The zoning districts in this chapter are designed to provide the opportunity for a wide variety of residential, employment-generating and other commercial uses that are compatible with the West Lathrop Specific Plan and the West Lathrop Specific Plan 2020 Amendment for Phase 2 of River Islands. The following regulations are supplemented by the entire text of the West Lathrop Specific Plan and the West Lathrop Specific Plan 2020 Amendment for Phase 2 of River Islands and are always combined with the RI (River Islands) combining zone. Except as otherwise noted, these zoning districts are limited to the River Islands Planning districts located on the Stewart Tract as more specifically defined in the West Lathrop Specific Plan and the West Lathrop Specific Plan 2020 Amendment for Phase 2. The River Islands zoning districts shall be as shown on the Stewart Tract Zoning Map which is made a part of the official city of Lathrop Zone Plan pursuant to Chapter 17.12 of the Lathrop Municipal Code, and is on file with the city clerk and available at the department of community development.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The TOD-RI zoning district is intended to provide a mix of multifamily
residential uses, office and retail establishments that are complementary
to the proposed transit station adjacent to the regional commercial
and transit oriented development zoning districts. A transit oriented
neighborhood development plan shall be prepared for the TOD-RI zoning
district that will establish specific uses, design standards, architectural
themes, and development layout prior to the issuance of a building
permit in this district.
B.
Use
Types Permitted in the TOD-RI Zoning District. Multifamily residential
uses with a density of 6 – 40 dwelling units per acre, single-family
attached residential uses, convenience retail, retail sales, personal
services, hotels/motels, restaurants and food services, medical offices,
offices, civic uses, schools, parks/open space, transit stations,
commercial parking lots, conditional uses and other uses consistent
with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those set forth in Section 17.61.210, in Table 17.61.1. Such permitted and conditionally permitted uses shall be located in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the transit oriented development (TOD-RI) district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The MU-RI zoning district is intended to provide a mix of retail,
services, restaurants, entertainment, offices, higher density residential
and civic uses. Such a variety of uses will need special attention
as to their design to ensure proper integration and compatibility.
The urban design concept review shall establish a precise mix of uses
in accordance with the general categories described in this section.
B.
Use
Types Permitted in the MU-RI Zoning District. Retail, personal services,
food and food services, offices, medical services, single-family residential,
multifamily residential, civic uses, religious facilities, schools,
public and private parks and open space, conditional uses, such as
entertainment-related and community oriented uses, medical clinics,
and other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those listed in Section 17.61.210, Table 17.61.1 and in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the mixed use town center (MU-RI) district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1; Ord. 23-449, 11/13/2023)
A.
Application.
The CR-RI zoning district is intended to provide primarily office
and employment-generating uses.
B.
Use
Types Permitted in the CR-RI Zoning District. Office buildings, research
and development, support retail, restaurants, service commercial,
medical facilities, medical office buildings, animal campus, educational
and institutional facilities, hotels, conditional uses, such as hospitals,
and other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those listed in Section 17.61.210, Table 17.61.1 and in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the regional-commercial (CR-RI) district shall be further detailed in neighborhood development plans as required under Section 17.61.120.
The neighborhood development plans shall include, but not be
limited to, development standards for density, floor area ratios,
lot coverage, building height, setbacks, lot width and depth, sign
regulations, off-street parking, and standards for landscaping and
irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The Residential Low (RL-RI) zoning district is intended to provide
for and protect neighborhoods comprised of single-family dwellings,
two-family residences, duplexes, water-oriented residential uses and
residential use types compatible with single-family neighborhood communities.
B.
Use
Types Permitted in the RL-RI Zoning District. Duplex, garage/yard
sale, home business, single-family residence (attached and detached),
conditional uses, such as child care facility, assembly uses, schools,
and other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those listed in Section 17.61.210, Table 17.61.1 and in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the residential low density (RL-RI) zoning district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The Residential Medium (RM-RI) zoning district is intended to provide
for and protect neighborhoods comprised of single-family dwellings,
two-family residences, multifamily residences, water-oriented residential
uses and residential use types compatible with medium density neighborhoods.
B.
Use
Types Permitted in the RM-RI Zoning District. Duplex, garage/yard
sale, home business, multifamily residence, single-family residence,
conditional uses, such as child care facility, assembly uses, schools,
and other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those listed in Section 17.61.210, Table 17.61.1 and in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the residential medium density (RM-RI) zoning district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The Residential High (RH-RI) Density zoning district is intended to
provide for and protect neighborhoods comprised of single-family dwellings,
two-family residences, multifamily residences, water-oriented residential
uses and residential use types compatible with higher density neighborhoods.
B.
