward this end, sites should
be designed with parking to the rear or to the side of the building.
If parking must be placed between the building and the street, additional
amenities (as listed above under "Parking lot strategies") should
be included.
|
Small Sites Design Strategies
 With small development sites, care should be taken that parking
does not dominate the site. Sites should be designed with parking
to the rear or the side of buildings.
|
g.
Architectural strategies. Commercial buildings should be pedestrian
in scale, utilizing the following design techniques and mechanisms:
1.
Architectural styles that reflect the traditions and history of Firebaugh
and the San Joaquin Valley are preferred over modern, contemporary
and franchise design styles that are repeated in every other community.
Preferred commercial styles include Spanish, neoclassical, Mediterranean
and Western false front. The City maintains a photo library of good
examples of these styles.
2.
Buildings should be articulated in a fashion similar to the pedestrian-oriented
buildings found in downtowns. Use of insets, overhangs or arcades
(roofed passageways), cupolas or clock towers, arbors and other design
elements are encouraged. Building facades should avoid blank walls
greater than 30 feet in length at street level.
3.
Use three-dimensional cornice treatments, parapet wall details, overhanging
eaves, etc. to enhance the architectural character of the roof, and
conceal roof equipment. For large buildings, roof lines should be
varied to reduce mass and building scale.
4.
Buildings should feature large show-windows along sidewalks and along
street frontages.
5.
Roof-mounted equipment should be screened from view with parapet
walls or similar screening devices.
6.
As noted above, walls should be avoided along parking lots, public
streets and other areas visible to the public. The use of show-windows
is preferred, but where this is not practical, other methods should
be used such as trellises for climbing vines or architectural detail
like columns and tile insets, for example.
|
Preferred
Variety in facade and roofline
 |
 Discouraged
|
 No blank walls! This building has generous windows (shaded with
awnings) along the street. It could have just as easily been a blank
wall.
|
 Walls that would otherwise be "blank" should receive some type
of architectural treatment, such as trellises, as illustrated above.
|
h.
Signs. Sign regulations found in the sign ordinance must be observed;
however, the following general design guidelines should be utilized.
1.
Signs should be compatible with the design of the building and its
architectural style.
2.
Stark color contrasts in signs should be avoided. Sign colors should
be muted - use of significant quantities of primary colors should
be avoided.
3.
Freestanding signs shall be monument-style signs as opposed to pole
signs.
4.
The design of freestanding signs should feature architectural elements
that relate the sign to the buildings they advertise (see example
to the right).
5.
For multi-tenant buildings or shopping centers, a coordinated sign
design scheme is required.
 Freestanding monument-style signs should receive architectural
treatment that relates to the overall site.
|
i.
Landscaping.
1.
Landscaping should incorporate an appropriate combination of shrubs,
turf, trees and flowers. Where increased maintenance allows, additional
elements such as trellises, arbors, benches and fountains should be
included. Landscaping should be designed to accentuate positive design
elements and screen negative views as well as ensure safety and visibility.
2.
For beauty as well as graffiti prevention, climbing vines should
be used to screen masonry walls, including perimeter walls, trash
enclosures and other appropriate locations.
3.
Pedestrian-scaled ornamental lighting should be provided along with
walkways for commercial projects. Lighting fixtures should be of a
design that complements the style of architecture of the project.
Standard cobra-head light fixtures should be avoided.
4.
Service areas for refuse collection and deliveries should be located
away from customer entries and should be screened from view.
 Decorative pedestrian-oriented light fixtures are encouraged.
|
 Walls should be planted with climbing vines and buffered with
shade trees and shrubs.
|
j.
Parking lot landscaping. Parking lots shall feature landscaping to
promote an attractive visual environment and reduce summer heat buildup.
The following techniques are recommended:
1.
Landscaping or mounding shall be provided in the area between a parking
lot and the street right of way. Alternately, a low screening hedge
or wall with climbing vegetation shall be provided.
2.
