Natural Slope Categories
|
---|
0—9.9
|
10—19.9
|
20% and over
|
S =
|
I x L
|
x 100
|
A x 43,560
|
Where:
| ||
S
|
=
|
average natural slope, in percent.
|
I
|
=
|
interval, in feet, of the contour lines.
|
L
|
=
|
the sum, in feet, of the length of the contour lines, at the
selected contour interval "I."
|
A
|
=
|
the total area, in acres, of the site.
|
Table 13.22.040
Hillside Overlay District Density Determination
| |
---|---|
Column A
|
Column B
|
Average Natural Slope of Site
|
Percent of Base District's Density Permitted (Maximum)
|
0—9.9%
|
100%
|
10—19.9%
|
75%
|
20% and above
|
50%
|
Example—If the average natural slope of a site is 15%
and the base district is R-1 (two dwelling units/acre), then the maximum
permitted density on the site is as follows:
|
0.75 x 2.0 = 1.5 dwelling units/acre
|
Percent Natural Slope
| |
---|---|
Less than 10%
|
This is not a hillside condition, conventional grading techniques1 are acceptable.
|
10%—19.9%
|
Development with grading may occur in this zone, but existing
landforms must retain their natural character. Padded building sites
are permitted on these slopes, but contour grading, split level architectural
prototypes, with stacking and clustering are expected.
|
Over 20%
|
Special hillside grading, architectural and site design techniques
are required. Architectural prototypes are expected to conform to
the natural landform and clustering shall be used.
|
Note:
| |
---|---|
1
|
Movement for redistribution of earth over large areas. However,
disruption of the landform, drainage patterns, and on-site surface
terrain and vegetation is discouraged and shall be avoided.
|
Table 13.22.060.A
Affordability Incentive
| |
---|---|
Affordability Percentage (Low Income)
|
Commercial use requirement
|
0%
|
25%
|
20%
|
20%
|
40%
|
15%
|
60%
|
10%
|
80%
|
5%
|
100%
|
0%
|
Table 13.22.060B
Use Regulations for Mixed Use Overlay District
| |
---|---|
Use
|
MU District
|
A. Offices and Related Uses
|
|
1. Administrative and executive offices
|
P
|
2. Bail bonds office
|
—
|
3. Clerical and professional offices
|
P
|
4. Financial services and institutions
|
P
|
5. Medical, dental and related health administrative and professional
office services (non-animal related) including laboratories and clinics;
only the sale of articles clearly incidental to the services provided
shall be permitted
|
P
|
6. Accessory commercial uses when incidental to an office building
or complex (blueprinting, stationery, quick copy, etc.)
|
P
|
B. General Commercial Uses
|
|
1. Antique shops
|
—
|
2. Animal care facility, small animal only (animal hospital,
veterinarian, commercial kennel)
|
|
a. Excluding exterior kennel, pens or runs
|
MC
|
b. Including exterior kennel, pens or runs
|
—
|
3. Apparel stores
|
P
|
4. Art, music and photographic studios and/or supply stores
|
P
|
a. With class instruction
|
MC
|
5. Appliance repair and incidental sales including, but not
limited to, small household appliances, computers and vending machines,
and provided all work activities and storage occurs entirely within
an enclosed building
|
P
|
6. Arcades, more than amusement devices (see special requirements per Section 13.12.030(F)); also subject to the provisions contained in Title 4 of this code
|
—
|
7. Athletic and health clubs
|
P
|
8. Auction house (conducted completely within an enclosed building
and subject to the provisions contained in Title 4 of this code)
|
—
|
9. Automotive services including automobiles, trucks, motorcycles,
boats, trailers, mopeds, recreational vehicles or other similar vehicles
as determined by the Director
|
|
a. Sales
|
—
|
b. Rentals
|
—
|
c. Repairs including painting, body work and services
|
—
|
d. Washing (coin and automatic)
|
—
|
e. Service or gasoline dispensing stations including
mini-marts, accessory car washes, and minor repair services accessory
to the gasoline sales
|
—
|
f. Parts and supplies excluding auto recycling or
wrecking
|
—
|
10. Bakeries
|
P
|
11. Barber and beauty shops and/or supplies
|
P
|
12. Bicycle sales and shops (nonmotorized)
|
P
|
13. Blueprint and photocopy services
|
P
|
14. Book, gift and stationery stores (other than adult related
material)
|
P
|
15. Candy stores and confectioneries
|
P
|
16. Catering establishments (excluding mobile catering trucks)
|
—
|
17. Cleaning and pressing establishments, retail
|
P
|
18. Cemeteries
|
—
|
19. Commercial recreation facilities
|
|
a. Indoor public uses including, but not limited
to, bowling lanes, community theaters, and billiard parlors
|
P
|
b. Outdoor drive-in theaters
|
—
|
20. Contractor (all storage of material, equipment within an
enclosed building)
|
—
|
21. Dairy products store
|
P
|
22. Department stores
|
—
|
23. Drive-in or drive-through business
|
—
|
24. Drug stores and pharmacies
|
P
|
25. Equipment sales/rental yards (light equipment only)
|
—
|
26. Farmer's market
|
—
|
27. Feed and tack stores (all supplies and materials within
an enclosed building)
|
—
|
28. Florist shops
|
P
|
29. Food and beverage sales or service
|
|
a. Cocktail lounge, bar, tavern or winery
|
|
i. Not accessory to a restaurant and with or without
entertainment, other than adult related
|
P
|