Use
Types Permitted in the RH-RI Zoning District. Duplex, garage/yard
sale, home business, multifamily residence, conditional uses, such
as child care facility, assembly uses, schools, and other uses consistent
with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those listed in Section 17.61.210, Table 17.61.1 and in areas covered by an urban design concept.
D.
Development Standards. Specific development standards for the Residential-High Density (RH-RI) zoning district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Application.
The resource conservation and open space zoning district is intended
to provide for habitat restoration and preservation-related activities
within Paradise Cut.
B.
Use
Types Permitted in the RCO/OS Zoning District. Lake, waterways, conditional
uses including recreation parks, wildlife preserves, schools, public
and quasi-public, utility and service structures and facilities and
other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those described in Chapter 17.20, as listed in Section 17.61.210, Table 17.61.1, except that uses listed in Section 17.20.040 (Conditional uses) shall be permitted uses herein subject to securing site plan approval. Such permitted and conditionally permitted uses shall be located in areas covered by an urban design concept.
D.
Development
Standards. Specific development standards for the resource conservation
and open space (RCO/OS) zoning district shall be established as part
of the urban design concept review.
(Ord. 03-215 § 1; Ord. 21-422 § 1; Ord. 23-449, 11/13/2023)
A.
Purpose
and Application. The open space and public use zoning district is
intended to provide for open space preservation and public uses in
areas of the River Islands Phase 2 development and outside of Paradise
Cut.
B.
Use
Types Permitted in the OS/P-RI Zoning District. Lakes, waterways,
natural open space, levees and other flood protection facilities,
recreational uses such as parks, wildlife preserves, schools, public
and quasi-public uses, utility and service structures and facilities
and other uses consistent with the scale and character of the district.
C.
Permitted and Conditionally Permitted Uses. Permitted and conditionally permitted uses shall be those described in Section 17.61.210, Table 17.61.1, except that uses listed in Section 17.20.040 (Conditional uses) shall be permitted uses herein submit to securing a site plan approval. Such permitted and conditionally permitted uses shall be located in areas covered by an urban design concept and subsequent neighborhood development plans and/or architectural guidelines and development standards.
D.
Development Standards. Specific development standards for the OS/P-RI zoning district shall be further detailed in neighborhood development plans as required under Section 17.61.120. The neighborhood development plan shall include, but not be limited to, development standards for density, floor area ratios, lot coverage, building height, setbacks, lot width and depth, sign regulations, off-street parking, and standards for landscaping and irrigation.
(Ord. 21-422 § 1)
The review process for all applications on the River Islands
portion of the Stewart Tract shall be those described in the West
Lathrop Specific Plan and the West Lathrop Specific Plan 2020 Amendment
for Phase 2 of River Islands and as set forth below. If any process
or application is not included in the West Lathrop Specific Plan or
the West Lathrop Specific Plan 2020 Amendment for Phase 2 of River
Islands, then the process found in this chapter shall apply.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Intent.
The preliminary development plan shall establish regulations for the
use, development, improvement and maintenance of the property within
the applicable River Islands Planning District.
B.
Scope.
The minimum area to be addressed in the preliminary development plan
is the River Islands Planning District as defined in the West Lathrop
Specific Plan.
C.
General. The preliminary development plan shall be prepared by the master developer and processed concurrently with or prior to approval of a tentative subdivision map or vesting tentative subdivision map pursuant to the Subdivision Map Act and Chapter 16.12 of the Lathrop Municipal Code.
D.
Application.
The preliminary development plan shall include all of the following
information and materials for the entire Planning District:
1.
Statement
of Proposed Uses. A written description of the proposed uses, including
permitted, conditional and accessory uses.
2.
Preliminary
Development Plan Diagram. A schematic plan covering the entire Planning
District in which the proposed development lies and illustrating how
the proposed development implements urban design concept guidelines
in accordance with this chapter. The preliminary development plan
shall be a schematic plan, at 1 inch = 200 feet, covering the entire
Planning District in which the proposed development lies. It shall
illustrate how the urban design guidelines shall be met. The preliminary
development plan shall depict all proposed lots for low, medium and
high density housing, all streets and all parks, open space, trails
or other public facilities and non-residential areas.
3.
Table
of Site Area, Densities, Intensities of Use. To demonstrate compliance
with the West Lathrop Specific Plan and urban design concept, the
preliminary development plan shall be accompanied by a table that
indicates gross and net area of site of each zoning district within
each Planning District that is the subject of the preliminary development
plan. For residential uses, the table shall indicate the numbers of
lots and acres by housing type, the number of low, medium and high
density residential units, and the maximum densities in each zoning
district comprising the Planning District. For non-residential development,
the table shall indicate the maximum intensities for non-residential
development and maximum non-residential square footage. The table
also shall include minimum densities and intensities where necessary
to demonstrate compliance with the West Lathrop Specific Plan River
Islands Development Standards and urban design concept.
4.