For each four spaces, one shade tree shall be provided within a planter
not less than four feet by four feet wide, surrounded by protective
curbing. In general, shade trees shall be provided to obtain shading
of 50% of the parking lot within 15 years.
|
Parking Lot Landscaping Strategies
 |
3.
Landscaping should be situated so that it does not interfere with
vehicle sight-lines, nor with the front end of parked vehicles.
4.
Landscape planters should be provided along masonry walls and along
building walls. Climbing vines should be established to screen masonry
walls and prevent graffiti.
k.
Special uses.
2.
Service stations.
(a)
Service stations should utilize architectural styles that blend
well with adjacent neighborhoods and other commercial development.
(b)
Where a service station is part of a shopping center, the architectural
style should be consistent with that of the shopping center.
(c)
Pump shelters should be consistent with the architecture of
the service station building/convenience store. A gabled pump canopy
is preferred over a "flat top" canopy. Flat top canopies should utilize
other elements such as molding or trim.
|
Service Station Fuel Island Canopies
 |
3.
Fast food/franchise businesses.
(a)
Fast food and other franchise businesses should utilize architectural
styles that are appropriate to Firebaugh and the surrounding neighborhood,
rather than standard franchise styles that are replicated in every
community.
|
Franchise Architecture
 |
4.
Drive-throughs.
(a)
Drive-through lanes should be screened from view of the public
right-of-way with the use of landscaping, berming, etc.
(b)
Additional methods, such as the use of an arbor (see below)
should be considered to soften and improve the appearance of drive-through
lanes.
|
Drive-Through Trellis
 |
|
Drive-Through Screening
 |
5.
Metal buildings.
(a)
Metal buildings are discouraged in downtown and neighborhood
commercial areas.
(b)
Where metal buildings are used, they should receive heightened
architectural treatment - standard box forms are strongly discouraged.
The use of insets, awnings, trellises and varying (but muted) color
schemes should be considered.
 Where used, metal buildings should include heightened architectural
detailing such as varied wall and roof planes, colors and awnings.
|
l.
Design details.
1.
Trash enclosures.
(a)
Trash enclosures should be considered as an architectural element
of the overall project.
(b)
Walls should receive architectural detailing; climbing vines
and shrubbery can be used to screen.
(c)
Additional details such as a trellis can be used to improve
the attractiveness of a trash enclosure.
(d)
Trash enclosures should be designed with a separate pedestrian
entrance, to preclude front doors from being left open.
 Trash enclosures should be designed to complement the overall
project with architectural detailing and landscaping.
|
2.
Roof-mounted equipment.
(a)
Roof-mounted equipment, such as air-conditioning units, should
be screened from view.
3.
Backflow devices and utilities.
(a)
Backflow devices and other utility equipment should be screened
from view, through landscaping, finished in a subdued color or a combination
of these techniques (see below).
 |
4.
Lighting.
(a)
Lighting should be an integral part of the architectural style
of a project. Cobra-head style lights or other basic utility styles
should be avoided.
 Lighting should be architecturally appropriate to the overall
project. Decorative lighting is preferred over standard utilitarian
light fixtures.
|
5.
Fencing.
(a)
Fencing should be considered an integral part of the architectural
character of a project. Additional details such as stucco finish,
brick or stucco pilasters should be considered.
(b)
Screening through the use of climbing vines or shrubbery should
be used. This can also help prevent graffiti.
(c)
Where chain link fencing is used, the fence should be finished
in gloss vinyl black or green, as opposed to unfinished galvanized
metal.
 |
The purpose of Firebaugh's Industrial Zones is to provide appropriate
locations in the community for industrial uses and related activities.
Two zones are established: the M-1 Zone is the "Light Industrial"
Zone and provides for uses such as light manufacturing, warehousing,
storage, service commercial and similar uses. The M-2 Zone is the
"Heavy Industrial" Zone and provides spaces for more intensive industrial
and manufacturing activities. Development standards in the Industrial
Zones are designed to promote the following:
a.
To protect appropriate areas for industrial use from intrusion by
residences and other inharmonious uses;
b.
