This section provides regulations applicable to development and new land uses in the special purpose zoning districts established by section 2.03.020 (Zoning Districts Established). The purposes of the individual special purpose zoning districts and the manner in which they are applied are identified in section 2.08.020, below.
A.
PS-1A (public and semi-public) zoning district. The PS-1A
zoning district is established to set aside properties to be developed
with public uses, other than street rights-of-way. This zoning district
is also in-tended to identify and preserve areas of historic and community
significance for the enjoyment of future generations. The PS-1A zoning
district is consistent with the specific plan land use designation
of the general plan.
Land uses allowed in the PS-1A zoning district shall only be
those land uses allowed at the enactment of Ordinance No. 790 on July
31, 1987, (referred to as Measure D). Amendments to the allowed land
uses shall be approved by a majority of those voters of the city voting
at any regular or special municipal election.
B.
PRD-2A (Planned Residential Development) zoning district. The PRD-2A zoning district is established to provide flexibility
in the design of residential development projects on properties designated
for residential use by the general plan. This flexibility allows for
more creative and innovative residential subdivision and unit design
than is generally possible under conventional zoning and subdivision
regulations.
These regulations are further established to promote more economical
and efficient use of the land while providing for a harmonious variety
of housing choices, a higher level of urban amenities, and preservation
of the natural and scenic qualities associated with open spaces.
The PRD-2A zoning district is consistent with all residential
land use designations of the general plan.
C.
PC (Planned Community) zoning district. The PC zoning district
is established to provide opportunity for the design and development
of integrated, master-planned projects in areas of the city which
may benefit from special design standards and land uses not otherwise
possible under conventional zoning district regulations. The PC zoning
district is intended to permit a compatible mix of land uses, planned
commercial developments, and business parks, and a variety of housing
styles and densities.
The PC zoning district is consistent with all residential and
business park land use designations of the general plan.
Each PC zoning district established shall be indicated by a
unique zoning district designation.
D.
PC-25A (Planned Community) zoning district. The PC-25A zoning
district is established to achieve the following purposes:
1.
To provide for the classification and development of parcels of land
as coordinated, comprehensive projects in order to take advantage
of the superior environment which can result from large-scale community
planning.
2.
To allow diversification of land uses as they relate to each other
in a physical and environmental arrangement, while ensuring substantial
compliance with the provisions of this zoning ordinance.
3.
To provide for a zoning district encompassing various types of land
uses (e.g., single-family residential developments, multi-family housing
developments, professional and administrative office areas, commercial
centers, industrial parks, or any public or semi-public uses), or
combination of uses through the adoption of a development plan and
text materials that identify appropriate land use relationships and
development standards.
The PC-25A zoning district is consistent with all land use designations
of the general plan, except for the mobile home park designation.
E.
PCM (Planned Commercial/Light Industrial) zoning district. The PCM zoning district is established to facilitate the innovative
design of mixed-use commercial and light industrial developments on
properties designated for these uses in the general plan, and to streamline
development review of projects proposed within an approved PCM zoning
district. The PCM zoning district is consistent with the general and
neighborhood commercial and light industrial land use designations
of the general plan.
F.
PBP-25A (Planned Business Park) zoning district. The PBP-25A
zoning district is established to allow for the comprehensive, integrated
development of compatible and complementary administrative, educational,
and professional office, commercial centers, industrial park, open
space, or any public or semi-public uses or combination of uses in
a campus-like business park setting. The PBP-25A zoning district is
consistent with the business park land use designation of the general
plan.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A.
Allowed land uses. Table 2-15 indicates the uses allowed
within the PS-1A, PRD-2A, PC, PC-25A, PCM, and PBP-25A zoning districts,
and the land use permit required to establish each use, in compliance
with article 4 (Land Use and Development Permit Procedures).
B.
Prohibited land uses. Any table cell with a "—" means
that the listed land use is prohibited in that specific zoning district.
C.
Land uses not listed. For land uses not listed in table 2-15, the provisions of subsection 4.19.030 (Director's review) shall apply.
D.
Design review required. All construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall require design review approval in compliance with subsection 4.19.060 (Design review).
E.
Applicable subsections. Where the last column in the tables
("See Section") includes a subsection number, the regulations in the
referenced section apply to the use; however, provisions in other
sections of this zoning ordinance may also apply.
|
TABLE 2-15
ALLOWABLE USES AND PERMIT REQUIREMENTS FOR SPECIAL PURPOSE ZONING
DISTRICTS
| |
|---|---|
|
Key to Table
| |
|
P
|
Permitted Use
|
|
C
|
Conditional use—Conditional Use Permit required (See Subsection 4.19.070)
|
|
"—"
|
Use not allowed
|
|
S
|
Site Review Committee
|
|
Land Use
|
Permit Requirement by District
| ||||||
|---|---|---|---|---|---|---|---|
|
PS-1A
|
PRD-2A
|
PC
|
PC-25A
|
PCM
|
PBP-25A
|