Neighborhood
Structure Diagram. A diagram illustrating the neighborhood center,
key circulation facilities, neighborhood boundary and neighborhood
open space areas proposed within the Planning District.
5.
Open
Space System Diagram. A diagram illustrating the open space features
incorporated into the Planning District including private and public
open space, the water edge, central green, neighborhood green, golf
greens, natural greens and open space and trail corridors.
6.
Circulation
System Diagram. A diagram illustrating the circulation system for
the Planning District including arterial roads, collector streets,
local streets and major intersections.
7.
Lotting
Plan. A diagram illustrating the lotting pattern for residential and
non-residential uses for proposed neighborhoods within the Planning
District.
8.
General
Plan, Specific Plan and Urban Design Concept Consistency. A written
statement addressing consistency with all applicable elements of the
General Plan, West Lathrop Specific Plan and urban design concept.
9.
Other
Information. Other information as required by the Department of Community
Development or the Stewart Tract Design Review Committee as necessary
for the substantive and environmental review of the proposed project.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Intent.
The neighborhood development plan shall establish the final specific
requirements for the use, development, improvement and maintenance
of the property within the applicable River Islands Planning District.
B.
Scope. The minimum area to be addressed in the neighborhood development plan is property subject to approval of a final map pursuant to the Subdivision Map Act and Chapter 16.12 of the Lathrop Municipal Code.
C.
General. The neighborhood development plan shall be prepared by the developer and processed concurrently with or prior to approval of a final map pursuant to the Subdivision Map Act and Chapter 16.12 of the Lathrop Municipal Code.
D.
Application.
The neighborhood development plan shall include all of the following
information and materials for the entire area subject to a final map:
1.
Statement
of Compatibility with Preliminary Development Plan. A written statement
demonstrating compatibility of the neighborhood development plan with
the preliminary development plan.
2.
Statement
of Proposed Uses. A written statement of proposed uses, including
permitted, conditional and accessory uses.
3.
Neighborhood
Development Plan. A detailed neighborhood development plan for all
or a portion of the Planning District which is the subject of a final
map showing the location and arrangement of existing and proposed
land uses within the project area; existing and proposed circulation
system; existing structures and proposed general building areas; contours;
parking areas; driveways and loading areas in general; limits of grading.
4.
Plans,
Elevations, Sections. Plans, elevations and sections that depict all
site plan, architectural and landscape architectural elements of proposed
development.
5.
Table
of Site Area, Densities, Intensities of Use. To demonstrate compliance
with the West Lathrop Specific Plan, urban design concept, and the
preliminary development plan, the neighborhood development plan shall
be accompanied by a table that indicates gross and net area of site
of each zoning district within the area covered by the neighborhood
development plan. For residential uses, the table shall indicate the
numbers of lots and acres by housing type, the number of low, medium
and high density residential units, and the maximum densities in each
zoning district comprising the neighborhood development plan area.
For non-residential development, the table shall indicate the maximum
intensities for non-residential development and maximum non-residential
square footage. The table also shall include minimum densities and
intensities where necessary to demonstrate compliance with the West
Lathrop Specific Plan River Islands Development Standards and urban
design concept.
6.
Preliminary
Landscaping Plan. A preliminary landscaping plan implementing the
open space system diagram.
7.
Other
Information. Other information as required by the Department of Community
Development or the Stewart Tract Design Review Committee as necessary
for the substantive and environmental review of the proposed project.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Intent.
The site plan shall establish the final specific requirements for
the use, development, improvement and maintenance of the property
for non-residential uses (commercial), high density residential (apartments),
mixed-use developments, and residential developments involving private
access driveways.
B.
Scope. The minimum area to be addressed in the site plan is property subject to an approved urban design concept and tentative map or vesting tentative map under the Subdivision Map Act and Chapter 16.12 of the Lathrop Municipal Code.
C.
General. The site plan shall be prepared by the developer and may be submitted in any area comprised of non-residential uses for which there is an approved urban design concept and tentative map or vesting tentative map pursuant to the Subdivision Map Act and Chapter 16.12 of the Lathrop Municipal Code.
D.
Application.
The site plan shall include all of the following information and materials:
1.
Statement
of Consistency with the Urban Design Concept or the Urban Design Concept
2020 Amendment for Phase 2 of River Islands. A written statement demonstrating
consistency with the prevailing urban design concept.
2.
Statement
of Proposed Uses. A written statement of proposed uses, including
permitted, conditional and accessory uses.
3.
Site
Plan. A detailed site plan showing the location and arrangement of
existing and proposed non-residential land uses within the project
area; existing and proposed circulation systems; existing structures
and proposed general building areas; contours; parking areas; driveways
and loading areas in general; limits of grading.
4.