To provide opportunities for certain types of industrial uses to
concentrate in mutually beneficial relationships to each other;
c.
To provide adequate space to meet the needs of modern industrial
development, including truck parking, off-street parking and loading;
d.
To provide industrial employment opportunities for residents of the
region;
e.
To operate in a manner that protects the public health, safety and
welfare by ensuring that potential harmful impacts such as noise,
vibration, noxious fumes, fire, and explosions, are avoided; and
f.
To establish standards that result in industrial development that
is attractive and functional.
[Amended 11-20-2017 by Ord. No. 17-03; 6-4-2018 by Ord. No. 18-02; 7-15-2019 by Ord. No. 19-03]
The following table lists uses that are permitted and conditionally-permitted
in the M-1 and M-2 Zones. Symbols used in the table are as follows:
|
"P" = The use is permitted in that particular zone
|
|
"CUP" = The use is permitted by conditional use permit in that
particular zone
|
|
"-" = The use is not permitted in that particular zone
|
|
Zone
| ||||
|---|---|---|---|---|
|
Use
|
M-1 Zone
|
M-2 Zone
| ||
|
1.
|
Assembling, cleaning, manufacturing, processing repairing or
testing of products, conducted within an enclosed structure, or within
a screened outdoor storage area, except for the following uses listed
under 1(a) through (k), which are permitted only in the M-2 Zone by
conditional use permit.
|
P
|
P
| |
|
a.
|
Drop forges.
|
—
|
CUP
| |
|
b.
|
Fertilizer manufacturing.
|
—
|
CUP
| |
|
c.
|
Animal processing, including slaughterhouses, reduction, rendering
and glue manufacturing.
|
—
|
CUP
| |
|
d.
|
Petroleum products manufacturing, processing and storage, including
oils, gasoline, natural gas, paints and tar.
|
—
|
CUP
| |
|
e.
|
Incinerators.
|
—
|
CUP
| |
|
f.
|
Metal industries (ores, reduction, refining, smelting and alloying).
|
—
|
CUP
| |
|
g.
|
Paper and paper product manufacturing.
|
—
|
CUP
| |
|
h.
|
Textile mills.
|
—
|
CUP
| |
|
i.
|
Chemical manufacturing.
|
—
|
CUP
| |
|
j.
|
Rubber manufacturing.
|
—
|
CUP
| |
|
2.
|
Assembling, cleaning, manufacturing, processing, repairing or
testing of products not listed under 1(a) or (b) that are conducted
primarily outdoors.
|
CUP
|
CUP
| |
|
3.
|
Agricultural services and industries, including the following:
| |||
|
a.
|
Food and dairy processing.
|
P
|
P
| |
|
b.
|
Cannabis cultivation, manufacturing, processing, extraction,
testing, transportation and distribution.
|
—
|
CUP, subject to standards contained in § 25-41.13
| |
|
c.
|
Cannabis dispensaries and retail sales.
|
CUP, subject to standards contained in § 25-41.13
|
CUP, subject to standards contained in § 25-41.13
| |
|
d.
|
Canneries.
|
P
|
P
| |
|
e.
|
Cold storage facilities.
|
P
|
P
| |
|
f.
|
Crop cultivation.
|
P
|
P
| |
|
g.
|
Grain storage and processing.
|
P
|
P
| |
|
h.
|
Nurseries.
|
P
|
P
| |
|
i.
|
Packing houses.
|
P
|
P
| |
|
j.
|
Veterinary services, livestock and large animals, including
animal boarding.
|
P
|
P
| |
|
k.
|
Animal sales yards.
|
CUP
|
P
| |
|
l.
|
Agricultural exhibits, including sales, displays, large assembly
of people and livestock.
|
P
|
P
| |
|
4.
|
Automobile-oriented uses, including auto repair, tire shops,
painting, upholstery, etc.
|
P
|
P
| |
|
5.
|
Concrete batch plants, processing of minerals, and aggregate
and related materials, sand and gravel storage.
