The purpose and intent of the private institutional (PI) district is to provide appropriate locations for private institutional uses within the City, which would include, but not be limited to, churches, cemeteries, private educational facilities, private nonprofit and service organizations, and continuing care retirement communities. The regulations set out in Sections 18.51.020 through 18.51.040 shall apply in the PI district. Also applying to the private institutional district are regulations set forth in other chapters of this title, as follows: Chapter 18.08, Definitions; Chapter 18.28, Off-Street Parking and Loading; Chapter 18.30, Sign Regulations; Chapter 18.32, Residential Districts; Chapter 18.36, Commercial Districts; Chapter 18.52, Administration; Chapter 18.56, Use Permits; and Chapter 18.76, Site Development Review.
(Ord. 604-03 § 2, 2003; Ord. 670-06 § 3, 2006)
Emergency Shelters. In addition to the development standards in the underlying zoning district, the following standards shall apply to the establishment of emergency shelters. In the event of a conflict between these standards and the underlying zoning district regulations, the provisions of this section shall apply. Nothing in this section modifies the requirements for approval of a religious facility as otherwise provided for in the Municipal Code.
A. 
Facility shall comply with applicable Federal, State and local licensing standards and requirements for any program incidental to the emergency shelter.
B. 
Facility shall comply with applicable State and local uniform housing and building code requirements.
C. 
On-site management shall be provided at all times.
D. 
On-site security shall be provided during all hours when the shelter is open.
E. 
Exterior lighting shall be provided on pedestrian pathways and parking lot areas on the property. Lighting shall reflect away from residential areas and public streets.
F. 
Secure areas for personal property shall be provided.
G. 
Emergency shelters shall not exceed 20 beds.
H. 
The maximum term for people staying at an emergency shelter is six months in a consecutive 12-month period.
I. 
A minimum of one parking space for each six beds at maximum capacity, plus one parking space for each two employees shall be provided.
J. 
A facility management plan shall be submitted by the operator of the emergency shelter and approved by the Economic and Community Development Department prior to establishment of the use that addresses: management experience, good neighbor issues, transportation, client supervision, client services, and food services. The plan shall include a floor plan that demonstrates compliance with the physical standards of this section. The operator of the emergency shelter shall submit a statement, on an annual basis (measured from the date of the original establishment of the use), that the facility is operating in compliance with the approved management plan, or shall submit an updated management plan, for review and approval by the Economic and Community Development Department, that reflects any changes from the approved version. The City Council may establish a fee by resolution to cover the administrative cost of review of the required management plan.
(Ord. 796-14 § 2, 2014)
The following use may be permitted upon the granting of an administrative use permit pursuant to the procedures under Chapter 18.54:
Seasonal sales lots for holiday trees and pumpkins subject to the provisions of the Policy Statement for the Regulation of Seasonal Sales Lots.
(Ord. 772-12 § 1, 2012)
The following conditional uses shall be permitted upon the granting of a use permit:
A. 
Faith-based facilities, such as churches, temples and mosques and ancillary uses such as educational facilities associated with the primary use;
B. 
Crematories when in association with a cemetery;
C. 
Cemeteries, including funeral homes, mausoleums and columbariums;
D. 
Parsonages, parish houses, monasteries and convents;
E. 
Parochial and private nonprofit clubs, lodges, and social/service organizations;
F. 
Philanthropic and charitable institutions;
G. 
Private community care facilities and continuing care retirement facilities, rest homes and hospitals;
H. 
Private schools and educational activities, including pre-schools;
I. 
Any other use determined by the Planning Commission to be essentially the same or very similar to the above uses. In making this determination, the findings under Section 18.52.060, Addition of uses, shall be addressed.
(Ord. 604-03 § 2, 2003; Ord. 670-06 § 3, 2006; Ord. 796-14 § 2, 2014)
A. 
Lot Coverage. The maximum site area covered by structures shall be 60%.
B. 
Site Area. A minimum site area of not less than 15,000 square feet shall be required.
C. 