Plans,
Elevations, Sections. If the application is for an area that is not
covered by an existing neighborhood development plan, the applicant
shall include as part of the site plan, site and building plans, elevations
and sections that depict all architectural and landscape architectural
elements of proposed development.
5.
Statement
of Consistency with the applicable neighborhood development plan and
architectural design guidelines. A statement that the design of all
structures and landscape features is consistent with the Stewart Tract
Design Review Committee's Architectural Design Guidelines and Neighborhood
Development Plan.
6.
Other
Information. Other information as required by the Department of Community
Development or the Stewart Tract Design Review Committee as necessary
for the substantive and environmental review of the proposed project.
(Ord. 03-215 § 1; Ord. 21-422 § 1)
A.
Preliminary
Development Plan Approval. A preliminary development plan is subject
to planning commission and city council approval.
1.
Process.
A preliminary development plan must be approved by the city council
before any tentative map or vesting tentative map is approved in the
planning district(s).
2.
Findings.
The planning commission and city council shall make the following
findings:
a.
The preliminary development plan meets the purpose and intent of
this chapter;
b.
The preliminary development plan is consistent with the Lathrop General
Plan;
c.
The preliminary development plan is consistent with the West Lathrop
Specific Plan;
d.
The preliminary development plan is consistent with the urban design
concept.
B.
Neighborhood
Development Plan Approval. A neighborhood development plan is subject
to review by the Stewart Tract Design Review Committee and planning
commission approval.
1.
Process.
A neighborhood development plan must be approved by the planning commission
before a final map may be approved for the property subject to the
neighborhood development plan.
2.
Findings.
The planning commission shall make the following findings:
a.
The neighborhood development plan meets the purpose and intent of
this chapter;
b.
The neighborhood development plan is consistent with the Lathrop
General Plan;
c.
The neighborhood development plan is consistent with the West Lathrop
Specific Plan;
d.
The neighborhood development plan is consistent with the urban design
concept, urban, architectural and landscape guidelines for the applicable
planning district;
e.
The neighborhood development plan is consistent with the preliminary
development plan.
C.
Site
Plan. A site plan is subject to review by the Stewart Tract Design
Review Committee and planning commission approval.
1.
Process.
A site plan must be approved by the planning commission.
2.
Findings.
The planning commission shall make the following findings:
a.
The site plan meets the purpose and intent of this chapter;
b.
The site plan is consistent with the Lathrop General Plan;
c.
The site plan is consistent with the West Lathrop Specific Plan or
the West Lathrop Specific Plan 2020 Amendment for Phase 2 of River
Islands;
d.
The site plan is consistent with the urban design concept or the
Urban Design Concept 2020 Amendment for Phase 2 of River Islands,
and applicable neighborhood development plan, architectural, design
guidelines for the applicable planning district;
e.
The site plan is consistent with the preliminary development plan.
(Ord. 03-215 § 1; Ord. 21-422 § 1; Ord. 22-442 § 1)
The director of community development or the city manager's designee by administrative action and/or the planning commission by means of an amendment to this chapter may approve minor amendments to an adopted preliminary development plan, or neighborhood development plan, or site plan upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of this chapter for the site. All other amendments to this chapter shall be pursuant to Chapter 17.124, Amendments.
(Ord. 03-215 § 1; Ord. 10-298 § 1; Ord. 21-422 § 1)
The Stewart Tract design review committee (STDRC) is hereby established in accordance with the requirements of the West Lathrop Specific Plan (WLSP) dated October 1, 2002 and adopted by the city council on January 28, 2003 and amended from time to time. The provisions of the ordinance codified in Sections 17.61.160 and 17.61.170 supersede any prior ordinance, resolution or other action of the city council to establish the STDRC, its requirements or its procedures. The prior established Stewart Tract design review board (STDRB) as referenced in the initially adopted versions of the WLSP and River Islands Urban Design Concept (UDC) is hereby abolished and all references in this code to the STDRB shall be removed and be of no force and effect.
The STDRC is an advisory body appointed by the River Islands
Project Master Developer and shall be comprised of three members with
prior experience in land planning, architecture, construction or similar
disciplines.
(Ord. 13-326 § 1; Ord. 14-335 § 1; Ord. 21-422 § 1)
The purpose of the STDRC is to advise the River Islands Master
Developer, subsequent builders and developers within the River Islands
Project, and the city in the implementation of the design objectives
of the WLSP and of the various development plans, design guidelines
and design standards adopted pursuant to the WLSP, including the UDC
and Neighborhood Design Plans. As described in the WLSP and UDC, the
STDRC is intended to be a design advisor to the River Islands Master
Developer and the city, and to provide design guidance to builders
and developers prior to making application to the city of Lathrop
for new development permits and proposals within the Stewart Tract
development area, including the River Islands project area and the
Southeast Stewart Tract area, as defined in the WLSP.