See Section
| |
|
Agriculture/Horticulture and Animal Care/Keeping Facilities
| |||||||
|
Agriculture/Horticulture Cultivation
|
P
|
—
|
—
|
—
|
—
|
P
| |
|
Agriculture Experimental Facilities
|
C
|
—
|
—
|
—
|
—
|
C
| |
|
Animal Shelters
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Dairy Feed Lots
|
C
|
—
|
—
|
—
|
—
|
C
| |
|
Farm Animal Keeping, Commercial
|
P
|
—
|
(1)
|
—
|
—
|
P
| |
|
Kennels
|
C
|
—
|
—
|
—
|
—
|
C
|
3.17.120
|
|
Stables
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Communication, Transportation, and Utility Facilities
| |||||||
|
Alternative Fuels and Recharging Facilities
|
(2)
|
—
|
(2)
|
(1)
|
(2)
|
(2)
| |
|
Public Utility Substations, Reservoirs, or Pumping Plants, not
including Offices
|
C
|
—
|
C
|
C
|
C
|
C
| |
|
Satellite Dishes/ Antenna (less than 3 feet/1 meter in diameter)
|
P
|
P
|
P
|
(1)
|
P
|
P
|
3.16.090
|
|
Wireless Communications Facilities
|
S
|
—
|
S
|
S
|
S
|
S
|
Section 16
|
|
Education, Public Assembly, and Religious Facilities
| |||||||
|
Clubs or Lodges
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Convents, Monasteries, Nunneries, Parsonage, or Places of Worship
|
C
|
—
|
(1)
|
—
|
—
|
—
| |
|
Educational Institutions, Private or Public
|
C
|
—
|
(1)
|
—
|
—
|
—
| |
|
Historic Landmarks
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Entertainment and Recreational Facilities
| |||||||
|
Fairgrounds (including accessory uses and entertainment)
|
C
|
—
|
—
|
—
|
—
|
C
| |
|
Horse Racetracks
|
C
|
—
|
—
|
—
|
—
|
C
| |
|
Recreation Facilities, Private or Public
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Recreation Facilities (uses limited to residents and invited
guests)
|
—
|
P
|
(1)
|
—
|
—
|
—
| |
|
Riding Academies or Clubs
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Public/Semi Public Facilities
| |||||||
|
Flood Control Facilities
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Libraries
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Museums
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Public Buildings or Grounds
|
C
|
—
|
—
|
—
|
—
|
C
| |
|
Public Maintenance Yards
|
C
|
—
|
(1)
|
—
|
—
|
—
| |
|
Residential
| |||||||
|
Accessory Uses and Structures
|
—
|
(3)
|
(1)
|
—
|
—
|
—
|
3.17.020
|
|
Model Homes or Subdivision Sales Offices
|
—
|
C
|
(1)
|
—
|
—
|
—
| |
|
Residential Planned Developments (PRD)
|
—
|
P
|
(1)
|
—
|
—
|
—
| |
|
Senior Housing - Affordable
|
C
|
—
|
(1)
|
—
|
—
|
—
| |
|
Single-Family Dwelling Units
|
—
|
—
|
—
|
(1)
|
—
|
—
| |
|
Services
| |||||||
|
Cemeteries
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Community Care Facilities
|
C
|
—
|
(1)
|
—
|
—
|
C
|
3.17.060
|
|
Day Care Centers
|
C
|
—
|
(1)
|
—
|
—
|
C
|
3.17.050
|
|
Hazardous Materials-Storage Facilities
|
—
|
—
|
—
|
—
|
C
|
—
|
3.17.100
|
|
Hospitals
|
C
|
—
|
(1)
|
—
|
—
|
C
| |
|
Marijuana Cultivation
|
—
|
P
|
P
|
P
|
—
|
—
|
Chapter 15I
|
|
Commercial Marijuana Activity
|
—
|
—
|
—
|
—
|
—
|
—
|
Chapter 15J
|
|
Temporary Uses/Activities
|
TUP
|
TUP
|
TUP
|
TUP
|
TUP
|
TUP
|
4.19.040
|
|
Notes:
| |
|---|---|
|
(1)
|
Permitted and conditional uses shall be designed in approved
development plans for individual planned communities.
|
|
(2)
|
As an accessory use to a permitted main use.
|
|
(3)
|
To be considered as part of overall plan and subject to provisions
of CC&Rs.
|
(Ord. No. 1062, § 2, 11-25-04; Ord. No. 1082, § 5, 9-11-06; Ord. No. 1152, § 3, 1-25-16; Ord. No. 1167, § 5, 9-25-17)
A.
Compliance with table 2-16. New land uses and structures, and alterations to existing uses or structures shall be designed, constructed and/or established in compliance with the requirements in table 2-16, the general development standards (e.g., landscaping, parking and loading, etc.) in article 3 (Site Planning and General Development Standards), and the design review process in section 4.19.060 (Design review).
|
TABLE 2-16
SPECIAL PURPOSE ZONING DISTRICTS DEVELOPMENT STANDARDS
| ||||||
|---|---|---|---|---|---|---|
|
Development Standards
|
Zoning Districts
| |||||
|
PS-1A
|
PRD-2A
|
PC
|
PC-25A
|
PCM
|
PBP-25A
| |
|
Minimum Site Area
|
1 acre
|
2 acres
|
1 acre
|
25 acres
|
5 acres
|
25 acres
|
|
Minimum Site Width
|
160 feet
|
N/A
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Minimum Site Depth
|
160 feet
|
N/A
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Minimum Site Frontage on a Public Street
|
N/A
|
200 feet
|
(1)
|
(1)
|
200 feet
|
(1)
|
|
Minimum Setbacks Required
| ||||||
|
Setback from a Major Arterial or Secondary Street
|
N/A
|
N/A
|
(1)
|
(1)
|
20 feet
|
(1)
|
|
Setback from a Local Street
|
N/A
|
N/A
|
(1)
|
(1)
|
15 feet
|
(1)
|
|
Setback from any Residential Zoning District
|
N/A
|
N/A
|
(1)
|
(1)
|
25 feet
|
(1)
|
|
Front
|
30 feet
|
25 feet
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Side
| ||||||
|
Interior (each)
|
25 feet
|
20 feet
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Street
|
25 feet
|
25 feet
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Rear
|
25 feet
|
20 feet
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Maximum Parcel Coverage by Structures
|
40%
|
40%
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Maximum Structure Height
|
N/A
|
35 feet or 2 stories, whichever is less
|
(1)
|
(1)
|
35 feet
|
(1)
|
|
Maximum Dwelling Unit Size
|
N/A
|
1,150 sf
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Minimum Distance Between Structures on the Same Parcel
|
N/A
|
10 feet
|
(1)
|
(1)
|
N/A
|
(1)
|
|
Fences/Walls/Hedges
|
See Subsection 3.11.060 (Fences, Walls, and Hedges)
| |||||
|
Motor Vehicle Parking
| ||||||
|
Satellite Antennae
|
See Section 16 (Wireless Communications)
| |||||
|
Signs
|
See Section 15 (Signs)
| |||||
|
Notes:
| |
|---|---|
|
Abbreviations: sf = square feet and N/A = not applicable
| |
|
(1) Standards shall be as specified in the approved development
plan for each zoning district.
|
B.
Accessory uses and structures. Accessory uses and structures
shall be located as specified on the development plan approved by
the department. All accessory structures shall meet the setback requirements
for primary structures in compliance with table 2-16.