|
CUP
|
P
| |
|
6.
|
Dwelling for a caretaker or security guard on the site of an
approved use.
|
CUP
|
CUP
| |
|
7.
|
Fuel dealer and service stations.
|
CUP
|
P
| |
|
8.
|
Airports, heliports/helipads.
|
CUP
|
CUP
| |
|
9.
|
Farm supply stores.
|
P
|
P
| |
|
10.
|
Lumber yards.
|
P
|
P
| |
|
11.
|
Kennels.
|
P
|
P
| |
|
12.
|
Mini-storage facilities and storage buildings.
|
P
|
P
| |
|
13.
|
Offices.
|
P
|
P
| |
|
14.
|
Retail uses conducted as part of, and incidental to an established
manufacturing operation (such as a candy store on the site of a candy
manufacturing operation).
|
P
|
P
| |
|
15.
|
Research and development operations.
|
P
|
P
| |
|
16.
|
Recycling collection and processing facilities.
|
P
|
P
| |
|
17.
|
Salvage and wrecking facilities and junk yards.
|
CUP
| ||
|
18.
|
Towing services.
|
P
|
P
| |
|
19.
|
Trucking, transportation and distribution.
|
P
|
P
| |
|
20.
|
Truck stops.
|
CUP
|
CUP
| |
|
21.
|
Upholstery shops.
|
P
|
P
| |
|
22.
|
Vehicle storage.
|
P
|
P
| |
|
23.
|
Warehousing and wholesaling.
|
P
|
P
| |
|
24.
|
Equipment rental and sales yards.
|
P
|
P
| |
|
25.
|
Building contractor offices and yards.
|
P
|
P
| |
|
26.
|
Miscellaneous uses, including:
| |||
|
a.
|
Accessory uses on the site of a permitted use or conditionally-permitted
use.
|
P
|
P
| |
|
b.
|
Parking facilities on separate lots.
|
P
|
P
| |
|
c.
|
Communications equipment buildings and structures (including
wireless telecommunications facilities), public utility service yards,
gas regulator stations, pumping stations, storm drainage reservoirs,
public water wells, electric distribution substations and transmission
line structures.
|
CUP
|
CUP
| |
|
d.
|
Private fueling stations located on-site with a permitted or
conditionally permitted use.
|
P
|
P
| |
|
e.
|
Other uses determined to be similar in nature and intensity
to those permitted in that particular zone, as determined by the City
Planner.
|
P
|
P
| |
|
f.
|
Other uses determined to be similar in nature and intensity
to those conditionally permitted in that particular zone, as determined
by the City Planner.
|
CUP
|
CUP
| |
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of structures shall be 50 feet.
c.
Yards.
1.
Front: 10 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a front property
line, and also the side property line for the street side yard on
corner lots.
2.
Side: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet, or where
the site is a corner lot, in which a ten-foot setback is required
on the street side yard.
3.
Rear: No requirement unless the subject property abuts a residential
district, wherein the minimum yard shall be 10 feet.
|
Exhibit 29-1: Zoning Standards
 |
a.
Front yards: Fences, walls and hedges shall not exceed seven feet
in height, unless the site abuts a residential zone in which case
fencing within 10 feet of the front property line shall be no higher
than four feet.
b.
Rear and side yards: Fences, walls, and hedges shall not exceed seven
feet in height.
c.
Where a property zoned M-1 or M-2 abuts a residential district, a
seven-foot solid block masonry wall shall be constructed between the
two uses.
d.
The outdoor storage of equipment or materials shall be screened from
the view of any adjoining public right-of-way with a seven-foot solid
block wall, or six-foot chain-linked fence with slats and landscaping.
a.
Uses in the M-1 and M-2 Zones shall provide off-street parking consistent with § 25-45, Auto and Bicycle Parking and Loading.
b.
Parking lots constructed in M-1 and M-2 Zones shall be designed and
constructed so that within five years of construction, 50% of the
parking lot is shaded by trees.
c.