The responsibilities of the STDRC are defined in the WLSP. These
responsibilities include:
A.
Preparation
of architectural design guidelines and standards (ADGS) for each River
Islands Planning District which may be subsequently considered for
adoption by the Lathrop planning commission.
B.
Review
development proposals (both discretionary and non-discretionary) in
conjunction with the River Islands Master Developer prior to submittal
for processing and action by the community development director, the
Lathrop planning commission and/or city council as appropriate. Such
development proposals may include, but not be limited to:
1.
New
or modified River Islands Urban Design Concepts (UDCs) and Neighborhood
Design Plans (NDPs) for their conformance with the WLSP and the West
Lathrop Specific Plan 2020 Amendment for Phase 2 of River Islands,
as applicable and related design requirements; and
2.
Applications
for new development within the River Islands project area for conformance
with the WLSP and the West Lathrop Specific Plan 2020 Amendment for
Phase 2 of River Islands, as applicable and the applicable adopted
UDC, NDP and ADGS, including:
3.
New
development proposals with the Southeast Stewart Tract area for conformance
with the design guidelines and standards for the Southeast Stewart
Tract area described in the WLSP;
4.
Additions
to existing residences, remodeling and accessory structures (swimming
pools, gazebos, garden sheds) shall not require STDRC review.
C.
Review
and recommend exceptions to development standards in the applicable
adopted UDC, NDP and ADGS.
(Ord. 13-326 § 1; Ord. 14-335 § 1; Ord. 21-422 § 1)
The STDRC shall meet periodically at a time and place to be
determined by the River Islands Master Developer to consider matters
within its area of responsibility as described herein.
Notice of STDRC meetings shall be provided to the Lathrop community
development director (CDD).
The CDD or designee may attend STDRC meetings at the discretion
of the city.
A quorum shall consist of a minimum of two STDRC members.
(Ord. 13-326 § 1; Ord. 14-335 § 1; Ord. 21-422 § 1)
Applicants for new development within River Islands or the Southeast Stewart Tract area that requires STDRC review as described in Section 17.61.170 shall request STDRC review from the River Islands Master Developer.
The STDRC shall review the new development project application
for consistency with the applicable design requirements and guidelines
and make a written statement of its consistency findings and design
recommendations with reference to relevant drawings and project description
information. Said statement shall be submitted to the CDD with the
application(s) for city review and approval.
The CDD shall consider the recommendations of the STDRC in its
review of project applications that are subject to administrative
review but that do not require planning commission approval.
The CDD shall consider the recommendations of the STDRC in its
review of project applications that require review and approval by
the Lathrop planning commission or city council and incorporate the
recommendations of the STDRC into its staff reports and recommendations
to those bodies as appropriate.
(Ord. 13-326 § 1; Ord. 14-335 § 1; Ord. 21-422 § 1)
Any costs associated with the STDRC review shall be borne by
the River Islands Master Developer. The River Islands Master Developer
may at its discretion recover any or all of the costs of STDRC review
from design review applicants.
(Ord. 13-326 § 1; Ord. 14-335 § 1; Ord. 21-422 § 1)
|
TABLE 17.61.1 Stewart Tract—River Islands Zoning Districts
and Permitted Uses 1
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Land Use2,3
|
RL-RI
|
RM-RI
|
RH-RI
|
MU
|
CR
|
TOD
|
RCO/OS
|
OS/P
|
|
AGRICULTURAL USES
| ||||||||
|
Agricultural Uses may continue pursuant to Chapter 17.52.