C.
Additional development standards for PRD-2A zoning district. The following additional development requirements shall apply to
all planned residential developments in the PRD-2A zoning district:
1.
The planned residential development shall be designed and developed
in a manner compatible with and complementary to existing and potential
residential development in the immediate vicinity of the project site.
Site planning on the perimeter shall provide for the protection of
the property from adverse surrounding conditions, as well as protection
of the surrounding areas from potentially adverse conditions within
the development.
2.
There shall be no minimum area requirements for individual parcels
or individual dwelling sites in a planned residential development.
3.
The maximum number of dwelling units allowed in a planned residential
development shall be determined by dividing the total land area within
the boundaries of the proposed development by the density restrictions
designated in the general plan.
4.
Required open space shall comprise at least 40% of the total area
of the planned development. Land occupied by driveways, parking spaces,
streets, or structures may not be used to satisfy this open space
requirement, except land occupied by recreational structures.
5.
At least one-half of the required open space may also be improved,
or may be left in its natural state, particularly if natural features
worthy of preservation exist on the site. Open space left in its natural
state shall be kept free of litter and shall at no time constitute
a fire, flood, health, or safety hazard. Areas devoted to natural
or improved flood control channels and those areas encumbered by drainage,
flowage, or floodway easements may be applied toward satisfying this
portion of the total open space requirement.
6.
If development is to be accomplished in stages, the development plan
shall coordinate improvement of the open space, the construction of
structures and improvements in the open space, and the construction
of dwelling units in order that each development stage achieves a
proportionate share of the total open space and environmental quality
of the total planned development.
7.
All or any part of the required open space may be reserved for use
in common by the residents of the planned development. Areas permanently
reserved for common open space shall be reserved for the use and enjoyment
of the residents in a manner which makes the city, a public district,
or a public agency a party to and entitled to enforce the reservation.
The Department may require that open space easements be conveyed to
the city in addition to the dedication of the open space.
8.
No structure, except as hereafter provided, shall be located closer
than five feet from any interior court, open parking lot, plaza, pedestrian
or vehicular way, or any other surfaced area reserved for public use
or for use in common by residents of the planned development. This
setback shall generally be measured from the nearest edge of a surfaced
area. Where no sidewalk exists in conjunction with a public or private
street, this setback shall be measured from the nearest edge of the
street right-of-way or private road easement.
9.
No garage or carport having direct access from a public or private
street shall be located closer than 25 feet from the nearest edge
of the sidewalk of that street. Where no sidewalk exists, this setback
shall be measured from the nearest edge of the street right-of-way
or road easement, unless automatic garage door openers are to be provided.
In no case shall a garage or carport be located closer than five feet
from the nearest edge of a street right-of-way or road easement.
10.
Each structure shall be surrounded on all sides by relatively level
open space having a slope no greater than 10% and extending a minimum
distance of 10 feet in all directions, measured from the furthest
projection of the external walls of the structure.
11.
All public streets within or abutting the proposed planned development
shall be dedicated and improved to city specifications for the particular
classification of street. If the developer desires to retain any streets
within the development as private streets, the streets shall be permanently
reserved and maintained for their intended purpose by means acceptable
to the department and the city attorney.
Other forms of access (e.g., courts, driveways, open parking
lots, pedestrian ways, or plazas) shall not be offered for dedication.
12.
Planned residential developments shall relate harmoniously to the
topography of the site, shall make suitable provisions for the preservation
of drainage areas, rough terrain, water courses, wooded areas, and
similar natural features and areas, and shall be otherwise so designed
as to use and retain the natural features and amenities to the best
advantage.
13.
All utilities within a planned development shall be placed underground.
A common central television antenna shall be provided with underground
cable service to all dwelling units; all other external television
or radio antennas shall not be allowed. For the purposes of this section,
appurtenances and associated equipment (e.g., concealed ducts, meter
cabinets, pedestal-mounted terminal boxes, and surface-mounted transformers)
may be placed above ground.
14.
The location, number, and type of fire hydrants and other fire protective
devices shall be subject to the specifications of the fire chief.
D.
Additional development standards for the PCM zoning district.
1.
The planned commercial/light industrial development shall be designed
and developed in a manner compatible with and complimentary to existing
and potential development in the immediate vicinity of the project
site. Site planning on the perimeter shall provide for the protection
of property from adverse surrounding conditions, as well as protection
of the surrounding areas from potentially adverse conditions within
the development.
2.
No structure, except as hereafter provided for, shall be located
closer than five feet to any interior court, open parking lot, plaza,
pedestrian or vehicular way, or any other surfaced area reserved for
public use or for use in common by tenants of the planned development.
3.
All public streets within or abutting the proposed development shall
be improved to city specifications for the particular classification
of street. If the developer desires to retain any streets within the
development as private streets, the streets shall be permanently reserved
and maintained for their intended purpose by means acceptable to the
department and city attorney.
4.
All utilities within a planned development shall be placed underground.
For the purposes of this section, appurtenances and associated equipment
(e.g., concealed ducts, meter cabinets, pedestalmounted terminal boxes,
and surface-mounted transformers) may be placed above ground.
5.
The location, number, and type of fire hydrants and other fire protective
devices shall be subject to the specifications of the fire chief.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
The application process for inclusion into or designation of
a special purpose zoning district is illustrated in figure 2-1 (Application
Process for Special Purpose Zones)
A.
Pre-application conference required. Before submitting an
application for establishing a special purpose zoning district, the
applicant or prospective developer shall conduct preliminary consultations
with the department and other city officials to obtain information
and guidance before entering into binding commitments incurring substantial
expense in the preparation of plans, surveys, and other data. The
preliminary consultations should relate to a preliminary plan which
expresses the concepts to be embodied in the proposed development.
B.
Submittal requirements. An application for a zoning map
amendment to allow the establishment of a special purpose zoning district
shall be for a parcel(s) of land under the control of the person or
corporation proposing the development, either through ownership or
in escrow, with the consent of the property owner.
Notwithstanding the requirements of section 18 (Applications,
Processing, and Fees), an application for inclusion into or establishment
of a special purpose zoning district shall be submitted to the department
and shall be accompanied by the following plans and maps:
1.