Parking lots shall be designed to accommodate solid waste pick-up.
d.
Storage areas shall be surfaced with asphalt/concrete or gravel.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
A landscaping and irrigation plan shall be submitted on all neighborhood commercial developments to the City Planner for review and approval consistent with the standards in § 25-43 (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall show a tree-planting scheme
in the parking lot that will result in 50% of the parking lot being
shaded within five years.
c.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
d.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
e.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
New development in the Industrial zones shall be designed consistent
with the following guidelines.
a.
Site design.
1.
Industrial development should be designed in a way that fits in with
the surrounding development pattern. This refers to:
(a)
The size and form of new structures in relationship to existing
development. For example, where new buildings and uses are similar
to those on adjoining sites, the design should reflect similar setbacks,
building heights and form, scale and mass, materials, compatible colors
and landscape treatments. The intent is not uniformity, but compatibility;
(b)
The spatial relationship between structures and street right-of-way;
(c)
Circulation patterns;
(d)
Architectural elements in surrounding development.
2.
New buildings should be oriented toward the adjoining public streets,
so that public entrances are a focal point on the building and site
layout.
|
Exhibit 37-2
 The front of this industrial site has the appearance of an office
and has generous landscaping. Equipment storage and industrial activities
are primarily on the back side of the building.
|
3.
The main public entrance to buildings should feature heightened architectural
treatment. For example, if the bulk of an industrial structure is
a metal warehouse, the main entrance/office area should feature special
architectural design consideration, such as:
b.
Landscaping and buffers.
1.
Care shall be taken to design industrial sites with adequate landscaping
and screening, as well as buffering from sensitive nearby/adjacent
uses. Methods to buffer projects should include a combination of increased
setbacks, walls, landscaping, berms, etc.
2.
Projects should present an attractive landscaped frontage along public
streets, with significant landscaped setback areas that include attractive
combinations of turf, groundcovers, shrubs and trees.
3.
Landscaping should include an appropriate combination of turf, shrubs
and shade trees, with an emphasis on low-water-use vegetation. Shade
trees should be emphasized in paved areas where shading can reduce
heat buildup.
4.
For beauty as well as graffiti prevention, climbing vines should
be used to screen masonry walls, including perimeter walls of trash
encloures and other appropriate locations.
c.
Screening.
1.
Buildings, walls and landscaping should be arranged to screen loading
and service bays, equipment storage areas, trash enclosures and mechanical
equipment.
2.
Stored materials may not be stacked or be visible above the height
of screening walls.
3.
Long expanses of fences or walls should be broken up with periodic
columns, insets, landscape pockets or changes in materials. Toward
this end, fence or wall runs greater than 50 linear feet shall be
articulated with architectural offsets and incorporate landscape pockets.
4.
Concrete walls are permitted if faced with masonry or stone, or if
the surface is scored or textured.
|
Exhibit 37-3
 Long expanses of screening walls (particularly along public
streets) should feature varied setbacks and textures.
|
d.
Parking.
1.
Parking areas should not be the dominant visual element of a site.
It is generally preferable to locate parking lots along the side or
to the rear of buildings. Where this is not possible, parking should
be buffered with significant landscaping areas.
e.
Service, delivery and storage areas.
1.
Locate loading docks, outside storage, and service areas in areas
of low visibility such as at the side or at the rear (non-street side)
of buildings. The features must be screened from view from public
streets, by walls, landscaping, or a combination thereof.
2.
With the exception of outside storage areas, when it is not possible
to locate loading facilities and service areas on a non-street side
of a building, loading docks and doors shall not dominate the building
frontage and must be screened from all adjoining public streets.
3.
In no case may outside storage areas be located in the front of a
building.
f.
Signs. Sign regulations found in the sign ordinance must be observed;
however, the following general design guidelines should be utilized.
1.
Signs should be compatible with the design of the building(s) and
its architectural style. The design of freestanding signs should feature
architectural elements that relate the sign to the buildings they
advertise.
2.