|
|
|
|
|
|
|
|
|
|
RESIDENTIAL USES
| ||||||||
|
SF detached
|
P
|
P
|
|
|
|
|
|
|
|
SF attached (duplex, triplex)
|
P
|
P
|
|
|
|
|
|
|
|
SF attached (townhome, condominium)
|
P
|
P
|
|
P
|
|
P
|
|
|
|
MF attached
|
|
P
|
P
|
P
|
|
P
|
|
|
|
Manufactured Housing
|
P
|
P
|
|
P
|
|
P
|
|
|
|
Accessory dwelling units
|
P
|
P
|
P
|
P
|
|
P
|
|
|
|
Hotels/motels, and other lodging
|
|
|
C
|
P
|
P
|
P
|
|
|
|
Small family day care facility (8 or fewer children)
|
P
|
P
|
P
|
P
|
|
P
|
|
|
|
Large family day care facility (9 to 14 children)
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
|
|
Childcare facility
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Emergency shelters in accordance with the provisions of Chapter 17.74
|
|
|
P
|
|
|
|
|
|
|
Single room occupancy uses, in accordance with the provisions of Chapter 17.73
|
|
|
C
|
|
|
|
|
|
|
Residential care facility, small
|
P
|
P
|
P
|
P
|
|
P
|
|
|
|
Residential care facility, large
|
C
|
C
|
C
|
C
|
|
C
|
|
|
|
Storehouses; garden structures; greenhouses
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
|
|
Fenced or enclosed private swimming pools or tennis courts
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
|
|
Home occupations
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
|
|
Model home display areas
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
|
|
COMMERCIAL USES
| ||||||||
|
Apparel
|
|
|
|
P
|
P
|
P
|
|
|
|
Arcades
|
|
|
|
C
|
C
|
C
|
|
|
|
Art and antiques
|
|
|
|
P
|
P
|
P
|
|
|
|
Arts and crafts schools/colleges
|
|
|
|
C
|
C
|
C
|
|
|
|
Art galleries
|
|
|
|
P
|
P
|
P
|
|
|
|
Art supply
|
|
|
|
P
|
P
|
P
|
|
|
|
Auto and motorcycle dealerships
|
|
|
|
C
|
C
|
|
|
|
|
Automobile and tractor repair and maintenance
|
|
|
|
|
C
|
|
|
|
|
Automobile supply (no repair or installation)
|
|
|
|
P
|
P
|
P
|
|
|
|
Bakery goods
|
|
|
|
P
|
P
|
P
|
|
|
|
Banks and other lending institutions
|
|
|
|
P
|
P
|
P
|
|
|
|
Banquet facility
|
|
|
|
P
|
P
|
P
|
|
|
|
Bars, cocktail lounges, nightclubs
|
|
|
|
C
|
C
|
C
|
|
|
|
Barbershops and beauty shops
|
|
|
|
P
|
P
|
P
|
|
|
|
Bicycle shops
|
|
|
|
P
|
P
|
P
|
|
|
|
Billiard and pool halls
|
|
|
|
P
|
P
|
|
|
|
|
Blueprint, photocopy, and mailing
|
|
|
|
P
|
PC
|
P
|
|
|
|
Boat sales and services
|
|
|
|
C
|
C
|
C
|
|
|
|
Books
|
|
|
|
P
|
P
|
P
|
|
|
|
Bowling alleys
|
|
|
|
PA
|
PA
|
PA
|
|
|
|
Business, professional and trade schools and colleges
|
|
|
|
C
|
C
|
C
|
|
|
|
Camera equipment and supplies
|
|
|
|
P
|
P
|
P
|
|
|
|
Candy
|
|
|
|
P
|
P
|
P
|
|
|
|
Card rooms
|
|
|
|
C
|
C
|
C
|
|
|
|
Carpeting and flooring
|
|
|
|
P
|
P
|
P
|
|
|
|
Catering
|
|
|
|
P
|
P
|
P
|
|
|
|
Clothing cleaning (Pick-up and delivery, dry cleaning; self-serve
laundromats)
|
|
|
|
P
|
P
|
P
|
|
|
|
Clothing and costume rental
|
|
|
|
P
|
P
|
P
|
|
|
|
Convenience stores (max. 5,000 square feet)
|
|
|
|
P
|
P
|
P
|
|
|
|
Commercial small business offices (not more than 8,000 square
feet)
|
|
|
|
P
|
P
|
P
|
|
|
|
Day spas
|
|
|
|
P
|
P
|
P
|
|
|
|
Department stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Drive-through establishments
|
|
|
|
P
|
P
|
P
|
|
|
|
Employment agencies
|
|
|
|
P
|
P
|
P
|
|
|
|
Factory outlets
|
|
|
|
C
|
C
|
C
|
|
|
|
Farmers' markets
|
|
|
|
PA
|
PA
|
PA
|
|
|
|
Florists
|
|
|
|
P
|
P
|
P
|
|
|
|
Food market; delicatessen
|
|
|
|
P
|
P
|
P
|
|
|
|
Furniture stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Garden supplies and nurseries (indoors)
|
|
|
|
P
|
|
P
|
|
|
|
Gifts, novelties and souvenirs
|
|
|
|
P
|
P
|
P
|
|
|
|
Gun sales and gunsmith
|
|
|
|
P
|
|
P
|
|
|
|
Gymnasium and health studios
|
|
|
|
C
|
C
|
C
|
|
|
|
Hardware
|
|
|