A boundary survey map of the property. A tentative subdivision map
may be substituted if the applicant proposes to subdivide the property.
2.
Topography of the property and the preliminary proposed finished
grade shown at contour intervals of five feet or less.
3.
The gross land area of the development, the present zoning classification,
and the zoning classification and land use of the area surrounding
the proposed development, including the location of structures and
other improvements.
 |
4.
A general land use map clearly identifying the proposed uses of all
sections or areas within the subject property and the approximate
acreage of each.
5.
An accompanying report identifying the land use regulations which
constitute the standards of development designed to govern those sections
or areas specified in the development plan. These standards shall
contain definitions and information concerning the requirements for
structure site coverage, structure heights, structure setbacks, off-street
parking, vehicular access, landscaping, lighting, screening, signs,
storage, and any other information which the director may require
to ensure compliance with the purposes of the particular Special Purpose
zoning district.
6.
A general development plan with at least the following details shown
to scale and dimensions:
a.
The type and character of structures and the number of dwelling units
per gross acre proposed for each residential area.
b.
A statement of the standards of population density for the various
proposed residential land uses.
c.
The location of each existing and proposed structure in the development
area, the use(s) to be contained within each structure, the number
of stories, the gross structure and floor areas and the approximate
location of all entrances and loading points.
d.
The location of all curb cuts, driving lanes, loading areas, parking
areas, public transportation points, streets, and illumination facilities
for the development coordinated with the circulation element of the
general plan.
e.
The location and approximate area of all recreation areas, school
sites, and other public and semi-public sites, and the approximate
area of each.
f.
All pedestrian open areas, malls, and walks for the use of occupants
and members of the public.
g.
The location and height of all fences/walls and screen planting,
including a detailed plan for the landscaping of the development and
the method by which the landscaping is to be accomplished.
h.
The types of surfacing (e.g., gravel, paving, or turfing) to be used
at the various locations.
i.
A preliminary grading plan of the area.
7.
The plans and elevations of all structures, sufficient to indicate
the architectural style and construction standards.
8.
A preliminary report and overall plan describing proposed provisions
for sewage disposal, storm drainage, water supply, and any other public
improvements or utilities as the city engineer may require.
9.
A statement of how the proposed special purpose zoning district and
this particular project is either:
10.
The proposed means for ensuring the continued existence, maintenance,
and operation of the various common elements and facilities. If a
community association or similar governing structure is to be established,
a copy of the codes, covenants, and restrictions (CC&Rs) shall
be made a part of the record. If the council deems it necessary, upon
advice of the city attorney, the city shall be a party to those CC&Rs
in order to ensure their continuance and enforceability.
11.
Any other information that may be required by the director to permit
complete analysis and appraisal of the planned development.
C.
Adoption by ordinance. Any development plan approved for
use in a special purpose zoning district shall be adopted by ordinance
of the council. Thereafter, the ordinance rezoning any property to
a special purpose zoning district shall be amended by the council
to incorporate by reference the adopted development plan as the development
standards and regulations for that special purpose zoned property.
D.
Ambiguity of boundaries. If ambiguity exists as to the specific
dimensions or extent of any designated area on the development plan,
the specific boundaries shall be set by the filing of a legal description
and map of the parcel in conjunction with the filing of a conditional
use permit application, tentative subdivision map, parcel map, or
construction permit application.
E.
Compliance with approved development plan. All development
within a special purpose zoning district shall comply with the appropriate
development plan approved and adopted by the council. Any amendments
to a development plan shall be accomplished in the same manner as
an amendment to the zoning ordinance, as prescribed in section 28
(Amendments).
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A.
Conditional use permit may be required. Conditional use
permit may be required for any land use designation on a development
plan in the special purpose zoning districts.
B.
Information to be submitted with the conditional use permit. A conditional use permit required for the development of any portion or area of a special purpose zoning district shall be filed in compliance with subsection 4.19.070 (Conditional use permits), and shall include the following documents and materials:
1.
A map showing the location of the project in relation to the approved
development plan.
2.
A boundary survey map of the property. A tentative subdivision map
may be substituted if the applicant proposes to subdivide the property.
3.
A topographic map of the property and the preliminary proposed finished
grade shown in contour intervals of two feet or less.
4.
The location, grades, types, and widths of improvements proposed
for all streets, and the general plan for the drainage, sewer, and
water systems.
5.
The preliminary concept or design drawings indicating proposed driveways,
walkways, and service areas.
6.
The location and number of residential units, if any, for each proposed
structure.
7.
The location and design of vehicle parking areas.
8.
A preliminary landscaping concept plan.
9.
The location of public or semi-public structures or areas, including
parking, recreation facilities, schools, and service areas, if any.
10.
The preliminary elevations of structures and a written description
indicating the architectural theme or type of development.
11.
Any irrevocable offers to dedicate those areas shown on the plan
as public property.
12.
Any other information that may be required by the director to permit
a complete analysis of the development proposal.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
Each land use shall provide at least the minimum number of off-street
parking spaces required by this section, except where a greater number
of spaces are required through land use entitlement approval or where
an exception has been granted through approval of a discretionary
permit.
A.
Parking requirements by land use. Each land use shall be
provided the number of parking spaces required by this section and
table 2-17, below.
C.
Expansion of structure, change in use. When a structure
is enlarged or increased in capacity or inten-sity, or when a change
in use requires more off-street parking, additional parking spaces
shall be provided in compliance with this section. Also see section
25 (Nonconforming Uses, Structures, and Parcels).
D.
Multi-tenant sites. A site with multiple tenants shall provide
the aggregate number of parking spaces required for each separate
use; except where the site was developed comprehensively as an integrated
center, the parking ratio shall be that required for the center as
determined through the land use entitlement approval.
E.
Parking required by entitlements and/or development agreements. Parking requirements established by conditional use permits, development
agreements, or similar entitlements supersede the provisions of this
section.
F.
Uses not listed. Land uses not specifically listed in table
2-17, below, shall provide parking as required by the director. The
director shall use the requirements of table 2-17 as a guide in determining
the minimum number of parking spaces to be provided.