Height Limit. The maximum height limit shall be 35 feet. This height limit may be increased to a maximum of 50 feet subject to a use permit. Before the approval of any structure which exceeds 35 feet, the Planning Commission must make a finding that any such excess height will not be detrimental to the light, air or privacy of any other structure or use within the surrounding area.
D. 
Yard Setbacks. The following setback requirements shall apply:
1. 
A minimum front yard setback of 20 feet is required. For structures which exceed 35 feet in height, the required setback shall be a minimum of 25 feet. No front yard setback is required along Mission Boulevard in Decoto or along Smith Street in Old Alvarado.
2. 
A minimum side yard setback of 10 feet is required. When the side property line of a site adjoins property in a residential district, a side yard of not less than 20 feet adjoining the residential district shall be required. On the street side of a corner site, a side yard of not less than 10 feet shall be required.
3. 
A minimum rear yard of 10 feet is required. When the rear property line of a site adjoins property in a residential district, a rear yard of not less than 20 feet adjoining the residential district shall be required.
4. 
One foot shall be added at ground level to each required interior side yard and rear yard for each three feet of height where the structure exceeds 12 feet.
E. 
Walls, Fences. When a site adjoins a district other than a private institutional district, a solid wall or fence, six feet in height, may be required on the site along the property line adjoining the nonprivate institutional district. A maximum height of eight feet may be allowed if approved through the site development review or use permit process. A wall or fence located in a required front yard or street side yard setback shall not exceed three feet in height.
(Ord. 604-03 § 2, 2003; Ord. 670-06 § 3, 2006)
A. 
Off-Street Automobile and Bicycle Parking. As prescribed in Chapter 18.28, Off-Street Parking and Loading, and Section 18.32.160, Off-street parking (residential districts), and Sections 18.36.150, Off-street parking, and 18.36.160, Joint use of parking spaces (commercial districts).
B. 
Signs. As prescribed in the Chapter 18.30, Sign Regulations, under Section 18.30.080, District regulations.
C. 
Landscaping and Screening.
1. 
New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112, Water Efficient Landscape Ordinance, and the Landscape Standards Policy Statement.
2. 
Replacement of dead, dying or deficient landscaping shall be required for establishment of new uses or modification of existing uses.
3. 
Projects, that include development of a vacant site or substantial modification of a developed site, shall provide landscaped areas that measure a minimum of 15% of the project site area. Projects that cannot provide the minimum amount of required landscaping shall pay a landscape in-lieu fee in the amount set forth in the City's Master Fee Schedule.
D. 
Accessory structures and uses customarily incidental to any of the above conditional uses when located on the same lot are permitted only upon the granting of a conditional use permit pursuant to the provisions of Chapter 18.56, Use Permits. Accessory structures must conform to the following standards:
1. 
No accessory structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.
2. 
No detached accessory structure or structures shall occupy more than 30% of the area of a required rear yard.
3. 
No detached accessory structures located in a required rear yard shall exceed 12 feet in height.
E. 
Review Procedures. As described in Chapters 18.56, Use Permits, and 18.76, Site Development Review.
F. 
Design Criteria. All structures shall be architecturally designed to be compatible with the surrounding area and careful attention must be given to the scale, bulk and massing of structures in order to maintain and enhance the character and livability of the area. Particular emphasis shall be placed on the design and articulation on all building elevations and walls, windows, roof type, treatments and materials.
G. 
Final location of a private institutional use on the Caltrans property on Alvarado-Niles Road can be modified as part of a development plan. Land for private institutional uses in the Horner/Veasy Streets area of Old Alvarado shall be identified through City Council adopted policy statements. The minimum acreage that must be maintained for institutional uses within these specific areas is as follows:
Caltrans Properties-Alvarado-Niles Road: five acres.
Horner/Veasy Streets-Old Alvarado: five acres.
H. 
All development shall comply with the provisions listed in Chapter 7.04 regarding management of waste and recyclable materials.
(Ord. 604-03 § 2, 2003; Ord. 670-06 § 3, 2006; Ord. 683-07 § 12, 2007; Ord. 712-08 § 2, 2008; Ord. 768-12 § 2, 2012; Ord. 771-12 § 11, 2012)