|
P
|
P
|
P
|
|
|
|
Health foods
|
|
|
|
P
|
P
|
P
|
|
|
|
Hobby supplies
|
|
|
|
P
|
P
|
P
|
|
|
|
Home furnishings
|
|
|
|
P
|
P
|
P
|
|
|
|
Home improvement supplies
|
|
|
|
P
|
P
|
P
|
|
|
|
Household repair shops
|
|
|
|
P
|
|
P
|
|
|
|
Ice dispensers (outdoor)
|
|
|
|
P
|
P
|
P
|
|
|
|
Interior decoration
|
|
|
|
P
|
P
|
P
|
|
|
|
Jewelry
|
|
|
|
P
|
P
|
P
|
|
|
|
Kennels
|
|
|
|
C
|
C
|
C
|
|
|
|
Kiosks (sales and marketing)
|
|
|
|
C
|
C
|
C
|
|
|
|
Leather goods and luggage
|
|
|
|
P
|
P
|
P
|
|
|
|
Liquor (packaged)
|
|
|
|
C
|
C
|
C
|
|
|
|
Locksmith
|
|
|
|
P
|
P
|
P
|
|
|
|
Massage
|
|
|
|
C
|
C
|
C
|
|
|
|
Musical instruments & supplies
|
|
|
|
P
|
P
|
P
|
|
|
|
Music and dance studios
|
|
|
|
C
|
C
|
C
|
|
|
|
News and magazine stands
|
|
|
|
P
|
P
|
P
|
|
|
|
Office and business machines stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Outdoor cafes
|
|
|
|
P
|
P
|
P
|
|
|
|
Paint and wallpaper
|
|
|
|
P
|
P
|
P
|
|
|
|
Pet stores and pet grooming (no boarding)
|
|
|
|
P
|
P
|
P
|
|
|
|
Pawn shops
|
|
|
|
C
|
C
|
C
|
|
|
|
Pharmacy
|
|
|
|
P
|
P
|
P
|
|
|
|
Photographic supplies
|
|
|
|
P
|
P
|
P
|
|
|
|
Photographic studios
|
|
|
|
P
|
P
|
P
|
|
|
|
Picture framing
|
|
|
|
P
|
P
|
P
|
|
|
|
Post/delivery offices
|
|
|
|
P
|
P
|
P
|
|
|
|
Private clubs and lounges
|
|
|
|
C
|
C
|
C
|
|
|
|
Private access lagoons
|
|
|
|
|
C
|
C
|
|
|
|
Public and private non-profit charitable institutions
|
|
|
|
P
|
P
|
P
|
|
|
|
Radio, television and film broadcasting/studios
|
|
|
|
P
|
P
|
P
|
|
|
|
Radio, television and audio-visual equipment sales and repair
|
|
|
|
P
|
P
|
P
|
|
|
|
Reading rooms
|
|
|
|
P
|
P
|
P
|
|
|
|
Retail stores larger than 75,000 square feet
|
|
|
|
C
|
C
|
C
|
|
|
|
Restaurants, including cafes
|
|
|
|
P
|
P
|
P
|
|
|
|
Scientific instrument stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Seasonal sales
|
|
|
|
PA
|
PA
|
PA
|
|
|
|
Secretarial services
|
|
|
|
P
|
P
|
P
|
|
|
|
Self-service carwash
|
|
|
|
C
|
C
|
C
|
|
|
|
Service station, excluding automotive repair services not included
in the definition of "service station," provided that all operations,
except the sale of gasoline, shall be conducted in a building enclosed
on 3 sides
|
|
|
|
C
|
C
|
C
|
|
|
|
Self storage facilities
|
|
|
|
C
|
C
|
C
|
|
|
|
Shoes
|
|
|
|
P
|
P
|
P
|
|
|
|
Shoe repair
|
|
|
|
P
|
P
|
P
|
|
|
|
Skating rinks
|
|
|
|
C
|
C
|
C
|
|
|
|
Small animal hospitals and clinics; veterinarian offices
|
|
|
|
C
|
C
|
C
|
|
|
|
Small appliance repair
|
|
|
|
P
|
P
|
P
|
|
|
|
Sporting goods (excluding incidental boat sales, resales and
camper sales)
|
|
|
|
P
|
P
|
P
|
|
|
|
Sports arenas within buildings
|
|
|
|
C
|
C
|
C
|
|
|
|
Stamps and coins
|
|
|
|
P
|
P
|
P
|
|
|
|
Storage buildings incidental to a permitted use
|
|
|
|
PA
|
PA
|
PA
|
|
|
|
Supermarkets
|
|
|
|
C
|
P
|
C
|
|
|
|
Tailoring and dressmaking
|
|
|
|
P
|
P
|
P
|
|
|
|
Taxidermists
|
|
|
|
P
|
P
|
P
|
|
|
|
Theaters and auditoriums, including movie theaters and performing
arts
|
|
|
|
C
|
C
|
C
|
|
|
|
Thrift shops; second hand stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Theme parks
|
|
|
|
C
|
C
|
C
|
|
|
|
Tobacconists
|
|
|
|
P
|
P
|
P
|
|
|
|
Tool or cutlery sharpening or grinding
|
|
|
|
P
|
P
|
P
|
|
|
|
Toys
|
|
|
|
P
|
P
|
P
|
|
|
|
Transit stations
|
|
|
|
C
|
C
|
C
|
|
|
|
Travel agencies
|
|
|
|
P
|
P
|
P
|
|
|
|
Upholsterers
|
|
|
|
P
|
P
|
P
|
|
|
|
Variety stores
|
|
|
|
P
|
P
|
P
|
|
|
|
Vending machines within enclosed areas
|
|
|
|
P
|
P
|
P
|
|
|
|
Video stores (subject to the limitation of Chapter 5.08)
|
|
|
|
P
|
P
|
P
|
|
|
|
Warehouse style retail
|
|
|
|
|
C
|
|
|
|
|
OFFICE USES