G.
Rounding of quantities. If the calculation of required parking
spaces results in a fractional number, a fraction of one-half or higher
shall be rounded up to the next whole number.
H.
Company-owned vehicles. The number of parking spaces required
by this section does not generally include spaces needed for the parking
of company-owned vehicles. Parking spaces for companyowned vehicles
shall be provided in addition to the requirements for a particular
land use.
|
TABLE 2-17
SPECIAL PURPOSE ZONING DISTRICT PARKING REQUIREMENTS
| |
|---|---|
|
Use
|
Vehicle Spaces Required
|
|
Agriculture/Horticulture and Animal Care/Keeping
Facilities
| |
|
Animal Shelters
|
1 space for each 250 square feet of office gross floor area,
but no less than 5 spaces
|
|
Kennels
|
1 space for each 250 square feet of gross floor area, but no
less than 5 spaces
|
|
Stables
|
1 space for each 3 horses, based upon the maximum number of
horses stated in the permit, but no less than 15 spaces
|
|
Education, Public Assembly, and Religious Facility
Uses
| |
|
Clubs or lodges
|
1 space for every 3 fixed seats in the main assembly room; where
no fixed seats are provided, 1 space for every 20 square feet in the
main assembly room.
|
|
Convents, monasteries, nurseries, parsonages, and places of
worship
|
1 space for every 3 fixed seats in the main assembly room; where
no fixed seats are provided, 1 space for every 20 square feet in the
main assembly room.
|
|
Educational institutions, private or public
| |
|
Elementary or Junior high schools
|
2 spaces for each classroom
|
|
High schools
|
7 spaces for each classroom
|
|
Colleges or universities
|
3/4 space for each full-time student, less the number of spaces
provided for student housing (dormitories).
|
|
Entertainment and Recreational Facility Uses
| |
|
Fairgrounds
|
As determined by the Conditional Use Permit.
|
|
Horse racetracks
|
As determined by the Conditional Use Permit.
|
|
Recreation facilities, private or public
|
1 space for every 3 persons served, based on the maximum anticipated
capacity of all facilities capable of simultaneous use, as determined
by the Director.
|
|
Recreation facilities (uses limited to residents and invited
guests)
|
1 space for every 3 persons served, based on the maximum anticipated
capacity of all facilities capable of simultaneous use, as determined
by the Director.
|
|
Riding academies or clubs
|
1 space for each 3 horses, based upon the maximum number of
horses stated in permit, but no less than 15 spaces
|
|
Public/Semi Public Facility Uses
| |
|
Community/recreational centers
|
1 space for every 3 persons served, based on the maximum anticipated
capacity of all facilities capable of simultaneous use, as determined
by the Director.
|
|
Libraries
|
1 space for each 300 square feet of gross floor area
|
|
Museums
|
1 space for each 300 square feet of gross floor area
|
|
Public buildings or grounds
|
1 space for each 250 square feet of gross floor area
|
|
Residential Uses
| |
|
Model homes or subdivision sales offices
|
As determined by the Conditional Use Permit.
|
|
Residential Planned Development (PRD)
|
As determined by the PRD Permit.
|
|
Senior housing - affordable
|
As determined by the Affordable Housing Agreement.
|
|
Service Uses
|
Vehicle Spaces Required
|
|
Cemeteries
|
As determined by the Conditional Use Permit.
|
|
Community care facilities
|
1/2 space for each bed.
|
|
Day care centers (1)
|
1 space for each employee on the largest shift, plus 1 space
for every 10 children for which the facility is licensed.
|
|
Hazardous materials-storage facilities
|
1 space for each employee on the largest shift
|
|
Hospitals
|
2 spaces for each bed.
|
|
Temporary Uses/Activities
|
As determined by the Temporary Use Permit.
|
|
Notes:
| |
|---|---|
|
(1)
|
Day care facilities shall pay for a parking study to be conducted
by the City or its designee. A parking plan will then be approved
for each facility based on the study.
|
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
All uses shall be subject to the applicable regulations of this
zoning ordinance, including provisions located in the following sections
and subsections:
|
Adjustments
|
Subsection 4.19.050
|
|
Conditional Use Permits
|
Subsection 4.19.070
|
|
Design Review
|
Subsection 4.19.060
|
|
Home Occupations
|
Subsection 3.17.100
|
|
Landscaping
|
Section 13
|
|
Nonconforming Uses, Structures, and Parcels
|
Section 25
|
|
Off-Street Parking and Loading
|
Section 14
|
|
Signs
|
Section 15
|
|
Temporary Use Permits
|
Subsection 4.19.040
|
|
Variances
|
Subsection 4.19.080
|
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A.
Purpose of subsection.
1.
Superior quality. Planned developments are expected
to produce a comprehensive development of superior quality and practical
amenities than which might otherwise occur from more traditional development
applications.
2.
Flexibility. This section is intended to promote
and encourage flexibility in the city's residential development standards
by allowing modification where necessary and justifiable, to applicable
development standards (e.g., building envelope, parking and loading,
street layout, etc.) identified in this zoning ordinance, with the
exception of density/intensity provisions.
3.
Review considerations. Project review shall determine
whether the permit should be approved by weighing the public need
for, and the benefit(s) to be derived from, the proposed development
against the potential negative effect(s) it may cause.
B.
Applicability.
1.
Permit required. An application for a planned residential
development permit shall be considered by the council and shall be
required for all development applications for properties proposing
to utilize this section.
2.
Zoning map and general plan amendments required. An application for a zoning map amendment, and if warranted, a general
plan amendment shall be filed and processed concurrently with the
application for a planned residential development permit, unless the
subject property is already designated PRD.
C.
Application filing, processing, and review.
1.
Filing. An application for a planned residential
development permit shall be filed with the department in compliance
with section 18 (Applications, Processing, and Fees).
2.
Contents. The application shall be accompanied by
the information identified in the department handout for planned residential
development permit applications.
3.
Project review procedures. Each application shall
be analyzed by the department to ensure that the application is consistent
with the purpose and intent of this section.
4.
Public notice and hearing. An application for a
planned residential development permit shall be scheduled for a public
hearing once the director has determined the application complete.