ii. Accessory to a restaurant, coffee shop and with
or without entertainment, other than adult related
|
P
|
b. Nightclubs or dance halls, not including adult
related entertainment
|
P
|
c. Snack bars, delicatessens, or refreshment stands,
take-out only, and accessory to an office use
|
P
|
d. Fast food restaurants with drive-in or drive-through
service
|
—
|
e. Restaurants or coffee shops, other than fast
food with or without alcoholic beverages and without entertainment
|
P
|
f. Supermarkets (including the sale of alcoholic
beverages)
|
P
|
g. Convenience markets
|
P
|
h. Liquor stores
|
C
|
i. Clubs and lodges with alcoholic beverage service
|
—
|
30. Furniture stores, repair and upholstery
|
—
|
31. General retail stores
|
P
|
32. Hardware stores
|
P
|
33. Home improvement centers
|
|
a. Material stored and sold within enclosed buildings
|
—
|
b. Outdoor storage of material such as lumber and
building materials
|
—
|
34. Hotels and motels
|
—
|
35. Interior decorating service
|
P
|
36. Janitorial services and supplies
|
—
|
37. Jewelry stores
|
P
|
38. Kiosks for general retail and food sales, key shops, film
drops, automatic teller machines, etc. in parking lots
|
MC
|
39. Laundry, self-service
|
P
|
40. Limousine service (limousines shall not be stored in any
required parking spaces)
|
—
|
41. Locksmith shop
|
P
|
42. Mining
|
—
|
43. Mobile homes sales
|
—
|
44. Mortuaries, excluding crematoriums
|
—
|
45. Newspaper and magazine stores
|
P
|
46. Nightclub, teenage
|
—
|
47. Nurseries (excluding horticultural nurseries) and garden
supply stores; provided all equipment, supplies and material are kept
within an enclosed building
|
—
|
a. With outdoor storage and supplies
|
—
|
48. Office and business machine stores and sales
|
—
|
49. Parking facilities (commercial) where fees are charged
|
—
|
50. Pawnshop
|
—
|
51. Parcel delivery service (excluding on-site truck storage
and truck terminals)
|
—
|
52. Political or philanthropic headquarters
|
P
|
53. Pet supply shop and pet grooming
|
P
|
54. Plumbing shop and supplies (all material stored within an
enclosed building)
|
P
|
55. Printing and publishing
|
—
|
56. School, business or trade (all activities occurring within
an enclosed building)
|
C
|
57. School, commercial (all activities occurring within an enclosed
building)
|
C
|
58. Second hand store or thrift shop
|
—
|
59. Shoe stores, sales and repair
|
P
|
60. Shopping center
|
—
|
61. Small collection facility
|
P
|
62. Spiritualist readings or astrology forecasting
|
—
|
63. Sporting goods stores
|
P
|
64. Stamp and coin shops
|
P
|
65. Swimming pool or spa sales and/or supplies
|
—
|
66. Tailor or seamstress
|
P
|
67. Tanning salon
|
P
|
68. Tattoo parlor or body piercing salon
|
—
|
69. Taxidermist
|
—
|
70. Television, radio sales and service
|
P
|
71. Tire sales and installation, not including retreading and
recapping
|
—
|
72. Toy stores
|
P
|
73. Travel agencies
|
P
|
74. Transportation facilities (train, bus, taxi depots)
|
—
|
75. Variety stores
|
P
|
C. Public and Semi-Public Uses
|
|
1. Ambulance service
|
—
|
2. Art galleries and museums, public or private
|
P
|
3. Biological habitat preserves (unless otherwise approved by
another entitlement)
|
|
a. Mitigation for projects inside City boundaries
|
MC
|
b. Mitigation for projects outside City boundaries
|
C
|
4. Religious institutions
|
C
|
5. Clubs and lodges, including YMCA, YWCA and similar group
uses without alcoholic beverage sales (clubs and lodges serving or
selling alcoholic beverages shall come under the provisions of Section
13.12.030(B)(29) of this table)
|
—
|
6. Convalescent facilities and hospitals
|
C
|
7. Day care center facilities
|
P
|
8. Detention facility
|
—
|
9. Educational facilities, excluding business or trade schools
and commercial schools
|
C
|
10. Library
|
P
|
11. Parks and recreation facilities, public or private (excluding
commercial recreation facilities)
|
—
|
12. Post office (private)
|
P
|
13. Public buildings and facilities, other than a library
|
—
|
14. Radio or television broadcast studio
|
—
|
D. Accessory Uses
| |
1. Parking garage structures and other auxiliary structures
and accessory uses customarily incidental to a permitted use and contained
on the same site
|
P
|
2. Caretaker's living quarters only when incidental to and on
the same site as a permitted or conditionally permitted use
|
—
|
3. Amusement devices, per Section 13.12.030(F)
|
—
|
4. Live-work spaces accessory to dwelling units
|
P
|
E. Temporary Uses
|
|
1. Temporary uses subject to the provisions contained in Section 13.06.070
|
P
|
Table 2
Land Use Matrix
|
---|
Permitted Land Uses Within Art and Entertainment Overlay
District
|
Art galleries
|
Bars, including sports bars, brewpubs, and cocktail lounges
|
Cabarets
|
Community theaters
|
Educational institutions
|
Farmer's markets (subject to encroachment permit if within the
public right-of-way)
|
Hotels, including resort hotels, with or without banquet and
restaurant space; motels
|
Information centers
|
Libraries
|
Movie theaters
|
Museums
|
Performing arts facilities
|
Street fairs (subject to encroachment permit if within the public
right-of-way)
|
Wineries and wine-tasting rooms
|