Stark color contrasts in signs should be avoided. Sign colors should
be muted - use of significant quantities of primary colors should
be avoided.
3.
Freestanding signs shall be monument-style signs as opposed to pole
signs.
4.
For multitenant buildings or complexes, a coordinated sign design
scheme is required.
a.
In the Industrial Zones, all open and unlandscaped portions of any
lot shall be maintained in good condition, free from weeds, dust,
trash and debris.
b.
No use shall be permitted and no process, equipment, or materials
shall be employed which are found by the Planning Commission to be
injurious to persons residing or working in the vicinity by reason
of odor, fumes, dust, smoke, cinders, dirt, refuse, noise, vibrations,
illumination, glare or heavy truck traffic, or to involve any hazard
of fire, explosion, or to emit electrical disturbances which adversely
affect commercial or electronic equipment outside the boundaries of
the site.
c.
No solid or liquid wastes shall be discharged into a public or private
sewage disposal system except in compliance with the regulations of
the owners of the system, and local, state and federal agencies that
regulate disposal of these wastes.
d.
In the Industrial Zones, all uses shall be subject to the regulations
of local, state and federal air quality agencies.
The purpose of the Open Space (O) district is to provide appropriate
locations in the community for a wide range of open space uses, such
as parks and playgrounds, cultural and educational facilities, public
infrastructure systems and environmentally sensitive areas and agriculture.
The following uses are permitted in the O district.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
a.
Caretaker's dwelling and accessory structures.
b.
Cemeteries and mortuaries (when located on the same site as a cemetery).
c.
Golf courses.
d.
Communications equipment buildings and structures, except for wireless
telecommunications facilities.
e.
Public uses of an administrative, recreational public service, or
cultural type, including City, county, state or federal administrative
centers, libraries, museums, art galleries, police and fire stations,
and other pubic buildings, structures and facilities.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of buildings shall be 35 feet/two
stories, unless a conditional use permit is secured to allow a taller
structure.
c.
Yards.
1.
Front: 35 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a front property
line, and also the side property line for the street side yard on
corner lots.
2.
Side: 20 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a side property line.
3.
Rear: 20 feet, minimum.
|
Exhibit 31-1: Zoning Standards
--Image-1.tif.png) |
a.
Front yards (and street side yards on corner lots): Fences, walls
and hedges shall not exceed three feet in height. A fence or wall
may be four feet in height if more than 50% of the structure is see-through.
b.
Rear and side yards: Fences, walls, and hedges shall not exceed seven
feet in height along any side or rear property line.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
For development projects featuring buildings (such as a library or museum), landscaping and irrigation plan shall be submitted to the City Planner for review and approval consistent with the standards in § 25-43 (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
c.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
d.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
e.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
The purpose of the Government (G) district is to provide appropriate
locations in the community for a wide range of public uses that contain
public buildings, open space, public grounds or infrastructure improvements.
The following uses are permitted in the G district.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: No requirement.
b.
Building height: The maximum height of buildings shall be 35 feet/two
stories, unless a conditional use permit is secured to allow a taller
structure.
c.
Yards.
1.
Front: 10 feet, minimum. Further, parking lots shall be separated
by a landscaped setback of at least 10 feet from a front property
line, and also the side property line for the street side yard on
corner lots.
2.
Side: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet, or where
the site is a corner lot, in which a ten-foot setback is required
on the street side yard.
3.
Rear: No requirement unless the subject property abuts a residential
district, wherein the minimum side yard shall be 10 feet.
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Exhibit 33-1: Zoning Standards
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a.
Front yards: Fences, walls and hedges shall not exceed three feet
in height. A fence or wall may be four feet in height if more than
50% of the structure is see-through.
b.
Rear and side yards: Fences, walls, and hedges shall not exceed seven
feet in height along any side or rear property line.
c.
Where a property zoned G abuts a residential district, a seven-foot
solid block masonry wall shall be constructed between the two uses.
Where appropriate, openings should be provided to allow pedestrians
to travel between the two uses.
a.