Noticing of the public hearing shall be given in compliance with section
26 (Notice and Conduct of Public Hearings).
D.
Findings and decision. Following a public hearing the council
shall record the decision in writing with the findings upon which
the decision is based. The council may approve and/or modify, in whole
or in part, with specific development conditions, or disapprove a
planned residential development permit. The council may approve a
planned residential development permit, only if the following findings
of fact can be made in a positive manner:
1.
The proposed development is:
a.
Allowed within the subject zoning district;
b.
Consistent with the general plan and any applicable specific plan;
and
c.
Substantially in compliance with all of the applicable provisions
of this zoning ordinance relating to both on- and off-site improvements
that are necessary to accommodate flexibility in site planning and
property development and to carry out the purpose, intent, and requirements
of the respective zoning district, including prescribed development
standards and applicable design guidelines.
2.
The proposed project would produce a comprehensive development of
superior quality (e.g., appropriate variety of structure placement
and orientation opportunities, structure sizes, high quality architectural
design, increased amounts or enhanced efficiency of landscaping and
open space, improved solutions to the design and placement of off-street
parking and loading facilities, etc.) than which might otherwise occur
from more traditional development applications;
3.
The design, location, size, operating characteristics, and the provision
of public and emergency vehicle access, sanitation, water, and public
utilities and services, would ensure that the proposed development
would not endanger, jeopardize, or otherwise constitute a hazard to
the public health, safety, or general welfare, or injurious to the
property or improvements in the vicinity and zoning district in which
the property is located; and
4.
The subject site is:
a.
Physically suitable for the type and density/intensity of development
being proposed;
b.
Adequate in size and shape to accommodate the use(s) and all fences
and walls, landscaping, loading, parking, yards, and other features
contained in the proposed development; and
c.
Served by streets adequate in width and pavement type to carry the
quantity and type of traffic expected to be generated by the proposed
development.
E.
Conditions of approval. In approving a planned residential
development permit, the council may impose specific development conditions
(e.g., buffers, landscaping and maintenance, off-site improvements,
performance guarantees, surfacing, etc.) relating to the location,
establishment, construction (both on- and off-site improvements),
operation, and maintenance of the proposed activity, as it finds are
reasonable and necessary. The conditions may include the following:
1.
Maintenance. The requirement to maintain the structures,
use of the property, and the mutually available features (e.g., community
structures, landscaping, recreational areas, solid waste storage areas,
as well as the general appearance of the premises and structures)
as indicated on the approved development plan. This may include the
private maintenance of public facilities (e.g., landscaped setbacks
and interior streets).
2.
Sale of parcels and units.
a.
A dwelling unit or parcel shall not be sold or encumbered separately
from an interest in the common areas and facilities in the development
that shall be appurtenant to the dwelling unit or parcel.
b.
A parcel shall not be sold or transferred in ownership from the other
parcels in the total development, or approved phase of the development,
unless all approved community structures and recreational facilities
for the total development, or approved phase, have been completed,
or completion is guaranteed, by bonding or other methods satisfactory
to the council.
3.
Management agreement.
a.
Operating entity required. A dwelling unit or parcel
in the development shall not be sold unless a corporation, association,
property owners group, or similar entity has been formed with the
right to assess all properties which are jointly owned with interests
in the common areas and facilities in the development to meet the
expenses of the entity, with authority to control and the duty to
maintain, all of the mutually available features of the development.
b.
Conditions, covenants, and restrictions (CC&Rs). The entity shall operate under recorded conditions, covenants, and
restrictions which shall include compulsory membership of all owners
of parcels and/or dwelling units, and flexibility of assessment to
meet changing costs of maintenance, repairs, and services.
c.
Exception for land dedicated to the city. This requirement
shall not apply to land dedicated to the city for public purposes.
4.
Planned residential development permit.
b.
Director's review. Before the issuance of any permits
for the erection or enlargement of any structures within an established
zoning district, final site and elevation plans for all structures
and landscaping within the zoning district or approved phase shall
be submitted to the director for approval.
c.
Disapproved if not in compliance. The director may
disapprove the final development plans only if they are not in substantial
conformance with the preliminary development plans.
5.
Permits. A permit shall not be issued for grading,
or for the erection, enlargement, or maintenance of structures for
a planned development, and no person shall perform any development
or construction work, except in full compliance with the final development
plans.
F.
Post approval procedures.
1.
General procedures. Procedures relating to appeals,
changes, performance guarantee, and revocation as identified in article
5 (Zoning Ordinance Administration), in addition to those identified
in section 24 (Permit Implementation, Time Limits, and Extensions),
shall apply following the council's decision on a planned residential
development permit application.
2.
Evidence of continued compliance with conditions.
a.
The applicant and any successor-in-interest operating under a planned
residential development permit shall be required to:
(1)
Ensure continuing compliance with the conditions imposed by
the council in connection with the issuance of the planned residential
development permit;
(2)
Conduct an annual review of the planned development operation;
and
(3)
Submit a certificate of continued condition compliance each
year within 30 days of the anniversary date of the granting of the
planned residential development permit.
b.
Failure to comply with the provisions of Subparagraph 1., above may
result in revocation of the Planned Residential Development Permit.
G.
Intent and purpose of development regulations.
1.
The development regulations of this zoning district are intended
to produce planned development projects which meet standards of light
and air, open space, and density of land uses which provide for better
use of common areas, open space and off-street parking facilities,
and provide for safe and efficient vehicular and pedestrian circulation.
2.
These development regulations are intended to be utilized only for
integrated planned development projects and should not be utilized
for the establishment of individual land uses or structures unless
they would become an integral part of an existing planned development.
3.
The purpose of the PRD zoning district is to provide a method whereby
land may be developed utilizing design features which take advantage
of modern site planning techniques to produce an integrated development
project providing an environment of stable, desirable character which
will be in harmony with existing and potential development of the
surrounding neighborhood.
H.
Allowed uses. Uses in the PRD zoning district shall be limited
to the following:
1.
Dwelling units. Attached and detached dwelling units
with open space and/or recreational areas.
2.
Accessory structures. Accessory structures, including
private garages, patio covers, work sheds, and additions, with their
location subject to the approval by the director.