| ||||||||
|
Professional offices, business and administrative offices
|
|
|
|
P
|
P
|
P
|
|
|
|
Research and development offices
|
|
|
|
P
|
P
|
P
|
|
|
|
Financial services
|
|
|
|
P
|
P
|
P
|
|
|
|
INDUSTRIAL USES
| ||||||||
|
Warehousing
|
|
|
|
|
|
|
|
|
|
Light industrial and related uses
|
|
|
|
|
|
|
|
|
|
Heavy industrial and related uses
|
|
|
|
|
|
|
|
|
|
MEDICAL USES
| ||||||||
|
Hospital
|
|
|
|
C
|
C
|
C
|
|
|
|
Medical clinic
|
|
|
|
C
|
C
|
C
|
|
|
|
Medical or dental office building
|
|
|
|
P
|
P
|
P
|
|
|
|
Medical and orthopedic stores
|
|
|
|
P
|
P
|
P
|
|
|
|
CIVIC/COMMUNITY USES
| ||||||||
|
Administrative centers and courts
|
|
|
|
P
|
P
|
P
|
|
|
|
Assembly uses
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
City offices
|
|
|
|
P
|
P
|
P
|
|
|
|
Community center
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Convention centers
|
|
|
|
C
|
C
|
C
|
|
|
|
Fire station
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Libraries
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Mortuaries, columbariums and crematoriums
|
|
|
|
C
|
C
|
C
|
|
|
|
Police station
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Post office
|
|
|
|
C
|
C
|
C
|
|
|
|
Private schools and other educational facilities
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Public schools and other educational facilities
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
|
Public and private charitable institutions
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Transit stations
|
|
|
|
C
|
C
|
C
|
|
|
|
PARKS & OPEN SPACE
| ||||||||
|
Equestrian facilities
|
|
|
|
|
|
|
C
|
C
|
|
Multi-use and nature trails
|
|
|
|
|
|
|
|
P
|
|
Private recreation facilities
|
C
|
C
|
C
|
C
|
C
|
C
|
|
C
|
|
Public and private parks and playgrounds
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
|
Wildlife preserves
|
|
|
|
|
C
|
|
P
|
P
|
|
OTHER
| ||||||||
|
Communications equipment buildings
|
P
|
PA
|
PA
|
PA
|
PA
|
PA
|
PA
|
PA
|
|
Enclosed temporary materials storage yards
|
PA
|
PA
|
PA
|
PA
|
PA
|
PA
|
|
PA
|
|
Expansion, remodeling or additions to a conditional use not
considered an incidental or accessory use
|
C
|
C
|
C
|
C
|
C
|
C
|
|
|
|
Flood control, water pumping stations/reservoirs; elevated pressure
tanks; irrigation ditches/canals; settling and water conservation
recharge basins; drainage ponds; streets and roads as necessary for
access to permitted uses
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Gas/electrical transmission lines subject to provisions of Section 17.108.080; electrical substations; gas regulator stations
|
P
|
PA
|
PA
|
PA
|
PA
|
PA
|
PA
|
PA
|
|
Incidental and accessory structures and uses located on the
same site as a conditional use
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
|
Incidental and accessory structures and uses located on the
same site as permitted use
|
P
|
P
|
P
|
P
|
P
|
P
|
|
|
|
Parking lots and garages improved in conformity with the standards
prescribed for off-street parking facilities
|
|
|
C
|
C
|
C
|
C
|
|
|
|
Underground storage tanks for petroleum or oils
|
|
|
|
P
|
P
|
P
|
|
|
|
Notes:
| |
|---|---|
|
1
|
P = Permitted uses; PA = Permitted but administrative approval
required; C = Conditional use permit required; Blank = Prohibited
use
|
|
2
|
Other uses may be added to Table 17.61.1 by the planning commission according to the procedure in Section 17.16.020.
|
|
3
|
Housing developments that include a minimum 20% of units affordable
to lower income households shall be ministerial and exempt from this
section.
|
(Ord. 16-365 § 1; Ord. 20-411 § 1; Ord. 20-422 § 1; Ord. 22-442 § 1; Ord. 23-449, 11/13/2023)