Uses in the G district shall provide off-street parking consistent with § 25-45, Auto and Bicycle Parking and Loading.
b.
Parking lots constructed in G district shall be designed and constructed
so that within five years of construction, 50% of the parking lot
is shaded by trees.
c.
Parking lots shall be separated from buildings by raised sidewalks
or curbing.
d.
Parking lots shall be designed to accommodate solid waste pick-up.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
a.
A landscaping and irrigation plan shall be submitted on all neighborhood commercial developments to the City Planner for review and approval consistent with the standards in § 25-43, (Landscaping, Irrigation and Grading). All setback areas along streets shall be landscaped.
b.
The landscaping and irrigation plan shall show a tree-planting scheme
in the parking lot that will result in 50% of the parking lot being
shaded within five years.
c.
The landscaping and irrigation plan shall provide for a minimal amount
of turf and shall incorporate a variety of xerophytic plants, mulch
to reduce water use, and an automated irrigation system that incorporates
water conservation technology, including drip irrigation, smart irrigation
controllers, and low-flow irrigation heads.
d.
Parking lots should be screened from adjacent public roadways by
low walls and/or hedges.
e.
Vines and climbing plants should be used on buildings, trellises
and perimeter garden walls in order to soften the appearance on the
buildings.
f.
All trash enclosures shall be surrounded by a six-foot solid block
wall and the area around the enclosure shall be landscaped. The gate
to the enclosure shall be constructed of metal.
New development in the G zone shall be designed consistent with the guidelines shown in § 25-27 (Commercial Design Guidelines).
The purpose of the Urban Reserve (UR) district is to reserve
in a substantially undeveloped state areas planned for future urban
use where, because the areas currently lack public facilities or services,
or because the need for urban expansion within them is not immediate,
it is preferable to prevent the development of uses or structures
which might be premature or conflict with the future planned urban
use of the areas.
The following uses are permitted in the UR district.
a.
Agricultural crops, greenhouses, fruit trees, nut trees, vines, nurseries,
for producing trees, vines and other horticultural stock.
b.
Bovine animals and horses, only when the lot area is 36,000 square
feet or more, and provided that the number of animals shall not exceed
a number equal to four adult animals in any combination per 36,000
square feet of area, with not more than two adult animals or a bovine
or equine kind and their immature offspring per each 36,000 square
feet.
c.
Poultry and rabbits for domestic purposes only.
d.
Storage of petroleum products for use by the occupants of the premises,
but not for resale or distribution.
e.
The sale of agricultural products produced upon the property.
g.
Employee housing, subject to the issuance of a permit by the State
of California Department of Housing and Community Development as provided
in California Health and Safety Code Sections 17021.5 and 17030. The
permit shall be prominently displayed in the housing unit and shall
be provided to any peace officer, City inspector or state inspector,
upon demand.
h.
Accessory buildings and structures including, but not limited to,
stables, barns, pens, sheds and other structures for the housing of
animals and feed, equipment and tools customarily maintained in connection
with permitted uses.
The following conditional uses may be permitted in accordance with the provisions of § 25-51, Conditional Use Permits.
No development shall be constructed on any lot or site in this district until a site plan has been submitted and approved consistent with § 25-53, Site Plan and Design Review (or a conditional use permit for uses listed as such).
a.
Site area, lot frontage and depth: Each lot shall have a minimum
area of five acres, measured from the center of any abutting roadway,
stream, railroad, or public right-of-way forming a boundary line.
b.
Building height: The maximum height of buildings shall be 35 feet/two
stories, unless a conditional use permit is secured to allow a taller
structure.
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a.
Front yards: Fences, walls and hedges shall not exceed three feet
in height within a required front yard area, and within a required
side yard area in the street side yard of a corner lot. A fence or
wall may be four feet in height if more than 50% of the structure
is see-through.
b.
Rear and side yards: Fences, walls, and hedges shall not exceed seven
feet in height along any side or rear property line.