3.
House pets, with the following provisions:
a.
In detached single-family units, any combination of dogs and cats,
not to exceed four adult animals, four months of age or older.
b.
In attached duplex or cluster dwelling units, one dog and one cat
(or two of either) not to exceed two adults, fourmonths of age or
older.
c.
This section shall not take precedence over a more restrictive management
or association agreement/regulation regarding the keeping of animals.
5.
Child care homes. In detached single-family units only, a small family child care home in compliance with subsection 3.17.070 and as regulated by state law (California Health and Safety Code).
6.
Recreational facilities. Clubhouses, swimming pools,
tennis courts, and similar recreational facilities for the sole use
of the occupants of the PRD and their guests.
I.
Allowed temporary uses. The following temporary uses shall
be allowed in the PRD zoning district, for a period not to exceed
90 days after the sale of the last unit in the PRD:
J.
Homeowners' association requirements.
1.
The unencumbered, fee simple title and ownership of all common open
space, easements, and recreational areas or facilities in a PRD shall
be conveyed and transferred to an independent homeowners' association
(HOA) structured as a California nonprofit mutual benefit corporation.
The primary objective of the HOA shall be the permanent retention
and maintenance of the common open space, recreation, and other common
areas and facilities for the continued common use of the owners and
occupants of the development, as required by this section.
2.
Each HOA created for the purpose of this subsection shall be established by procedures and documents approved by the city attorney at the time of, and as a condition of the approval for, the PRD concept plan required in compliance with subsection N. (Approval of concept plan required), below.
3.
Each dwelling unit in a PRD shall be irrevocably attached to one
membership in the HOA. Each membership shall be transferred with,
and to the recipient of, each conveyance of its associated dwell-ing
unit. The total number of memberships shall be equal to the total
number of dwelling units. No one shall be a member of the HOA except
an owner of a dwelling unit in the PRD, and each owner shall be a
member.
4.
Owners and occupants of any dwelling unit in a PRD shall have, during
the ownership or occupancy thereof, the right to use all of the common
spaces, areas and facilities.
5.
Each HOA shall establish procedures and documents to enforce the
payment of assessments or liens that may be levied by the HOA or the
city.
K.
Development standards.
1.
General. The development standards listed below
apply to any PRD.
a.
Minimum site size. The minimum site size in a planned
residential development shall be two acres.
b.
Lot area. Parcels in a PRD zoning district are exempt
from the minimum parcel area and width requirements of this zoning
ordinance; however, there shall be a ground parcel for each dwelling
unit.
c.
Density.
(1)
The density of a PRD zoning district shall be determined at the time of concept plan approval required in compliance with subsection N. (Approval of concept plan required), below.
(2)
In all cases the concept plan shall be compatible with the topography
of the site, the surrounding area, the general plan, and any applicable
specific plan, so that the common open space and recreational area
and the enclosed private outdoor space provide adequate benefit to
the occupants of the developments.
d.
Allowable site coverage. The maximum area that may
be covered by dwelling units, parking areas, and interior driveways
shall not exceed 60% of the net land area of the PRD. Net land area
is defined as the gross land area minus any dedications or an easement
that effectively prohibits construction in the easement area.
e.
Setbacks.
(1)
When the PRD has a common property line with another residential
zoning district, the structures in the PRD zoning district shall be
set back at least 20 feet from the common property line.
(2)
A setback for a structure in a PRD zoning district with ground
floor line elevations lower than the ground floor line elevations
of structures on adjacent residential property may be reduced one-half
foot for each foot difference in the ground floor line elevations.
(3)
When the PRD has a common property line with a nonresidential
zoning district or with land specified as private common open space,
a structure on the PRD-zoned parcel shall be set back at least 10
feet from the rear property line and shall be set back at least five
feet from the side property line.
(4)
All structures in a PRD zoning district shall be set back at
least 15 feet from any perimeter public right-of-way. Perimeter walls
shall be set back at least 10 feet from any public right-of-way, and
the intervening area shall be landscaped.
(5)
Open lattice patio covers shall be set back at least five feet
from a side and rear property line.
(6)
The setback for a garage that faces an interior street shall
be either less than 10 or more than 20 feet from the back of sidewalk
(or curb face where there is no sidewalk).
(7)
The director may waive setback restrictions for an accessory
structure from a property line with a common area parcel.
f.
g.
Acoustic analysis required. All residential developments
shall be subject to an acoustical analysis if required by the director.
2.
Specific standards for a single-family greenbelt development. The development standards listed below shall apply to single-family
greenbelt developments and are in addition to those listed in this
subsection.
a.
b.
Pedestrian access.
(1)
All dwelling units shall be connected to the common recreational
areas and perimeter public streets by a pedestrian walkway system
located, where possible, in separate greenbelts. Where a dwelling
unit faces both sides of conventional streets, sidewalks shall be
constructed on both sides of the streets. The entire sidewalk and
walkway system shall be illustrated on the concept plan and subject
to the approval of the council.
(2)
A PRD of 10 or less residential parcels that meets or exceeds the minimum parcel area of the preexisting and surrounding zoning of the site may have the pedestrian access requirements reduced or waived upon request to the council as part of the concept plan approval process identified in subsection N. (Approval of concept plan required), below.
c.
Open space.
(1)
Every project shall have a minimum of eight hundred 9800) square
feet of usable open space for each dwelling unit, plus an additional
200 square feet of usable open space for each bedroom over one in
the dwelling unit.
(2)
At least 40% of the total required usable open space shall be
in common with the exception that one area of common usable open space
of at least 10,000 square feet shall be provided in a primary common
recreational area. Multiple common open space recreational areas shall
be dispersed throughout the development project.
(3)
Remaining usable open space shall be distributed on individual
parcels in the form of balco-nies, decks, fenced yards, patios, and
similar outdoor areas.
(4)
A PRD of 10 or fewer residential parcels that meets or exceeds the minimum parcel area of the pre-existing and surrounding zoning of the site may have the common usable open space requirement reduced or waived upon request to the council as part of the concept plan approval process identified in subsection N. (Approval of concept plan required), below.
d.
Floor/area ratio. The total floor area, including
garages and lofts of all dwelling units proposed in any phase of a
PRD, shall not exceed 0.5 the total net area of the parcels on which
the dwelling units are proposed. However, parcels adjacent to, or
within 500 feet of and having direct access (without the necessity
of crossing any streets) to a common developed recreational area or
a separated walkway/greenbelt system leading to a common developed
recreational area may be developed up to .6 of the total net lot area.
A common developed recreational area means an area at least 10,000
square feet and improved with a combination of passive and active
recreation for the enjoyment of the residents of the PRD.
3.
Specific standards for a detached cluster development. The development standards listed below shall apply to a detached
cluster development in addition to those listed in this subsection.
a.
Distance between structures.
(1)
Detached cluster dwelling units located on the same site shall
have minimum separations of 40 feet rear-to-rear, 30 feet side-to-rear,
and 10 feet side-to-side.
b.
Pedestrian access. All dwelling unit clusters, and
all dwelling units on linear, noncluster streets, shall be no further
than across the cluster or across the street from a pedestrian walkway
system connecting to the common recreational areas and perimeter public
streets, and located, where possible, in separate greenbelts. The
entire sidewalk and walkway system shall be illustrated on the concept
plan and subject to the approval of the council.
c.
Private open space. A minimum of 500 square feet
of private, enclosed and on-lot usable open space shall be provided
for each dwelling unit in the form of balconies, decks, fenced yards,
patios, and similar outdoor areas. Countable private open space areas
shall have a minimum dimension in any direction of at least 10 feet,
except that balconies and decks that are six feet or more in depth
may be counted as private open space.
d.
Common open space.
(1)
At least 33% of the total parcel area of a detached cluster
PRD development project shall be provided as common usable open space.
(2)
The street setback along perimeter public streets may be counted
as visual open space on a one-for-three basis.
(3)
The required common open space shall enclose the development
"clusters," provide pedestrian walkways, and shall contain multiple
recreational facilities which shall be dispersed to ensure nearby
pedestrian access.
(4)
Two-thirds of all dwelling units shall be directly adjacent
to common usable open space with a direct pedestrian access way to
the primary pedestrian walkway system.
4.
Specific standards for an attached cluster development. The development standards identified below shall apply to an attached
cluster development in addition to those listed in this subsection.
a.
Distance between structures.
b.
Pedestrian access. All dwelling units shall be either
directly connected, or across the access way from, a pedestrian walkway
system connecting to the common recreational areas and perimeter public
streets, and located, where possible, in separate greenbelts. The
entire sidewalk and walkway system shall be illustrated on the concept
plan and subject to the approval of the council.
c.
Private open space. Each dwelling unit shall be
provided with private open space.
d.
Common open space. A minimum of 800 square feet
of common usable open space for each dwelling unit, plus an additional
200 square feet for each bedroom over one, shall be provided.
L.
Parking requirements.
1.
Parking requirements are based on the number of bedrooms for each dwelling unit as illustrated in table 2-4 within subsection 2.05.070 (Residential off-street parking requirements).
2.
Two-car garage driveway spaces (where there is at least 20 feet from
back of sidewalk to the garage door) may be substituted for one-half
of an open guest space, on a unit-for-unit basis.
3.
Parking on private streets may count towards the guest-parking requirement
where the street width and driveway locations so permit. Parking on
entry drives shall be avoided.
4.
As part of the concept plan submittal required in compliance with subsection N. (Approval of concept plan required), below, a parking plan showing all required parking and the relationship between the open guest parking and the dwelling units to be served shall be submitted.
5.
Definitions and dimensional standards for parking are found in section 14 (Off-Street Parking and Loading).
6.
Tandem garage spaces (for the third garage space and more only) may
be considered in the PRD zoning district only as part of an overall
evaluation of the concept plan. All garage parking spaces shall have
a minimum unobstructed interior dimension of 10 feet wide and 20 feet
long. In evaluating the tandem garage space proposal, special attention
shall be paid to overall parking availability, the developer's dependence
on the tandem garage parking spaces to meet the required number of
garage spaces for the development and to what degree the tandem garage
spaces impact the overall concept plan.
M.
Access and circulation.
1.
Vehicular access. Vehicular access to each residential
dwelling unit shall be provided by either a public right-of-way or
a private vehicular way owned by the individual parcel owner in fee
or in common ownership with the owners of dwelling units in the PRD.
Dwelling units shall not have individual vehicular access onto arterial
highways. Access and circulation shall adequately provide for fire-fighting
equipment, furniture moving vans, refuse collection, and deliveries.
2.
Streets.
a.
Before the issuance of any building permits, all public streets shall
be dedicated and all public improvements shall be installed, or assured
by an improvement security.
b.
All private streets shall be constructed to standards approved by
the director of public works/city engineer to ensure against premature
deterioration and excessive maintenance cost, and shall be constructed
to widths meeting city standards unless the goals and objectives of
the city can be met by other means.
c.
A private street shall have a minimum travel width of 28 feet where
no parking is allowed, 32 feet where parallel parking is allowed on
one side of the street and 36 feet where parallel parking is allowed
on both sides of the private street. Exceptions to these standards
may be granted in special cases (e.g., a one-way street, single-loaded
street, or a street serving five or less dwelling units). All widths
shall be measured curb face to curb face.
N.
Approval of concept plan required.
1.
Concept plan required. In order to evaluate the
merits of a proposed PRD zoning district, a concept plan shall be
submitted along with the requested general plan and zoning map amendment
applications (if applicable) in compliance with section 18 (Applications,
Processing, and Fees).
2.
[Material to be included.] The concept plan shall
include the following.
a.
Location of all accessory structures, dwelling units, landscape concepts,
recreation facilities, streets, walks, and any special features.
b.
Number of dwelling units, number of bedrooms, density per net acre,
percentage of open space, usable open space per unit, parking ratios,
and other statistical data as is necessary to evaluate the development
project.
c.
Land contours both before and after grading along with proposed slope
areas and landscaping concepts and recreational facilities.
d.
Dimensions where necessary for clarity (e.g., width of streets, and
separation of structures), along with elevations and floor plans sufficient
to determine window locations affecting the separation criteria identified
in this section.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