Uses in the UR district shall provide off-street parking consistent with § 25-45, Auto and Bicycle Parking and Loading.
Signs shall be consistent with the requirements detailed in § 25-47, Signs.
The following standards shall apply to all single-family dwellings,
including manufactured and mobile homes, that are established in the
U-R zone.
a.
The minimum width of a single-family dwelling or a manufactured or
mobile home shall be 20 feet.
c.
All residential dwellings shall be attached to a permanent foundation.
d.
The roofs of all residential dwellings shall be composed of composition
shingles, ceramic tiles, metal or wood shakes or shingles. The pitch
of the roof shall not be less than three inches of vertical rise over
12 inches of horizontal run. The roof overhang shall not be less than
12 inches around the building perimeter.
e.
The exterior siding of all residential dwellings shall be composed
of wood, masonry, plaster, or metal sheathing.
f.
Siding shall extend to the ground, except when a solid concrete or
masonry perimeter foundation or retaining wall is used, in which case
the siding material need only extend to the top of the foundation
or wall.
The purpose of this section is to establish standards for the
development of mobile home parks in Firebaugh. Firebaugh's housing
element acknowledges that these developments serve as a valuable source
of housing for the elderly and households in the lower- to moderate-income
categories. Further, the higher densities of mobile home parks can
help to conserve valuable farmland.
The following uses are permitted by administrative approval,
subject to development standards contained in this chapter.
a.
Accessory buildings and structures, including garages, sheds and
similar on the site of an approved and developed mobile home park.
b.
Swimming pools, on the site of an approved and developed mobile home
park.
c.
Home occupations [subject to standards contained in § 25-41 (Special Uses)] on the site of an approved and developed mobile home park.
d.
Drainage basins.
e.
Water well sites.
f.
Utility facilities, including electrical substations, elevated pressure
tanks, and communication equipment buildings (except for wireless
telecommunications facilities).
g.
Model mobile homes, sales offices and temporary construction materials
storage yards associated with the development of a permitted mobile
home park.
The following uses shall be permitted upon the granting of a conditional use permit consistent with § 25-51, Conditional Use Permits.
a.
Mobile home parks.
b.
Rental of spaces within a separate, designated section of a residential
mobile home park for short term use by travel trailers and recreational
vehicles. These spaces shall not exceed 20% of the total number of
mobile home lots in the mobile home park. "Short-term use" shall mean
an individual or cumulative period of occupancy within the mobile
home park of not more than 30 days during any twelve-month period.
c.
Coverage. No more than 75% of an individual space shall be covered
with structures, including the mobile home, carport, patio, and storage
buildings.
d.
Unit size: All mobile homes shall have a minimum width of 12 feet
and a minimum length of 40 feet.
e.
Setbacks.
g.
Open space: 5% of the gross area of any mobile home park shall be
devoted to usable open space. Space for streets and required setback
areas may not be counted toward this open space requirement.
h.
Landscaping.
1.
All setback areas that front onto a public street shall be provided
with landscaping and an automated irrigation system.
2.
In order to conserve water, not more than 50% of the landscaping
shall be devoted to turf. Shrubs planted shall be drought-tolerant
species. Artificial lawn shall be considered as a landscaping option.
3.
The front yard of each individual mobile home lot shall be landscaped.
i.
Building height: Residential structures shall not exceed 25 feet/two
stories in height; Accessory structures shall not exceed 12 feet in
height.
A seven-foot solid block wall shall be constructed along all
property lines that surround the mobile home park; however, the fence
shall be reduced to three feet within the required front yard area.
a.
Resident parking: Each mobile home space shall provide two off-street
parking stalls. Said stalls may be designed as tandem stalls. Each
stall shall have a minimum width of 10 feet and a minimum depth of
20 feet. All stalls shall be paved consistent with Firebaugh's Improvements
Manual.
b.
Guest parking: There shall be one guest parking space provided within
the mobile home park for every two mobile homes. The location of guest
parking shall be approved as part of the conditional use permit for
the mobile home park.